Agenda packet — Monterey City Council, December 15, 2023 (part 4 of 5)

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 644, Packet Page 647

3.4 Foundations (site & building) - 2023
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 lb/day lb/day
Hauling 4.4900e003 0.2781 0.0572 1.1300e- 003 0.0329 2.4000e- 003 0.0353 9.0100e- 003 2.2900e- 003 0.0113 121.0893 121.0893 1.3400e- 003 0.0191 126.8103 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 0.0000Worker 0.1164 0.0907 0.9630 2.3700e003 0.2711 1.7100e- 003 0.2728 0.0719 1.5800e- 003 0.0735 242.4740 242.4740 9.1100e- 003 8.1300e- 003 245.1238 Total 0.1209 0.3688 1.0202 3.5000e003 0.3039 4.1100e- 003 0.3081 0.0809 3.8700e- 003 0.0848 363.5633 363.5633 0.0105 0.0272 371.9341 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 lb/day lb/day
Off-Road 0.3973 4.0312 5.8572 8.1800e003 0.1990 0.1990 0.1831 0.1831 0.0000 791.6383 791.6383 0.2560 798.0391 Total 0.3973 4.0312 5.8572 8.1800e003 0.1990 0.1990 0.1831 0.1831 0.0000 791.6383 791.6383 0.2560 798.0391 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 17 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 645, Packet Page 648

3.4 Foundations (site & building) - 2023
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 lb/day lb/day
Hauling 4.4900e003 0.2781 0.0572 1.1300e- 003 0.0329 2.4000e- 003 0.0353 9.0100e- 003 2.2900e- 003 0.0113 121.0893 121.0893 1.3400e- 003 0.0191 126.8103 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 0.0000Worker 0.1164 0.0907 0.9630 2.3700e003 0.2711 1.7100e- 003 0.2728 0.0719 1.5800e- 003 0.0735 242.4740 242.4740 9.1100e- 003 8.1300e- 003 245.1238 Total 0.1209 0.3688 1.0202 3.5000e003 0.3039 4.1100e- 003 0.3081 0.0809 3.8700e- 003 0.0848 363.5633 363.5633 0.0105 0.0272 371.9341 Mitigated Construction Off-Site3.4 Foundations (site & building) - 2024 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 lb/day lb/day
Off-Road 0.3778 3.8017 5.8685 8.1800e003 0.1745 0.1745 0.1605 0.1605 792.1377 792.1377 0.2562 798.5425 Total 0.3778 3.8017 5.8685 8.1800e003 0.1745 0.1745 0.1605 0.1605 792.1377 792.1377 0.2562 798.5425 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 18 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 646, Packet Page 649

3.4 Foundations (site & building) - 2024
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 lb/day lb/day
Hauling 4.4300e003 0.2738 0.0574 1.1100e- 003 0.0329 2.3800e- 003 0.0352 9.0100e- 003 2.2700e- 003 0.0113 119.0156 119.0156 1.3300e- 003 0.0188 124.6389 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 0.0000Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1131 0.3542 0.9481 3.4100e003 0.3040 4.0000e- 003 0.3079 0.0809 3.7600e- 003 0.0847 355.7735 355.7735 9.5500e- 003 0.0263 363.8398 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 lb/day lb/day
Off-Road 0.3778 3.8017 5.8685 8.1800e003 0.1745 0.1745 0.1605 0.1605 0.0000 792.1377 792.1377 0.2562 798.5425 Total 0.3778 3.8017 5.8685 8.1800e003 0.1745 0.1745 0.1605 0.1605 0.0000 792.1377 792.1377 0.2562 798.5425 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 19 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 647, Packet Page 650

3.4 Foundations (site & building) - 2024
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 lb/day lb/day
Hauling 4.4300e003 0.2738 0.0574 1.1100e- 003 0.0329 2.3800e- 003 0.0352 9.0100e- 003 2.2700e- 003 0.0113 119.0156 119.0156 1.3300e- 003 0.0188 124.6389 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 0.0000Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1131 0.3542 0.9481 3.4100e003 0.3040 4.0000e- 003 0.3079 0.0809 3.7600e- 003 0.0847 355.7735 355.7735 9.5500e- 003 0.0263 363.8398 Mitigated Construction Off-Site3.5 Structure Frame - 2024 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 lb/day lb/day
Off-Road 0.3195 3.2909 2.1855 5.4700e003 0.1476 0.1476 0.1358 0.1358 530.1286 530.1286 0.1715 534.4150 Total 0.3195 3.2909 2.1855 5.4700e003 0.1476 0.1476 0.1358 0.1358 530.1286 530.1286 0.1715 534.4150 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 20 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 648, Packet Page 651

3.5 Structure Frame - 2024
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 lb/day lb/day
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 Vendor 0.0174 0.6668 0.2045 2.6500e003 0.0881 4.1800e- 003 0.0923 0.0254 4.0000e- 003 0.0294 280.8683 280.8683 2.3800e- 003 0.0413 293.2331 Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1261 0.7471 1.0952 4.9500e003 0.3592 5.8000e- 003 0.3650 0.0973 5.4900e- 003 0.1028 517.6263 517.6263 0.0106 0.0488 532.4340 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 lb/day lb/day
Off-Road 0.3195 3.2909 2.1855 5.4700e003 0.1476 0.1476 0.1358 0.1358 0.0000 530.1286 530.1286 0.1715 534.4150 Total 0.3195 3.2909 2.1855 5.4700e003 0.1476 0.1476 0.1358 0.1358 0.0000 530.1286 530.1286 0.1715 534.4150 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 21 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 649, Packet Page 652

3.5 Structure Frame - 2024
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 lb/day lb/day
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 Vendor 0.0174 0.6668 0.2045 2.6500e003 0.0881 4.1800e- 003 0.0923 0.0254 4.0000e- 003 0.0294 280.8683 280.8683 2.3800e- 003 0.0413 293.2331 Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1261 0.7471 1.0952 4.9500e003 0.3592 5.8000e- 003 0.3650 0.0973 5.4900e- 003 0.1028 517.6263 517.6263 0.0106 0.0488 532.4340 Mitigated Construction Off-Site3.6 Building Exteriors - 2024 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 lb/day lb/day
Off-Road 0.2488 2.6282 1.3310 4.3300e003 0.1094 0.1094 0.1006 0.1006 419.1055 419.1055 0.1356 422.4942 Total 0.2488 2.6282 1.3310 4.3300e003 0.1094 0.1094 0.1006 0.1006 419.1055 419.1055 0.1356 422.4942 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 22 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 650, Packet Page 653

3.6 Building Exteriors - 2024
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 lb/day lb/day
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 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 Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 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 lb/day lb/day
Off-Road 0.2488 2.6282 1.3310 4.3300e003 0.1094 0.1094 0.1006 0.1006 0.0000 419.1055 419.1055 0.1356 422.4942 Total 0.2488 2.6282 1.3310 4.3300e003 0.1094 0.1094 0.1006 0.1006 0.0000 419.1055 419.1055 0.1356 422.4942 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 23 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 651, Packet Page 654

3.6 Building Exteriors - 2024
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 lb/day lb/day
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 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 Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Mitigated Construction Off-Site3.7 Building Interiors - 2024 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 lb/day lb/day
Off-Road 0.0707 0.6626 0.8545 1.1500e003 0.0383 0.0383 0.0352 0.0352 111.0231 111.0231 0.0359 111.9208 Total 0.0707 0.6626 0.8545 1.1500e003 0.0383 0.0383 0.0352 0.0352 111.0231 111.0231 0.0359 111.9208 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 24 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 652, Packet Page 655

3.7 Building Interiors - 2024
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 lb/day lb/day
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 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 Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 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 lb/day lb/day
Off-Road 0.0707 0.6626 0.8545 1.1500e003 0.0383 0.0383 0.0352 0.0352 0.0000 111.0231 111.0231 0.0359 111.9208 Total 0.0707 0.6626 0.8545 1.1500e003 0.0383 0.0383 0.0352 0.0352 0.0000 111.0231 111.0231 0.0359 111.9208 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 25 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 653, Packet Page 656

3.7 Building Interiors - 2024
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 lb/day lb/day
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 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 Worker 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Total 0.1087 0.0804 0.8907 2.3000e003 0.2711 1.6200e- 003 0.2727 0.0719 1.4900e- 003 0.0734 236.7580 236.7580 8.2200e- 003 7.5100e- 003 239.2009 Mitigated Construction Off-Site3.7 Building Interiors - 2025 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 lb/day lb/day
Off-Road 0.0652 0.6139 0.8503 1.1500e003 0.0329 0.0329 0.0302 0.0302 111.0231 111.0231 0.0359 111.9208 Total 0.0652 0.6139 0.8503 1.1500e003 0.0329 0.0329 0.0302 0.0302 111.0231 111.0231 0.0359 111.9208 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 26 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 654, Packet Page 657

3.7 Building Interiors - 2025
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 lb/day lb/day
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 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 Worker 0.1020 0.0718 0.8288 2.2200e003 0.2711 1.5400e- 003 0.2726 0.0719 1.4200e- 003 0.0733 231.3913 231.3913 7.4500e- 003 6.9800e- 003 233.6566 Total 0.1020 0.0718 0.8288 2.2200e003 0.2711 1.5400e- 003 0.2726 0.0719 1.4200e- 003 0.0733 231.3913 231.3913 7.4500e- 003 6.9800e- 003 233.6566 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 lb/day lb/day
Off-Road 0.0652 0.6139 0.8503 1.1500e003 0.0329 0.0329 0.0302 0.0302 0.0000 111.0231 111.0231 0.0359 111.9208 Total 0.0652 0.6139 0.8503 1.1500e003 0.0329 0.0329 0.0302 0.0302 0.0000 111.0231 111.0231 0.0359 111.9208 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 27 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 655, Packet Page 658

3.7 Building Interiors - 2025
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 lb/day lb/day
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 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 Worker 0.1020 0.0718 0.8288 2.2200e003 0.2711 1.5400e- 003 0.2726 0.0719 1.4200e- 003 0.0733 231.3913 231.3913 7.4500e- 003 6.9800e- 003 233.6566 Total 0.1020 0.0718 0.8288 2.2200e003 0.2711 1.5400e- 003 0.2726 0.0719 1.4200e- 003 0.0733 231.3913 231.3913 7.4500e- 003 6.9800e- 003 233.6566 Mitigated Construction Off-Site3.8 Site hard/soft scape - 2025 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 lb/day lb/day
Off-Road 0.0991 1.0013 1.6723 2.3400e003 0.0406 0.0406 0.0373 0.0373 226.5419 226.5419 0.0733 228.3736 Total 0.0991 1.0013 1.6723 2.3400e003 0.0406 0.0406 0.0373 0.0373 226.5419 226.5419 0.0733 228.3736 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 28 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 656, Packet Page 659

3.8 Site hard/soft scape - 2025
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 lb/day lb/day
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 Vendor 0.0167 0.6572 0.1984 2.6000e003 0.0881 4.1000e- 003 0.0922 0.0254 3.9200e- 003 0.0293 275.9741 275.9741 2.3200e- 003 0.0406 288.1218 Worker 0.1020 0.0718 0.8288 2.2200e003 0.2711 1.5400e- 003 0.2726 0.0719 1.4200e- 003 0.0733 231.3913 231.3913 7.4500e- 003 6.9800e- 003 233.6566 Total 0.1187 0.7290 1.0272 4.8200e003 0.3592 5.6400e- 003 0.3648 0.0973 5.3400e- 003 0.1026 507.3653 507.3653 9.7700e- 003 0.0476 521.7784 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 lb/day lb/day
Off-Road 0.0991 1.0013 1.6723 2.3400e003 0.0406 0.0406 0.0373 0.0373 0.0000 226.5419 226.5419 0.0733 228.3736 Total 0.0991 1.0013 1.6723 2.3400e003 0.0406 0.0406 0.0373 0.0373 0.0000 226.5419 226.5419 0.0733 228.3736 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 29 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 657, Packet Page 660

4.0 Operational Detail - Mobile4.1 Mitigation Measures Mobile CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 30 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 658, Packet Page 661 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 lb/day lb/day
Mitigated 0.8863 1.1189 7.9538 0.0137 1.4073 0.0126 1.4200 0.3753 0.0118 0.3871 1,424.838 6 1,424.838
6 0.1201 0.0804 1,451.809
4 Unmitigated 0.8863 1.1189 7.9538 0.0137 1.4073 0.0126 1.4200 0.3753 0.0118 0.3871 1,424.838 6 1,424.838
6 0.1201 0.0804 1,451.809
4 4.2 Trip Summary Information4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Hotel 351.12 343.98 249.90 637,693 637,693
Parking Lot 0.00 0.00 0.00
Total 351.12 343.98 249.90 637,693 637,693
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 Hotel 9.50 7.30 7.30 19.40 61.60 19.00 58 38 4
Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0

4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Hotel 0.517882 0.052795 0.193633 0.146997 0.027981 0.006802 0.010707 0.009580 0.001188 0.000578 0.027032 0.001276 0.003550 Parking Lot 0.517882 0.052795 0.193633 0.146997 0.027981 0.006802 0.010707 0.009580 0.001188 0.000578 0.027032 0.001276 0.003550

5.0 Energy Detail
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 31 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 659, Packet Page 662 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 lb/day lb/day
NaturalGas
Mitigated

0.0580 0.5268 0.4425 3.1600e003 0.0400 0.0400 0.0400 0.0400 632.1893 632.1893 0.0121 0.0116 635.9461 NaturalGasUnmitigated

0.0791 0.7193 0.6042 4.3200e003 0.0547 0.0547 0.0547 0.0547 863.1128 863.1128 0.0165 0.0158 868.2418 Historical Energy Use: N

5.1 Mitigation Measures EnergyExceed Title 24
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 32 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 660, Packet Page 663

5.2 Energy by Land Use - NaturalGas

6.0 Area Detail
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 lb/day lb/day
Hotel 7336.46 0.0791 0.7193 0.6042 4.3200e003 0.0547 0.0547 0.0547 0.0547 863.1128 863.1128 0.0165 0.0158 868.2418 Parking Lot 0 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 0.0791 0.7193 0.6042 4.3200e003 0.0547 0.0547 0.0547 0.0547 863.1128 863.1128 0.0165 0.0158 868.2418 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 lb/day lb/day
Hotel 5.37361 0.0580 0.5268 0.4425 3.1600e003 0.0400 0.0400 0.0400 0.0400 632.1893 632.1893 0.0121 0.0116 635.9461 Parking Lot 0 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 0.0580 0.5268 0.4425 3.1600e003 0.0400 0.0400 0.0400 0.0400 632.1893 632.1893 0.0121 0.0116 635.9461 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 33 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 661, Packet Page 664

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 lb/day lb/day
Mitigated 1.5460 8.0000e005 8.5500e- 003 0.0000 3.0000e- 005 3.0000e- 005 3.0000e- 005 3.0000e- 005 0.0184 0.0184 5.0000e- 005 0.0196 Unmitigated 1.5460 8.0000e005 8.5500e- 003 0.0000 3.0000e- 005 3.0000e- 005 3.0000e- 005 3.0000e- 005 0.0184 0.0184 5.0000e- 005 0.0196

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 lb/day lb/day
Architectural
Coating

0.2342 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

1.3110 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 7.9000e004 8.0000e- 005 8.5500e- 003 0.0000 3.0000e- 005 3.0000e- 005 3.0000e- 005 3.0000e- 005 0.0184 0.0184 5.0000e- 005 0.0196 Total 1.5460 8.0000e005 8.5500e- 003 0.0000 3.0000e- 005 3.0000e- 005 3.0000e- 005 3.0000e- 005 0.0184 0.0184 5.0000e- 005 0.0196 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 34 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 662, Packet Page 665

6.2 Area by SubCategory

7.0 Water Detail7.1 Mitigation Measures WaterInstall Low Flow Bathroom FaucetInstall Low Flow Kitchen FaucetInstall Low Flow ToiletInstall Low Flow ShowerUse Water Efficient Irrigation System 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 lb/day lb/day
Architectural
Coating

0.2342 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

1.3110 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 7.9000e004 8.0000e- 005 8.5500e- 003 0.0000 3.0000e- 005 3.0000e- 005 3.0000e- 005 3.0000e- 005 0.0184 0.0184 5.0000e- 005 0.0196 Total 1.5460 8.0000e005 8.5500e- 003 0.0000 3.0000e- 005 3.0000e- 005 3.0000e- 005 3.0000e- 005 0.0184 0.0184 5.0000e- 005 0.0196 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Date: 5/9/2023 2:22 PM Page 35 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 663, Packet Page 666

11.0 Vegetation

8.0 Waste Detail8.1 Mitigation Measures Waste9.0 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: 5/9/2023 2:22 PM Page 36 of 36 Avid Hotel Project - Monterey Bay Unified APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 664, Packet Page 667 Appendix F
Stormwater Control Plan

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 665, Packet Page 668 Storm Water Control Plan
For
Lakshmi Hotel Partners, Inc.
2102 N. Fremont
Parcel “B”, Volume 10, Parcel Maps, Page 86
APN 013-112-045
Monterey
Job #19-100
November 9, 2020
Owner:

Lakshmi Hotel Partners, Inc.
4258 Cesar Chavez Street
San Francisco, CA 94131
Prepared by:

Benjamin Wilson, RCE/QSD
Monterey Bay Engineers, Inc.
607 Charles Ave, Suite B
Seaside, CA 93955
2101 N. Fremont Page 1 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 666, Packet Page 669 Table of Contents
I. Project Data ………………………….……………………………………… 3
II. Setting ………………………………………………………………………… 4
II.A. Project Location and Description ………………………………. 4
II.B. Existing Site Features and Conditions…………………………... 4 II.C. Opportunities and Constraints for Stormwater Control ……….… 4 III. Low Impact Development Design Strategies …………………………… 5 III.A. Optimization of Site Layout …………………………………….. 5
III.A.1. Limitation of development envelope ……………………. 5 III.A.2. Preservation of natural drainage features ………...……... 5 III.A.3. Setbacks from creeks, wetlands, and riparian habitats ….. 5 III.A.4. Minimization of imperviousness ………………………... 5
III.A.5. Use of drainage as a design element. ……………………. 5 III.B. Use of Permeable Pavement ……………………………………. 5
III.C. Dispersal of Runoff to Pervious Areas …………………………. 5 III.D. Stormwater Control Measures ………………………………….. 5
IV. Documentation of Drainage Design …………………………………….. 7 IV.A. Descriptions of each Drainage Management Area ……………… 7 IV.A.1.Table of Drainage Management Areas …………………. 7
IV.A.2.Drainage Management Area Descriptions ……………… 7
IV.B. Tabulation and Sizing Calculations …………………………….. 8 IV.B.1. Information Summary for LID Facility Design ………… 8 IV.B.2.Self-Retaining / Self-Treating Areas……………….…… 8
IV.B.3. Areas Draining to Self-Retaining Areas ………………… 8 IV.B.4.Storm Water Storage Requirements (Tier 3 Projects) …… 8 V. Source Control Measures ………………………………………………… 9
V.A. Site activities and potential sources of pollutants ………………… 9 V.B. Source Control Table ………………………………………………... 9
VI. Stormwater Facility Maintenance ……………………………………….. 13 VI.A. Ownership and Responsibility for Maintenance in Perpetuity ….. 13 VI.B. Operation and Maintenance Plan ………………………………… 13
VI.C. Ongoing Maintenance …………………………………………… 13
VI.D. Summary of Maintenance Requirements ………………………… 13 VII. Construction Checklist …………………………………………………… 15
VIII. Certification ……………………………………………………………… 16

ATTACHMENTS
A. Existing & Proposed Condition Exhibit
B. Drainage Management Area
C. Civil Improvement Plan / Storm Water Disposal
D. StormTech Isolator Row O&M Manual

2101 N. Fremont Page 2 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 667, Packet Page 670 I. Project Data
Table 1. Project Data
Project Name / Number Lakshmi Hotel Partners, Inc.

Application Submittal Date
[to be verified by municipal staff]
Project Location
[street address if available,
or intersection and/or APN]
2101 N. Fremont, Monterey
APN 013-012-045
Name of Owner or Developer Lakshmi Hotel Partners, Inc.

Project Type and Description Commercial Redevelopment
4-Story Hotel with parking lot
Total Project Site Area (acres) 0.58 (total including public streets) Total New Impervious Surface Area
[Sum of currently pervious areas that will
be covered with new impervious surfaces]
1,505 s.f.

Total Replaced Impervious Surface
Area
[Sum of currently impervious areas that will
be covered with new impervious surfaces.]
20,956 s.f. ĺ Tier 3
Total Pre-Project Impervious Surface
Area
23,245 s.f.

Total Post-Project Impervious Surface
Area
22,461 s.f.

Net Impervious Area N/A
Watershed Management Zone(s) Zone 1 – Monterey Urban Area Design Storm Frequency and Depth 95% - 1.2”
Urban Sustainability Area NA
2101 N. Fremont Page 3 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 668, Packet Page 671 II. Setting
II.A. Project Location and Description
The project site is located on the northeast corner of North Fremont Street and Casa Verde Way in the City of Monterey. The project is zoned “Visitor Accommodating Facility.” The north project boundary is adjacent to residential apartments, and the east side of the property is “Planned Community.” Casa Verde Way is sloped steeply (>9%) to the north. Shasta Avenue is sloped at greater than 5% towards Contra Costa Street to the west. North Fremont Street is a 100’ wide commercial avenue with curb, gutter & sidewalk improvements. Casa Verde Way is a 50’ public street with curb, gutter & sidewalk improvements.

II.B. Existing Site Features and Conditions
The total project site area includes 25,267 s.f. The adjacent public streets are fully improvement with concrete curbs, gutter & sidewalks, and a municipal storm drain system.

Private Property – The total project site is 25,267 s.f. parcel. The project property is already fully developed with a restaurant, motel rooms, offices, and parking lot. There is not a current geotechnical report for the project, but the underlying soil is likely native soil over decomposed granite with low percolation rates for storm water.

II.C. Opportunities and Constraints for Stormwater Control The underlying native soil will likely have low percolation ability for stormwater disposal. The property slopes steeply from south to north, and toward the adjacent parking complex. There is approximately 14’ of elevation difference across the property.

This is an infill redevelopment project that must match the existing grades at the property perimeter.
2101 N. Fremont Page 4 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 669, Packet Page 672 III. Low Impact Development Design Strategies
III.A. Optimization of Site Layout
III.A.1. Limitation of development envelope
The existing property is already fully developed for motel use. The property is surrounded by medium to high density residential properties. The business redevelopment must evaluate the requirements for vehicle parking and the loss of usable area for landscaping and bioswales, and the on-going maintenance required for various storm water treatment methods.

III.A.2. Preservation of natural drainage features
There are no drainage features on the project site. The site is graded to direct all surface water off the property to the railroad right-of-way.

III.A.3. Setbacks from creeks, wetlands, and riparian habitats N/A
III.A.4. Minimization of imperviousness
The landscaping and impervious surfaces on the project property will be increased by approximately 1,400 s.f.

III.A.5. Use of drainage as a design element
The landscape areas on the south side of the property (adjacent North Fremont Street) shall be graded to detain rain water. This landscaping area is on the highest elevation of the property, and not suitable for additional storm water disposal. Introducing additional storm water on the north side of the new hotel building may also create problems with drainage around the new basement walls.

Roof storm water will be collected by rain gutters and downspouts, then directed to a retention/disposal system north of the project building.

III.B. Use of Permeable Pavement
Opportunities for permeable paving are limited with this project.

III.C. Dispersal of Runoff to Pervious Areas
The proposed landscape areas around the perimeter of the property will be graded to be self-retaining. This landscaping area is on the highest elevation of the property, and not suitable for additional storm water disposal.

III.D. Stormwater Control Measures
This project replaces/creates over 15,000 s.f. of surface area, but less than 22,500 s.f.

Therefore it must comply with Tier 3 requirements.
2101 N. Fremont Page 5 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 670, Packet Page 673 There are storm drain inlets on the property that convey surface water from the parking lots to the public streets. The existing connections for site water to the municipal storm drain system will be removed. Roof water from the existing buildings discharge storm water to the surrounding hardscape surfaces.

The strategy proposed to meet the required storm water treatment will be to connect roof water from the new building and parking lot to a series of underground infiltration chambers. The underground infiltrators will provide approximately 965 cubic feet of water retention. Overflow from the storm drain infiltrators will surface flow to adajacent landscaping, with overflow from landscaping to sidewalk underdrains on Casa Verde Way. This treatment area is in excess of 5% of the total disturbed surface, including public right-of-way. The storage volume in the infiltrator chambers is also in excess of the Tier 3 requirements.

Self-retaining landscaped areas along the street frontages are many times larger than the adjacent impervious concrete walkways.
2101 N. Fremont Page 6 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 671, Packet Page 674 IV. Documentation of Drainage Design
IV.A. Descriptions of each Drainage Management Area
IV.A.1.Table of Drainage Management Areas
DMA Name Surface Type Area (square feet)
Building Building roof 6,640 s.f.

Frontage Concrete 1,598 s.f.

Landscape Landscaping 2,233 s.f.

Parking Asphalt / Concrete 14,474 s.f.

Overflow Landscaping 322 s.f.

IV.A.2.Drainage Management Area Descriptions
DMA Building, totaling 6,640 s.f. is the roof of the new building. DMA Building is collected by rain gutters and down spouts, and discharges to underground infiltrators for storm water retention, with overflow to DMA Overflow.

DMA Frontage, totaling 1,598 s.f., is the frontage driveway approaches, concrete walks, and areas adjacent to property lines (with minimal widths) that can not be back-flowed into the property. DMA Frontage will drain to the public right-of-ways.

DMA Landscape, totaling 2,233 s.f., is the pervious landscaped areas around the proposed building and at the exterior edges of the parking lot. Most of the landscape areas are adequate for self-retention, but are located behind the top of retaining walls and basements, and not appropriate for excessive water disposal.

DMA Parking, totaling 14,474 s.f., is the asphalt/concrete parking and walkway improvements of the new parking lot. Surface water from DMA Parking drains to an onsite collection system that discharges to underground infiltrators for storm water retention. Overflow from the onsite detention will surface flow to DMA Overflow.

DMA Overflow, totaling 322 s.f., is the landscaped area that accepts overflow water from the underground infiltrators.
2101 N. Fremont Page 7 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 672, Packet Page 675 IV.B. Tabulation and Sizing Calculations
IV.B.1.Information Summary for LID Facility Design
Total Project Area (square feet) 0.58 acres
25,267 s.f.

