HomeMy WebLinkAbout01 - Appendix D Part 2f"tiC'�C Y�
NEWPORT BANNING RANCH
Prepared for
Newport Banning Ranch LLC
1300 Quail Street, Suite 100
Newport Beach, California 92660
DRAFT
PHASE I
ENVIRONMENTAL SITE
ASSESSMENT UPDATE
NEWPORT BANNING RANCH
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Prepared by
Geosyntec "
consultants
engineers I scientists I innovators
2100 Main Street, Suite 150
Huntington Beach, California 92648
Telephone: (714) 969 -0800
Fax(714)969 -0820
www.geosyntec.com
Project Number: HR1018 -05
16 April 2008
TABLE OF CONTENTS
Pace
1. INTRODUCTION ................................................................... ..............................1
1.1
Terms of Reference ....................................................... ...............................
1
1.2
Overview and Purpose .................................................. ...............................
1
1.3
Scope of Work and Limitations .................................... ...............................
2
1.4
Report Organization ...................................................... ...............................
3
2. SITE AND VICINITY DESCRIPTION ............................... ...............................
5
2.1
General ........................................................................... ..............................5
2.2
Site Location ................................................................. ...............................
5
2.3
Topography .................................................................... ..............................5
2.4
Geology and Hydrogeology .......................................... ...............................
6
2.4.1 Geology ........................................................... ..............................6
2.4.2 Hydrogeology ................................................ ...............................
7
2.5
Past and Current Uses of the Site ................................. ...............................
8
2.6
Past and Current Uses of the Vicinity ........................... ...............................
9
2.7
Site Facilities and Description .................................... ...............................
11
3. RECORDS REVIEW ............................................................. .............................13
3.1 Record Review Approach ........................................... ............................... 13
3.2 Site .............................................................................. ............................... 13
3.2.1 Database Records Review ........................... ............................... 13
3.2.2 Preliminary Assessment of Potential Vapor Intrusion
Conditions.................................................... ............................... 16
3.2.3 Document Review ....................................... ............................... 17
3.2.4 Aerial Photograph Review ........................... ............................... 17
3.2.5 Topographic Map Review ........................... ............................... 18
3.2.6 Sanborn Map Review .................................. ............................... 20
3.3 Site Vicinity ................................................................ ............................... 20
3.3.1 Database Records Review and Document Review ..................... 20
3.3.1.1 California Exploration Company .............................. 21
3.3.1.2 Newport Terrace Landfill .......... ............................... 21
3.3.1.3 Grand Plan — Eaton / Nexus ....... ............................... 21
3.3.1.4 Hughes Aircraft Company / Future Newport
Health Care Facility ................... ............................... 22
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3.3.2 Preliminary Assessment of Potential Vapor Intrusion
Conditions.................................................... ............................... 22
3.3.3 Aerial Photograph Review ........................... ............................... 23
3.4 Data Evaluation .......................................................... ............................... 24
4. SITE RECONNAISSANCE AND INTERVIEWS .............. .............................26
4.1 Approach ....................................................................... .............................26
4.2 Data Evaluation .......................................................... ............................... 26
5. SUMMARY OF FINDINGS AND OPINIONS ................. ............................... 30
5.1
General .......................................................................... .............................30
5.2
RECs ............................................................................. .............................30
5.3
Historical RECs .......................................................... ...............................
30
5.4
De Minimis Environmental Conditions ...................... ...............................
31
5.5
pVICs ............................................................................ .............................31
5.6
Other Issues of Concern .............................................. ...............................
32
6. SUMMARY, CONCLUSIONS, AND RECOMMENDATIONS .................... 33
7. SIGNATURE AND QUALIFICATIONS ........................... ............................... 35
REFERENCES
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TABLE OF CONTENTS (continued)
LIST OF TABLES
Table 1 -1 Detailed Scope Element per ASTM E 1527 -05
Table 3 -1 Environmental Studies (1986 -2005)
Table 3 -2 Identified Off -Site Facilities from EDR Database
Table 3 -3 Potential Recognized Environmental Conditions
Table 4 -1 Hazardous Substances and Petroleum Hydrocarbons Currently or
Historically Used at the Newport Banning Ranch
LIST OF FIGURES
Figure 1 -1
Site Location Map
Figure 2 -1
Site Map
Figure 2 -2
Future Land Use Plan
Figure 5 -1
REC Locations and Site Reconnaissance Photographs
Figure 5 -2
Oil Well Locations
LIST OF APPENDICES
Appendix A: EDR Database Records Review Report
Appendix B: Historical Aerial Photographs
Appendix C: Historical Topographic Maps
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TABLE OF CONTENTS (continued)
Appendix D:
Environmental Reports Review Summary
Appendix E:
Information Regarding RECs
Appendix F:
Site Reconnaissance Photographic Documentation
Appendix G:
Personnel Interviews — Questionnaires
Appendix H:
Material Data Safety Sheets
Appendix L•
Preparer's Qualifications
Appendix J: Letters
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1. INTRODUCTION
1.1 Terms of Reference
This Report documents the Phase I Environmental Site Assessment (ESA) Update
(hereafter referred to as Report) performed by Geosyntec Consultants (Geosyntec) for
the Newport Banning Ranch property located in Orange County, California (the Site).
The most recent previous Phase I ESA was performed for the Site by Geosyntec in
December 2005 [Geosyntec, 2005a]. This Report was prepared by Geosyntec for the
sole use of its client, Newport Banning Ranch LLC (NBR LLC), for the purposes of
assessing environmental conditions at the Site and evaluating Site activities from 2005
through the present. This Report was prepared by Mr. Ryan Wohlstrom, E.I.T., and
Mr. Adam King, E.I.T., of Geosyntec and was reviewed by Mr. Eric Smalstig, P.E., also
of Geosyntec, in accordance with the peer review policy of the firm. Resumes for these
individuals are included in Appendix I.
1.2 Overview and Purpose
The Site is approximately 400 acres (162 ha) in extent and is located east of the mouth
of the Santa Ana River near the Huntington Beach — Newport Beach city boundary in
Orange County, California. A map showing the location of the Site is presented in
Figure 1 -1. The Site is currently operated as a crude oil and gas production facility.
The Site oil and gas production operations are being managed by Horizontal Drilling,
LLC (HDLLC, formerly West Newport Oil Company). The Site is owned by a joint
partnership including NBR LLC and Cherokee Investment Partners, LLC.
The purpose of this Report is to identify, to the extent feasible pursuant to the processes
described in American Society Testing and Materials (ASTM) Standard E 1527 -05,
Standard Practice for Environmental Assessments: Phase I Environmental Site
Assessment Process, recognized environmental conditions (RECs) in connection with
the Site. In November 2006, the U.S. Environmental Protection Agency (EPA) issued
regulations establishing new standards for the conduct of "all appropriate inquiries"
(AAI), as defined under the Comprehensive Environmental Response, Compensation
and Liability Act (CERCLA). These AAI standards codified for the first time, specific
tasks and approaches for conducting environmental due diligence (i.e., AAI or Phase I
ESAs). The AAI standards are included in ASTM Standard E 1527 -05 and this Report
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is intended to provide NBR LLC with an update of the previous (December 2005) Site
Phase I ESA to assist in meeting certain requirements of EPA's AAI rule.
1.3 Scope of Work and Limitations
Geosyntec completed this Report in general conformance with the scope and limitations
of the ASTM Standard E 1527 -05, Standard Practice for Environmental Assessments:
Phase I Environmental Site Assessment Process. This Report was prepared in
accordance with the scope of work, terms, and conditions described in Geosyntec's
proposal dated 7 February 2008. A listing of the ASTM Standard E 1527 -05 elements
included and excluded from the scope of work is presented in Table 1 -1. The work
performed as part of the Report included:
• historical Site usage review;
• records review;
• Site reconnaissance; and
• interviews.
A description of these activities and a presentation and analysis of the data collected are
presented in the remaining sections of this Report.
The work described in this Report updates, and incorporates by reference, information
contained in the Phase I ESA reports prepared by Geosyntec in 1993, 1999, and 2005
[Geosyntec, 1993a, 1999, 2005a]. The conclusions contained in this Report are based
solely on the analysis of the conditions as observed by Geosyntec personnel and as
reported by regulatory agencies and other named sources at the time the Phase I ESA
Update process was performed. This Report is not, nor should it be construed as, a
regulatory compliance audit. Air emissions and air quality at the Site are not included
in the definition of RECs, and therefore, are not addressed in this Report.
Geosyntec reporting and documentation with respect to the Site reconnaissance are
based on observations of the Site conditions on 12 March 2008. During the Site
reconnaissance, Geosyntec attempted to visit each area of the Site where existing Site
records indicated that there are currently, or have been in the past, structures and
facilities related to oil and gas production. However, because the Site covers
approximately 400 acres (162 ha), some of the oil well and pipeline locations in remote
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areas of the Site were not visited. In addition, many areas of the Site which consist of
dense brush and marsh were not accessible and, therefore, could not be visited.
No warranty, expressed or implied, is made regarding the professional opinions
expressed in this Report or concerning the completeness of the data presented to us. If
actual conditions are found to differ from those described in this Report, or if new
information regarding the Site is obtained, Geosyntec should be notified and additional
recommendations, if required, will be provided. Geosyntec is not liable for any use of
the information contained in this Report by persons or parties other than NBR LLC.
1.4 Report Organization
The remainder of this report is organized into the following sections:
• Section 2, Site and Vicinity Description, provides details of the Site location,
characteristics, and background information on the regional geology and
hydrogeology and surrounding land use;
• Section 3, Records Review, presents the results of environmental database
searches, a review of engineering reports on the Site, and a review of historical
aerial photographs;
• Section 4, Site Reconnaissance and Interviews, presents a summary of
environmental conditions observed during a Site reconnaissance and based upon
information provided by Site personnel during interviews;
• Section 5, Summary of Findings and Opinions, presents the findings and
opinions of the Phase I ESA based on the results of the Records Review, Site
reconnaissance, and interviews;
• Section 6, Summary, Conclusions, and Recommendations, presents conclusions
and recommendations based upon the findings of the Report; and
• Section 7, Signature and Qualifications, presents the qualifications and
signature of the environmental professional who prepared this Report.
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References (to be reconciled for final draft), tables, figures, and appendices are included
at the end of this Report.
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2. SITE AND VICINITY DESCRIPTION
2.1 General
This section provides general information regarding the Site, including:
• location;
• topography;
• geology and hydrogeology.
• past and current uses of the Site;
• past and current uses of the Site vicinity; and
• Site facilities and descriptions.
The information presented in this section was developed based on: (i) work conducted
by consultants at the Site since 1986; (ii) conversations with representatives of the Site
owner and operator; (iii) reports of work conducted by the United States Army Corps of
Engineers (USCOE) at nearby locations [USCOE, 1988]; and (iv) data collected from
governmental agencies pertaining to this area of Orange County. A list of documents
used by Geosyntec to prepare the information presented in this section is included in the
Reference section of this Report.
2.2 Site Location
The Site is located east of the mouth of the Santa Ana River near the Huntington
Beach— Newport Beach city boundary in Orange County, California. The location of
the Site, which encompasses approximately 400 acres (162 ha), is shown in Figure 1 -1.
The Site is currently operated as a crude oil and gas production facility by HDLLC.
2.3 Topography
The topographic relief across the Site is approximately 105 ft (32 m). A bluff
subdivides the Site into two zones: the lowland river mouth zone and the upland
Newport Mesa zone, as shown in Figure 2 -1. For purposes of this Report, these zones
are referred to as the lowland and upland zones.
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The elevation of the lowland zone ranges from 0 to 10 ft (1 to 3 m) above mean sea
level. The lowland zone consists of a relatively flat, undulating surface. The lowland
zone is bounded to the east by the uplands zone. The elevation of the upland zone at the
Site ranges from 10 to 105 ft (3 to 32 m) above mean sea level. The westerly- dipping
slopes of the upland zone slopes vary from approximately 10 to 65 percent. The
southern section of the upland zone (along the Pacific Coast Highway) is characterized
by a gradual change of elevation. The southwesterly- dipping slopes in this section of
the upland zone range from approximately 2 to 20 percent. The slope of the mesa area
of the upland zone dips in a generally west - southwesterly direction at approximately 1
to 3 percent.
The western boundary of the Santa Ana River Marsh (River Marsh), adjoining the
lowlands (Figure 1 -1), is lined with levees constructed as part of the USCOE Santa Ana
River Flood Control Project. From 19th Street to the Pacific Ocean, levee heights in the
River Marsh vary from 10 to 15 ft (3 to 4.5 m) above the surrounding grade.
2.4 Geology and Hydrogeology
2.4.1 Geology
The Site is located within the Orange County Coastal Plain, one of the coastal alluvial
basins of the Los Angeles Sedimentary Basin. The Orange County Coastal Plain is
bounded to the north by the Puente Hills, to the east by the Santa Ana Mountains, to the
west by the San Gabriel River, and to the southwest by the San Joaquin Hills and the
Pacific Ocean. The central portion of the coastal plain forms the broad alluvial
floodplain of the Santa Ana River. The Santa Ana River originates in the San
Bernardino Mountains. The river flows approximately 80 miles (130 km) from the San
Bernardino Mountains to the Site where it discharges into the Pacific Ocean.
The stratigraphy of the Orange County Coastal Plain consists of recent alluvial deposits
overlying older sediments and bedrock. The Santa Ana River has eroded a channel
across the alluvial deposits of the Orange County Coastal Plain and through the
consolidated mesa sediments forming the 2.5 -mile (4.2 -km) wide Santa Ana Gap. This
gap, a typical feature of Orange County, is located between the Huntington Beach Mesa
and the Newport Beach Mesa. The Newport- Inglewood fault zone runs through the
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southern portion of the Site, trending in a direction parallel to the Pacific Coast
Highway [Earth Technology, 19861.
