WHEREAS, the IS-MND was not legally challenged and thus is presumed valid in accordance with Public Resources Code section 21167.2 and section 15367 of the State CEQA Guidelines (Cal. Code Regs., Title. 14, § 15000 et seq.); and Whereas, the Development Advisory Committee (DAC) reviewed the plans on February 3, 2021, June 9, 2021 and October 6, 2021 and provided conditions of approval for the project; and
WHEREAS, on November 17, 2022, the Planning Commission conducted a duly noticed public hearing to consider adopting the MND 22-04 and continued the hearing to a future hearing date to allow for the project applicant to provide updated project information; and
WHEREAS, on January 5, 2023, the Planning Commission continued the project to allow for staff to prepare a final resolution to consider adopting the MND 22-04; and WHEREAS, on February 2, 2023, the Planning Commission voted to recommend that the City Council adopt MND 22-04 and the associated Mitigation Monitoring Reporting Program (MMRP) ; and
WHEREAS, the Planning Commission finds after due study and deliberation that the public interest and general welfare require the adoption of the MND 22-04; and WHEREAS, the Applicant agrees as a condition of this Resolution that at its own expense, to indemnify and defend the City of Oxnard and its agents, officers and employees from and against any claims, actions or proceedings to attack, set aside, void or annul the approval of this Resolution or any actions or proceedings, acts or determinations taken, done or made before the approval of this Resolution that were part of the approval process.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Oxnard hereby recommends that the City Council adopt an Final IS/MND 22-04, attached to the staff report and incorporated by reference.
SECTION 1. The Recitals above are true and correct and incorporated herein by this reference.
SECTION 2. The Final IS/MND has been completed in compliance with the California Environmental Quality Act (California Public Resources Code Section 21000 – 21189).
SECTION 3. The Final IS/MND was presented to the Planning Commission, which, at a hearing before the public, reviewed and considered the information contained in the Mitigated Negative Declaration/Initial Study prior to making a recommendation to the City Council regarding the Project and its associated development entitlements.
SECTION 4. Based on the entire record before the Planning Commission and all written and oral evidence presented, including the Planning Commission Staff Report and all attachments thereto, the Planning Commission finds pursuant to CEQA Guidelines §15074, the Final MND reflects the City’s independent judgment and analysis. The Planning Commission has independently reviewed and analyzed the Final IS/MND 22-04 380
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prepared for the Project. The Final IS/MND 22-03 is an accurate and complete statement of the potential environmental impacts of the project. The Final IS/MND 22-04 was prepared under the direction of the City of Oxnard Planning Division and reflects its independent judgment and analysis of the environmental impacts.
SECTION 5. The Planning Commission hereby adopts and recommends to the City Council the adoption of the Final IS/MND 22-04, set forth attached hereto and incorporated herein by reference, and based thereon and on the Record as a whole, the Planning Commission hereby finds and recommends that the City Council find that all potentially significant environmental effects of the Project its associated development entitlement actions have been reduced to a less-than-significant level in that all significant environmental effects have been eliminated or substantially lessened as set forth in the IS-MND. Based upon the foregoing, the Planning Commission finds, determines, and recommends that the City Council find and determine that the Project and its associated actions will not have a significant effect upon the environment.
SECTION 6. The Planning Commission hereby recommends the City Council adopt the mitigation measures set forth in the Final IS/MND 22-04 and its accompanying Mitigation, Monitoring, and Reporting Program (“MMRP”), pursuant to Public Resources Code Section 21081.6, which is a program design to ensure compliance with the mitigation measures imposed to avoid or substantially lessen the significant effects identified in the Mitigated Negative Declaration/Initial Study and said mitigation measures are described in the MMRP included therein and incorporated herein by reference.
SECTION 7. The Planning Commission hereby recommends that the City Council approve the resolution adopting Final IS/MND 22-04, attached to the staff report and incorporated by reference.
SECTION 8. The Secretary shall certify the adoption of this Resolution.
PASSED AND ADOPTED by the Planning Commission of the City of Oxnard on this 2nd day of February, 2023, by the following vote:
Ronald Arruejo, Chair
I hereby certify that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Oxnard at a meeting held this 2nd day of February 2023, and carried by the following vote:
AYES: Commissioner(s):
NOES: Commissioner(s):
ABSENT: Commissioner(s):
ABSTAIN: Commissioner(s):
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RECUSED: Commissioner(s):
Joe Pearson II, Secretary
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RESOLUTION NO. 2023 – XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
OXNARD RECOMMENDING THAT THE CITY COUNCIL APPROVE
PLANNING AND ZONING PERMIT NO. 17-500-11 (SPECIAL USE PERMIT)
TO ALLOW FOR THE RENOVATION AND CONVERSION OF AN
EXISTING 152,542 SQUARE FOOT WAREHOUSE INTO A THREE STORY (35 FEET IN HEIGHT), 203,213 SQUARE FEET OF
MINI-WAREHOUSE/SELF-STORAGE SPACE, INCLUDING A U-BOX
STORAGE WAREHOUSE OF 34,537 SQUARE FEET AND 3,050 SQUARE
FEET OF RETAIL SPACE, PERIMETER WALLS, LANDSCAPING AND
ASSOCIATED SITE IMPROVEMENTS ON AN 8.86-ACRE SITE LOCATED AT 2420 N. OXNARD BOULEVARD (APNS: 142-0-010-345 AND
142-0-021-010). FILED BY DAVID RANDI, 2420 N OXNARD BLVD, OXNARD, CA 93036, THE APPLICANT.
WHEREAS, on August 21, 2017, Firoz Bari (the “Applicant” and/or “Permittee”) submitted a request to approve Planning and Zoning Permit No. 17–500-011 (Special Use Permit) to renovate a 8.86 acre project site with an adaptive reuse and conversion of an existing one-story (34 feet in height) 152,542 square foot warehouse into a three story (no change in height), 203,213 square-foot mini-warehouse/self-storage space, including a U-Box storage warehouse of 34,537 square feet and 3,050 square feet of retail space, 46 covered recreational vehicle (RV) parking storage spaces, security gates and perimeter walls, landscaping and associated site improvements at the subject project site (APNs: 142-0-010-345 and 142-0-021-010) (“Project”); and
WHEREAS, on November 17, 2022, the Planning Commission of the City of Oxnard (“Planning Commission”) conducted a duly noticed public hearing, and received and reviewed all written and oral evidence related to the proposed Project, in accordance with Sections 16-536 and 16-135(B) of the Oxnard City Code (OCC) and continued the project to a future hearing date to allow for the project applicant to provide updated project information; and WHEREAS, on January 5, 2023, the Planning Commission of the City of Oxnard (“Planning Commission”) received and reviewed all updated written and oral evidence related to the proposed Project, in accordance with Sections 16-536 and 16-135(B) of the Oxnard City Code (OCC) and continued the project to allow for staff to prepare final resolutions for Planning Commission recommended approval; and
WHEREAS, on February 2, 2023, the Planning Commission of the City of Oxnard (“Planning Commission”) voted to recommend that the City Council approve this resolution; and
WHEREAS, section 16-135(B) of the OCC authorize the Planning Commission to provide a recommendation to City Council to approve uses not currently listed in the C-2 zone, including mini-warehouse/self-storage, truck rentals, and recreational vehicle storage; and WHEREAS, pursuant to Section 16-271 of the OCC, “A special use permit shall be required for approval of any new development, enlargement or rebuilding of a structure or new use, license or certificate of compliance in any P-D zone.”; and 384
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WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, that the project meets the criteria set out in Sections 16-536 and 16-135(B) of the OCC; and
WHEREAS, Pursuant to provisions of the California Environmental Quality Act and CEQA Guidelines, Section 15063, and following an Initial Study and environmental assessment of possible adverse impacts, the project will not have a significant effect on the environment because of the inclusion of certain mitigation measures for which lessened potential adverse impacts to a level of less than significant. Therefore, the Planning Division has prepared a Mitigated Negative Declaration (2022-04) with mitigation measures and monitoring program in accordance with the provisions of CEQA which have been incorporated as conditions; and WHEREAS, the Planning Commission is concurrently recommending the City Council approve a Special Use Permit (PZ 17-500-11) for the renovation and conversion of an existing 152,542 square foot warehouse into a three story (35 feet in height), 203,213 square feet of mini-warehouse/self-storage space on a 8.86-acre site; and WHEREAS, the Project has been reviewed by the Development Advisory Committee (DAC) and the DAC has prepared conditions of approval that are incorporated within the recommended permits; and
WHEREAS, the Planning Commission finds that the Project conforms to the City of Oxnard 2030 General Plan elements thereof and the Oxnard City Code for the reasons set forth in the Planning Commission Staff Report; and
WHEREAS, the Planning Commission finds after due study and deliberation that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this Resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this development in particular.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Oxnard hereby recommends that the City Council Adopt a resolution approving Planning and Zoning Permit No.17-500-11 (Special Use Permit):
SECTION 1. The Recitals above are true and correct and incorporated herein by this reference.
SECTION 2. The Planning Commission finds that the Special Use Permit is internally consistent with all other provisions of the City of Oxnard 2030 General Plan if the City Council finds the proposed uses consistent with the intent and purpose of the Commercial General Land Use Designation and the General Commercial Zoning Designation.
SECTION 3. Based on the entire record before the Planning Commission and all written and oral evidence presented, including the Special Use Permit Staff Report and all attachments thereto, the Planning Commission finds:
1. The proposed use is in conformance with the General Plan and other adopted 385
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policies of the City of Oxnard.
As described in the Staff Report, the existing underutilized warehouse/showroom (2420 N. Oxnard Boulevard) would be renovated and converted into a mini-warehouse/personal storage facility. The Project has a zoning designation of General Commercial, Planned Development (C-2-PD) which is consistent with the 2030 General Plan land use designation of Commercial General. As discussed in detail in the November 17, 2022 Planning Commission Staff Report Sections 6) b, c, d, e, f, the Project, as designed and conditioned, meets all applicable development standards. Therefore, the proposed project is in compliance with the 2030 General Plan and other adopted policies of the City of Oxnard and meets this Finding.
2. The nature, condition and development of adjacent uses, buildings and structures shall be considered, and no proposed Special Use Permit shall be granted if the approval body finds such use will adversely affect or be materially detrimental to the adjacent uses, buildings or structures or to the public health, safety or general welfare.
As described in the Staff Report, pursuant to the 2030 General Plan land use designation “Commercial General” and the “General Commercial, Planned Development” zoning district, the proposed use of the project site as a mini-warehouse/personal storage is a use authorized by City Council, subject to a Special Use Permit and storage and rental of vehicles, is a conditionally allowed use, authorized by the Planning Commission subject to a Special Use Permit. The surrounding uses are characterized by commercial uses, which are predominantly grocery and retail, auto repair and residential neighborhood uses. Construction activities, anticipated uses, and development design will be subject to standard construction requirements of the Building, Fire, and Traffic Codes as well additional conditions listed below and, in the IS-MND Mitigation Monitoring Reporting Program (MMRP). Therefore, the proposed use and improvements, as conditioned, will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures or to the public health, safety or general welfare.
3. The site that is subject to the Special Use Permit shall be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and items which may be required by Section 16-532 (Conditions).
As described in the Staff Report, the project as designed and conditioned meets the development standards of the General Commercial (C-2) zone as described above in Section 1(1). Pursuant to the Zoning Code, the Project in a renovation and conversion of an existing warehouse and showroom has been designed to be consistent with the maximum building height, front, side and rear setbacks, and lot coverage. As detailed in the Staff report and attached parking study demand, the provided parking is sufficient for the proposed uses, and thus the site is sufficient to accommodate the required parking. As such, the subject site is adequate in terms of size and as developed the development meets or exceeds City’s design standards.
Additionally, the project has been reviewed by the Development Advisory Committee and was determined that it would have no significant impact on the public health, safety, or welfare and the project plans have been reviewed by all applicable 386
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departments and outside agencies, which include the Oxnard Police and Fire Departments. As such, this project meets this finding.
4. The site that is subject to the Special Use Permit shall be served by highways adequate in width and improved as necessary to carry the kind and quantity of traffic such use will generate.
As described in the Staff Report, the existing development on the project site includes an events center building. The project site has two access points from Oxnard Boulevard via an existing driveway at the south end of the site and a proposed driveway towards the north end of the site. In addition to the improved onsite circulation, the Project has been conditioned to install a Gold Coast Transit bus stop adjacent to the slip/merge to the north of the driveway. The stop shall have a minimum of 30 feet of standard width sidewalk with an additional 8’ x 30’ pad to the north of the driveway. The City finds that the proposed project, as conditioned, and in the context of the documentation provided and reviewed demonstrate that there is sufficient parking capacity. Additionally, a new traffic signal is required to be installed at the intersection of Orchard Place and North Oxnard Boulevard. Therefore, the site has sufficient access to streets and highways that are adequate in size and existing intersections adjacent to the project site will operate at acceptable levels of service.
5. The site that is subject to the Special Use Permit shall be provided with adequate sewerage, water, fire protection and storm drainage facilities.
As described in the Staff Report, the existing underutilized warehouse/showroom (2420 N. Oxnard Boulevard) would be renovated and converted into a mini-warehouse/personal storage facility. The proposed Project improvements have been found to be consistent with anticipated development for this site. Furthermore, the Project will be served by existing City of Oxnard water and sewer mains and adequate Fire Protection will be provided as determined by the Development Advisory Committee. In accordance with the Stormwater Quality Conditions of this Resolution, the Project’s design will comply with stormwater control measures as required by the Los Angeles Regional Water Quality Control Board’s municipal separate storm sewer system (“MS4”) permit. The Project is consistent with the level of development identified under the General Plan and Oxnard City Code, and therefore are within the anticipated level of development. The project is not anticipated to result in any significant impacts to utilities and public services.
Therefore, the site for the proposed use will be provided with adequate sewage, water, fire protection and storm drainage facilities.
SECTION 4. The Planning Commission, in accordance with the California Environmental Quality Act (CEQA) Guidelines, Section 15063, and following an Initial Study and environmental assessment of possible adverse impacts, the project will not have a significant effect on the environment because of the inclusion of certain mitigation measures which lessened potential adverse impacts to a level of less than significant. Therefore, a Mitigated Negative Declaration (MND) was prepared with mitigation measures and a monitoring program in accordance with the provisions of CEQA.
SECTION 5. This Resolution shall not become effective unless and until the City Council approves Planning and Zoning Permit No. 17-500-11 (Special Use Permit). If the City 387
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Council does not approve the Special Use Permit for this project, then this Resolution shall become null and void and be of no further force and effect.
SECTION 6. Based on the findings set forth herein and the Staff Report and all attachments thereto, the Planning Commission hereby recommends approval to City Council, Planning and Zoning Permit No. 17-500-11 (Special Use Permit), subject to the attached conditions of approval.
SECTION 7. The Secretary shall certify the adoption of this Resolution. 388
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CONDITIONS OF APPROVAL
Note: The abbreviations below identify the City department or division responsible for determining compliance with these standard conditions. The first department or division listed has responsibility for compliance at plan check, the second during inspection and the third at final inspection, prior to issuance of a certificate of occupancy, or at a later date, as specified in the condition. If more than one department or division is listed, the first will check the plans or inspect the project before the second confirms compliance with the condition. The italicized code at the end of each condition provides internal information on the source of each condition: Some are standard permit conditions (e.g. G-1) while some are taken from environmental documents (e.g. MND-S2).
