SUPPLEMENTAL PHASE II INVESTIGATION REPORT

Transcription

1 SUPPLEMENTAL PHASE II INVESTIGATION REPORT 8888 WEST WASHINGTON BOULEVARD CULVER CITY, CALIFORNIA Prepared For: Watt Investment Partners, LLC 2716 Ocean Park Boulevard, Suite 2025 Santa Monica, CA Hillmann Project Number C Written By: Hillmann Consulting, LLC March 11, 2015 Dan Louks Professional Geologist 4883 Your Property. Our Priority W. Orangewood Avenue, Suite 110, Orange, CA Telephone (714) Fax: (714) Toll free: (800)

2 March 11, 2015 Mr. Adam Siegman Watt Investment Partners, LLC 2716 Ocean Park Boulevard, Suite 2025 Santa Monica, CA RE: Supplemental Phase II Investigation Report 8888 West Washington Boulevard Culver City, California Hillmann Project Number: C Dear Mr. Siegman: Hillmann Consulting, LLC, is pleased to provide this Supplemental Phase II Investigation Report prepared for the above referenced property. This report is for the exclusive use of the entities named on the front cover, its affiliates, designates and assignees, rating agencies, prospective bond holders and bond holders, and no other party shall have any right to rely on any service provided by Hillmann Consulting, LLC, without prior written consent. We appreciate the opportunity to provide environmental due diligence services. If you have any questions concerning this report, or if we can assist you in any other matter, please contact the Project Manager at Very Truly Yours, Hillmann Consulting, LLC Brandon Clements Regional Director Your Property. Our Priority W. Orangewood Avenue, Suite 110, Orange, CA Telephone (714) Fax: (714) Toll free: (800)

3 Hillmann Consulting LLC TABLE OF CONTENTS 1.0 INTRODUCTION / BACKGROUND GEOLOGY/HYDROGEOLOGY SITE INVESTIGATION Laboratory Results First Phase Laboratory Results Second Phase CONCLUSIONS LIMITATIONS... 6 TABLE 1 - Summary of Soil Sampling Results LIST OF TABLES TABLE 2 - Summary of In-Situ Groundwater Sampling Results TABLE 3 - Summary of Soil Gas Sampling Results FIGURE 1 - Site Plan LIST OF FIGURES FIGURE 2A - Distribution of PCE in Groundwater FIGURE 2B - Distribution of TCE in Groundwater FIGURE 2C - Distribution of cis-dce in Groundwater APPENDIX A - Site Photos APPENDIX B - Laboratory Reports APPENDIX C - Drilling Logs APPENDIX D - Soil Gas Monitoring Data LIST OF APPENDICES Supplemental Phase II Investigation Report i Hillmann Project C West Washington Boulevard, Culver City, California

4 1.0 INTRODUCTION / BACKGROUND Background Hillmann Consulting, LLC (Hillmann) conducted a Supplemental Phase II Investigation at 8888 West Washington Boulevard, Culver City, California (the Site or the Property ). The Property consists of a rectangular parcel that occupies about 0.31 acres located on the southeast side of West Washington Boulevard just east of the intersection with South Robertson Boulevard. The Property is located in a mostly commercial area and is currently occupied by an automobile body repair shop. Based on historical records, the site was developed as early as 1924 with an auto repair and sales structure. Since 1924, numerous auto repair and auto body businesses have occupied the site. The Property is equipped with two types of active auto lifting devices including a drive-on electric/air system and a post-surface mount hydraulic system. In addition, an inactive subsurface lift is present in the far northwest corner of the building, but it is apparently abandoned and no longer in use. The building is also equipped with two paint spray booths, and several drums of hazardous materials are stored as part of normal business operations. A possible former wastewater trench drain system that has been resurfaced with concrete was also identified extending across the main portion of the structure (Figure 1). Prior Assessments On August 2, 2014, Citadel Environmental Services, Inc. (Citadel) conducted a preliminary subsurface investigation at the Property. Five soil borings (B1-B5) were advanced to five feet below grade in the collision center building and in the parking lot to the northeast using hand drilling equipment. Soil samples were preserved and tested for carbon chain hydrocarbons, volatile organic compounds (VOC), heavy metals, and PCBs. Results indicated only the common chlorinated solvent tetrachloroethene (PCE) was detected in soil. Five soil samples from three borings (B3, B4, and B5) had detectable levels of PCE with concentrations ranging from to mg/kg. In each of these borings the shallow sample collected at 1 foot below grade had higher concentrations of PCE than the deeper sample collected at 5 feet below grade. No soil gas sampling was conducted as part of this investigation. Citadel reported that groundwater was relatively shallow in the area and was anticipated at about 30 feet below grade. Based on these results, Citadel recommended additional sampling to further characterize the extent and magnitude of contamination. The results of this work are included in Citadel s Limited Phase II Investigation Soil Sampling Report, dated August 27, Based on the prior Phase II subsurface investigation results, Hillmann proposed performing additional subsurface investigation. On February 14, 2015, Hillmann advanced five additional soil borings and collected deeper soil samples, in situ groundwater samples, and soil gas samples at multiple depths to characterize the potential vapor intrusion threat at the site. Results of the investigation indicated low but detectable levels of PCE and a related solvent (DCE) in soil as deep as 25 feet below grade. In addition, groundwater had moderate levels of acetone, PCE, TCE, Supplemental Phase II Investigation Report 1 Hillmann Project C West Washington Boulevard, Culver City, California

