Green Hollow Square

Environmental Review Section City Hall 200 N. Spring Street, Room 750 Los Angeles, CA 90012

VOL. II APPENDICES TO THE

DRAFT ENVIRONMENTAL IMPACT REPORT BRENTWOOD-PACIFIC PALISADES COMMUNITY PLAN AREA

Green Hollow Square

Case No. ENV-2009-1065-EIR Council District No. 11

THIS DOCUMENT COMPRISES THE EIR AS REQUIRED UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

Project Address: 11961, 11965, 11967, 11969, 11973, 11977, 11981 and 11991 San Vicente Boulevard, and 642 and 644 Saltair Avenue, Los Angeles, CA 90049

Project Description: The applicant proposes to develop a neighborhood-oriented commercial center, which would include a pedestrian-oriented gathering place offering goods and services to the surrounding community. The proposed project involves demolition of the existing buildings and structures and construction of three new two-story commercial buildings containing tenant spaces for retail, restaurant, office, storage, and other local services in an open-air setting with several courtyards connected by pedestrian pathways. The proposed 73,300 square foot (sf) project features groupings of multiple tenant spaces, ranging from approximately 500 to 5,000 sf, which are oriented around open courtyards. The proposed project also includes construction of a single-family home in the westernmost area of the project site. The proposed project would be built above a one-level subterranean parking garage that, together with at-grade parking, would provide a total of 427 on-site parking spaces. The project site is approximately 2.66 acres in size, which is currently improved with two single-family dwellings, five commercial buildings of one to two stories, and accessory surface parking.

APPLICANT: Munger Community Property Revocable Trust

Nancy B. Munger Separate Property Revocable Trust Barry Family, LLC

PREPARED BY:

CAJA Environmental Services, LLC

February 2011

City of Los Angeles

Green Hollow Square Appendices

Appendix H

Phase I ESA

PHASE I ENVIRONMENTAL SITE ASSESSMENT

11973 WEST SAN VICENTE BOULEVARD

BRENTWOOD DISTRICT LOS ANGELES, CALIFORNIA

PREPARED FOR: MR. CHARLES MUNGER AND MS. NANCY MUNGER 355 S. GRAND AVENUE, 34TH FLOOR LOS ANGELES, CALIFORNIA 90071 PREPARED BY: GEOCON WEST, INC. 3303 N. SAN FERNANDO BLVD., SUITE 100 BURBANK, CALIFORNIA 91504

GEOCON PROJECT NO. A8695-77-02 October 16, 2009

Project No. A8695-77-02 October 16, 2009 VIA OVERNIGHT DELIVERY Mr. Charles Munger and Ms. Nancy Munger 355 S. Grand Avenue, 34th Floor Los Angeles, California 90071 Subject: PHASE I ENVIRONMENTAL SITE ASSESSMENT

11973 WEST SAN VICENTE BOULEVARD BRENTWOOD DISTRICT LOS ANGELES, CALIFORNIA

Dear Mr. Munger: In accordance with your request, we have conducted a Phase I Environmental Site Assessment (ESA) of the properties identified by the County of Los Angeles Assessors Parcel Numbers 4404-025-007, 4404-025-008, 4404-025-009, 4404-025-010, 4404-025-015, 4404-025-016, 4404-025-017, 4404-025-027, and 4404-025-028 (the Site) located northeast of the intersection of West San Vi8cente Boulevard and South Saltair Avenue in the Brentwood District of the City of Los Angeles, California. The Client requested this Phase I ESA to provide information regarding the potential for existing hazardous substances/petroleum hydrocarbon impacts at the Site. The accompanying report presents the details of the Phase I ESA and presents the findings relative to the potential for the existing presence of recognized environmental conditions as defined by the American Society of Testing and Materials Designation E 1527-05, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process.

Please contact the undersigned if you have any questions.

Sincerely, GEOCON WEST, INC. Michael Conkle, PG Senior Geologist MPC:am (1) Addressee (1) Raymond Keller Raymond A. Keller Associates (1) Joel Miller PSOMAS (1) Jennifer Yakubik PSOMAS (1) Erin Efner Christopher A. Joseph & Associates

TABLE OF CONTENTS

PHASE I ENVIRONMENTAL SITE ASSESSMENT Page

1. INTRODUCTION............................................................................................................................1 1.1 Purpose.....................................................................................................................................1 1.2 Scope of Services/Exceptions ..................................................................................................2

2 . USER PROVIDED INFORMATION .............................................................................................3 2.1 Title, Appraisal and Sale Agreement Records .........................................................................3 2.2 Environmental Liens or Activity and Use Limitations ............................................................3 2.3 Specialized Knowledge............................................................................................................3 2.4 Commonly Known or Reasonably Ascertainable Information ................................................3 2.5 Valuation Reduction for Environmental Issues .......................................................................3 2.6 Owner, Property Manager, and Occupant Information............................................................3 2.7 Reason for Performing Phase I ................................................................................................3

3 . PHYSICAL SETTING.....................................................................................................................4 3.1 Site Description........................................................................................................................4 3.2 Topographic Features...............................................................................................................4 3.3 Geologic Conditions ................................................................................................................4 3.4 Regional Groundwater Quality and Occurrence ......................................................................5

4 . SITE RECONNAISSANCE ............................................................................................................6 4.1 Physical Limitations.................................................................................................................6 4.2 Onsite Reconnaissance.............................................................................................................6

4.2.1 Petroleum Products.......................................................................................................8 4.2.2 Polychlorinated Biphenyls............................................................................................8

4.3 Offsite Observations ................................................................................................................8

5 . SITE HISTORY...............................................................................................................................9 5.1 Publicly Available Information................................................................................................9 5.2 Interviews...............................................................................................................................11 5.3 City of Los Angeles Building and Safety Department...........................................................11 5.4 City Directories ......................................................................................................................11

6 . REGULATORY AGENCY RECORDS........................................................................................12 6.1 Database Review....................................................................................................................13

6.1.1 Site ..............................................................................................................................13 6.1.2 Nearby Properties .......................................................................................................13 6.1.3 Non-Geocoded (Unmapped) Facilities .......................................................................15

6.2 Oil Fields and Methane Zones ...............................................................................................15 6.3 Water and Sewer Agencies ....................................................................................................16 6.4 Southern California Edison....................................................................................................16 6.5 California Regional Water Quality Control Board, Los Angeles Region..............................16 6.6 City of Los Angeles Fire Department ....................................................................................16

7 . SUMMARY AND OPINIONS......................................................................................................17

8 . CONCLUSIONS AND RECOMMENDATIONS.........................................................................18

9 . LIMITATIONS..............................................................................................................................19

10 . REFERENCES...............................................................................................................................20

11 . QUALIFICATIONS ......................................................................................................................21

TABLE OF CONTENTS (CONTINUED)

Figures: 1. Vicinity/Topographic Map 2. Site Plan Site Photographs Photographs 1 through 26 Appendices: A. Historical Aerial Photographs B. Historical Topographic Maps C. City of Los Angeles Building Permits D. City Directories E. Regulatory Database Report

Project No. A8695-77-02 - 1 - October 16, 2009

PHASE I ENVIRONMENTAL SITE ASSESSMENT

1. INTRODUCTION

This report presents the results of a Phase I Environmental Site Assessment (ESA) of seven parcels located at the northeast corner of West San Vicente Boulevard and South Saltair Avenue (the Site) in the Brentwood District of Los Angeles, California. The County of Los Angeles Assessors Parcel Numbers (APNs) associated with the Site parcels are 4404-025-007, 4404-025-008, 4404-025-009, 4404-025-010, 4404-025-015, 4404-025-016, 4404-025-017, 4404-025-027, and 4404-025-028. The approximate location of the Site is shown on the Vicinity/Topographic Map presented as Figure 1. We prepared this report at the request of Mr. Charles Munger and Ms. Nancy Munger (the Client). The following sections identify the purpose, scope of services, and exceptions associated with the work completed.