Design Storm Depth 1.2 inches (95% storm)
Applicable Requirements Tier 3
IV.B.2.Self-Treating / Self-Retaining Areas
DMA Name Area (square feet)
Landscape 2,233 s.f.

Overflow 322 s.f.

IV.B.3.Areas Draining to Self-Retaining Areas - N/A
IV.B.4. 95% Storm Storage Volume (Tier 3 Projects)
DMA SCM Name
Name
Area
(square
feet)
Surface
Type
Runoff
factor
Area x
Runoff
Factor
[A]
MC-3500
Infiltrator Chambers
Building 6,640 Building
Roof

1.0 6,640
Parking 14,474 Concrete
/ Asphalt

1.0 14,474
* Volume
Reduction
20,956 Various 0.5 -10,478
95%
Storm
Depth
(inches)
Minimum
Retention
Volume
(c.f.)
Proposed
Retention
Volume
(c.f.)
Total Æ 10,636 1.2” 1,064 1,140 **
*50% reduction for replaced impervious area in accordance with Attachement 1, B.4)b)i) **6 MC-3500 chambers @ 175 c.f. each = 1,050 c.f.
2 MC-3500 end caps @ 45.1 c.f. each = 90.2 c.f.

Total = 1,140 c.f.
2101 N. Fremont Page 8 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 673, Packet Page 676 V. Source Control Measures
V.A. Site activities and potential sources of pollutants The site will be used for automobile service and repair.

V.B. Source Control Table
Potential Source
of runoff
pollutants
Permanent source control
BMP’s
Operational source
control BMP’s
A.1. On-site storm
drain inlets
(unauthorized nonstormwater
discharges and
accidental spills or
leaks)
iMark all inlets with the words
“No Dumping! Flows to Bay” or
similar
iMaintain and periodically
repaint or replace inlet
marking
iProvide stormwater
pollution prevention
information to new site
owners, lessees, or operators.
iSee applicable operational
BMP’s in Fact Sheet SC-44,
“Drainage System
Maintenance,” in the CASQA
Stormwater Quality
Handbooks at
www.cabmphandbooks.com
A.2. On-site storm
drain inlets (cleaning
and maintenance)
iInstall a silt/oil trap in the storm
water drop inlet immediately prior
to conveying water to the
underground infiltrator chambers.
iInstall a storm drain manhole at
the end of the StormTech
infiltrator Isolation Row. The base
of the manhole shall be 24”
minimum below the outlet pipe to
the infiltrator chambers.
iInspect all storm drain drop
inlets and manholes prior to
the start of the rainy season
and periodically during rain
events.
iClean storm drain drop
inlets of any accumulated silt
/ oil when indicated at any
inspection.
iClean storm drain manhole
at the end of the StormTech
infiltrator Isolation Row of
any accumulated silt when
indicated at any inspection.

A.3. Storm Drain
Infiltrator Chambers
iInstall storm drain infiltrator
chambers for the disposal of
surface water from the parking lot.
iPer City of Sand City
requirements, all storm water from
a 10-year storm event shall be
retained of and disposed of on the
project site.

If entry into the manhole is
required, please follow local
and OSHA rules for confined
space entries.
iPrior to the start of the rainy
season, inspect Isolator Row
for sediment via the storm
drain manhole and inlet pipe
and the inspection ports.
2101 N. Fremont Page 9 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 674, Packet Page 677 iClean out the Isolator Row
using the JetVac process.

Provide stormwater pollution
prevention information to new
site owners, lessees, or
operators.
iSee the Isolator Row O&M
Manual and the Design
Manual published by
StormTech.

B. Interior floor
drains and elevator
shaft sump pumps
iInterior floor drains and elevator
sumps will be plumbed to the
sanitary sewer
iInspect and maintain drains
to prevent blockages and
overflow
C. Interior parking
garages
iParking garage floor drains will
be plumbed to the sanitary sewer
iInspect and maintain drains
to prevent blockages and
overflow
D.1. Need for future
indoor & structural
pest control
iNote building design features
that discourage entry of pests
iProvide Integrated Pest
Management information to
owners, lessees, and operators
D.2. Landscape /
Outdoor Pesticide
Use / Building and
Grounds Maintenance
Final landscape plans will
accomplish the following:
iPreserve existing native trees,
shrubs, and ground cover to the
maximum extent possible
iDesign landscaping to minimize
irrigation and runoff to promote
surface infiltration where
appropriate and to minimize the
use of fertilizers and pesticides
iWhere landscaped areas are used
to retain or detain stormwater
iConsider using pest-resistant
plants, especially adjacent to
hardscape
iSelect plants appropriate to the
site soil, slopes, climate, sun,
wind, rain, land use, air
movement, ecological consistency
and plant interactions
iMaintain landscaping using
minimum or no pesticides
iSee applicable BMP’s in
Fact Sheet SC-41, “Building
and Grounds Maintenance” in
the CASQA Stormwater
Quality Handbook at
www.cabmphandbooks.com
iProvide IPM information to
new owners, lessees and
operators
2101 N. Fremont Page 10 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 675, Packet Page 678 G. Refuse areas iThe designated dumpster areas
will be covered, graded and paved
to prevent run-on
iAny drains from dumpsters,
compactors, and tallow bin areas
shall be connected to sanitary
sewer
iPost signs on or near the
dumpsters with the words “Do not
dump hazardous materials here,”
or similar
iProvide adequate number of
receptacles.
iInspect receptacles regularly
and repair or replace leaky
receptacles.
iKeep receptacles covered.
iProhibit/prevent dumping of
liquid or hazardous waste
iPost “no hazardous
materials” signs
iInspect and pick up litter
daily and clean up spills
immediately
iKeep spill control materials
available on-site
i See applicable BMP’s in
Fact Sheet SC-34, “Waste
Handling and Disposal” in the
CASQA Stormwater Quality
Handbook at
www.cabmphandbooks.com
H. Industrial
processes
iIf industrial processes are to be
located on site, state: “All process
activities to be performed indoors.

No processes to drain to exterior
or to storm drain system.”
i See applicable BMP’s in
Fact Sheet SC-10, “NonStormwater Discharges” in
the CASQA Stormwater
Quality Handbook at
www.cabmphandbooks.com
J. Vehicle and
Equipment Cleaning
iThere is no designated car wash
outside the building area.
iThe on-site car wash shall be
connected to the sanitary sewer
system
iWashwater from vehicle
and equipment washing
operations shall not be
discharged to the storm drain
system
iCar dealerships and repair
facilities may rinse cars with
water only.
i See Fact Sheet SC-21,
“Vehicle and Equipment
Cleaning” in the CASQA
Stormwater Quality
Handbook at
www.cabmphandbooks.com
2101 N. Fremont Page 11 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 676, Packet Page 679 N. Fire Sprinkler Test
Water
iProvide a means to drain fire
sprinklers test water to sanitary
sewer
i See Fact Sheet SC-41,
“Building and Grounds
Maintenance” in the CASQA
Stormwater Quality
Handbook at
www.cabmphandbooks.com
O. Miscellaneous
Drain or Wash Water
or Other Sources
iCondensate drain lines may
discharge to landscaped areas if
the flow is small enough that
runoff will not occur. Condensate
drain lines may not discharge to
the storm drain system.
iRooftop equipment with
potential to produce pollutants
shall be roofed and/or have
secondary containment
iAny drainage sumps on-site shall
feature a sediment sump to reduce
the quantity of sediment in
pumped water
iAvoid roofing, gutters, and trim
made of copper or other
unprotected metals that may leach
into runoff
iInclude controls for other
sources as specified by local
reviewer
P. Plazas, sidewalks,
and parking lots
iSweep plazas, sidewalks,
and parking lots regularly to
prevent accumulation of litter
and debris. Collect debris
from pressure washing to
prevent entry into the storm
drain system. Collect
washwater containing any
cleaning agent or degreaser
and discharge to the sanitary
sewer, not to a storm drain
2101 N. Fremont Page 12 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 677, Packet Page 680 VI. Stormwater Facility Maintenance
VI.A. Ownership and Responsibility for Maintenance in Perpetuity The owner shall be responsible for the operation and maintenance of storm water treatment and disposal BMP’s, consistent with the development plans approved by the City of Sand City.

VI.B. Operation and Maintenance Plan
Prior to occupancy, the owner shall develop and submit to the City for approval an Operation and Maintenance Plan for Stormwater Control Measures.

VI.C. Ongoing Maintenance
Prior to issuing approval for final occupancy, the owner shall develop and implement a mechanism to provide annual verification of ongoing maintenance provision for Structural Stormwater Control Measures (SCMs). Annual certification will also be required of SCM maintenance on the project site and submitted to the City of Sand City, Department of Public Works.

VI.D. Summary of Maintenance Requirements
BMP Description Action Reference
iMark all inlets with the words
“No Dumping! Flows to Bay” or
similar
Storm Drain Inlets
iClean and Inspect. Clear any
silt/debris and inspect for
function prior to rainy season
and periodically during rain
events
i Fact Sheet SC-44, “Drainage
System Maintenance,” in the
CASQA Stormwater Quality
Handbooks at
www.cabmphandbooks.com
Storm Drain
Infiltrator
Chambers
If entry into the manhole is
required, please follow local and
OSHA rules for confined space
entries.
iPrior to the start of the rainy
season, inspect Isolator Row for
sediment via the storm drain
manhole and inlet pipe and the
inspection ports.
iWhen the average depth of
sediment in the Isolator Row
exceeds 3”, clean out the Isolator
Row using the JetVac process.
i Design Manual published by
StormTech.
iIsolator Row O&M Manual
published by StormTech.
2101 N. Fremont Page 13 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 678, Packet Page 681 Landscape and Pest
Control
iProvide Integrated Pest
Management information to
owners, lessees, and operators
iMark all inlets with the words
“No Dumping! Flows to Bay” or
similar
i Fact Sheet SC-41, “Building
and Grounds Maintenance” in
the CASQA Stormwater
Quality Handbook at
www.cabmphandbooks.com
Refuse Areas iProvide adequate number of
receptacles.
iInspect receptacles regularly
and repair or replace leaky
receptacles.
iKeep receptacles covered.
iProhibit/prevent dumping of
liquid or hazardous waste
iPost “no hazardous materials”
signs
iInspect and pick up litter daily
and clean up spills immediately
iKeep spill control materials
available on-site
i Fact Sheet SC-34, “Waste
Handling and Disposal” in the
CASQA Stormwater Quality
Handbook at
www.cabmphandbooks.com
Industrial Processes iIf industrial processes are to be located on site, state: “All
process activities to be
performed indoors. No
processes to drain to exterior or
to storm drain system.”
i Fact Sheet SC-10, “NonStormwater Discharges” in the
CASQA Stormwater Quality
Handbook at
www.cabmphandbooks.com
Fire Sprinkler Test
Water
iProvide a means to drain fire
sprinklers test water to sanitary
sewer
i Fact Sheet SC-41, “Building
and Grounds Maintenance” in
the CASQA Stormwater
Quality Handbook at
www.cabmphandbooks.com
Parking Lots iSweep plazas, sidewalks, and
parking lots regularly to prevent
accumulation of litter and debris.

Collect debris from pressure
washing to prevent entry into the
storm drain system. Collect
washwater containing any
cleaning agent or degreaser and
discharge to the sanitary sewer,
not to a storm drain
2101 N. Fremont Page 14 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 679, Packet Page 682 VII. Construction Checklist
Stormwater
Control Plan
Page # BMP Description See Plan Sheet #s
9 iMark all inlets with the words “No Dumping!
Flows to Bay” or similar
Civil Plans
9 iInstall a silt/oil trap in the storm water drop
inlet or manhole immediately prior to conveying
water to the underground infiltrator chambers.

Civil Plans
9 iInstall storm drain infiltrator chambers for the
disposal of impervious surface water from the
project.

Civil Improvement
Plans
10 iElevator sump drains will be plumbed to the
sanitary sewer
Architectural Plans
10 iNote building design features that discourage
entry of pests
Architectural or Tenant
Improvement Plans
11 iThe designated dumpster areas will be
covered, graded and paved to prevent run-on
iAny drains from dumpsters, compactors, and
tallow bin areas shall be connected to sanitary
sewer
iPost signs on or near the dumpsters with the
words “Do not dump hazardous materials here,”
or similar
Architectural or Tenant
Improvement Plans
12 iProvide a means to drain fire sprinklers test
water to sanitary sewer
Note: Civil Plans
2101 N. Fremont Page 15 of 16 November, 2020

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 680, Packet Page 683

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 681, Packet Page 684 Exhibit A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 682, Packet Page 685 Exhibit A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 683, Packet Page 686 Isolator® Row O&M Manual
StormTech®Chamber System for Stormwater Management
Save Valuable Land and
Protect Water Resources
Detention • Retention • Water Quality
A division of

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 684, Packet Page 687

1.1 INTRODUCTION
An important component of any Stormwater Pollution
Prevention Plan is inspection and maintenance. The
StormTech Isolator Row is a patented technique to
inexpensively enhance Total Suspended Solids (TSS)
removal and provide easy access for inspection and
maintenance.

1.2 THE ISOLATOR ROW
The Isolator Row is a row of StormTech chambers, either SC-310, SC-310-3, SC-740, DC-780, MC-3500 or MC4500 models, that is surrounded with filter fabric and connected to a closely located manhole for easy access. The fabric-wrapped chambers pro vide for settling and filtration of sediment as storm water rises in the Isolator Row and ultimately passes through the filter fabric. The open bottom chambers and perforated sidewalls (SC-310, SC310-3 and SC-740 models) allow storm water to flow both vertically and horizon tally out of the chambers.

Sediments are cap tured in the Isolator Row protecting
the storage areas of the adjacent stone and chambers
from sediment accumulation.

Two different fabrics are used for the Isolator Row. A
woven geotextile fabric is placed between the stone
and the Isolator Row chambers. The tough geo textile
provides a media for storm water filtration and provides a durable surface for maintenance operations. It is also designed to prevent scour of the underlying stone and
remain intact during high pressure jetting. A non-woven fabric is placed over the chambers to provide a filter
media for flows passing through the perforations in the sidewall of the chamber. The non-woven fabric is not
required over the DC-780, MC-3500 or MC-4500 models
as these chambers do not have perforated side walls.
2 Call StormTech at 888.892.2694 or visit our website at www.stormtech.com for technical and product information.

1.0 The Isolator® Row
The Isolator Row is typically designed to capture the
“first flush” and offers the versatility to be sized on a volume basis or flow rate basis. An upstream manhole not only provides access to the Isolator Row but typically
includes a high flow weir such that storm water flowrates or volumes that exceed the capacity of the Isolator Row overtop the over flow weir and discharge through a
manifold to the other chambers.

The Isolator Row may also be part of a treatment train.

By treating storm water prior to entry into the chamber system, the service life can be extended and pollutants such as hydrocarbons can be captured. Pre-treatment
best management practices can be as simple as deep
sump catch basins, oil-water separators or can be innovative storm water treatment devices. The design of the treatment train and selection of pretreatment devices by the design engineer is often driven by regulatory
requirements. Whether pretreatment is used or not, the
Isolator Row is recommended by StormTech as an
effective means to minimize maintenance requirements
and maintenance costs.

Note: See the StormTech Design Manual for detailed
information on designing inlets for a StormTech system, including the Isolator Row.

ECCENTRIC
HEADER

MANHOLE
WITH

OVERFLOW
WEIR

STORMTECH

ISOLATOR ROW

OPTIONAL

PRE-TREATMENT

OPTIONAL

ACCESS STORMTECH CHAMBERS
StormTech Isolator Row with Overflow Spillway
(not to scale)
Looking down the Isolator Row from the manhole opening, woven geotextile is shown between the chamber and stone base.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 685, Packet Page 688

2.0 Isolator Row Inspection/Maintenance
Call StormTech at 888.892.2694 or visit our website at www.stormtech.com for technical and product information. 3 Maintenance is accomplished with the JetVac process.

The JetVac process utilizes a high pressure water nozzle to propel itself down the Isolator Row while scouring and suspending sediments. As the nozzle is retrieved,
the captured pollutants are flushed back into the manhole for vacuuming. Most sewer and pipe maintenance companies have vacuum/JetVac combination vehicles.

Selection of an appropriate JetVac nozzle will improve
maintenance efficiency. Fixed nozzles designed for culverts or large diameter pipe cleaning are preferable.

Rear facing jets with an effective spread of at least 45” are best. Most JetVac reels have 400 feet of hose allowing maintenance of an Isolator Row up to 50 chambers long. The JetVac process shall only be performed on
StormTech Isolator Rows that have AASHTO class 1
woven geotextile (as specified by StormTech) over
their angular base stone.

2.1 INSPECTION
The frequency of Inspection and Maintenance varies
by location. A routine inspection schedule needs to be
established for each individual location based upon site specific variables. The type of land use (i.e. industrial, commercial, residential), anticipated pollutant load, percent imperviousness, climate, etc. all play a critical role in determining the actual frequency of inspection and
maintenance practices.

At a minimum, StormTech recommends annual inspections. Initially, the Isolator Row should be inspected every 6 months for the first year of operation. For sub sequent years, the inspection should be adjusted based upon
previous observation of sediment deposition.

The Isolator Row incorporates a combination of standard manhole(s) and strategically located inspection ports
(as needed). The inspection ports allow for easy access to the system from the surface, eliminating the need to perform a confined space entry for inspection purposes.

If upon visual inspection it is found that sediment has accumulated, a stadia rod should be inserted to determine the depth of sediment. When the average depth of sediment exceeds 3 inches throughout the length of
the Isolator Row, clean-out should be performed.

2.2 MAINTENANCE
The Isolator Row was designed to reduce the cost of
periodic maintenance. By “isolating” sediments to just
one row, costs are dramatically reduced by eliminating
the need to clean out each row of the entire storage
bed. If inspection indicates the potential need for maintenance, access is provided via a manhole(s) located on the end(s) of the row for cleanout. If entry into the manhole is required, please follow local and OSHA rules for a confined space entries.

StormTech Isolator Row (not to scale)
Examples of culvert cleaning nozzles appropriate for Isolator Row maintenance. (These are not StormTech products.)
NOTE: NON-WOVEN FABRIC IS ONLY REQUIRED OVER THE INLET PIPE CONNECTION INTO THE END CAP FOR DC-780, MC-3500 AND MC-4500 CHAMBER MODELS AND IS NOT REQUIRED OVER THE ENTIRE ISOLATOR ROW.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 686, Packet Page 689 Step 1) Inspect Isolator Row for sediment
A) Inspection ports (if present)
i. Remove lid from floor box frame
ii. Remove cap from inspection riser
iii. Using a flashlight and stadia rod,
measure depth of sediment and
record results on maintenance log.
iv. If sediment is at, or above, 3 inch
depth proceed to Step 2. If not
proceed to step 3.

B) All Isolator Rows
i. Remove cover from manhole at
upstream end of Isolator Row
ii. Using a flashlight, inspect down Isolator Row through outlet pipe

1. Mirrors on poles or cameras may be used to avoid a confined space entry

2. Follow OSHA regulations for confined space entry if entering manhole iii. If sediment is at or above the lower row of sidewall holes (approximately 3 inches) proceed to Step 2.

If not proceed to Step 3.

Step 2) Clean out Isolator Row using the JetVac process A) A fixed culvert cleaning nozzle with rear facing nozzle spread of 45 inches or more is preferable B) Apply multiple passes of JetVac until backflush water is clean C) Vacuum manhole sump as required
Step 3) Replace all caps, lids and covers, record observations and actions Step 4) Inspect & clean catch basins and manholes upstream of the StormTech system ADS “Terms and Conditions of Sale” are available on the ADS website, www.ads-pipe.com Advanced Drainage Systems, the ADS logo, and the green stripe are registered trademarks of Advanced Drainage Systems.

Stormtech® and the Isolator® Row are registered trademarks of StormTech, Inc.

3.0 Isolator Row Step By Step Maintenance Procedures
4 2 1) B) 1) A)
StormTech Isolator Row (not to scale)
Stadia Rod Readings
Fixed point Fixed point Sediment
Date to chamber to top of Depth Observations/Actions Inspector bottom (1) sediment (2) (1) - (2)
3/15/01 6.3 ft. none New installation. Fixed point is Cl frame at grade djm 9/24/01 6.2 0.1 ft. Some grit felt sm
6/20/03 5.8 0.5 ft. Mucky feel, debris visible in manhole and in rv Isolator row, maintenance due
7/7/03 6.3 ft. 0 System jetted and vacuumed djm
Sample Maintenance Log
70 Inwood Road, Suite 3 Rocky Hill Connecticut 06067
860.529.8188 888.892.2694 fax 866.328.8401 www.stormtech.com Detention • Retention • Water Quality
A division of

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 687, Packet Page 690 Appendix G
Geotechnical and Infiltration Investigation

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 688, Packet Page 691

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 689, Packet Page 692

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 690, Packet Page 693

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 691, Packet Page 694

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 692, Packet Page 695

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 693, Packet Page 696

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 694, Packet Page 697

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 695, Packet Page 698

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 696, Packet Page 699

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 697, Packet Page 700

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 698, Packet Page 701

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 699, Packet Page 702

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 700, Packet Page 703

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 701, Packet Page 704

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 702, Packet Page 705

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 703, Packet Page 706

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 704, Packet Page 707
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EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 705, Packet Page 708

FIGURE II
Boring Locations (approx.)By: Soil Surveys Group, Inc. 103 Church Street Salinas, CA 93901 ph. 831-757-025 email: [email protected] BASE: 2101 North Fremont Street, in Monterey, California APN: 013-112-045 Demolition Plan by Monterey Bay Engineers, Inc., March 2020 - Job #7714 N

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EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 706, Packet Page 709

EXHIBIT A
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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 707, Packet Page 710

EXHIBIT A
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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 708, Packet Page 711

EXHIBIT A
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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 709, Packet Page 712

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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 710, Packet Page 713

EXHIBIT A
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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 711, Packet Page 714

EXHIBIT A
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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 712, Packet Page 715

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 713, Packet Page 716

EXHIBIT A
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Council Special Meeting, 12/15/2023, Item No. 1., Item Page 714, Packet Page 717 "
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EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 715, Packet Page 718

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 716, Packet Page 719 6805. ",+;*,+? "%
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EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 717, Packet Page 720

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 718, Packet Page 721

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 719, Packet Page 722

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 720, Packet Page 723 Appendix H-1
Traffic Analysis

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 721, Packet Page 724 PLEASANTON i SAN JOSE i SANTA ROSA i SACRAMENTO i FRESNO Corporate Office: 4305 Hacienda Drive, Suite 550, Pleasanton, CA 94588 Phone: 925.463.0611 Fax: 925.463.3690 www.TJKM.com
DBE #40772 i SBE #38780

VISION THAT MOVES YOUR COMMUNITY
Technical Memorandum
Date: February 27,2023
To: Vin Patel
Lakshmi Hotel Partners
2113 N Fremont Street
Monterey, CA 93490
Email: [email protected]
From: Sandeep Paparaju
Project Engineer
Jurisdiction: City of Monterey
Subject: Traffic Analysis for Proposed Hotel development located at 2101 N Fremont Street in the City of Monterey, CA.

INTRODUCTION
The purpose of this technical memorandum is to present the intersection Level of Service (LOS) analysis for Baseline 2021 Conditions and Baseline plus Project Conditions at the study intersection of North Fremont Street and Casa Verde Way in City of Monterey. The project proposes the demolition of an existing one-story 18 guest room Hotel and the construction of a new 3-story, 42 guest room Branded Hotel with forty-five employees whom only five of them will be on site at any given point , at 2101 North Fremont Street, in Monterey. The proposed site is within the North Fremont Specific Plan and the parcel is zoned as visitor accommodation facility. The proposed development is located at the corner of the intersection of North Fremont Street/Casa Verde Way. The existing project site has an 18 room hotel and a 3,500 square foot (sf) restaurant that has a capacity of 116 seats. Access to the project site will be from North Fremont Street and Casa Verde Way. The proposed project provides 42 number of parking spaces. As per City requirement, existing land use credits were not taken into consideration. For consistency purposes, TJKM utilized the 42 guest room project as the baseline rather than the net increase.

SUMMARY OF FINDINGS
The results of the intersection level of service analysis show that the study intersection operates within the acceptable LOS standards of City of Monterey during the a.m. (7:00 a.m. to 9:00 a.m.) and p.m. (4:00 p.m. to 6:00 p.m.) peak hours.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 722, Packet Page 725

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VISION THAT MOVES YOUR COMMUNITY
BASELINE 2021 CONDITIONS
This study report describes baseline conditions under two scenarios: with and without the proposed project. For each scenario, the intersection Level of Service (LOS), and the 95th percentile vehicle queue lengths are presented.

1. Scenario 1 - Baseline 2021 Conditions
A. Baseline Conditions Analysis (using existing lane geometry, 2021 traffic volumes and signal timing)

2. Scenario 2 – Baseline plus Project Conditions
A. Baseline conditions traffic volume with proposed project The traffic operations analysis describes conditions at one study intersection- North Fremont Street/Casa Verde Way as illustrated in Figure 1. Figure 2 illustrates the project site plan. This intersection was selected by agreement between the City of Monterey and TJKM.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 723, Packet Page 726 2101 N Fremont Street TIS
Figure 1 : Vicinity Map
104-007 | 02/05/21
Project Site
X Study Intersection
LEGEND
Lake Del Monte
D
Del Monte
r
Lake
Airport Rd
Fairground Rd
Ramona Ave
Casanova Ave
Dela Vina Ave
Casa Verde Way
Montecito Ave
Morse Dr
Laguna
Del
Rey
Laguna
Grande Park
Work
Memorial
Park
Casanova
Oak Knoll
Park Center
Peter J.

Ferrante
Park
N Fremont St
Fremont Blvd
Canyon Del Rey Blvd
Kimball Ave
Hilby Ave
Del Monte Ave
Encina Ave
1 Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 724, Packet Page 727 2101 N Fremont Street TIS
Figure 2 : Site Plan
104-007 | 02/05/21
Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 725, Packet Page 728

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VISION THAT MOVES YOUR

LEVEL OF SERVICE ANALYSIS AND METHODOLOGY

STUDY METHODOLOGY
Level of Service (LOS) is a qualitative measure that describes operational conditions as they relate to the traffic stream and perceptions by motorists and passengers. The LOS generally describes these conditions in terms of such factors as speed and travel time, delays, freedom to maneuver, traffic interruptions, comfort, convenience, and safety. The operational LOS are given letter designations from A to F, with A representing the best operating conditions (free-flow) and F the worst (severely congested flow with high delays). Generally, intersections are the capacity-controlling locations with respect to traffic operations on arterial and collector streets.

