470 Mollison Ave Medical Offices - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
470 Mollison Ave Church Operations
San Diego County APCD Air District, Annual
Project Characteristics -
Land Use - Lot acreage per site plan = 1.77 acres; Parking lot area = 77,101.2 sq ft - 12,504 sq ft = 64,597.2 sq ft Construction Phase - No construction emissions. Operational GHG only.
Trips and VMT - No construction emissions. Operational GHG only.
Architectural Coating - No construction emissions. Operational GHG only.
Area Coating - SDAPCD Rule 67.0.1: 50 g/L flat coatings, 100 g/L traffic markings Area Mitigation - SDAPCD Rule 67.0.1: 50 g/L flat coatings, 100 g/L traffic markings Waste Mitigation - 50% reduction in waste for recycling and composting services.
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population Place of Worship 12.50 1000sqft 0.29 12,504.00 0
Parking Lot 121.00 Space 1.48 64,597.20 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
13 Wind Speed (m/s) Precipitation Freq (Days)2.6 40
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company San Diego Gas & Electric
2023Operational Year
CO2 Intensity
(lb/MWhr)
539.98 0.033CH4 Intensity
(lb/MWhr)
0.004N2O Intensity
(lb/MWhr)
Table Name Column Name Default Value New Value
tblArchitecturalCoating ConstArea_Nonresidential_Exterior 6,252.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 1 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied l------------------------------1------------------------------~-------------------------t------------~-------------~---------------I
2.0 Emissions Summary
tblArchitecturalCoating ConstArea_Nonresidential_Interior 18,756.00 0.00 tblArchitecturalCoating ConstArea_Parking 3,876.00 0.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50
tblAreaCoating Area_EF_Nonresidential_Interior 250 50
tblAreaCoating Area_EF_Parking 250 100
tblAreaMitigation UseLowVOCPaintParkingCheck False True tblConstructionPhase NumDays 10.00 0.00
tblLandUse LandUseSquareFeet 12,500.00 12,504.00
tblLandUse LandUseSquareFeet 48,400.00 64,597.20
tblLandUse LotAcreage 1.09 1.48
tblTripsAndVMT WorkerTripNumber 6.00 0.00
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 2 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied : :
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2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Maximum 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Maximum 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 3 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ., ' ' '
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Energy 0.0000 38.2767 38.2767 2.0200e-
003
3.7000e-
004
38.4366
Mobile 0.0000 77.4060 77.4060 6.4000e-
003
3.9200e-
003
78.7350
Waste 14.4631 0.0000 14.4631 0.8548 0.0000 35.8317
Water 0.1241 2.9120 3.0361 0.0129 3.2000e-
004
3.4552
Total 14.5872 118.5971 133.1843 0.8761 4.6100e-
003
156.4611
Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 4 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ., ., &
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Energy 0.0000 38.2767 38.2767 2.0200e-
003
3.7000e-
004
38.4366
Mobile 0.0000 77.4060 77.4060 6.4000e-
003
3.9200e-
003
78.7350
Waste 7.2316 0.0000 7.2316 0.4274 0.0000 17.9159
Water 0.1241 2.9120 3.0361 0.0129 3.2000e-
004
3.4552
Total 7.3556 118.5971 125.9527 0.4487 4.6100e-
003
138.5452
Mitigated Operational
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Architectural Coating Architectural Coating 2/15/2022 2/14/2022 5 0 ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 49.57 0.00 5.43 48.78 0.00 11.45 Acres of Grading (Site Preparation Phase): 0
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 5 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied I
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3.2 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Architectural Coating 1 0.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 0 (Architectural Coating – sqft)
Acres of Grading (Grading Phase): 0
Acres of Paving: 1.48
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 6 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ., ., i I
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3.2 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 7 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied I
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3.2 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Mitigated Construction Off-Site
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 8 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied I
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.0000 77.4060 77.4060 6.4000e-
003
3.9200e-
003
78.7350
Unmitigated 0.0000 77.4060 77.4060 6.4000e-
003
3.9200e-
003
78.7350
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Parking Lot 0.00 0.00 0.00
Place of Worship 86.88 74.88 345.38 228,391 228,391
Total 86.88 74.88 345.38 228,391 228,391
Miles Trip % Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Place of Worship 9.50 7.30 7.30 0.00 95.00 5.00 64 25 11
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Parking Lot 0.553514 0.062792 0.181046 0.120736 0.024419 0.006214 0.008493 0.006184 0.000715 0.000556 0.029185 0.000982 0.005164 Place of Worship 0.553514 0.062792 0.181046 0.120736 0.024419 0.006214 0.008493 0.006184 0.000715 0.000556 0.029185 0.000982 0.005164
5.0 Energy Detail
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 9 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