DEPARTMENTS AND DIVISIONS
CA City Attorney PL Planning
DS Dev Services/Eng Dev/Inspectors TR Traffic
PD Police B Building Plan Checker
SC Source Control FD Fire
PK Landscape Design CE Code Enforcement
GENERAL PROJECT CONDITIONS
1. This permit is granted for the property described in the application on file with the Planning Division, and may not be transferred from one property to another. (PL, G-1).
2. This permit is granted for the plans dated _______________, (“the plans”) on file with the Planning Division. The Project shall conform to the plans, except as otherwise specified in these conditions, or unless a Minor Modification to the plans is approved by the Planning and Environmental Services Manager (“Planning Manager”) or a Major Modification to the plans is approved by the Planning Commission. A Minor Modification may be granted for minimal changes or increases in the extent of use or size of structures or of the design, materials or colors of structures or masonry walls. A Major Modification shall be required for substantial changes or increases in such items (PL, G-2).
3. This permit shall automatically become null and void 36 months from the date of its issuance, unless Developer has diligently developed the proposed project, as shown by the issuance of a grading, foundation, or building permit and the construction of substantial improvements. (PL, G-3)
4. All required off-site and on-site improvements for the project, including structures, paving, and landscaping, shall be completed prior to occupancy unless the Development Services Manager allows the Developer to provide security or an executed agreement approved by the City Attorney to ensure completion of such improvements. (DS, G-4) 389
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5. By commencing any activity related to the Project or using any structure authorized by this permit, Applicant accepts all of the conditions and obligations imposed by this permit and waives any challenge to the validity of the conditions and obligations stated therein (CA, G-5).
6. Applicant agrees, as a condition of adoption of this resolution, at Applicant’s own expense, to indemnify, defend and hold harmless the City and its agents, officers and employees from and against any claim, action or proceeding to attack, review, set aside, void or annul the approval of the resolution or any condition attached thereto or any proceedings, acts or determinations taken, done or made prior to the approval of such resolution that were part of the approval process (CA, G-6).
7. Any covenants, conditions, and restrictions (CC&Rs) applicable to the Project property shall be consistent with the terms of this permit and the City Code. If there is a conflict between the CC&Rs and the City Code or this permit, the City Code or this permit shall prevail (CA, G-7).
8. Applicant shall complete the “Notice of Land Use Restrictions and Conditions” form, using the form provided by the City, for recording with the Ventura County Recorder.
Before the City issues building permits, Applicant shall submit the original completed, signed and notarized document, together with the required fees to the Planning Manager (PL, G-8).
9. Developer shall provide off-street parking for the project as detailed in the Parking Study Demand (dated January 19, 2022), including the number of spaces, stall size, paving, striping, location, and access, as required by the City Code. (PL/B, G-9).
10. Before placing or constructing any signs on the Project property, Applicant shall obtain a sign permit from the City. Except as provided in the sign permit, Applicant may not change any signs on the Project property (PL/B, G-10).
11. Developer shall obtain a building permit for any new construction or modifications to structures, including interior modifications, authorized by this permit. (B, G-11)
12. Developer shall not permit any combustible refuse or other flammable materials to be burned on the project property. (FD, G-12)
13. Developer shall not permit any materials classified as flammable, combustible, radioactive, carcinogenic or otherwise potentially hazardous to human health to be handled, stored or used on the project property, except as provided in a permit issued by the Fire Chief. (FD, G-13)
14. If Developer, owner or tenant fails to comply with any of the conditions of this permit, the Developer, owner or tenant shall be subject to a civil fine pursuant to the City Code. (CA, G-14)
15. Prior to issuance of building permits, Developer shall correct all violations of the City Code existing on the project property for which the Code Compliance Division has open cases. (PL, G-15).
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LANDSCAPE STANDARD CONDITIONS
16. Prior to submittal of landscape and irrigation plans, Developer shall obtain approval of the Planning Manager or designee of a plan showing on the project property all existing trees and identifying the trees to be saved, transplanted or removed. (PK, PK-1)
17. Prior to issuance of building permits or the proposed use is initiated, whichever comes first, Developer shall submit two copies of landscape and irrigation plans, along with the appropriate permit application and fees, to the Development Services Division and obtain approval of such plans. (PK/DS, PK-2)
18. Prior to issuance of a certificate of occupancy, Developer shall install landscape and automatic irrigation systems that have been approved by Parks and Facilities Superintendent. (PK, PK-3)
19. Developer shall properly maintain landscape planting and all irrigation systems as required by the City Code and as specified by this permit. Failure of Developer to do so may result in the revocation of this permit and initiation of legal proceedings against Developer to ensue compliance (PK, PK-4)
20. Prior to the issuance of City issues a certificate of occupancy, Developer shall provide a watering schedule to the building owner or manager and to Planning Division or designee.
The irrigation system shall include automatic rain shut-off devices, or instructions on how to override the irrigation system during rainy periods. (PK, PK-5)
21. All trees planted or placed on the property by Developer shall be at least 24-inch-box size.
All shrubs and vines shall be at least five-gallon size, except as otherwise specified by this permit. (PK, PK-6)
22. At the time of landscape plan check submittal, the landscape planting and irrigation plans shall comply with the current title 23 Model Water Efficient Landscape Ordinance (MWELO). (PK, PK-7.1)
23. Developer shall install an irrigation system that includes a water sensor shut off device as a water conservation measure. (PK, PK-22)
24. At time of submittal to the Building and Engineering Division for plan check, Developer’s Landscape Architect or Architect shall provide the City with written confirmation that they have reviewed the civil engineering construction drawings and that the NPDES requirements are not in conflict with meeting the City’s landscape requirements. (PK, PK-23)
25. Developer shall include a note on the Landscape Plans submitted to the Building and Engineering Division for a building permit that “all landscaping and irrigation comply with Ordinance No. 2822, which adopted the City of Oxnard Landscape Water Conservation Standards, and applicable water conservation requirements of the State of California”. (PK, PK-24)
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26. At the time of Plan Check submittal, the landscape plans shall contain an exhibit titled “Tree Tabulation Chart”. The Tree Tabulation Chart shall contain a listing of all existing trees on site and shall refer to them by number as identified in the Arborist’s Tree Report.
The Tree Tabulation Chart shall clearly list all trees to remain, be removed or transplanted.
The Chart shall contain the Arborist’s economic appraisal value of each tree(s) removed as well as computations and calculations showing how the value of the removed tree(s) was put back into new tree sizes for the project that are in addition to meeting the City’s minimum tree size of 24” box. Where the value of the trees cannot be accommodated onsite, as determined by the City, the City may approve an alternative method for replacing the value of the removed trees. (PK)
LANDSCAPE SPECIAL CONDITIONS
27. Site perimeter fencing shall be bordered on both the interior and exterior sides with defensive landscaping. Defensive landscape elements adjacent to fencing shall be maintained in an uninterrupted hedge shape with a minimum height of 18-inches and a maximum height of 36-inches throughout the life of the project.
28. Landscape plan shall be revised to incorporate the installation and maintenance of landscaping in the adjacent parkway between the northern driveway and the northern edge of the property. Final landscape plan shall be subject to approval by the Public Works and Community Development Departments.
29. Landscaping shall be maintained in conformance with approved project plans for the life of the project.
PLANNING DIVISION SPECIAL CONDITIONS
30. Prior to issuance if building permits, the Developer shall use architectural coatings with ROC contents of 25 g/L or less. (MND, AQ-1)
31. Per VCAPCD Guidelines, because project construction emissions would exceed 25 pounds per day for NOX, the following measures shall be implemented:
a. Minimize equipment idling time.
b. Maintain equipment engines in good condition and in proper tune as per manufacturers’ specifications.
c. Lengthen the construction period during smog season (May through October) to minimize the number of vehicles and equipment operating at the same time. d. Use alternatively fueled construction equipment, such as compressed natural gas, liquefied natural gas, or electric, if feasible.
e. In addition, per recent VCAPCD guidance on other projects, project construction shall use Tier 3 or above construction equipment for all off-road diesel equipment that has greater than 50 horsepower. A copy of each unit’s certified tier specification shall be provided at the time of mobilization of each applicable unit of equipment. (MND AQ-2)
32. Prior to construction activities carried out from February 1 to August 31, Nesting bird surveys shall be conducted by a qualified biologist prior to any construction activities during bird breeding season from February 1 through August 31. If no nesting birds are 392
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detected during these surveys, then construction-related activities may proceed. Active nests in and adjacent to the construction zone shall be avoided and provided a minimum buffer as determined by the qualified biologist (CDFW recommends a 300-foot-wide nest avoidance buffer or 500 feet for all active raptor nests) prior to the commencement of construction. Construction activities within the buffer must be conducted at the discretion of the qualified biologist. (MND BIO-1)
33. Prior to issuance of grading permits, the Developer shall note on the plans for review and approval by the City Engineer that if historic, cultural or paleontological resources are encountered during site grading or other site work, all such work shall be halted immediately within 50 feet of discovery and the developer shall immediately notify the Planning Division of the discovery. In such case, the developer shall be required, at its own expense, to retain the services of a qualified archaeologist (or paleontologist, if it is a fossil discovery) for the purpose of recording, protecting, or curating the discovery as appropriate. The archaeologist or paleontologist shall be required to submit to the Planning Division, for review and approval, a report of the findings and method of curation or protection of the resources. Further grading or site work within 50 feet of discovery shall not be allowed until the preceding work has occurred. (MND-CR-1)
34. Developer shall remove any and all graffiti from the project premises within 24 hours of its appearance. The surface of such affected areas shall be matched to blend in with the underlying colors and/or design, and shall not look like a paint patch.
35. Before the City issues building permits, Developer shall provide a Graffiti Deterrent Plan, subject to the approval of the Planning Manager. Such plan shall include such elements as clear film on windows and/or mirrors, as well as washable paint and sealers on the building and perimeter walls. (PL)
36. Applicant shall screen, to the satisfaction of the Planning Manager, any HVAC equipment visible from the public right-of-way. Screening plants shall be consistent with other species on the property and a minimum size of five gallons. (PL)
37. Prior to building permit issuance, the developer shall provide a public improvement plan which identifies, and includes, city fiber optic network infrastructure. This connection shall be established by installing fiber optic conduit to the project's frontage according to city specifications. The fiber optic network infrastructure must be included in the project's master utility plans and installed prior to the granting of a certificate of occupancy.
38. Developer shall repair and/or replace any existing broken or damaged sidewalk, curb gutter or asphalt paving adjacent to property due to the construction of the Project, as directed by the City Inspector. (DS)
39. Prior to issuance of demolition permits for any structure on the site, Developer shall provide evidence of notifying the Air Pollution Control District of such demolition.
Demolition and/or renovation activities shall be conducted in compliance with APCD regularities regarding Asbestos (Rule 63.7).
40. During construction, Developer shall post and maintain onsite signs, in highly visible areas, restricting all vehicular traffic to 15 miles per hour or less. 393
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41. During periods of high winds (i.e. wind speed sufficient to cause fugitive dust to impact adjacent properties), Developer shall cease all clearing, grading, earth moving, and excavation operations to prevent fugitive dust from being a nuisance or creating a hazard, either onsite or offsite.
42. Prior to grading permit approval, Developer shall include on the grading plans a reproduction of all conditions of this permit pertaining to dust control requirements. (PL)
43. In the event that any historic or prehistoric cultural resources are discovered, work in the vicinity of the find shall be halted immediately. A City approved archeologist shall be retained to evaluate the discovery and determine the necessary mitigations for successful compliance with all applicable regulations. Developer or its successor in interest shall be responsible for paying all salaries, fees and the cost of any future mitigation resulting from the survey.
44. Developers or Operators shall not park, store, or stage rental trucks or trailers outside of designated “Equipment Staging Area” or “Dispatch Vehicle Parking” area as identified on the project plans.
45. A solar photovoltaic (PV) system shall be installed, which complies with the California Energy Code and and shall have a total area no less than 15 percent of the total roof area of the building, including any canopy areas, and covered RV parking area, subject to compliance with Southern California Edison Requirements. California Edison, as the local electric service provider, shall be consulted to ensure that PV system sizing will comply with the Energy Design Rating (EDR) targets.
PLANNING DIVISION STANDARD CONDITIONS
46. Plans submitted by Developer with building permit applications shall show on the building elevation sheets all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as:
stucco with sand finish, plaster with smooth finish) to be used in construction. (PL/B, PL-1)
47. Any application for a Minor Modification to the project shall be accompanied by four copies of plans reflecting the requested modification, together with applicable processing fees. (PL, PL-2)
48. Before the City issues building permits, Developer shall include a reproduction of all conditions of this permit as adopted by Resolution of the Community Development Director in all sets of construction documents and specifications for the project. (PL, PL-3)
49. Before the City issues building permits, Developer shall provide to the Planning Manager color photographic reductions (8 1/2” by 11”) of full-size colored elevations and any other colored exhibit approved by the Community Development Director. Developer may retain the full-size colored elevations after the reductions are so provided. (PL, PL-4)
50. Developer acknowledges that because of population limitations placed on the City by the Air Quality Management Program, approval of this permit does not guarantee that the 394
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City will issue building permits. The City’s issuance of building permits may be delayed as a result of implementation of an air quality plan. (PL, PL-5)
51. Developer may not modify any use approved by this permit unless the Planning Division Manager determines that Developer has provided the parking required by the City Code for the modified use. (PL, PL-7)
52. Project on-site lighting shall be of a type and in a location that does not constitute a hazard to vehicular traffic, either on private property or on adjoining streets. To prevent damage from vehicles, standards in parking areas shall be mounted on reinforced concrete pedestals or otherwise protected. Developer shall recess or conceal under-canopy lighting elements so as not to be directly visible from a public street. Developer shall submit a lighting plan showing standard heights and light materials for design review and approval of the Planning Division Manager. (PL/B, PL-8)
53. In order to minimize light and glare on the project property, all parking lot and exterior structure light fixtures shall be high cut-off type that divert lighting downward onto the property and shall not cast light on any adjacent property or roadway. (PL, PL-9)
54. Prior to issuance of building permits, Developer shall pay a document imaging fee for the planning files in an amount calculated by planning staff at the time of building permit review based on fees then in effect. (PL/B, PL-16).
55. During construction, Developer shall water the area to be graded or excavated prior to commencement of grading or excavation operations. Such application of water shall be at least twice per day and shall penetrate sufficiently to minimize fugitive dust during grading activities. (B/DS, PL-11)
56. During construction, Developer shall control dust by the following activities:
a. All trucks hauling graded or excavated material offsite shall be required to cover their loads as required by California Vehicle Code section 23114, with special attention to sub sections 23114(b)(2)(F), (e)(2) and (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads. b. All graded and excavated material, exposed soils areas, and active portions of the construction site, including unpaved onsite roadways, shall be treated to prevent fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally-safe soil stabilization materials, and/or roll-compaction as appropriate. Watering shall be done as often as necessary and reclaimed water shall be used whenever possible. (B/DS, PL-12)
57. Developer shall provide for dust control at all times during project property preparation and construction activities. (B/DS, PL-13)
58. Developer agrees to participate in a water conservation program that includes refitting water fixtures existing on the project property with water conserving devices within residences or businesses in the City’s water service area, if such a program is in effect when building permits are issued for this project. Among the requirements of such a program might be refitting existing toilets, faucets, shower heads, landscaping irrigation or other fixtures and items that consume water within the structure. (PL, PL-14) 395
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59. Because of water limitations placed upon the City by its water providers, approval of this permit does not guarantee that the City will issue building permits. Issuance of building permits may be delayed as a result of implementation of a water conservation or allocation plan. (PL, PL-15)
60. Prior to issuance of building permits, Developer shall pay a document imaging fee for the planning files in an amount calculated by planning staff at the time of building permit review based on fees then in effect. (PL/B, PL-16).