Part of the Newport Mesa forms the eastern, upland portion of the Site. The mesa
consists of consolidated alluvial sediments which have been uplifted along the fault
zone. The lowland portion of the Site consists of recent alluvial sediments. These
alluvium sediments consist of fine to coarse sand, with fine silty sands, clayey silt, and
silty clay. The alluvial sediments are underlain by older terrace and alluvial deposits.
The bedrock formation consists of complex crystalline metamorphic and igneous rocks
[California Department of Water Resources (CDWR), 1967]. Detailed information
regarding the type of soil encountered at the Site can be found in the log of trenches
excavated and borings drilled at the Site (see the reports referenced in this Report),
including the report of geotechnical studies recently completed by Goffinan,
McCormick, & Urban [GMU, 2008 — GMU to provide reference].
2.4.2 Hydrogeology
The Site is located within the Orange County Groundwater Basin. The Newport-
Inglewood fault zone, located along the southern boundary of the Site, is the
predominant hydrogeologic feature in the area, acting as a barrier to groundwater flow
in the aquifers below the uppermost water - bearing units [CDWR, 1967]. The water -
bearing formations in the Orange County Groundwater Basin are composed of three
intra - connected confined aquifer systems: the Lower, Middle, and Upper aquifer
systems [CDWR, 1967].
The Lower Aquifer system consists of a series of hydraulically interconnected aquifers
overlying the non - water - bearing formations of consolidated sedimentary and basement
rock.
The Middle Aquifer system consists of a series of aquifers mostly of the water - bearing
San Pedro Formation. The predominant aquifer within the Middle Aquifer system (and
the primary source of groundwater for Orange County) is the Main Aquifer. The Main
Aquifer consists of coarse sand and gravel, with interbedded layers of finer deposits.
Groundwater studies of the Santa Ana Gap have concentrated on the hydrogeologic
conditions of the Middle Aquifer system, specifically the Main Aquifer, because it is
the primary source of domestic water in the area. Groundwater studies conducted in
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November 1990 by the CDWR indicate that the piezometric surface of the groundwater
in the confined Main Aquifer below the Santa Ana Gap ranges from 0 to 10 ft (0 to 3 m)
below mean sea level.
The Upper Aquifer system consists of discontinuous lenses of coarse sand and gravel
confined by lenses of clay sediments. The uppermost aquifer within the Upper Aquifer
system is the Talbert Aquifer. Layers of fine- grained material exist above the Talbert
Aquifer, resulting in perched or semi- perched water overlying the largely confined
Talbert Aquifer. These perched aquifers serve as recharge sources through the local
confining layers. The Talbert Aquifer acts as an unconfined aquifer in certain locations
where the confining layer is absent or where the piezometric surface is below the base
of the confining layer [CDWR, 1967].
The Site is hydraulically bounded to the west by the mouth of the Santa Ana River and
to the south by marsh channels. The marsh channels are connected by a culvert to the
mouth of the Santa Ana River. As water in the Santa Ana River mouth and marsh
channel is directly connected to the Pacific Ocean, the aquifer located below the Site is
in direct connection with sea water. The water table elevation at the Site is
approximately equal to mean sea level and is generally influenced by tidal fluctuations.
Based on work conducted by the CDWR, it appears likely that groundwater flow at the
Site is from the uplands zone toward the Santa Ana River in the northern portion of the
Site and from the mesa toward the Pacific Ocean in the southern portion of the Site
[CDWR, 1967].
The surface water hydrology of the Site and its immediate vicinity is influenced
primarily by tidal forces and the existing topography. On the Site, surface water
generally flows from the upland zone to the lowland zone. Intermittent ponded water in
the lowland zone and in the River Marsh is sometimes controlled by tidal influences.
Surface water flows from off -site sources also contribute to the surface water hydrology
of the Site via a series of culverts located in the eastern portion of the property.
2.5 Past and Current Uses of the Site
Available records indicate that prior to 1944, land use at the location of the Site
primarily consisted of agriculture, livestock grazing, and undeveloped open space. A
review of aerial photographs from 1927 did not reveal signs of permanent structures
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located on the property. During World War Il, the United States Army maintained a
coast watch station on the property. Beginning in 1944, the first oil and gas production
facilities were developed on the Site. The Site has been used as an oil and gas
production facility since 1944. Current secondary uses of the Site include the following
sublease operations: City of Newport Beach (vehicle and equipment storage) and a one-
man welding operation [WNOC, 2005]. Recent secondary uses of the Site included the
following sublease operations: Ocean Waste (equipment storage) and Arizona Pipeline
(materials and equipment storage). A description of the Site facilities is presented in
Section 2.7.
Future plans for development of the Site include a mix of residential, commercial, and
open space. On 6 November 2006, the City of Newport Beach adopted its updated
General Plan and listed two designations for the Site:
• Priority alternative — Site to be purchased as open space, oil operations to be
consolidated, protection of wetlands and other habitats, and provision of
parkland amenities; and
• Second alternative — Site to have at least 50% preserved as open space, limited
development to be permitted on the upper portion of the Site (residential,
commercial, and community parks). This land use plan alternative is presented
in Figure 2 -2.
2.6 Past and Current Uses of the Vicinity
The past land uses within the vicinity of the Site were similar to the past uses of the
Site, consisting primarily of agricultural, livestock grazing, and undeveloped open
space. Agricultural activities have been gradually replaced by commercial, light
industrial, residential development, and oil production activities. A summary of current
surrounding land use within the vicinity of the Site is as follows:
• To the north, land use is a mixture of undeveloped open space (northwest) and
residential /commercial (northeast);
• To the west of the Site are the River Marsh and the Santa Ana River. West of
the Santa Ana River is a municipal wastewater treatment plant;
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• To the south are a canal and a residential area; and
To the east is Whittier Avenue. Land use along and to the west of Whittier
Avenue is a mixture of residential, commercial, and light industrial.
Additional information regarding these land uses is presented below.
The Talbert Regional Park comprises the open space located northwest of the Site. The
park was also the former site of a crude oil and gas production facility
The adjoining property to the west of the Site is the River Marsh, as shown on
Figure 1 -1. The Site previously included the 92 -acre (37 -ha) River Marsh area located
between the Site and the Santa Ana River. The River Marsh was formerly a crude oil
and gas production facility exhibiting similar types of hydrocarbon- impacted materials
as the Site. The River Marsh was purchased by the USCOE and restored as a wetlands
as part of the USCOE Santa Ana River Flood Control Project. GSI Environmental
(former name for Geosyntec) prepared a work plan for the remediation of the River
Marsh to remediate the hydrocarbon- impacted materials present on the Site [GSI,
1989]. However, based on conversation with the USCOE, it is unclear whether this
work plan was used by the USCOE during the restoration of the River Marsh [ USCOE,
1991]. The Orange County Sanitation District (OCSD) had a treatment facility on the
adjoining River Marsh site in the 1940s and 1950s. Immediately to the west of and
adjacent to the Santa Ana River is an existing municipal wastewater treatment plant.
A residential area is located directly south of the Site. The residential area is separated
from the Site by a canal and bounded to the south by the West Coast Highway. South
of the West Coast Highway are another residential area and the Pacific Ocean.
Northeast and east of the Site, there is a mixed residential /light industrial district. The
light industrial facilities include machine shops, metal finishing plants, automobile
repair /modification shops, boat building yards, an aviation fuel facility, a biotechnology
facility, and other industrial facilities.
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2.7 Site Facilities and Description
The location of some of the Site features are shown on a map presented in Section 5
(Figure 5 -1). The Site is currently operated as a crude oil and gas production facility by
HDLLC. During operations, crude oil and gas are collected at well locations which
penetrate subsurface petroleum reservoirs. Crude oil is pumped to the surface and
stored in Site storage facilities prior to transport for offsite refining. During storage,
formation water mixed with crude oil is gravity separated, and a portion of this water is
reinjected into the petroleum reservoir. Excess water which cannot be reinjected is
discharged into the existing sanitary sewer network. Gas present in the petroleum
reservoirs beneath the Site is pretreated to remove hydrogen sulfide and conveyed to
gas pipeline distribution networks. Injection wells were also used to inject steam, air,
and water into deep crude oil reservoirs to increase the production quantities of crude
oil from production wells. The steam/air /water injection practices for the purpose of
increased oil production have been discontinued.
The Site infrastructure associated with the production of crude oil and gas includes or
has included:
• an air compression plant and distribution pipe network;
• a steam plant and steam distribution pipe network;
• a maintenance shop /warehouse;
• an office building;
• a changing facility for Site personnel;
• an operations shack;
• the Main Site Tank Farm;
• four underground storage tanks, containing waste oil, diesel, and unleaded
gasoline (removed);
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• a crude oil piping network (both buried and aboveground);
• an out -of- service tank farm;
• a road network;
• a paved parking lot;
• a storage yard for surplus oil and gas production equipment;
• an electrical distribution network;
• a water softening plant;
• a pilot -scale bioremediation cell (currently inactive);
• active and idle oil production wells;
• active and idle steam/air /water injection wells; and
• abandoned wells.
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Due to the phased cessation and relocation of oil and gas production activities at the
Site, some of the infrastructure listed above are no longer used or have been removed;
however, potential environmental conditions associated with each of these facilities
may exist, as described in this Report.
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3. RECORDS REVIEW
3.1 Record Review Approach
A records review was conducted to obtain and review records that will help identify
RECs in connection with the Site and surrounding properties. The records review
included:
• a database search of federal, state, county, and municipal records;
• a preliminary assessment of potential vapor intrusion conditions (VICs);
• a review of existing technical reports documenting exploration activities
conducted at the Site;
• a review of available historical aerial photographs;
• a review of available historical topographic maps; and
• a review of available historical Sanborn maps.
The scope of the records review for this Phase I ESA Update is described in the
Geosyntec proposal dated 7 February 2008 and is summarized in Table 1 -1. The
records related to the Site are presented in Section 3.2, whereas the records related to
the Site vicinity are presented in Section 3.3.
3.2 Site
3.2.1 Database Records Review
The database search report was obtained from Environmental Data Resources, Inc.
(EDR) and is presented as Appendix A [EDR, 2008 (on compact disc)]. The report
documents findings of various governmental database searches regarding properties
with known or suspected releases of hazardous materials or petroleum hydrocarbons in
the vicinity of the Site and provides a list of the databases searched. The searches were
performed using the approximate center of the Site from which the designated ASTM
1527 -05 search radii for Phase I ESA searches were measured. Due to the relatively
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large scale of the Site, these search radii were increased by 3/4 -mile. A description of the
databases searched is included with the EDR report and the remainder of this section
presents the results of the records review as they pertain to the Site.
The Site was identified in the database search, through listings on eleven databases:
CERCLIS- NFRAP, Orange County Industrial Site, RCRA -LQG, UST, CA -FID UST,
SWEEPS UST, FINDS, AIRS, ICIS, SLIC, and HAZNET [EDR, 2008]. A discussion
of each of these database listings is presented below.
• CERCLIS- NFRAP: Comprehensive Environmental Response, Compensation,
and Liability Information System — No Further Remedial Action Planned.
CERCLIS - NFRAP lists potentially hazardous waste sites that have previously
been reported to the U.S. EPA (pursuant to Section 103 of the CERCLA) for
proposed inclusion on the National Priorities List (NPL), but have subsequently
been removed from the list and withdrawn from NPL consideration. The
database listing for the Site indicates that the Site was granted NFRAP status
and archived on 1 March 1987 [EDR, 2008].
• Orange County Industrial Site. The Orange County Industrial Site list is
maintained by the County of Orange Health Care Agency (OCHCA). The
database lists sites that are on the Industrial Cleanup Program, a voluntary
cleanup program for contaminated property under the oversight of the OCHCA.
The Site was listed in this database due to the termination of the voluntary
cleanup program listing on 22 June 2005 [EDR, 2008].
• RCRA -LQG — Resource Conservation and Recovery Act — Large Quantity
Generator. The RCRA -LQG database is maintained by the U.S. EPA and lists
sites that have notified U.S. EPA of business activities involving the generation,
transport, storage, treatment, and/or disposal of over 1,000 kilograms of
hazardous waste per month. The Site was listed in this database because it is a
registered large quantity generator of hazardous wastes. No violations were
listed in the database record for this listing [EDR, 2008].
• UST, CA -FID UST, and SWEEPS UST— Underground Storage Tank (UST),
California Facility Inventory Database UST, and the Statewide Environmental
Evaluation and Planning System UST. These databases were maintained by the
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State Water Resources Control Board (SWRCB) and identified active and
inactive USTs. The CA -FID UST and SWEEPS UST databases are no longer
updated. The UST database contains up -to -date listings of registered USTs,
required under Subtitle I of the RCRA, from the SWRCB's Hazardous
Substance Storage Container Database. Listings in the three databases are due
to registered underground storage tanks, the last of which was removed in 2003
[McCloskey, 2003, 2005]. The database listings did not include information
regarding a release of hazardous substances or petroleum products [EDR, 2008].
• FINDS— Facility Index System. The FINDS database is maintained by the U.S.
EPA and contains both facility information and provides direction to other
sources of information that contain more detail (e.g., other database listings).
The Site is listed on the FINDS database since it is also listed on several other
databases [EDR, 2008].
• AIRS— Aerometric Information Retrieval System. The AIRS database is
maintained by the U.S. EPA Air Resources Board and is a repository for
ambient air quality data, and toxics and pollutant emissions data. The Site is
listed on the AIRS database because it is an emissions source and conducts
emissions reporting (1987, 1990, 1995 -2005) to the South Coast Air Quality
Management District. No AQMD exceedances were listed in the database
report [EDR, 2008].
• ICIS— Integrated Compliance Information System. The ICIS database is
maintained by the U.S. EPA and contains information on civil judicial cases
filed by the U.S. Department of Justice on behalf of the U.S. EPA and is the
database used to track and report information on civil judicial and administrative
enforcement cases under environmental statues. The Site is listed on the ICIS
because of an Clean Water Act 309a Compliance Order filed in 1998 [EDR,
2008]. The Site has subsequently been placed on the SLIC list (see below), as a
result of this filing.