1.1 Purpose

The purpose of the Phase I ESA was to identify potential recognized environmental conditions (RECs) as defined by the American Society for Testing and Materials (ASTM) Designation E 1527-05 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. Section 1.1.1 of the ASTM Standard E 1527-05 defines the term recognized environmental conditions as the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, ground water, or surface water of the property. The term, as further defined by ASTM, is not intended to include de minimis conditions that generally do not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. Conditions determined to be de minimis are not recognized environmental conditions.

This Phase I ESA was conducted in accordance with ASTM E 1527-05 and satisfies the requirements of 40 Code of Federal Regulations (CFR) Part 312 titled Standards and Practices for All Appropriate Inquiries, as required under Sections 101(35)(B)(ii) and (iii) of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). The purpose of conducting an All Appropriate Inquiries (AAI) investigation into the previous ownership and uses of a property is to meet the provisions necessary for the landowner, contiguous property owner, and/or bona fide prospective purchaser to qualify for certain landowner liability protections under CERCLA. To assist in understanding the terminology contained in this report, a list of terms associated with the above-referenced standard and regulation is provided in Appendix A.


The main components of this report, as specified by the referenced standards, include the following:

Site Reconnaissance: We observed the Site and adjacent property conditions for indications of RECs at or near the Site. The site reconnaissance included the Site and adjoining properties only. We did not move onsite debris, vehicles, or other objects to observe the underlying ground surface. Offsite properties and features were viewed from the Site, nearby public right-of-ways, and via a drive-by reconnaissance of the surrounding area.

Physical Setting: We reviewed public information and physical setting references to obtain information concerning the topographic, geologic, and hydrogeologic characteristics of the Site and vicinity. Such information may be indicative of the direction and/or extent that a contaminant could migrate in the event of a spill or release.

Site History: We consulted historical references to develop a history of the previous uses of the Site and surrounding area in order to help identify the likelihood of past uses having led to RECs at or near the Site. Historical sources typically reviewed include historical aerial photographs, topographic maps, city directory listings, and site ownership and/or use information (as made available by the Client and other site representatives). In addition, we conducted interviews with persons who were reasonably expected to be knowledgeable about historical and/or current conditions at and uses of the Site.

Records Review: We reviewed regulatory agency records to help identify RECs at or potentially affecting the Site. We reviewed client-provided and publicly available federal, state, and local regulatory agency records pertaining to the Site.

1.2 Scope of Services/Exceptions

Geocons Proposal No. LP-2009-308R outlines the scope of services proposed for the study. We performed the services outlined in the referenced document, with the following exceptions:

The Client did not request that we obtain and/or review a 50-year-chain-of-title report. Based on our review of additional historical information sources, we do not feel that a significant data gap is caused by not reviewing a chain-of-title report.

Historical Fire Insurance Maps were not reviewed because coverage is not available for the area. Based on our review of additional historical information sources, we do not feel that a significant data gap is caused by not reviewing historical fire insurance maps.


2. USER PROVIDED INFORMATION

This section describes site information provided by the Client and others familiar with the Site.

2.1 Title, Appraisal and Sale Agreement Records

The Client did not provide and we did not review a current title report, appraisals, or purchase and sale agreements for the Site.

2.2 Environmental Liens or Activity and Use Limitations

The Client indicated that they are not aware of environmental liens on the Site or activity and use limitations (AULs) for the Site.

2.3 Specialized Knowledge

The Client indicated that they are not aware of specialized knowledge regarding the Site.

2.4 Commonly Known or Reasonably Ascertainable Information

The Client did not provide commonly known or reasonably ascertainable information unique to the Site.

2.5 Valuation Reduction for Environmental Issues

Not Applicable - the Client is the current owner of the property.

2.6 Owner, Property Manager, and Occupant Information

We met with Mr. Raymond Keller, a representative of the Client, at the Site. During our site reconnaissance we discussed the Site and site history with Mr. Keller. Information provided by Mr. Keller is presented throughout this report. No other persons with information of current or prior land use at the Site were identified for us to interview during this project

2.7 Reason for Performing Phase I

The Client requested this Phase I ESA to obtain information regarding the potential for existing hazardous substances and/or petroleum hydrocarbons prior to proposed onsite redevelopment activities.


3. PHYSICAL SETTING

3.1 Site Description

The Site is comprised of seven parcels located in the Brentwood District of the City of Los Angeles, California. Parcel 4405-025-007 is developed with a two-story commercial building with addresses of 11961, 11965, 11967, and 11969 West San Vicente Boulevard and associated parking area. Parcel 4405-025-008 is developed with a two-story commercial building with an address of 11973 West San Vicente Boulevard and associated parking area. Parcel 4404-025-009 is developed with two commercial structures with addresses of 11977 and 11981 West San Vicente Boulevard. Parcel 4405-025-010 is developed with a former school with an address of 11991 West San Vicente Boulevard. Parcels 4405-025-015, 4405-025-016, and 4405-025-017 are asphalt paved parking lots. Parcels 4405-025-027 and 4405-025-028 are both developed with single-family residential structures with addresses of 644 South Saltair Avenue and 642 South Saltair Avenue, respectively.

The Site is bounded by single-story single-family residential structures and vacant, unpaved lots to the north, a single-story on-grade commercial structure and parking lot to the east, West San Vicente Boulevard to the south, and South Saltair Avenue and a three-story commercial structure constructed over three-subterranean levels to the west.

3.2 Topographic Features

Information concerning the topography and previous development of the Site and properties located in the vicinity of the Site was obtained from a review of United States Geological Survey (USGS) topographic map of the Beverly Hills, California quadrangle (USGS, 1995). According to the map, the elevation is approximately 320 feet above mean sea level. The topography in the vicinity of the Site is shown to generally slope to the south. The Site and surrounding areas are shaded to represent a built up area. Topographic features depicted on the map are generally representative of observed site conditions during our site reconnaissance. A reproduction of a portion of the USGS map is presented as Figure 1.

3.3 Geologic Conditions

The Site is located in the eastern portion of the Los Angeles Basin. The Los Angeles Basin is a coastal plain between the Santa Monica Mountains to the north, the Puente Hills and Whittier faults to the east, the Palos Verdes Peninsula and Pacific Ocean to the west, and the Santa Ana Mountains and San Joaquin Hills to the south. The Los Angeles Basin is located in the northern portion of the Peninsular Ranges geomorphic province and is a northwest-trending lowland plain, sometimes called the Coastal Plain of Los Angeles.


The basin is underlain by a deep structural depression which has been filled by both marine and continental sedimentary deposits, which rest on a basement complex of presumably igneous and metamorphic composition (Yerkes, et al., 1965). The basement surface within the central portion of the basin extends to a maximum depth of 32,000 feet below sea level.

We performed a geotechnical investigation at the Site in August 2009. Based on our field investigation and published geologic maps, the Site is mantled by artificial fill soils underlain by Holocene Age alluvial fan and stream channel deposits.