SIGNALIZED INTERSECTION ANALYSIS
The study intersection under traffic signal control was analyzed using the 2000 Highway Capacity Manual (HCM) Operations Methodology for signalized intersections described in Chapter 16 (HCM 2000). This methodology determines LOS based on average control delay per vehicle for the overall intersection during peak hour intersection operating conditions. Control delay includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The average control delay for the signalized intersection was calculated using Synchro 10 analysis software and was correlated to a LOS designation. Table 1 summarizes the relationship between average delay per vehicle and LOS for signalized intersections.

Table 1: Description of Level of Service for Signalized Intersections Level of
Service
Description
A Very low control delay, up to 10 seconds per vehicle. Progression is extremely favorable, and most vehicles arrive during the green phase. Many vehicles do not stop at all. Short cycle lengths may tend to contribute to low delay values.

B Control delay greater than 10 and up to 20 seconds per vehicle. There is good progression or short cycle lengths or both. More vehicles stop causing higher levels of delay.

C
Control delay greater than 20 and up to 35 seconds per vehicle. Higher delays are caused by fair progression or longer cycle lengths or both. Individual cycle failures may begin to appear. Cycle failure occurs when a given green phase does not serve queued vehicles, and overflow occurs. The number of vehicles stopping is significant, though many still pass through the intersection without i
D
Control delay greater than 35 and up to 55 seconds per vehicle. The influence of congestions becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or high volumes. Many vehicles stop, the proportion of vehicles not stopping declines. Individual cycle failures are noticeable.

E Control delay greater than 55 and up to 80 seconds per vehicle. The limit of acceptable delay. High delays usually indicate poor progression, long cycle lengths, and high volumes. Individual cycle failures are frequent.

F Control delay in excess of 80 seconds per vehicle. Unacceptable to most drivers. Oversaturation, arrival flow rates exceed the capacity of the intersection. Many individual cycle failures. Poor progression and long cycle lengths may also be contributing factors to higher delay.

Source: Highway Capacity Manual 2000

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 726, Packet Page 729

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VISION THAT MOVES YOUR COMMUNITY

SIGNIFICANT IMPACT CRITERIA / LEVEL OF SERVICE STANDARDS The City of Monterey operational standard varies by type and classification of roadways: For roadways that do not adequately serve alternative modes of transportation, the level of service standard is LOS D. For roadways that are served by alternative modes of transport, the level of service standard is LOS E and F as indicated in the following Table 2.

Table 2: City of Monterey LOS Standard Criteria
Roadway Segment
Roadway has a Class I/II bike
route connecting to the
Recreation Trail
Road is served by transit
with headway of less than
20 minutes and operates
during the AM and PM
peak hours year round
LOS Standard

1.Auto Corridor No No D

2.Bicycle Corridor Yes No E

3.Transit Corridor No Yes E

4.Multimodal Corridor Yes Yes F-2*
Notes: F-2 denotes that LOS F conditions are not exceeded two consecutive hours at any time during the day under typical weekday conditions.

Source: City of Monterey General Plan Update Traffic Study Based on the above table, LOS standard is LOS E for North Fremont Street.

BASELINE 2021 CONDITIONS

ROADWAY NETWORK
North Fremont Street is an east-west arterial street with a generous right-of-way that connects Monterey and the cities of Seaside and Del Rey oaks. North Fremont Street provides four vehicular lanes with sidewalks on both sides and striped crosswalks at signalized intersections.

The posted speed limit on North Fremont Street is 35 miles per hour (mph). In addition to the intersections, there are a large number of driveways throughout the corridor. The average daily traffic (ADT) volume on North Fremont Street is 18,100 vehicles on a typical weekday as per TAMC Regional traffic Counts. North Fremont Street has Class II bike lanes that runs along the roadway from Canyon Del Rey Boulevard to Casa Verde Way. Within the project study area, North Fremont Street has bus stops and sidewalks.

Casa Verde Way is a north-south collector roadway, which extends between Del Monte Avenue in the north and Fairground Road in the south. Casa Verde Way provides two vehicular lanes with sidewalks on both sides. The posted speed limit on Casa Verde Way is 25 miles per hour (mph).

BASELINE 2021 PEAK HOUR TRAFFIC VOLUMES AND LANE CONFIGURATIONS Baseline 2021 conditions traffic operations at the study intersection were evaluated for the busiest one-hour period during weekday morning and evening peak periods. The City of

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 727, Packet Page 730

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VISION THAT MOVES YOUR
Monterey provided intersection turning movement counts (from 2008) for vehicles and pedestrians for the weekday a.m. peak period (7:00 to 9:00 a.m.) and p.m. peak period (4:00 to 6:00 p.m.) The City also provided the Transportation Agency for Monterey County (TAMC) traffic counts for the North Fremont Street roadway segment from 2007 to 2019. Based on the growth trend, the annual growth percentage of 2% per year was applied at the study intersection during the a.m. and p.m. peak hours. The results were used as baseline conditions. Figure 3 illustrates the existing lane geometry, traffic control and baseline 2021 peak hour volumes at the study intersection.

INTERSECTION LEVEL OF SERVICE ANALYSIS – BASELINE 2021 CONDITIONS Existing intersection lane configurations, optimized signal timings and turning movement volumes were used to calculate the LOS for the study intersection during each peak hour. The results of the LOS analysis using Synchro 10 software for existing conditions are summarized in Table 3. LOS worksheets are provided in Appendix A. Under baseline 2021 conditions, the study intersection operates at LOS B during a.m. peak hour and LOS D during p.m. peak hour.

Table 3: Intersection Level of Service Analysis – Baseline 2021 Conditions Int
# Study Intersection Control Peak Hour¹
Baseline 2021 Conditions
Delay² LOS³
1 North Fremont Street/Casa Verde Way Signal
AM 16.1 B
PM 35.9 D
Notes:
1 AM – morning peak hour; PM – evening peak hour.
2 Whole intersection weighted average control delay expressed in seconds per vehicle. 3 LOS – Level of Service calculations conducted using the Synchro 10 level of service analysis software package, which applies the methodology described in the 2000 HCM

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 728, Packet Page 731 2101 N Fremont Street TIS
Figure 3 : %DVHOLQH&RQGLWLRQV Lane Geometry, Control and Peak Hour Volumes N
104-007 | 02/12/21
1 )UHPRQW6W
&DVD 9HUGH :D\ 81 (58) 960 (1277) 6 (65)
43 (111)
54 (100)
32 (30)
18 (144)
241 (241)
83 (79)
LEGEND
AM Peak Hour VolumesPM Peak Hour Volumes
XX
(XX)
Traffic Signal Project Site
X Study Intersection
Lake Del Monte D
Del Monte
r
Lake
Airport Rd
Fairground Rd
Ramona Ave
Casanova Ave
Dela Vina Ave
Casa Verde Way
Montecito Ave
Morse Dr
Laguna
Del
Rey
Laguna
Grande Park
Work
Memorial
Park
Casanova
Oak Knoll
Park Center
Peter J.

Ferrante
Park
N Fremont St
Fremont Blvd
Canyon Del Rey Blvd
Kimball Ave
Hilby Ave
Del Monte Ave
Encina Ave
1 1
22 (146)361 (715)61 (142)
N Fremont SCasa Verde Way
t./
Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 729, Packet Page 732

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VISION THAT MOVES YOUR

BASELINE PLUS PROJECT CONDITIONS
The impacts of the proposed project on the transportation system are discussed in this section.

First, the method used to estimate the amount of traffic generated by the project is described.

Then, the results of the level of service calculations for Baseline plus Project Conditions are presented. (Baseline plus Project Conditions are defined as Baseline Conditions plus traffic generated by the proposed project). A comparison of intersections under Baseline plus Project Conditions and Baseline Conditions is presented and the impacts of the project on the study intersections are discussed.

The amount of traffic added to the roadway system by the proposed development is estimated using a three-step process.
x Trip Generation – Estimates the amount of traffic added to the roadway network, x Trip Distribution – Estimates the direction of travel to and from the project site, x Trip Assignment – The new trips are assigned to specific street segments and intersection turning movements.

PROJECT TRIP GENERATION
TJKM developed estimated project trip generation for the proposed project based on published trip generation rates from the Institute of Traffic Engineers (ITE) publication Trip Generation Manual, 10th Edition. TJKM applied trip discounts to the proposed project trip generation that are consistent with the City of Monterey Traffic Analysis Guidelines in terms of existing trip credits and retail pass by trips.

Pass-by trips are made as intermediate stops on the way from an origin to a primary trip destination without a route diversion. Pass-by trips are attracted from traffic passing the site on an adjacent street or roadway that offers direct access to the generator. Pass-by trips are not diverted from another roadway. TJKM applied pass-by trip reduction as per ITE Trip Generation Manual, 10th Edition and ITE Trip Generation Manual, 10th Edition Volume 1: User’s Guide and Handbook for quality restaurant (ITE 931) a similar land use to the existing development.

TJKM used published trip rates for the ITE Land Use Hotel (ITE Code 310) for the proposed development. As per the City requirement, TJKM did not use existing land use credits based on ITE Land Use Motel (ITE Code 320), and Quality Restaurant (ITE Code 931). Table 4 shows the trips expected to be generated by the proposed project. The proposed project is expected to generate approximately 351 daily trips with 20 weekday a.m. peak hour trips (12 inbound trips, 8 outbound trips) and 25 weekday p.m. peak hour trips (13 inbound trips, 12 outbound trips).

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 730, Packet Page 733

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VISION THAT MOVES YOUR COMMUNITY
Table 4: Project Trip Generation
Land Use (ITE code) Size Unit
Daily AM Peak PM Peak
Rate Trips Rate In
%
Out
% In Out Total Rate In %
Out
% In Out Total
Proposed
Facility
Hotel
(310)¹ 42 No 8.36 351 0.47 59 41 12 8 20 0.60 51 49 13 12 25 Total Trips 351 12 8 20 13 12 25
Notes: Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, 2017 1 Hotel (ITE Land Use Code 310) based upon number of rooms.

PROJECT TRIP DISTRIBUTION AND ASSIGNMENT
Trip distribution is a process that determines in what proportion vehicles would be expected to travel between the project site and various destinations outside the project study area.

Assignment determines the various routes that vehicles would take from the project site to each destination using the calculated trip distribution.

Trip distribution assumptions for the proposed project were developed based on existing travel patterns, and TJKM’s knowledge of the study area.

The distribution assumptions are as follows:
x 45 percent to/from east of North Fremont Street
x 40 percent to/from west of North Fremont Street
x 10 percent to/from north of Casa Verde Way
x 5 percent to/from south of Casa Verde Way
Figure 4 illustrates the trip distribution percentages and trip assignment project volumes developed for the proposed project. The assigned project trips were then added to traffic volumes under Baseline Conditions to generate Project Conditions traffic demands.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 731, Packet Page 734 2101 N Fremont Street TIS
Figure 4 : Trip Distribition and Assignment
104-007 |
N Fremont St./Casa Verde Way 1
N Fremont St.
) (
Casa Verde Way
()
N Fremont St./Project Driveway #1
2 N Fremont St.
()
Driveway #1
Project Driveway #2/Casa Verde Way
3 Driveway #2
Casa Verde Way
aC
()
) (
()
(1) ()
) 1 (
) (
LEGEND
45%
10%
Trip Distribution XX%
D
AM Peak Hour 3URMHFW7ULSV
PM Peak Hour 3URMHFW7ULSV
XX
(XX)
Traffic Signal
V Stop Sign
Project Site
X Study Intersection
5%
40%
Lake Del Mon te D
Del Monte
r
Lake
Airport Rd
Fairground Rd
Ramona Ave
Casanova Ave
Dela Vina Ave
Casa Verde Way
Montecito Ave
Morse Dr
Laguna
Del
Rey
Laguna
Grande Park
Work
Memorial
Park
Casanova
Oak Knoll
Park Center
Peter J.

Ferrante
Park
N Fremont St
Fremont Blvd
Canyon Del Rey Blvd
Kimball Ave
Hilby Ave
Del Monte Ave
Encina Ave
1 2
3 ()
) (
Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 732, Packet Page 735

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VISION THAT MOVES YOUR COMMUNITY
INTERSECTION LEVEL OF SERVICE ANALYSIS – BASELINE PLUS PROJECT CONDITIONS The intersection LOS analysis results for Baseline plus Project Conditions are summarized in Table 5. Detailed calculation sheets for Baseline plus Project Conditions are contained in Appendix B. Figure 5 displays projected peak hour turning movement volumes at the study intersection for Baseline plus Project Conditions. The study intersection operates at LOS B during a.m. peak hour and LOS D during p.m. peak hour.

Based on the City of Monterey impact criteria the project is expected to have a less-thansignificant impact at the study intersection evaluated in this study.

Table 5: Intersection Level of Service Analysis – Baseline plus Project Conditions Int
# Study Intersection Control Peak Hour¹
Baseline 2021
Conditions
Baseline plus
Project Conditions
Change in
Delay࢚
Delay² LOS³ Delay² LOS³
1 North Fremont
Street/Casa Verde Way Signal
AM 16.1 B 16.2 B 0.1
PM 35.9 D 37.1 D 1.2
Notes:
1 AM – morning peak hour; PM – evening peak hour.
2 Whole intersection weighted average control delay expressed in seconds per vehicle. 3 LOS – Level of Service calculations conducted using the Synchro 10 level of service analysis software package, which applies the methodology described in the 2000 HCM
࢚Change in average delay between Baseline and Baseline plus Project Conditions

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 733, Packet Page 736 2101 N Fremont Street TIS
Figure 5 : %DVHOLQHplus Project Peak Hour Volumes
104-007 |
N Fremont St./Casa Verde Way 1
N Fremont St.

Casa Verde Way
1047 (1400)
N Fremont St./Project Driveway #1
2 N Fremont St.
478 (826)
Driveway #1
Project Driveway #2/Casa Verde Way
3 Driveway #2
Casa Verde Way
aC
) (
()
(1) () 342 (464)
) 1 (
157 (304)
) (
LEGEND
D
AM Peak Hour VolumesPM Peak Hour Volumes
XX
(XX)
Traffic SignalStop Sign
Project Site
X Study Intersection
18 (144)
) 241 (2
) (8 8
(1)
361 (715)
61 (142)
43 (111)
) (10
32 (30)
81 (58)96 (12)6 (6)
Lake Del Mon te D
Del Monte
r
Lake
Airport Rd
Fairground Rd
Ramona Ave
Casanova Ave
Dela Vina Ave
Casa Verde Way
Montecito Ave
Morse Dr
Laguna
Del
Rey
Laguna
Grande Park
Work
Memorial
Park
Casanova
Oak Knoll
Park Center
Peter J.

Ferrante
Park
N Fremont St
Fremont Blvd
Canyon Del Rey Blvd
Kimball Ave
Hilby Ave
Del Monte Ave
Encina Ave
1 2
3 Exhibit
A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 734, Packet Page 737

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VISION THAT MOVES YOUR
Table 7: 95th Percentile Queues and Level of Service at Project Driveways Int
# Study Intersections Control
Baseline plus Project Conditions
AM PM
Delay LOS
95th
Percentile
Queue
Delay LOS
95th
Percentile
Queue
1 North Fremont
Street/Project
Driveway 1
One-Way Stop 12.8 B <25 15.6 C <25
2 Casa Verde
Way/Project Driveway
2 One-Way Stop 11.7 B <25 15.0 B <25
Notes:

Delay – Average control delay in seconds per vehicle
LOS = Level of Service
Reported values of 95th percentile Queues are for the outbound movements at the project driveways

SUMMARY OF FINDINGS
The results of the intersection level of service analysis show that the study intersection operate within the acceptable LOS standards of City of Monterey during the a.m. and p.m. peak hours.

The proposed project would not have an adverse effect at the study intersection.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 735, Packet Page 738

VISION THAT MOVES YOUR COMMUNITY
Appendix A – Baseline Conditions Intersection Level of Service Analysis Worksheets

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 736, Packet Page 739 Queues Baseline 2021 Conditions
1: Casa Verde Way & N Fremont St Timing Plan: A.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 02/12/2021
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 24 458 7 1131 47 94 90 282
v/c Ratio 0.15 0.22 0.05 0.55 0.27 0.21 0.29 0.63
Control Delay 36.2 9.4 34.3 15.5 25.6 15.0 24.5 31.7
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 36.2 9.4 34.3 15.5 25.6 15.0 24.5 31.7
Queue Length 50th (ft) 11 38 3 127 20 24 38 128
Queue Length 95th (ft) 34 124 15 #418 38 47 60 156
Internal Link Dist (ft) 321 449 281 250
Turn Bay Length (ft) 100 130 155 70
Base Capacity (vph) 156 2115 154 2040 286 726 520 741
Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.15 0.22 0.05 0.55 0.16 0.13 0.17 0.38 Intersection Summary
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 737, Packet Page 740 HCM Signalized Intersection Capacity Analysis Baseline 2021 Conditions 1: Casa Verde Way & N Fremont St Timing Plan: A.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 02/12/2021
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 22 361 61 6 960 81 43 54 32 83 241 18 Future Volume (vph) 22 361 61 6 960 81 43 54 32 83 241 18 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.98 1.00 0.99 1.00 0.94 1.00 0.99
Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00
Satd. Flow (prot) 1770 3452 1770 3498 1770 1759 1770 1841 Flt Permitted 0.95 1.00 0.95 1.00 0.38 1.00 0.70 1.00
Satd. Flow (perm) 1770 3452 1770 3498 715 1759 1297 1841 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 24 392 66 7 1043 88 47 59 35 90 262 20
RTOR Reduction (vph) 0 11 0 0 5 0 0 27 0 0 5 0
Lane Group Flow (vph) 24 447 0 7 1126 0 47 67 0 90 277 0 Confl. Peds. (#/hr) 1 6
Turn Type Prot NA Prot NA Perm NA Perm NA
Protected Phases 7 4 3 8 2 6
Permitted Phases 2 6
Actuated Green, G (s) 2.9 45.6 1.4 44.1 19.3 19.3 19.3 19.3 Effective Green, g (s) 2.9 45.6 1.4 44.1 19.3 19.3 19.3 19.3 Actuated g/C Ratio 0.04 0.57 0.02 0.55 0.24 0.24 0.24 0.24 Clearance Time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Lane Grp Cap (vph) 64 1967 30 1928 172 424 312 444
v/s Ratio Prot c0.01 0.13 0.00 c0.32 0.04 c0.15
v/s Ratio Perm 0.07 0.07
v/c Ratio 0.38 0.23 0.23 0.58 0.27 0.16 0.29 0.62
Uniform Delay, d1 37.7 8.5 38.8 11.9 24.7 23.9 24.8 27.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 3.7 0.3 4.0 1.3 0.9 0.2 0.5 2.7
Delay (s) 41.3 8.8 42.7 13.2 25.5 24.1 25.3 29.9
Level of Service D A D B C C C C
Approach Delay (s) 10.4 13.4 24.6 28.7
Approach LOS B B C C
Intersection Summary
HCM 2000 Control Delay 16.1 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.59
Actuated Cycle Length (s) 80.0 Sum of lost time (s) 13.7 Intersection Capacity Utilization 65.5% ICU Level of Service C Analysis Period (min) 15
c Critical Lane Group

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 738, Packet Page 741 Queues Baseline 2021 Conditions
1: Casa Verde Way & N Fremont St Timing Plan: P.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 02/12/2021
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 159 931 71 1451 121 142 86 419
v/c Ratio 0.69 0.55 0.44 0.96 1.03 0.27 0.25 0.80
Control Delay 57.4 19.0 47.1 41.8 126.9 21.1 24.5 38.0
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 57.4 19.0 47.1 41.8 126.9 21.1 24.5 38.0
Queue Length 50th (ft) 85 192 39 ~465 ~71 53 37 200
Queue Length 95th (ft) #218 288 81 #601 #167 91 69 283
Internal Link Dist (ft) 321 449 281 250
Turn Bay Length (ft) 100 130 155 70
Base Capacity (vph) 230 1704 177 1515 145 647 425 644
Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.69 0.55 0.40 0.96 0.83 0.22 0.20 0.65 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.

Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 739, Packet Page 742 HCM Signalized Intersection Capacity Analysis Baseline 2021 Conditions 1: Casa Verde Way & N Fremont St Timing Plan: P.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 02/12/2021
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 146 715 142 65 1277 58 111 100 30 79 241 144 Future Volume (vph) 146 715 142 65 1277 58 111 100 30 79 241 144 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 0.99 1.00 1.00 1.00 0.99 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.98 1.00 0.99 1.00 0.97 1.00 0.94
Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00
Satd. Flow (prot) 1770 3425 1770 3510 1770 1786 1770 1745 Flt Permitted 0.95 1.00 0.95 1.00 0.22 1.00 0.64 1.00
Satd. Flow (perm) 1770 3425 1770 3510 408 1786 1198 1745 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 159 777 154 71 1388 63 121 109 33 86 262 157 RTOR Reduction (vph) 0 15 0 0 3 0 0 14 0 0 26 0
Lane Group Flow (vph) 159 916 0 71 1448 0 121 128 0 86 393 0 Confl. Peds. (#/hr) 14 8 19 10
Turn Type Prot NA Prot NA Perm NA Perm NA
Protected Phases 7 4 3 8 2 6
Permitted Phases 2 6
Actuated Green, G (s) 11.7 43.6 6.9 38.8 25.8 25.8 25.8 25.8 Effective Green, g (s) 11.7 43.6 6.9 38.8 25.8 25.8 25.8 25.8 Actuated g/C Ratio 0.13 0.48 0.08 0.43 0.29 0.29 0.29 0.29 Clearance Time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Lane Grp Cap (vph) 230 1659 135 1513 116 511 343 500
v/s Ratio Prot c0.09 0.27 0.04 c0.41 0.07 0.23
v/s Ratio Perm c0.30 0.07
v/c Ratio 0.69 0.55 0.53 0.96 1.04 0.25 0.25 0.79
Uniform Delay, d1 37.4 16.3 40.0 24.8 32.1 24.7 24.7 29.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 8.6 1.3 3.7 14.9 95.6 0.3 0.4 7.9 Delay (s) 46.1 17.7 43.6 39.7 127.7 24.9 25.1 37.5
Level of Service D B D D F C C D
Approach Delay (s) 21.8 39.9 72.2 35.4
Approach LOS C D E D
Intersection Summary
HCM 2000 Control Delay 35.9 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.94
Actuated Cycle Length (s) 90.0 Sum of lost time (s) 13.7 Intersection Capacity Utilization 92.1% ICU Level of Service F Analysis Period (min) 15
c Critical Lane Group

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 740, Packet Page 743

VISION THAT MOVES YOUR
Appendix B – Baseline plus Project Conditions Intersection Level of Service Analysis Worksheets

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 741, Packet Page 744 Queues Baseline plus Project Conditions
1: Casa Verde Way & N Fremont St Timing Plan: A.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 29 458 7 1135 47 95 95 282
v/c Ratio 0.18 0.22 0.05 0.56 0.27 0.21 0.30 0.63
Control Delay 36.8 9.4 34.3 15.6 25.6 15.0 24.9 31.7
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 36.8 9.4 34.3 15.6 25.6 15.0 24.9 31.7
Queue Length 50th (ft) 14 38 3 128 20 24 40 128
Queue Length 95th (ft) 38 124 15 #421 38 47 62 156
Internal Link Dist (ft) 321 263 281 148
Turn Bay Length (ft) 100 130 155 70
Base Capacity (vph) 157 2115 154 2037 286 727 519 741
Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.18 0.22 0.05 0.56 0.16 0.13 0.18 0.38 Intersection Summary
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 742, Packet Page 745 HCM Signalized Intersection Capacity Analysis Baseline plus Project Conditions 1: Casa Verde Way & N Fremont St Timing Plan: A.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 27 361 61 6 963 81 43 55 32 87 241 18 Future Volume (vph) 27 361 61 6 963 81 43 55 32 87 241 18 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.98 1.00 0.99 1.00 0.94 1.00 0.99
Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00
Satd. Flow (prot) 1770 3452 1770 3498 1770 1760 1770 1841 Flt Permitted 0.95 1.00 0.95 1.00 0.38 1.00 0.70 1.00
Satd. Flow (perm) 1770 3452 1770 3498 715 1760 1295 1841 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 29 392 66 7 1047 88 47 60 35 95 262 20
RTOR Reduction (vph) 0 11 0 0 5 0 0 27 0 0 5 0
Lane Group Flow (vph) 29 447 0 7 1130 0 47 68 0 95 277 0 Confl. Peds. (#/hr) 1 6
Turn Type Prot NA Prot NA Perm NA Perm NA
Protected Phases 7 4 3 8 2 6
Permitted Phases 2 6
Actuated Green, G (s) 2.9 45.6 1.4 44.1 19.3 19.3 19.3 19.3 Effective Green, g (s) 2.9 45.6 1.4 44.1 19.3 19.3 19.3 19.3 Actuated g/C Ratio 0.04 0.57 0.02 0.55 0.24 0.24 0.24 0.24 Clearance Time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Lane Grp Cap (vph) 64 1967 30 1928 172 424 312 444
v/s Ratio Prot c0.02 0.13 0.00 c0.32 0.04 c0.15
v/s Ratio Perm 0.07 0.07
v/c Ratio 0.45 0.23 0.23 0.59 0.27 0.16 0.30 0.62
Uniform Delay, d1 37.8 8.5 38.8 11.9 24.7 24.0 24.9 27.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 5.0 0.3 4.0 1.3 0.9 0.2 0.6 2.7
Delay (s) 42.8 8.8 42.7 13.2 25.5 24.1 25.4 29.9
Level of Service D A D B C C C C
Approach Delay (s) 10.8 13.4 24.6 28.7
Approach LOS B B C C
Intersection Summary
HCM 2000 Control Delay 16.2 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.59
Actuated Cycle Length (s) 80.0 Sum of lost time (s) 13.7 Intersection Capacity Utilization 65.6% ICU Level of Service C Analysis Period (min) 15
c Critical Lane Group

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 743, Packet Page 746 HCM Unsignalized Intersection Capacity Analysis Baseline plus Project Conditions 2: N Fremont St & Project Driveway 1 Timing Plan: A.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 478 1047 5 0 3
Future Volume (Veh/h) 0 478 1047 5 0 3
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 520 1138 5 0 3
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft) 343
pX, platoon unblocked 0.96
vC, conflicting volume 1143 1400 572
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 1143 1327 572
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 99
cM capacity (veh/h) 607 140 464
Direction, Lane # EB 1 EB 2 WB 1 WB 2 SB 1
Volume Total 260 260 759 384 3
Volume Left 00000
Volume Right 00053
cSH 1700 1700 1700 1700 464
Volume to Capacity 0.15 0.15 0.45 0.23 0.01
Queue Length 95th (ft) 00000
Control Delay (s) 0.0 0.0 0.0 0.0 12.8
Lane LOS B
Approach Delay (s) 0.0 0.0 12.8
Approach LOS B
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 39.1% ICU Level of Service A Analysis Period (min) 15

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 744, Packet Page 747 HCM Unsignalized Intersection Capacity Analysis Baseline plus Project Conditions 3: Casa Verde Way & Project Driveway 2 Timing Plan: A.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (veh/h) 4 1 157 6 1 342
Future Volume (Veh/h) 4 1 157 6 1 342
Sign Control Stop Free Free
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 4 1 171 7 1 372
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft) 228
pX, platoon unblocked
vC, conflicting volume 548 174 178
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 548 174 178
tC, single (s) 6.4 6.2 4.1
tC, 2 stage (s)
tF (s) 3.5 3.3 2.2
p0 queue free % 99 100 100
cM capacity (veh/h) 497 869 1398
Direction, Lane # WB 1 NB 1 SB 1
Volume Total 5 178 373
Volume Left 4 0 1
Volume Right 1 7 0
cSH 543 1700 1398
Volume to Capacity 0.01 0.10 0.00
Queue Length 95th (ft) 1 0 0
Control Delay (s) 11.7 0.0 0.0
Lane LOS B A
Approach Delay (s) 11.7 0.0 0.0
Approach LOS B
Intersection Summary
Average Delay 0.1
Intersection Capacity Utilization 28.8% ICU Level of Service A Analysis Period (min) 15

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 745, Packet Page 748 Queues Baseline plus Project Conditions
1: Casa Verde Way & N Fremont St Timing Plan: P.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 164 931 72 1456 121 143 91 419
v/c Ratio 0.69 0.55 0.44 0.97 1.03 0.27 0.27 0.80
Control Delay 57.1 19.0 47.3 44.1 126.9 21.1 24.9 38.0
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 57.1 19.0 47.3 44.1 126.9 21.1 24.9 38.0
Queue Length 50th (ft) 88 193 39 ~468 ~71 54 40 200
Queue Length 95th (ft) #225 288 82 #605 #167 91 72 283
Internal Link Dist (ft) 321 263 281 148
Turn Bay Length (ft) 100 130 155 70
Base Capacity (vph) 237 1703 177 1502 145 647 425 644
Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.69 0.55 0.41 0.97 0.83 0.22 0.21 0.65 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.

Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.

Queue shown is maximum after two cycles.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 746, Packet Page 749 HCM Signalized Intersection Capacity Analysis Baseline plus Project Conditions 1: Casa Verde Way & N Fremont St Timing Plan: P.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 151 715 142 66 1282 58 111 101 30 84 241 144 Future Volume (vph) 151 715 142 66 1282 58 111 101 30 84 241 144 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 0.99 1.00 1.00 1.00 0.99 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.98 1.00 0.99 1.00 0.97 1.00 0.94
Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00
Satd. Flow (prot) 1770 3425 1770 3510 1770 1787 1770 1745 Flt Permitted 0.95 1.00 0.95 1.00 0.22 1.00 0.64 1.00
Satd. Flow (perm) 1770 3425 1770 3510 408 1787 1195 1745 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 164 777 154 72 1393 63 121 110 33 91 262 157 RTOR Reduction (vph) 0 15 0 0 3 0 0 14 0 0 26 0
Lane Group Flow (vph) 164 916 0 72 1453 0 121 129 0 91 393 0 Confl. Peds. (#/hr) 14 8 19 10
Turn Type Prot NA Prot NA Perm NA Perm NA
Protected Phases 7 4 3 8 2 6
Permitted Phases 2 6
Actuated Green, G (s) 12.1 43.6 6.9 38.4 25.8 25.8 25.8 25.8 Effective Green, g (s) 12.1 43.6 6.9 38.4 25.8 25.8 25.8 25.8 Actuated g/C Ratio 0.13 0.48 0.08 0.43 0.29 0.29 0.29 0.29 Clearance Time (s) 4.0 5.1 4.0 5.1 4.6 4.6 4.6 4.6
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Lane Grp Cap (vph) 237 1659 135 1497 116 512 342 500
v/s Ratio Prot c0.09 0.27 0.04 c0.41 0.07 0.23
v/s Ratio Perm c0.30 0.08
v/c Ratio 0.69 0.55 0.53 0.97 1.04 0.25 0.27 0.79
Uniform Delay, d1 37.2 16.3 40.0 25.2 32.1 24.7 24.8 29.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 8.4 1.3 4.0 17.2 95.6 0.3 0.4 7.9 Delay (s) 45.6 17.7 44.0 42.4 127.7 24.9 25.2 37.5
Level of Service D B D D F C C D
Approach Delay (s) 21.8 42.5 72.0 35.3
Approach LOS C D E D
Intersection Summary
HCM 2000 Control Delay 37.1 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.95
Actuated Cycle Length (s) 90.0 Sum of lost time (s) 13.7 Intersection Capacity Utilization 92.5% ICU Level of Service F Analysis Period (min) 15
c Critical Lane Group

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 747, Packet Page 750 HCM Unsignalized Intersection Capacity Analysis Baseline plus Project Conditions 2: N Fremont St & Project Driveway 1 Timing Plan: P.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 826 1400 6 0 6
Future Volume (Veh/h) 0 826 1400 6 0 6
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 898 1522 7 0 7
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft) 343
pX, platoon unblocked 0.82
vC, conflicting volume 1529 1974 764
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 1529 1756 764
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 98
cM capacity (veh/h) 432 63 346
Direction, Lane # EB 1 EB 2 WB 1 WB 2 SB 1
Volume Total 449 449 1015 514 7
Volume Left 00000
Volume Right 00077
cSH 1700 1700 1700 1700 346
Volume to Capacity 0.26 0.26 0.60 0.30 0.02
Queue Length 95th (ft) 00002
Control Delay (s) 0.0 0.0 0.0 0.0 15.6
Lane LOS C
Approach Delay (s) 0.0 0.0 15.6
Approach LOS C
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 48.9% ICU Level of Service A Analysis Period (min) 15

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 748, Packet Page 751 HCM Unsignalized Intersection Capacity Analysis Baseline plus Project Conditions 3: Casa Verde Way & Project Driveway 2 Timing Plan: P.M. Peak 2101 N Fremont Street Traffic Study Synchro 10 Report
TJKM 11/04/2022
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (veh/h) 5 1 304 6 1 464
Future Volume (Veh/h) 5 1 304 6 1 464
Sign Control Stop Free Free
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 5 1 330 7 1 504
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft) 228
pX, platoon unblocked 0.96 0.96 0.96
vC, conflicting volume 840 334 337
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 815 290 293
tC, single (s) 6.4 6.2 4.1
tC, 2 stage (s)
tF (s) 3.5 3.3 2.2
p0 queue free % 99 100 100
cM capacity (veh/h) 334 722 1222
Direction, Lane # WB 1 NB 1 SB 1
Volume Total 6 337 505
Volume Left 5 0 1
Volume Right 1 7 0
cSH 367 1700 1222
Volume to Capacity 0.02 0.20 0.00
Queue Length 95th (ft) 1 0 0
Control Delay (s) 15.0 0.0 0.0
Lane LOS B A
Approach Delay (s) 15.0 0.0 0.0
Approach LOS B
Intersection Summary
Average Delay 0.1
Intersection Capacity Utilization 35.2% ICU Level of Service A Analysis Period (min) 15

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 749, Packet Page 752 Appendix H-2
Vehicle Miles Traveled Analysis

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 750, Packet Page 753 PLEASANTON i SAN JOSE i SANTA ROSA i SACRAMENTO i FRESNO Corporate Office: 4305 Hacienda Drive, Suite 550, Pleasanton, CA 94588 Phone: 925.463.0611 Fax: 925.463.3690 www.TJKM.com
DBE #40772 i SBE #38780

VISION THAT MOVES YOUR COMMUNITY
TJKM conducted a VMT (Vehicle Miles Traveled) analysis for the proposed 2101 N Fremont Street Hotel project. The project is located on the east side of the City of Monterey and consists of demolishing an existing 18 room motel and constructing a new three story 42 guest room branded hotel (thus a net increase of 24 hotel rooms). For consistency purposes, TJKM utilized the 42 guest room project as the baseline rather than the net increase Vehicle Miles Traveled (VMT) Impact Assessment for the Fremont Street Hotel Project The City of Monterey passed a VMT policy on January 2021 regarding SB 743, which was signed into law by Governor Brown in 2013 and codified in Public Resources Code 21099, tasked OPR with establishing new criteria for determining the significance of transportation impacts under CEQA. SB 743 requires the new criteria to “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” SB 743 changes the way that public agencies evaluate the transportation impacts of projects under CEQA, recognizing that roadway congestion, while an inconvenience to drivers, is not itself an environmental impact (see Pub. Resource Code, § 21099, subd. (b)(2)). In December 2018, OPR circulated its most recent Technical Advisory on Evaluating Transportation Impacts in CEQA (OPR) that provides recommendations and describes various options for assessing VMT for transportation analysis purposes. The VMT analysis options described by OPR are primarily tailored towards single-use development residential, office or office projects, not mixed use projects and not hotel projects. OPR recommends the following methodology and criteria for specific land uses:

Technical Memorandum
Date: March 20, 2023
To: Vin Patel
Lakshmi Hotel Partners
2113 N Fremont Street
Monterey, CA 93490
Email: [email protected]
From: Arthur Chen
Associate Planner
Jurisdiction: City of Monterey
Subject: 2101 N Fremont Street Hotel VMT Analysis

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 751, Packet Page 754

Page 2 of 4 ends

VISION THAT MOVES YOUR COMMUNITY
• For residential projects, OPR recommends that VMT impacts be considered potentially significant if a residential project is expected to generate VMT per Capita (i.e., VMT per resident) at a rate that exceeds 85 percent of a regional average. • For office projects, OPR recommends that VMT impacts be considered potentially significant if a residential project is expected to generate VMT per Employee at a rate that exceeds 85 percent of a regional average.
• For retail projects, OPR recommends that VMT impacts be considered potentially significant if a project results in a net increase in total VMT. This approach takes into account the likelihood that retail developments may lead to increases or decreases in VMT, depending on previously existing retail travel patterns. This approach may also be used for other types of projects with customer components. • OPR does not provide specific guidance on evaluating other land use types, such as hotels, except to say that other land uses could choose to use the method applicable to the land use with the most similarity to the proposed project. • For mixed-use projects, OPR describes several options that include (1) evaluating each land use separately; or (2) evaluating mixed-use projects based on the method applicable to the dominant land use. Evaluating each land use separately would potentially fail to measure the positive effects of mixed-use projects in reducing VMT.

OPR also recommends exempting some project types from VMT analysis based on the likelihood that such projects will generate low rates of VMT. OPR recommends that projects generating less than 110 trips per day generally may be assumed to cause a less than significant transportation impact.

Potentially relevant to the analysis of VMT attributable to employee VMT: OPR’s Technical Advisory also notes that “low wage workers in particular would be more likely to choose a residential location close to their workplace if one is available.” Section 15064.3 of the State CEQA Guidelines describes the requirements for assessing transportation impacts based on vehicle miles traveled (VMT) that apply statewide. As described in Section 15064.3:
• “Vehicle miles traveled” refers to the amount and distance of automobile travel “attributable to a project.” Other relevant considerations may include the effects of the project on transit or non-motorized travel. As described separately in the Technical Advisory on Evaluating Transportation Impacts in CEQA (OPR, December 2018), VMT re-routed from other origins or destinations as the result of a project would not be attributable to a project except to the extent that the re-routing results in a net increase in VMT. For example, OPR guidelines note that retail projects typically re-route travel from other retail destinations, and therefore a retail project may lead to increases or decreases in VMT, depending on previously existing travel

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 752, Packet Page 755

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VISION THAT MOVES YOUR COMMUNITY
patterns. Similarly, a large share of retail trips are “pass-by trips” that would not be considered attributable to a retail project.
• Lead agencies have discretion to choose the most appropriate methodology to evaluate a project’s vehicles miles traveled, including whether to express the change in absolute terms, per capita, per household or any other measure. • If existing models or methods are not available to estimate the vehicle miles traveled for the particular project being considered: a lead agency may evaluate the project’s vehicle miles travelled qualitatively.
• A lead agency may use models to estimate a project’s vehicle miles traveled and may revise those estimates to reflect professional judgment based on substantial evidence.

VMT Impact Criteria for Proposed Project
Based on the City of Monterey recommendations, VMT impacts attributable to the proposed hotel may be considered potentially significant if:
• Home-based work VMT per Employee exceeds 85 percent of the average rate for Monterey County; or
• VMT attributable to hotel guests results in a net increase in total VMT. The analysis of net VMT takes into account that hotels attract guests already visiting Monterey County that would otherwise stay at another hotel, as well as “day trippers” already visiting the area that would otherwise not stay in the area overnight.

Table 1 shows the impact threshold numbers for Monterey City. As shown, the impact threshold applicable to hotel employees (service type employment) for this analysis is 6.6 miles per employee (round-trip).

Table 1 – Monterey City VMT per Employee Thresholds

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 753, Packet Page 756

Page 4 of 4 ends

VISION THAT MOVES YOUR COMMUNITY
VMT Impact Findings: Hotel Employees
The latest version of the Association of Monterey Bay Area Governments (AMBAG) Model was used to forecast the rate of VMT per Employee that would be generated by project employees.

The project is located on Travel Analysis Zone (TAZ) #690. The project contains 42 hotel rooms; TJKM estimated that the project would generate 45 new employees in totality but only 5 employees will be on-site at any given period. Table 2 shows the project model run VMT results.

As shown: the AMBAG Model predicts that the additional hotel employees will generate VMT at a rate of 5.7 miles per employee, thus below the impact threshold. Based on the model forecast: VMT impacts attributable to hotel employees are less than significant. There will only be 5 employees on-site at any given time of the day during each calendar year moving forward.

Table 2 – VMT Per Employee for Proposed Project in TAZ #690 Model
Baseline
Conditions
Model
Baseline
plus Hotel
Conditions
Hotel Employee
VMT
Home-based Work VMT (round-trip
miles) 4,770 4,942 +172
Number of Employees (Proposed Hotel) 45 (5 on-site)
VMT per Employee (Proposed Hotel) 5.7 miles (round-trip) Source: AMBAG Travel Model Baseline (Year 2015)
VMT Impact Findings: Hotel Guests
VMT attributable to hotel guests would be considered significant if it resulted in a net increase in total countywide VMT, consistent with the recommended method of evaluating VMT for customer-serving retail uses. The assessment of the net change attributable to hotel guests was conducted qualitatively.

The proposed hotel would serve to provide lodging to accommodate tourists in the Monterey area. The analysis of VMT takes into account that hotels attract guests already visiting Monterey County that would otherwise stay at another hotel, vacation rental, or an AirBnB. Over 70% of visitors to Monterey County are “day trippers”. Day trippers are potentially more likely to travel on Monterey County roads during peak hours, especially during summer months, while hotel guests tend to arrive and depart outside of peak traffic hours. The San Francisco Bay Area is a source of frequent day-trippers to the Monterey area.

The Monterey County Hospitality Association reports that on average, the occupancy rate of hotels and motels in the area is 71%. There are a total of 12,000 hotel rooms in the county, with 4,664 hotel rooms in the City of Monterey. Taking into account the occupancy rate, there are

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 754, Packet Page 757

Page 5 of 4 ends

VISION THAT MOVES YOUR COMMUNITY
about 1,300 empty rooms on a typical night. Thus, the proposed 42 room hotel will not lead to an increase in visitors due to surplus rooms for visitors. With the pandemic, one can expect future years that hotel occupancy rates will decrease for 2021-2022, but most likely will trend back to the 71% average by 2023. Based on these trends, the proposed hotel will unlikely result in an increase in the number of visitors to Monterey County. VMT impacts generated by hotel guests are anticipated to be less than significant.

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 755, Packet Page 758 Appendix I
Airport Land Use Commission Consistency Approval

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EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 760, Packet Page 763 Appendix J
Water Allocation

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 761, Packet Page 764

CITY OF MONTEREY

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING OFFICE
TO: FILE
FROM: Chris Schmidt, Senior Associate Planner
DATE: May 17, 2021
SUBJECT: 2101 North Fremont Street Hotel Redevelopment Water Allocation The project site has adequate water credits to construct the proposed hotel redevelopment project.

Monterey Peninsula Water Management District (MPWMD) Permit No. 32425 (Attachment 1) to remove the hotel swimming pool indicates that the site has a water allocation of 4.234 acre-feet (AF). City Building Permit MBP-13-0202 records show that the swimming pool removal was completed in 2013.

However, the Water Use Factor for Hotels has changed from 0.1 AF/Room to 0.064 AF/Room since the pool was removed. The resulting water allocation under the current factor rules would be 3.676 AF.

MPWMD Rule 24 Table 2: Non-Residential Water Use Factors (Attachment 2) identifies the water use requirements for “Motel/Hotel/Bed & Breakfast” uses:

Motel/Hotel/Bed & Breakfast 0.064 AF/Room
w/Large Bathtub (Add to room factor) 0.03 AF/Tub
w/Each additional Showerhead beyond one (Add to room factor) 0.02 AF/Showerhead The site water allocation could support a hotel development with 42 guest rooms, with a minimum required allocation of 2.688 AF.

MPWMD staff has confirmed the existing and required water allocation (Attachment 3).

EXHIBIT A
Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 762, Packet Page 765

EXHIBIT A
Attachment 1 Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 763, Packet Page 766

EXHIBIT A
Attachment 1 Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 764, Packet Page 767

EXHIBIT A
Attachment 1 Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 765, Packet Page 768 Attachment 1 Exhibit A

EXHIBIT A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 766, Packet Page 769 24-15
Monterey Peninsula Water Management District
TABLE 2: NON-RESIDENTIAL WATER USE FACTORS
Group I 0.00007 AF/SF
Users in this category are low water uses where water is primarily used for employee hygiene and minimal janitorial uses. Examples are offi ces, warehouses, and low water use retail businesses.

Group II 0.0002 AF/SF
Users in this category prepare and/or sell food/beverages that are primarily provided to customers in/on disposable tableware. Food with high moisture content and liquid food may be served on reusable tableware. Glassware may be used to serve beverages. Users in this category are not full-service restaurants.

Group III
Assisted Living (more than 6 beds)2

0.085 AF/Bed
Bar (limited food/not a full-service restaurant) 0.0002 AF/SF1 Beauty Shop/Dog Grooming 0.0567 AF/Station
Child/Dependent Adult Day Care 0.0072 AF/Person
Dry Cleaner w/on-Site laundry 0.0002 AF/SF
Dormitory3 0.02 AF/Bed
Laundromat 0.12 AF/Machine
Motel/Hotel/Bed & Breakfast 0.064 AF/Room
w/Large Bathtub (Add to room factor) 0.03 AF/Tub
w/Each additional Showerhead beyond one (Add to room factor) 0.02 AF/Showerhead Nail Salon 0.00007 AF/SF
Irrigated Areas/Landscaping ETWU (See Rule 142.1)
Plant Nursery 0.00009 AF/SF Land Area
Public Toilet 0.058 AF/Toilet
Public Urinal 0.036 AF/Urinal
Zero Water Consumption Urinal No Value
Recreational Vehicle Water Hookup 0.1 AF
Restaurant - Full Service (including associated Bar Seats) 0.02 AF/Interior Restaurant Seat Exterior Restaurant Seats above the “Standard Exterior Seat Allowance”4

0.01 AF/Exterior Restaurant Seat
Exterior Restaurant Seats within the “Standard Exterior Seat Allowance” No Value Restaurant (24-Hour and Fast Food) 0.038 AF/Interior Restaurant Seat School or Church 0.00007 AF/SF
Self-Storage 0.0008 AF/Storage Unit
Skilled Nursing/Alzheimer’s Care 0.12 AF/Bed
Spa 0.05 AF/Spa
Swimming Pool 0.02 AF/100 SF of Surface Area
Theater 0.0012 AF/Seat
Group IV - MODIFIED NON-RESIDENTIAL USES
Users in this category have reduced water Capacity from the types of uses listed in Groups I-V and have received a Water Use Credit for modifi cations (Rule 25.5-F-4-d) or permanent installation of known and validated technology that results in a quantifi able reduction in Water Use Capacity. Please inquire for specifi c property information.
1 ABC Licensed Premises Diagram area shall be used for calculation of square-footage. 2 Assisted living Dwelling Units shall be permitted as Residential uses per Table 1, Residential Fixture Unit Count Values. 3 Dormitory water use at educational facilities is a Residential use, although the factor is shown on Table 2. 4 See Rule 24-B-1 and Rule 25.5 for information about the “Standard Exterior Seat Allowance”.

EXHIBIT A
Attachment 2 Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 767, Packet Page 770 24-16
Monterey Peninsula Water Management District
Group V - INDUSTRIAL USES
Users in this category use water during the production process for either creating their products or cooling equipment. Industrial water may also be used for fabricating, processing, washing, diluting, cooling, or transporting a product. Water is also used by industries producing chemical products and food products. Industrial uses also include certain hospital uses. Water Use Capacity shall be determined following review of the project’s construction and business plans and estimated water use and may be considered for Rule 24 Special Circumstances.

Notes: Any Non-Residential water use which cannot be characterized by one of the use categories set forth in Table 2 shall be designated as “other” and assigned a factor which has a positive correlation to the anticipated Water use Capacity for that Site. When a Non-Residential project proposes two or more of the uses set forth in Table 2, each proposed use shall be subject to a separate calculation.

When the proposed use appears to fall into more than one group or use, the higher factor shall be used.

Table amended by Ordinance No. 125 (9/29/2006); Resolution 2008-01 (1/24/2008); Resolution 2010-15 (12/13/2010); Resolution 2013-16 (9/16/2013); Resolution 2014-04 (3/17/2014); Resolution 2014-12 (7/21/2014); Ordinance No. 164 (4/20/2015); Resolution 2016-06 (3/21/2016); Ordinance No. 176 (1/25/2017); Resolution 2017-14 (7/21/2017); Resolution 2017-16 (12/11/2017); Resolution 2018-21 (11/19/2018); Ordinance No. 182 (5/20/2019); Resolution 2019-10 (7/15/2019); Resolution 2019-15 (9/16/2019)

EXHIBIT A
Attachment 2 Exhibit A
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 768, Packet Page 771 5/17/2021 City of Monterey Mail - 2101 N Fremont St Hotel Water Credits https://mail.google.com/mail/u/1?ik=62a82ec555&view=pt&search=all&permmsgid=msg-f%3A1700044204853078861&simpl=msg-f%3A17000442048… 1/1 Christopher Schmidt <[email protected]>
2101 N Fremont St Hotel Water Credits
Stephanie Kister <[email protected]> Mon, May 17, 2021 at 2:54 PM To: Chris Schmidt <[email protected]>
Hello,
The hotel room factor has changed since this permit was issued. So the hotel portion of the credit is 1.152 AF, not 1.8 AF.

So the total onsite is 3.676 AF. The swimming pool credit will expire 10 years from date of removal coming up May of 2023. https://www.mpwmd.net/rules/Rule24-Table2.pdf
For 42 hotel rooms you would need 2.688 AF. Any unused water will expire after 10 years from date of demo.

Thank you,
Stephanie Kister Campbell
Conservation Analyst
831.236.2983
[Quoted text hidden]

EXHIBIT A
Exhibit $WWDFKPHQW A 3
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 769, Packet Page 772 Findings of Fact EXHIBIT B
№12/12
FROM: Kimberly Cole, AICP, Community Development Director Levi Hill, AICP, Planning Manager
Prepared by: Chris Schmidt, Senior Associate Planner
SUBJECT: 2101 North Fremont Street Hotel Project – California Environmental Quality Act Findings of Fact

STATUTORY REQUIREMENTS FOR FINDINGS
This statement of Findings of Fact (Findings) addresses the potentially significant environmental impacts identified by the Environmental Impact Report (EIR) associated with the proposed North Fremont Street Hotel Project (proposed project) located in Monterey, California and is made pursuant to Section 15091 of the California Environmental Quality Act (CEQA) Guidelines, which provides that:
(a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.
(2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. (b) The findings required by subdivision (a) shall be supported by substantial evidence in the record.

Section 15092 of the CEQA Guidelines further stipulates that:
(a) After considering the final EIR and in conjunction with making findings under Section 15091, the Lead Agency may decide whether or how to approve or carry out the project. (b) A public agency shall not decide to approve or carry out a project for which an EIR was prepared unless either:

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(1) The project as approved will not have a significant effect on the environment, or (2) The agency has:
(A) Eliminated or substantially lessened all significant effects on the environment where feasible as shown in findings under Section 15091, and (B) Determined that any remaining significant effects on the environment found to be unavoidable under Section 15091 are acceptable due to overriding concerns as described in Section 15093.

These Findings accomplish the following:
(1) Address the potentially significant impacts identified in the EIR for the proposed project; (2) Incorporate by reference all mitigation measures associated with these potentially significant impacts identified in the EIR;
(3) Indicate whether a significant effect is avoided or reduced by the adopted mitigation measures to a less than significant level, or remain significant and unavoidable, either because there are not feasible mitigation measures or because, even with implementation of mitigation measures, a significant impact will remain; and, (4) Address the feasibility of all project alternatives identified in the EIR. “Feasibility” under CEQA encompasses "desirability" to the extent that desirability is based on a reasonable balancing of relevant economic, legal, social, technological and/or other considerations. Thus, an agency's decision-makers are free to reject proposed mitigation measures and/or alternatives they consider undesirable from a policy standpoint, provided any such decision reflects reasonable balancing of relevant policy considerations, and appropriate Findings are made to that effect.