• SLIC— Spills, Leaks, Investigations, Cleanup. The SLIC program database is
maintained by the Regional Water Quality Control Board ( RWQCB) for sites
that are under RWQCB oversight for soil and groundwater investigations,
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corrective actions, and human health risk assessments. The Site is listed on the
SLIC under the oversight of the Santa Ana RWQCB for the active remedial
action underway at the Site [EDR, 2008].
• HAZNET— Hazardous Waste Information System. The HAZNET database is
maintained by the Department of Toxic Substances Control (DTSC) which
records annual hazardous waste manifests received by the DTSC for a recorded
quantity of hazardous waste. The Site is listed on the HAZNET database for the
disposal of 0.83 tons of waste oil and mixed oil. No releases from the Site or
violations were listed in the HAZNET database [EDR, 2008].
3.2.2 Preliminary Assessment of Potential Vapor Intrusion Conditions
On 3 March 2008, the new ASTM Standard E 2600, Standard Practice for Assessment
of Vapor Intrusion into Structures on Property Involved in Real Estate Transactions,
was released. The standard defines the practice for conducting a vapor intrusion
assessment, the goal of which is to identify whether or not a vapor intrusion condition
(VIC) exists. A VIC is defined as "the presence or likely presence of any chemical of
concern (COQ in the indoor air environment of existing or planned structures caused
by the release of vapor from contaminated soil or groundwater either on the property or
within close proximity to the property, at a concentration that presents or may present
an unacceptable health risk to occupants." ASTM Standard E 2600 similarly defines
the existence of a potential VIC (pVIC) when the screening process identifies a
potential for a VIC but where there is "insufficient data to ascertain the presence or
likely presence of COC in the indoor air environment of existing or planned structures
on a target property."
A limited and preliminary pVIC evaluation was performed for the Site, utilizing only
the information readily available in the EDR report, review of Site data and
documentation, and results of the Site reconnaissance and interviews. This pVIC
evaluation is not intended to meet the substantive requirements of the ASTM Standard
E 2600 tiered screening, nor is it intended to identify which pVICs are VICs. The
approach taken in this Report is similar to the first phase of conducting a Tier 1 non-
numeric screening for vapor intrusion, whereby pVICs have been identified so that they
may subsequently be evaluated (as needed) using a complete Tier 1 screen (not part of
this Report).
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Active, idle, and abandoned oil wells, pipelines, sumps, and former UST locations
throughout the Site are considered pVICs by this initial vapor intrusion evaluation.
Initial investigations of these locations at the Site have begun; however, additional
investigations (e.g., Tier 1 screen per ASTM E 2600) are necessary to provide further
evaluation of the pVIC.
3.2.3 Document Review
Site explorations have been conducted at the Site since 1986 to evaluate environmental
conditions at the Site. A list of the environmental work conducted at the Site is
presented in Table 3 -1 and these documents were reviewed as part of the existing Site
records review. The results of these investigations indicated that the Site was primarily
impacted by crude oil and that these impacts were generally confined to specific
operating areas, including, for example, oil well locations, pipelines, tank farms, sumps,
and roadways. The data also indicated that some areas of the Site were impacted by
generally low concentrations of chemicals other than crude oil, such as volatile organic
compounds (VOCs) and metals. A summary of information regarding the known
environmental impacts at the Site and the regulatory status of the Site is presented in
Appendix D. The information regarding the regulatory status of the Site is based on
Site historical data as well as recent conversations with regulatory agencies as part of
this Phase I ESA Update. Detailed information regarding the Site environmental
condition can be found in the reports listed in the Reference section of this Report.
3.2.4 Aerial Photograph Review
Historical aerial photographs of the Site from 1927, 1938, 1947, 1953, 1968, 1977,
1990, 1994, and 2002 were obtained from EDR [EDR, 2008]. These aerial photographs
were at a higher resolution than the aerials utilized in the 2005 Phase I ESA [Geosyntec,
2005a]. Copies of these aerial photographs are included in Appendix B.
The following presents a summary of the aerial photographs reviewed:
1927 Aerial: The location of the Site was identified. Neither buildings nor Site
development were observed [EDR, 2008].
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1938 Aerial: The location of the Site was identified. A few paths, drainages and areas
of vegetation were observed on the Site [EDR, 2008].
1947 Aerial: The location of the Site was identified. The Site was noted to be heavily
traversed by a series of dirt roads and significantly developed for the
production of oil. Two tank farms were identified in the locations of the
existing tank farms [Whittier College, 1993]. Darker areas which are
likely to be oil well or drilling mud sumps are visible near oil well
completions [EDR, 2008].
1953 Aerial: The Site appeared similar to the 1947 photograph [EDR, 2008].
1968 Aerial: The Main Site Tank Farm can be located along with three sumps in the
lowlands. Additional structures including the current maintenance shop
building and main office can also be observed [EDR, 2008].
1977 Aerial: The steam generation plant located on the uplands was observed [EDR,
2008].
1990 Aerial: A new building can be noticed on the Site near the main gate at 17th
Street. This building is currently used as an employees' changing room
and showers [EDR, 19981.
1994 Aerial: The water softening plant located north of the Main Site Tank Farm was
observed [EDR, 2008].
2002 Aerial: The Site appears similar to the 1994 photograph [EDR, 2008].
The features identified in the aerial photographs are identified on Figure 5 -1 (presented
in Section 5), with the exception of the oil well sumps which can be observed on the
1947 aerial photograph. Observations on this set of aerial photographs confirm the
information gathered from the environmental report review and general Site knowledge
3.2.5 Topographic Map Review
Topographic maps were obtained from EDR from the following years: 1901, 1902,
1935, 1951 1965, 1972, and 1981. Copies these topographic maps are included in
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Appendix C. The following presents a summary of the United States Geological Survey
(USGS) topographic maps reviewed [EDR, 2008]:
1901: The approximate location of the Site was identified. The Santa Ana River is
shown as dendritic without adjacent levees. The Santa Ana River discharges to
a relatively large marsh or wetland along the coast. A rail line is shown
extending to the coast east of the Site. The topography of the Site is shown as
mostly flat with the exception of the north east comer of the former
marsh/wetland. No development of the Site is indicated.
1902: The Site and surrounding features appear similar to the 1901 topographic map.
1935: The levees for the Santa Ana River have been constructed. A majority of the
wetland area appears filled. More detailed topographic contouring on the Site
shows the upland and lowland areas of the Site. The southern portion of the
lowlands adjacent to the bluffs is shown as wetlands. No development of the
Site is indicated.
1951: A network of roads is shown across the lowlands that extend into the upland
area. The lowland area is labeled as "Oil Wells." Topography at the Site
appears similar to that shown in the 1935 topographic map. A label of "sewage
disposal" is shown in the southwest comer of the lowlands. This sewage
disposal location appears to be located on the River Marsh area.
1965: The Greenville Banning Channel is shown parallel to the Santa Ana River.
Wetland or marsh areas are no longer shown in the southeast corner of the
lowlands. A label "WT" (possibly Water Treatment) has replaced the "sewage
disposal" label observed in the 1951 topographic map. The remaining features
and topography of the Site are similar to that shown on the 1951 topographic
map.
1972: Site topography and features appear similar to the 1965 topographic map.
1981: Site topography and features appear similar to the 1972 topographic map.
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Observations on this set of topographic maps confirm the information gathered thus far
at the Site.
3.2.6 Sanborn Map Review
Sanborn maps were requested from EDR; however, EDR reported that there was no
coverage for the Site area (See Appendix A).
3.3 Site Vicinity
3.3.1 Database Records Review and Document Review
As described in Section 3.2.1, the database search report was obtained from EDR [EDR,
2008]. The EDR report documents the findings of various governmental database
searches regarding properties with known or suspected releases of hazardous materials
or petroleum hydrocarbons in the vicinity of the Site and provides a list of the databases
searched. A description of the databases searched is included with the EDR report and
the remainder of this section presents the results of the records review as they pertain to
the Site vicinity.
Over 420 facilities were identified in the database search in the Site vicinity [EDR,
2008]. Of these listings, approximately 70 facilities were estimated to be located within
1/4 mile of the property boundary of the Site. Each listing was reviewed to evaluate its
potential to impact the Site and a summary of selected identified off-site facilities in
proximity to the Site is presented in Table 3 -2.
The majority of the facilities identified in the databases were listed due to their status as
hazardous waste generators or having registered USTs, but were listed as having no
violations or releases. Several listings were due to leaking USTs, where either the case
was listed as closed by the lead regulatory oversight agency or the facility was located
on the western side of the Santa Ana River, creating limited potential for impacts to the
Site. Four remaining facilities located within approximately 1/2 mile of the Site are
discussed below and were identified as RECs.
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3.3.1.1 California Exploration Company
The California Exploration Company (aka Barto Oil) was identified in several
databases. The facility is located approximately 1/5 -mile east of the Site. A profile
report provided by the DTSC indicates, in the 1993 database search, that the California
Exploration Company appears to have been an oil waste storage and disposal facility.
Potential hazardous wastes and petroleum hydrocarbons associated with these activities
include "tank bottom wastes," `oil -water separator sludge," and "unspecified aqueous
solution" [DTSC, 19981. In 1994, the DTSC determined that no further action was
required on the facility and the case was referred to the RWQCB. Database records
reviewed in the 2008 EDR report did not provide any additional or new information
regarding the current status of this facility.
Based on the close proximity of this facility to the Site, further evaluation of its current
regulatory status and extent of potential contamination may be warranted.
3.3.1.2 Newport Terrace Landfill
The Newport Terrace Landfill (aka the Newport City Dump #1 and Leadership Housing
Systems) was identified on several databases. The facility is a closed solid waste
landfill located approximately 1 /10 -mile northeast of the Site, which primarily accepted
inert materials and green waste [Orange County Health Care Agency (OCHCA),
1998a]. It is currently used as undeveloped open space for Newport Terrace
Condominiums. Landfill gas at the facility is monitored monthly. Quang Nguyen,
Head of Closed Sites for the OCHCA, reported in 1998 that he was not aware of
impacts to groundwater presently associated with the facility [OCHCA, 1998a].
Database records reviewed in the 2008 EDR report did not provide any additional or
new information regarding the current status of this facility. Based on the close
proximity of this facility to the Site, further evaluation of its current regulatory status
and extent of potential contamination may be warranted.
3.3.1.3 Grand Plan — Eaton / Nexus
The Grand Plan property is identified in several databases. The property is located
approximately 1/3 -mile east of the Site and consists of an approximate 7 acre vacant
parcel, which was a formerly used by Eaton Corporation for the fabrication and
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assembly of aerospace cockpit controls. The property is active on the Voluntary
Cleanup Program, under the oversight of the DTSC (lead agency), to address identified
tetrachloroethylene (PCE) contamination in soil, soil vapor, and groundwater.
Historical records indicate that the property has been listed as a transfer station for
halogenated organic compounds, hydrocarbon solvents, waste oil, and mixed oil. The
property is also identified for an unspecified release of halogenated solvents, although
the case is listed as closed in November 1994 by the OCHCA (oversight agency at that
time). DTSC records indicate that a Removal Action Completion Report is expected
sometime in 2008 [EDR, 2008]. Based on the close proximity of this facility to the
Site, further evaluation of the current status of remediation at the facility and extent of
the contamination may be warranted.
3.3.1.4 Hughes Aircraft Company / Future Newport Health Care Facility
The Hughes Aircraft Company / Future Newport Health Care Facility is identified in
several databases. The facility is located approximately '/z -mile east - southeast of the
Site and was listed on the EDR report primarily due to a leaking solvents UST which
had contaminated groundwater. The facility is also listed for a leaking diesel
underground storage tank, although impacts were listed to include soil only and the case
is listed as closed by the State and regional water boards. The facility is listed as a
Transfer, Storage, Disposal Facility (TSDF) and small - quantity generator of hazardous
wastes and is on record as submitting hazardous waste manifests to the DTSC.
Numerous violations were listed, although these were "land -ban" and other "oversights"
[EDR, 20081.
The reviewed database records indicate that the RWQCB has concluded that migration
of contaminated groundwater and current human exposures are "under control." The
facility was previously removed from the CERCLIS and designated as NFRAP. Based
on the close proximity of this facility to the Site, further evaluation of the current status
of remediation at the facility and extent of groundwater contamination may be
warranted.
3.3.2 Preliminary Assessment of Potential Vapor Intrusion Conditions
As described in Section 3.2.2, the new ASTM Standard E 2600 defines the practice for
conducting a vapor intrusion assessment, including the identification of pVICs and
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screening to determine whether or not VICs exist. The approach taken in this Report is
similar to the first phase of conducting a Tier 1 non - numeric screening for vapor
intrusion, whereby pVICs have been identified so that they may subsequently be
evaluated (as needed) using a complete Tier 1 screen (not part of this Report). The
evaluation presented herein is therefore limited in extent and preliminary in nature, and
utilizes only the information readily available in the EDR report, Site data and
documentation, and results of the Site reconnaissance and interviews.
The preliminary evaluation presented in Table 3 -2 identifies four facilities as pVICs.
These four facilities have been identified because of their respective documented
sources of soil and /or groundwater contamination and their locations being
hydrogeologically upgradient of the Site. A Tier 1 screen per ASTM E 2600 is
necessary to provide further evaluation of the pVICs.
3.3.3 Aerial Photograph Review
The following presents a summary of the aerial photographs reviewed:
1927 Aerial: Land use adjacent to the Site appeared to be agricultural [EDR, 2008].
1938 Aerial: Land use surrounding the Site appeared to be predominantly open space
with some agricultural use [EDR, 2008].
1947 Aerial: Land use surrounding the Site appeared to still be predominantly
agricultural [EDR, 2008].
1953 Aerial: Some residential, commercial or industrial development observed to the
east of the Site. Land use surrounding the Site is predominantly open
space and agricultural [EDR, 2008].
1968 Aerial: Surrounding land use appeared to be less agricultural and more
residential, commercial, and light industrial. Increased density of
residential, commercial, or industrial development observed to the east
and south of the Site south of Pacific Coast Highway [EDR, 2008].