61. Developer shall recess or screen roof heating and cooling systems and other exterior mechanical equipment from adjoining property and public streets, as required by this permit. Plumbing vents, ducts and other appurtenances protruding from the roof of structures shall be placed so that they will not be visible from the front of the property or other major public vantage points. Developer shall include a note on the construction plumbing drawings of exterior elevations to indicate to contractors that roof features shall be grouped and located in the described manner. Roof vents shall be shown on construction drawings and painted to match roof material color. (PL/B, PL-41)
62. Developer shall install all roof and building drainpipes and downspouts inside building elements. These items shall not be visible on any exterior building elevations. (PL, PL-42)
63. For any exterior utility meter panels, Developer shall paint such panels to match the structure upon which it is located. Such panels shall be located to take advantage of screening (e.g. landscaping or other building elements) from public right-of-ways, to the maximum extent feasible. (PL, PL-43)
64. Developer shall stripe loading zones placed partly or wholly within a structure for loading and unloading activities only and post to prohibit storage or other non-loading activity within the loading zone. (PL/B, PL-49)
GOLD COAST TRANSIT CONDITIONS
65. Developer shall install a Gold Coast Transit bus stop adjacent to the slip/merge to the north of the driveway, unless waived by the City Traffic Engineer. The stop shall have a minimum of 30 feet of standard width sidewalk with an additional 8’ x 30’ pad to the north of the driveway. The final design is subject to the review and approval of the City Traffic Engineer in coordination with the Gold Coast Transit District.
POLICE DEPARTMENT CONDITIONS
66. A condition of approval requires compliance with the Outdoor Lighting Code & Guideline a. Outdoor lighting shall comply with Title 24, Part 6, of the California Code of Regulations: California’s Energy Efficiency Standards for Residential and Nonresidential Buildings.
b. Unless approved as a specific exception to this guideline, all outdoor lighting shall be flat lens, full cut-off fixtures with the light source fully shielded with the exceptions:
i. Luminaires with a maximum output of 260 lumens per fixture, regardless of number of bulbs (equal to one 20-watt incandescent light), may be left 396
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unshielded provided the fixture has an opaque top to keep light from shining directly up.
ii. Luminaires with a maximum output of 1,000 lumens per fixture, regardless of number of bulbs (equal to on 60-watt incandescent light) may be partially shielded provided the bulb is not visible, and the fixture has an opaque to keep light from shining directly up.
c. Oxnard City Code 16-320: Lighting within physical limits of the area required to be lighted shall not exceed seven foot-candles, nor be less than one food-candle at any point. A light source shall not shine upon, or illuminate directly any surface other than the area required to be lighted. No lighting shall be of a type or in a location that constitutes a hazard to vehicular traffic, either on private property or on the abutting streets. The height of light standards shall not exceed 26 feet. To prevent damage from automobiles, standards shall be mounted on reinforced concrete pedestals or otherwise protected.
67. Exterior lighting of the site including parking areas shall be between 1 and 7-foot candles and shall be in harmony with existing adjacent lighting scheme.
68. All exterior lighting shall operate from dusk to dawn.
69. All exterior LED lighting shall be of a similar nature and spectrum (3,000K to 20,000K Correlated Color Temperature).
70. Lighting instruments shall be full cut-off and installed so that light does not directly illuminate property outside the project site. Instruments shall not create glare for motorists or pedestrians.
71. An integrated landscape/lighting/photometric plan shall be submitted illustrating a 20-year tree maturity. This is to ensure that tree growth will not adversely impact future lighting and therefore site safety as the project matures. Luminaires used in the photometric calculations shall only include those instruments mounted 8-feet or more above walking/driving surface. This plan shall be submitted and approved prior to the issuance of building permits.
72. Port Cocheres/carports shall be illuminated between 7 and 15 foot-candles. Under canopy lighting instruments shall be installed on the ceiling of the canopy in-line with the spaces between RV parking spaces.
73. During the first year of operations after the issuance of the Certificate of Occupancy, a roving security patrol service shall monitor the site during the hours the business is closed.
Monitoring shall include a tour check in system approved by the Police Department as part of the business’ Security Plan to ensure that outdoor storage is monitored while defensive plantings are maturing.
74. The outdoor vehicle storage area shall be fully enclosed by a fencing system approved jointly by the Police Department and Community Development Department. Vehicular gates shall be controlled by “Click-To-Enter” technology to provide 24-hour access to first responders.
Security Camera Systems – Businesses
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75. Security cameras shall be installed and operated 24 hours a day to monitor the business.
The camera system shall comply with these minimum standards:
a) Cameras and supporting equipment shall supply digital color images under normal lighting conditions. Greyscale images are expected for infra-red lighting. b) Cameras shall be made by a reputable manufacturer and maintained to current industry standards.
c) Cameras shall have low light capability and able to identify persons conducting transactions or entering the business.
d) The video system shall utilize a Digital Video Recorder (DVR). VHS and other formats are prohibited.
e) The video system shall allow recording, live viewing and playback of recorded video for a period of a period of at least 30 days.
f) Recorded images shall bear a date and time stamp that cannot be altered. g) Camera installations shall cover areas open to the general public and where cash or other assets are maintained.
h) Cameras in domed casings are highly encouraged as their area of focus is not easily determined by a casual observer.
i) A camera shall be installed at to monitor all persons entering the premises from each exterior doorway. The camera shall be mounted 7-feet above the floor and shall be adjusted to capture images of the head and shoulders of all who enter. j) A security camera plan shall be submitted and approved prior to the issuance of building permits. The plan shall be included in the Security Plan and submitted in pdf format to [email protected]
Alarms
76. Any intrusion alarm system installed at the site shall utilize technology to differentiate between human and non-human motion. The alarm system shall be compliant with Oxnard City Code 11-95 through 11-100.
Signs
77. All vehicular entrances to the parking area shall be posted in compliance with California Vehicle Code 22658(a). Persons in lawful possession of the property may then cause the removal of a vehicle parked on the property to the nearest public garage if parked without the owner’s permission. (PD)
78. Signs shall be posted around the site stating: “Trespassing Forbidden By Law Violators will be subject to arrest pursuant to 602 PC”.
79. Signs shall be posed around the site stating: “This Property Is Monitored By A Security Alarm and Camera System”
80. DEVELOPMENT SERVICES DIVISION STANDARD CONDITIONS
81. Developer shall pay plan check and processing fees in effect at the time of construction plan submittal and shall pay development fees, encroachment permit fees, and other applicable fees in effect at permit issuance. (DS-1)
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82. Developer’s Engineer shall design parking lot structural sections based on an analysis of the soils R-value and a traffic index (T.I.) approved by the City Engineer. The minimum structural section for parking lots is two inches of asphalt on four inches of base material.
Developer shall indicate the proposed structural section and design T.I. on the site improvement plans. (DS-2)
83. Developer shall have the site improvement plans prepared using standard Development Services Division format(s) by a civil engineer licensed in the State of California. The plans shall incorporate recommendations from soil engineering and geology reports. Prior to issuance of a grading permit, improvement plans must be approved by the City Engineer and ink-on-mylar plans filed with the Development Services Division. (DS-3)
84. Developer shall submit improvement plans and drainage calculations demonstrating that storm drain runoff from the project property and all upstream areas will be safely conveyed to an 1. approved drainage facility. The design and conveyance route shall be compatible with the City’s Master Plan of Drainage and shall be approved by the City Engineer prior to approval of improvement plans. (DS-4)
85. Developer shall replace all broken, uplifted, or missing curb, gutter, or sidewalk along the street frontage(s) of the project. (DS-6)
86. Curb cut widths and design shall conform to City ordinances, standards, and policies in effect at the time City issues an encroachment permit. (DS-9)
87. Developer shall provide fire hydrants such that all points of all structures are within one hundred fifty (150) feet of a fire hydrant, or as otherwise approved by the Fire Department. Fire hydrant line improvements shall be designed in accordance with City standards and shown on the civil site improvement plans prior to issuance of a site improvement/grading permit. Developer shall provide the City with an easement over onsite waterlines using standard City format. (DS-11)
88. Developer shall enter into an agreement, approved as to form by the City Attorney, to install and construct all public improvements required by this permit and by the City Code. Developer shall post security satisfactory to the Finance Director, guaranteeing the installation and construction of all required improvements within the time period specified in the agreement or any approved time extension. (DS-14)
89. A California licensed civil engineer shall prepare the public improvement plans and documents for this project in accordance with City standards and shall submit all such plans to the City Engineer. Submittal shall include, but not necessarily be limited to, grading, street, drainage, sewer, water and other appurtenant improvement plans, construction cost estimates, soils reports, and all pertinent engineering design calculations. City will not approve a parcel map or final map nor issue a grading, site improvement or building permit until the City Engineer has approved all improvement plans. (DS-15)
90. Prior to issuance of a site improvement permit, Developer shall provide to the Development Services Division a compact Disc (CD) containing digital copies of all project maps, address map, and/or civil improvements drawings in DWG format. Prior to improvement bond release, Developer shall provide an updated CD containing all changes that occur during construction. (DS-16)
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91. Developer shall process permanent master planned improvements that are eligible for reimbursement in accordance with City policies, resolutions, and ordinances in effect at the time of recordation of the final map or parcel map or if there is no map, then at the time of public improvement plan approval. (DS-17)
92. Developer shall provide all necessary easements for streets, highways, alleys, sidewalks, parkways, landscaping, utilities, drainage facilities, or other improvements as required by City. If such easements cannot be obtained from the property owner by negotiation, City may acquire them at the expense of Developer by exercise of the power of eminent domain. Developer shall bear all costs of eminent domain proceedings, including appraisal, acquisition, attorney’s fees, and court costs. Before City issues a site improvement permit, Developer shall dedicate all required easements to City. (DS-19)
93. Developer shall remove graffiti from the project, including graffiti on offsite public infrastructure under construction by Developer, within 24 hours of its appearance. If the Developer fails to remove graffiti in accordance with this condition, the City may at the discretion of the Development Services Manager issue a stop work order until such time as the graffiti is removed. (DS-20)
94. The conditions of this resolution shall prevail over all omissions, conflicting notations, specifications, dimensions, typical sections, and the like, that may or may not be shown on the improvement plans. (DS-21)
95. Developer shall pay the cost of all inspections of on‑site and off‑site improvements. (DS-22)
96. Developer shall be responsible for all project‑related actions of Developer's employees, contractors, subcontractors, and agents until City accepts the improvements. (DS-23)
97. Prior to beginning construction, Developer shall designate in writing an authorized agent who shall have complete authority to represent and to act for Developer. The authorized agent shall be present at the work site whenever work is in progress. Developer or the authorized agent shall make arrangements acceptable to City for any emergency work.
When City gives orders to the authorized agent to do work required for the convenience and safety of the general public because of inclement weather or any other cause, and the orders are not immediately acted upon by the authorized agent, City may do or have such work done by others at Developer's expense. (DS-24)
98. "Standard Specifications for Public Works Construction" latest edition (including modifications thereto by City) and applicable City Standard Plates and Design Criteria shall be the project specifications, except as noted otherwise on the approved improvement plans. City reserves the right to upgrade, add to, or revise these specifications and plans and all other City ordinances, policies, and standards. If the improvements required of this project are not completed within 12 months from the date of City’s approval of the improvement plans, Developer shall comply with and conform to any and all upgraded, additional or revised specifications, plans, ordinances, policies and standards. (DS-27)
99. Developer shall retain a California licensed Civil Engineer to ensure that the construction work conforms to the approved improvement plans and specifications and to provide certified "as‑built" plans after project completion. Developer’s submittal of certified 400
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"as‑built" plans is a condition of City’s final acceptance of the project and release of any associated security. (DS-29)
100.All grading shall conform to City's standard grading notes, City Code, and recommendations of Developer’s soils engineer as approved by the City Engineer. (DS-30)
101.Storm drain, sewer and water facilities shall conform to applicable City Master Plans.
Developer shall prepare plans for these facilities in accordance with City’s engineering design criteria in effect at the time of improvement plan submittal. Developer shall submit plans with pertinent engineering analyses and design calculations for review and approval by the City Engineer prior to issuance of a site improvement permit. (DS-34) 102.Developer shall design project grading to convey stormwater to a street, alley, or approved drain so that there are no undrained depressions. (DS-35) 103.Developer shall dispose of sewage and solid waste from the project by City’s wastewater and solid waste systems in a manner approved by the City Engineer. (DS-38) 104.Developer shall install water mains, fire hydrants and water services in conformance with City standard plates, design criteria and specifications as directed by the City Engineer. (DS-41)
105.Developer shall install adequately sized water services and meters to each lot or unit in accordance with City standards in effect at the time of building permit issuance. There shall be no interconnections between structures. (DS-42) 106.Developer shall install City approved backflow prevention devices for water connections if so ordered by the City Engineer. (DS-45)
107.Prior to designing the water system for the project, Developer shall have a certified fire flow test performed to determine existing water pressure and flow characteristics. The water system shall be designed to allow for a 10 psi drop in the static water pressure measured during the fire flow test. After construction and before City issues a certificate of occupancy, the City Engineer may require a second test. Developer shall obtain permits from the City Engineer prior to performing tests. Developer shall have all tests certified by a mechanical, civil, or fire protection engineer and provide written results of all tests to the City Engineer. (DS-47)
108.Developer shall improve all streets, alleys, sidewalks, curbs, and gutters adjacent to the project in accordance with City standards, as necessary to provide safe vertical and horizontal transitions. (DS-52)
109.Developer shall install all water, gas, sewer, storm drain, electrical, cable television, and telephone lines before any paving is placed. (DS-54)
110. Developer shall submit a landscape irrigation plan prepared by a licensed professional,showing proper water meter size, backflow prevention devices, and cross‑connection control. (DS-59)
111. Developer shall submit a street lighting plan as a part of the civil improvement plans.
Developer shall install streetlights in accordance with the plan. (DS-60) 401
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112. As a part of the site improvement plans, Developer shall submit a master utility plan that shows the relative location of all public and private utilities (including gas, electric, street lights, telephone and cable television lines) in accordance with City standard plans. (DS-61)
113. Developer shall be responsible for and bear the cost of replacement of all existing survey monumentation (e.g., property corners) disturbed or destroyed during construction, and shall file appropriate records with the Ventura County Surveyor's Office. (DS-64) 114. Developer shall provide adequate vehicle sight distance as specified by CalTrans specifications at all driveways and intersections. (TR-71) 115. Developer shall install bike racks in accordance with City standards at locations approved by City Traffic Engineer. (TR-73)
116. Prior to issuance of a building permit, all traffic signal, pavement marking and sign plans shall be prepared by a registered California traffic engineer and approved by the City Engineer prior to issuance of a grading, site improvement or a building permit. (TR-74) 117. Prior to issuance of an encroachment permit, Developer’s shall obtain City’s approval of a contractor qualified to install traffic signals, pavement markings and signs. (TR-76) 118. Developer shall design project to minimize degradation of stormwater quality by complying with the applicable sections of the Los Angeles Regional Water Quality Control Board’s municipal separate storm sewer system (“MS4”) permit (Order R4-2010-0108 including all revisions) for new development and redevelopment projects.