To the extent these Findings conclude the proposed mitigation measures outlined in the EIR are feasible and have not been modified, superseded, or withdrawn, the City of Monterey (City) hereby binds itself to implement the mitigation measures and to adopt a Mitigation Monitoring and Reporting Program (MMRP) for the proposed project. The MMRP, which is incorporated by reference and made a part of these Findings, meets the requirements of Section 15097 of the CEQA Guidelines by providing for the implementation and monitoring of measures intended to mitigate potentially significant effects of the proposed project. The mitigation measures are not merely informational but constitute a binding set of obligations that will come into effect when the City, acting as the Lead Agency, approves the proposed project. The mitigation measures identified as feasible and within the City's authority to implement become express conditions of approval which the City binds itself to upon project approval (Public Resources Code Section 21081.6[b]). The City, upon review of the Final EIR, which includes the Draft EIR, and based on all the information and evidence in the administrative record, hereby makes the Findings set forth herein.

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ENVIRONMENTAL REVIEW PROCESS
Notice of Preparation
Pursuant to the requirements of CEQA Guidelines Section 15082, a lead agency is required to consult with public agencies having jurisdiction over a project and to provide the general public with an opportunity to comment on the Draft EIR. The City distributed a Notice of Preparation (NOP) of the EIR for a 30-day agency and public review period starting on June 24, 2022 and ending on July 25, 2022. The City received letters from the following five agencies and one Native American Tribe in response to the NOP during the public review period: California Department of Fish and Wildlife (CDFW), California Department of Toxic Substances Control, Monterey County Airport Land Use Commission (ALUC), Native American Heritage Commission, Transportation Agency for Monterey County, and KaKoon Ta Ruk Band of Ohlone-Costanoan Indians of the Big Sur Rancheria. A summary of the comments and responses received on the NOP were addressed in Section 1.0, Introduction, of the Draft EIR.

Draft EIR
The Draft EIR was circulated for public review between July 7, 2023, with a 45-day review period ending on August 21, 2023. The Draft EIR was made available at the City’s website, the City of Monterey Planning Office, and the Monterey Public Library. The Draft EIR contains a description of the proposed project, description of the environmental setting, identification of potential impacts, mitigation measures to reduce potential impacts, and an analysis of proposed project alternatives. The City received two comment letters on the Draft EIR from Fenton & Keller (on behalf of the Mahroom family) and CDFW. The comment letters and responses were addressed in Section 7.0, Response to Comments, of the Final EIR.

Final EIR
Section 15088 of the CEQA Guidelines requires that the Lead Agency responsible for the preparation of an EIR evaluate comments on environmental issues and prepare written response addressing each of the comments. The intent of the Final EIR is to provide a forum to address comments pertaining to the information and analysis contained within the Draft EIR, and to provide an opportunity for clarifications, corrections, or revisions to the Draft EIR as needed and as appropriate.

Pursuant to CEQA Guidelines Section 15132, the Final EIR consists of the following:
 The Draft EIR and subsequent revisions;
 Comments and recommendations received on the Draft EIR;  A list of persons, organizations, and public agencies commenting on the Draft EIR;  Written responses to significant environmental issues raised during the public review and comment period and related supporting materials; and
 Other information contained in the EIR, including EIR appendices.

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The Final EIR was released on November 17, 2023. Responses to public agency comments were provided to on November 17, 2023. The Final EIR was also made available to the public online at www.monterey.org/planning.

RECORD OF PROCEEDINGS
For purposes of CEQA and the Findings set forth herein, the record of proceedings for the City’s decision on the proposed project consists of (a) matters of common knowledge to the City, including, but not limited to, federal, State and local laws and regulations; and (b) the following documents which are in the custody of the City:
 The NOP and other public notices issued by the City in conjunction with the proposed project (see Appendix A of the Draft EIR for the NOP);
 The Public Review Draft EIR and supporting documentation prepared for the proposed project (Draft EIR dated July 2023 and Appendix A through J), and all documents cited, incorporated by reference, or referred to therein;
 The written and verbal comments and documents submitted to the City by agencies, organizations, and members of the public (before, during, and after the close of the public comment period)
 The MMRP;
 The Final EIR for the North Fremont Street Hotel Project dated November 2023 and all documents cited, incorporated by referenced, or referred to therein;  All Findings and Resolutions adopted by the City in connection with the proposed project, and documents cited or referred to therein;
 Minutes or verbatim transcripts of information and study sessions, workshops, public meetings, and public hearings held by the City in connection with the proposed project; and  Any other materials required to be in the record of proceedings by Public Resources Code Section 21167.6, subdivision (e).

The location and custodian of the documents and other materials that constitute the record of proceedings are:

City of Monterey
Community Development Department
570 Pacific Street
Monterey, California 93940
Contact: Chris Schmidt, Senior Associate Planner
Phone: (831) 646-3910

THE PROPOSED PROJECT
This section lists the objectives of the proposed project, provides a brief description of the proposed project, and lists the project alternatives evaluated in the Draft EIR.

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Project Objectives
The objectives of the proposed project are to:
(1) Revitalize the project site with a modern, high-quality designed hotel to attract new customers.
(2) Remove urban decay and construct a new, economically viable hotel. Modernize the project site layout to be more functional and improve visual character for the existing and planned North Fremont Street commercial corridor.
(3) Improve energy and utility efficiency relative to the existing motel. (4) Complement the City’s efforts to invest in the North Fremont Business District and adjacent public infrastructure (which includes new sidewalks, dedicated bicycle lanes, center medians, reconstruction of the street, and upgrades to transportation systems) with quality private investment resulting in redevelopment of the project site. (5) Support local businesses and economy by providing additional lodging to accommodate more visitors than the existing motel.
(6) Catalyze investment by other surrounding properties by increasing the number of visitors to North Fremont Street, thereby creating other community benefits including increasing consumer demand for goods and services to the direct vicinity. (7) Create new employment opportunities.
(8) Increased Transient Occupancy Tax revenue for the City to fund public infrastructure and services.

Project Summary
The proposed project includes demolition of the existing uses on site, including a one-story, 18- guest room motel, a 134-seat restaurant, and a surface parking lot. The proposed project involves construction of a new four-story, 42 guest room branded hotel and a surface parking lot with 42 parking spaces. The proposed project requires approval of a Conditional Use Permit (CUP) for the proposed hotel use. The proposed project would be a maximum of 45 feet in height (35 feet above grade) and four stories, including a partial basement and three above grade stories, and would have a total floor area of 25,000 square feet (sf).

The proposed project includes text amendments to the North Fremont Specific Plan clarifying that: (a) VAF zone requirements for VAF zoned properties apply as required by City of Monterey Charter, rather than the Specific Plan development objectives, standards, and guidelines; and (b) the Specific Plan is a tool to implement, but not a part of, the General Plan. The proposed project also includes amendments to the Zoning Code to clarify the parking and loading space requirements for hotels and motels and clarify the allowable reductions in parking and loading spaces.

Alternatives
Based on the project objectives and anticipated environmental consequences, and pursuant to Section 15126.6 of the CEQA Guidelines, the following project alternatives were selected for analysis:

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 Alternative 1: No Project/Existing Motel and Restaurant to Remain  Alternative 2: Three Story Hotel
 Alternative 3: Different Location on Project Site
A more detailed description of these alternatives, and required Findings, are set forth in Findings Regarding Alternatives, below.

DOCUMENT ORGANIZATION
These Findings are organized into the following sections:

1. Findings Associated with Impacts Found to be Less Than Significant or No Impact without Mitigation.

2. Findings Associated with Potentially Significant Impacts that Can Be Mitigated to a Less than Significant Level.

3. Findings Associated with Significant Impacts that Cannot Feasibly Be Mitigated to a Less than Significant Level.

4. Findings Regarding Alternatives.

5. Significant Irreversible Environmental Effects and Growth Inducement.

6. Required Findings.

Note: The MMRP as required by CEQA (Public Resources Code Section 21081.6[a][1]) and CEQA Guidelines Section 15091(d) is attached as Attachment 1 and is incorporated herein by reference. The MMRP identifies mitigation measures and conditions of approval specific to the proposed project, specifications that identify the action required for each mitigation measure or condition of approval, the monitoring and reporting that must occur for each mitigation measure or condition of approval, the agency or department responsible for oversight for each mitigation measure or condition of approval, and the timing for implementation the measure or condition of approval.

FINDINGS ASSOCIATED WITH IMPACTS FOUND TO BE NO IMPACT OR LESS THAN

SIGNIFICANT WITHOUT MITIGATION
Certain impacts were found to not be significant or to have no impact due to the inability of the project to create such impacts, the absence of project characteristics producing effects of this type, or due to the absence of certain environmental characteristics or resources within the City.

The City of Monterey, having received, reviewed, and considered the entire record, both written and oral, related to the proposed project and Final EIR, finds that the following impacts would not be significant adverse impacts or would create no impact and therefore no additional Findings are needed.

Cultural Resources
Impact CUL-1 The project would result in the demolition and removal of the existing motel and restaurant. Due to a lack of significance and integrity, the existing motel and restaurant do not meet the eligibility criteria for listing in the California Register of Historic Places or otherwise constitute Council Special Meeting, 12/15/2023, Item No. 1., Item Page 775, Packet Page 778 Exhibit B
historical resources for the purposes of CEQA. No impact to historical resources would occur and no mitigation measures are required. (Page

4.1-14 of the Final EIR)
Impact CUL-3 Ground-disturbing activities during construction would have the potential to disturb unidentified human remains. Compliance with existing regulations would ensure impacts remain less than significant. No mitigation measures are required. (Page 4.1-16 of the Final EIR) Hazards and Hazardous Materials
Impact HAZ-2 The project site is not located within 0.25-mile of a school. No impact would occur and no mitigation measures are required. (Page 4.2-10 of the Final EIR)
Impact HAZ-3 The project site is not located on any list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Therefore, the construction and operation of the project would not create a significant hazard to the public or the environment. No impact would occur and no mitigation measures are required. (Pages 4.2-10 through 4.2-11 of the Final EIR)
Impact HAZ-4 There is the potential for the proposed project to result in safety hazards associated with building height and exterior lighting due to proximity to the Monterey Regional Airport. However, project design and compliance with existing Federal Aviation Administration regulations and Monterey County Airport Land Use Commission recommendations related to airport hazards and safety would ensure the proposed project would not result in a safety hazard or excessive noise for people residing or working in the project area. Impacts would be less than significant and no mitigation measures are required. (Pages 4.2-11 through 4.2-13 of the Final EIR) Impact HAZ-5 North Fremont Street provides access to major evacuation routes identified in the General Plan Safety Element. Demolition, construction, and operation of the project would not impair access to or alter North Fremont Street, and therefore would not conflict with an adopted emergency response or evacuation plan. Impacts would be less than significant and no mitigation measures are required. (Pages 4.2-13 through 4.2-14 of the Final EIR)
Impact HAZ-6 The project site is located in an urbanized area and is not adjacent to any wildland areas. The project would not expose people or structures to a significant risk of loss, injury, or death involving wildland fires, and impacts would be less than significant. No mitigation measures are required. (Page 4.2-14 of the Final EIR)
Land Use and Planning
Impact LU-1 The proposed project involves the redevelopment of the project site with a 42-room hotel and would not alter the existing public street layout or Council Special Meeting, 12/15/2023, Item No. 1., Item Page 776, Packet Page 779 Exhibit B
access to any existing adjacent land uses. The proposed project would not physically divide an established community and no impact would occur. No mitigation measures are required. (Page 4.3-7 of the Final EIR) Impact LU-2 The proposed project would not result in a significant environmental impact due to a conflict with the Monterey General Plan, the Zoning Ordinance, or the North Fremont Specific Plan. This impact would be less than significant and no mitigation measures are required. (Page 4.3-8 through 4.3-10 of the Final EIR)
Noise
Impact NOI-2 Although ambient noise in the project vicinity would increase from on-site operational activities and increased traffic resulting from the project, operational noise increases would not exceed applicable standards. This impact would be less than significant and no mitigation measures are required. (Page 4.4-13 through 4.4-17 of the Final EIR) Impact NOI-4 The project site is located within the Monterey Regional Airport Sphere of Influence but is outside the 65, 70, and 75 dBA CNEL noise contours for the Monterey Regional Airport. Therefore, the project would not expose people residing or working in the project area to excessive noise levels from aircraft operations from the Monterey Regional Airport, and impacts from airport noise would be less than significant. No mitigation measures are required. (Page 4.4-19 of the Final EIR)
Aesthetics
Significance Threshold 1 The proposed project would not have a substantial adverse effect on a scenic vista. No impact would occur, and no mitigation measures are required. (Pages 4.6-1
through 4.6-2 of the Final EIR)
Significance Threshold 2 The proposed project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. No impact would occur, and no mitigation
measures are required. (Page 4.6-2 of the Final EIR)
Significance Threshold 3 The proposed project would not conflict with applicable zoning and other regulations governing scenic quality. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-2 through 4.6-4 of the Final EIR).

Significance Threshold 4 The proposed project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-4 of the Final EIR)
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Agriculture and Forestry Resources
Significance Threshold 1 The proposed project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use. No impact would occur, and no
mitigation measures are required. (Pages 4.6-4 through

4.6-5 of the Final EIR)
Significance Threshold 2 The proposed project would not conflict with existing zoning for agricultural use, or a Williamson Act contract.

No impact would occur, and no mitigation measures are
required. (Page 4.6-5 of the Final EIR)
Significance Threshold 3 The proposed project would not conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production. No impact would occur, and no mitigation measures are required. (Page 4.6- 5 of the Final EIR)
Significance Threshold 4 The proposed project would not result in the loss of forest land or conversion of forest land to non-forest use. No impact would occur, and no mitigation measures are
required. (Page 4.6-5 of the Final EIR)
Significance Threshold 5 The proposed project would not involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use. No impact would occur, and no mitigation measures
are required. (Page 4.6-5 of the Final EIR)
Air Quality
Significance Threshold 1 The proposed project would not conflict with or obstruct implementation of the Monterey Bay Air Resources
District’s Air Quality Management Plan. This impact would be less than significant, and no mitigation measures are required. (Page 4.5-6 of the Final EIR)
Significance Threshold 2 The proposed project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-6 through 4.6-9 of the Final EIR) Significance Threshold 3 The proposed project would not expose sensitive receptors to substantial pollutant concentrations. This impact would Council Special Meeting, 12/15/2023, Item No. 1., Item Page 778, Packet Page 781 Exhibit B
be less than significant, and no mitigation measures are required. (Pages 4.6-9 through 4.6-11 of the Final EIR) Significance Threshold 4 The proposed project would not result in odors adversely affecting a substantial number of people. This impact
would be less than significant, and no mitigation measures are required. (Pages 4.6-11 through 4.6-12 of the Final EIR)
Biological Resources
Significance Threshold 1 The proposed project would not have a substantial adverse effect on any candidate, sensitive, or special
status species. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-12
through 4.6-13 of the Final EIR)
Significance Threshold 2 The proposed project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community. No impact would occur, and no
mitigation measures are required. (Page 4.6-13 of the Final EIR)
Significance Threshold 3 The proposed project would not have a substantial adverse effect on state or federally protected wetlands. No impact would occur, and no mitigation measures are
required. (Page 4.6-13 of the Final EIR)
Significance Threshold 4 The proposed project would not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. This impact would be less than
significant, and no mitigation measures are required. (Page

4.6-14 of the Final EIR)
Significance Threshold 5 The proposed project would not conflict with any local policies or ordinances protecting biological resources. No impact would occur, and no mitigation measures are
required. (Page 4.6-14 of the Final EIR)
Significance Threshold 6 The proposed project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local,
regional, or state habitat conservation plan. No impact would occur, and no mitigation measures are required.
(Page 4.6-14 of the Final EIR)
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Energy
Significance Threshold 1 The proposed project would not result in potentially significant environmental impacts due to wasteful,
inefficient, or unnecessary consumption of energy
resources. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-14
through 4.6-15 of the Final EIR)
Significance Threshold 2 The proposed project would not conflict with or obstruct a state or local plan for renewable energy or energy
efficiency. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-15
through 4.6-16 of the Final EIR)
Geology and Soils
Significance Threshold 1a The proposed project would not cause risk of loss, injury, or death involving rupture of a known earthquake fault. No impact would occur, and no mitigation measures are
required. (Pages 4.6-16 through 4.6-17 of the Final EIR) Significance Threshold 1b The proposed project would not cause risk of loss, injury, or death involving strong seismic ground shaking. This
impact would be less than significant, and no mitigation measures are required. (Page 4.6-17 of the Final EIR)
Significance Threshold 1c The proposed project would not cause risk of loss, injury, or death involving seismic-related ground failure, including liquefaction. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-17 of the Final EIR)
Significance Threshold 1d The proposed project would not cause risk of loss, injury, or death involving landslides. No impact would occur, and no mitigation measures are required. (Page 4.6-18 of the Final EIR)
Significance Threshold 2 The proposed project would not result in substantial soil erosion or the loss of topsoil. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-18 of the Final EIR)
Significance Threshold 3 The proposed project would not result in soil instability or on or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. This impact would be less than significant, and no mitigation measures are required. (Page

4.6-18 of the Final EIR)
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Significance Threshold 4 The proposed project would not be located on expansive soil. No impact would occur, and no mitigation measures are required. (Pages 4.6-18 through 4.6-19 of the Final EIR)
Significance Threshold 5 The proposed project would not include the use of septic tanks of alternative wastewater disposal systems. No
impact would occur, and no mitigation measures are
required. (Page 4.6-19 of the Final EIR)
Greenhouse Gas Emissions
Significance Threshold 1 The proposed project would not generate greenhouse gas emissions that would have a significant impact on the
environment. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-20
through 4.6-21 of the Final EIR)
Significance Threshold 2 The proposed project would not conflict with an applicable plan, policy or regulation adopted for the purpose of
reducing the emissions of greenhouse gases. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-21 through 4.6-23 of the Final EIR)
Hydrology and Water Quality
Significance Threshold 1 The proposed project would not violate any water quality standards or waste discharge requirements or otherwise
substantially degrade surface or groundwater quality. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-24 through 4.6-26 of
the Final EIR)
Significance Threshold 2 The proposed project would not substantially decrease groundwater supplies or interfere substantially with
groundwater recharge. This impact would be less than
significant, and no mitigation measures are required.
(Pages 4.6-26 through 4.6-27 of the Final EIR)
Significance Thresholds 3a;b;c The proposed project would not substantially alter the existing drainage pattern of the site or area in a manner which would result in substantial erosion, substantially increase surface runoff, or create or contribute runoff water which would exceed the capacity of the stormwater
drainage system. These impacts would be less than
significant, and no mitigation measures are required.
(Pages 4.6-27 through 4.6-28 of the Final EIR)
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Significance Thresholds 3d;4 The proposed project would not substantially alter the existing drainage pattern of the site or area in a manner which would impede or redirect flood flow or risk release of pollutants due to inundation. No impact would occur, and no mitigation measures are required. (Pages 4.6-28
through 4.6-29 of the Final EIR)
Significance Threshold 5 The proposed project would not conflict with or obstruct implementation of a water quality control plan or
sustainable groundwater management plan. This impact
would be less than significant, and no mitigation measures are required. (Page 4.6-29 of the Final EIR)
Mineral Resources
Significance Threshold 1 The proposed project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state. No
impact would occur, and no mitigation measures are
required. (Pages 4.6-29 through 4.6-30 of the Final EIR) Significance Threshold 2 The proposed project would not result in the loss of availability of a locally important mineral resource recovery site. No impact would occur, and no mitigation measures are required. (Page 4.6-30 of the Final EIR)
Population and Housing
Significance Threshold 1 The proposed project would not induce substantial unplanned population growth in Monterey. This impact
would be less than significant, and no mitigation measures are required. (Page 4.6-30 of the Final EIR)
Significance Threshold 2 The proposed project would not displace existing people or housing. No impact would occur, and no mitigation
measures are required. (Page 4.6-30 of the Final EIR)
Public Services
Significance Threshold 1 The proposed project would not result in the need for new or physically altered fire facilities, the construction of which could cause significant environmental impacts. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-31 of the Final EIR)
Significance Threshold 2 The proposed project would not create the need for new or expanded police protection facilities, the construction of which could cause environmental impacts. This impact
would be less than significant, and no mitigation measures are required. (Pages 4.6-31 through 4.6-32 of the Final EIR)
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Significance Threshold 3 The proposed project would not result in substantial adverse physical impacts associated with the provision of new or physically altered schools. This impact would be less than significant, and no mitigation measures are
required. (Page 4.6-32 of the Final EIR)
Significance Threshold 4 The proposed project would not result in the need for new or physically altered parks. associated with the provision of new or physically altered schools. This impact would be less than significant, and no mitigation measures are
required. (Page 4.6-32 of the Final EIR)
Significance Threshold 5 The proposed project would not necessitate the expansion or construction of new library facilities. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-33 of the Final EIR)
Recreation
Significance Thresholds 1;2 The proposed project would not increase the use of existing parks and recreational facilities such that
substantial physical deterioration of the facility would occur or be accelerated. The proposed project would not include recreational facilities which may have an adverse physical effect on the environment. These impacts would be less
than significant, and no mitigation measures are required. (Page 4.6-33 of the Final EIR)
Transportation
Significance Threshold 1 The proposed project would not conflict with a program, plan, ordinance or policy addressing the circulation system.

This impact would be less than significant, and no
mitigation measures are required. (Pages 4.6-34 through

4.6-35 of the Final EIR)
Significance Threshold 2 The proposed project would not conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b).

This impact would be less than significant, and no
mitigation measures are required. (Pages 4.6-35 through

4.6-37 of the Final EIR)
Significance Threshold 3 The proposed project would not substantially increase hazards due to a geometric design feature or incompatible uses. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-37 of the Final EIR)
Significance Threshold 4 The proposed project would not result in inadequate emergency access. No impact would occur, and no
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mitigation measures are required. (Page 4.6-37 of the Final EIR)
Utilities and Service Systems
Significance Threshold 1 The proposed project would not require or result in the relocation or construction of new or expanded water,
wastewater treatment or storm water drainage, electric
power, natural gas, or telecommunications facilities. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-38 through 4.6-39 of
the Final EIR)
Significance Threshold 2 The proposed project would have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry
years. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-39 through

4.6-40 of the Final EIR)
Significance Threshold 3 The proposed project would be adequately served by existing wastewater treatment facilities. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-40 of the Final EIR)
Significance Threshold 4 The proposed project would not project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure. This impact would be less than significant, and no mitigation measures are
required. (Pages 4.6-40 through 4.6-41 of the Final EIR) Significance Threshold 5 The proposed project would comply with federal, state, and local management and reduction statutes and regulations related to solid waste. No impact would occur, and no
mitigation measures are required. (Page 4.6-41 of the Final EIR)
Wildfire
Significance Threshold 1 The proposed project would not substantially impair an adopted emergency response plan or emergency
evacuation plan. This impact would be less than
significant, and no mitigation measures are required. (Page

4.6-42 of the Final EIR)
Significance Threshold 2 The proposed project would not exacerbate wildfire risk or expose project occupants to the uncontrolled spread of
wildfire. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-42 of the Final EIR)
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Significance Threshold 3 The proposed project would not require the installation of roads, fuel breaks, emergency water sources, power lines or other utilities that may exacerbate fire risk. This impact would be less than significant, and no mitigation measures are required. (Pages 4.6-42 through 4.6-43 of the Final EIR)
Significance Threshold 4 The proposed project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes. This impact would be less than significant, and no mitigation measures are required. (Page 4.6-43 of the Final EIR)
Cumulative Impacts
The proposed project would not have a considerable contribution to cumulative impacts related to cultural resources (historical resources and human remains), hazardous materials, land use, noise, aesthetics, agricultural and forestry resources, air quality, biological resources, energy, geology and soils, greenhouse gas emissions, hydrology and water quality, mineral resources, population and housing, public services, recreation, transportation, utilities and service systems, and wildfire (Pages 4.1-18, 4.2-14 through 4.2-15; 4.3-10; 4.4-19 through 4.4-20; and 4.6-1 through 4.6-43).

Recommended Measures
Although not required to reduce potential environmental impacts to a less than significant level, the proposed project would implement the following measures recommended by the Monterey County Airport Land Use Commission and the Monterey Bay Air Resources Board, which are included as Conditions of Approval:

Monterey County Airport Land Use Commission Recommended Measures  Recommendation 1: Aviation and Hazard Easement. Prior to finalization of the first construction permit for the project, the developer/owner shall grant an aviation and hazard easement to the appropriate airport authority. The easement shall be recorded at the Monterey County Recorder’s Office. The easement shall include the following, as applicable:
o Right-of-flight at any altitude above the acquired easement surfaces. o Right to cause noise, vibrations, fumes, dust and fuel particle emissions. o Right to prevent construction or growth of all structures, objects or natural growth above the acquired easement surfaces.
o Right-of-entry to remove, mark or light any structures or growth above the acquired easement surfaces, or right to require the owner to remove, mark or light. o Right to prohibit creation of electrical interference, unusual light sources and other hazards to aircraft flight.
o Any other limitation the appropriate airport authority may recommend to protect the public’s health, safety and welfare.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 785, Packet Page 788 Exhibit B
 Recommendation 2: Objects Affecting Navigable Airspace. The project shall conform to FAR, Part 77 – Objects Affecting Navigable Airspace. The developer shall submit a FAA Form 7460-1 (Notice of Proposed Construction of Alteration). The developer shall notify the staff of the Monterey Regional Airport when the form is submitted and when a determination is provided by the FAA.
 Recommendation 3: Exterior Lighting. Prior to the issuance of a construction permit, an Exterior Lighting Plan shall be reviewed and approved by the applicable airport manager prior to the issuance of any construction permits. All exterior lighting shall be unobtrusive, down-lit, harmonious with the local area, and constructed or located so that only the intended area is illuminated and off-site glare is fully controlled.  Recommendation 4: Towers – Marking and Lighting. When not specifically required by FAA Advisory Circular 70/7640-IF (Obstruction Marking and Lighting), the following ALUC recommendations shall be applied to towers:
o A flashing red beacon shall be installed at the highest point of the structure.  Recommendation 5: Change of Use. In the future, if new development or a change of building use is proposed on the subject parcel that would potentially intensify the occupancy level, then the proposed change(s) shall be submitted to the ALUC for a subsequent, project-specific consistency determination.