1977 Aerial: Increase in residential, commercial or industrial development observed
to the east, south and southwest of the Site [EDR, 2008].
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1990 Aerial: No significant changes in surrounding land use were noted [EDR, 2008].
1994 Aerial: Surrounding property use appears similar to the 1990 photograph [EDR,
2008].
2002 Aerial: Surrounding property use appears similar to the 1994 photograph [EDR,
2008].
3.4 Data Evaluation
Based on the record review performed as part of this Phase I ESA Update, a number of
on -site RECs were identified and are listed in Table 3 -3. The preliminary list presented
in Table 3 -3 is based on previous Phase I ESAs, Site investigations performed at the
Site [Geosyntec, 1999, 2001b, and 2005a], and based on the results of the Site
reconnaissance and interviews conducted as part of this Phase I ESA Update (see
Section 4). A summary of available information regarding some of these RECs is
presented in Appendix E.
A review of environmental reports available for the Site (see Appendix D) revealed the
presence of three historical RECs, including the cement returns area, the wetland fill
area, and the storm water /surface water quality issues. These historical RECs have been
addressed by the current Site owner and operator. Based on correspondence and recent
conversations with the lead regulatory agency for these RECs (the RWQCB), no further
action will be required for remediation of these RECs [RWQCB, 2003, 2005].
Vadose zone gas has been detected at the Site next to some oil wells as well as at other
locations (see Appendix D). The origin of the gas detected in the vadose zone is likely
either formation gas or swamp gas generated by decomposition of organic matter in the
subsurface.
Data obtained from the review of aerial photographs and database search confirms the
information presented in Table 3 -3. Specifically, the aerial photograph dated 1947
provides an indication of the potential location of drilling mud sumps or oil well sumps
on the Site. A review of historical topographic maps also confirms the information
presented in Table 3 -3 and indicates the possible presence of sewage disposal in the
southwest comer of the lowlands. The sewage disposal area appeared to be located on
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the River Marsh area and likely represents the former location of a sewage treatment
plant operated by the OCSD.
Review of the available information regarding off -site properties obtained from the
database reports identifies four off -site facilities as RECs, as presented in Table 3 -2.
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4. SITE RECONNAISSANCE AND INTERVIEWS
4.1 Approach
Geosyntec performed a Site reconnaissance and interviewed the HDLLC Site
superintendent (Mr. Rick Swaringen), as well as e-mail update correspondence with
representatives of the owner partnership (Mr. Scott Andrews, Cherokee, and Mr.
Michael Klancher, NBR LLC) to assess present Site conditions and to identify and
evaluate evidence of RECs existing at the Site. The Site reconnaissance was performed
onl2 March 2008 and was documented using photographs which are included in
Appendix F. Figures 5 -1 and 5 -2 show the approximate locations of specific Site
features discussed in the following sections. Photograph locations and orientations are
included in Figure 5 -1.
Mr. Rick Swaringen, Mr. Scott Andrews, and Mr. Michael Klancher provided
information on past and current Site operations. In addition, Geosyntec reviewed the
due diligence audit information compiled by Cherokee as part of its assessment of the
Site. Development Team — Cherokee to decide if audit report excerpts should be
included as Appendix G. In addition, Geosyntec contacted Mr. Ken Theisen of the
RWQCB and discussed the environmental work on -going at the Site.
4.2 Data Evaluation
The results of the Site reconnaissance and interviews were used to identify and evaluate
RECs existing at the Site.
The hazardous substances and /or petroleum hydrocarbons (or materials containing
hazardous substances or petroleum hydrocarbons) and their locations reported to be
currently or historically used at the Site are listed in Table 4 -1. Material Safety Data
Sheets (MSDS) for hazardous substances (or materials containing hazardous
substances) that were reported to be historically or currently in use at the Newport
Banning Ranch [McCloskey, 2005; Swaringen, 2008] are contained in Appendix H.
Hazardous substances or petroleum hydrocarbons are generally placed and stored in
containers to reduce the potential of leakage or spills into the subsurface. However, it
was noted that in some areas of the Site, some hazardous substances or petroleum
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hydrocarbons may have locally impacted the soil, due to small spills or the loss of
container integrity. Based on historical Site operations, the Site is currently
investigating and remediating areas under the RWQCB- directed SLIC program.
An inventory of RECs was developed based on the results of the Site reconnaissance
and interviews. These RECs are listed in Table 3 -3 and are the same as those RECs
historically identified at the Site [Geosyntec, 1999, 2001b, and 2005a]. Available
information regarding some of these RECs is presented in Appendix E. Observations
made during the Site reconnaissance activities performed as part of this Phase I ESA
Update, identified noteworthy change to some of the RECs listed in the previous
Phase 1 ESA, as explained below:
• Main Site Tank Farm (REC 2) — a Free Product Recovery System (FPRS) has
been installed at the Main Site Tank Farm area. The FPRS is a trailer- mounted
belt skimmer system which utilizes a looped hydrophobic belt that is lowered
into free product extraction wells. Upon contacting the rotating belt, free
product adheres to its surface and is removed from the well by a fixed wiper
blade mounted near the motor housing. The recovered product is then
discharged to a secondarily contained container for temporary holding. No
evidence of spills or leaks was observed during the Site reconnaissance. This
system has been added to the features identified under REC 2.
• Biotreatment Cell Stockpile (REC 7) — the biotreatment cell stockpile area was
originally used as a treatment location for soil undergoing treatment to reduce its
hydrocarbon content. Observations made during the Site reconnaissance
indicate that the Biotreatment Cell Stockpile area is currently being used for the
disposition/spreading of concrete returns. This changed condition has been
added to REC 7.
• Lowland Debris Stockpile (REC 16) — soil fill material excavated as part of the
lowland debris removal effort was stockpiled on a lined pad in the uplands area
of the Site. Observations made during the Site reconnaissance indicate that the
liner in this area has become compromised, likely as a result of the investigation
of a nearby abandoned oil well. Concrete debris removed as part of this
excavation effort is stockpiled adjacent to the lined area. This work was
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performed under the oversight of the RWQCB. This changed condition has
been added to REC 16.
• Oil Wells (REC 24) — six new oil wells have been installed at the Site since
2005, as shown on Figure 5 -2. Three oil wells were installed east of the Main
Site Tank Farm and three were installed north of the City of Newport Beach
Tank Farm. These additions have been added to REC 24.
• Facility Dismantling and/or Decommissioning — several facilities at the Site
have been dismantled and decommissioned since 2005. These include the Air
Compression Plant (REC 3), Steam Generation Plant (REC 4), Water Softening
Plant (REC 5), Secondary Tank Farm (REC 6), Underground Storage Tank and
Fuel Pump (REC 13), and the Coast Watch Station (REC 14). The updated
status of each of these RECs has been added to Table 3 -3.
Other areas of environmental concern were identified as part of this or previous Phase I
ESAs, and were either included in an existing REC, deemed to be of lesser significance
than the previously discussed RECs, or considered to be outside of the scope of this
Phase I ESA Update. These areas of environmental concern are discussed below:
• Three drainage culverts exist on the eastern perimeter of the Site. These culverts
transport off -site water onto the Site which is largely runoff from roadways,
residential areas, light industrial areas, and commercial areas. It is therefore
possible that hazardous substances and /or petroleum hydrocarbons are being
transported to the Site from off -site sources via these drainage culverts. Soil
samples were collected by Geosyntec near the outfalls of the three culverts on 9
October 1998. Surface water was also sampled at the two northernmost culverts
but not the southern culvert, which was dry. Soil and groundwater samples were
tested for general inorganic parameters only, and did not indicate the presence of
impacts at these drainage culverts at the time of testing. This environmental
concern was therefore included as part of the storm water /surface water quality
issues discussed in Section 3.4.
• The OCSD operated a sewage treatment plant on land currently occupied by the
River Marsh adjacent to the Site. This sewage treatment plant was identified
during the review of the historical topographic maps (see Section 3.2.5). Joe
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Rycraw of the OCSD stated that it is possible that abandoned sewage pipelines
cross the Site [OCSD, 1993].
• The Bohn -Mack Slough flows across the southern end of the Site. The AINOC
at one time maintained a bird screen across the slough to prevent water fowl
from landing in the slough in the event of a crude oil spill into the slough.
However, the WNOC no longer feels this precaution is necessary, and the bird
screen has fallen into disrepair. This slough is located in and is considered part
of the Main Site Tank Farm Area (REC 2).
• There are a number of old trucks, cars, boats, drill rigs, and other miscellaneous
equipment stored in various areas of the Site in addition to those stored in the
Maintenance Shop area. There is a potential for small leaks of oil from these
vehicles.
• There are a number of telephone poles across the Site. Creosote is typically
present in many telephone poles and could potentially leach into the soil or
proximal surface water. Telephone poles are part of the electrical distribution
network and are included in REC 9.
• Since many of the Site structures and equipment were built and installed before
1966, there is a potential for the presence of lead -based paint and asbestos -
containing materials. The absence or presence of lead -based paint or asbestos -
containing materials has not been confirmed.
• The lowland area of the Site consists primarily of tidally influenced and seasonal
pond wetlands. Additionally, the 92 -acre River Marsh, immediately adjacent to
the Site and next to the Santa Ana River, is a wetlands region. The River Marsh
was purchased by the USCOE and restored as a wetlands as part of the USCOE
Santa Ana River Flood Control Project. There may be specific requirements for
restoration or management of the wetlands required by the regulatory agencies.
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5. SUMMARY OF FINDINGS AND OPINIONS
5.1 General
Geosyntec has performed a Phase I ESA Update of the Newport Banning Ranch
property located in the County of Orange, California (the Site). This Report has
revealed the presence of RECs both from the Site itself and from off -site facilities. The
significance of these RECs was evaluated and RECs identified in this Report were
classified as RECs, historical RECs, de minimis environmental conditions, or other
issues of potential concern. In addition, a limited and preliminary pVIC evaluation was
also performed. The result of this assessment is summarized in the following sections.
5.2 RECs
A total of four off-site facilities were evaluated as RECs, as listed in Table 3 -2. A total
of 27 on -site RECs were identified in this Report, as listed in Table 3 -3. Table 3 -3
indicates if (i) Site investigations have been performed at each of these RECs, and (ii)
based on the data gathered from the Site investigation, it is likely that remediation will
be required at these RECs, based on the anticipated Site reuse contemplated by NBR
LLC. Available information regarding some of these RECs is summarized in
Appendix E. Detailed information regarding these RECs is generally available in the
documents listed in Table 3 -1, the Reference section of this Report, or in Appendix A
(EDR Report).
5.3 Historical RECs
A total of three historical RECs have been identified at the Site, including:
• Cement Return Area;
• Wetland Fill Area; and
• Storm water /surface water quality issues.
These historical RECs, which are also listed in Table 3 -3, have been addressed by the
current Site owner and operator. Based on correspondence and recent conversations
with the lead regulatory agency (the RWQCB), no further action is required for
remediation of these RECs [RWQCB, 2003, 2005]. However, the storm water /surface
HRI018- 0117VBA08- 02_RPT(REVI).DOC 30 08 04 16 /18:10
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water quality issues historical REC may become of concern again depending on the
nature and quality of on -site and off -site operations in the future.
5.4 De Minimis Environmental Conditions
A few de minimis conditions have been identified at the Site. These de minimis
conditions are not expected to have a significant impact on the environment and would
not likely be the subject of an enforcement action by Site regulators. These de minimis
environmental conditions include:
• Old sewer pipes associated with the former sewage treatment plant located on
the River Marsh, and
• Old trucks, drill rigs, and equipment located across the Site.
5.5 pVICs
A limited and preliminary pVIC evaluation was performed for the Site, utilizing only
the information readily available in the EDR report, review of Site data and
documentation, and results of the Site reconnaissance and interviews. This pVIC
evaluation is not intended to meet the substantive requirements of the ASTM Standard
E 2600 tiered screening, nor is it intended to identify which pVICs are VICs. The
approach taken in this Report was similar to the first phase of conducting a Tier 1 non-
numeric screening for vapor intrusion, whereby pVICs have been identified so that they
may subsequently be evaluated (as needed) using a complete Tier 1 screen (not part of
this Report).
On -site pVICs identified through this initial vapor intrusion evaluation include active,
idle, and abandoned oil wells, pipelines, sumps, and former UST locations throughout
the Site. Off -site pVICs identified through this initial vapor intrusion evaluation
include the four facilities identified in Table 3 -2. These four facilities were identified
because of their respective documented sources of soil and/or groundwater
contamination and their locations being hydrogeologically upgradient of the Site. A
Tier 1 screen per ASTM E 2600 is necessary to provide further evaluation of both the
on -site and off -site pVICs identified herein.
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5.6 Other Issues of Concern
While specifically excluded from the scope of work, Geosyntec noted some issues
which may be of concern to NBR LLC including:
presence of lead -based paint and asbestos - containing materials (ACM) at the
Site, and
• wetlands located throughout the lowland area.
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6. SUMMARY, CONCLUSIONS, AND RECOMMENDATIONS
The Newport Banning Ranch property (the Site) is a 400 -acre oil and gas production
facility located east of the mouth of the Santa Ana River near the Huntington Beach -
Newport Beach city boundary in Orange County, California. Various structures and
equipment which are or were used for the production of oil and gas are present at the
Site. These structures and equipment include oil wells, pipelines, drill rigs, tank farms,
a steam generating plant, compressed air plant, generators, and an equipment
maintenance facility, as well as other structures and equipment. Environmental
investigations and restoration work have been performed over the past 15 years at the
Site as part of on -going oil operations, and preparation for alternative end uses of the
Site (including development). While a few conditions at the Site have changed in the
last two years (e.g., drilling six new oil wells), the Site has not substantively changed
since performing the Phase I ESA in 2005.
The results of investigations performed to date indicate that the Site is primarily
impacted by crude oil and that these impacts are generally confined to specific
operating areas, including, for example, oil well locations, pipelines, tank farms, sumps,
and roadways. The data also indicates that some areas of the Site are impacted by
generally low concentrations of chemicals other than crude oil, such as volatile organic
compounds (VOCs) and metals.