The depth of artificial fill in our field explorations was observed to be variable between 1 and 10 feet. The artificial fill generally consists of brown to reddish brown silty sand and sandy silt with varied amounts of gravel and construction debris. The artificial fill is characterized as slightly moist and medium dense or soft. The fill is likely the result of past grading and construction activities at the Site.

The Holocene Age alluvial deposits are underlain by marine and continental sediments of the Pleistocene Age Lakewood Formation. These deposits generally consist of fine- to coarse-grained poorly graded sand with silt, silty sand, sandy silt, and silt with varied amounts of gravel. The soils are primarily slightly moist to moist, medium dense to very dense or firm to hard, and become denser with increased depth.

3.4 Regional Groundwater Quality and Occurrence

Based on a review of the California Division of Mines and Geology (CDMG) Seismic Hazard Evaluation of the Beverly Hills 7.5-Minute Quadrangle (CDMG, 1998), the historic high groundwater level beneath the Site is approximately 26 feet below the ground surface. Groundwater information presented in the referenced document is generated from data collected in the early 1900s to present. Based on current groundwater basin management practices, it is unlikely that groundwater levels will ever exceed the historic high levels. The California Division of Mines and Geology changed its official name to the California Geological Survey. The above referenced report was prepared prior to the name change.

The Los Angeles County Department of Public Works maintains various wells in the vicinity of the Site. Well No. 2524 is located approximately 0.39 miles north of the Site. Review of the monitoring data between 1934 and 1989 for Well No. 2524 indicates that the depth to groundwater has fluctuated between 16.0 and 99.3 feet (LADPW, 2008). The most recent groundwater level measurement for Well No. 2524 was measured in October 1989 at a depth of 72.3 feet (LADPW, 2008). Exploratory borings drilled to a maximum depth of 50 feet for the geotechnical investigation did not encounter groundwater. Groundwater flow direction is assumed to be toward the south, based on topography. Groundwater depth and flow direction beneath the Site may vary due to local, and seasonal rainfall.


4. SITE RECONNAISSANCE

Mr. Mike Conkle of Geocon conducted a reconnaissance of the Site and observed adjacent properties on August 17, 2009 and October 10, 2009. Mr. Conkle was accompanied during the site reconnaissance by Mr. Raymond Keller, a representative for the Client. Observations noted during the site reconnaissance are summarized below, along with any limitations encountered during the reconnaissance activities.

4.1 Physical Limitations

With the exception of the office occupied by Raymond Keller we did not observe the interior office spaces of the occupied second floor suites or the closed first floor suites of the 11973 West San Vicente building. We did not observe the interior of the 11981 West San Vicente building, which is currently occupied by an art gallery, because the business was closed at the time of our site reconnaissance. We did not observe the interiors of either of the residential properties located at 642 and 644 South Saltair Avenue. We did not observe the interior of the offices on the second floor of the 11961 West San Vicente building.

4.2 Onsite Reconnaissance

The property at 11961 to 11969 West San Vicente Boulevard (APN 4405-025-007) is a two-story, approximate 8,500 square foot, commercial building. The ground floor of the building is occupied by a stationary store, a hair salon, and two home dcor retailers. A second-story is present above the northern, approximate half, of the building. The second floor includes office space occupied by an architect and an accountant, public restrooms, and a janitorial closet.

The property at 11973 West San Vicente Boulevard (APN 4405-025-008) is a two-story, approximate 24,000 square foot, commercial building with a central courtyard. The second floor of the building is divided into commercial office space. Tenants include an attorney, an accountant, two architects, a general contractor, a dentist, two physiologists, and an interior designer. Tenants on the first floor of the building include a furniture store, mens hair salon, a gift shop, a womans clothing retailer, a coffee bar, and a pilates studio. The building also has two public restrooms. The central courtyard of the building is flagstone and concrete paved with landscaping in planters. At the time of the site reconnaissance the gift shop and mens hair salon were closed.

Parcel 4405-025-009 has two addresses. The building with an address of 11977 West San Vicente Boulevard occupies the approximate center of the parcel and is currently leased by a retail florist that sells potted plants and outdoor decorations. To the north of the building the parcel is densely landscaped with trees and shrubs. Large canvas tent like structures line the south, east, and northern boundaries of the landscaped area. At the time of the site reconnaissance the tents contained folding tables and chairs that were being used as office space for a company that designs solar panel systems.


The building with an address of 11981 West San Vicente Boulevard is currently an art studio. The art studio was closed at the time of the site reconnaissance. According to Mr. Keller the studio is a retail establishment only and the pieces are manufactured elsewhere.

Parcel 4405-025-010 is developed with a former school with an address of 11991 West San Vicente Boulevard. The school buildings occupy the western and southern edges of the property. The remainder of the property is landscaped areas and an asphalt paved playground. At the time of the site reconnaissance the northern-most rooms of the building were being used by the adjacent art gallery as an area to package artwork for shipping. The interior of this room was observed through the windows and appeared to be filled with cardboard and wooden crates and pallets. Retail size containers of paint and painting supplies were observed stored in a wooden shed near the northwest corner of the property and on a steel bookshelf located on the eastern exterior wall of the room used by the art gallery. The other classrooms and office space areas of the school building were vacant. According to Mr. Keller the school has not been occupied for approximately 10 years.

The residential properties located at 642 and 644 South Saltair Avenue (APNs 4405-025-028 and 4405-025-027, respectively) are both single-story slab on grade structures with exterior stucco and asphalt shingle roofing. Both properties have concrete driveway/parking areas in the front (west) of the buildings. Both of the properties have pools surrounded with concrete landscaping and a lawn area to the rear (east) of the buildings. At the time of the site reconnaissance the residence at 644 South Saltair Avenue was occupied by a tenant, and the interior was not observed. The residence at 642 South Saltair was unoccupied and the interior, as viewed through the windows, appeared to be vacant.

An asphalt paved parking lot is present to the north of 11961, 11973, and 11977 West San Vicente Boulevard buildings. Utility poles supporting overhead utility lines that extend across the Site through the parking lot area. Three pole-mounted electrical transformers were observed on two of the poles near the center of the parking lot area. No staining or evidence of releases was noted relative to the pole-mounted transformers.

A Site Plan illustrating the noted Site features is included as Figure 2. Photographs taken during the site reconnaissance are presented after Figure 2.

The following table summarizes the observations made during the site reconnaissance regarding issues of potential environmental concern.


Observed Onsite

Recognized Environmental Condition Issue of Potential Environmental Concern

Yes No Yes No Hazardous Substances/Petroleum Products Hazardous Wastes Aboveground/Underground Storage Tanks Unidentified Substance Containers Equipment Potentially Containing Polychlorinated Biphenyls Wastewater Systems (drains/clarifiers/sumps) Evidence of Releases (stains, odors, stressed vegetation) Pools of Liquid, Pits, Ponds, Lagoons Wells Other Site Issues

4.2.1 Petroleum Products

Small quantities of maintenance chemicals such as paint, paint thinner, lubricating oils, and cleaning supplies were observed in several areas of the Site. Evidence of spills, leaks, or improper disposal was not observed. Based on the limited quantities and storage practices observed the presence of these chemicals are not considered and REC.

4.2.2 Polychlorinated Biphenyls

Pole-mounted transformers were observed on the Site. It is possible that the pole-mounted transformers contain polychlorinated biphenyls (PCBs). No staining or indications of releases were noted and the transformers are not an REC for the Site.

4.3 Offsite Observations

Observed and reported current uses of adjacent properties and surrounding areas are summarized below.