Developer shall submit stormwater quality calculations and associated construction plans demonstrating compliance with the MS4 permit. Calculations shall generally be organized to follow the steps outlined in Chapter 2 of the 2011 Technical Guidance Manual for Stormwater Control Measures (“2011 TGM”). (DS-78) 119. Developer’s stormwater quality calculations shall include site specific analysis and recommendations from a geotechnical engineer, and if applicable, a landscape architect for design and implementation of stormwater treatment and infiltration devices.
Geotechnical Engineering analysis and recommendations shall include, but not necessarily be limited to, determination of site specific soil infiltration rates, depth to permeable soil layers, methods to reach permeable soil layers, appropriate compaction rates, recommendations to enhance infiltration, and other requirements of the 2011 TGM.
Landscape architectural recommendations shall include, but not necessarily be limited to, suggestions regarding appropriate vegetation and soil amendments for vegetated infiltration devices. Project plans shall implement approved design recommendations. (DS-81)
120.Using forms provided by the Development Services Division, Developer shall submit a stormwater quality control measures maintenance and operations plan ("the Plan") for this project. If the BMPs implemented with this project include proprietary products that require regular replacement and/or cleaning, Developer shall provide proof of a contract with an entity qualified to provide such periodic maintenance. The property owner is responsible for the long-term maintenance and operation of all BMPs included in the project design. Upon request by City, property owner shall provide written proof of ongoing BMP maintenance operations. No grading or building permit shall be issued until the Development Services Manager approves the Plan and Developer provides an 402
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executed copy of the City’s stormwater covenant with the Plan included as an exhibit for recordation by the City. (DS-82)
121. Developer’s stormwater quality control measures maintenance and operations plan shall include: 1) Requirement to clean on-site storm drains at least twice a year; once immediately before the first of October (the beginning of the rainy season) and once in January. The City Engineer may require additional cleaning; 2) Requirement to maintain parking lots free of litter and debris. Developer shall sweep sidewalks, drive aisles, and parking lots regularly to prevent the accumulation of litter and debris. When swept or cleaned, debris must be trapped and collected to prevent entry into the storm drain system.
Developer may not discharge any cleaning agent into the storm drain system; 3) Requirement to label all on-site storm drain 1. inlets with the message "Don't Dump Drains to Ocean" in accordance with City standards. (DS-83) 122.Developer’s engineer shall submit written confirmation that the project landscape drawings comply with the landscape requirements of the Technical Guidance Manual for Stormwater Quality Control Measures for all landscape based stormwater quality best management practices. (DS-84)
123.Developer shall provide pre-treatment for all infiltration based stormwater quality Best Management Practices (“BMPs”.) Pre-treatment devices must effectively reduce sediment load entering infiltration BMPs to minimize occlusion of underlying soils and reduce long term maintenance requirements and thereby maintain the infiltration capacity of the BMP. 2011 TGM compliant pre-treatment such as vegetated swales are an approved form of pre-treatment. Proprietary pre-treatment devices must be capable of removing 80% of 50 micron particles to be considered adequate pre-treatment. Typical catch basin inserts do not provide the sufficient sediment storage to provide pre-treatment. (DS-85) 124.Prior to issuance of a grading, building or demolition permit and prior to commencement of any clearing, grading or excavation, Developer shall prepare a Local Stormwater Pollution Prevention Plan (“Local SWPPP”.) The Local SWPPP shall be developed and implemented in accordance with requirements of the Ventura Countywide MS4 Permit.
The Local SWPPP shall be approved by the City Engineer prior to issuance of a site improvement/grading permit. Developer shall keep the Local SWPPP updated to reflect current site conditions and a copy of the Local SWPPP shall be kept onsite and available for City or designated representative to review upon request. (DS-87)
DEVELOPMENT SERVICES DIVISION SPECIAL CONDITIONS
125.The Developer shall prepare a dedicated engineering site plan depicting property lines, right-of-way, and existing and proposed easements. (DS) 126.Developer shall reconstruct the two existing driveway approaches to City Standard Plate 116. Each new driveway shall have a 5-foot pedestrian path of travel behind the driveway apron that meets Americans with Disabilities Act (ADA) standards. (DS) 127.If the pedestrian path of travel at the driveway apron is constructed beyond the existing public right-of-way, Developer shall grant to the City a sidewalk easement for the full width of the pedestrian path. (DS).
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128.ADA compliant path of travel around the exterior of the building, (except for crosswalks), shall be elevated and separated from the vehicular traffic area. (DS) 129.ADA and Electric Vehicle (EV) parking spaces not affecting sidewalks shall be 18-feet deep minimum without wheel stops with 1-foot vehicle overhang. Alternatively, these parking spaces can be 19-feet deep with wheel stops placed at the 17-foot mark. (DS) 130.Standard parking stalls shall be 19-feet deep or 17-feet with a 2-foot overhang. Where the 17-foot deep parking stall depth is used, the entire parking stall shall be kept clear from all obstructions, including landscape curbing. (DS)
131.Developer shall construct a minimum 7-foot wide sidewalk at locations where the sidewalk is located at the front of vehicle parking spaces to accommodate for 2-feet of vehicular overhang. Sidewalks in all other locations shall be a minimum of 5-feet wide. (DS)
132.The project is a redevelopment project on an existing commercial site with more than 1 acre. Developer shall design the stormwater facilities to meet the stormwater requirements of the Los Angeles Regional Water Quality Control Board’s municipal separate storm sewer system (“MS4”) permit (Order R4-2010-0108 including all revisions) redevelopment project. (DS)
133.During the engineering plan check, the Developer shall conduct at least one (1) percolation test within the general footprint of the proposed infiltration facility to validate the infiltration rate used in the sizing calculations. The infiltration test shall account for the Reduction Factor from the Los Angeles County "Guidelines for Design, Investigation, and Reporting for Low Impact Development Stormwater Infiltration" published in the Administrative Manual of the County of Los Angeles Department of Public Works. (DS) 134.Developer’s Geotechnical Engineer shall perform percolation tests on the exposed bottom of all infiltration chambers immediately prior to facility construction and provide the City with an opinion that the exposed soil layer is suitable for the proposed infiltration facility based on the review of the existing geotechnical reports, percolation tests, infiltration facility design, and characteristics of the exposed soil layer. This requirement shall be clearly noted on the improvement plans. The report shall be reviewed and approved by the Project Civil Engineer. (DS)
135.The site drainage shall be designed to maintain the pre-existing drainage pattern. No alteration of drainage pattern is allowed unless approved by the City Engineer. (DS) 136.Developer shall install ‘Full Capture System Devices’ (“Devices”) certified by the State Water Resources Control Board Executive Director in compliance with the Statewide Trash Amendments (“Amendments”) to treat all stormwater runoff from this site that meets the definition of ‘Priority Land Use’ as defined by the Amendments at the time of issuance of a grading/site improvement permit. The Devices shall be sized and designed in accordance with the requirements of the Amendments and the Technical Guidance Manual for Stormwater Quality Control Measures. The location of the trash device is subject to the approval of the City Engineer. (DS)
137.In accordance with City Code, Developer shall provide separate services and water meters for commercial and irrigation. (DS)
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138.Developer shall construct a loop water system by extending the existing City water main on North Oxnard Boulevard to the second driveway entrance at Orchard Place. The design is subject to review and approval of the City Engineer and the Fire Department. Before permit issuance, Developer shall dedicate a 15-foot water easement meeting City standards to the City. (DS)
139.Developer shall obtain written approval from the Environmental Resources Division to reuse the existing indoor trash enclosure. If the Environmental Resources Division does not approve, the Developer shall construct a trash enclosure (to store three bins minimum) with a solid non-combustible roof (8-foot minimum clearance) that prevents stormwater from entering the refuse bins. Developer shall construct all other components of the trash enclosure in accordance with the approved City Standard Plan on file with the Building and Engineering Division. Developer shall finish the trash enclosure to match the major design elements of the main structure subject to approval by the Planning Division. The location and configuration of the new enclosure shall be approved by the Environmental Resources Division. All site refuse bins shall be stored in an approved enclosure. No objects other than refuse bins may be stored in the enclosure without the written permission of the Environmental Resources Division. (DS) 140.If a new trash enclosure is constructed, Developer shall construct the floor and the loading/service pad of the trash enclosure to be substantially level (2% max slope). The loading/service pad shall be reinforced concrete and extend a minimum distance of 15-feet from the face of the trash enclosure for the width of the enclosure. (DS) 141.At plan check, a new fire flow test involving two flowing hydrants out of the 2.5-inch nozzles is required. Using the approved fire flow data, Developer shall prepare a fire flow model and demonstrate that new fire hydrants will be able to deliver the required fire flow and pressure to meet the Fire Department requirements. (DS) 142.Developer shall verify that the existing sewer lateral is adequate to serve the proposed project. At a minimum a sewer technical memo shall be submitted to the City Engineer for
TRAFFIC DIVISION CONDITIONS
143.Developer shall install a traffic signal system at the intersection of Orchard Place and North Oxnard Boulevard prior to building occupancy. Developer shall also prepare and submit signage and pavement markings plans for review. These plans shall include signs and markings onsite and offsite. (TR)
144.Developer shall construct a pedestrian path of travel that is ADA-compliant between the project site and the west side of North Oxnard Boulevard at the intersection of North Oxnard Boulevard and Orchard Place. The design of the pedestrian path shall include crosswalks and ADA curb ramps. (TR)
145.Developer shall install the proposed bike rack close to the main entrance door of the proposed development. Developer shall be responsible for the perpetual upkeep of the proposed bike racks for the project. Final location shall be approved by the City Traffic Engineer. (TR)
ENVIRONMENTAL RESOURCES DIVISION
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146. A Construction and Demolition Waste Management Plan (ERDC-1) must be submitted to the Environmental Resources Division for review and approval prior to issuance of a building permit establishing a goal that at least 65% of the waste generated on the project will be diverted from the landfill.
147. After completion of construction and prior to a certificate of occupancy being issued, a Construction and Demolition Waste Management Report (ERDC-2) must be submitted that demonstrates that at least 65% of the waste generated on the project has been diverted from the landfill. This Report must also include legible copies of weight tickets, receipts, or invoices for materials sent to disposal or reuse/recycling facilities. 148. An Occupancy Plan must be submitted to the Environmental Resources Division prior to issuance of a certificate of occupancy. The Plan must clearly state how all three waste streams will comply with all applicable state laws, including AB 939, AB 341, AB 1826, and SB 1383, and any subsequent legislation adopted in the future, will be managed on site in perpetuity.
149. Any/all organic waste that is generated must be diverted from landfill disposal, as material of this type is not allowed in a trash dumpster. If landscaping is performed by an entity other than the City of Oxnard (i.e. self-haul or third party private hauler), the landscape service providers must be informed, in writing, of this condition and the property management must complete and submit an Alternative Services Certification annually. 150. Any new or renovated waste enclosures must be sized so that they can accommodate all three waste streams and meet minimum safety and operational requirements, including vehicle path of travel, employee access, and prevention of illegal dumping and/or vandalism. Use the City’s approved Standard Plates, but modify dimensions accordingly. 151. Developer shall arrange for materials collection during construction, demolition, and occupancy with the City's Environmental Resources Division or Developer shall arrange for self-hauling. Regardless of hauling methods, all materials collected must be conveyed to the Del Norte Regional Recycling and Transfer Station. 152.Developer shall dispose of sewage and solid waste from the project by City’s wastewater and solid waste systems in a manner approved by the City Engineer.
FIRE DEPARTMENT CONDITIONS
153.Developer shall construct all vehicle access driveways on the project property to be at least 26 feet wide, exclusive of shoulders. Developer shall mark curbs adjacent to designated fire lanes in parking lots to prohibit stopping and parking in the fire lanes.
Developer shall mark all designated fire lanes in accordance with the California Vehicle Code. (FD/B, F-1)
154.All roof covering materials on the project property shall be of non-combustible or fire retardant materials approved by the Fire Chief and in compliance with the City Code. (FD, F-2)
155.Before the City issues building permits, Developer shall obtain the Fire Chief’s approval of a plan to ensure fire equipment access and the availability of water for fire combat operations to all areas of the project property. The Fire Chief shall determine whether or not the plan provides adequate fire protection. (FD/DS, F-3) 406
Resolution No. 2023-XX (PZ 17-500-11; U-Haul)
Planning Commission Date: February 2, 2023
156.At Developer’s expense, Developer shall obtain two certified fire flow tests for the project property. The first test shall be completed before City approval of building plans and the second shall be completed after construction and prior to the issuance of a certificate of occupancy. The tests must be certified by a mechanical, civil, or fire protection engineer.
Developer shall obtain permits for the tests from the Engineering Division. Developer shall send the results of the tests to the Fire Chief and the City Engineer. (FD/DS, F-4) 157.All structures on the project property shall conform to the minimum standards prescribed in Title 19 of the California Code of Regulations. (FD, F-5) 158.The project shall meet the minimum requirements of the “Fire Protection Planning Guide” published by the Fire Department. (FD, F-6)
159.At all times during construction, Developer shall maintain paved surfaces capable of handling loads of 76,000 pounds which will provide access for firefighting apparatus to all parts of the project property. (FD/DS, F-7)
160.Developer shall identify all hydrants and fire protection equipment on the project property as required by the Fire Chief. (FD, F-8)
161.Developer shall install security devices and measures, including walkway and vehicle control gates, entrance telephones, intercoms and similar features, subject to approval of the Police Chief and the Fire Chief. Vehicle control gates shall be operable by City approved radio equipment. (FD/PD, F-9)
162.Developer shall provide central station monitoring of the fire sprinkler system and all control valves. (FD, F-10)
163.The turning radius of all project property driveways and turnaround areas used for emergency access shall be approved by the City Traffic Engineering Department. (FD, F-11)
164.Developer shall provide automatic fire sprinklers as required by the City Code and shall contact the Fire Chief to ascertain the location of all connections. (FD, F-12) 165.Developer shall install in each structure in the project an alarm system with a central station monitor that will automatically notify the Fire Department in the event of a fire in the structure. The alarm system shall include a UL or State Fire Marshal approved device, which shall not exceed design specifications, that reports the location of the fire and provides floor by floor water flow monitoring and allows the central station monitor to inform the Fire Department. (FD, F-13)
166.All signalized intersections shall be equipped with pre-emption equipment. (FD/TR, F15) 167.Developer shall comply with Certified Unified Program Agency (CUPA) requirements regarding the storage, handling and generation of hazardous materials or waste. Prior to the issuance of building permits, Developer shall contact the CUPA division of the Fire Department to ensure that such requirements are followed. (FD, F-16)
FIRE DEPARTMENT SPECIAL CONDITIONS
168.Areas designated by the Fire Marshal as Fire Lanes shall be identified by a red curb and signage per the California Department of Motor Vehicles. 407
Resolution No. 2023-XX (PZ 17-500-11; U-Haul)
Planning Commission Date: February 2, 2023
169.All landscape on project property will coordinate with the fire protection features, to prevent access problems to fire protection features.
170.Fire hydrants shall be operational and accessible at all times. No parking, storage or staging of equipment/supplies shall be located within 15 feet on either side of fire hydrants. Prior to final inspection, blue reflective hydrant location markers shall be placed on the access roads in accordance with Fire Department standards. 171.Class I standpipe is required in each stairwell and reach 150’ of travel throughout the building.
172.Fire sprinkler coverage is required for:
a. Patios, overhangs or any other projections that are 48” or more from the structure. b. Open areas beneath stairs that serve a habitable space or when that area is accessible for storage or has mechanical equipment.
c. The protection of the forced air unit when located in the attic or other areas that are normally inaccessible.