5 and DCE. In one location, the concentrations of dissolved TCE and PCE in groundwater far exceeded the MCL levels. In addition, soil gas was impacted with significant levels of PCE and TCE that exceed CHHSL guidelines and may pose a vapor intrusion risk at the site. The Supplemental Phase II Subsurface Investigation In order to better define the contamination, for purposes of evaluating the potential need for remediation and/or risk mitigation, Hillman Consulting proposed a supplemental Phase II investigation with additional soil, in situ groundwater, and soil gas samples collected to further define the extent of contamination at the Property. The results indicate much lower but detectable levels of VOC in perimeter locations that more precisely define the extent of contamination. This report includes data from both phases of Hillmann s investigation, as well as the original Citadel work. 2.0 GEOLOGY/HYDROGEOLOGY Based on the drilling logs, sediments beneath the site consist mostly of silty clay with interbedded units of silty sand and sand from near surface to 35 feet below grade, the deepest interval explored by drilling in this investigation. Groundwater was encountered at about feet below grade in the borings, however, in some locations groundwater was slow to recharge into the temporary GeoProbe sampling screens and so deeper drilling was conducted to intercept and sample groundwater. Based on data included in Citadel s report, groundwater is expected to flow to the south, though no direct measurement of the hydraulic gradient has been made. Descriptions of the sediments encountered during drilling are presented in the drilling logs (Appendix C). 3.0 SITE INVESTIGATION On February 14, 2015, Hillmann installed 5 soil borings (B6 through B10) to total depths ranging from 28 to 35 feet below grade. On February 28, 2015, the investigation was continued by installing five additional soil borings (B11 through B15) to total depths up to 28 feet below grade. The borings were installed using a GeoProbe-type hydraulic direct-push drilling rig provided by Kehoe Testing and Engineering. This method uses 1-¼ -inch diameter rods that are driven to specific depths for soil sampling. At the required depth the rods are retrieved from the hole and a soil sampling tool is installed and driven into the undisturbed soil. The tool is lined with an acetate tube, which is retrieved from the tool after sampling. This method is desirable because it eliminates soil cuttings and allows for representative soil sampling. Figure 1 shows the boring locations. During drilling, soil samples were collected at select intervals for laboratory analysis. A California Professional Geologist described the soil samples using the Unified Soil Classification System. The geologist used a photo-ionization Detector (PID) to screen the soil samples in the field for the presence of volatile organic compounds (VOCs). The soil samples were preserved for analysis using the EnCore sampling method (EPA Method 5035). Supplemental Phase II Investigation Report 2 Hillmann Project C West Washington Boulevard, Culver City, California