We have performed a Phase I ESA in conformance with the scope and limitations of
ASTM Practice E 1527 -05 at the Site. Any exceptions to, or deletions from, this
practice are described in Section 1 of this report. This assessment has revealed no
evidence of recognized environmental conditions, in connection with the property,
except as listed in Tables 3 -2 and 3 -3.
Site investigations have been conducted at some of the RECs identified in Table 3 -3.
Remedial action will be required at some of these RECs. Currently, the lead regulatory
agency for the Site (the RWQCB) has requested that a remediation plan be implemented
at the Site under the SLIC voluntary cleanup program. The nature and extent of future
remediation for this and other areas of the Site has not yet been completely defined and
will depend on the reuse of the property. The remediation program currently
contemplated for the Site is described in the report titled Environmental Site Assessment
HRI018- 0117VBA08- 02_RPT(REVI).DOC 33 08 04 16 /18:10
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and Preliminary Site Remediation Budget Estimate prepared by Geosyntec [Geosyntec,
2005].
Storm water /surface water quality has been estimated to be an historical REC because
chemical testing did not reveal environmental impacts and/or the RWQCB did not
require mitigation to address storm water /surface water quality. However, the future
quality of storm water /surface water and associated receiving basins may change
depending on the nature and quality of on -site and off -site operations.
Based on the findings of this Phase I ESA Update, it is suggested that additional Site
investigation work be performed in the sublease area once the leasees vacate the Site, at
some of the oil wells (including a potential vapor intrusion assessment), in the
transformer storage areas, and in the stockpile areas. This work will help reduce some
of the existing uncertainty regarding the nature of these RECs.
Geosyntec also recommends that an environmental monitoring program be
implemented as part of grading activities during future development of the Site.
Because the Site is relatively large, there is the potential for impacted material to exist
in the surface and subsurface which were not recognized during the Phase I ESA
Update (or previously), and additional areas of environmental concern could possibly be
uncovered during grading of the Site. An environmental monitoring program
implemented during these grading activities could potentially identify environmental
concerns not readily found as a result of the Phase I (primarily a visual inspection and
records review) and the Phase II (sampling at discrete points) investigations.
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7. SIGNATURE AND QUALIFICATIONS
This Phase I ESA Update (Report) was prepared in general conformance with the scope
and limitations of the ASTM Standard E 1527 -05, Standard Practice for Environmental
Assessments: Phase I Environmental Site Assessment Process. This Report was
prepared in accordance with the scope of work, terms, and conditions described in
Geosyntec's proposal dated 7 February 2008. A listing of the ASTM Standard E
1527 -05 elements included and excluded from the scope of work is presented in
Table 1 -1.
The conclusions contained in this Report are based solely on the analysis of the
conditions as observed by Geosyntec personnel and as reported by regulatory agencies
and other named sources at the time the Phase I ESA Update process was performed.
This Report is not, nor should it be construed as, a regulatory compliance audit.
Geosyntec reporting and documentation with respect to the Site reconnaissance are
based on observations of the Site conditions on 12 March 2008. During the Site
reconnaissance, Geosyntec attempted to visit each area of the Site where existing Site
records indicated that there are currently, or have been in the past, structures and
facilities related to oil and gas production. However, because the Site covers
approximately 400 acres (162 ha), some of the oil well and pipeline locations in remote
areas of the Site were not visited. In addition, many areas of the Site which consist of
dense brush and marsh were not accessible and, therefore, could not be visited.
No warranty, expressed or implied, is made regarding the professional opinions
expressed in this Report or concerning the completeness of the data presented to us. If
actual conditions are found to differ from those described in this Report, or if new
information regarding the Site is obtained, Geosyntec should be notified and additional
recommendations, if required, will be provided. Geosyntec is not liable for any use of
the information contained in this Report by persons or parties other than NBR LLC.
The qualifications of the environmental professionals who prepared this report are
provided in Appendix I.
HRI018- 0117VBA08- 02_RPT(REVI).DOC 35 08 04 16 /18:10
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I declare that, to the best of my professional knowledge and belief, I meet the definition
of environmental professional as defined in §312.10 of 40 CFR 312,
DRAFT
SIGNATURE
Eric D. Smalstig, P.E.
NAME
TITLE
27 March 2008
DATE
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REFERENCES (to be reconciled for final draft)
HRI018- 0117VBA08- 02_RPT(REVI).DOC 37 08 04 16 /18:10
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Tables
Geosyntec °
consultants
HR1018- OJ1NBA08 -02.RPT.DOC 08 03 27/18:41
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Table 1 -1 Detailed Scope Element per ASTM E 1527 -05
Newport Banning Ranch
Orange County, California
Geosynte&
consultants
SCOPE ELEMENT
ASTM E- 1527 -05
Reference
INCLUDED?
RECORDS REVIEAV
8.0
--
Standard Environmental Record Sources (radii of search 0.511.0 miles)
8.2.1
--
Federal NPL. site list
8.2.1
Yes
Federal Delisted NPL site list
8.2.1
Yes
Federal CERCLIS list
8.2.1
Yes
Federal CERCLIS NFRAP site list
8.2.1
Yes
Federal RCRA CORRACTS facilities list
8.2.1
Yes
Federal RCRA non - CORRACTS TSD facilities list
8.2.1
Yes
Federal RCRA generators list
8.2.1
Yes
Federal institutional control /engineering control registries
8.2.1
Yes
Federal ERNS list
8.2.1
Yes
State and tribal lists of hazardous waste sites identified for investigation or
remediation: State- and tribal - equivalent NPL
8.2.1
Yes
State and tribal lists of hazardous waste sites identified for investigation or
remediation: State- and tribal- equivalent CERCLIS
8.2.1
Yes
State and tribal landfill and/or solid waste disposal site lists
8.2.1
Yes
State and tribal leaking storage tank lists
8.2.1
Yes
State and tribal registered storage tank lists
8.2.1
Yes
State and tribal institutional control /engineering control registries
82.1
Yes
State and tribal voluntary cleanup sites
8.2.1
Yes
State and tribal Brownfield sites
8.2.1
Yes
Additional Environmental Record Sources
8.2.2
- -
Types of Records
8.2.2
- -
Local BrownfteldLists
8.2.2
Yes
Local Lists of Landfill /Solid Waste Disposal Sites
8.2.2
Yes
Local Lists ofHaaardous Waste/Contaminated Sites
8.2.2
Yes
Local Lists of Registered Storage Tanks
8.2.2
Yes
Local Land Records (for activity and use limitations)
8.2.2
No
Records of Emergency Release Reports (42 U. S. C. 11004)
8.2.2
No
Retards of Contaminated Public Wells
8.2.2
No
Sources
8.2.2
--
Department ofHealth /Environmental Division
8.2.2
Yes
City Fire Department
8.2.2
Yes
Planning Department
8.2.2
No
Building Permit /Inspection Department
8.2.2
No
Local /Regional Pollution Control Agency
8.2.2
No
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Table 1 -1 Detailed Scope Element per ASTM E 1527 -05 (continued)
Newport Banning Ranch
Orange County, California
SCOPE ELEMENT
ASTM E- 1527 -05
Reference
INCLUDED?
Local /Regional Water Quality Agency
8.2.2
No
Local Electric Utility Companies (for records relating t4PCBS)
N.33
No
Physical Setting Sources
8.2.3
--
Mandatory Standard Physical Setting Source
8.2.3
--
USGS — Current 7.5 Minute Topographic Map (or equivalent)
8.2.3
Yes
Discretionary and Non - Standard Physical Setting Sources
8.2.3
- -
USGS and/ or State Geological Survey— Groundwater Maps
8.2.3
No
USGS and /or State Geological Survey— Bedrock Geology Maps
8.2.3
No
USGS and /or State Geol ogical Survey— Surficial Geology Maps
8.2.3
No
Soil Conservation Service — Soil Maps
8.2.3
No
Other Physical Setting Sources that are reasonably credible
8.2.3
No
Standard Historical Sources
8.3.4
--
Aerial Photographs (review of one source of air photo)
8.3.4.1
Yes
Fire Insurance Maps (such as Sanborn maps)
8.3.4.2
Yes
Property Tax Files
8.14.3
No
Recorded Land Title Records
8.3.4.4
No
USGS Topographic Maps (other than requirement of 8.2.3)
8.3.4.5
No
Local Street Directories
8.3.4.6
Yes
Building Department Records
8.3.4.7
No
Zoning/Land Use Records
8.3.4.8
No
Other Historical Sources
8.3.4.9
No
Site RECONNAISSANCE
9.0
--
General Site Setting
9.4.1
--
Current Use(s) of the Property
9.4.1.1
Yes
Past Use(s) of the Property
9.4.1.2
Yes
Current Uses of Adjoining Properties
9.4.1.3
Yes
Past Uses of Adjoining Properties
9.4.1.4
Yes
Current or Past Uses in the Surrounding Area
9.4.1.5
Yes
Geologic, Hydrogeologic, Hydrologic, and Topographic Conditions
9.4.1.6
Yes
General Description of Structures
9.4.1.7
Yes
Roads
9.4.1.8
Yes
Potable Water Supply
9.4.19
Yes
Sewage Disposal System
9.4.1.t0
Yes
Interior and Exterior Observations
9.4.2
--
Current Use(s) of the Property
9.4.2.1
Yes
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Table 1 -1 Detailed Scope Element per ASTM E 1527 -05 (continued)
Newport Banning Ranch
Orange County, California
SCOPE ELEMENT
ASTM E- 1527 -05
Reference
INCLUDED?
Past Uses) of the Property
9.4_22
Yes
Hazardous Substances and Petroleum Products in Connection with Identified Uses
9.3:13
Yes
Storage Tanks
9.4.2.4
Yes
Odors
9.4.2.5
Yes
Pools of Liquid
9.4.2.6
Yes
Drums
9.4.2.7
Yes
Hazardous Substance and Petroleum Products Containers (not necessarily in
connection with identified uses)
9.4.2.8
Yes
Unidentified Substance Containers
9.4.2.9
Yes
PCBs
9.4.2.10
Yes
Interior Observations
9.4.3
--
Heming/Cooling
9.4.3.1
Yes
Stains or Corrosion
9.4.3.2
Yes
Drains and Sumps
9.4.3.3
Yes
Exterior Observations
9.4.4
--
Pits, Ponds or Lagoons
9.4.4.1
Yes
Stained Soil or Pavement
9.4.4.2
Yes
Stressed Vegetation
9.4.4.3
Yes
Solid Waste
9.4.4.4
Yes
Waste Water
9.4.4.5
Yes
Wells
9.4.4.6
Yes
Septic Systems
9.4.4.7
Yes
INTERVIEWS WITH (PAST AND) PRESENT OWNERS AND OCCUPANTS"'
10.0
YES
INTERVIEWS WITH STATE AND /OR LOCAL GOVERNMENT OFFICIALS
11.0
--
State and /or Local Agency Officials
11.5.1
--
Local Fire Department that Serves the Property
11.5.1.1
No
State and /or Local Health Agency or Local /Regional Office of State Health Agency
Serving the Area in Which the Property is Located
11.5.1.2
No
State and /or Local Agency or Locat/Regional Office of State Agency having
Jurisdiction over Hazardous Waste Disposal or other Environmental Matters in the
Area in which the Property is Located
11.5.1.3
No
Local Agencies Responsible for the Issuance of Building Permits or Groundwater Use
Permits that Document the Presence of AULs which may Identify a Recognized
Environmental Condition in the Area in which the Property is Located.
11.5.1.4
No
EVALUATION AND REPORT PREPARATION
12.0
YES
NON -SCOPE CONSIDERATIONS'2'
13.0
--
Asbestos- Containing Building Materialsi02
13.1.5.1
Limited
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Table 1 -1 Detailed Scope Element per ASTM E 1527 -05 (continued)
Newport Banning Ranch
Orange County, California
SCOPE ELEMENT
ASTM E- 1527 -05
Reference
INCLUDED?
Radon
13.1.5.2
No
Lead -Based Paint(4)
13.1.5.3
Limited
Lead in Drinking Water
13.1.5.4
No
Wetlands
13.1.5.5
No
Regulatory Compliance (4)
13.1.5.6
Limited
Cultural and Historical Resources
13.1.5.7
No
Industrial Hygiene
13.1.5.8
Limitedo
Health and Safety
13.1.5.9
No
Ecological Resources
13.1.5.10
No
Endangered Species
13.1.5.11
No
Indoor Air Quality
13.1.5.12
No
Biological Agents
13.1.5.13
No
Moldt"
13.1.5.14
Limited
Notes: (1) Contact information for previous and current owner(s) to be provided to Geosyntec.
(2) These items may be added, based on site observation or owner knowledge, at additional cost.
(3) The agency responsible for regulating Biomerica will be contacted for potential notices of violation or case file on the
property.
(4) -These items would include a limited visual assessment of target areas identified by Client. Phase I ESA proposal does
not include destructive or intrusive testing; select detailed assessment and/or testing will be performed, at Client's
option, during a limited Phase II ESA, as a separate scope of work.