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PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 30.5898 30.5898 1.8700e-
003
2.3000e-
004
30.7041
Electricity
Unmitigated
0.0000 30.5898 30.5898 1.8700e-
003
2.3000e-
004
30.7041
NaturalGas
Mitigated
0.0000 7.6869 7.6869 1.5000e-
004
1.4000e-
004
7.7325
NaturalGas
Unmitigated
0.0000 7.6869 7.6869 1.5000e-
004
1.4000e-
004
7.7325
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 10 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied .. .. I I I
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5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Place of Worship 144046 0.0000 7.6869 7.6869 1.5000e-
004
1.4000e-
004
7.7325
Total 0.0000 7.6869 7.6869 1.5000e-
004
1.4000e-
004
7.7325
Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Place of Worship 144046 0.0000 7.6869 7.6869 1.5000e-
004
1.4000e-
004
7.7325
Total 0.0000 7.6869 7.6869 1.5000e-
004
1.4000e-
004
7.7325
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 11 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 1, I 1, I 1, I
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6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Parking Lot 22609 5.5377 3.4000e-
004
4.0000e-
005
5.5583
Place of Worship 102283 25.0522 1.5300e-
003
1.9000e-
004
25.1458
Total 30.5898 1.8700e-
003
2.3000e-
004
30.7041
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Parking Lot 22609 5.5377 3.4000e-
004
4.0000e-
005
5.5583
Place of Worship 102283 25.0522 1.5300e-
003
1.9000e-
004
25.1458
Total 30.5898 1.8700e-
003
2.3000e-
004
30.7041
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 12 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied L
L
L
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L
L L
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L
L
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L
L
L
Use Low VOC Paint - Non-Residential Interior
Use Low VOC Paint - Non-Residential Exterior
6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Unmitigated 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 13 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
I I I I I I I I I I I I I I
I I I I I I I I I I ' I I I I I
I I I I I I I I I I I I I I I I
I I I I I I I I I I I I I I I I
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----------- ~-------,--------,--------,--------,--------,--------,--------,--------,--------,--------• ------ -r--------,--------,--------,--------.--------., ., ., .,
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Total 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 14 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied I
I I
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•••••••••••m-------,-------,-------,-------,-------,-------,-------,-------,-------~-------•••••••••-------,-------,-------,-------T••••••• I I
I
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I I
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Total 0.0000 2.3900e-
003
2.3900e-
003
1.0000e-
005
0.0000 2.5400e-
003
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 15 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied I
I I
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I
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•••••••••••m-------,-------,-------,-------,-------,-------,-------,-------,-------~-------•••••••••-------,-------,-------,-------T••••••• I I
I I
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 3.0361 0.0129 3.2000e-
004
3.4552
Unmitigated 3.0361 0.0129 3.2000e-
004
3.4552
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Place of Worship 0.391111 /
0.611738
3.0361 0.0129 3.2000e-
004
3.4552
Total 3.0361 0.0129 3.2000e-
004
3.4552
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 16 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ., .,
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I,
I, ,.
I 11 I I I
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I,
,. ,.
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Place of Worship 0.391111 /
0.611738
3.0361 0.0129 3.2000e-
004
3.4552
Total 3.0361 0.0129 3.2000e-
004
3.4552
Mitigated
8.1 Mitigation Measures Waste
Institute Recycling and Composting Services
8.0 Waste Detail
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 17 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 1,
1,
1,
I 11 I I I
• • • • • • • • • • • r- - - - - - - .. ,--------,--------,-------T • • • • • • • 1, 1,
1,
I,
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 7.2316 0.4274 0.0000 17.9159
Unmitigated 14.4631 0.8548 0.0000 35.8317
Category/Year
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Place of Worship 71.25 14.4631 0.8548 0.0000 35.8317
Total 14.4631 0.8548 0.0000 35.8317
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 18 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ., .,
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1,
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11.0 Vegetation
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Place of Worship 35.625 7.2316 0.4274 0.0000 17.9159
Total 7.2316 0.4274 0.0000 17.9159
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Date: 2/21/2022 2:25 PMPage 19 of 20 470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 1,
1,
1,
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1,
I,
CalEEMod Version: CalEEMod.2020.4.0
Date: 2/21/2022 2:25 PM
470 Mollison Ave Church Operations - San Diego County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
City Council
Agenda Report
Agenda Item 102.