6 The EnCore technique uses a one-time, non-reusable device that requires a T-Handle tool to extract the sample. The EnCore sampling container is pressed directly onto the freshly exposed soil within the sleeve, and approximately 5 grams of soil is sub-cored from the sample sleeve by turning the fastened T-Handle and driving the coring body down. The soil is driven into the plunger of the device which includes an indicator when full. The sample is sealed with a selfsealing locking cap. The soil sample is then labeled, placed into a plastic zip lock bag and into a cooler with ice for storage and transportation to the analytical laboratory. Proper chain-of custody was maintained from sample collection through laboratory analysis. The soil samples were analyzed for VOC by Cal Tech Environmental Laboratories, Inc. (ELAP ID 2424) of Paramount, California. After soil sampling, in-situ groundwater samples were collected using the rig by driving the GeoProbe HydroPunch water sampler to the desired sampling depth. At the desired groundwater sampling depth, the tool is opened to expose the saturated soil, revealing a 4-foot long stainless steel mesh that acts as a temporary groundwater well screen. The temporary screen was connected to inert nylaflow tubing that extended above the ground surface. A peristaltic pump was used to purge the probes and obtain representative in-situ groundwater samples. At each location, the groundwater samples were attempted with the well screen exposed at feet or feet below grade. In two borings (B8 and B10), no groundwater had accumulated within the groundwater sampling tool after one hour. To obtain the required in-situ groundwater samples, these borings were extended to 35 feet and temporary 1-inch PVC casings were installed with screening from 30 to 35 feet below grade. These temporary wells were sampled two days later, removed from the ground, and sealed with bentonite. After completion of soil and groundwater sampling, each boring was completed with soil gas sampling probes. The probes were identified as SG1-SG10, and labeled in sequence from soil borings B6-B15. In the first phase of investigation, borings B6, B7, and B9 were sealed after insitu groundwater sampling with bentonite from maximum depth to 15 or 20 feet below grade, then a deep soil gas probe was installed in each location. In borings B8 and B10, where the temporary casings had been installed, a separate boring was drilled immediately adjacent to the temporary groundwater casing for installation of the soil gas probes. The multi-depth soil gas probes were completed with a filter pack of sand along the sampling tip, then sealed with bentonite to 5 feet below grade, where the shallow soil gas probe was installed. In the second phase of investigation, in-situ groundwater samples were obtained conventionally using the HydroPunch tool in all borings except B14, where refusal was encountered at 27 feet below grade. No groundwater accumulated in the HydroPunch tool after one hour, so as in B8 and B10, a temporary casing was installed, and a separate boring was drilled immediately adjacent for the soil gas probe. However, no groundwater accumulated in the temporary casing installed to 27 feet (depth of refusal). In this second phase of investigation, soil gas probes were installed only at 5 feet below grade in each boring. The probes consist of plastic micro-porous vapor implants that are approximately 2 inches long with a 0.5-inch outside diameter, connected to 0.25-inch outside diameter nylaflow tubing that extended above the surface. The annulus around the vapor implants was backfilled with Supplemental Phase II Investigation Report 3 Hillmann Project C West Washington Boulevard, Culver City, California

7 approximately 0.5 feet of screen-washed #3 sand. The probes were sealed using bentonite placed immediately above the sand pack to provide a secure borehole seal. The probes were finished with gas-tight fittings at the surface pending vapor purging and sampling. After vapor sampling, each probe was extracted and the area was resurfaced with concrete. Following DTSC protocol, the soil gas sampling probes were allowed to equilibrate for at least 48 hours before collecting vapor samples. Prior to vapor sampling, shut-in and leak tests were conducted on the probes. The probe head was attached to the sampling train assembly of nylaflow tubing, valves, and fittings and connected to a purge pump. The pump was used to evacuate the sealed system using an applied vacuum of 100 inches of water column (in. WC). The vacuum on each probe was monitored for 90 seconds with the sampling train system sealed. After the shutin test was validated, the sampling train was leak tested. Liquid isobutylene was applied around all connections in the sampling train to evaluate whether the system was sealed from ambient air leaks. A detection of 10 times the reporting limit of this compound might suggest that ambient air leakage had occurred. The purpose of purging is to remove stagnant air from the vapor sampling train to ensure representative samples are obtained. The probes were purged of three purge volumes of soil vapor (a purge volume includes the volume of tubing plus the void space of the sand pack around the probe) using an adjustable vacuum pump. The purge rate was set at 200 ml/minute. During purging, the soil gas was monitored for VOC, oxygen, and carbon dioxide content using a Mini- Rae 2000 multi gas detector to ensure non-atmospheric formation air was being sampled (Appendix D). After purging three volumes through the system, vapor samples were collected from each probe on February 16, 2015 (first phase) and March 2, 2015 (second phase). During sampling, the purge pump was operated at 200 ml/minute, and the vacuum was monitored to ensure it was below 100 in. WC. Vacuum applied below this level helps ensure chemical partitioning from pore water to soil gas and the stress on the air seals are both minimized. The samples were containerized in Tedlar gas sampling bags, stored in a sealed cooler, and delivered to the laboratory for analysis. Fresh tubing was used on each sampling train between holes. The soil gas samples were tested for VOC using EPA Method 8260B by Cal Tech Environmental Laboratories of Paramount, California. 3.1 Laboratory Results First Phase Results of laboratory analysis indicated borings B6, B7, and B8 each had soil samples with detectable levels of PCE, with a maximum of 1.9 mg/kg detected in sample B6-15. Deeper sample B6-25 had lower levels with mg/kg PCE, and mg/kg of cis-1,2 dichloroethene (DCE). The deepest sample in B6 (B6-35) did not have detectable levels of VOC. In addition to the results from boring B6, sample B7-15 also had PCE with mg/kg. Three samples from boring B8 had detectable levels of PCE with a maximum of 0.73 mg/kg at 15 feet, and mg/kg at 20 feet (deepest sample).these results are summarized in Table 1. Results of in-situ groundwater sampling indicated that each groundwater sample except B10 had detectable levels of VOCs. Four VOC compounds were detected, including acetone, trans DCE, cis DCE, trichloroethene (TCE), and PCE. Sample B8 had the highest concentrations of Supplemental Phase II Investigation Report 4 Hillmann Project C West Washington Boulevard, Culver City, California