173.Before the city issues a certificate of occupancy, the developer shall install a Knox key vault at a location to be determined by the Fire Department. 174.Gurney size elevators will be required.
175.All overhangs over 4 feet are required to be sprinklered. 176.Verify height of parapet. Not to be over 40 inches, unless approved by the Fire Department.
177.FDC is required to be within 50-feet of the fire hydrant and not across drive isles. 178.Vegetation clearance from structure(s) required prior to construction. 179.A minimum 20-foot clear width and 13 foot, 6 inch (13’-6”) clear height emergency access shall be maintained free of obstructions at all times within the development once construction starts.
180.Developer shall allow installation of public safety radio equipment in the tower, steeple, roof or other elevated portion of the building. Such equipment shall not conflict with the architectural design of the building and shall comply with zoning and planning requirements and conditions.
181.
408
Resolution No. 2023-XX (PZ 17-500-11; U-Haul)
Planning Commission Date: February 2, 2023
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Oxnard on this 2nd day of February 2023.
Ronald Arruejo, Chair
I hereby certify that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Oxnard at a meeting held on the 2nd day of February 2023, and carried by the following vote:
AYES: Commissioner(s):
NOES: Commissioner(s):
ABSENT: Commissioner(s):
ABSTAIN: Commissioner(s):
RECUSED: Commissioner(s):
Joe Pearson II, Secretary
409
Attachment 4
U-Haul Moving and Storage
Zoning Compliance Table
Zoning Code Consistency-General Commercial (C-2)
DEVELOPMENT
STANDARD
REQUIREMENT PROPOSED COMPLIES?
Max. building height
(16-137 & 16-303)
2 stories at 35 ft. Additional stories
may be permitted as part of a SUP.
Existing Building-34’
Proposed tower exceeds
35’ limit
Yes, subject to
approval of
SUP
Front yard setback
(16-139)
10 ft from ultimate property line Varies 45’-85’ Yes
Side yard setback
(16-140)
Zero when abuts another C-2 zoned
lot. >5’ on both side yards Yes
Rear yard setback
(16-141)
15 feet for buildings over 16 feet in
height 0’ at northeast corner
24’ at southwest corner
Yes, 0’ setback
granted under
Variance No.
277
Off-street parking:
Required (16-622)
Rounding (16-620)
Motorcycle (16-624)
Bicycle (16-623,
16-637)
Loading (16-644)
Parking Aisle
(16-639, Figure 5)
[ADA requirements
per State Title 24
Accessibility Code]
Administrative Relief
From Parking
Provisions (16-651)
63 Vehicle spaces
Bicycle (Five Spaces) = 5
Loading space for Industrial
(150,000SF and over = 5 spaces, (12
ft x 40 ft).
16-644(B)(1), “Loading zone
requirements may be modified by the
planning commission… based on the
nature of the use…design
characteristics of the project.”
Aisle Width for 90
o parking = 25 ft
75 Vehicle spaces and 2
Motorcycle space
5 bike spaces
5 loading spaces
Yes, with
approval of a
parking demand
study
Yes
Yes
Parking space sizes &
design:
Standard (16-636 &
16-638)
Motorcycle (16-638)
Loading (16-644)
Full Size: 9 ft W x 19 ft L
may overhang 2 ft over landscape if
planter min. 5 [16-616(C)]
Motorcycle: 4 ft W x 7 ft L
Standard Parking = 9 ft x
19 ft min
Motorcycle = 4.5 ft x7 ft
Yes
410
2420 Oxnard Boulevard U-Haul Project
PZ No. 17-500-11 (Special Use Permit)
Loading: 12 ft W x 40 ft L (unless
alternative approval).
Loading Area - 12 ft W x
40 ft L
Parking Landscaping
(16-641):
● Along
streets/alleys
● Along interior
PLs (for lots
with 20+
spaces)
● Parking/vehicle
area (16-641)
● Landscape
fingers (16-641)
● Trees (for lots
with 20+)
● Min. 10 ft wide landscape strip
along city street
● Min. 5 ft wide side yard
● Landscape island/finger- every 10
spaces with 2 trees, 9 ft W x 20 ft L.
● Minimum 5% of area, exclusive
of any other required landscaped
area abutting a street or alley.
● Min. 1 tree for each 40’ property
line. ft frontage
Existing Development
8 foot minimum along
the streets (legal
nonconforming)
Yes
Yes.
14% of the lot.
Yes
Yes
Roof top Equipment May not protrude above height of
parapet
Roof top equipment
shall be below parapet
as conditioned.
Yes
Trash Enclosures &
Transformers
To be screened at installation
Trash area and
transformers are to be
screened
Yes
Fence
(OCC §16-310)
-Cannot be located in the front
yard setback
-No chain link fence in front yard
-8 feet max. height, unless
approved by SUP
10 ft to 27 ft tall screen
wall is located outside of
the front yard setback.
8’ high decorative
wrought iron fence
proposed along the rear
perimeter
Yes, subject to
approval of
SUP
Lighting
(OCC §16-320)
Lighting within physical limits of
the area required to be lighted
shall not exceed seven
footcandles, nor be less than one
footcandle at any point.
Lighting would be
conditioned to be
comply with §16-320
Yes, as
conditioned
411
Attachment 5
City of Oxnard 2030 General Plan Consistency Analysis
U-Haul Moving and Storage
Level I: Direct Applicability to a Proposed Policy, Project or Program Level II: Related or Indirect Applicability to the Proposed Policy, Project, or Program Level III: No or Distance Applicability to the Proposed Policy, Project, or Program.
All policies not listed are designated as Level III are deemed consistent with the 2030 General Plan.
General Plan Chapter Abbreviations Chapter:
SC: Sustainable Community 2
CD: Community Development 3
ICS: Infrastructure and Community Services 4
ER: Environmental Resources 5
SH: Safety and Hazards 6
MC: Military Compatibility 7
HE: 2021-2029 Housing Element 8
Applicable 2030 General Plan Policies Level Explanation Policy
CD-1.2
Infill Development, Priority to Mixed
Use
Promote the efficient use of larger
vacant parcels and vacant areas of the
City by encouraging infill development,
with a priority to mixed uses that
reduce vehicle trips and GHG
emissions and promote sustainable
development goals and objectives.
I The Project site is within a
developed area of the City
and qualifies as infill.
Policy
CD-4.2
Commercial Revitalization and
Redevelopment
Encourage upgrading, beautification,
revitalization, and appropriate reuse of
existing commercial areas and
shopping centers and, especially
within redevelopment project areas,
I The development will
improve an older
development along a scenic
corridor with a renovated
building and enhancements
to the landscaped parking
lot.
412
2420 Oxnard Boulevard U-Haul Project
PZ No. 17-500-11 (Special Use Permit)
Policy
CD-9.2
continue to develop and implement
programs that link commercial areas
with their adjoining neighborhoods
and increase overall jobs, sales and
property valuation.
Revitalization and Redevelopment
As part of the City’s redevelopment
programs and planning, promote the
revitalization of residential,
commercial, and industrial properties
that are deteriorated or detract from
the visual quality of the City.
Policy
CD-4.4
Policy
CD-9.3
Commercial Area Aesthetics
Require that older commercial
development upgrade / improve
landscaping and architecture, if
warranted, during discretionary review
opportunities.
Gateway Enhancement
Designate major entryways as
gateways into the City. The City shall
use landscaping, decorative lighting,
signage and/or other streetscape
design techniques to enhance the
City’s identity, sense of place, and
provide visual emphasis to the
streetscapes to the City.
I The project has been
designed to improve the
overall aesthetic of an
existing building along a
designated scenic corridor.
These improvements include
improved architecture and a
significant increase in
landscaping, which will
improve the overall aesthetic
of the corridor.
Policy
CD-9.4
View Corridor Preservation
Ensure all public and private
investments positively contribute to
the overall character of the City by
minimizing impacts on important view
corridors by creating edge treatments
along greenbelt areas and a
landscaped buffer corridor of at least
30 feet along designated scenic
corridors and other major
transportation corridors.
I Oxnard Boulevard at this
location is a designated
scenic corridor which
requires a landscaped buffer
of at least 30 feet. The
existing drive aisle is located
within this 30-foot area and
is considered to be a “legal
nonconforming” existing
condition. However, were
feasible, paved areas will be
removed and additional
landscaping is proposed to be
installed in the 30-foot area
bringing the project site more
into compliance with this
standard.
413
2420 Oxnard Boulevard U-Haul Project
PZ No. 17-500-11 (Special Use Permit)
Policy
CD-15.6
Share of Regional Taxable Sales
Increase Oxnard’s share of tax base
and enhance the fiscal health of the
City.
The Project will allow for the
renovation of an existing
building to allow for a new
business, which will generate
retail tax sales revenue to the
City.
Policy
CD-16.5
Industrial and Commercial
Development Standards
Require high quality development
standards that increase the efficient
use of existing industrial and
commercial development areas so as
to preserve agricultural land and
minimize adverse environmental
impacts.
I The project will allow for the
renovation and efficient
reuse of an existing building.
This not only minimizes
environmental impacts, but
also preserves other areas
future development which
may not be able to take
advantage of such existing
buildings.
Policy
CD-18.1
Attract New Business
Identify and attract a range of
commercial, retail and industrial
businesses that are compatible with
the community’s business climate and
not detrimental to the existing local
economy and environment.
II
The Project will allow for the
renovation of an existing
building to allow for new
businesses to open.
Policy
ER-10.1
Promote use of Native and Water
Wise Plants
Promote the development of a native,
drought-tolerant landscape character
throughout the City that re-enforces a
unified and cohesive landscape
character and discourage plants that
are invasive or problematic in other
ways as determined by the City’s
landscape architect.
I The Project incorporates
native and water wise plants
and is conditioned to comply
with City’s Landscape and
Water Conservation
Standards (Ordinance No.
2822) and applicable water
conservation requirements of
the State of California.
Policy
ICS-8.5
Public Sidewalks and Pedestrian
Orientation
Consider and require where
appropriate and feasible the
enhancement of the pedestrian
environmental as part of private
development and public works
projects, especially for public
sidewalks.
I The project as conditioned
will Include pedestrian
improvements such as a new
signal and pedestrian
crosswalk.
414
2420 Oxnard Boulevard U-Haul Project
Final Initial Study – Mitigated Negative Declaration
prepared by
City of Oxnard
Planning Division
214 South C Street
Oxnard, California 93030
Contact: Joe Pearson II, Senior Planner
(805) 385-8272
prepared with the assistance of
Rincon Consultants, Inc.
180 North Ashwood Avenue
Ventura, California 93003
October 2022
415
416
Table of Contents
Final Initial Study – Mitigated Negative Declaration i
Table of Contents
Initial Study-Mitigated Negative Declaration.........................................................................................1
1. Project Title.........................................................................................................................1
2. Lead Agency Name and Address.........................................................................................1
3. Contact Person and Phone Number ...................................................................................1
4. Project Location ..................................................................................................................1
5. Project Sponsor’s Name and Address.................................................................................1
6. General Plan Designation....................................................................................................1
7. Zoning..................................................................................................................................2
8. Description of Project .........................................................................................................2
9. Surrounding Land Uses and Setting....................................................................................4
10. Required Discretionary Approvals......................................................................................4
11. Other Public Agencies Whose Approval is Required ..........................................................4 Environmental Factors Potentially Affected...........................................................................................9 Determination ........................................................................................................................................9 Environmental Checklist.......................................................................................................................11 1 Aesthetics and Urban Design............................................................................................11 2 Agricultural Resources......................................................................................................17 3 Air Quality .........................................................................................................................19 4 Biological Resources..........................................................................................................27 5 Climate Change and Greenhouse Gas Emissions..............................................................33 6 Cultural Resources............................................................................................................43 7 Energy ...............................................................................................................................45 8 Geology and Soils..............................................................................................................51 9 Hazards and Hazardous Materials ....................................................................................55 10 Hydrology and WaterQuality............................................................................................57 11 Land Use and Planning......................................................................................................61 12 Mineral Resources ............................................................................................................65 13 Noise .................................................................................................................................67 14 Population, Education, and Housing.................................................................................73 15 Public Services and Recreation .........................................................................................77 16 Transportation and Circulation.........................................................................................79 17 Tribal Cultural Resources..................................................................................................83 18 Utilities..............................................................................................................................85 19 Wildfire..............................................................................................................................89 20 Cumulative Impacts ..........................................................................................................91 21 Mandatory Findings of Significance..................................................................................93 417
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
ii
References............................................................................................................................................95 Bibliography..................................................................................................................................95 List of Preparers............................................................................................................................99 Tables
Table 1 Project Summary.................................................................................................................3 Table 2 Health Effects Associated with Non-Attainment Criteria Pollutants................................20 Table 3 Construction Emissions (pounds/day) ..............................................................................23 Table 4 Operational Emissions (pounds/day)................................................................................24 Table 5 Estimated Construction GHG Emissions ...........................................................................38 Table 6 Combined Annual Emissions of Greenhouse Gases .........................................................39 Table 7 Electricity Consumption in the SCE Service Area in 2020 .................................................45 Table 8 Natural Gas Consumption in SCG Service Area in 2020....................................................45 Table 9 Estimated Fuel Consumption during Construction...........................................................46 Table 10 Estimated Project Annual Transportation Energy Consumption......................................47 Table 11 Consistency with Applicable Existing Policies and Initiatives ...........................................49 Table 12 Vibration Damage Potential..............................................................................................69 Table 13 Vibration Annoyance Potential.........................................................................................70 Table 14 Employee Generation Assumptions..................................................................................74 Figures
Figure 1 Regional Location................................................................................................................5 Figure 2 Project Location ..................................................................................................................6 Figure 3 Proposed Site Plan ..............................................................................................................7 Figure 4 Project Building Elevations................................................................................................15 Appendices
Appendix A CalEEMod Output Files
Appendix B Energy Calculations
Appendix C Hydrologic and Hydraulic Report/ Stormwater Quality Report Appendix D Traffic Study Update
Appendix E Responses to Comments on the Draft IS-MND
Appendix F Mitigation Monitoring and Reporting Program
418
Initial Study-Mitigated Negative Declaration
Final Initial Study – Mitigated Negative Declaration 1
Initial Study-Mitigated Negative Declaration
1. Project Title
2420 Oxnard Boulevard U-Haul Project
8.865-acre site at 2420 North Oxnard Boulevard
Assessor’s Parcel Number (APN): 142-0-010-345 and 142-0-021-010
2. Lead Agency Name and Address
City of Oxnard, Planning Division
214 South C Street
Oxnard, California 93030
(805) 385-8272
3. Contact Person and Phone Number
Joe Pearson II, Principal Planner
(805) 385-8272
4. Project Location
An 8.865-acre site containing a vacant warehouse and vacant retail showroom, bordered by North Oxnard Boulevard to the west and Southern Pacific Railroad tracks to the east, in the northern portion of the city of Oxnard in Ventura County. The project site consists of two parcels currently containing a warehouse with 85,103 square feet and a 66,987-square foot retail showroom. Except for 2,291 square feet of the southwest corner of the retail showroom, which have been converted to a U-Haul store and offices for retail sales of boxes and other moving supplies, the buildings have been vacant for approximately 13 years. Figure 1 shows the regional location of the site, and Figure 2 shows the project site within the existing neighborhood context.
5. Project Sponsor’s Name and Address
Amerco Real Estate Company
c/o David Randi
2727 North Central Avenue
Phoenix, Arizona 85004
(613) 748-6213
6. General Plan Designation
The project site is designated under the City of Oxnard 2030 General Plan as Commercial General, according to the General Plan Land Use Map. The 2030 General Plan permits use of Commercial General for retail centers and free-standing commercial along arterials. This designation may also 419
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
2 include office, residential and mixed uses. The proposed project conforms to the 2030 General Plan land use designation.