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Table 3 -1 Environmental Studies (1986 -2005)
Newport Banning Ranch
Orange County, California
Geosynte&
consukants
AUTHORIDATE
SUBJECT
I COMMENTS
Levine -Fricke (18 March 1986)
Soil and Surface Water Assessment
Up to 14% petroleum hydrocarbons in soil samples. Less than 200 parts per million (ppm) soil and less than 1 ppm water metals concentrations in soil and surface water samples. 10 ppm to non - detectable hydrocarbons
concentrations in surface water samples. Low detection of VOC in surface water. VOC concentrations (acetone, methylene chloride, and vinyl acetate) on site soils (potentially laboratory contamination), no detection of
polychlorinated biphenyls (PCBs)
Levine -Fricke (27 June 1986)
Surface Water and Shallow Ground
No VOC detected in surface water samples. One chlorinated compound, vinyl chloride detected at 40 µg /I in a groundwater sample collected from the vicinity of the maintenance building sump, Several aromatic
Water Assessment
compounds (ethylbenzene, toluene, and xylenes) detected in three groundwater samples at concentrations below l ppm
GSI Environmental (September 1989)
Santa Ana River Marsh
Up to 32% hydrocarbons in soil samples, VOC, SVOC, PCBs were not detected in soil samples, metals concentrations were within the typical concentration ranges of metals in soils. Sheen noted on groundwater
Earth Technology (21 August 1990)
Tank Bottom Materials and Asphalt-
Up to 32% hydrocarbons in soil samples, BTEX detected in some soil samples, though when hydrocarbon concentrations were below 1000 ppm, BTEX concentrations were below 0.1 ppm
Like Materials
Geosyntec Consultants (July 1991)
Tank Bottom Materials
Tank Bottom Materials do not exhibit the properties of a hazardous waste
Geosyntec Consultants (10 October 1993)
Phase I Environmental Site Assessment
The following recognized or potentially - recognized environmental conditions: petroleum- impacted soils, solid waste and debris, above ground- storage tanks, underground storage tanks, parts - cleaning troughs, oil - production
wells, empty 55- gallon drums, non - operative motor vehicles, construction debris, surplus equipment, a sewer many and septic tanks
Geosyntec Consultants (9 November 1993)
Soil Gas Survey
Organic vapors in oil well sumps and in storage tanks, fugitive emissions being released from oil- production wells
Geosyntec Consultants (25 December 1994)
Baseline Ground Water and Soil Study
Up to 0.2% hydrocarbon concentration, at least 55 ppm hydrocarbon concentration in eight randomly- selected soil samples, metals concentrations were within the typical range ofinetals concentrations in soils, benzene
detected at a concentration of 0.6 µg11(0.1 µg/1 above the laboratory detection limit) in one of four groundwater samples
Geosymec Consultants (1 May 1995)
Leachability of Asphalt -Like Materials
No VOC, SVOC, or hydrocarbon detected in the extract from the leached asphalt -like material. Barium was detected at a concentration of 0.8 ppm
Gcosymec Consultants (8 June 1995)
Drilling Mud Pit Evaluation
Metals concentrations were within the typical range of metals concentrations in soils, VOC and SVOC not detected, hydrocarbons concentrations. below 1,000 ppm
Gcosyntec Consultants (13 September 1995)
Soils beneath NBR Pipelines
VOC not detected below natural gas pipelines, sulfite not detected below steam pipelines, metals concentrations were within the typical range of metals concentrations in soils
Geosyntec Consultants (25 October 1995)
Transformer Inventory
Most transformers containing PCBs moved off -site. A few of the 39 inventoried still remain on site (as of 1995). Suggests new inventory once next/final removal actions are planned.
Geosyntec Consultants (31 January 1996)
Summary Report ERP
Provided a status of the environmental restoration plan (ERP). Impacted areas were remediated to approved action levels. ERP addresses oil production and injection well equipment, drilling mud pits, pipelines, and asphalt -
like material
Geosyntec Consultants (1 July 1996 Draft)
Soils Below Main Site Tank Fann Area
Vertical extent of impact below the Main Site Tank Farm is generally less than 8 If (2 m). The average TRPH detected ranged from approximately 12 ppm to 41,000 ppm. VOC and SVOC not detected and metals were
representative of typical background concentrations
Geosyntec Consultants (1 April 1999)
Phase I Environmental Site Assessment
This report updated the Phase I Environmental Site Assessment performed in 1993
Gcosymec Consultants (1 November 2001)
Environmental Assessment
This report includes a description of additional site investigation activities conducted May through August 2001. The report presents the nature and extent of potential impacts to soil and groundwater at each of the REC
areas. 222 trenches/borings were advanced, along with 10 groundwater monitoring wells. An estimated 77,000 CY of impacted soil exists, 4,000 CY of concrete, 93,000 CY of asphaltic like material used as roadway base
and paving, and 40,000 CY of remediated soils. Also identified a free - product area on top of groundwater around REC 2 and soil gas bubbling to the surface near REC 2.
Gcosymcc Consultants (1 July 2002)
Assessment of Cement Return Area
Performed in response to the CAO issued by the RWQCB. Based on the results of this preliminary evaluation, approximately 750 yd3 of stained soil requiring mitigation was present in the cement retum area. Hydrocarbon -
impacted soils in the cement return area were later excavated by WNOC.
Geosyntec Consultants (2 December 2002)
Lowland Stockpile Assessment
Performed in response to the CAO issued by the RWQCB. In summary, it appears that a total of 2.87 acres of the area may have been distrubed at the Site by either concrete debris or soils, or clearing areas of vegetation.
Impacts to wetland function and beneficial use due to these disturbances have been limited to those associated with wildlife habitat and nutrient cycling largely relating to the loss of vegetation. This area of the wetlands was
later addressed by WNOC.
Geosyntec Consultants (2 December 2002)
Environmental Assessment Summary,
Summarizes the status of investigation in the Tank Fame Area and proposes a remedy to address the presence of free product floating on top of groundwater.
Remedial. Action Plan, Free Product
Area
Geosymec Consultants (3 March 2003)
Surface Water Sampling and Laboratory
Performed in response to the CAO issued by the RWQCB. This transmittal documents that surface water quality is within acceptable standards.
Data
Geosyntec Consultants (10 November 2005)
Environmental Site Assessment and
Report prepared for Cherokee to summarize known environmental conditions at the NBR and provide a preliminary budget estimate to remediate the Site considering a mixed Site reuse including residential, commercial,
Preliminary Site Remediafion Budget
park, roads, open space and wetland
Estimate
Notes: VOC= Volatile Organic Compound
SVOC = Semi- Volatile Organic Compounds
ppm = parts per million
mg/I = micrograms per liter
BTEX = Benzene, Toluene, Ethylbenzene, and Xylenes
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Table 3 -2 Identified Off -Site Facilities from EDR Database
Newport Banning Ranch
Orange County, California
HR1018- 0J1NBA08 -02.BPT.DOC l Of 2 09 03 27/18:41
Approximate
Facility Information
EDR Map
Proximity to
Databases on Which the
Lead Regulatory
Potential Chemicals
Potential Media
Comments on Database Listing
RFC
pVIC
Location ID
Newport Bannin�
Facility is Listed
Agency
Affected
Ranch Property
CALIFORNIA EXPLORATION CO
1-30
0.19 mile, cast
ENVIROSTOR, Cortese
RWQCB
Tank bottom wastes, oil -wamr
None specified
In 1994, the DTSC determined that no further action was required at the Facility and the case
Ycs
Yes
18TH / WHITTIER AVE
(previously
separator sludge, and unspecified
was referred to the RWQCB. Database records reviewed in the 2008 EDR report did not
COSTA MESA, CA 92627
DTSC)
aqueous solution
provide any additional or new information regarding the current status of this facility. Based
on the close proximity of this facility to the Site, further evaluation of its current regulatory
status and extent of potential contamination may be warranted.
NEWPORT TERRACE LANDFILL
65
0.1 miles northeast
SWFILF, WMUDS /SWAT
OC FICA
Municipal solid waste
None specified
Quang Nguyen [1998], Head of Closed Sites for the OC FICA, reported in 1998 that he was
Yes
Yes
(CLOSED)
not aware of impacts to groundwater presently associated with the landfill. Database records
19TH / BALBOA
reviewed in the 2008 EDR report did not provide any additional or new information regarding
NEWPORT BEACH, CA 92663
the current status of this facility. Based on the close proximity of this facility to the Site,
Further evaluation of its current regulatory stairs and extent of potential contamination may be
warranted.
THE GRAND PLAN - EATON /
S93
0.32 miles east
FINDS, SLIC, CHMIRS,
DTSC, OC FICA
Tetrachlorin thylene (PCE), Other
Soil, soil vapor, and
The facility is active on the Voluntary Cleanup Program to address identified
Yes
Yes
NEXUS
VCP, HAZNET, AIRS,
Volatile Organic Compounds
groundwater
tetrachloroethylene (PCE) contamination in soil, soil vapor, and groundwater. Historical
1640 MONROVIA AVENUE
ENVIROSTOR, Orange Co.
(VOCs)
records indicate that the property has been listed as a transfer station for halogenated organic
COSTA MESA, CA 92627
Industrial Site
compounds, hydrocarbon solvents, waste oil, and mixed oil. The property is also identified for
an unspecified release of halogenated solvents, although the case is listed as closed in
November 1994 by the OC FICA (oversight agency at that time). DTSC records indicate that
a Removal Action Completion Report is expected sometime in 2008. Further evaluation of
the current status of remediation at the facility and extent of the contamination may be
warranted.
HUGHES AIRCRAFT / FUTURE
AT227
0.45 miles east
CERC- NFRAP, CORRACTS,
RWQCB
None specified
Other groundwater
The facility is fisted primarily due to a leaking solvents UST which had contaminated
Yes
Yes.
NEWPORT HEALTH CARE
RCRA -TSDF, LUST,
affected (uses other
groundwater. The facility is also listed for a leaking diesel underground storage tank, although
FACILITY
ENVIROSTOR, RCRA -SQG,
than drinking water)
impacts were listed to include soil only and the case is fisted as closed by the State and
500 SUPERIOR
FINDS, HAZNET
regional water boards. The facility is listed as a Transfer, Storage, Disposal Facility, (TSDF)
NEWPORT BEACH, CA 92660
and small- quantity generator of hazardous wastes and is on record as submitting hazardous
waste manifests to the DTSC. Numerous violations were listed, although these were "land -
ban" and other `oversights." The reviewed database records indicate that the RWQCB has
concluded that migration of contaminated groundwater and current human exposures are
"under control." The facility was previously removed from the CERCLIS and designated as
NFRAP. Based on the close proximity to the Site, further evaluation of the current status of
remediation at the facility and extent of groundwater contamination may be warranted.
HIXSON METAL FINISHING
AKI82
0.33 miles east
CERC- NFRAP, FINDS,
DTSC, RWQCB
Hydrocyanic Gas (HCN)
None specified
The facility is listed as being removed from CERCLIS and designated as NFRAP on 23
No
No
829 PRODUCTION PLACE
HAZNET, RCRA -LQG, UST,
January 1996, following a potential for an atmospheric release during a facility fire. A fire at
NEWPORT BEACH, CA 92663
CA Fit) UST, HIST UST,
the facility posed a threat of an uncontrolled chemical release, particularly HCN, and
SWEEPS UST, CHMIRS
prompted the evacuation of 500 nearby residents. The facility is also listed as a large- quantity
generator of hazardous wastes and is on record as submitting hazardous waste manifests to the
DTSC. Several "written informal" violations are on file for the facility. The facility is also
listed because of an active fuel underground storage tank. No releases from this facility were
listed in the database report. The facility was also listed for the ran -off water generated during
fire-fighting activities and that no hazardous materials were released. The threat to water
quality was noted `minor."
ASCON LANDFILL
262
1.24 miles northwest
HIST Cal- Sites, CA BOND
DTSC
Dichlorodiphenyldichlomethylene
Other groundwater
The Accon Landfill Site is a vacant 38 -acre parcel which formerly operated as a landfill from
No
No
21641 MAGNOLIA STREET
EXP. PLAN, RESPONSE,
(DDE), Total Petroleum
affected (uses other
1938 through 1984. Much of the waste disposed at the Site in its early years came from oil
HUNTINGTON BEACH, CA 92648
ENVIROSTOR, HAZNET,
Hydrocarbons (TPH), Metals,
than drinking water),
drilling operations. A Feasibility Study Report was completed for this facility on 17 August
LIENS
Polychlorinated Biphenyls (PCBs),
and soil
2007 and a Remedial Action Workplan is expected to be completed sometime in 2008.
Polyaromatic Hydrocarbons
Newport Banning Ranch is hydraulically bounded to the west by the mouth of the Santa Ana
(PAILS), Semi - Volatile Organic
River. This facility is located west of the Santa Ana River, creating limited potential for
Compounds (SVOCS), (VOCs)
impacts to the Site.
HR1018- 0J1NBA08 -02.BPT.DOC l Of 2 09 03 27/18:41
DRAFT
Table 3 -2 Identified Off -Site Facilities from EDR Database (continued)
Newport Banning Ranch
Orange County, California
Geosynte&
consultants
Notes: (1) Distance measured from approximate closest border of Site Property
DTSC - Department of Toxic Substance Control
RWQCB - Regional Water Quality Control Board
pVIC - Potential Vapor Intrusion Condition (pVIC has not been evaluated per ASTM E 2600 tiered screening approach)
LOP - Local Oversight Program
Information Source: EDR Report, 19 March 2008
HR1018- 011NBA08 -02.BPT.D0C 2 of 2 09 03 27/18:41
Approximate
Facility Information
EDR Map
Proximity to
Databases on Which the
Lead Regulatory
Potential Chemicals
Potential Media
Comments on Database Listing
RFC
pFIC
Location ID
Newport Bannin�
Facility is Listed
Agency
Affected
Ranch Property$
THRIFTY OIL #139
AQ218
0.78 miles east
Cortese, LUST, HAZNET
ORANGE
Methy dwrt -butyl other (MTBE)
Other groundwater
Quarterly Monitonngand Remedial action ( cleanup) is currently underway at this facility.
No
No
799 19TH STREET
COUNTY LOP
affected (uses other
This facility is considered to have a limited potential for impacts to NBR due to its distance
COSTA MESA, CA 92627
than drinking water)
from the Site.
WINALL OIL SERVICE STATION
AQ220
0.81 miles east
Cortese, LUST
ORANGE
NME
Other groundwater
Quarterly Monitoring and Remedial action (cleanup) is currently underway at this facility.
No
No
790 l9th STREET
COUNTY LOP
affected (uses other
This facility is considered to have a limited potential for impacts to NBR due to its distance
COSTA MESA, CA 92627
than drinking water)
from the Site.
MOBIL 418 -KBV
AU231
0.54 miles north
Cortese, LUST, HAZNET,
ORANGE
TPH, Benzene, MTBE
Other groundwater
Remedial action (cleanup) is currently underway at this facility. This facility is located west of
No
No
21502 BROOKHURST
UST, SWEEPS UST
COUNTY LOP
affected (uses other
the Santa Ana River, creating limited potential for impacts to the Site.