8 PCE and TCE with 22 ug/l and 14 ug/l, respectively. These concentrations exceed the maximum contaminant levels (MCLs) of PCE and TCE (both 5 ug/l). In addition, sample B7 had 260 ug/l cis DCE, which exceeds the MCL guideline of 70 ug/l. These results are presented in Table 2. Results of soil gas testing indicated each of the 10 samples had detectable levels of PCE with concentrations ranging from 2.3 ug/l to 350 ug/l. The highest concentrations were detected in indoor soil gas probes SG1 and SG2 (borings B6 and B7). Sample SG1-15 had the highest concentration of PCE with 350 ug/l. In addition, three of the four indoor probes had detectable levels of TCE with concentrations ranging up to 30 ug/l. Low levels of cis DCE and 1,1 DCE were also detected with a maximum of 1.8 ug/l. The detected concentrations were compared to the California Human Health Screening Levels (CHHSLs). These guidelines are based on human health risk factors for residential and commercial settings and are commonly used as screening tools. Each sample had PCE levels that far exceed the commercial CHHSL guideline of 0.6 ug/l. In addition, three of the four detections of TCE exceeded the commercial CHHSL for TCE. The laboratory results from soil gas testing are summarized in Table Laboratory Results Second Phase Results of laboratory analysis indicated only perimeter borings B12 and B14 had soil samples with detectable levels of VOCs. In addition, the samples collected at 15 feet had detectable levels of TCE and PCE with maximum concentrations of and 0.60 mg/kg, respectively. These results are summarized in Table 1. Results of in-situ groundwater sampling indicated the samples from B11 and B13 both had VOCs at levels less than MCLs. The sample from B12, however, had the highest TCE and PCE levels with 71 and 23 ug/l. Both of these concentrations are greater than the MCL of 5 ug/l. Sample B15 had concentrations of cis-dce and TCE that also exceeded MCL levels with 110 and 8.0 ug/l, respectively. These results are presented in Table 2. Results of soil gas testing indicated levels of PCE in four of the five new shallow soil gas probes. Probe SG9-5 (B14) had the highest concentration with 23 ug/l PCE. The remaining samples had 8.9 ug/l PCE or less. No other VOC was detected in any of the soil gas samples. The laboratory results from soil gas testing are summarized in Table 3. The laboratory reports from this investigation are presented in Appendix B. 4.0 CONCLUSIONS The Property has been used for auto repair and auto body work since as early as The site is currently operated as an auto body repair shop and is equipped with two paint spray booths and an apparent abandoned trench drain system. In August 2014, Citadel conducted a preliminary subsurface investigation that included soil sampling to five feet below grade. Results indicated PCE in three borings with concentrations decreasing with depth from one to five feet below grade. No soil gas testing was conducted in this investigation. Citadel reported that groundwater in the area was relatively shallow at about 30 feet below grade. Supplemental Phase II Investigation Report 5 Hillmann Project C West Washington Boulevard, Culver City, California

9 Based on these results, Hillmann conducted a preliminary Phase II investigation that included deeper soil sampling, in-situ groundwater sampling, and soil gas sampling to better define the extent and magnitude of contamination. On February 14, 2015, five additional soil borings were installed across the Property to depths ranging from 28 to 35 feet below grade. Results of soil sampling indicated levels of PCE and DCE as deep as 25 feet below grade in soil. Groundwater contained levels of acetone, PCE, TCE, and DCE, and one sample had dissolved levels that far exceeded the recognized MCL standards for both TCE and PCE. Sample B8 had 14 ug/l TCE and 22 ug/l PCE; the MCL for both compounds is 5 ug/l. The results of soil gas sampling indicated significant levels of PCE in every soil gas sample, with concentrations ranging from 2.3 to 350 ug/l. The CHHSL guideline for PCE in soil gas is 0.6 ug/l in a commercial setting. In addition, three of the four detections of TCE in soil gas exceed the CHHSL threshold values. These results suggested a likely vapor intrusion threat that will require mitigation to protect future occupants of the building. To more precisely define the extent of contamination at the Property, on February 28, 2015, Hillmann installed five additional soil borings in perimeter locations. Soil and soil gas samples were collected in each location. In-situ groundwater samples were collected in all but B14, which encountered refusal conditions at 27 feet below grade and did not accumulate groundwater. Results of the investigation lower levels in these perimeter locations and suggest that the extent of contamination is reasonably welldefined to a limited area, possibly emanating from a possible former trench drain system. 5.0 LIMITATIONS This Subsurface Investigation was performed in accordance with generally and currently accepted engineering practices and principles; however, the procedures and methodologies used in this investigation are not intended to meet all specific regulatory guidelines as this work was completed as a self-directed effort. Although the data in this report is indicative of subsurface conditions in areas investigated, no further conclusions regarding the absence or presence of subsurface contamination in other areas of the site should be construed or inferred other than those expressly stated in this report. The conclusions made are based on information obtained from field observations, independent laboratory analytical results, and from relevant Federal, State, regional, and local agencies. In the event of any conflict between the terms and conditions of this report and the terms and conditions of the consulting services agreement between Hillman Consulting and Watt Investment Partners, the consulting services agreement shall control. Supplemental Phase II Investigation Report 6 Hillmann Project C West Washington Boulevard, Culver City, California