DATE: 12/13/2022
TO: Honorable Mayor and City Councilmembers
FROM: Noah Alvey, Deputy Director of Community Development SUBJECT: Greenfield Drive & E. Main Street Specific Plan RECOMMENDATION:
That the City Council:
Opens the Public Hearing and receives testimony;1.
Closes the Public Hearing;2.
Moves to adopt the next Resolution, in order, APPROVING the California Environmental Quality Act exemption; and
3. Moves to introduce the next Ordinance, in order, APPROVING the repeal of Specific Plan 138 and adoption of Specific Plan No. 2022-0004.
4. PROJECT DESCRIPTION:
This is a request to establish a new specific plan in order to regulate future development of a vacant property at the southwest corner of Greenfield Drive and E. Main Street No development is proposed with the request.
BACKGROUND:
General Plan: Public Institution (PI), Low Density Residential (LR), & Open Space (OS) Specific Plan: Specific Plan No. 138
Zone: Office Professional (O-P) & RS-40 (Residential, Single-Family, 40,000 sq. ft.); Hillside & Mixed-Use Overlay zones
Regional and State
Plan(s):
Gillespie Field Airport Land Use Compatibility Plan (ALUCP) Notable State
Law(s):
None
Project Site & Constraints
The City's largest vacant site in a commercial corridor is located at the southwest corner of Greenfield Dr. and E. Main St. It is comprised of two parcels totaling approximately 25 acres, and all owned by Kaiser Foundation Health Plan. The site topography slopes west to east towards E. Main St. and along the southerly portion of the site there is a granite rock hillside that separates the site from the Kaiser Permanente Bostonia Medical Offices at the northwest corner of Broadway and E. Main St. The site is the former location of the El Cajon Valley Hospital ("Hospital") and ancillary medical office building. The Planning Commission approved the original development of the Hospital in September 1958. In July 2002, the Hospital closed and the structures were subsequently demolished. A contributing factor to the demolition of the structures was California’s seismic safety legislation for hospitals.
Surrounding Context
The properties surrounding the project site are developed and zoned as follows:
Direction Zones Land Uses
North C-N Commercial uses
South C-G Medical offices
East C-G Commercial uses
West O-P, RS-6, & RS-14 Religious facility and single-family residential homes General Plan
The parcel at the corner of Greenfield Dr. and E. Main St. has a General Plan designation of Public Institution. The remainder of the site has General Plan designations of Low Density Residential and Open Space.
Zoning Code
The parcel at the corner of Greenfield Dr. and E. Main St. has a zoning designation of Office-Professional. The remainder of the site is zoned Residential, Single-Family, 40,000 sq. ft. (RS-40) zoning.
The subject site is also located in Hillside and Mixed-Use Overlay zones. The Hillside Overlay zone is intended to minimize disturbance of natural hillsides and to encourage orderly and controlled development. The Mixed-Use Overlay zone is intended to provide for the orderly transition of certain areas into walkable districts that accommodate a mixture of retail, office, and residential uses, while protecting existing uses. A site plan with General Plan and Zoning designations is attached for reference.
Specific Plan No. 138
Specific Plan No. 138 was approved in 1969 and, in conjunction with Conditional Use Permit No. 162, governed the development and operation of the former Hospital. Specific Plan No. 138 did not include a comprehensive planning document and was used primarily for site development by allowing the hospital to exceed the 35 ft. height limitation for the O-P zone and for a portion of the parking lot to extend into the RS-40 zoned portion of the property. Specific Plan No. 138 will be repealed by this action.
Municipal Code
The Municipal Code indicates that a specific plan is a plan for a particular portion of the City where circumstances require a more detailed framework of development than the General Plan, and more detailed standards than the general provisions of the Zoning Code. It effectively establishes a link between implementing policies of the General Plan and the individual development proposals in a defined area.
2022 City Council Action Plan
The 2022 City Council Action Plan directed staff to consider partnerships with property owners of large undeveloped sites for redevelopment. On June 14, 2022, staff presented options for incentivizing the development of the subject site. After discussing options, the City Council directed staff to prepare a plan to ensure orderly development of the subject site.
DISCUSSION
The 25-acre subject site is the last large-scale site in the City that is available for development, which makes the site highly desirable for future development. The goal of the proposed Specific Plan 2022-0004 ("Specific Plan") is to ensure that this economically significant property has a detailed development framework that is compatible with surrounding land uses.
Since certain developments within the applicable zones are allowed by right, they may not meet the expectations of the General Plan, the City Council, and the surrounding community.