RECs or potential RECs relative to the Site were not observed on the adjacent properties.

Direction Adjacent Properties Surrounding Area

North Residential properties. Residential properties.

South West San Vicente Boulevard, commercial properties. Commercial properties.

East Single-story commercial building with at grade parking. Commercial and residential properties.

West Three story office building, South Saltair Avenue. Commercial properties.


5. SITE HISTORY

We conducted a historical records search regarding the Site and surrounding areas. This included a review of one or more of the following sources that were found to be both reasonably ascertainable and useful for the purposes of this Phase I ESA: historical aerial photographs, historical city directories, building permits and plans, land title records, topographic maps, property tax records, zoning/land use records, interviews with property representatives, and reviews of prior environmental assessment reports/documents regarding the Site.

5.1 Publicly Available Information

Publicly-available historical records for selected years dating from 1900 to 2005 were reviewed. The following table presents a summary of information obtained from the sources used for this assessment. Copies of historical information reviewed during this assessment which consisted of historical aerial photographs, topographic maps, and building permits which are provided in Appendices A through C, respectively.

Interpreted Use Year

Site Adjacent and Nearby Properties Source

1900 The Site is shown as vacant land. Surrounding land is predominately shown as vacant land. Wilshire Boulevard is shown to the south.

T

1902 Similar to conditions depicted on the 1901 topographic map.

Similar to conditions depicted on the 1901 topographic map.

T

1928 A structure was present on the southwest corner of Parcel 4405-025-010. The remainder of the Site appears to have been vacant and sparsely vegetated with shrubs/trees.

Adjacent surrounding properties appear to have been vacant land. San Vicente Boulevard and Saltair Avenue were present. Properties to the north of San Vicente Boulevard were sparsely developed. There was a higher density of structures to the south of San Vicente Boulevard.

A

1938 A single structure, in the approximate location of the current school building, is shown on the Site

Adjacent properties are shown as vacant land. Areas to the south and west are densely populated with structures. Brentwood School and Brentwood Country Club are shown to the southwest.

T

1938 Similar to that observed on the 1928 aerial photograph.

Increased development was present to the north of San Vicente Boulevard. Adjacent property to the north of the Site appears to have been used for agricultural purposes.

A


Similar to that observed on the 1938 aerial photograph.

A

1947 Building permit issued to add three rooms to existing school at 11991 West San Vicente.

No information for vicinity properties was reviewed.

B

1950 Building permit issued to construct 11961 to 11969 building. Certificate of occupancy issued in April.


B




1956 Parcel 4404-025-007 appears to have been developed with the current building (11961 West San Vicente Boulevard) and associated parking area. Parcel 4404-025-008 appears to have been developed with the current building (11973 West San Vicente Boulevard) and associated parking area. Parcel 4404-025-009 appears to have been developed with structures currently on the property (11977 and 11981 West San Vicente Boulevard). There appears to have been an additional structure to the north of the 11977 building. Parcel 4404-025-010 appears to have been developed with the existing former school buildings. Parcels 4404-025-015, 4404-025-016, and 4404-025-017 appear to be paved parking lots. The Saltair Avenue properties appear to have been vacant land.

The property to the west of the former school and south of the Saltair Avenue properties (11999 West San Vicente Boulevard) appears to have been developed with two structures, one to the south near San Vicente Boulevard and one near the northwest corner of the property. Residential properties are present to the north of the Site.

A

1957 Certificate of occupancy issued for 642 and 644 South Saltair Avenue residences.


B

1958 Building permit issued to add second story offices to building at 11961 to 11969 West San Vicente Boulevard. Certificate of occupancy issued in October.


B

1965 The residential structures at 642 and 644 South Saltair Avenue were present. Other site features were similar to that observed on the 1956 aerial photograph.

Adjacent property to the east appears to be developed with the current office building structure. Other features are similar to the 1956 aerial photograph.

A

1966 The Site is shown in the built up area tinting. Individual structures are not depicted.

The surrounding area is shown in the built up area tinting.

T



T


Buildings to the south of Site, across San Vicente Boulevard had been replaced with larger structures. Other surrounding area features were similar to those observed on the 1965 aerial photograph.

A



T

1989 Structure to the north of the 11977 West San Vicente Boulevard building observed in earlier photographs was no longer present. Other site features were similar to the 1976 aerial photograph.

Adjacent property to the west of the former school and south of the Saltair Avenue properties appears to have been developed with the current building (11999 West San Vicente Boulevard). Other surrounding area features are similar to the 1976 aerial photograph.

A



A



T



A



A




Abbreviations/Sources: A = Aerial photograph T = Topographic map B = City of Los Angeles Building permit records

5.2 Interviews

During this assessment, we interviewed Mr. Raymond Keller, a representative for the Client. Mr. Keller indicated that he has been affiliated with the property for approximately 40 years. Mr. Keller stated that the buildings with addresses of 11961 to 11969 and 11973 West San Vicente were both constructed about the same time and had historically been used by a variety of businesses as commercial office and retail space. The building at 11977 West San Vicente Boulevard was reportedly a nursery prior to its current use as a flower shop. The building at 11981 West San Vicente was reportedly a real estate office prior to its current use as an art gallery. The buildings at 11991 West San Vicente Boulevard had, to the best of Mr. Kellers recollection, always been used as a school. The school was reportedly closed shortly after construction of the three story office building at 11999 West San Vicente began.

Mr. Keller indicated that to the best of his knowledge the Site has never been occupied by a business that used or stored large quantities of chemicals. According to Mr. Keller there has never been a dry cleaning establishment at the Site. Mr. Keller did not have knowledge of underground storage tanks (USTs) onsite. He said that he is not aware of environmental issues related to any current or historical onsite operation. There are no known clarifiers, sumps, or dry wells onsite.

Mr. Keller did recall that the adjacent property at 11999 West San Vicente Boulevard was once operated as a service station.

5.3 City of Los Angeles Building and Safety Department

The City of Los Angeles Building and Safety Department maintains records of building permits in the City. According to department staff building permits are not available for the addresses of 11973, 11977, and 11981 West San Vicente Boulevard. Pertinent building permit records for the other site addresses are summarized in Section 5.1.

5.4 City Directories

We reviewed an abstract of city directories including city, cross-reference, and telephone directories provided by EDR. The directories were reviewed at approximately five-year intervals, if available, from 1924 to 2006.


There are listings for the 11961 to 11969 San Vicente Boulevard address dating from 1954 to 2006. There are approximately 150 listings for these addresses. Business names associated with these listing do not appear to be indicative of business that would have used, stored, or handled significant quantities of chemicals that could have potentially affected the Site.

There are listings for the 11973 San Vicente Boulevard address dating from 1954 to 2006. There are approximately 400 listings for this address. Business names associated with these listing do not appear to be indicative of business that would have used, stored, or handled significant quantities of chemicals that could have potentially affected the Site.

Based on the listings for 11977 San Vicente Boulevard, this property appears to have been occupied from 1954 to 1991 by California Jungle Gardens. Later listings are for Brentwood Florist and The Flower Shanty (the current occupant).

Based on the listings for 11981 San Vicente Boulevard this property appears to have been occupied from 1954 to 1965 by Equitable Life Assurance Society of the US. The next listing, in 1975, is for Brentwood Investment Co. and Fred Sands Realtors. After 1980 the address is listed as the Del Mano Gallery (the current occupant).