10 TABLE 1 Summary of Soil Sampling Results (mg/kg) Sample ID Acetone Trans-DCE Cis-DCE TCE PCE Other VOC Sampled August 2, Citadel B1-1 ND ND ND ND ND ND B2-1 ND ND ND ND ND ND B3-1 ND ND ND ND ND B3-5 ND ND ND ND ND B4-1 ND ND ND ND ND B4-5 ND ND ND ND ND ND B5-1 ND ND ND ND ND B5-5 ND ND ND ND ND Sampled February 14, 2015 Hillmann B6-5 ND ND ND ND ND ND B6-10 ND ND ND ND ND ND B6-15 ND ND ND ND B6-25 ND ND ND ND B6-35 ND ND ND ND ND ND B7-5 ND ND ND ND ND ND B7-10 ND ND ND ND ND ND B7-15 ND ND ND ND ND B7-20 ND ND ND ND ND ND B8-5 ND ND ND ND ND B8-10 ND ND ND ND ND ND B8-15 ND ND ND ND 0.73 ND B8-20 ND ND ND ND ND B9-5 ND ND ND ND ND ND B9-10 ND ND ND ND ND ND B9-15 ND ND ND ND ND ND B9-20 ND ND ND ND ND ND B10-5 ND ND ND ND ND ND B10-10 ND ND ND ND ND ND B10-15 ND ND ND ND ND ND B10-20 ND ND ND ND ND ND Sampled February 28, 2015 Hillmann B11-5 ND ND ND ND ND ND B11-15 ND ND ND ND ND ND B12-5 ND ND ND ND ND ND B12-15 ND ND ND ND Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

11 TABLE 1-Contd. Summary of Soil Sampling Results (mg/kg) Sample ID Acetone Trans-DCE Cis-DCE TCE PCE Other VOC B13-5 ND ND ND ND ND ND B13-15 ND ND ND ND ND ND B14-5 ND ND ND ND ND ND B14-15 ND ND ND ND B15-5 ND ND ND ND ND ND B15-15 ND ND ND ND ND ND Residential RSL 6, Commercial RSL 67,000 2, Notes: ND - Not Detected. EPA Region 9 Regional Screening Levels (RSLs) are human health risk based screening levels used by EPA specific to Region 9 to determine Health Risk in residential and commercial settings. Samples from the Citadel investigation were also tested for petroleum hydrocarbons and PCBs none was detected. Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

12 TABLE 2 Summary of In-Situ Groundwater Sampling Results (ug/l) Sample ID Acetone Trans-DCE Cis-DCE TCE PCE Other VOC Sampled February 14-16, 2015 Hillmann B6-W 110 ND ND B7-W ND 2.0 ND B8-W ND ND ND B9-W ND ND 4.3 ND ND ND B10-W ND ND ND ND ND ND Sampled February 28, 2015 Hillmann B11-W ND ND ND ND ND ND B12-W ND ND ND B13-W ND ND ND ND 4.1 ND B15-W ND ND ND MCL Notes: ND - Not Detected. MCL - Maximum Contaminant Levels. No groundwater sample from boring B14. Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

13 TABLE 3 Summary of Soil Gas Sampling Results (ug/l) Sample ID 1,1 DCE Trans-DCE Cis-DCE TCE PCE Other VOC Sampled February 16, 2015 Hillmann SG1-5 (B6) ND ND ND ND 270 ND SG1-15 (B6) 1.2 ND ND SG2-5 (B7) ND ND ND ND SG2-15 (B7) ND ND ND ND SG3-5 (B8) ND ND ND ND 11 ND SG3-15 (B8) ND ND ND SG4-5 (B9) ND ND ND ND 4.3 ND SG4-15 (B9) ND ND ND ND 4.2 ND SG5-5 (B10) ND ND ND ND 2.3 ND SG5-20 (B10)* ND ND ND ND 3.8 ND Sampled March 2, 2015 Hillmann SG6-5 (B11) ND ND ND ND 3.4 ND SG7-5 (B12) ND ND ND ND ND ND SG8-5 (B13) ND ND ND ND 8.9 ND SG9-5 (B14) ND ND ND ND 23 ND SG10-5 (B15) ND ND ND ND 4.0 ND Residential CHHSL Commercial CHHSL Notes: *-Sample SG5-20 was mislabeled in the field as SG5-15. The table and text of this report show the correct designation. ND - Not Detected. California Human Health Screening Levels (CHHSL) Concentrations are human health risk based screening levels used by Cal-EPA to determine Health Risk in residential and commercial settings. Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