Furthermore, they may not leverage the capacity of the subject site in a manner that maximizes the economic potential to the benefit of the city. Additionally, the Specific Plan will require that any proposed development be reviewed and approved by the City Council. The updated Specific Plan will supersede previous specific plan approvals.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission public hearing is scheduled for December 6, 2022. This report has been prepared in advance of the Planning Commission public hearing. Information regarding public testimony and the recommendation of the Planning Commission will be conveyed to the City Council through the staff presentation at the City Council public hearing.
FINDINGS:
The proposed Specific Plan serves the public interest.A.
The subject site is the last commercially oriented large-scale site available for development within the City and the proposed Specific Plan will ensure that a comprehensive planning document is prepared prior to any development. Furthermore, the Specific Plan includes requirements that the future development of the site be compatible with the existing and planned land uses in the vicinity.
The proposed Specific Plan will systematically implement the City’s General Plan.B.
The Specific Plan requires a more detailed framework of development than the General Plan, and more detailed standards than the general provisions of the Zoning Code. The Specific Plan requires the development of a comprehensive planning document to establish proposed use and development standards which will systematically implement the General Plan.
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
The proposed Specific Plan is exempt from the provisions of the California Environmental Quality Act (CEQA) according to the common sense exemption (CEQA Guidelines, section 15061(b)(3)). The common sense exemption applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The proposed amendment does not result in any development or changes to the physical environment and does not raise this project to a level of significance that warrants CEQA analysis.
PUBLIC NOTICE & INPUT:
Notice of this public hearing was published in the East County Gazette on November 17, 2022 in compliance with Government Code sections 65090, 65091, and 65092, as applicable.
Additionally, as a public service, the notice was posted in the kiosk at City Hall and on the City’s website under “Public Hearings/Public Notices.” The notice was also mailed to the two public libraries in the City of El Cajon, located at 201 East Douglas Avenue and 576 Garfield Avenue.
RECOMMENDATION:
Staff recommends approval of the Specific Plan in order to ensure that the large scale site is only developed after a comprehensive planning document is prepared to systematically implement the General Plan.
Prepared By: Noah Alvey, Deputy Director of Community Development Reviewed By: Anthony Shute, Director of Community Development Approved By: Graham Mitchell, City Manager
Attachments
CEQA Resolution
Ordinance SP 2022-0004
SP 2022-0004 Ex. A
General Plan Map
Zoning Map
Aerial Photograph
RESOLUTION NO. ___-22
A RESOLUTION APPROVING
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
EXEMPTION SECTION 15061(b)(3) FOR SPECIFIC PLAN NO. 2022-0004
WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on December 6, 2022, to consider Specific Plan ("SP") No. 2022- 0004, in order to regulate future development of vacant properties at the southwest corner of Greenfield Dr. and E. Main St. (the “Project”); and
WHEREAS, in accordance with California Environmental Quality Act ("CEQA") Guidelines section 15061(b)(3), and prior to making a recommendation on the Project to the City Council, the Planning Commission reviewed and consid ered the information contained in the Project staff report; and
WHEREAS, it is proposed that the Project is exempt from CEQA under the common sense exemption in accordance with the California Environmental Quality Act Guidelines section 15061(b)(3) for the proposed Project; and WHEREAS, no development is proposed with the Project; and WHEREAS, SP No. 2022-0004 requires that a comprehensive planning document be prepared prior to any development; and
WHEREAS, no evidence was presented in proceedings that any of the conditions exist to provide exceptions to categorical exemptions as described in CEQA Guidelines section 15300.2; and
WHEREAS, after considering evidence and facts, the Planning Commission did consider the proposed CEQA exemption, section 15061(b)(3), as presented at its meeting and recommended City Council approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EL CAJON AS FOLLOWS:
Section 1. That the foregoing recitals are true and correct, and are findings of fact of the City Council in regard to the proposed exemption for SP No. 2022-0004.
Section 2. That based upon said findings of fact, the El Cajon City Council hereby approves the proposed exemption (CEQA Guidelines section 15 061(b)(3)) for SP No. 2022-0004.
ORDINANCE NO. ___
AN ORDINANCE REPEALING SPECIFIC PLAN NO. 138 AND
APPROVING SPECIFIC PLAN NO. 2022-0004 FOR PROPERTIES AT THE SOUTHWEST CORNER OF GREENFIELD DR. & E. MAIN ST. IN THE
OFFICE PROFESSIONAL (O-P) AND RESIDENTIAL, SINGLE-FAMILY, 40,000 SQ. FT. (RS-40) ZONE, GENERAL PLAN DESIGNATION: PUBLIC INSTITUTION (PI) AND OPEN SPACE (O -S) ZONE; ASSESSOR ’S PARCEL NUMBERS (APN s) 507-200-58-00; AND 507-320-48-00.