HUNTINGTON BEACH, CA 92646
than drinking water)
TOSCO - 76 #5285
AU243
0.6 miles north
Cortese, LUST CA Flo UST,
ORANGE
MTBE
Other groundwater
Quarterly Monitoring and Remedial action (cleanup) is currently underway at this facility.
No
No
21471 BROOKHURST
SWEEPS UST
COUNTY LOP
affected (uses other
This facility is located west of the Santa Aua River, creating limited potential for impacts to
HUNTINGTON BEACH, CA 92646
1
than drinking water)
the Site.
ARCO #6060
AY225
0.65 miles north
Cortese, LUST, CA FID UST,
ORANGE
MTBE
Other groundwater
Quarterly Monitoring and Remedial action (cleanup) is currently underway at this facility.
No
No
21452 BROOKHURST HUNTINGTON
UST,
COUNTY LOP
affected (uses other
This facility is located west of the Santa Ana River, creating limited potential for impacts in
BEACH , CA 92646
than drinking water)
the Site.
TEXACO
AU233
0.6 miles north
HAZNET, LUST, DRY
ORANGE
MTBE
Other groundwater
Quarterly Monitoring and Remedial action (cleanup) is currently underway at this facility.
No
No
21501 BROOKHURST ST
CLEANERS, HIST LUST
COUNTY LOP
affected (uses other
This facility is located west of the Santa Ana River, creating limited potential for impacts to
HUNTINGTON BEACH, CA 92646
than drinking water)
the Site.
GOLDEN TOUCH CLEANERS
Not Reported
0.85 miles southeast
HAZNET, DRY CLEANERS
None specified
Trichloroethylene (ICE), PCE,
None specified
Case Open. This facility is considered to have a limited potential for impacts to NBR due to its
No
No
2700 W PACIFIC COAST HWY
(On EDR
Organics
distance from the Site.
ALISO VIEJO, CA 92663
Orphan List)
Notes: (1) Distance measured from approximate closest border of Site Property
DTSC - Department of Toxic Substance Control
RWQCB - Regional Water Quality Control Board
pVIC - Potential Vapor Intrusion Condition (pVIC has not been evaluated per ASTM E 2600 tiered screening approach)
LOP - Local Oversight Program
Information Source: EDR Report, 19 March 2008
HR1018- 011NBA08 -02.BPT.D0C 2 of 2 09 03 27/18:41
DRAFT
Table 3 -3 Potential Recognized Environmental Conditions
Newport Banning Ranch
Orange County, California
Geosynte&
consultants
HR1018- 011NBA08 -02.RPT.D0C 1 Of 3 08 03 27/18:41
PRIMARY ENVIRONMENTAL
Site
REMEDIATION
RECo
DESIGNATION
ISSUE OF CONCERN AND /OR
INVESTIGATION
NEEDED/'[
PRIMARY CHEMICAL PRESENT
REC I
Maintenance Shop /
• waste oil sumps
Yes
Likely
Warehouse
. stockpiled transformers
hazardous substances and petroleum
hydrocarbons in use
abandoned vehicles
hydrocarbons
VOC / chlorinated compounds
• semi -VOC
REC 2
Main Site Tank Farm
e above ground storage tanks
Yes
Likely
• oil and gas dewatering operations
• natural gas treatment
underground sumps
• hydrocarbons
VOC / Semi -VOC
Free Product Recovery System
REC 3
Air Compression Plant
e above ground storage ranks
Yes
Likely
(currently inactive and
. vehicle fueling area (near)
being dismantled)
e parts cleaning trough
underground sumps
• hydrocarbons
REC 4
Steam Generation
• possible chemical spills and/or leaks
Yes
Likely
Plant (currently
from past operations
inactive and being
e hydrocarbons
dismantled)
REC 5
Water Softening Plant
. above ground storage tanks
Yes
Unlikely
(currently inactive and
. possible chemical spills and/or leaks
being dismantled)
from past operations
REC6
Secondary Tank Farm
• above ground storage tanks
Yes
Likely
( cuaently inactive and
e ail and gas dewatering operations
decommissioned)
a natural gas treatment
• underground sumps
hydrocarbons
REC 7
Pilot -Scale
. bio- treatment cell area
Yes
Likely
Eioremediation Cell
stockpiled, unlined, impacted soil
• stockpiled concrete return
treated soil stockpile canyons (near)
hydrocarbons
REC 8
Former Sumps and
o possible leaching of crude oil from the
Yes
Likely
Clarifiers
sumps /clarifiers to the ground
• hydrocarbons
HR1018- 011NBA08 -02.RPT.D0C 1 Of 3 08 03 27/18:41
DRAFT
Geosynte&
consultants
Table 3 -3 Potential Recognized Environmental Conditions (continued)
Newport Banning Ranch
Orange County, California
HR1018- 011NBA08- 02.RPT.D0C 2 Of 3 08 03 27/18:41
PRIMARY ENVIRONMENTAL
Site
REMEDIATION
RECro
DESIGNATION
ISSUE OF CONCERN AND /OR
INVESTIGATION
NEEDEDfr
PRIMARY CHEMICAL PRESENT
REC 9
Electrical and
. possible PCB leaks from electrical
Yes
Likely
Transformer Storage
transformers
(including telephone
. PCB
poles)
. Creosote on telephone poles
. hydrocarbons
REC 10
Transformer Mounts
. possible PCB leaks from electrical
Yes
Unlikely to
transformers
Limited
. PCB
REC 11
Offices / Changing
. Leach field
No
Possible (leach
Rooms
. septic wastes
field)
. possible solid waste disposal areas
(new)
REC 12
City of Newport Beach
. above ground storage tanks
Yes
Unlikely to
Tank Farm (boundary
. oil and gas dewatering operations
Limited
conditions)
. natural gas treatment
. underground sumps
REC 13
Underground Storage
. possible gasoline leaks from UST
Yes
Unlikely to
Tank and Fuel Pump
. hydrocarbons
Limited
(currently inactive and
decommissioned)
REC 14
Coast Watch Station
. miscellaneous debris
No
Possible
( cu¢ently inactive and
e municipal solid waste
decommissioned)
REC 15
Oil and Gas
. possible leaching of materials from the
Yes
Unlikely
Production Equipment
equipment to the ground
Storage
. hydrocarbons
REC 16
Concrete Cellar
. possible leaching of materials from the
No
Unlikely
Stockpile and
debris to the ground
Miscellaneous Debris
. hydrocarbons
Stockpiles
. Compromised Visqueen Sheeting
REC 17
Abandoned Shack
. possible chemical spills and/or leaks
Yes
Unlikely
from past operations
. hydrocarbons
REC 18
Miscellaneous Debris
. possible leaching of materials from the
Yes
Likely
and Soil Stockpiles
equipment and debris to the ground
(lowland)
. hydrocarbons
REC 19
Miscellaneous Debris
. possible leaching of materials from the
No
Possible
Stockpiles (upland)
equipment and debris to the ground
. hydrocarbons
REC 20
Soil Stockpiles
. possible leaching of materials from the
Yes
Likely
soil to the ground
. hydrocarbons
HR1018- 011NBA08- 02.RPT.D0C 2 Of 3 08 03 27/18:41
DRAFT
Geosynte&
consultants
Table 3 -3 Potential Recognized Environmental Conditions (continued)
Newport Banning Ranch
Orange County, California
Notes: (1) REC: Recognized Environmental Condition (as defined by ASTM E 1527 -05).
(2) The need far, nature, and extent of remediation is dependant on the future land use of the Site and the regulatory
requirements at the time of land use modifications.
HR1018- 011NBA08 -02.RPT.DOC 3 Of 3 08 03 27/18:41
PRIMARY ENVIRONMENTAL
Site
REMEDLITION
REC(o
DESIGNATION
ISSUE OF CONCERN AND /OR
INVESTIGATION
NEEDEDf)
PRIMARY CHEMICAL PRESENT
REC 21
Equipment Storage
• possible leaching of materials from the
No
Possible
equipment to the ground
potential oil leaks
• hydrocarbons
REC 22
Main Office
• septic wastes
No
Possible (leach
• possible solid waste disposal areas
well)
(near)
REC 23
Linear Features
. tank bottom materials
Yes
Likely
(roadways and
. hydrocarbons
pipelines)
. debris
REC 24
Oil Wells
• hydrocarbons
Yes
Likely
• concrete cellar
• debris
REC 25
Drilling Mud Sumps
. hydrocarbons
Yes
Likely
• metals
drilling mud
REC 26
Vadose Zone
. hydrocarbons
Yes
Likely
• VOC
• off- gassing
REC 27
Sublease Area
o hydrocarbons
No
Unknown
chemical- impacted soil
Historical
Cement Return Area
o Oil - impacted soil
Yes
Yes - Completed
REC 1
• Cmde Oil
Historical
Wetland Fill Area
. Miscellaneous Debris
Yes
Yes - Completed
REC 2
e Oil impacted Soil
Historical
Surface water/Storm
. Unknown
Yes
Yes - Completed
REC 3
water Quality Issue
(includes area near the
three drainage
culverts)
Notes: (1) REC: Recognized Environmental Condition (as defined by ASTM E 1527 -05).
(2) The need far, nature, and extent of remediation is dependant on the future land use of the Site and the regulatory
requirements at the time of land use modifications.
HR1018- 011NBA08 -02.RPT.DOC 3 Of 3 08 03 27/18:41
DRAFT
Geosynte&
consultants
Table 4 -1 Hazardous Substances and Petroleum Hydrocarbons Currently or
Historically Used at the Newport Banning Ranch
Newport Banning Ranch
Orange County, California
Chemical Name
Compressor
Plant
Tank
Farm
Maintenance
Shop
Across
Site
Diesel fuel
✓
✓
Gasoline
✓
Motor Oil
✓
Stoddard Solvent (Petroleum Naphtha)
✓
Degreaser (contains toluene, acetone,
methanol, MEK, 2- Butoxyethanol)
Automatic Transmission Fluid
✓
Aquanox EB -8026
✓
Calnox S14027
Natural Gas
✓
Sodium Silicate
✓
Methanol
✓
Isopropyl Alcohol
Crude Oil
✓
✓
Acetylene
Penetrating Oil
Insecticide (contains Baygon and
Methylene chloride)
NK
SC -555 Corrosion Inhibitor
✓
Hydraulic Fluid
NK
West B -525
✓
C -668, Corrosion- inhibitor (Imidoamine,
also contains Isopropanol)
✓
HR1018- 0VNBA08 -02.RPT.D0C 08 03 27/18:41
DRAFT
Figures
Geosynte& consultants
HR1018- OJ1NBA08 -02.RPT.DOC 08 03 27/18:41
1
i
`o
-WA `m
ms �
LLId
Ta
0
� L j
Huntin
_ - Samta Ana Rtver
Uj
m
55
FIGURE 1 -1 5s
SITE LOCATION MAP
Newport Banning Ranch
Orange County, California cin
Newport Beach
0 Santa Ana River Marsh
Property Boundary
1
N
A
0 1,500 3,000 6,000
Feet
Date: March 2008 Project No. HR1018
Geosyntec
consultants
SAMR%HROOBB %Pmj stt 916UIePlan_2 032 and Iv 20OM0
DRAFT
FA igu es
Geosyntec
consultants
HR1018- 01 /NQ408- 01.RPTDOC 08 03 27118.41
Huntington Beach
Sarp3 Ana Ricer
a m r Costa Mesa
F�
Lj
FIGURE 1-1
SITE LOCATION MAP
Newport Banning Ranch
Orange County, California
Ne;wport 13�each
Santa Ana River Marsh
Property Boundary
N
A
0 1,500 3,000 6,000 - ---------- -
Feat ---- -------
Date: March 2008 Project No. HRI018
Geosyntec"
Geosyntec"
consultants
Appendix penndix IF. Site Reconnaissance Photographic
Documentation
HR /0/8 -0144, 108 -02. RPT.DOC 08 03 27/18:41
DRAFT-For DIS, I—I nPurposes Onh veosy tec"
consultants
Photo No. I `Photographer: Ryan Wohlstrom - - Date: 12 March 2008
Description: City of Newport Beach Oil Wells and Tank Farm Near PCH Entrance, Looking Northwest.
ProjecC Newport Banning Ranch, Orange County, California
Photo No. 2 Photographer. Ryan Wohlstrom Date: 12 March 2008
Description: City of Newport Beach Active Oil Well Near PCH Entrance, Looking East.
Project: Newport Banning Ranch, Orange County, California
tlR1018- 0/ %,VB. 108-02. 1 08 03 27'14:37
DRAFT- Fsn Dacucsiuo Purposes 0,111
b
F
GeosynteO'
consultants
ro
Photo No 3 Photographer: Ryan Wohlstrom Date: 13 Nlarch 3008
Description: West Newport Oil Company Abandoned Well, Looking Last.
Project: Newport B.nnine Ranch, Orange County, California
Photo No. 4 Photographer: Ryan Wohlstrom Date: 12 March 3008
Description: City of Newport Beach Tank Fann, Looking West,
Project: Newport Banning Ranch, Orange County, California
HX l Ul Y- I /l4VB:ION -0'_:I PRDOC = 08 03 27'14:57
DRAFT— r'', P's, nainn PiipuSee 011,r
Geosyntec'=
consultants
Photo No. .5 Photographer: Ryan Wohlstrom Date: 12 vlaich 2005
Description: iNlain 011-ice & Proposed Area Ior Future Visitor - Serving Commercial Site, Looking South.
Project:. Newport Banning Ranch, Orange County, California -
Photo No. 6 Photographer: Ryan Wbhlstrom
Description: Sublease Area, Looking Southeast.
Project: Newport Banning Ranch. Orange County. California
Date: 12 March 2005
IIR101.1- 0I,NR. 103 -0= .IPF.DOC 08 03 27'14:57
DI? AFT— Fnr Tits, nsvo,,Purl sonly GeosyntecD
consttltants
Photo No. 7 Photographer: Ryan VVohlstrom Date: 12 March 2008
Description: Proposed Area For Future Residential Land Use. Lookine Last.