14 FIGURES Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

15 WEST WASHINGTON BOULEVARD Parking B11/ SG6 B9/ SG4 B10/ SG5 B13/ SG8 Offices B8/ SG3 B5 B1 Abandoned Lift B14/ SG9 Paint Booth B3 B7/ SG2 B6/ SG1 Possible Former Wastewater Trench B4 B12/ SG7 Canopy B2 Paint Booth B15/ SG10 LEGEND Soil Borings (Hillmann) Soil Gas Probes (Hillmann) Previous Soil Borings (Citadel) FIGURE 1 GENERAL SITE PLAN COMMERCIAL PROPERTY 8888 West Washington Boulevard Culver City, California N W E APPROXIMATE SCALE IN FEET S

16 WEST WASHINGTON BOULEVARD Parking B11 ND B9 ND B10 ND Offices MCL B B8 22 Abandoned Lift B14 NS Paint Booth Possible Former Wastewater Trench B7 2.0 B6 3.6 B12 23 Canopy Paint Booth B15 ND LEGEND In-Situ Groundwater Samples FIGURE 2A DISTRIBUTION OF PCE IN GROUNDWATER COMMERCIAL PROPERTY 8888 West Washington Boulevard Culver City, California Dissolved PCE Concentrations Shown in ug/l. N W E APPROXIMATE SCALE IN FEET S

17 WEST WASHINGTON BOULEVARD Parking B11 ND B9 ND B10 ND Offices MCL B13 ND B8 14 Abandoned Lift B14 NS Paint Booth Possible Former Wastewater Trench B7 ND B x MCL - 50 B12 71 Canopy Paint Booth B LEGEND In-Situ Groundwater Samples FIGURE 2B DISTRIBUTION OF TCE IN GROUNDWATER COMMERCIAL PROPERTY 8888 West Washington Boulevard Culver City, California Dissolved TCE Concentrations Shown in ug/l. N W E APPROXIMATE SCALE IN FEET S

18 WEST WASHINGTON BOULEVARD Parking B11 ND B9 4.3 B10 ND Offices B13 ND B8 5.5 Abandoned Lift B14 NS Paint Booth Possible Former Wastewater Trench B7 260 Paint Booth B B6 49 MCL - 70 B12 26 Canopy LEGEND In-Situ Groundwater Samples FIGURE 2C DISTRIBUTION OF cis-dce IN GROUNDWATER COMMERCIAL PROPERTY 8888 West Washington Boulevard Culver City, California Dissolved cis-dce Concentrations Shown in ug/l. N W E APPROXIMATE SCALE IN FEET S

19 APPENDIX A Site Photos Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

20 B6 B8 B9 B10

21 SG1 SG2 SG3 SG5

22 SG6 SG8 SG9 SG10

23 APPENDIX B Laboratory Reports Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

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79 APPENDIX C Drilling Logs Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

80 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B6 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 14, 2015 TOTAL DEPTH OF HOLE 35 Feet SURFACE ELEVATION DEPTH TO WATER 27 feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Tony LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B6-5 SM Silty SAND; brown, very fine to coarse grained, loose, some clay, no odor B6-10 SW SAND; light brown, very fine to coarse grained, poorly sorted, some silt, slightly moist, no odor B6-15 CL Silty CLAY; olive brown, low plasticity, moist, no odor B6-25 CL Silty CLAY; dark gray-brown, low plasticity, dense, moist, no odor B6-35 CL Silty CLAY; dark gray, low plasticity, dense, no odor. Set HydroPunch at ft, collect water sample. Seal boring to 15 feet with bentonite. Install Soil Gas Probe SG1-5 and SG1-15 at 5 and 15 feet bgs. Install filter pack along sampling tips. Seal with bentonite between sampling tips and to surface. Resurfaced with concrete after vapor sampling and probe removal on 2/16/15.