7. Zoning
The zoning designation for the proposed project site is C-2-PD, General Commercial-Planned Development. The General Commercial zoning designation permits land uses including, but not limited to, retail store or business not involving manufacturing, warehousing and storage, and equipment storage. The designation allows automobile and truck sharing, and self-storage facilities with issuance of a special use permit. The Planned Development designation is intended to ensure the orderly development of land in conformance with the General Plan of the City and to permit departures from the restrictions imposed within the basic zones. The proposed project would require a special use permit to conform to the zoning designation. Special use permits are granted for such time and upon such conditions and limitations as are deemed necessary to preserve the integrity and character of the zoning district, the utility and value of adjacent property, and the general welfare of the neighborhood and the public.
8. Description of Project
The proposed project would convert the existing warehouse space on the site into 138,517 square feet of self-storage space, including 1,263 separate units, a U-Box storage warehouse of 34,537 square feet with up to 1,119 U-Boxes stored, and 3,050 square feet of retail space. The southwest corner of the existing retail showroom has been converted to a 2,291-square foot U-Haul store and offices for retail sales of boxes and other moving supplies. The remaining space in the showroom area would be converted to 64,696 square feet of self-storage space consisting of 611 separate units. As part of the requested special use permit, the U-Haul store would also serve as a rental office for U-Haul trucks and equipment stored on site. The large parking area on the north end of the lot would provide 46 covered recreational vehicle (RV) parking storage spaces. The existing structures include a 35-foot tall, 85,103-square foot warehouse abutting a single story, 66,987- square foot warehouse to the south. The heights of the buildings would not be modified. The structures would be renovated through a reconfiguring of the interior space, construction of a new roof, and refurbishing of the building façade.
As shown on the proposed site plan (Figure 3), the proposed project would be completed in two phases. Phase I of the project would include revising the existing interior layout of the warehouse for storage of up to 1,119 U-Boxes (shown on plans as existing warehouse area) and turning the existing retail showroom into 611 individual self-storage units (shown on plans as Phase IB). Exterior improvements and parking lot improvements would be completed in this phase as required for the operation of the warehouse and storage components.
Phase II would consist of renovating the existing warehouse into three interior stories of self-storage space, with a small additional retail element. The three stories would include 138,517 square feet of floor area with 1,263 storage units. The northwest corner of the first floor would be converted to 3,050 square feet of retail space for U-Haul. The remainder of the exterior building façade and parking lot improvements would be completed during Phase II. The northern part of the parking lot would be fenced in and converted to RV storage with covered parking for approximately 46 RVs.
At the completion of these two project phases, the site would contain:
420
Initial Study-Mitigated Negative Declaration
Final Initial Study – Mitigated Negative Declaration 3
▪ 138,517 square feet of self-storage space, 34,537 square feet of U-Box storage space, and 3,050 square feet of retail space in the existing warehouse
▪ 64,696 square feet of self-storage space and 2,291 square feet of retail space in the existing retail showroom
▪ 46 covered RV storage spaces, with canopies 14 feet in height ▪ 80 parking stalls for customers and employees (67 for customers and 13 for employees) ▪ 12 loading and staging stalls
▪ 2 motorcycle parking spaces
▪ 15,120 square feet of rental truck and equipment parking.
Table 1 provides a breakdown of area coverage of the buildings, paving, and landscaping for the proposed project.
Table 1 Project Summary
Building Area
Self-Storage First Floor 112,212 square feet (sf)
Self-Storage – Second Floor 41,551 sf
Self-Storage – Third Floor 49,450 sf
Warehouse 34,537 sf
Retail 5,341 sf
Total 243,091 sf (39.4% site coverage)
Parking Stalls
Standard (9’x19’) 75 stalls
Loading Stalls (12’x40’) 12 stalls
Handicap (9’x19’) 5 stalls
Motorcycle (3’x6’) 2 stalls
Total
Total Paved
801 stalls
194,984 sf (50.4% site coverage)
Bicycle Parking
Exterior Stalls 5 stalls
Total 5 stalls
Landscaping
Landscaped Periphery 24,627 sf
Landscaped Interior 14,006 sf (7.1% of paved area)
Total 38,633 sf (10.0% site coverage)
1 This total does not include loading stalls or motorcycle stalls because they are counted separately for purposes of compliance with the City’s off-street parking standards
421
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
4 9. Surrounding Land Uses and Setting
The area surrounding the project site consists of a mix of residential and commercial land uses:
▪ West of the project site, across North Oxnard Boulevard: Part of the South Bank residential neighborhood, occupied by the Meadowlake community of single-family residences (which are zoned MH-PD, Manufactured Home Planned Development) and the Casitas Apartment Homes multi-family residences (which are zoned R-4-PD, High Rise Residential - Planned Development). ▪ South of the Project Site: Mixed commercial and retail, with an auto-repair shop, zoned CG (General Commercial).
▪ North and East of the Project Site, across the Southern Pacific Railroad tracks: A grocery store and retail space. These commercial and retail land uses are zoned CG (General Commercial).
The project site currently contains a warehouse and a retail showroom which have been unoccupied for about 13 years, except for 2,291 square feet of the southwest corner of the retail showroom which have been converted to a U-Haul store and offices for retail sales of boxes and other moving supplies. The warehouse was formerly used as storage for the Levitz furniture showroom. There is a large asphalt parking lot on the north end of the project site which is not currently utilized. The project site is bordered by the Southern Pacific Railroad tracks on the north and east sides, which separate the project site from adjacent commercial land uses. Landscaping on and immediately around the site consists of small shrubs, groundcover, young, recently planted trees, and larger trees between the site and Oxnard Boulevard and along the northeastern boundary of the site.
10. Required Discretionary Approvals
The project would require the following discretionary approvals by the Oxnard City Council:
▪ Approval of a Special Use Permit to allow automobile and truck sharing and self-storage facilities on the project site, which is in the C-2-PD zone and therefore requires approval of a special use permit for these uses under Section 16-138 of the City’s Municipal Code. ▪ Adoption of an Initial Study prepared in accordance with the California Environmental Quality Act (CEQA). The City of Oxnard is required to consider the Initial Study and adopt it prior to approving the project.
11. Other Public Agencies Whose Approval is Required
There are no other public agencies whose approval is required. 422
Initial Study-Mitigated Negative Declaration
Final Initial Study – Mitigated Negative Declaration 5
Figure 1 Regional Location
423
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
6 Figure 2 Project Location
424
Initial Study-Mitigated Negative Declaration
Final Initial Study – Mitigated Negative Declaration 7
Figure 3 Proposed Site Plan
425
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
8 This page intentionally left blank.
426
Environmental Factors Potentially Affected
Final Initial Study – Mitigated Negative Declaration 9
Environmental Factors Potentially Affected
This project would potentially affect the environmental factors checked below, involving at least one impact that is “Potentially Significant” or “Less than Significant with Mitigation Incorporated” as indicated by the checklist on the following pages.
□ Aesthetics and Urban
Design
□ Agricultural Resources ■ Air Quality
■ Biological Resources □ Climate Change and
Greenhouse Gas
Emissions
■ Cultural Resources
□ Energy □ Geology and Soils □ Hazards and Hazardous
Materials
□ Hydrology and Water
Quality
□ Land Use and Planning □ Mineral Resources
□ Noise □ Population, Education,
and Housing
□ Public Services and
Recreation
□ Transportation and
Circulation
□ Tribal Cultural
Resources
□ Utilities
□ Wildfire □ Cumulative Impacts ■ Mandatory Findings
of Significance
Determination
Based on this initial evaluation:
□ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ■ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
□ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
□ I find that the proposed project MAY have a “potentially significant impact” or “less than significant with mitigation incorporated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 427
428
Environmental Checklist
Aesthetics and Urban Design
Final Initial Study – Mitigated Negative Declaration 11 Environmental Checklist
1 Aesthetics and Urban Design
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Except as provided in Public Resources Code Section 21099, would the project:
a. Have a substantial adverse effect on a
scenic vista such as an ocean or mountain
view from an important view corridor or
location as identified in the 2030 General
Plan or other City planning documents? □ □ □ ■
b. Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within
a state scenic highway, or route identified
as scenic by the County of Ventura or City
of Oxnard? □ □ □ ■
c. Substantially degrade the existing visual
character or quality of the site or its
surroundings such as by creating new
development or other physical changes
that are visually incompatible with
surrounding areas or that conflict with
visual resource policies contained in the
2030 General Plan or other City planning
documents? □ □ □ ■
d. Add to or compound an existing negative
visual character associated with the
project site? □ □ □ ■
e. Create a source of substantial light or glare
that would adversely affect day or
nighttime views in the area? □ □ ■ □
a. Would the project have a substantial adverse effect on a scenic vista such as an ocean or mountain view from an important view corridor or location as identified in the 2030 General Plan or other City planning documents?
The 2030 Oxnard General Plan Goals and Policies outline three broad categories of aesthetic resources, including Local Waterways, Agricultural Greenbelts, and Beaches and Coastlines. The 429
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
12 project site is in an urbanized area and is not adjacent to any of these designated scenic resources.
The nearest scenic resource is the Santa Clara River, located 0.75 mile northwest of the project site; however, the project would not obstruct views of this resource as it does not lie within the line of sight from a designated viewpoint or public park. While the project would maintain the current overall building height of 35 feet, some parts of the roof would project slightly beyond 35 feet, as shown in Figure 4. This was approved as part of the original building permit as allowed in the C-2-PD zone with a special use permit. The new RV storage carport structures would be 14 feet in height, and would not impact views of scenic resources, as this would be well below the height limit for the land use and below the height of structures on surrounding land uses. The proposed project would not interfere with or obstruct views of General Plan designated scenic resources; therefore, the project would have no impact on a scenic vista.
NO IMPACT
b. Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway, or route identified as scenic by the County of Ventura or City of Oxnard?
The General Plan Background Report indicates that there are no California Department of Transportation (Caltrans) Designated Scenic Routes in the Oxnard Planning Area; however, the City of Oxnard identifies several road segments within the planning area as scenic (Oxnard 2006). The stretch of Oxnard Boulevard between U.S. Highway 101 and Point Mugu is designated as a scenic roadway according to the City’s Scenic Highway System. The project site lies along the east side of this roadway, on the northern end of the span. Views along the urban area of this corridor are typically foreground views, including elements such as houses, stores, and streetscapes with original architectural features (City of Oxnard 2006). The project’s location in an urban area, away from designated scenic resources, indicates that it would not impact scenic resources. The proposed project would therefore not damage scenic resources and there would be no impact.
NO IMPACT
c. Would the project substantially degrade the existing visual character or quality of the site or its surroundings such as by creating new development or other physical changes that are visually incompatible with surrounding areas or that conflict with visual resource policies contained in the 2030 General Plan or other City planning documents? d. Would the project add to or compound an existing negative visual character associated with the project site?
The project site is in an urbanized area of Oxnard. As shown in Figure 4, the proposed project would involve renovating the existing structure on the project site, including an updated façade, but the overall building height and footprint would remain the same. The overall height of the building would remain unchanged at 35 feet, but some parts of the roof would project slightly beyond 35 feet, as shown in Figure 4. Street setbacks of 10 feet (Oxnard City Code Section 16-139) would remain the same. Fences erected along the boundaries of the project site would consist of a mix of wrought-iron decorative fencing and chain-link fencing and would be under 8 feet in height in compliance with the fence limitations in commercial zones in the Oxnard City Code (Section 16-310).
The modifications to the façade of the current structures would implement neutral paint colors, minimal advertising per Oxnard City Code (Chapter 16, Article IX), and a variety of materials to help create varied visual character. Figure 4 provides colored elevations showing the proposed façade 430
Environmental Checklist
Aesthetics and Urban Design
Final Initial Study – Mitigated Negative Declaration 13 upon project completion. The front of the building visible from Oxnard Boulevard, as shown in the west elevation of Figure 4, would consist primarily of light stone colored and ribbed metal paneling, broken up by orange panels, mimicking garage doors on the single-story section of the building. The two-story portion of the existing building would utilize off-white as the primary color, with accents of beige ribbed paneling on the building corners, and in three equally spaced divisions along the west elevation, to break up the building’s visual massing. The building façade would also include wall mounted metal landscape trellises on the single-single story portions of the west and east elevations and windows at the corners of the warehouses where retail spaces would exist.
The proposed modifications would not contrast significantly with the visual character of the surrounding structures. The building just to the south of the proposed project has a stone block outer wall construction with painted metal paneling near the roof. The beige colors of the walls would not look dissimilar to that of the proposed project, and the metal paneling accents would be a shared theme. The buildings south of these, which if traveling northward on North Oxnard Boulevard would be seen before the proposed project, have a similar color scheme as well, with a beige colored stone exterior with light brown accents. The proposed project would have an improved visual quality compared to the unmaintained structures currently on the site, which have weathered paint. Additionally, the project would implement landscaping, improving upon the current parking area, which is minimally landscaped. This would include Koelreuteria Bipinnata (Chinese Flame Tree) along the RV storage portion of the project, partially obstructing the view of the stored vehicles form the roadway, and Rhus Lancea (African Sumac) along the sidewalk adjacent to the building front.
The project would be consistent with applicable zoning regulations relating to visual character and quality and would not degrade the visual character or quality of the surrounding neighborhood; therefore, the project would have no impact.
NO IMPACT
e. Would the project create a source of substantial light or glare that would adversely affect day or nighttime views in the area?
The project site is in an urban area with streetlights and parking lots that create nighttime light pollution. The proposed project would not contribute a significant amount of additional light during nighttime hours, as lighting would not include more than typical exterior lighting for customers and workers to safely use the buildings and parking lots. Any new lighting would be required to conform to requirements in Section 16-320 of the Oxnard City Code, which requires lighting to illuminate only the intended surfaces and to not exceed seven foot-candles. Additionally, the project would not create substantial glare, as reflective surfaces used on the project exterior would include only a limited number of windows at the corners of the building front along Oxnard Boulevard.
Furthermore, metal paneling would be painted and thus not highly reflective. Reflective surfaces would be similarly limited along the building’s other elevations. Therefore, the project would not create a new substantial source of light or glare that would adversely affect views in the area and project impacts would be less than significant.
LESS THAN SIGNIFICANT IMPACT
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Aesthetics and Urban Design
Final Initial Study – Mitigated Negative Declaration 15 Figure 4 Project Building Elevations
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Environmental Checklist
Agricultural Resources
Final Initial Study – Mitigated Negative Declaration 17 2 Agricultural Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance to
non-agricultural use? □ □ □ ■
b. Conflict with existing zoning for agricultural
use or an existing Williamson Act contract? □ □ □ ■
c. Involve other changes in the existing
environment that, due to their location or
nature, could result in conversion of off-site
farmland to non-agricultural use? □ □ □ ■
a. Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use?
b. Would the project conflict with existing zoning for agricultural use or an existing Williamson Act contract?
c. Would the project involve other changes in the existing environment that, due to their location or nature, could result in conversion of off-site farmland to non-agricultural use? According to the California Department of Conservation, Ventura County Important Farmland Map, the project site is not on land designated as Prime Farmland, Unique Farmland or Farmland of statewide importance (California Department of Conservation 2018). The project site is currently developed and zoned for commercial land use according to the 2030 General Plan, is not zoned for agricultural use, and (according to the California Department of Conservation Division of Land Resource Protection) is not under Williamson Act Contract. Additionally, the project site is not zoned as any type of timberland or forest. Pursuant to Division 9 Sec. 16-135 of the City of Oxnard Municipal Code, agricultural uses are not listed as a permitted use within the C-2 zone. Therefore, the proposed project’s implementation would not conflict with the proposed zoning for the site, since agricultural uses are not permitted under the existing or proposed zone. The project site is in a fully urbanized area not adjacent to any farmlands, and implementation of the project would not have any indirect impacts on farmland or forestland that could lead to conversion to nonagricultural or non-forest uses. Therefore, the proposed project would have no impact on agriculture or forestry resources.