Listings for the 11991 San Vicente Boulevard address include the Bonner School, which is listed from 1958 to 1980, and a listing for the ARCS Foundation in 1991. The first listing for the 642 and 644 Saltair Avenue addresses is in 1958. The listings for these addresses suggest residential use.

The directories list Tom and Ernies Richfield Service Station at the adjacent 11999 West San Vicente Boulevard address from 1958 through 1980. No other businesss with names that suggest activities that could potentially impact the Site were listed for addresses in the vicinity.

Copies of the EDR city directory abstracts including information regarding offsite facilities are included in Appendix D.

6. REGULATORY AGENCY RECORDS

We reviewed regulatory agency records pertaining to the Site and relevant nearby properties. The sources for this information included a regulatory database search firm (Section 6.1) and local government agencies (Sections 6.2 to 6.6). The information requested from local government agencies was based on the findings from the site reconnaissance activities, historical research, and environmental database review. A summary of information obtained from the sources contacted is presented below.


6.1 Database Review

Environmental Data Resources, Inc. (EDR) performed a search of federal, state and local databases for the Site and surrounding areas. A reproduction of the report titled The EDR Radius Map with GeoCheck, 11991 West San Vicente Blvd., Los Angeles, California 90049, dated July 29, 2009, is presented as Appendix E. The following table summarizes the databases in which facilities were identified. A complete list of the database searched is provided in the EDR Radius Map Report.

Database Name Search Radius (Mile) Number of

Listings FEDERAL DATABASES

RCRIS-LQG (RCRA Large Quantity Generators of Hazardous Waste-facilities that generate, transport, treat and/or dispose of greater than 1,000 kilograms (kg) per month) 0.25 1

RCRIS-SQG (RCRA Small Quantity Generators of Hazardous Waste-facilities that generate, transport, treat and/or dispose of between 100 kg and 1,000 kg per month) 0.25 5

STATE DATABASES Hist Cortese (Historic Hazardous Waste and Substances Sites List) 0.5 5 LUST (Leaking Underground Storage Tanks) 0.5 8 UST (Underground Storage Tanks) 0.25 2 CA FID UST (Underground Storage Tanks) 0.25 3 HIST UST (Historical USTs) 0.25 4 SWEEPS UST 0.25 4

6.1.1 Site

None of the addresses associated with the Site were listed on the databases searched for this project.

6.1.2 Nearby Properties

The following discussion provides additional information regarding properties within 500 feet of the Site listed on databases searched for this project and for properties within a 1,000-foot radius of the Site that are listed for spills, leaks, and releases.

Listing 1

Tom & Ernie Richfield Service (11999 West San Vicente Boulevard) reportedly located adjacent to the Site on the northeast corner of the intersection of West San Vicente Boulevard and South Saltair Avenue (downgradient) is listed on the EDR Historical Auto Stations Database as the location of a former gasoline station. This property is not listed on the State databases that register the installation and removal of USTs. However this reported listing coincides with Mr. Kellers recollection that the property was once a service station. The property is currently occupied by a three-story office building over three stories of subterranean parking.


It is possible that USTs that may have been affiliated with this property were managed by a local agency and records of their existence have not been uploaded to the State databases.

Based on our understanding that a property line to property line excavation was performed at this property for the construction of the three levels of subterranean parking it appears that if USTs were historically present they would have been removed during construction. Records regarding potential soil contamination resultant from the reported historical use are not available. Based on the information available and the proximity of this facility to the Site, this facility is considered a potential REC with regard to the Site. Geocon requested records for this facility from the Los Angeles City Fire Department. According to department staff the Fire Department does not have any records for this address.

Listing A3

Vicente Photo Lab (12025 West San Vicente Boulevard), reportedly located 401 feet west southwest (downgradient) of the Site, is listed on the RCRA-SQG and FINDS databases. According to information provided by EDR, this facility is a small quantity generator of unspecified hazardous waste. No violations are reported. No other information is provided in the database report. Based on the information provided in the database report, the downgradient location of this facility relative to the Site, and the absence of this facility on the other databases indicative of releases, this facility is not an REC with regard to the Site.

Listing A7 through A14

Unocal Service Station #7375/Cheveron #928/Tosco 31325 (12037 West San Vicente Boulevard), reportedly located 538 feet west/southwest (downgradient) of the Site, is listed on the RCRA-LQG, RCRA-SQG, Finds, Haznet, Hist Cortese, Hist UST, UST, Sweeps UST, and LUST databases. According to information provided by EDR, this facility is the location of a leaking gasoline UST that affected groundwater. The cleanup case was overseen by the Regional Water Quality Control Board (RWQCB). According to the database report the case was closed in July 1996. Based on the information available and location of this facility relative to the Site, this facility is not an REC with regard to the Site.

Listing D17

Shell Oil Co (11811 West San Vicente Boulevard), reportedly located 609 feet east (crossgradient) of the Site, is listed on the RCRA-SQG and Finds databases. According to information provided by EDR, this facility is a small quantity generator of unspecified hazardous waste. No violations are reported. No other information is provided in the database report. Based on the information provided in the database report, the crossgradient location of this facility relative to the Site, and the absence of this facility on the other databases indicative of releases, this facility is not an REC with regard to the Site.


Listing D18 through D22

Union Oil Service Station #310/Service Station 3104/Lydick Tom Union Oil Service (11906 West San Vicente Boulevard), reportedly located 710 feet east (drossgradient) of the Site, is listed on the Hist UST, CA FID UST, Sweeps UST, Hist Cortese, and LUST databases. According to information provided by EDR, this facility is the location of a leaking gasoline UST that affected groundwater. The cleanup case was overseen by the RWQCB. According to the database report the case was closed in October 2004. Based on the information available and location of this facility relative to the Site, this facility is not an REC with regard to the Site.

Listing E24

Mobil #11-170 (11911 West San Vicente Boulevard), reportedly located 782 feet east (crossgradient) of the Site, is listed on the Hist Cortese and LUST database. According to information provided by EDR, this facility is the location of a leaking gasoline UST that affected groundwater. The cleanup case was overseen by the RWQCB. According to the database report the case was closed in July 1996. Based on the information available and location of this facility relative to the Site, this facility is not an REC with regard to the Site.

6.1.3 Non-Geocoded (Unmapped) Facilities

This portion of the regulatory database report identifies facilities that have incomplete address information and could not be specifically plotted (referred to as non-geocoded facilities). The EDR report lists 20 non-geocoded facilities. Based on the information provided in the report to the orphan properties, their locations, and the databases on which the properties were listed, no significant impact to the Site is expected from the properties identified on the Orphan Summary.

6.2 Oil Fields and Methane Zones

Based on a review of the California Division of Oil, Gas and Geothermal Resources (DOGGR) Oil and Gas Well Location Maps 117 and W1-5, the Site is not located within the boundaries of an oil field. The closest reported oil well is located approximately -mile to the southeast. The well Union Oil Co. of California, Well No. 1 is shown as abandoned and plugged.

No oil wells are located in the immediate vicinity of the Site. However, due to the voluntary nature of record reporting by the oil well drilling companies, wells may be improperly located or not shown on the location map. Other wells could be encountered during construction. Any wells encountered will need to be properly abandoned in accordance with the current requirements of the DOGGR.

The Site is not located within the boundaries of a methane zone or a methane buffer zone, as defined by the City of Los Angeles (2004). The Site is not located within the boundaries of a known oil field; therefore, the potential for the presence of a methane zone is considered low.


6.3 Water and Sewer Agencies

The Site is currently serviced by municipal water and sewer agencies. Evidence of septic systems was not observed during our site reconnaissance.