81 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B7 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 14, 2015 TOTAL DEPTH OF HOLE 28 Feet SURFACE ELEVATION DEPTH TO WATER 27 feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Tony LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B7-5 CL Gravelly CLAY; brown, low plasticity, 25% fine gravel, some very fine to coarse sand, no odor B7-10 CL Gravelly CLAY; brown, low plasticity, 25% fine gravel, some very fine to coarse sand, no odor B7-15 CL Silty CLAY; olive brown, low plasticity, moist, no odor B7-20 CL Silty CLAY; dark gray, low plasticity, moist, no odor. 25 No Soil Sample 30 Seal boring to 15 feet with bentonite. Install Soil Gas Set HydroPunch at ft, collect water sample. Probe SG2-5 and SG2-15 at 5 and 15 feet bgs. Install filter pack along sampling tips. Seal with bentonite between sampling tips and to surface. Resurfaced with concrete after vapor sampling and probe removal on 2/16/15.

82 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B8 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 14, 2015 TOTAL DEPTH OF HOLE 32 Feet SURFACE ELEVATION DEPTH TO WATER 27 feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Tony LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B8-5 CL Silty CLAY; brown, low plasticity, slightly moist, no odor B8-10 SW Gravelly SAND; brown, very fine to coarse grained, poorly sorted, 10% fine gravel, no odor B8-15 CL Silty CLAY; dark gray, low plasticity, slightly moist, no odor B8-20 SP SAND; light gray, very fine grained, well sorted, loose, most, no odor. 25 No Soil Sample 30 Install Soil Gas Probe SG3-5 and SG3-15 at 5 and 15 feet Set HydroPunch at ft, no water accumulation after one hour. Extend boring to 35 feet and install temporary well screen from ft. bgs immediately adjacent to hydropunch boring. Install filter pack along sampling tips. Seal with bentonite between sampling tips and to surface. Resurfaced with concrete after vapor sampling and probe removal on 2/16/15.

83 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B9 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 14, 2015 TOTAL DEPTH OF HOLE 28 Feet SURFACE ELEVATION DEPTH TO WATER 27 feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Tony LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B9-5 CL Gravelly CLAY; brown, low plasticity, 20% fine gravel, slightly moist, no odor B9-10 SW Gravelly SAND; light brown, very fine to coarse grained, poorly sorted, 15% fine gravel, dry, no odor B9-15 CL Silty CLAY; olive-brown, low plasticity, slightly moist, no odor B9-20 CL Silty CLAY; dark gray, low plasticity, slightly moist, no odor. 25 No Soil Sample 30 Seal boring to 15 feet with bentonite. Install Soil Gas Set HydroPunch at ft, collect water sample. Probe SG4-5 and SG4-15 at 5 and 15 feet bgs. Install filter pack along sampling tips. Seal with bentonite between sampling tips and to surface. Resurfaced with concrete after vapor sampling and probe removal on 2/16/15.

84 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B10 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 14, 2015 TOTAL DEPTH OF HOLE 32 Feet SURFACE ELEVATION DEPTH TO WATER 27 feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Tony LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B10-5 CL Silty CLAY; brown, low plasticity, slightly moist, no odor B10-10 CL Silty CLAY; light brown, low plasticity, slightly moist, no odor B10-15 CL Silty CLAY; olive-brown, low plasticity, slightly moist, no odor B10-20 SP SAND; light gray, very fine grained, well sorted, loose, slightly moist, no odor. 25 No Soil Sample 30 Install Soil Gas Probe SG5-5 and SG5-20 at 5 and 20 feet Set HydroPunch at ft, no water accumulation after one hour. Extend boring to 35 feet and install temporary well screen from ft. bgs immediately adjacent to hydropunch boring. Install filter pack along sampling tips. Seal with bentonite between sampling tips and to surface. Resurfaced with concrete after vapor sampling and probe removal on 2/16/15.

85 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B11 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 28, 2015 TOTAL DEPTH OF HOLE 28 Feet SURFACE ELEVATION DEPTH TO WATER feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Rudy / Jeff LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B11-5 CL Silty CLAY; gray-brown, medium plasticity, trace fine gravel, slightly moist, no odor B11-15 CL Silty CLAY; olive-brown, medium plasticity, slightly moist, no odor Seal boring with bentonite to 5 feet. Install Soil Gas Probe Set HydroPunch at ft, collect water sample. SG6-5 at 5 feet bgs. Install filter pack along sampling tip. Seal with bentonite to surface. Resurfaced with concrete after vapor sampling and probe removal on 3/2/15.

86 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B12 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 28, 2015 TOTAL DEPTH OF HOLE 28 Feet SURFACE ELEVATION DEPTH TO WATER feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Rudy / Jeff LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B12-5 CL Silty CLAY; brown, low plasticity, hard, 5% fine gravel, slightly moist, no odor B12-15 CL Silty CLAY; olive-brown, medium plasticity, slightly moist, no odor Seal boring with bentonite to 5 feet. Install Soil Gas Probe Set HydroPunch at ft, collect water sample. SG7-5 at 5 feet bgs. Install filter pack along sampling tip. Seal with bentonite to surface. Resurfaced with concrete after vapor sampling and probe removal on 3/2/15.