NO IMPACT
435
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Environmental Checklist
Air Quality
Final Initial Study – Mitigated Negative Declaration 19 3 Air Quality
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Conflict with or obstruct implementation
of the Ventura County AQMP? □ □ □ ■
b. Violate any federal or state air quality
standard or contribute substantially to an
existing or projected air quality standard
violation? □ □ □ ■
c. Result in a cumulatively considerable net
increase of any criteria in excess of
quantitative thresholds recommended by
the VCAPCD)? □ ■ □ □
d. Expose sensitive receptors to pollutant
concentrations exceeding state or federal
standards or in excess of applicable health
risk criteria for toxic air contaminants? □ □ ■ □
e. Create objectionable odors affecting a
substantial number of people? □ □ ■ □
Environmental Setting
The project site is in the South-Central Coast Air Basin (Basin), which covers San Luis Obispo, Santa Barbara, and Ventura Counties. The Ventura County Air Pollution Control District (VCAPCD) monitors and regulates local air quality in Ventura County and manages the Air Quality Management Plan (AQMP). The analysis presented in this section is based on information found in the Ventura County Air Quality Assessment Guidelines (Guidelines), adopted by the VCAPCD in 2003.
Air quality is affected by stationary sources (e.g., industrial uses and oil and gas operations) and mobile sources (e.g., motor vehicles). Air quality at a given location is a function of several factors, including the quantity and type of pollutants emitted locally and regionally, and the dispersion rates of pollutants in the region. Primary factors affecting pollutant dispersion are wind speed and direction, atmospheric stability, temperature, the presence or absence of inversions, and topography. The project site is in the southeastern portion of the Basin, which has moderate variability in temperatures, tempered by coastal processes. The air quality within the Basin is influenced by a wide range of emission sources, such as dense population centers, heavy vehicular traffic, industry, and weather.
437
City of Oxnard
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20 Air Quality Standards and Attainment
The VCAPCD is required to monitor air pollutant levels to ensure National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) are met. If the standards are met, the Basin is classified as being in “attainment.” If the standards are not met, the Basin is classified as being in “nonattainment,” and the VCAPCD is required to develop strategies to meet the standards. According to the California Air Resources Board (CARB) Area Designation Maps, the project site is in a region identified as being in nonattainment for ozone NAAQS and CAAQS and nonattainment for particulate matter less than 10 microns in diameter (PM10) CAAQS (CARB 2019).
In February 2017, the VCAPCD adopted the 2016 Ventura County AQMP, which provides a strategy for the attainment of federal ozone standards.
The health effects associated with criteria pollutants for which the Basin is in non-attainment are described in Table 2.
Table 2 Health Effects Associated with Non-Attainment Criteria Pollutants Pollutant Adverse Effects
Ozone (1) Short-term exposures: (a) pulmonary function decrements and localized lung edema in humans and animals and (b) risk to public health implied by alterations in pulmonary morphology and host defense in animals; (2) long-term exposures: risk to public health implied by altered connective tissue metabolism and altered pulmonary morphology in animals after long-term exposures and pulmonary function decrements in chronically exposed humans; (3) vegetation damage; and (4) property damage.
Suspended particulate
matter (PM10)
(1) Excess deaths from short-term and long-term exposures; (2) excess seasonal declines in pulmonary function, especially in children; (3) asthma exacerbation and possibly induction; (4) adverse birth outcomes including low birth weight; (5) increased infant mortality; (6) increased respiratory symptoms in children such as cough and bronchitis; and (7) increased hospitalization for both cardiovascular and respiratory disease (including asthma).a A more detailed discussions on the health effects associated with exposure to suspended particulate matter can be found at the following site: U.S. EPA 2016, http://www.epa.gov/airquality/urbanair/ San Joaquin Valley Fever (formally known as Coccidioidomycosis) is an infectious disease caused by the fungus Coccidioides immitis. San Joaquin Valley Fever (Valley Fever) is a disease of concern in the Basin. Infection is caused by inhalation of Coccidioides immitis spores that have become airborne when dry, dusty soil or dirt is disturbed by natural processes, such as wind or earthquakes, or by human-induced ground-disturbing activities, such as construction, farming, or other activities (VCAPCD 2003). In 2019, 260 Ventura County residents were identified with or confirmed or suspected cases of Valley Fever through October 31 of that year (Ventura County Star 2019).
Air Pollutant Emission Thresholds
The VCAPCD’s Guidelines recommend specific air emission criteria and threshold levels for determining whether a project may have a significant adverse impact on air quality within the Basin.
The proposed project would have a significant impact if operational emissions exceed 25 pounds per day of reactive organic compounds (ROC; also referred to as reactive organic gases, or ROG) or 25 pounds per day of nitrogen oxides (NOX). The 25 pounds per day threshold for ROC and NOX is not intended to be applied to construction emissions since such emissions are temporary. Nevertheless, VCAPCD’s Guidelines state construction-related emissions should be mitigated if estimates of ROC or NOX emissions from heavy-duty construction equipment activities exceed this threshold. 438
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Air Quality
Final Initial Study – Mitigated Negative Declaration 21 The VCAPCD has not established quantitative thresholds for particulate matter for either operation or construction. However, the VCAPCD indicates a project that may generate fugitive dust emissions in such quantities as to cause injury, detriment, nuisance, or annoyance to any considerable number of persons, or which may endanger the comfort, repose, health, or safety of any such person, or which may cause or have a natural tendency to cause injury or damage to business or property, would have a significant air quality impact. This threshold is applicable to the generation of fugitive dust during construction grading and excavation activities. The VCAPCD Guidelines recommend fugitive dust mitigation measures that should be applied to all dust-generating activities. Such measures include minimizing the project disturbance area, watering the site prior to commencement of ground-disturbing activities, covering all truck loads, and limiting on-site vehicle speeds to 15 miles per hour or less.
Applicable VCAPCD Rules and Regulations
The VCAPCD implements rules and regulations for emissions that may be generated by various uses and activities. The rules and regulations detail pollution-reduction measures that must be implemented during construction and operation of projects. Relevant rules and regulations to the project include those listed below.
Rule 50 (Opacity)
This rule sets opacity standards on the discharge from sources of air contaminants. This rule would apply during construction of the project.
Rule 51 (Nuisance)
This rule prohibits any person from discharging air contaminants or any other material from a source that would cause injury, detriment, nuisance, or annoyance to any considerable number of persons or the public or which endangers the comfort, health, safety, or repose to any considerable number of persons or the public. The rule would apply during construction and operational activities.
Rule 55 (Fugitive Dust)
This rule requires fugitive dust generators, including construction and demolition projects, to implement control measures limiting the amount of dust from vehicle track-out, earth moving, bulk material handling, and truck hauling activities. The rule would apply during construction and operational activities.
Rule 55.1 (Paved Roads and Public Unpaved Roads)
This rule requires fugitive dust generators to begin the removal of visible roadway accumulation within 72 hours of any written notification from the VCAPCD. The use of blowers is expressly prohibited under any circumstances. This rule also requires controls to limit the amount of dust from any construction activity or any earthmoving activity on a public unpaved road. This rule would apply during all construction activities.
Rule 55.2 (Street Sweeping Equipment)
This rule requires the use of PM10-efficient street sweepers for routine street sweeping and for removing vehicle track-out pursuant to Rule 55. This rule would apply during construction activities. 439
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22 Rule 74.2 (Architectural Coatings)
This rule sets limits on the volatile organic compound (VOC) content of architectural coatings. Nonflat coatings are limited to 50 grams per liter of VOC content, flat coatings are limited to 50 grams per liter of VOC content and traffic marking coatings are limited to 100 grams per liter of VOC content. The project would be required to comply with this rule during both construction and operation.
Impact Analysis
a. Would the project conflict with or obstruct implementation of the Ventura County AQMP? b. Would the project violate any federal or state air quality standard or contribute substantially to an existing or projected air quality standard violation? According to the VCAPCD’s Guidelines, a project may be inconsistent with the applicable air quality plan if it would cause the existing population to exceed forecasts contained in the most recently adopted AQMP. The VCAPCD adopted the 2016 Ventura County AQMP to demonstrate a strategy for, and reasonable progress toward, attainment of the federal 8-hour ozone standard. The 2016 Ventura County AQMP relies on the Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) forecasts of regional population growth in its AQMP population projections.
The proposed project includes commercial land uses that would result in a small increase of available jobs that could potentially increase Oxnard’s population if these jobs were filled by employees who became new residents of the city. As discussed in Section 14, Population, Education, and Housing, the proposed project would potentially result in 54 new jobs, which could result in a population increase of the same magnitude. These increases in employment and population would contribute less than one percent of the SCAG employment growth projections for Oxnard, which is expected to add 10,200 new jobs between 2020 and 2035. Therefore, the project would not cause exceedances of the growth forecasts employed in the 2020 SCAG RTP/SCS and the 2016 Ventura County AQMP, and no impact would occur.
NO IMPACT
c. Would the project result in a cumulatively considerable net increase of any criteria in excess of quantitative thresholds recommended by the VCAPCD?
Methodology
Construction project emissions were estimated using the California Emissions Estimator Model (CalEEMod) version 2020.4.0. CalEEMod was developed by the South Coast Air Quality Management District and is used by jurisdictions throughout California to quantify criteria pollutant emissions.
The model calculates criteria pollutant emissions and GHGs emissions, reported as carbon dioxide equivalents (CO2e). The calculation methodology and input data used in CalEEMod can be found in the CalEEMod User’s Guide Appendices A, D, and E (CAPCOA 2021). The input data and subsequent construction and operation emission estimates for the project are detailed in the following discussion. CalEEMod output files for the project are included in Appendix A to this report. 440
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Air Quality
Final Initial Study – Mitigated Negative Declaration 23 For the purpose of modeling, the analysis relied upon the following assumptions:
▪ Unrefrigerated Warehouse without Rail Land Use. The proposed project land uses were grouped together as warehouse land uses to simplify modeling. The modeled square footage of 243,091 square feet includes the retail space, self-storage space from both building floors, and the warehouse use. Default fleet mixes within CalEEMod were used. ▪ Parking Lot Land Use. The proposed project includes 46 RV storage spaces and an equipment staging area, which were included in the modeling as a parking lot. This asphalt paved area was grouped together with customer parking spaces, resulting in 194,984 square feet of parking lot area.
▪ Construction Phases. The proposed project’s construction phases were modeled in CalEEMod as occurring sequentially but continuously. CalEEMod default construction phases (e.g., site preparation, grading, building construction, paving, architectural coating) were used for modeling. Project construction was modeled as lasting a total of 300 days.
Construction Impacts
Construction activities associated with development of the proposed project would temporarily generate emissions associated with equipment and fugitive dust. Construction emissions modeled include emissions generated by construction equipment used on the site and emissions generated by vehicle trips associated with construction, such as worker and vendor trips. It is assumed all construction equipment used would be diesel-powered. Reactive organic compounds are generated primarily during architectural coating phases of project construction.
Estimated maximum daily ROC, NOX, CO, PM10, and PM2.5 construction emissions are shown in Table 3. The VCAPCD’s 25 pounds per day thresholds for ROC and NOX do not apply to construction emissions because such emissions are temporary; however, as stated above in the Air Emissions Thresholds section, ROC and NOx emissions should be mitigated if estimated emissions from heavyduty construction equipment exceed the 25 pounds per day threshold. Table 3 shows ROC and NOX emissions would exceed the 25 pounds per day threshold during construction. However, as shown in Table 2.1 of the Winter season CalEEMod output in Appendix A, the ROC exceedance would result from emissions from application of architectural coatings to the building rather than from heavyduty construction equipment emissions. Since the ROC emissions would not be a result of emissions from heavy equipment, mitigation would not be required for ROC. Consistent with VCAPCD’s Guidelines, Mitigation Measures AQ-1 is and AQ-2 are required to reduce the project’s ROC and NOX emissions, respectively, from construction equipment.
Table 3 Construction Emissions (pounds/day)
Emission Source
Maximum Daily Emissions(pounds per day)
ROC NOx CO SO2 PM10 PM2.5
Construction Year 2022 3.2 33.1 20.120.2 <0.1 21.4 11.6 Construction Year 2023 96.648.6 16.1 19.32 <0.1 1.8 1.0 SO2 = sulfur dioxide; PM2.5 = particulate matter with a diameter of less than 2.5 microns Notes: All emissions modeling was done using CalEEMod. See Appendix A for modeling worksheets. Some numbers may not add up due to rounding. Emission data is pulled from “mitigated” results from the winter season CalEEMod output, which account for compliance with regulations and project design features. 441
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24 Operational Impacts
Operational emissions are comprised of area source emissions, energy emissions, and mobile source emissions. Area source emissions are generated by landscape maintenance equipment; consumer products such as solvents and propellants contained in aerosol and non-aerosol products; pesticide application; and architectural coating. Emissions attributed to energy use include electricity and natural gas consumption for space and water heating. Mobile source emissions are generated by the increase in motor vehicle trips to and from the project site associated with operation of on-site development. CalEEMod provides default trip generation rates, whichTrip generation rates from the project-specific Traffic Impact Analysis (raSmith 2021) were used to estimate mobile source emissions..
Table 4 summarizes estimated emissions associated with operation of the project. Project operation would not exceed the VCAPCD 25 pounds per day emission thresholds for ROG and NOx. Thresholds have not been established for carbon monoxide (CO), sulfur dioxide (SO2), or particulate matter (PM10 and PM2.5); the project would not result in emissions over 25 pounds per day for these criteria pollutants. Therefore, operation of the proposed project would not generate emissions of criteria air pollutants that would have a significant impact on regional air pollution.
Table 4 Operational Emissions (pounds/day)
Pollutant Total Emissions Significance Threshold Significant Impact? ROC 6.32 25 No
NOx 1.72.3 25 No
CO 16.211.9 N/A N/A
SO2 <0.11 N/A N/A
PM10 3.32.5 N/A N/A
PM2.5 0.90.7 N/A N/A
Notes: See Appendix A for CalEEMod worksheets. Emission data is pulled from “mitigated” results from the winter season CalEEMod output, which account for compliance with regulations and project design features.
Mitigation Measures
AQ-11 NOX ROC Construction Reduction Measures
Per VCAPCD recommendation, during project construction, the project applicant shall use architectural coatings with ROC contents of 25 g/L or less.
AQ-2 NOX Construction Reduction Measures
Per VCAPCD Guidelines, when because project construction emissions would exceed 25 pounds per day for NOX, the following measures shall be implemented:
▪ Minimize equipment idling time.
▪ Maintain equipment engines in good condition and in proper tune as per manufacturers’ specifications.
▪ Lengthen the construction period during smog season (May through October) to minimize the number of vehicles and equipment operating at the same time. 442
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Air Quality
Final Initial Study – Mitigated Negative Declaration 25 ▪ Use alternatively fueled construction equipment, such as compressed natural gas, liquefied natural gas, or electric, if feasible.