6.4 Southern California Edison

Overhead electrical transmission and distribution lines and pole-mounted electrical transformers were observed on the Site. It is possible that the pole-mounted transformers contain polychlorinated biphenyls (PCBs). No staining or indications of releases were noted relative to the transformers. Therefore, PCBs are not an REC for the Site.

6.5 California Regional Water Quality Control Board, Los Angeles Region

The CRWQCB-LA maintains information regarding underground storage tanks, landfills, well investigations, enforcement, site cleanups, brownfield programs, stormwater, national pollution discharge elimination systems, and waste discharge requirements. We reviewed CRWQCB-LA information available online (GeoTracker) for facilities within 500 feet of the Site that have been investigated for releases. The nearby facilities listed on the GeoTracker database were also listed on the database report provided by EDR and are discussed in Section 6.1.2.

6.6 City of Los Angeles Fire Department

The City of Los Angeles Fire Department maintains records of underground storage tanks and hazardous materials storage for properties within their jurisdiction. The records are maintained by street address. According to department staff, no records are on file for the addresses associated with the Site or the adjacent property with an address of 11999 West San Vicente.


7. SUMMARY AND OPINIONS

The table below presents a summary of our findings and opinions associated with the scope of services completed during this assessment at the Site, including known or suspect RECs, historical RECs, and de minimis environmental conditions. A discussion of pertinent issues identified in the Phase I ESA is provided, as appropriate, in Section 8.

Assessment Category REC Recommended Actions Report Section

Hazardous Substances/Petroleum Products No NFA 3 and 5 Hazardous Wastes No NFA 3, 5, and 6 Aboveground/Underground Storage Tanks No NFA 3, 5, and 6 Unidentified Substance Containers No NFA 3 Equipment Potentially Containing PCBs No NFA 3, 5, and 6 Wastewater Systems No NFA 3, 5, and 6 Evidence of Releases No NFA 3 and 5 Pools of Liquid, Pits, Ponds, Lagoons No NFA 3 Wells No NFA 3, 5, and 6 Other Site Issues No NFA 3 and 5 Nearby Properties No NFA 3, 5, and 6 Historical Land Use Site No NFA 3, 5, and 6 Historical Land Use Nearby Properties Potential NFA 3, 5, and 6 Recommended Action(s): NFA = No further action recommended at this time


8. CONCLUSIONS AND RECOMMENDATIONS

This section summarizes our conclusions and recommendations with regard to environmental issues associated with the Site. We performed a Phase I ESA of the seven parcels located at the northeast corner of West San Vicente Boulevard and South Saltair Avenue in the Brentwood District of Los Angeles, California. The Phase I ESA was conducted in general conformance with the scope and limitations of ASTM Standard E 1527-05. The assessment has not revealed RECs in connection with the Site.

This assessment has revealed a potential REC associated with the adjacent property at 11999 West San Vicente Boulevard. It has been reported that this address was operated as a service station from approximately 1958 through 1980. Although this address is not listed on the State databases that register the installation and removal of USTs, there is a potential for USTs to have been used at this facility. Permits for the installation or removal of USTs at this address are not on file with the City of Los Angeles Fire Department or Department of Building and Safety. It is our opinion that if USTs and/or potentially petroleum impacted soil was present beneath this facility it would likely have been removed during property to property line excavation that was performed for the construction of the subterranean parking structure beneath the building. However, based on the proximity to the Site and the lack of records detailing the removal of the presumed USTs the Client is advised that if leaking USTs were historically present at this facility there is a potential for petroleum products to have migrated to soil beneath the Site. We recommend that soils removed from deep excavations adjacent to this facility be observed for the potential presence of petroleum hydrocarbons.

Any exceptions to, or deletions from, this practice are described in Section 1.2 of this report. It is the Environmental Professionals opinion that all appropriate inquiry has been conducted, in general accordance with ASTM Standard E 1527-05 and 40 CFR Part 312, of the current/previous environmental condition of the Site, and that conditions indicative of significant releases or threatened releases of hazardous substances on, at, in or to the Site were not identified. No significant data gaps were identified that would affect the ability of the Environmental Professional to render this opinion.


9. LIMITATIONS

The conclusions presented in this report are based upon reasonable visual observations made at the Site and research of available materials within the scope and budget of the contract. The information presented is relevant to the dates of our site visit and should not be relied upon to represent conditions at later dates. The opinions expressed herein are based on our experience with similar studies and information obtained during our effort. If additional information becomes available, we request the opportunity to review the information and modify our opinions, if necessary.

The visual observations we made were limited to accessible portions of the Site and the contiguous areas. Subsurface exploration, soil and groundwater sampling, and analytical laboratory testing were not within the scope of this study. In addition, this Phase I ESA did not include a 50-year chain-of-title review. We conducted the Phase I ESA at the Site expressly and solely for Mr. Charles Munger and Ms. Nancy Munger. Any unauthorized reliance upon the information, conclusions, or recommendations contained in this report shall be at the sole liability of the party undertaking such use.

This report was compiled based partially on information supplied to us from outside sources, other information that is in the public domain, and visual observations made at the property. The conclusions and recommendations herein are based solely on the information we obtained in compiling the report. We make no warranty as to the accuracy of statements made by others which may be contained in the report, nor are any other warranties or guarantees, express or implied, included or intended by the report except that it has been prepared in accordance with the current generally accepted practices and standards consistent with the level of care and skill exercised under similar circumstances by other professional consultants or firms performing the same or similar services. None of the work performed hereunder shall constitute or be represented as a legal opinion of any kind or nature, but shall be a representation of findings of fact from the records examined.

This evaluation does not address the presence of the following conditions unless specifically stated otherwise:

Radon, electromagnetic fields, asbestos, lead-containing paint, mold, burn ash, lead in drinking water, methane gas, and wetlands;

Chemical compounds which naturally occur in the environment;

Commonly used household cleaning products, building materials, and consumables that may be hazardous; and

Contaminants or contaminant concentrations that are not currently a concern but may be under future regulatory standards.


10. REFERENCES

ASTM International. 2005. Standard Practice for Environmental Site Assessments, Phase I Environmental Site Assessment Process, Designation E 1527-05.

California Department of Conservation, Division of Mines and Geology, 1998, Seismic Hazard

Evaluation of the Beverly Hills 7.5-Minute Quadrangles, Los Angeles County, California, Open File Report 98-14.

California Department of Conservation, Division of Oil, Gas, and Geothermal Resources. 2006.

Regional Wildcat Map W1-5, Counties: Los Angeles and Orange. California Department of Conservation, Division of Oil, Gas, and Geothermal Resources. 2006.

Regional Map 117, Counties: Los Angeles and Orange. California Department of Water Resources. 2008. Well ID 01S10W07R002S [online]

http://well.water.ca.gov/ EDR Environmental Data Resources, Inc. 2009. The EDR Radius Map with GeoCheck, 11991 West

San Vicente Blvd. Los Angeles, CA 90049. EDR Environmental Data Resources, Inc. 2009. The EDR Aerial Photo Decade Package11991 West

San Vicente Blvd. Los Angeles, CA 90049. EDR Environmental Data Resources, Inc. 2009. EDR Historical Topographic Map Report, 11991

West San Vicente Blvd. Los Angeles, CA 90049. EDR Environmental Data Resources, Inc. 2009. The EDR-City Directory Abstract, 11991 West San

Vicente Blvd. Los Angeles, CA 90049. Los Angeles County Department of Public Works, 2009, Ground Water Wells Website,

http://dpw2.co.la.ca.us/website/wells/viewer.asp Los Angeles Regional Water Quality Control Board. 1994. Basin Plan for the Coastal Watersheds of

Los Angeles and Ventura Counties. Norris, R.M. and Webb, R.W. 1990. Geology of California. New York: John Wiley & Sons, Inc. United States Geological Survey. 1995. Beverly Hills, California 7.5 Quadrangle (Scale: 1:24,000). Yerkes, R.F., McCulloch, T.H., Schoellhamer, J.E., and Vedder, J.G., 1965, Geology of the Los Angeles

BasinAn Introduction, U.S. Geological Survey Professional Paper 420-A.