Monterey Bay Air Resources Board Recommended Measures
 Recommendation 1: The applicant shall implement Dust Control Best Management Practices (BMPs) during all phases of construction. Dust Control BMPs include, but are not limited to:
o Stabilize storage, vehicle movement, and parking areas by installing gravel over geotextile fabric.
o Install or maintain vegetative or structural barriers. o Sweep or vacuum paved surfaces to remove tracked soil. o Apply mulch to exposed soil.
o Use tarps to cover stockpiles.
o Load trucks carrying excavated material so that the material does not extend above the walls or back of the truck bed. Wet the surface of each load and tightly cover before the haul truck leaves the loading area.
o Continuous water spraying during dust generation activities. Commercial Stabilizers may also be considered.
 Recommendation 2: During construction, the applicant shall use cleaner construction equipment that conforms to CARB’s Tier 3 and Tier 4 emission standards. Whenever feasible, construction equipment should use alternative fuels such as electricity, compressed natural gas or propane.
 Recommendation 3: The applicant shall register portable equipment when required by MBARD or CARB. Contact MBARD Engineering Division at (831) 647-9411 to discuss if an MBARD or CARB portable equipment registration is necessary for any portable equipment planned to be utilized for this project.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 786, Packet Page 789 Exhibit B
 Recommendation 4: The applicant shall ensure the buildings slotted for demolition are surveyed by a certified asbestos inspector. In addition, notification to MBARD is required 10 days in advance of any building demolition. During demolition/retrofitting, grading and/or trenching activities other MBARD rules may apply. Rule 424 contains the investigation and reporting requirements for asbestos which includes surveys and advanced notification on structures being renovated or demolished.

FINDINGS ASSOCIATED WITH POTENTIALLY SIGNIFICANT IMPACTS THAT CAN BE

MITIGATED TO A LESS THAN SIGNIFICANT LEVEL
The City of Monterey hereby adopts and makes the following Findings related to its approval of the project. Having received, reviewed, and considered the entire record, both written and oral, related to the proposed project and Final EIR, the City makes the following Findings associated with potentially significant impacts that can be mitigated to a less than significant level through implementation of mitigation measures identified in the Final EIR.

Cultural Resources
Project-Level Archaeological Resources
Impact CUL-2 Project grading and other ground-disturbing activities could result in impacts to previously unidentified archaeological resources. This impact would be less than significant with mitigation incorporated.

Finding: Mitigation Measure(s) Feasible and Required; Impact Reduced to a Less Than Significant Level. Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

Mitigation Measure(s): Mitigation Measures CUL-2(a) and CUL-2(b), listed below, have been adopted to reduce potential impacts related to the unanticipated discovery of archaeological resources to a less than significant level.

Mitigation Measure CUL-2(a) Worker Environmental Awareness Program (WEAP) for Cultural Resources. The project applicant shall retain a qualified archaeologist who meets or exceeds the Secretary of the Interior’s Professional Qualifications Standards for archaeology to conduct Worker Environmental Awareness Program (WEAP) training for archaeological sensitivity for all construction personnel prior to the commencement of ground disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural resources, including tribal cultural resources, that may be encountered, cultural sensitivity issues, regulatory issues, and the proper protocol for treatment of the materials in the event of a find. The WEAP training document shall include materials which convey the information noted above and shall be maintained in an area accessible to all construction personnel so it may be reviewed regularly by construction staff. A Native American representative should be allowed to participate in the training if requested. Evidence that the WEAP training has been completed shall be Council Special Meeting, 12/15/2023, Item No. 1., Item Page 787, Packet Page 790 Exhibit B
provided to the City of Monterey prior to the commencement of ground disturbing activities.

Mitigation Measure CUL-2(b) Unanticipated Discovery of Cultural Resources. In the event that archaeological resources are unexpectedly encountered during grounddisturbing activities, work within 50 feet of the find shall halt and an archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for archaeology (National Park Service 1983) shall be contacted immediately to evaluate the find. If the resource is determined by the qualified archaeologist to be prehistoric, then a Native American representative shall also be contacted to participate in the evaluation of the resource. If the qualified archaeologist and/or Native American representative determines it to be appropriate, archaeological testing for CRHR eligibility shall be completed. If the resource proves to be eligible for the CRHR and impacts to the resource cannot be avoided via project redesign, a qualified archaeologist shall prepare a data recovery plan tailored to the physical nature and characteristics of the resource, per the requirements of CCR Guidelines Section 15126.4(b)(3)(C). The data recovery plan shall identify data recovery excavation methods, measurable objectives, and data thresholds to reduce any significant impacts to cultural resources related to the resource.

Pursuant to the data recovery plan, the qualified archaeologist and Native American representative, as appropriate, shall recover and document the scientifically consequential information that justifies the resource’s significance. The City shall review and approve the treatment plan and archaeological testing as appropriate, and the resulting documentation shall be submitted to the regional repository of the California Historical Resources Information System, per CCR Guidelines Section 15126.4(b)(3)(C).

Support for Finding: Mitigation Measures CUL-2(a) and CUL-2(b) require implementation of a Worker Environmental Awareness Program training prior to construction and sets forth a procedure for the required evaluation of any discovered archaeological resource. Thus, the mitigation measures would require identification, evaluation, treatment, and minimization of impacts to archaeological resources. Following implementation of Mitigation Measures CUL-2(a) and CUL-2(b), the proposed project would reduce the potential to impact previously undiscovered archaeological resources through project construction and ground disturbance activities. Impacts to archaeological resources would be reduced to a less than significant level.

Reference: Pages 4.1-15 through 4.1-16 of the Final EIR.

Cumulative Archaeological Resources
Cumulative Impact Cumulative development would continue to disturb areas with the potential to contain archaeological resources. The proposed project has the potential to contribute to cumulative impacts to archaeological resources during construction and ground-disturbing activities. The project’s contribution to cumulative impacts would not be considerable with the implementation of mitigation.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 788, Packet Page 791 Exhibit B
Finding: Mitigation Measure(s) Feasible and Required; Impact Not Cumulatively Considerable. Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

Mitigation Measure(s): Mitigation Measures CUL-2(a) and CUL-2(b), listed above.

Support for Finding: The proposed project, in combination with other planned, pending, and potential future projects in Monterey, would not contribute to cumulative impacts to archaeological resources with implementation of Mitigation Measures CUL-2(a) and CUL-2(b) which require implementation of a Worker Environmental Awareness Program training prior to construction and sets forth a procedure for the required evaluation of any discovered archaeological resource.

Reference: Page 4.1-18 of the Final EIR.

Paleontological Resources
Project-Level Paleontological Resources
Impact CUL-4 Ground-disturbing activities during construction would have the potential to significantly impact paleontological resources. This impact would be less than significant with mitigation incorporated.

Mitigation Measure(s): Mitigation Measures CUL-4(a) and CUL-4(b), listed below, have been adopted to reduce potential impacts related to the unanticipated discovery of paleontological resources to a less than significant level.

Mitigation Measure CUL-4(a) Worker Environmental Awareness Program (WEAP) for Paleontological Resources. The project applicant shall retain a Qualified Professional Paleontologist (as defined by the Society of Vertebrate Paleontology [SVP 2010]) to conduct a paleontological Worker Environmental Awareness Program (WEAP) training for paleontological resources for all construction personnel prior to commencement of ground disturbing activities. Paleontological resources training shall include information regarding the appearance of fossils and the procedures for notifying paleontological staff should fossils be discovered by construction staff. The WEAP training document shall include materials which convey the information noted above and shall be maintained in an area accessible to all construction personnel so it may be reviewed regularly by construction staff. Evidence that the WEAP training has been completed shall be provided to the City of Monterey prior to the commencement of ground disturbing activities.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 789, Packet Page 792 Exhibit B
Mitigation Measure CUL-4(b) Unanticipated Fossil Discovery. In the event a fossil is discovered during construction of the project, excavations within 50 feet of the find shall be temporarily halted or delayed until the discovery is examined by a Qualified Professional Paleontologist (as defined by the Society of Vertebrate Paleontology [SVP 2010]). The project applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant, the applicant shall retain a Qualified Professional Paleontologist to prepare and implement a data recovery plan for paleontological resources. The data recovery plan shall include measures to reduce any significant impacts to the paleontological resources by ensuring the fossil is appropriately recovered and curated. These measures shall include, but may not be limited to, excavation and salvaging, identification, preparation, and curation of the fossil at a scientific institution. The Qualified Professional Paleontologist shall design and carry out a data recovery plan consistent with the SVP (2010) standards. The City shall review and approve the data recovery plan, as appropriate, prior to excavation and salvaging of the fossil.

Support for Finding: Mitigation Measures CUL-4(a) and CUL-4(b) require implementation of a Worker Environmental Awareness Program training prior to construction and sets forth a procedure for the required evaluation of any paleontological resource found during construction.

Thus, the mitigation measures would require identification, evaluation, treatment, and minimization of impacts to paleontological resources. Following implementation of Mitigation Measures CUL-4(a) and CUL-4(b), the proposed project would reduce the potential to impact paleontological resources through project construction and ground disturbance activities.

Impacts to paleontological resources would be reduced to a less than significant level.

Reference: Page 4.1-17 of the Final EIR.

Cumulative Paleontological Resources
Cumulative Impact Cumulative development would continue to disturb areas known to have high paleontological sensitivity. The proposed project has the potential to contribute to cumulative impacts to paleontological resources during construction and ground-disturbing activities. The project’s contribution to cumulative impacts would not be considerable with the
implementation of mitigation.

Finding: Mitigation Measure(s) Feasible and Required; Impact Not Cumulatively Considerable. Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

Mitigation Measure(s): Mitigation Measures CUL-4(a) and CUL-4(b), listed above.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 790, Packet Page 793 Exhibit B
Support for Finding: The proposed project, in combination with other planned, pending, and potential future projects in Monterey, would not contribute to cumulative impacts to paleontological resources with implementation of Mitigation Measures CUL-4(a) and CUL-4(b), which would require implementation of a Worker Environmental Awareness Program training prior to construction and would set forth a procedure for the required evaluation of any paleontological resource found during construction.

Reference: Page 4.1-18 of the Final EIR.

Hazards and Hazardous Materials
Project-Level Transport, Use, Disposal of Hazardous Materials and Upset Conditions Impact HAZ-1 The existing on-site motel and restaurant, which may contain asbestos, lead, mercury, and polychlorinated biphenyl caulk, would be demolished as part of the proposed project which would result in the release of hazardous materials if not handled, transported, and disposed of properly.

This impact would be less than significant with mitigation incorporated.

Mitigation Measures: Mitigation Measure HAZ-1, listed below, has been adopted to reduce impacts related to the potential release of asbestos, lead, mercury, and polychlorinated biphenyl caulk to a less than significant level.

Mitigation Measure HAZ-1 Asbestos, Lead, Mercury, and Polychlorinated Biphenyl Caulk Abatement. Prior to issuance of the first demolition permit, the applicant shall contract with a City-approved abatement specialist to conduct surveys that screen for the presence of asbestos, lead (especially lead-based paint), mercury, and polychlorinated biphenyl (PCB) caulk in the existing on-site building materials. If the surveys do not identify hazardous building materials, then additional mitigation is not required. If hazardous building materials are identified, the abatement specialist shall prepare an Abatement Report, which shall summarize the site-specific surveys and outline required abatement measures for identified hazardous building materials. The Abatement Report shall outline abatement measures for identified hazardous building materials to ensure that hazardous building materials are removed and disposed of in accordance with applicable state and federal standards including, but not limited to, the Monterey Bay Air Resources District Rule 424 (National Emission Standards for Hazardous Air Pollutants [NESHAPS]), the United States Environmental Protection Agency’s Lead-Based Paint Abatement and Evaluation Program, the Toxic Substances Control Act (United States Code Title 15, Chapter 53, Section 2601, et seq. and Code of Council Special Meeting, 12/15/2023, Item No. 1., Item Page 791, Packet Page 794 Exhibit B
Federal Regulations Title 40, Chapter I, Subchapter R), and the California Occupational Safety and Health Administration’s (Cal OSHA’s) asbestos and lead standards (Title 8 Section 1529 and 1532 of the Cal OSHA Regulations). Abatement measures may include but would not be limited to, hazardous materials containment, disposal at permitted facilities, segregation of hazardous materials from other waste, use of certified contractors for abatement, use of high efficiency particulate air (HEPA) filtration or other engineering controls to prevent airborne dispersal of hazardous materials, and use of personal protective equipment during abatement. The Abatement Report shall be reviewed and approved by the City of Monterey Community Development Department prior to issuance of the first demolition permit. Recommendations in the approved Abatement Report shall be undertaken by abatement contractors that utilize safe work practices and shall be completed in accordance with timing requirements set forth in the Abatement Report. The applicant shall require contractors to include compliance with the Abatement Report in their demolition and/or construction contracts.

Support for Finding: Mitigation Measure HAZ-1 would reduce the risk of releasing asbestos, lead, mercury, or PCB caulk by requiring an abatement specialist to conduct surveys that screen for the presence of asbestos, lead, mercury, and PCB caulk on the existing on-site buildings. In addition, Mitigation Measure HAZ-1 requires the creation of an Abatement Report if hazardous materials are found by the abatement specialist during their surveys.

Recommendations in the Abatement Report, approved by the City of Monterey Community Development Department, would be required to be undertaken by abatement contractors to minimize the potential to release hazardous materials during demolition. Following implementation of Mitigation Measure HAZ-1, the proposed project would reduce risk of hazardous materials release during project construction, including demolition and ground disturbance activities. Impacts regarding hazardous materials releases would be reduced to a less than significant level.

Reference: Pages 4.2-8 through 4.2-10 of the Final EIR.

Noise
Project-Level Construction Noise
Impact NOI-1 Construction of the project would temporarily increase ambient noise levels, which could exceed applicable standards. This impact would be less than significant with mitigation incorporated.

Mitigation Measure(s): Mitigation Measure NOI-1, listed below, has been adopted to reduce potential impacts related to construction noise to a less than significant level.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 792, Packet Page 795 Exhibit B
Mitigation Measure NOI-1 Construction Noise Reduction. The construction contractor shall prepare and submit a Construction Noise Control Plan to the City of Monterey Community Development Director or designee for review and approval prior to issuance of demolition and grading permits. The Construction Noise Control Plan shall specify the noise reduction measures to be implemented during project construction to ensure noise levels do not exceed 90 dBA Leq(h) at nearby sensitive receivers to the north. The measures specified in the Construction Noise Control Plan shall be included on the demolition, grading, and building plans and shall be implemented by the construction contractor during construction. At a minimum, the Construction Noise Control Plan shall include the following measures:
 Erect a temporary sound barrier at the northern property line until the stucco wall on top of the retaining wall that would be constructed as part of the project has been built. The sound barrier shall be a solid fence constructed of minimum 7-foot-tall sheets of 5/8-inch thick plywood with appropriate supports. The plywood shall overlap at vertical joints by a few inches and be fastened together. Avoid any gaps at the ground level. Construction noise reduction blankets with a solid layer (e.g., 1-psf vinyl) shall also be used. The sound barrier is calculated to reduce construction noise levels by 4 dBA (Salter 2023).
 Limit construction to 8 a.m. to 5 p.m. Monday through Friday, 9 a.m. to 4 p.m.

Saturday, and no construction on Sunday or holidays.
 Require posted signs at the construction site that include permitted construction days and hours, a day and evening contact number for the job site, and a day and evening contact number for the City in the event of problems.
 Notify the City and neighbors within 100 feet in advance of the schedule for each major phase of construction and expected loud activities.  When feasible, locate high noise generating stationary equipment (e.g., generators, pumps, compressors) and material unloading and staging areas away from the sensitive adjacent uses (residences).
 Require that all construction equipment be in good working order and that mufflers are inspected to be functioning properly. If feasible, impact tools shall be shrouded or shielded with intake and exhaust port mufflers when used near noise-sensitive receptors.
 Avoid unnecessary idling of equipment and engines. Limit idling to a maximum of five minutes near noise-sensitive receivers.
 The general contractor shall designate a noise and vibration disturbance coordinator responsible for responding to any local complaints about construction noise or vibration. The disturbance coordinator shall determine the cause of any noise or vibration complaint (e.g., starting too early, bad muffler, equipment type/location) and shall ensure that reasonable measures be implemented to correct the problem.

Support for Finding: Implementation of Mitigation Measure NOI-1 reduces the proposed project’s construction noise levels below the Federal Transit Administration’s noise threshold at Council Special Meeting, 12/15/2023, Item No. 1., Item Page 793, Packet Page 796 Exhibit B
the Mahroom Apartments. Therefore, with implementation of Mitigation Measure NOI-1, the proposed project’s impacts related to construction noise would be less than significant.

Reference: Pages 4.4-10 through 4.4-13 of the Final EIR Project-Level Groundborne Vibration
Impact NOI-3 Project construction would intermittently generate groundborne vibration on site, which may affect nearby sensitive receivers that could cause architectural damage or annoyance if unmitigated. This impact would be less than significant with mitigation incorporated.

Mitigation Measure(s): Mitigation Measure NOI-1, listed above, and Mitigation Measure NOI-3, listed below, have been adopted to reduce potential impacts related to construction noise to a less than significant level.

Mitigation Measure NOI-3 Construction Vibration. The construction contractor shall prepare and submit a Construction Vibration Control Plan to the City of Monterey Community Development Director or designee for review and approval prior to issuance of demolition and grading permits. The Construction Vibration Control Plan shall specify the vibration reduction measures to be implemented during project construction to ensure vibration levels do not exceed 0.25 in/sec PPV at nearby sensitive receivers to the north. The measures specified in the Construction Vibration Control Plan shall be included on the demolition, grading, and building plans and shall be implemented by the construction contractor during construction. At a minimum, the Construction Vibration Control Plan shall include the following measures:

1. Earth-moving and ground-impacting operations shall be phased so as not to occur at the same time along the same property line to reduce cumulative vibration impacts.

2. Minimize discontinuities in roadway pavement where trucks will travel.

3. Avoid using vibratory rollers and tampers within 25 feet of adjacent structures. Nonvibratory sheepsfoot rollers or static rollers could be used instead.

4. Grading and earthwork activities within 15 feet of adjacent structures shall be conducted with off-road equipment that is limited to 100 horsepower or less.

5. Avoid use of a hoe ram within 15 feet of adjacent structures. Use of an excavator with reach arm could be used instead.

6. Avoid routing heavily loaded trucks through residential streets.

7. Notify adjacent properties of the construction schedule (in particular, prior to days of high-vibration activity, such as demolition) and provide the name and contact information of the project disturbance coordinator.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 794, Packet Page 797 Exhibit B
Support for Finding: Implementation of Mitigation Measure NOI-3 reduces vibration levels of construction equipment below the California Department of Transportation’s thresholds for groundborne vibration and therefore would not have the potential to cause architectural damage. Implementation of Mitigation Measure NOI-1 includes designation of a noise and vibration disturbance coordinator who would be responsible for responding to any local complaints about construction vibration. The disturbance coordinator would determine the cause of any vibration and the construction contractor would be required to take reasonable measures to correct the issue raised in a local complaint. Therefore, with implementation of Mitigation Measures NOI-1 and NOI-3, the proposed project’s impacts related to construction vibration would be less than significant.

Reference: Pages 4.4-17 through 4.4-19 of the Final EIR.

Tribal Cultural Resources
Project-Level Disturbance of Tribal Cultural Resources
Impact TCR-1 Grading and excavation required for the proposed project would have the potential to adversely impact tribal cultural resources. This impact would be less than significant with mitigation incorporated.

Mitigation Measure(s): Mitigation Measures CUL-2(a), listed above, and TCR-1, listed below, have been adopted to reduce potential impacts related to construction noise to a less than significant level.

Mitigation Measure TCR-1 Unanticipated Discovery of Tribal Cultural Resources.

In the event that cultural resources of Native American origin are identified during implementation of the proposed project, all earth-disturbing work within 50 feet of the find shall be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find as a cultural resource and an appropriate local Native American representative is consulted. If the City, in consultation with local Native American tribes, determines that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with state guidelines and in consultation with local Native American group(s). The plan shall include avoidance of the resource or, if avoidance of the resource is infeasible, the plan shall outline the appropriate treatment of the resource in coordination with the appropriate local Native American tribal representative and, if applicable, a qualified archaeologist. The plan shall include measures to ensure the find is treated in a manner that respectfully retains, to the degree feasible, the qualities that Council Special Meeting, 12/15/2023, Item No. 1., Item Page 795, Packet Page 798 Exhibit B
render the resource of significance to the local Native American group(s). Examples of appropriate mitigation for tribal cultural resources include, but are not limited to, protecting the cultural character and integrity of the resource, protecting traditional use of the resource, protecting the confidentiality of the resource, or heritage recovery.

Support for Finding: Implementation of Mitigation Measure CUL-2(a) allows a Native American representative to participate in the Worker Environmental Awareness Training for cultural resources prior to the start of construction. Mitigation Measure TCR-1 sets forth a procedure for the required evaluation of any cultural resources of Native American origin discovered during implementation of the proposed project, including a halt-work order, consultation with a Native American representative, and a mitigation plan, if applicable. With implementation of Mitigation Measures CUL-2(a) and TCR-1, this impact would be less than significant.

Reference: Page 4.5-5 of the Final EIR.

Cumulative Disturbance of Tribal Cultural Resources
Cumulative Impact Cumulative development would continue to disturb areas with the potential to contain tribal cultural resources. The proposed project has the potential to contribute to cumulative impacts to tribal cultural resources during construction and ground-disturbing activities. The project’s contribution to cumulative impacts would not be considerable with the implementation of mitigation.

Mitigation Measure(s): Mitigation Measures CUL-2(a) and TCR-1, listed above.

Support for Finding: The proposed project, in combination with other planned, pending, and potential future projects in Monterey, would not contribute to cumulative impacts related to the tribal cultural resources with implementation of Mitigation Measures CUL-2(a) and TCR-1, which allow a Native American representative to participate in the Worker Environmental Awareness Training for cultural resources prior to the start of construction and sets forth a procedure for the required evaluation of any cultural resources of Native American origin discovered during implementation of the proposed project.

Reference: Page 4.5-6 of the Final EIR.

FINDINGS ASSOCIATED WITH SIGNIFICANT IMPACTS THAT CANNOT FEASIBLY BE

MITIGATED TO A LESS THAN SIGNIFICANT LEVEL
CEQA Guidelines Section 15126.2(c) requires that an EIR identify significant impacts that cannot be avoided if a project is implemented. A significant unavoidable impact is an impact that Council Special Meeting, 12/15/2023, Item No. 1., Item Page 796, Packet Page 799 Exhibit B
cannot be mitigated to a less than significant level if the project is implemented, because no feasible mitigation which would reduce below the level of significance has been identified. All significant impacts associated with the proposed project would be reduced to a less than significant level with incorporation of mitigation measures identified in the Final EIR. Therefore, the proposed project would not result in significant, unavoidable environmental effects.

FINDINGS REGARDING ALTERNATIVES
Section 15126.6(a) of the CEQA Guidelines requires the discussion of “a reasonable range of alternatives to a project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the Project and evaluate the comparative merits of the alternatives.” The Final EIR identified and considered the following reasonable range of feasible alternatives to the proposed project which would be capable, to varying degrees, of reducing identified impacts:
 Alternative 1: No Project/Existing Motel and Restaurant to Remain.  Alternative 2: Three Story Hotel.
 Alternative 3: Different Location on Project Site.

These alternatives are evaluated for their ability to avoid or substantially lessen the impacts of the proposed project identified in the Final EIR, as well as consideration of their ability to meet the basic objectives of the proposed project as described in the Final EIR.

Alternative 1: No Project/Existing Motel and Restaurant to Remain Description
Alternative 1 assumes that the project is not approved and none of the proposed components are implemented. The existing one-story, 18-guest room motel and 134-seat restaurant are not demolished and the 42-guest room hotel is not developed on the project site. The existing motel and restaurant would not remain vacant. Rather, the site would once again operate as a motel and restaurant utilizing the existing on-site structures. Under this alternative, the existing vacant buildings could foreseeably be renovated prior to new occupancy; however, any future use would be limited to an 18-guest room motel and 134-seat restaurant. The project site would continue to be accessible from North Fremont Street. The available on-site parking would remain 32 spaces, with no available bicycle parking. No utility upgrades would occur as part of Alternative 1.

Findings and Rationale
Alternative 1 assumes that demolition of existing structures would not occur and the proposed hotel would not be constructed. As such, this alternative would have generally reduced impacts with respect to archeological resources, paleontological resources, land use, hazards and hazardous materials, noise, groundborne vibration, and tribal cultural resources. Alternative 1 would avoid the proposed project’s construction impacts because no development would occur on the project site. However, the No Project Alternative would not fulfill all project objectives Council Special Meeting, 12/15/2023, Item No. 1., Item Page 797, Packet Page 800 Exhibit B
because this alternative would not revitalize the project site with a modern, high-quality designed hotel; remove urban decay or modernize the project site; complement the City’s efforts to invest in the North Fremont Business District and adjacent public infrastructure; provide additional lodging to accommodate more visitors than the existing motel; or catalyze investment by other surrounding properties by increasing the number of visitors to North Fremont Street.

Therefore, the City of Monterey City Council rejects Alternative 1 as undesirable and infeasible as it fails the proposed project’s underlying purpose and does not meet the project objectives.

Alternative 2: Three Story Hotel
Description
Alternative 2 would include demolition of the existing one-story 18-guest room motel and 134- seat restaurant and construction of a three-story, 28-guest room branded hotel and a surface parking lot with 42 parking spaces. Alternative 2 would include construction of the hotel envisioned under the proposed project, but with the fourth floor (which contains 21 rooms) removed. Alternative 2 would include a total of 21 rooms on the third floor and 7 rooms on the second floor. On the second floor, the square footage of the lounge area, pantry, fitness center would be reduced in size compared to the proposed project in order to accommodate 7 guest rooms. Alternative 2 would be a maximum of 36 feet in height (26 feet above grade) and three stories, including a partial basement and two above grade stories, and would have a total floor area of 17,200 square feet. Vehicular access to the project site would be provided via two access points: an existing curb cut along North Fremont Street, which would be improved as part of the project, and a proposed curb cut along Casa Verde Way. A proposed 3-inch water line and a 4-inch fire water line would connect the project to an existing water main along North Fremont Street. A proposed 6-inch sanitary sewer line would connect the project to an existing 8-inch sanitary sewer main along Casa Verde Way.