WHEREAS, the El Cajon Planning Commission duly advertised and held a public hearing on December 6, 2022, to consider the replacement of Specific Plan No. 138 with a new Specific Plan No. 2022 -0004 ("Specific Plan"), to regulate future development of vacant properties at the southwest corner of Greenfield Dr. and E. Main St. (the "Project"); and
WHEREAS, the El Cajon Planning Commission considered and recommend City Council approval of the proposed CEQA common sense exemption in accordance with the California Environmental Quality Act Guidelines section 15061(b)(3) for the Project; and
WHEREAS, the proposed Specific Plan requires that a comprehensive planning document be prepared prior to development to program this economically significant property for future uses by requiring a more detailed framework for future development proposals and to ensure that the site is developed in a context -sensitive manner that is compatible with the surrounding land uses; and
WHEREAS, the El Cajon City Council reviewed and considered the proposed CEQA Exemption, and adopted Resolution No. -22; and
WHEREAS, the City Council held a du ly advertised public hearing on December 13, 2022 to consider SP No. 2022-0004 and received evidence through public testimony and comment in the form of verbal and written communications and reports.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL CAJON DOES ORDAIN AS FOLLOWS:
Section 1. The City Council finds that:
A. The recitals above are true and correct and have been incorporated herein by reference.
B. The proposed specific plan requires the development of a comprehensive planning document to establish proposed use and development standards that will systematically implement the General Plan.
Section 2. The City Council hereby repeals Specific Plan No. 138 and approves SP No. 2022-0004 in accordance with the attached Exhibit "A." GREENFIELD DR. & E. MAIN ST. SPECIFIC PLAN
Section 1. Purpose and Intent
The goal of the Greenfield Dr. and E. Main St. Specific Plan 2022-004 is to regulate future development of a large scale vacant site . The Specific Plan implements General Plan policies that require sound design standards by requiring the preparation of a comprehensive planning document prior to future development.
Section 2. Specific Plan Area
The Spec ific Plan governs the southwest corner of Greenfield Dr. and E. Main S t.
Assessor’s Parcel Number (APNs) 507-200-58-00 and 507-320-48-00.
Section 3. Authority and Scope
This Specific Plan is established by the El Cajon City Council in accordance with Chapter
17.70 of the El Cajon Municipal Code ("ECMC"), which establishes specific plans as an authorized mechanism for regulating land use and development in the City; and as enabled by the State of California Government Code Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. This Specific Plan implements the broad poli cies established in The City of El Cajon General Plan ("General Plan") to guide growth and change in El Cajon, and is consistent with the General Plan.
Section 4. California Environmental Quality Act (CEQA)
Adoption of a Specific Plan constitutes a projec t under CEQA. Pursuant to CEQA, the proposed Specific Plan is exempt from the provisions of the California Environmental Quality Act ( "CEQA") according to the common sense exemption (CEQA Guidelines, section 15061(b)(3). The common sense exemption applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The proposed amendment does not result in any development or changes to the physical environment and does not r aise this project to a level of significance that warrants CEQA analysis.
Section 5. Amendments to this Specific Plan
Specific plan Amendments shall be made through the provisions found in the ECMC ; specifically, Chapter 17.70.
Section 6. Appeal
Any decision by the Director of Community Development may be appealed to the Planning Commission, upon receipt of a written request for a hearing, in accordance with the provisions of ECMC Chapter 17.30. The Director of Community Development shall schedule any appeal for the next available Planning Commission meeting based on notice times and agenda availability.
Greenfield Dr. & E. Main St. Specific Plan
2 Section 7. Severability
If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted the Specific Plan and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more of the sections , subsections, sentences, clauses , or phrases may be declared invalid.
Section 8. Future Development
A comp rehensive planning document to establish proposed use and development standards, which will systematically implement the General Plan, is required prior to any development of the subject site.
BROADWAY
GREENFIELD DR
E MAIN ST
I-8
GC GC
GC
GC
GC
LR
LR
LR
LR
LR LR
LR
MR
MR
NC
NC
O/NR
OS
PI
PI
±
Attachment 1:
General Plan Map
C-G
C-N
O-P
RM-2200
RS-14
RS-40
RS-6
RS-9
BROADWAY
GREENFIELD DR
E MAIN ST
I-8
±
Attachment 2:
Zoning Map
Hillside Overlay
Mixed-use Overlay
BROADWAY
GREENFIELD DR
E MAIN ST
I-8
±
Attachment 3:
Aerial Photograph