11. QUALIFICATIONS

Michael Conkle, PG states the following:

I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in Section 312.10 of 40 CFR Part 312. I have the specific qualifications based on education, training, and experience, to assess a property of the nature, history, and setting of the subject property. I have developed and performed all the appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

PHONE (818) 841-8388 - FAX (818) 841-17043303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504ENVIRONMENTAL GEOTECHNICAL MATERIALS

VICINITY MAP

FIG. 1MPC 8000

REFERENCE: U.S.G.S. TOPOGRAPHIC MAPS, 7.5 MINUTE SERIES, BEVERLY HILLS, CA QUADRANGLE

CHARLES AND NANCY MUNGER11973 W. SAN VICENTE BLVD.

BRENTWOOD, CALIFORNIA

PROJECT NO. A8695-77-02OCTOBER 2009

SUBJECTSITE

0 80'PHONE (818) 841-8388 - FAX (818) 841-17043303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504ENVIRONMENTAL GEOTECHNICAL MATERIALS

I N L A N D E M P I R E, I N C.

FIG. 2MPC 8000

CHARLES AND NANCY MUNGER11973 W. SAN VICENTE BLVD.

BRENTWOOD, CALIFORNIA

PROJECT NO. A8695-77-02OCTOBER 2009

SITE PLAN

160'

APN 4404-02

5-028

(642 S. Salta

ir Ave.)

APN 4404-02

5-028

Residential

Residential

Commercial

Commercial

APN 4404-02

5-010

1199111999

Former Gas

Station

Former Scho

ol

11977 - Floris

t

APN 4404-02

5-008

APN 4404-02

5-016

APN 4404-02

5-015

(644 S. Salta

ir Ave.)

11981 - Art G

allery

APN 4404-

025-009

Residential

Residential

11973

Office Space

/Retail

APN 4404-

025-017

APN 4404-

025-007

Office

Retail

Space

11961

Photo 1 View to northwest of commercial office/retail building at 11973 West San Vicente Boulevard.

Photo 2 Exterior view of coffee bar in southeast corner of 11973 West San Vicente Boulevard building.

SITE PHOTOS 1 & 2 Phase I Site Assessment

11973 West San Vicente Boulevard Brentwood District

Los Angeles, California A8695-77-02 October 2009

3303 N. San Fernando Blvd., Suite 100, Burbank, CA 91504 PHONE (818) 841-8388 FAX (818) 841-1704

Photo 3 View of central courtyard at the 11973 West San Vicente Boulevard building.

Photo 4 Mens hair salon and pilates studio (in background) located in the 11973 West San Vicente Boulevard

building. SITE PHOTOS 3 & 4

Phase I Site Assessment 11973 West San Vicente Boulevard

Brentwood District Los Angeles, California

A8695-77-02 October 2009


Photo 5 Womens clothing retailer located in the 11973 West San Vicente Boulevard building.

Photo 6 Gift shop located in the 11973 West San Vicente Boulevard building.





Photo 7 Interior of Florist located at 11977 West San Vicente Boulevard.

Photo 8 View west along north edge of building at 11977 West San Vicente Boulevard.





Photo 9 View north of landscaped area and tents, used as temporary office space by the solar panel design

company, on the northern portion of Parcel 4404-025-009 (north of 11977 West San Vicente Boulevard building).

Photo 10 View north of art gallery located at 11981 West San Vicente Boulevard.





Photo 11 View north of entrance to former school located at 11991 West San Vicente Boulevard.

Photo 12 View north playground area of former school located at 11991 West San Vicente Boulevard.





Photo 13 View northwest of northern rooms of former school, located at 11991 West San Vicente Boulevard, that are being used by the art gallery to package artwork for shipping.

Photo 14 View of shed, located in northwest corner of former school property (11991 West San Vicente

Boulevard), used to store painting supplies. SITE PHOTOS 13 & 14

Phase I Site Assessment 11973 West San Vicente Boulevard

Brentwood District Los Angeles, California

A8695-77-02 October 2009


Photo 15 View of painting supplies stored on eastern exterior wall of northern rooms of the former school located 11991 West San Vicente Boulevard.

Photo 16 View east of single family residence located at 644 South Saltair Avenue.





Photo 17 View east of single family residence located at 642 South Saltair Avenue.

Photo 18 View west of pool area of the single family residence located at 642 South Saltair Avenue.





Photo 19 View of refuse disposal area located north of 11973 West San Vicente Boulevard building.

Photo 20 View to southwest, from northeast corner of parcel, across parking area located north of 11973 West

San Vicente Boulevard. Note power lines and pole mounted transformers.





Photo 21 View of refuse disposal area located north of 11973 West San Vicente Boulevard building.

Photo 22 View to southwest, from northeast corner of parcel, across parking area located north of 11973 West

San Vicente Boulevard. Note power lines and pole mounted transformers.





Photo 23 View north of south side of 11961 - 11969 West San Vicente Boulevard building.

Photo 24 View to northeast of south and west sides of 11961 - 11969 West San Vicente Boulevard building.





Photo 25 View south of north side of 11961 - 11969 West San Vicente Boulevard building.

Photo 26 View west of central hallway on second floor of 11961 - 11969 West San Vicente Boulevard building.





APPENDIX A

The EDR Aerial Photo Decade Package

11991 West San Vicente

11991 West San Vicente Blvd.

Los Angeles, CA 90049

Inquiry Number: 2553612.5

July 30, 2009

EDR Aerial Photo Decade Package

Environmental Data Resources, Inc. (EDR) Aerial Photo Decade Package is a screening tool designed to assistenvironmental professionals in evaluating potential liability on a target property resulting from past activities. EDRsprofessional researchers provide digitally reproduced historical aerial photographs, and when available, provide one photoper decade.

When delivered electronically by EDR, the aerial photo images included with this report are for ONE TIME USEONLY. Further reproduction of these aerial photo images is prohibited without permission from EDR. For moreinformation contact your EDR Account Executive.

Thank you for your business.Please contact EDR at 1-800-352-0050

with any questions or comments.

Disclaimer - Copyright and Trademark Notice

This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc.It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NOWARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATARESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION,MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALLENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE,ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL,CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLYLIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report AS IS. Any analyses, estimates, ratings,environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should theybe interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental SiteAssessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, theinformation provided in this Report is not to be construed as legal advice.

Copyright 2009 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or mapof Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarksused herein are the property of their respective owners.

Date EDR Searched Historical Sources:Aerial PhotographyJuly 30, 2009

Target Property:11991 West San Vicente Blvd.