Findings and Rationale
Alternative 2 would require the implementation of the same mitigation measures as the proposed project which, similar to the proposed project, would reduce impacts related to archaeological resources, paleontological resources, hazards and hazardous materials, noise, groundborne vibration, and tribal cultural resources to a less than significant level. However, Alternative 2 would result in slightly reduced impacts related to airport safety hazards, noise, and groundborne vibration due to the reduced height of the hotel and a reduction in the construction period compared to the proposed project. Alternative 2 would result in similar impacts to land use as the proposed project. While Alternative 2 would meet all project objectives, Alternative 2 would not fulfill project objectives related to generating investment and revenue for the City to the same extent as the proposed project due to the reduced size of the proposed hotel with fewer guest rooms. These objectives include:
 Support local businesses and economy by providing additional lodging to accommodate more visitors than the existing motel;
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 798, Packet Page 801 Exhibit B
 Catalyze investment by other surrounding properties by increasing the number of visitors to North Fremont Street, thereby creating other community benefits including increasing consumer demand for goods and services to the direct vicinity;  Create new employment opportunities; and,
 Increased Transient Occupancy Tax revenue for the City to fund public infrastructure and services.

City of Monterey City Council rejects Alternative 2 as undesirable and infeasible as it fails to fulfil the project objectives to the same extent as the proposed project.

Alternative 3: Different Location on Project Site
Description
Alternative 3 would include demolition of the existing one-story 18-guest room motel and 134- seat restaurant and construction of a four-story, 42 guest room branded hotel within the northeastern portion of the project site and a surface parking lot with 42 parking spaces along the southern and western portion of the project site. For comparison, the proposed project included the hotel at the southwestern portion of the project site with the surface parking lot along the northern and eastern portions of the project site. Alternative 3 includes construction of the same hotel uses in the same configuration as the proposed project, but in a different location in the northwestern portion of the project site. Under Alternative 3, the proposed hotel would be positioned closer to the existing residential uses to the north, providing screening between the apartments and North Fremont Street. Similar to the proposed project, Alternative 3 would be a maximum of 45 feet in height (35 feet above grade) and four stories, including a partial basement and three above grade stories, and would have a total floor area of 25,000 square feet. Vehicular access to the project site would be provided via two access points: an existing curb cut along North Fremont Street, which would be improved as part of the project, and a proposed curb cut along Casa Verde Way. A proposed 3-inch water line and a 4-inch fire water line would connect the project to an existing water main along North Fremont Street. A proposed 6-inch sanitary sewer line would connect the project to an existing 8-inch sanitary sewer main along Casa Verde Way.

Findings and Rationale
Alternative 3 would require the implementation of the same mitigation measures as the proposed project. Similar to the proposed project, implementation of these mitigation measures would reduce impacts related to archaeological resources, paleontological resources, hazards and hazardous materials, noise, groundborne vibration, and tribal cultural resources to a less than significant level. Alternative 3 would result in similar impacts to archaeological resources, paleontological resources, hazards and hazardous materials, and tribal cultural resources as the proposed project. However, Alternative 3 would result in slightly greater impacts related to land use due to Alternative 3’s conflicts with General Plan Land Use Element Policy b.1 which encourages shielding parking from street view. In addition, Alternative 3 would result in an increase construction noise, groundborne vibration, and ambient operational noise at nearby Council Special Meeting, 12/15/2023, Item No. 1., Item Page 799, Packet Page 802 Exhibit B
sensitive receivers from HVAC and mechanical equipment compared to the proposed project due to the proposed location of the hotel being closer to sensitive receivers compared to the proposed project. Alternative 3 would meet the project objectives, similar to the proposed project. Therefore, the City of Monterey City Council rejects Alternative 3 as undesirable and infeasible as it fails to reduce any of the proposed project’s environmental effects.

ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The CEQA Guidelines state an EIR shall identify an environmentally superior alternative. If the environmentally superior alternative is the No Project Alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives (CEQA Guidelines Section 15126.6(e)(2)).

Alternative 1 would not achieve the basic project objectives as stated in Section 2.0, Project Description, of the Final EIR. However, Alternative 1 (No Project) would result in the fewest adverse environmental effects, and therefore, would be considered environmentally superior.

Because Alternative 1 is the No Project Alternative, CEQA requires that a separate alternative also be identified as the environmentally superior alternative.

Alternative 2 (Three Story Hotel) would result in slightly reduced environmental impacts compared to the proposed project and Alternative 3, which is attributed to reduced impacts to airport safety hazards due to the reduced height. Therefore, Alternative 2 is the environmentally superior alternative because it would result in reduced environmental impacts compared to the proposed project. However, while Alternative 2 would meet all of the project objectives, it would be to a lesser extent than the proposed project because of the reduced size of the proposed hotel with fewer guest rooms.

SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL EFFECTS AND GROWTH INDUCEMENT Significant Irreversible Environmental Effects
CEQA Guidelines Section 15126.2(d) requires a discussion of any significant irreversible environmental changes that would be caused by the proposed project should it be implemented.

Such significant irreversible environmental changes may include the following:
 Uses of nonrenewable resources during the initial and continued phases of the project may be irreversible since a large commitment of such resources makes removal or nonuse thereafter unlikely.
 Primary impacts and, particularly, secondary impacts (such as highway improvement which provides access to a previously inaccessible area) generally commit future generations to similar uses.
 Irreversible damage which may result from environmental accidents associated with the project.

As discussed in Section 5.3 of Section 5.0, Other CEQA Required Discussions, of the Final EIR, construction of the hotel would require the use of building materials and energy, some of which are non-renewable resources, to construct the proposed hotel. During project construction, Council Special Meeting, 12/15/2023, Item No. 1., Item Page 800, Packet Page 803 Exhibit B
energy would also be consumed in the form of petroleum-based fuels used to power construction vehicles and equipment. Project operation would also irreversibly increase local demand for non-renewable energy resources such as petroleum products and natural gas.

However, increasingly efficient building design would offset this demand to some degree by reducing energy demands of the project. The proposed project’s design features would include energy efficient appliances and lighting; water efficient appliances, fixtures, and irrigation; and electric vehicle charging stations. In addition, the project would be subject to the energy conservation requirements of the California Energy Code (Title 24, Part 6, of the California Code of Regulations, California’s Energy Efficiency Standards for Residential and Nonresidential Buildings) and the California Green Building Standards Code (CALGreen; Title 24, Part 11 of the California Code of Regulations). In addition, consumption of these energy resources would occur with any development in the region and would not be unique to the proposed project.

Additional vehicle trips associated with the proposed project would incrementally increase local traffic and regional air pollutant and greenhouse gas emissions; however, the proposed project would not generate air quality or greenhouse gas emissions that would result in a significant impact, and the proposed project would generate less than significant transportation impacts based on City and regional thresholds. The proposed project would also require a commitment of law enforcement, fire protection, water supply, wastewater treatment, and solid waste disposal services, and impacts to these public services and utility service systems would be nominal and less than significant.

The City has determined the proposed project’s irreversible environmental effects would not be significant and the identified impacts are acceptable.

Growth Inducement
Section 15126(d) of the CEQA Guidelines requires a discussion of a proposed project’s potential to foster economic or population growth, including ways in which a project could remove an obstacle to growth. Growth does not necessarily create significant physical changes to the environment. However, depending upon the type, magnitude, and location of growth, it can result in significant adverse environmental effects. A proposed project’s growth inducing potential is therefore considered significant if project-induced growth could result in significant physical effects in one or more environmental issue areas.

As discussed in Section 5.1 of Section 5.0, Other CEQA Required Discussions, the proposed project would not directly generate population growth because it does not include residential uses, and the proposed project’s anticipated five on-site employees would represent less than one percent of population growth by 2030 and would therefore be accommodated within the City’s growth projections. The job growth anticipated by the proposed project, consisting of 45 total jobs, would represent 3 percent of the city’s job growth in 2030 projected by the Association of Monterey Bay Area Governments. In addition, the proposed project is in an urban area served by existing infrastructure and would not require expansion of any off-site utilities or new roads. Therefore, the proposed project would not result in significant impacts related to growth-inducement.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 801, Packet Page 804 Exhibit B

REQUIRED FINDINGS
These Findings fulfil the requirements of Section 15091 of the CEQA Guidelines. As described in detail in these Findings, mitigation measures and recommended measures, which have been incorporated as Conditions of Approval, have been required in, or incorporated into, the proposed project which avoid or substantially lessen significant environmental effects as identified in the Final EIR (Section 15091[a][1]) and are within the responsibility and jurisdiction of the City of Monterey as the CEQA lead agency (Section 15091[a][2]. The Findings Regarding Alternatives discussion sufficiently addresses relevant economic, legal, social, technological and/or other considerations made to reject alternatives to the proposed project (Section 15091[a][3]). These Findings are supported by substantial evidence in the record (Section 15091[b]), as described in the following sections of these Findings: Findings Associated with Impacts Found to Be No Impact or Less Than Significant Without Mitigation; Findings Associated with Potentially Significant Impacts That Can Be Mitigated to a Less than Significant Level; Findings Associated with Significant Impacts That Cannot Feasibly Be Mitigated to a Less than Significant Level; Findings Regarding Alternatives; and Significant Irreversible Environmental Effects and Growth Inducement. These Findings include an MMRP which functions a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects (Section 15091[d]). The MMRP is attached as Attachment 1 of these Findings. As described in Record of Proceedings, these Findings disclose the location and custodian of documents and other material which constitute the record of proceedings upon which the City’s decision is made (Section 15091[e]). As described in the Findings Associated with Significant Impacts That Cannot Feasibly Be Mitigated to a Less than Significant Level section of these Findings, all significant impacts associated with the proposed project would be reduced to a less than significant level with incorporation of mitigation measures identified in the Final EIR. Therefore, a Statement of Overriding Conditions is not required in these Findings (Section 15091[f]).

Attachments: Attachment 1 – Mitigation Monitoring and Reporting Program 5497494.1
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 802, Packet Page 805 EXHIBIT B, ATTACHMENT 1
Mitigation Monitoring and Reporting Program
City of Monterey - 2101 North Fremont Street Hotel Project Council Special Meeting, 12/15/2023, Item No. 1., Item Page 803, Packet Page 806 Council Special Meeting, 12/15/2023, Item No. 1., Item Page 804, Packet Page 807 Attachment 1
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program 1
Mitigation Monitoring and Reporting Program
The California Environmental Quality Act (CEQA) requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). This mitigation monitoring and reporting program (MMRP) is intended to track and ensure compliance with adopted mitigation measures during the project implementation phase. For each mitigation measure and condition of approval recommended in the Final Environmental Impact Report (Final EIR) for the 2101 North Fremont Street Hotel Project, specifications are made herein that identify the action required, the monitoring and reporting that must occur, the agency or department responsible for oversight, and the timing for implementation the measure.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 805, Packet Page 808 City of Monterey Attachment 1
2101 North Fremont Street Hotel Project
2 Compliance Verification
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Cultural Resources
Mitigation Measure CUL-2(a) Worker Environmental
Awareness Program (WEAP) for Cultural Resources:

The project applicant shall retain a qualified
archaeologist who meets or exceeds the Secretary of
the Interior’s Professional Qualifications Standards for archaeology to conduct Worker Environmental
Awareness Program (WEAP) training for
archaeological sensitivity for all construction
personnel prior to the commencement of ground
disturbing activities. Archaeological sensitivity training shall include a description of the types of cultural
resources, including tribal cultural resources, that may be encountered, cultural sensitivity issues, regulatory issues, and the proper protocol for treatment of the
materials in the event of a find. The WEAP training
document shall include materials which convey the
information noted above and shall be maintained in
an area accessible to all construction personnel so it
may be reviewed regularly by construction staff. A
Native American representative should be allowed to
participate in the training if requested. Evidence that the WEAP training has been completed shall be
provided to the City of Monterey prior to the
commencement of ground disturbing activities.

A qualified
archaeologist will
conduct WEAP
training for
construction
personnel. If
requested, a Native
American
Representative will
participate in the
WEAP training.

The applicant is responsible for
hiring an archaeologist who
meets or exceeds the Secretary
of the Interior’s Professional
Qualifications Standards for
archaeology.

The construction contractor is
responsible for maintaining
WEAP training materials on-site
during construction.

City staff is responsible for
requiring certification from the
archaeologist that WEAP
training has been completed.

Prior to the start
of ground
disturbing
activities
Mitigation Measure CUL-2(b) Unanticipated
Discovery of Cultural Resources: In the event that
archaeological resources are unexpectedly
encountered during ground-disturbing activities, work
within 50 feet of the find shall halt and an
archaeologist meeting the Secretary of the Interior’s
Professional Qualifications Standards for archaeology
(National Park Service 1983) shall be contacted
immediately to evaluate the find. If the resource is
determined by the qualified archaeologist to be
prehistoric, then a Native American representative
Construction
personnel will stop
work within 50 feet
of an archaeological
resource.

A qualified
archaeologist will
evaluate the
archaeological
resource
The construction contractor is
responsible for halting work
after discovery of an
archaeological resource and
contacting the qualified
archeologist.

The applicant is responsible for:
 Hiring an archaeologist who
meets or exceeds the
Secretary of the Interior’s
During
construction
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 806, Packet Page 809 Attachment 1
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program 3
Compliance Verification
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shall also be contacted to participate in the evaluation of the resource. If the qualified archaeologist and/or
Native American representative determines it to be
appropriate, archaeological testing for CRHR eligibility shall be completed. If the resource proves to be
eligible for the CRHR and impacts to the resource
cannot be avoided via project redesign, a qualified
archaeologist shall prepare a data recovery plan
tailored to the physical nature and characteristics of
the resource, per the requirements of CCR Guidelines
Section 15126.4(b)(3)(C). The data recovery plan shall
identify data recovery excavation methods,
measurable objectives, and data thresholds to reduce
any significant impacts to cultural resources related to the resource. Pursuant to the data recovery plan, the
qualified archaeologist and Native American
representative, as appropriate, shall recover and
document the scientifically consequential information
that justifies the resource’s significance. The City shall review and approve the treatment plan and
archaeological testing as appropriate, and the
resulting documentation shall be submitted to the
regional repository of the California Historical
Resources Information System, per CCR Guidelines
Section 15126.4(b)(3)(C).
immediately after
discovered.

Professional Qualifications
Standards for archaeology.
 Including an inadvertent
discovery clause in
construction contracts and
specifications.

City staff is responsible for:
 Review and approval of the
archaeologist’s
recommendations.
 Checking the construction
contracts and specification to
ensure that the inadvertent
discovery clause is included.
 Submitting documentation to
the repository of the
California Historical Resources
Information System.

Paleontological Resources
Mitigation Measure CUL-4(a) Worker Environmental
Awareness Program (WEAP) for Paleontological
Resources: The project applicant shall retain a
Qualified Professional Paleontologist (as defined by
the Society of Vertebrate Paleontology [SVP 2010]) to
conduct a paleontological Worker Environmental
Awareness Program (WEAP) training for
paleontological resources for all construction
personnel prior to commencement of ground
disturbing activities. Paleontological resources training shall include information regarding the appearance of
A Qualified
Professional
Paleontologist will
conduct WEAP
training for
construction
personnel.

The applicant is responsible for
hiring a Qualified Professional
Paleontologist as defined by the
Society of Vertebrate
Paleontology.

The construction contractor is
responsible for maintaining
WEAP training materials on-site
during construction.

Prior to the start
of ground
disturbing
activities
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 807, Packet Page 810 City of Monterey Attachment 1
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fossils and the procedures for notifying
paleontological staff should fossils be discovered by
construction staff. The WEAP training document shall
include materials which convey the information noted
above and shall be maintained in an area accessible to
all construction personnel so it may be reviewed
regularly by construction staff. Evidence that the
WEAP training has been completed shall be provided
to the City of Monterey prior to the commencement
of ground disturbing activities.

City staff is responsible for
requiring certification from the
archaeologist that WEAP
training has been completed.

Mitigation Measure CUL-4(b) Unanticipated Fossil
Discovery: In the event a fossil is discovered during
construction of the project, excavations within 50 feet of the find shall be temporarily halted or delayed until the discovery is examined by a Qualified Professional
Paleontologist (as defined by the Society of Vertebrate Paleontology [SVP 2010]). The project applicant shall
include a standard inadvertent discovery clause in
every construction contract to inform contractors of
this requirement. If the find is determined to be
significant, the applicant shall retain a Qualified
Professional Paleontologist to prepare and implement
a data recovery plan for paleontological resources.

The data recovery plan shall include measures to
reduce any significant impacts to the paleontological
resources by ensuring the fossil is appropriately
recovered and curated. These measures shall include,
but may not be limited to, excavation and salvaging,
identification, preparation, and curation of the fossil at a scientific institution. The Qualified Professional Paleontologist shall design and carry out a data
recovery plan consistent with the SVP (2010)
standards. The City shall review and approve the data
recovery plan, as appropriate, prior to excavation and
salvaging of the fossil.

Construction
personnel will stop
work within 50 feet
of a fossil.

A Qualified
Professional
Paleontologist will
evaluate the fossil
immediately after
discovered.

The construction contractor is
responsible for halting work
after discovery of a fossil and
contacting the qualified
paleontologist.

The applicant is responsible for:
 Hiring a Qualified Professional
Paleontologist as defined by
the Society of Vertebrate
Paleontology.
 Including an inadvertent
discovery clause in
construction contracts and
specifications.

City staff is responsible for:
 Review and approval of the
paleontologist’s
recommendations.
 Checking the construction
contracts and specification to
ensure that the inadvertent
discovery clause is included.

During
construction
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 808, Packet Page 811 Attachment 1
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Hazards and Hazardous Materials
Mitigation Measure HAZ-1 Asbestos, Lead, Mercury,
and Polychlorinated Biphenyl Caulk Abatement: Prior
to issuance of the first demolition permit, the
applicant shall contract with a City-approved
abatement specialist to conduct surveys that screen
for the presence of asbestos, lead (especially leadbased paint), mercury, and PCB caulk in the existing on-site building materials. If the surveys do not
identify hazardous building materials, then additional
mitigation is not required. If hazardous building
materials are identified, the abatement specialist shall prepare an Abatement Report, which shall summarize
the site-specific surveys and outline required
abatement measures for identified hazardous building
materials. The Abatement Report shall outline
abatement measures for identified hazardous building
materials to ensure that hazardous building materials
are removed and disposed of in accordance with
applicable state and federal standards including, but
not limited to, the Monterey Bay Air Resources
District Rule 424 (National Emission Standards for
Hazardous Air Pollutants [NESHAPS]), the United
States Environmental Protection Agency’s Lead-Based
Paint Abatement and Evaluation Program, the Toxic
Substances Control Act (United States Code Title 15,
Chapter 53, Section 2601, et seq. and Code of Federal
Regulations Title 40, Chapter I, Subchapter R), and the California Occupational Safety and Health
Administration’s (Cal OSHA’s) asbestos and lead
standards (Title 8 Section 1529 and 1532 of the Cal
OSHA Regulations). Abatement measures may include,
but would not be limited to, hazardous materials
containment, disposal at permitted facilities,
segregation of hazardous materials from other waste,
use of certified contractors for abatement, use of high efficiency particulate air (HEPA) filtration or other
A City-approved
abatement
specialist will
survey the existing
motel and on-site
structures for the
presence of
asbestos, lead,
mercury, and PCB
caulk.

If the City-approved
abatement
specialist discovers
hazardous building
materials, the Cityapproved
abatement
specialist will
prepare an
Abatement Report.

Abatement will be
conducted by
abatement
contractors.

The applicant is responsible for:
 Hiring a City-approved
abatement specialist and
abatement contractors.
 Including a clause mandating
compliance with the
Abatement Report into
demolition and/or
construction contracts and
specifications, if required.

City staff is responsible for:
 Approving the abatement
specialist and to conduct
surveys and abatement
contractors to conduct the
abatement.
 Reviewing and approving the
Abatement Report, if
required.
 Checking the construction
contracts and specification to
ensure that clause mandating
compliance with the
Abatement Report is included.

Prior to the
issuance of a
demolition
permit
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 809, Packet Page 812 City of Monterey Attachment 1
2101 North Fremont Street Hotel Project
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engineering controls to prevent airborne dispersal of
hazardous materials, and use of personal protective
equipment during abatement. The Abatement Report
shall be reviewed and approved by the City of
Monterey Community Development Department prior
to issuance of the first demolition permit.

Recommendations in the approved Abatement Report
shall be undertaken by abatement contractors that
utilize safe work practices and shall be completed in
accordance with timing requirements set forth in the
Abatement Report. The applicant shall require
contractors to include compliance with the
Abatement Report in their demolition and/or
construction contracts.

Noise
Mitigation Measure NOI-1 Construction Noise
Reduction: The construction contractor shall prepare
and submit a Construction Noise Control Plan to the
City of Monterey Community Development Director or
designee for review and approval prior to issuance of
demolition and grading permits. The Construction
Noise Control Plan shall specify the noise reduction
measures to be implemented during project
construction to ensure noise levels do not exceed 90
dBA Leq(h) at nearby sensitive receivers to the north.

The measures specified in the Construction Noise
Control Plan shall be included on the demolition,
grading, and building plans and shall be implemented
by the construction contractor during construction. At
a minimum, the Construction Noise Control Plan shall
include the following measures:

1. Erect a temporary sound barrier at the
northern property line until the stucco wall
on top of the retaining wall that would be
constructed as part of the project has been
built. The sound barrier shall be a solid fence
constructed of minimum 7-foot-tall sheets of
The construction
contractor will
prepare and
implement a
Construction Noise
Control Plan that
includes measures
1 through 8 listed in
this mitigation
measure.

The construction contractor is
responsible for:
 Preparing and submitting the
Construction Noise Control
Plan to the City of Monterey
Community Development
Director or designee.
 Implementing the
Construction Noise Control
Plan.

The applicant is responsible for
including the measures
specified in the Construction
Noise Control Plan on the
demolition, grading, and
building plans.

Prior to the
issuance of
demolition and
grading permits;
during
construction
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 810, Packet Page 813 Attachment 1
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Requirements Initial Date Comments
5/8-inch thick plywood with appropriate
supports. The plywood shall overlap at
vertical joints by a few inches and be
fastened together. Avoid any gaps at the
ground level. Construction noise reduction
blankets with a solid layer (e.g., 1-psf vinyl)
shall also be used. The sound barrier is
calculated to reduce construction noise
levels by 4 dBA (Salter 2023).

2. Limit construction to 8 a.m. to 5 p.m.

Monday through Friday, 9 a.m. to 4 p.m.

Saturday, and no construction on Sunday or
holidays.

3. Require posted signs at the construction site
that include permitted construction days and
hours, a day and evening contact number for
the job site, and a day and evening contact
number for the City in the event of
problems.

4. Notify the City and neighbors within 100 feet
in advance of the schedule for each major
phase of construction and expected loud
activities.

5. When feasible, locate high noise generating
stationary equipment (e.g., generators,
pumps, compressors) and material unloading
and staging areas away from the sensitive
adjacent uses (residences).

6. Require that all construction equipment be
in good working order and that mufflers are
inspected to be functioning properly. If
feasible, impact tools shall be shrouded or
shielded with intake and exhaust port
mufflers when used near noise-sensitive
receptors.

City staff is responsible for:
 Reviewing and approving the
Construction Noise Control
Plan.
 Verifying that the measures in
the Construction Noise
Control Plan are implemented
throughout construction.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 811, Packet Page 814 City of Monterey Attachment 1
2101 North Fremont Street Hotel Project
8 Compliance Verification
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Requirements Initial Date Comments

7. Avoid unnecessary idling of equipment and
engines and to a maximum of five minutes
near noise-sensitive receivers.

8. The general contractor shall designate a
noise and vibration disturbance coordinator
responsible for responding to any local
complaints about construction noise or
vibration. The disturbance coordinator shall
determine the cause of any noise or
vibration complaint (e.g., starting too early,
bad muffler, equipment type/location) and
shall ensure that reasonable measures be
implemented to correct the problem.

Mitigation Measure NOI-3 Construction Vibration:

The construction contractor shall prepare and submit
a Construction Vibration Control Plan to the City of
Monterey Community Development Director or
designee for review and approval prior to issuance of
demolition and grading permits. The Construction
Vibration Control Plan shall specify the vibration
reduction measures to be implemented during project
construction to ensure vibration levels do not exceed

0.25 in/sec PPV3 at nearby sensitive receivers to the
north. The measures specified in the Construction
Vibration Control Plan shall be included on the
demolition, grading, and building plans and shall be
implemented by the construction contractor during
construction. At a minimum, the Construction
Vibration Control Plan shall include the following
measures:

1. Earth-moving and ground-impacting
operations shall be phased so as not to occur
at the same time along the same property
line to reduce cumulative vibration impacts.

2. Minimize discontinuities in roadway
pavement where trucks will travel.

The construction
contractor will
prepare and
implement a
Construction
Vibration Control
Plan that includes
measures 1 through
7 listed in this
mitigation measure.

The construction contractor is
responsible for:
 Preparing and submitting the
Construction Vibration
Control Plan to the City of
Monterey Community
Development Director or
designee
 Implementing the
Construction Vibration
Control Plan.

The applicant is responsible for
including the measures
specified in the Construction
Vibration Control Plan on the
demolition, grading, and
building plans.

City staff is responsible for
reviewing and approving the
Construction Vibration Control
Plan.

Prior to the
issuance of
demolition and
grading permits;
during
construction
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 812, Packet Page 815 Attachment 1
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3. Avoid using vibratory rollers and tampers
within 25 feet of adjacent structures. Nonvibratory sheepsfoot rollers or static rollers could be used instead.

4. Grading and earthwork activities within 15
feet of adjacent structures shall be
conducted with off-road equipment that is
limited to 100 horsepower or less.

5. Avoid use of a hoe ram within 15 feet of
adjacent structures. Use of an excavator with
reach arm could be used instead.

6. Avoid routing heavily loaded trucks through
residential streets.

7. Notify adjacent properties of the
construction schedule (in particular, prior to
days of high-vibration activity, such as
demolition) and provide the name and
contact information of the project
disturbance coordinator.