Project: Newport Banning Ranch, Orange County, California
Photo No. 8 Photographer: Ryan Nohlstrom Date: 12 March 2008
Description: Proposed Area For Future Residential Land Use, Looking Northwest.
Project: Newport Banning Ranch, Orange County, California
1IR1018- ORNBA08 -02_ IPF.DOC 4 08 03 27'14:57
DRdF'T- F.. Om taw nn P1117"'I" Onlr Geosy tecQ
consultants
a;
y
Photo No. 9 Photographer. Ryan w'ohlstrom Date: 12 March 2003
Description: Historical Coast Watch Station Area. Looking North.
Project: Newport Banning Ranch, Orange County, California
Photo No. 10 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Abandoned Oil Pipeline (Observed Throughout Property), Looking Southwest.
Project: Newport Banning Ranch, Orange County, California
1!R IOI.4- 01 /,VB:IOY -0' .I PP'AOC 5 08 03 2714:57
DR. FT- F +,r Disn¢riun P.. peace Onfr (-, eOS�Cec D
iI consultants
Photo No.. I I Photographer: Ryan Wohlstrom Date: 12 March 2005
Description: Miscellaneous Debris Observed In Trench, Looking Southwest.
Project: Newport Banning Ranch. Orange County, California
Photo No. 12 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Proposed Area For Future Residential Land Use, Looking South.
Project: Newport Banning Ranch, Orange County, California
11R1018 -01 VS. IBR- 02.IPF.DOC 0803'714:57
DR. AFT - Far Dry, m'sian Pupm."r Oqh �.J %, y.
eosCec D
consultants
Photo No. 13 Photographer: Ryan Wohlstrom Date: 12 Nlarch 2003
Description: Proposed Area For Future Residential Land Use, Looking Southeast.
Project: Newport Banning Ranch, Orange County. California
Photo No. 14 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Edge of Proposed Area For Future Residential Land Use, Looking South.
Project: Newport Banning Ranch,.Oranae County, California
IJR1018- 0LVB..108 -0' .1PF.DOC 0803 27'14:57
T)R.a F7— For Ohs, aswino Pumow, Ore,
0
Geosyntec"
consultants
Photo No. 15 Photographer: Ryon Wohlstrorn Date: 12 March 2008
Description: Proposed Arca For Future Residential Land Use. Looking North.
Project: Newport Banning Ranch. Orange County, California
D � o
Photo No. 16 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Proposed Area For Future Residential Land Use and Open Space, Looking Northeast.
Project: Newport Banning Ranch, Orange County, California
!- IRl0l8- 016VB.108 -02 —:I PF.DOC 8 08 03 27 14:57
DRAFT —Par Du((1v, n P"Im"Os 0111r Geosy teO'
consWtants
Photo No. 17 Photographer: Ryan Wolttstrom Date: 12 March 2008
Description: Edge of Proposed Area For Future Residential Land Use. Looking South.
Project: Newport Banning Ranch. Orange County, California
Photo No. 18 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Proposed Area For Future Residential Land Use, Looking Northwest.
Project: Newport Banning Ranch, Orange County. California
HRl013- OLM.{08-0' APF.. DOC 9 080327'14:57
F)P I FT- "")"I""imr R17""," )Wl Geosyntec
if Constdtants
Photo No. 19 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Proposed Area For Roadway For Future Residential Land Use, Looking Northwest,
Project: Newport Banning Ranch, Orange County, California
Photo No. 20 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Edge of Proposed Area For Future Residential Land Use. Looking North.
Project: Newport Banning Ranch, Orange County, California
NR1018- 01,,VB..- 108- O'_:1PFDoc 10 08 03 27 14 :57
DRAFT- Far Divas w; Purpae4e 011h
Geosyntec"
consultants
Photo No. 21 Photographer: Rvan Wohlstrom Date: 13 March 2003
Description: Abandoned Oil Well and Miscellaneous Oil Equipment, Looking West.
Project: Newport Banning Ranch, Orange County, California
Photo No. 22 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Concrete Storage and Miscellaneous Debris Stockpiles, Looking South.
Project: Newport Banning Ranch, Orange County, California
IIRtnt8- 1)11wea0s -02 APF.DOC 11 08 03 2714:57
r)R.4FT- Fm Durumon Purpe.... Onh'
Geosyntec"
consultants
` s
Photo No. 23 Photographer: Rvan Wohlstrom Dale: 12 March 2008
Description: Concrete Storage and Miscellaneous Debris Stockpiles, Looking Southeast.
Project: Nc%cport Binning Ranch, Orange Country, California
Photo No. 24 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Impacted Soil Storage Area, Looking North.
Project: Newport Banning Ranch, Orange County, California
IIRIOIS -01 N3.- 103- 02 -dPF DOC 12 08 03 27 14:57
PR. IFT- For Di.s, Iml," Pur'purea Urrlr Geosyntec"
consultants
Photo No. 2? Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Impacted Soil Storage Area, Looking South.
Project: Newport Banning Ranch, Orange County. California
[_�
Photo No. 26 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Concrete Storage and Miscellaneous Debris Stockpiles. Looking East.
Project: Newport Banning Ranch, Orange County, Calirornia
P1Rm18 -0/,iVBd08 -0' APF.DOC l J 08 03 27'I4:47
DR, IF'f - R,r Pin rim ...i Pur7 O, J, Geosyntec
consultants
7-1-7 *��
Photo No. 27 Photographer: Rvan Wohlstrom Date: 12 March 2005
Description: Element Of Inactive Water Softening Plant, Looking Northwest.
Project: Newport Banning Ranch, Orange County, California
Photo No. 23 Photographer: Ryan Wohlstrom Date: 12 March 2005
Description: Former AST Mounting Brackets Near Fomicr Gasoline Fill Area, Looking East.
Project; Newport Banning Ranch, Orange County, California
tiRl 116Y- Ol-.VB.10,Y- 02_- IPP:DOC 14 08 03 27'14:57
DR, I FP— Fur DLv Puprnwc Unh'
Geosyntec °
consultants
Photo No. 29 Photographer: Ryan Wohlstrom Date: 13 March 2MB
Description: Inactive Air Compressor. Plant, Looking North.
Project: Newport Banning Ranch, Orange County, California
I
s
Photo No. 30 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Inactive Air Compressor Plant With Miscellaneous Equipment, Looking Northwest,
Project: Newport Banning Ranch, Orange County, California
HR10/8- OLSVB.- 108 -02 .1PF.DOC 15 04 03 27'1-4:57
DR. I FT - Fur Tiihara:cinn P urpo,es Onl r Geosyntec r
coil51dtant5
Photo No. 31 Photographer: Ryan Wolilstrum Date: 12 March 2003
Description: Concrete Storage and Miscellaneous Debris, Looking West.
Project: Newport Banning Ranch. Orange County, California
Photo No, 32 Photogmpher: Ryan Wohlstrom Date: 12 March 2003
Description: Above Ground Storage Tanks, Looking South.
Project: Newport Banning Ranch, Orange County, California
1/R1078- 01&!1.108- 0'_dPFDOC 16 08 03 2714:57
DRIFT- For D vrrr si -111 Puiyuva Oerie Geosyntec r
v consultants
Photo No. 33 Photographer: Ryan Wohlstrom Date: 13 March 2008
Description: Small Stied Near Area Of Transformer Mounts, Looking South.
Project: Newport Banning Ranch, Orange County, California
Photo No. 34 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Old Storage Shed, Looking Northeast.
Project: Newport Banning Ranch, Orange County, California
1fR1018- 0f,'.VB.108 -0? .1PF.DOC 17 08 03 27114:57
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Photo No. 35 Photographer: Ryan Wohlstrom
Description: COmentS of Old Storage Sheri, Looking North.
Project: Newport Banning Ranch. Orange County. California
Geosyntec
consuhants
Date: 12 March 2005
Photo No. 36 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description;. Soil Stockpile Near Equipment Storage Area, Looking. West.
Project: Newport Banning Ranch. Orange County, Calirernia
IIRIOI8 -01 , \'8.- 108 -0'_ IPHDOC 18 08 03 27 14:17
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consultants
Photo No. 37 Photographer: Ryan Wohlsurom Date: 12 March 2003
Description: Equipnent Storage Area Near 17 °i Street Entrance. Looking Northeast.
Project: Newport Banning Ranch, Orange County, California
Photo No. 33 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Equipment Storage Area and Offices Near 17 °i Street Entrance, Looking West.
Project: Newport Banning Ranch, Orange County, California
IIR1018- nh:veaox -02 .1PFDOC 19 08 03 27'14:57
PRA FT- For Pu, mvwn Purpu.ce.'' Onh l7 (� eos ,„ t-ec I-' Conns�tdttants
Photo No. 39 Photographer: Ryan Wohlstrom Date: 12 March. 2003
Description: Active Oil Well wear Arca Of Office and Changing Rooms, Looking Southwest.
Project: Newport Banning Ranch, Orange County. California
Photo No. 40 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Overview of Main Site Tank Farm, Looking West.
Project: Newport Banning Ranch, Orange County, California
1IR1018-00 ABA08- 02_APFDOC 20 ON 03 2714 57
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V
consultants
E _ IQ ' +
s.y l F
Photo No. 41 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Oil Pipeline Near Main Site Tank Farnt, Looking Southeast.
Project: Newport Banning Ranch, Orange County. California
Photo No. 42 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Main Site Tank Fann, Looking East.
Project: Newport Banning Ranch, Orange County, California
l[R10 18- 011,VQ.10$ -O2 .IPF DOC 21 08 03 27 13:57
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COnsLdtants
F — -
Photo No. 43 Photographer: Ryan Wohlstrom Date: 12 tilarch 2008
Description: Miscellaneous Oil Equipment Near Inactive Steam Generation Plant, Looking West.
Project: Newport Banning Ranch, Orange County, California
Photo No. 44 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Impacted Soil Storage Within the inactive Biotreatment Cell, Looking. North,
Project: Newport Banning Ranch, Orange County, California
IIRIOIS -91 W8.108-02-APP Do(-' 22 08 03 27 14- 57
OR.I F7- Fm Disrussien Pmpuscv 0111r
Geosyntec 1j
constdtants
Photo No. 45 Photographer: Ryan Wohlstrom Date: 13 March 2008
Description: Contents of Cinderblock Storage Building, Looking North.
Project: Newport Banning Ranch, Orange County, California
Photo No. 46 Photographer: Ryan Wohlstrom Date: 12 March 3008
Description: Contents of Cinderblock Storage Building, Looking West.
Project: Newport Banning Ranch, Orange County, California
NRtOM- 01 /N8.108 -172 APF.DOC 23 08 D3'_7'14:57
U/'.a FT —For Dioruaafar Pnrpnsrr Onh'
Geosyntec"
consultants
Photo No. 47 Photographer: Ryan Wohlstrom Date: 12 March 3009
Description: Linear Oil Features — Pipelines, etc., Looking West.
Project: Newport Banning Ranch, Orange County, California
Photo No. 49 Photographer: Ryan Wohlstrom Date 12 March 2008
Description: Abandoned Shed Near Electrical and Transformer Storage, Looking East.
Project: Newport Banning Ranch, Orange County, California
ltHhLSal1AVB.dU3 -02 -IPRDOC 24 08 03 77'14:37
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Geosyntec °
consultants
Photo No. 49 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Maintenance Shop / Warehouse, Looking. Northeast.
Pr ject: Newport Banning Ranch. Orange County, California
Photo No. 50 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Miscellaneous Vehicle Storage Near Warehouse, Looking Southeast.
Project: Newport Banning Ranch, Orange County, California
HR(018- 0R,VR:108-0' .1PF.DOC' 25 OS 0317'14:57
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Geosyntec"
considtants
Pholo No. 5I Photographer: Ryan Wohlslrom Date: 13 March 2008
Description: Maintenance Shop % Warehouse, Looking West.
Project: Newport Banning Ranch, Orange County. California
I
-TAE �.
Photo No. 52 Photographer: Ryan Wohlstrom Date: 13 March 2003
Description: Miscellaneous Debris Near Linear Features, Looking Northeast.
Project: Newport Banning Ranch, Orange County, California
![R /0l8- tl1- :V8:103- 0'_.- IPFDOC 26 ON 03 27 1357
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consultants
Photo No. 53 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Oil and Gas Production Equipment Storage, Looking North.
Project: Newport Banning Ranch, Orange County, California
i
Photo No. 54 Photographer: Ryan Wohlstrom Date: 13 March 2008
Description: Abandoned Shack, Looking East.
Project: Newport Banning Ranch, Orange County, California
P!Rl01,4- 01.'ND.10Y -0' aPRDOC' 27 03032714:57
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7 consultants
Photo No. 55 Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Overview ol'Lowland Open Space, Looking Nest.
Project: Newport Banning Ranch, Orange County, California
Photo No. 56 Photographer: Ryan Nohlstrom Date: 12 March 2008
Description: Oil Pipeline - ,Absent Supports, Looking North.
Project: Newport Banning Ranch, Orange County, California
IJRI018 -OPNB. 108 -0' .1PF.DOC =g
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eOsc conns`Wttants
Photo No. 57 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Miscellaneous Debris, Looking East.
Project: Newport Banning Ranch, Orange County, California
Photo No. 58 Photographer: Ryan Wohlstrom Date: 12 March 2003
Description: Miscellaneous Equipment Storage Area, Looking Southwest.
Project: Newport Banning Ranch, Orange County, California
HR1018- nuvB.108 -02-. 1 PP.DOC 29 09 03 27 14:57
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conSnhHnts
Photo No. iy Photographer: Ryan Wohlstrom Date: 12 March 2008
Description: Solar Powered Belt Skimmer at Main Site Tank Farm. Looking East.
Project: Nccv port Banning Ranch, Orange Count %, California
l IRId (3.E)l::VP.dOF- O'_:IPF.L7pC' 30 08 03 '_7 I4:57