Year Scale Details Source

1928 Aerial Photograph. Scale: 1"=500' Flight Year: 1928 Fairchild

1938 Aerial Photograph. Scale: 1"=555' Flight Year: 1938 Laval




1976 Aerial Photograph. Scale: 1"=666' Flight Year: 1976 Teledyne

1989 Aerial Photograph. Scale: 1"=666' Flight Year: 1989 USGS



2005 Aerial Photograph. 1" = 604' Flight Year: 2005 EDR

2553612.52

INQUIRY #:

YEAR:

2553612.5

1928

= 500'

INQUIRY #:

YEAR:

2553612.5

1938

= 555'

INQUIRY #:

YEAR:

2553612.5

1947

= 666'

INQUIRY #:

YEAR:

2553612.5

1956

= 400'

INQUIRY #:

YEAR:

2553612.5

1965

= 666'

INQUIRY #:

YEAR:

2553612.5

1976

= 666'

INQUIRY #:

YEAR:

2553612.5

1989

= 666'

INQUIRY #:

YEAR:

2553612.5

1994

= 666'

INQUIRY #:

YEAR:

2553612.5

2002

= 666'

INQUIRY #:

YEAR:

2553612.5

2005

= 604'

APPENDIX B

The EDR Historical Topographic Map Report


11991 West San Vicente Blvd.


Inquiry Number: 2553612.4

July 30, 2009

EDR Historical Topographic Map Report

Environmental Data Resources, Inc.s (EDR) Historical Topographic Map Report is designed to assist professionals inevaluating potential liability on a target property resulting from past activities. EDRs Historical Topographic Map Reportincludes a search of a collection of public and private color historical topographic maps, dating back to the early 1900s.

Thank you for your business.Please contact EDR at 1-800-352-0050



This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc.It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NOWARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATARESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION,MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALLENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE,ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL,CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLYLIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report AS IS. Any analyses, estimates, ratings,environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should theybe interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental SiteAssessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, theinformation provided in this Report is not to be construed as legal advice.

Copyright 2009 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or mapof Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarksused herein are the property of their respective owners.

Historical Topographic Map

NTARGET QUADNAME: LOS ANGELESMAP YEAR: 1900

SERIES: 15SCALE: 1:62500

SITE NAME: 11991 West San VicenteADDRESS: 11991 West San Vicente Blvd.

Los Angeles, CA 90049LAT/LONG: 34.0527 / 118.472

CLIENT: Geocon Geotechnical & EnvCONTACT: Mike ConkleINQUIRY#: 2553612.4RESEARCH DATE: 07/30/2009


NTARGET QUADNAME: SOUTHERN CA SHEET 1MAP YEAR: 1901




CLIENT: Geocon Geotechnical &Env

CONTACT: Mike ConkleINQUIRY#: 2553612.4RESEARCH DATE: 07/30/2009


NTARGET QUADNAME: SANTA MONICAMAP YEAR: 1902






NTARGET QUADNAME: BEVERLY HILLSMAP YEAR: 1934






NTARGET QUADNAME: SAWTELLEMAP YEAR: 1934







SERIES: 7.5SCALE: 1:24000





NTARGET QUADNAME: BEVERLY HILLSMAP YEAR: 1972PHOTOREVISED FROM:1966SERIES: 7.5SCALE: 1:24000





NTARGET QUADNAME: BEVERLY HILLSMAP YEAR: 1981PHOTOREVISED FROM:1966SERIES: 7.5SCALE: 1:24000





NTARGET QUADNAME: BEVERLY HILLSMAP YEAR: 1994REVISED FROM:1966SERIES: 7.5SCALE: 1:24000






SERIES: 7.5SCALE: 1:24000




APPENDIX C

APPENDIX D


11991 San Vicente Blvd.Los Angeles, CA 90049

Inquiry Number: 2553612.6August 03, 2009

The EDR-City Directory Abstract

440 Wheelers Farms RoadMilford, CT 06461800.352.0050www.edrnet.comEnvironmental Data Resources IncEnvironmental Data Resources IncEnvironmental Data Resources IncEnvironmental Data Resources Inc

TABLE OF CONTENTS

SECTION

Executive Summary

Findings

Thank you for your business. Please contact EDR at 1-800-352-0050



This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OR DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction orforecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice.

Copyright 2008 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc. or its affiliates is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.

2009 Enhancements to EDR City Directory Abstract

New for 2009, the EDR City Directory Abstract has been enhanced with additional information and features. These enhancements will make your city directory research process more efficient, flexible, and insightful than ever before. The enhancements will improve the options for selecting adjoining properties, and will speed up your review of the report.

City Directory Report. Three important enhancements have been made to the EDR City Directory Abstract:

1. Executive Summary. The report begins with an Executive Summary that lists the sources consulted in the preparation of the report. Where available, a parcel map is also provided within the report, showing the locations of properties researched.

2. Page Images. Where available, the actual page source images will be included in the Appendix, so that you can review them for information that may provide additional insight. EDR has copyright permission to include these images.

3. Findings Listed by Location. Another useful enhancement is that findings are now grouped by address. This will significantly reduce the time you need to review your abstracts. Findings are provided under each property address, listed in reverse chronological order and referencing the source for each entry.

Options for Selecting Adjoining Properties. Ensuring that the right adjoining property addresses are searched is one of the biggest challenges that environmental professionals face when conducting city directory historical research. EDR's new enhancements make it easier for you to meet this challenge. Now, when you place an order for the EDR City Directory Abstract, you have the following choices for determining which addresses should be researched.

1. You Select Addresses and EDR Selects Addresses. Use the "Add Another Address" feature to specify the addresses you want researched. Your selections will be supplemented by addresses selected by EDR researchers using our established research methods. Where available, a digital map will be shown, indicating property lines overlaid on a color aerial photo and their corresponding addresses. Simply use the address list below the map to check off which properties shown on the map you want to include. You may also select other addresses using the "Add Another Address" feature at the bottom of the list.

2. EDR Selects Addresses. Choose this method if you want EDR's researchers to select the addresses to be researched for you, using our established research methods.

3. You Select Addresses. Use this method for research based solely on the addresses you select or enter into the system.

4. Hold City Directory Research Option. If you choose to select your own adjoining addresses, you may pause production of your EDR City Directory Abstract report until you have had a chance to look at your other EDR reports and sources. Sources for property addresses include: your Certified Sanborn Map Report may show you the location of property addresses; the new EDR Property Tax Map Report may show the location of property addresses; and your field research can supplement these sources with additional address information. To use this capability, simply click "Hold City Directory research" box under "Other Options" at the bottom of the page. Once you have determined what addresses you want researched, go to your EDR Order Status page, select the EDR City Directory Abstract, and enter the addresses and submit for production.

Questions? Contact your EDR representative at 800-352-0050. For more information about all of EDR's 2009 report and service enhancements, visit www.edrnet.com/2009enhancements

EXECUTIVE SUMMARY

DESCRIPTION

Environmental Data Resources, Inc.s (EDR) City Directory Abstract is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities. EDRs City Directory Abstract includes a search and abstract of available city directory data. For each address, the directory lists the name of the corresponding occupant at five year intervals.

Business directories including city, cross reference and telephone directories were reviewed, if available, at approximately five year intervals for the years spanning 1920 through 2006. This report compiles information gathered in this review by geocoding the latitude and longitude of properties identified and gathering information about properties within 332 feet of the target property.

A summary of the information obtained is provided in the text of this report.

RESEARCH SUMMARY

The following research sources were consulted in the preparation of this report. An "X" indicates where information was identified in the source and p

Green Hollow Square

Documents

Transcript of Green Hollow Square