Tribal Cultural Resources
Mitigation Measure TCR-1 Unanticipated Discovery
of Tribal Cultural Resources: In the event that cultural resources of Native American origin are identified
during implementation of the proposed project, all
earth-disturbing work within 50 feet of the find shall
be temporarily suspended or redirected until an
archaeologist has evaluated the nature and
significance of the find as a cultural resource and an
appropriate local Native American representative is
consulted. If the City, in consultation with local Native American tribes, determines that the resource is a
tribal cultural resource and thus significant under
CEQA, a mitigation plan shall be prepared and
implemented in accordance with state guidelines and
in consultation with local Native American group(s).

The plan shall include avoidance of the resource or, if avoidance of the resource is infeasible, the plan shall Construction
personnel will stop
work within 50 feet
of a cultural
resource.

An archaeologist
will evaluate the
cultural resource
immediately after it
is discovered. The
archaeologist will
consult with an
appropriate local
Native American
representative.

The construction contractor is
responsible for halting work
after discovery of a cultural
resource.

The applicant is responsible for:
 Hiring an archaeologist to
evaluate the resource.
 Including an inadvertent
discovery clause in
construction contracts and
specifications.

City staff is responsible for:
 Approval of the archaeologist.

During
construction
Council Special Meeting, 12/15/2023, Item No. 1., Item Page 813, Packet Page 816 City of Monterey Attachment 1
2101 North Fremont Street Hotel Project
10 Compliance Verification
Mitigation Measure/
Condition of Approval
Implementing
Action
Implementation
Monitoring/Reporting
Responsibility
Implementation
Timing
Requirements Initial Date Comments
outline the appropriate treatment of the resource in
coordination with the appropriate local Native
American tribal representative and, if applicable, a
qualified archaeologist. The plan shall include
measures to ensure the find is treated in a manner
that respectfully retains, to the degree feasible, the
qualities that render the resource of significance to
the local Native American group(s). Examples of
appropriate mitigation for tribal cultural resources
include, but are not limited to, protecting the cultural character and integrity of the resource, protecting
traditional use of the resource, protecting the
confidentiality of the resource, or heritage recovery.
 Initiating consultation with an
appropriate local Native
American representative.
 Providing the mitigation plan
to the local Native American
representative for review and
approval, if required.
 Approval of the mitigation
plan.
 Checking the construction
contracts and specification to
ensure that the inadvertent
discovery clause is included.

Council Special Meeting, 12/15/2023, Item No. 1., Item Page 814, Packet Page 817 Council
Agenda Report
№08/22
FROM: Andrea Renny, Public Works Director
Prepared By: Richard Llantero, Associate Civil Engineer SUBJECT: Award a Construction Contract in the Amount of $970,600 to Global Diversified Voltage Services, Inc. for the Main Switchgear Upgrade Project in Camp Roberts (Categorically Excluded from NEPA 32 CFR, Part 651, Section II(e)(2) and II(g)(1) and CEQA Not a Project under (Pub. Resources Code, § 21080, subd. (a) and Pub. Resources Code, § 21080, subd. (b)(1)) ***IGSA*** RECOMMENDATION:

That the City Council adopt the attached resolution:

1. Approving the plans and specifications for the CR-USASA B18031 15kV Switchgear Upgrade Project (CROB 202101), and granting the Public Works Director, or their designee, the authority to approve all amendments and addenda thereto as necessitated by conditions in the field;

2. Waiving the requirement to submit the original bid bond by 1:00 pm on the bid opening date;

3. Accepting all responsive, responsible bids;

4. Awarding a construction contract to Global Diversified Voltage Services, Inc., in the amount of $970,600 for the Base Bid, plus Additive Bid 1;

5. Authorizing the City Manager, or their designee, to execute the contract upon the receipt of information required by the project plans and specifications; and,

6. Authorizing staff to spend up to an additional 5% for unforeseen construction contingencies for timely completion of the project.

VALUE DRIVERS:

In collaboration with our community partners, work to improve the quality of life of all of our community members by fostering diversity, equity, and inclusion; championing equitable access to affordable housing; and maintaining a safe environment.

POLICY IMPLICATIONS:

This action is consistent with the City’s policy to provide services to the U.S. Department of the Army per the Intergovernmental Support Agreement (IGSA) between the City of Monterey and the Federal Government.

This action is also consistent with Council policy to approve all Public Works contracts exceeding $150,000.

This action is also consistent with Monterey City Code Chapter 28-4 (c.2.), which allows Council to waive any informalities or minor irregularities in bids received.

Date: 12/15/2023
Item No.: 2.

Council Special Meeting, 12/15/2023, Item No. 2., Item Page 1, Packet Page 818 FISCAL IMPLICATIONS:

On October 17, 2023, the Finance Department received one bid from Global Diversified Voltage, which was deemed non-responsive due to a late submittal of the original Bid Bond. Staff have solicited bids for this project on three separate occasions since 2021. The first two solicitations were not awarded due to lack of funding from the Department of Defense. Staff have negotiated increased funding for this project; however, rebidding is not recommended as it would increase costs and significantly delay the project.

Because Monterey City Code Chapter 28-4 (c.2.) allows the Council to waive any informalities or minor irregularities in bids received, staff recommends waiving the requirement that the original bid bond be received by the City by 1:00 p.m. on the bid opening date. This will permit the City to accept the bid as responsive. This is a one-time exception because the bid was uploaded on time but it was not mailed on time. Also, there were no other bidders, so waiving this irregularity will not prejudice others.

Bidder Base Bid Additive Bid 1 Additive Bid 2 Total Bid Global Diversified Voltage
Services, Inc.
$900,600 $70,000 $220,000 $1,190,600
Due to available funding, Staff is recommending the award of the Base Bid and Additive Bid 1. If additional funding is secured, Staff may return to Council at a future date to award Additive Bid

2. Estimated Construction Cost:

Base Bid + Additive Bid 1 $970,600
Construction Contingency (5%) $ 48,530
Total Construction Cost (This Authorization) $1,019,130 Construction Management (City Staff & Indirect Cost) $ 20,000 Total Estimated Cost to Complete the Project $1,039,130 Funding Available:

This Project has $1,042,000 in available funding as of October 2023. Therefore, funding is available in the project account for the construction of the Base Bid and Additive Bid 1.

Execution of this project is fully funded by the Department of Defense through the IGSA.

ENVIRONMENTAL DETERMINATION:

The proposed action has been reviewed in accordance with the National Environmental Policy Act (NEPA) and determined to qualify for a Categorical Exclusion (CX). The proposed action is categorically excluded under NEPA Record of Environmental Consideration 21061 and the provisions set forth in “Part II Department of Defense, Department of the Army, 32 CFR Part 651 Environmental Analysis of Army Actions; (29 March 2002 Edition) Appendix B to Part 651- Categorical Exclusions” as follows:

Council Special Meeting, 12/15/2023, Item No. 2., Item Page 2, Packet Page 819 II(g )(1) Routine repair and maintenance of buildings, airfields, grounds, equipment, and other facilities. Examples include, but are not limited to: Removal and disposal of asbestos-containing material (for example, roof material and floor tile) or lead-based paint in accordance with applicable regulations; removal of dead, diseased, or damaged trees; and repair of roofs, doors, windows, or fixtures (REC required for removal and disposal of ACM and LBP or work on historic structures).

CEQA applies to discretionary projects. (Pub. Resources Code, § 21080, subd. (a).) CEQA does not apply to ministerial projects. (Pub. Resources Code, § 21080, subd. (b)(1).) There is a recognized policy consideration underlying the distinction between ministerial and discretionary projects. The purpose of CEQA is to minimize the adverse effects of new construction on the environment. To trigger CEQA compliance, the discretion must be of a certain kind; it must provide the agency with the ability and authority to mitigate environmental damage to some degree. Unless a public agency can shape the project in a way that would respond to concerns raised in an EIR, or its functional equivalent, environmental review would be a meaningless exercise.

Here, the City does not have the power to deny or condition the permit, or otherwise modify the project in ways which would mitigate environmental problems an environmental impact report might conceivably have identified. The City does not have the authority to dictate changes to the Army’s project’s design or location in response to any impacts that an environmental review might reveal, the City’s authority under CEQA is essentially ministerial and therefore no further environmental review is required by the City.

ALTERNATIVES CONSIDERED:

The Council could direct staff to re-bid the project; however, this is not recommended. Delay in the award of a contract by soliciting bids for a fourth time would result in a substantial increase in cost, and possible loss of funding from the Department of Defense. The project supports and funds the repairs of critical infrastructure for Camp Roberts.

DISCUSSION:

Overview
Under an Intergovernmental Support Agreement (IGSA), the City of Monterey provides services to the Department of Defense, which are fully reimbursed by the Federal Government. The City coordinates a variety of projects on the Presidio of Monterey, Ord Military Community, and U.S.

Army Signal Activity - Camp Roberts, including this project to upgrade the 15kv Switchgear in Building 18031 at Camp Roberts.

Project
This project is a result of the Power Systems Equipment Evaluation in Building 18031 Report conducted by Cannon Corporation, dated May 14, 2019, which recommends upgrading the main switchgear as a high priority.

The system is over 25 years old and well past its lifecycle, resulting in more frequent system breakdowns. The manufacturer no longer supports the obsolete hardware and spare parts for Council Special Meeting, 12/15/2023, Item No. 2., Item Page 3, Packet Page 820 repairs are hard to find. The InterNational Electrical Testing Institute’s Materials Testing Specifications (ANSI/NETA MTS-2019) recommends full system maintenance to be performed every three years for optimal and safe operation, which is now infeasible with the current equipment.

This project will conduct testing and maintenance on the equipment; develop shop drawings to include wiring diagrams and operations and maintenance documentation; replace all existing relays, and provide coordination and operation training of the new system.

On October 17, 2023, the Finance Department received one bid from Global Diversified Voltage Services, Inc., which was deemed non-responsive due to a late submittal of the original Bid Bond.

Because Monterey City Code Chapter 28-4 (c((2) allows Council to waive any informalities or minor irregularities in bids received. Staff recommends waiving the requirement that the original bid bond be received by the City by 1:00 pm on the bid opening date. This will permit the City to accept the bid as responsive.

Global Diversified Voltage Services, Inc. has performed and successfully completed similar work for other municipal agencies within the State of California. In addition, they have submitted references for their work product. Staff has checked the firm’s references and are comfortable with the ability of the contractor to perform the work successfully.

Therefore, staff recommends the City Council to adopt the attached resolutions:

2. Waiving the requirement to submit the original bid bond by 1:00 pm on the bid opening date;

3. Accepting all responsive, responsible bids;

3. Awarding a construction contract to Global Diversified Voltage Services, Inc., in the amount of $970,600 for the Base Bid, plus Additive Bid 1;

4. Authorizing the City Manager, or their designee, to execute the contract upon the receipt of information required by the project plans and specifications; and,

5. Authorizing staff to spend up to an additional 5% for unforeseen construction contingencies for timely completion of the project.

RL/pl
Attachments: 1. Resolution
e: Global Diversified Voltage
Thom Levendowski, Deputy Public Works Director/Administration Billy Garcia, IGSA Manager
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.org/Submitted-Comments
Council Special Meeting, 12/15/2023, Item No. 2., Item Page 4, Packet Page 821 RESOLUTION NO. __- ___ C.S.

A RESOLUTION OF THE COUNCIL OF THE CITY OF MONTEREY
№09/22
AWARD A CONSTRUCTION CONTRACT IN THE AMOUNT OF $970,600 TO GLOBAL DIVERSIFIED VOLTAGE SERVICES, INC. FOR THE MAIN SWITCHGEAR UPGRADE PROJECT IN CAMP ROBERTS***IGSA***
WHEREAS on the 17th day of September 2023, at 2:00 p.m. the City of Monterey Finance Director’s designee received one electronic bid through the City’s e-Procurement Portal, OpenGov Procurement for the CR-USASA B18031 15kV Switchgear Upgrade (CROB 202101) (“Project”);
WHEREAS, the bid submitted by Global Diversified Voltage of Van Nuys, CA, was deemed non-responsive because although the bid bond was uploaded electronically in time, the original Bid Bond submittal was mailed late;
WHEREAS, Monterey City Code Chapter 28-4 (c)(2) allows Council to waive any informalities or minor irregularities in bids received. Staff recommends waiving the requirement that the original bid bond be received by the City by 1:00 pm on the bid opening date. This is a one-time exception because the bid was uploaded on time but it was not mailed on time. Also, there were no other bidders, so waiving this irregularity will not prejudice others.

This will permit the City to accept the bid as responsive; WHEREAS, because funding is available, and it will yield a superior project, staff recommends the award of the Total Base Bid plus Additive Bid 1, for a total award in the amount of $970,600;
WHEREAS, the project is fully funded by the Department of Defense through the Intergovernmental Support Agreement (IGSA) and sufficient funding is available in the project account number CROB 202101; and,
WHEREAS, the proposed action has been reviewed in accordance with the National Environmental Policy Act (NEPA) and determined to qualify for a Categorical Exclusion (CX).

The proposed action is categorically excluded under NEPA Record of Environmental Consideration 21061 and the provisions set forth in “Part II Department of Defense, Department of the Army, 32 CFR Part 651 Environmental Analysis of Army Actions; (29 March 2002 Edition) Appendix B to Part 651-Categorical Exclusions” as follows:

II(g )(1) Routine repair and maintenance of buildings, airfields, grounds, equipment, and other facilities. Examples include, but are not limited to: Removal and disposal of asbestos-containing material (for example, roof material and floor tile) or lead-based paint in accordance with applicable regulations; removal of dead, diseased, or damaged trees; and repair of roofs, doors, windows, or fixtures (REC required for removal and disposal of ACM and LBP or work on historic structures).

CEQA applies to discretionary projects. (Pub. Resources Code, § 21080, subd. (a).) CEQA does not apply to ministerial projects. (Pub. Resources Code, § 21080, subd. (b)(1).) There is a recognized policy consideration underlying the distinction between ministerial and discretionary projects. The purpose of CEQA is to minimize the adverse effects of new construction on the Council Special Meeting, 12/15/2023, Item No. 2., Item Page 5, Packet Page 822 2 environment. To trigger CEQA compliance, the discretion must be of a certain kind; it must provide the agency with the ability and authority to mitigate environmental damage to some degree. Unless a public agency can shape the project in a way that would respond to concerns raised in an EIR, or its functional equivalent, environmental review would be a meaningless exercise.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY that that the above recitals are true and correct and are hereby incorporated and adopted as findings of the City Council as if fully set forth herein.

NOW, THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF MONTEREY it hereby:

1. Approves the plans and specifications for the CR-USASA B18031 15kV Switchgear Upgrade Project (CROB 202101), and granting the Public Works Director, or their designee, the authority to approve all amendments and addenda thereto as necessitated by conditions in the field;

2. Waives the requirement to submit the original bid bond by 1:00 p.m. on the bid opening date;

3. Accepts all responsive, responsible bids;

3. Awards a construction contract to Global Diversified Voltage Services, Inc., in the amount of $970,600 for the Base Bid, plus Additive Bid 1;

4. Authorizes the City Manager, or their designee, to execute the contract upon the receipt of information required by the project plans and specifications; and,

5. Authorizes staff to spend up to an additional 5% for unforeseen construction contingencies for timely completion of the project.

PASSED AND ADOPTED BY THE COUNCIL OF THE CITY OF MONTEREY this _____ day of _______, 202_, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

APPROVED:

ATTEST:

Mayor of said City
City Clerk thereof
Council Special Meeting, 12/15/2023, Item No. 2., Item Page 6, Packet Page 823 Council
Agenda Report
№08/22
FROM: Kimberly Cole, AICP, Community Development Director SUBJECT: Cannabis Business Ordinance Update (Not a Project under CEQA per Article 20, Section 15378 and under General Rule Article 5, Section 15061) RECOMMENDATION:

That the City Council introduce by title only, waive full reading and pass a first reading of an ordinance to amend Monterey City Code (MCC) to amend the definition of youth center as it relates to cannabis regulation and clarify the selection process.

VALUE DRIVERS:

Serve as stewards of the City’s financial resources through sound economic vitality efforts, streamlining operations, reasonable revenue enhancements, visionary long-term planning, fiscal transparency, and community partnerships.

POLICY IMPLICATIONS:

The City’s authority to regulate cannabis stems from the California Constitution’s grant of police powers and the City’s charter, and provisions of the Medicinal and Adult Use Cannabis Regulation and Safety Act (“MAUCRSA”). On December 21, 2021, the City Council directed staff to develop regulations allowing no more than three cannabis retail permits, one each in Downtown, Lighthouse, and Cannery Row. On November 8, 2022, Measure J, the City’s Cannabis Business License Tax, passed, with more than 65% of the voters voting in the election approving the measure.

Effective January 1, 2024, the City cannot prohibit retail sale by delivery of medical cannabis. (SB 1186).

FISCAL IMPLICATIONS:

The regulated cannabis businesses and rezoning would result in additional business diversity within the City in existing commercial areas. Taxes associated with the businesses would be derived from the City’s Cannabis Business License Tax (Measure J) passed in November 2022.

Initiative 21-0042, which, if passed, limits the ability of voters and state and local governments to raise revenues for government services, may affect whether the City can collect this tax.

ENVIRONMENTAL DETERMINATION:

Based on the CEQA exemption review prepared in association with the adoption of Ordinance 3674, the City’s General Plan EIR has adequately addressed potential environmental impacts, and no further environmental review is required pursuant to Public Resources Code section Date: 12/15/2023
Item No.: 3.

Council Special Meeting, 12/15/2023, Item No. 3., Item Page 1, Packet Page 824 21083.3. Environmental impacts have been analyzed and determined to result in no impact or to be less than significant due to substantial mitigation resulting from General Plan policies, zoning regulations and/or development standards that are uniformly applied to development projects throughout the City. Accordingly, the proposed project would not result in impacts peculiar to the project or the site or substantially more severe impacts than evaluated in the General Plan EIR, and no further review is necessary pursuant to Public Resources Code section 21083.3 and the State CEQA Guidelines section 15183, and no further environmental analysis is required.

ALTERNATIVES CONSIDERED:

The City Council may choose not to make the edits to the proposed ordinance.

DISCUSSION:

The City Council adopted Ordinance 3674 (Approving Amendments to the City Code and Zoning Ordinance to Authorize and Regulate a Limited Number and Type of Cannabis Businesses) on November 21, 2023 and the ordinance will become effective on December 21, 2023.

Staff proposes two minor edits to the ordinance.

Amendment #1: As the Council may remember, State law requires a 600’ buffer between a commercial cannabis business and youth centers, day care centers, playgrounds, and educational institutions unless a different buffer is required by the city. Staff had previously presented a graphic with the anticipated buffers from these facilities.

Figure 1: Anticipated Buffers
Council Special Meeting, 12/15/2023, Item No. 3., Item Page 2, Packet Page 825 However, three new businesses (arcades) have opened that would effectively prohibit commercial cannabis facilities from opening as shown in Figures 2-4. The definition used in the city’s ordinance, taken from State law, defines a youth center as:
(2) “Youth center” means any public or private facility that is primarily used to host recreational or social activities for minors, including, but not limited to, private youth membership organizations or clubs, social service teenage club facilities, video arcades, or similar amusement park facilities.

Figure 2: Oscar’s Playground (685 Cannery Row) Figure 3: 2 Player Arcade (398 Foam St)

Figure 4: High Scores Arcade (459 Alvarado St)
Staff proposes to amend the definition to exclude video arcades and similar amusement park facilities to expand opportunities for commercial cannabis businesses in these areas. Video arcades are no longer catered exclusively to youth and no longer serve as a traditional ‘youth center.’ Video arcade establishments such as Oscar’s Playground and High Scores Arcade often serve adults, host event spaces for adults, and serve alcohol.

Council Special Meeting, 12/15/2023, Item No. 3., Item Page 3, Packet Page 826 The other types of uses where a 600’ setback is required are defined in a more predictable manner, and the setbacks seem reasonable and appropriate. State definitions for these uses include:
1596.76. “Day care center” means a child day care facility other than a family day care home, and includes infant centers, preschools, extended day care facilities, and schoolage child care centers, and includes child care centers licensed pursuant to Section 1596.951.
11353.1(e)(1). “Playground” means any park or recreational area specifically designed to be used by children which has play equipment installed, including public grounds designed for athletic activities such as baseball, football, soccer, or basketball, or any similar facility located on public or private school grounds, or on city, county, or state parks.
210.3. “Educational institution” means a public or private preschool, elementary, or secondary school or institution; the governing board of a school district; or any combination of school districts or counties recognized as the administrative agency for public elementary or secondary schools.

Amendment #2: The second amendment clarifies that after the City Council has selected the top four proposals that the City would conduct a lottery to identify the order by which the top four commercial cannabis business applicants choose their preferred zone from the available zone(s).

In conclusion, Staff recommends the City Council amend the Monterey City Code (MCC) to amend the definition of youth center as it relates to cannabis regulation and clarifying the commercial cannabis license selection process.

KC
Attachments: 1. Ordinance
Writings distributed for discussion or consideration on this matter within 72 hours prior to the meeting, pursuant to Government Code § 54957.5, will be made available at the following link:
https://monterey.org/Submitted-Comments
Council Special Meeting, 12/15/2023, Item No. 3., Item Page 4, Packet Page 827

Page 1 of 3 ends

ORDINANCE NO. __ C.S.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF MONTEREY

CANNABIS BUSINESS ORDINANCE UPDATE
THE CITY COUNCIL OF THE CITY OF MONTEREY DOES ORDAIN AS FOLLOWS:

SECTION 1:

WHEREAS, on May 2, 2023, the City Council considered the project description and on June 6, 2023, the City Council approved it as modified by including an additional storefront retailer on N. Fremont and up to two temporary cannabis events to guide environmental review; WHEREAS, under state law, there are restriction on the location of cannabis businesses. For example, a cannabis business cannot be within a 600-foot radius of an existing youth center, as defined by Health & Safety Code section 11353.1(e)(2). (See also Health & Safety Code section 11362.768.) A youth center includes establishments with ten or more arcade machines;
WHEREAS, the city has discretion to reduce the 600-foot spacing requirement, including but not limited to reducing the spacing requirement between youth centers and cannabis businesses. (Business & Professions Code section 26054(b); WHEREAS, the city has recently approved use permits for arcade businesses within the cannabis overlay zones. Many of the arcade businesses are for adult use and serve alcohol while also permitting children in the facility. The City does not anticipate negative secondary effects to stem from the proximity of a cannabis business to an arcade business. Therefore, the 600-foot spacing is not necessary and the purpose of this ordinance amendment is to delete that restriction;
WHEREAS, it is the intent of the City to create an even playing field in the cannabis retail selection process by allowing potential operators to participate in a selection process before having secured a physical location for the business. “For many, the cost of securing and leasing a business location and holding that location for many months during a long selection process can be too expensive. This leaves only well-capitalized and well-established businesses able to compete for the licenses…” which can perpetuate social inequities. (League of California Cities, Seed to Sale: A Guide to Regulating Cannabis in California Cities (2021.) Therefore, the city will hold a public drawing/lottery, during which one City Council approved applicant will be randomly selected to operate in one of the four overlay zones; WHEREAS, based on the exemption review, accepted by the City Council by resolution on November 7, 2023 and incorporated by reference herein, the City’s General Plan EIR has adequately addressed the following issues, and no further environmental review is required pursuant to Public Resources Code section 21083.3: aesthetics; agricultural resources; air quality; biological resources; cultural resources; geology and soils (fault rupture, seismic and geologic hazards, erosion, soils,); hazards/hazardous materials (use/disposal of hazardous materials, create hazard, exposure to hazardous materials, airport safety, emergency response); hydrology-water quality (water quality, groundwater, drainage, flood hazards); land use; mineral resources; noise (noise increases, vibration); population and housing; public services; recreation; transportation (conflicts with program or policy, hazardous design, Council Special Meeting, 12/15/2023, Item No. 3., Item Page 5, Packet Page 828

Page 2 of 3 ends

emergency access); and utilities (water supply, wastewater treatment, solid waste disposal); and cumulative impacts.

The following project impacts have been analyzed and determined to result in no impact or to be less than significant due to substantial mitigation resulting from General Plan policies, zoning regulations and/or development standards that are uniformly applied to development projects throughout the City: forest resources; energy; geology and soils (paleontological resources); greenhouse gas (GHG) emissions; hazards/hazardous materials (wildfire hazards); hydrologywater quality (conflicts with plans); transportation (conflict with CEQA Guidelines-VMT); tribal cultural resources; and utilities (infrastructure); wildfire. Accordingly, the proposed project would not result in impacts peculiar to the project or the site or substantially more severe impacts than evaluated in the General Plan Update EIR, and no further review is necessary pursuant to Public Resources Code section 21083.3 and the State CEQA Guidelines section 15183, and no further environmental analysis is required.

NOW THEREFORE, the Monterey City Council declares as follows:

SECTION 2: The foregoing recitals are adopted as findings of the City Council as though set forth fully herein.

SECTION 3: Monterey City Code section 7-7.07(C) is hereby amended to read as follows:
“C. A zone clearance shall be obtained for retail businesses before the city will issue a cannabis permit. After the City Council selects the top four cannabis storefront retail businesses, the Community Development Director will conduct a drawing, that is open to public view, to identify the order by which the top four commercial cannabis business applicants choose their preferred zone from the available zone(s). This process is to ensure that all four zones have one storefront retail cannabis business.”
SECTION 4: Monterey City Code section 7-7.07(D) is hereby deleted and Section 7-

7.07(E) is re-lettered as Section 7-7.07(D).

SECTION 5: Monterey City Code section 7.07.09(A)(3) is amended to read as follows:
“3. No physical address for the proposed cannabis business shall be listed on the retail permit application.”
SECTION 6: Monterey City Code, Chapter 38, Article 3, Section 38-11, is hereby amended to change the definition of Youth Center. This definition applies to this Chapter and shall prevail over any inconsistent definitions in the City Code. “Youth center: means any public or private facility that is primarily used to host recreational or social activities for minors, including, but not limited to, private youth membership organizations or clubs, or social service teenage club facilities.”
SECTION 7. Severance. If any section, subsection, phrase, or clause of this ordinance is for any reason held to be unconstitutional or invalid, such decision shall not affect the validity of the remaining portions of this Ordinance.

SECTION 8. Effective Date. This ordinance shall become effective thirty days from the Council Special Meeting, 12/15/2023, Item No. 3., Item Page 6, Packet Page 829

Page 3 of 3 ends

Monterey City CouncilDecember 15, 2023

Monterey City Council
December 15, 2023