87 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B13 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 28, 2015 TOTAL DEPTH OF HOLE 27 Feet SURFACE ELEVATION DEPTH TO WATER feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Rudy / Jeff LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B13-5 CL Silty CLAY; brown, low plasticity, hard, 5% fine gravel, slightly moist, no odor B13-15 SW Gravelly SAND; gray-brown, very fine to coarse, poorly sorted, some fine gravel, loose, no odor Seal boring with bentonite to 5 feet. Install Soil Gas Probe Refusal at 27 feet. Set HydroPunch at ft, collect water sample. SG8-5 at 5 feet bgs. Install filter pack along sampling tip. Seal with bentonite to surface. Resurfaced with concrete after vapor sampling and probe removal on 3/2/15.

88 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B14 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 28, 2015 TOTAL DEPTH OF HOLE 27 Feet SURFACE ELEVATION DEPTH TO WATER SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Rudy / Jeff LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B14-5 CL Silty CLAY; brown, low plasticity, hard, 5% fine gravel, slightly moist, no odor B14-15 CL Silty CLAY; brown, low plasticity, hard, 10% fine gravel, slightly moist, no odor Install Soil Gas Probe SG9-5 at 5 feet bgs immediately Refusal at 27 feet. Set HydroPunch at ft, no water accumulation after one hour. Remove tool and install temporary well screen from ft. No groundwater on 3/2/15, remove casing and seal boring. adjacent to hydropunch boring. Install filter pack along sampling tip. Seal with bentonite to surface. Resurfaced with concrete after vapor sampling and probe removal on 3/2/15.

89 DRILL/LITHOLOGIC LOG BORING/WELL NUMBER B15 PROJECT Commercial Property OWNER LOCATION 8888 West Washington Boulevard, Culver City, CA PROJECT NUMBER DATE DRILLED February 28, 2015 TOTAL DEPTH OF HOLE 28 Feet SURFACE ELEVATION DEPTH TO WATER feet SCREEN: DIA. LENGTH SLOT SIZE CASING: DIA. LENGTH TYPE DRILLING COMPANY Kehoe DRILL METHOD GeoProbe DRILLER Rudy / Jeff LOG BY Dan Louks DEPTH (FEET) WELL CONST PID (PPM) SAMPLES SOIL CLASS PIPE FILL NUMBER BLOW (USCS) DESCRIPTION/SOIL CLASSIFICATION (COLOR, TEXTURE, STRUCTURES) B15-5 CL Silty CLAY; brown, low plasticity, hard, trace fine gravel, dry, no odor B15-15 CL Silty CLAY; olive-brown, low plasticity, slightly moist, no odor Seal boring with bentonite to 5 feet. Install Soil Gas Probe Set HydroPunch at ft, collect water sample. SG10-5 at 5 feet bgs. Install filter pack along sampling tip. Seal with bentonite to surface. Resurfaced with concrete after vapor sampling and probe removal on 3/2/15.

90 APPENDIX D Soil Gas Monitoring Data Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

91 SOIL GAS MONITORING DATA FORM PROJECT: LOCATION: Commercial Property 8888 West Washington Boulevard, Culver City, CA DATE: February 16, 2015 VAPOR PROBE INFO PROBE ID SG1 (B6) SG1 (B6) SG2 (B7) SG2 (B7) SG3 (B8) SG3 (B8) PROBE DEPTH (ft) EXTRACTION DATA FLOW (L/min) Pore Volumes (borehole sand pack) MONITORING DATA OXYGEN (%) CARBON DIOXIDE (%) 4.0 > >5 VOC by PID (ppm) VAPOR PROBE INFO PROBE ID SG4 (B9) SG4 (B9) SG5 (B10) SG5 (B10) PROBE DEPTH (ft) EXTRACTION DATA FLOW (L/min) Pore Volumes (borehole sand pack) MONITORING DATA OXYGEN (%) CARBON DIOXIDE (%) 3.0 >5 3.0 >5 VOC by PID (ppm) REMARKS: SAMPLED BY: DL Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California

92 SOIL GAS MONITORING DATA FORM PROJECT: LOCATION: Commercial Property 8888 West Washington Boulevard, Culver City, CA DATE: March 2, 2015 VAPOR PROBE INFO PROBE ID SG6 (B11) SG7 (B12) SG8 (B13) SG9 (B14) SG10 (B15) PROBE DEPTH (ft) EXTRACTION DATA FLOW (L/min) Pore Volumes (borehole sand pack) MONITORING DATA OXYGEN (%) CARBON DIOXIDE (%) 2.3 >5 > VOC by PID (ppm) REMARKS: SAMPLED BY: DL Supplemental Phase II Investigation Report Hillmann Project C West Washington Boulevard, Culver City, California