▪ In addition, per recent VCAPCD guidance on other projects, project construction shall use Tier 3 or above construction equipment for all off-road diesel equipment that has greater than 50 horsepower. A copy of each unit’s certified tier specification shall be provided at the time of mobilization of each applicable unit of equipment.
Significance After Mitigation
Implementation of Mitigation Measures AQ-1 and AQ-2 would reduce maximum daily ROC and NOX emissions. Because operation of the proposed project would not generate emissions exceeding applicable thresholds of significance, and because Mitigation Measures AQ-1 and AQ-21 would reduce construction emissions impact to a less than significant level, the project’s air quality impacts would be less than significant with mitigation incorporated.
LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
d. Would the project expose sensitive receptors to pollutant concentrations exceeding state or federal standards or in excess of applicable health risk criteria for toxic air contaminants? CARB and the Office of Environmental Health Hazard Assessment (OEHHA) have identified the following groups of individuals as the most likely to be affected by air pollution: the elderly over 65, children under 14, infants (including in utero in the third trimester of pregnancy), and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis (CARB 2005; OEHHA 2015). Some land uses are considered more sensitive to air pollution than others due to the types of population groups or activities involved and are referred to as sensitive receptors.
Examples of these sensitive receptors are residences, schools, hospitals, religious facilities, and daycare centers. The closest sensitive receptors to the project site include residences 220 feet to the west of the project site, across North Oxnard Boulevard.
The proposed project does not include operational uses that would emit substantial amounts of pollution or toxic air contaminants that would affect nearby sensitive receptors. Diesel particulate matter (DPM) emitted from construction equipment would be a source of toxic air contaminants during project construction; however, project construction is expected to not require extensive use of diesel-powered heavy equipment, and emissions would be temporary. Additionally, the predominant wind direction in the project area is from the west (due to the prevailing sea breeze, also referred to as onshore flow), which means toxic air contaminants emitted during construction would primarily be blown away from the sensitive receptors to the west of the project site.
The population of Oxnard has been and will continue to be exposed to Valley Fever from agricultural and construction activities occurring throughout the region. The fungal spores responsible for Valley Fever generally grow in virgin, undisturbed soil. Construction of the proposed project would not include significant grading or soil movement activities; therefore, construction is unlikely to pose a substantial risk of infection. Substantial increases in the number of reported cases of Valley Fever tend to occur only after major ground-disturbing events such as the 1994 Northridge earthquake (VCAPCD 2003). Construction of the proposed project would not result in a comparable amount of ground disturbance. Therefore, construction of the proposed project would not significantly increase the risk to public health above existing background levels. Because the proposed project does not pose a substantial risk for Valley Fever, Valley Fever-specific mitigation measures detailed in the VCAPCD Guidelines would not be required.
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26 The proposed project would have a less than significant impact from exposure of sensitive receptors to substantial pollutant concentrations.
LESS THAN SIGNIFICANT IMPACT
e. Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
The proposed project includes warehouse/self-storage and retail space with vehicle storage and would not create objectionable odors during project operation. Project construction could generate odors associated with heavy-duty equipment operation. However, project construction would not require extensive use of diesel-powered heavy equipment and, therefore, such odors would be temporary in nature and limited to the duration of construction in the vicinity of the project site.
Therefore, this impact would be less than significant.
LESS THAN SIGNIFICANT IMPACT
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Biological Resources
Final Initial Study – Mitigated Negative Declaration 27 4 Biological Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Would the project:
a. Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special-status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service? □ ■ □ □
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, or regulations adopted by the
California Department of Wildlife and
Wildlife or U.S. Fish and Wildlife Service? □ □ □ ■
c. Have a substantial adverse effect on
federally protected waters of the U.S. as
defined by Section 404 of the federal Clean
Water Act or protected waters of the state
as defined by Section 1600 et seq. of the
California Fish and Game Code (including,
but not limited to, marshes, vernal pools,
and coastal wetlands) through direct
removal, filling, hydrological interruption, or
other means? □ □ □ ■
d. 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? □ □ □ ■
e. Conflict with any local policies or ordinances
protecting biological resources? □ □ □ ■
f. Conflict with an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan? □ □ □ ■
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28 Biological Setting
The project site is located on an approximately 8.865-acre developed lot at 2420 North Oxnard Boulevard (APNs 142-0-010-345 and 142-0-021-010) and is bordered by North Oxnard Boulevard and the South Bank residential neighborhood to the west , the Southern Pacific Railroad tracks to the east and north and developed parcels to the south. Based on a survey of the project site and surrounding area conducted by Rincon Consultants on March 21, 2022, and review of aerial imagery of the project vicinity, the project site is entirely developed, consisting of buildings, asphalt parking lots with hardscape, and ornamental landscape. Dominant ornamental vegetation observed includes Mexican fan palm (Washingtonia robusta), gum tree (Eucalyptus spp.), Peruvian pepper (Schinus molle), Moreton Bay fig (Ficus macrophylla), various ornamental hedges, and non-native grasses such as ripgut brome (Bromus diandrus) and foxtail barley (Hordeum murinum). No native or protected trees or other vegetation occur on the Project site.
The area surrounding the project site is developed. Immediately to the north of the project site, the Southern Pacific Railroad tracks travel in a northwest to southeast direction. Commercial development and West Esplanade Drive occur to the north of the railroad tracks. North Oxnard Boulevard and residential development exist to the west of the project site. The Southern Pacific Railroad tracks and commercial development occur to the east of the project site, and commercial development exists to the south.
U.S. Highway 101 is approximately 0.25 mile to the east, with residential neighborhoods and commercial development beyond. The nearest undeveloped open space and natural habitats include the Santa Clara River approximately one mile to the northwest, the Camarillo Hills over five miles to the east, and the foothills of the Santa Susana Mountains over six miles to the northeast.
The Pacific Ocean is approximately five miles to the west.
Impact Analysis
a. Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
The project site is currently developed and mostly covered by building footprints and asphalt surfaces. The site is in a developed urban area and is not in or near an area identified as containing biological resources of significance, as shown in Figure 5-1 of the General Plan Background Report (City of Oxnard 2006). There are no native or undisturbed lands on the project site. Because the project site and surrounding lands are entirely developed or disturbed, no habitat is present that could support special-status species. Various wildlife species typical of urban environments are expected to occur on the project site, mostly common birds such as mourning dove (Zenaida macroura), European starling (Sturnus vulgaris), Anna’s hummingbird (Calypte anna), American crow (Corvus brachyrhynchos), house finch (Carpodacus mexicanus), and house sparrow (Passer domesticus). Common terrestrial wildlife such as ground squirrel (Spermophilus beecheyi) and other rodents are expected to occur as well.
According to the California Department of Fish and Wildlife’s (CDFW) California Natural Diversity Database (CDFW 2022a), CDFW Special Animals List (CDFW 2022b), and the California Native Plant Society (CNPS) Inventory of Rare and Endangered Vascular Plants of California (CNPS 2022), numerous special-status species occurrences have been recorded in the undisturbed open spaces in 446
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Final Initial Study – Mitigated Negative Declaration 29 the region. However, none of these species would occur on or adjacent to the project site since it is developed and because it is significantly fragmented from any native habitat and/or open space.
The nearest United States Fish and Wildlife Service (USFWS) designated Critical Habitat, located approximately 0.85 mile to the northwest along the Santa Clara River (USFWS 2022a), is habitat for the southwestern willow flycatcher (Empidonax traillii extimus). Project implementation would not affect or modify either USFWS designated Critical habitat or non-designated habitat for the southwestern willow flycatcher or any other special-status species. The only vegetation on the project site is in a small area on the northern edge adjacent to Oxnard Boulevard and the Southern Pacific Railroad tracks, comprised of ornamental vegetation and ruderal plant species. Given this area consists solely of ornamental or ruderal vegetation and is isolated from any other natural areas, it does not contain and is not suitable habitat for protected species.
Resident and migratory bird species may forage and/or nest in the ornamental vegetation as well as other areas that contain trees on and adjacent to the project site. Construction activities such as vegetation removal, grading, or building construction could result in impacts to nesting birds.
Destruction of eggs, nests, and nestlings is prohibited by federal and state law. Section 3503.5 of the California Fish and Game Code (CFGC) specifically protects birds of prey, and their nests and eggs, against take, possession, or destruction. Section 3513 of the CFGC also incorporates restrictions imposed by the federal Migratory Bird Treaty Act of 1918 (MBTA) with respect to migratory birds, which consists of all native bird species. Implementation of Mitigation Measure BIO-1 would ensure compliance with CFGC Section 3503.5 and 3513, and the MBTA, with respect to nesting birds by reducing the impact through pre-construction nesting bird surveys and avoidance of active nests.
While the existing buildings and trees on the project site may provide potential roosting sites for various bat species, there is limited potential for special status bat species (e.g., pallid bat [Antrozous pallidus], Townsend’s big-eared bat [Corynorhinus townsendii], western red bat [Lasiurus blossevillii]), to occur on the Project site. The project site consists of developed buildings and trees that receive frequent disturbance (e.g., tree maintenance, vehicle traffic near trees), and special status bat species typically require natural habitats (e.g., cliffs, caves, undisturbed trees) rather than developed buildings. Additionally, no preferred aquatic habitat for foraging exists within one mile of the project site. While the Santa Clara River channel is located less than one mile northwest of the project site, the Santa Clara River in the northern portion of Oxnard does not contain flowing or ponded water for months out of the year, and therefore does not provide preferred foraging habitat for special status bat species. Finally, there are no CNDDB records of any special status bat species within five miles of the project site. Therefore, special status bat species have low potential to occur on the project site, and there would be no impacts requiring mitigation as a result of the project.
There is no potential for any other special-status species to occur on the project site due to its developed nature, and with incorporation of mitigation measures for nesting birds, impacts to special-status species or nesting birds would be avoided/minimized and impacts would be less than significant.
Mitigation Measures
BIO-1 Nesting Bird Surveys
Nesting bird surveys shall be conducted by a qualified biologist prior to any construction activities during bird breeding season from February 1 through August 31. If no nesting birds are detected during these surveys, then construction-related activities may proceed. Active nests in and adjacent to the construction zone shall be avoided and provided a minimum buffer as determined by the 447
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30 qualified biologist (CDFW recommends a 300-foot-wide nest avoidance buffer or 500 feet for all active raptor nests) prior to the commencement of construction. Construction activities within the buffer must be conducted at the discretion of the qualified biologist.
LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
b. Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? As described in the Biological Setting section above, the project site does not support any native vegetation communities or riparian habitat. The closest sensitive riparian habitat exists 0.85 mile to the northwest along the Santa Clara River (USFWS 2022a). Therefore, the Project would not affect riparian habitat or other sensitive natural communities identified in local or regional plans, policies, or regulations, or by the CDFW or USFWS. No impact would occur.
NO IMPACT
c. Would the project have a substantial adverse effect on federally protected waters of the U.S. as defined by Section 404 of the federal Clean Water Act or protected waters of the state as defined by Section 1600 et seq. of the California Fish and Game Code (including, but not limited to, marshes, vernal pools, and coastal wetlands) through direct removal, filling, hydrological interruption, or other means?
According to the National Wetlands Inventory (USFWS 2022b) and Google Earth (Google Earth Pro 2022), no wetlands are present on or adjacent to the project site. According to the USFWS, the nearest wetland area is an unnamed, concrete-bottomed drainage ditch located adjacent to the sidewalk on the western side of North Oxnard Boulevard. This feature is considered a riverine, intermittent, streambed with artificial substrate that is seasonally flooded (R4SBCr) (USFWS 2021).
The project site is not hydrologically connected with this wetland area or other wetland systems in the region; therefore, there would not be any substantial adverse effects on state or federally protected wetlands as a result of the project.
NO IMPACT
d. Would the project 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? Wildlife corridors are generally defined as connections between habitat patches that allow for physical and genetic exchange between otherwise isolated animal populations. Such linkages may serve a local purpose, such as between foraging and denning areas, or they may be regional in nature, allowing movement across the landscape. Some habitat linkages may serve as migration corridors, wherein animals periodically move away from an area and then subsequently return.
Examples of barriers or impediments to movement include housing and other urban development, roads, fencing, unsuitable habitat, or open areas with little vegetative cover. Regional and local wildlife movements are expected to be concentrated near topographic features that allow convenient passage, including roads, drainages, and ridgelines.
As mentioned above, the project site is in an urban area and is surrounded by existing commercial, industrial, and residential development as well as established transportation corridors such as U.S.
Highway 101. Additionally, the project site is not located within or adjacent to natural communities 448
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Final Initial Study – Mitigated Negative Declaration 31 identified in the planning area (City of Oxnard 2006). The nearest corridor for regional wildlife movement is 0.85 mile to the northwest along the Santa Clara River. The proposed project would be constructed on a fully developed site that does not connect areas of natural habitat and is not located near wildlife nurseries; therefore, the project would have no impact on wildlife movement.
NO IMPACT
e. Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
The proposed project would include removal and replacement of existing ornamental trees on site.
The 2030 General Plan Policy ER-10.2 provides for the development and implementation of a tree management program and ordinance for protecting against the removal of certain tree species; however, this ordinance has not yet been adopted (City of Oxnard 2011). While the 2030 General Plan provides other policies designed to protect sensitive habitats from new development within and near these habitats, as explained above, no sensitive habitat occurs on or immediately around the project site. The proposed project would not conflict with a local policy or ordinance protecting biological resources.
NO IMPACT
f. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
The project site is in an urban area as designated by the General Plan Background Report and is zoned for general commercial land use (City of Oxnard 2006). Additionally, as explained above, it would not substantially impact any native habitat or natural community. Therefore, the proposed project would not conflict with an adopted local, regional, or state habitat conservation plan.
NO IMPACT
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Final Initial Study – Mitigated Negative Declaration 33 5 Climate Change and Greenhouse
Gas Emissions
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Generate greenhouse gas emissions,
either directly or indirectly, that may have
a significant impact on the environment? □ □ ■ □
b. Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse
gases or otherwise conflict with the state
goal or reducing greenhouse gas emissions
in California? □ □ ■ □
c. Contribute to or be subject to potential
secondary effects of climate change (e.g.,
sea level rise, increase fire hazard)? □ □ ■ □
Overview of Climate Change and Greenhouse Gases
Climate change is the observed increase in the average temperature of the Earth’s atmosphere and oceans along with other substantial changes in climate (such as wind patterns, precipitation, and storms) over an extended period of time. Climate change is the result of numerous, cumulative sources of GHG emissions contributing to the “greenhouse effect,” a natural occurrence which takes place in Earth’s atmosphere to help regulate the temperature of the planet. The majority of radiation from the sun hits Earth’s surface and warms it. The surface, in turn, radiates heat back towards the atmosphere in the form of infrared radiation. Gases and clouds in the atmosphere trap and prevent some of this heat from escaping into space and re-radiate it in all directions.
GHGs occur both naturally and as a result of human activities, such as fossil fuel burning, decomposition of landfill wastes, raising livestock, deforestation, and some agricultural practices.
GHGs produced by human activities include carbon dioxide (CO2), methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. Anthropogenic activities since the beginning of the industrial revolution (approximately 250 years ago) are adding to the natural greenhouse effect by increasing the concentration of GHGs in the atmosphere that trap heat. Since 1750, estimated concentrations of CO2, methane, and nitrous oxide in the atmosphere have increased over by 36 percent, 148 percent, and 18 percent, respectively, primarily due to human activity. Emissions resulting from human activities are thereby contributing to an average increase in Earth’s temperature. Potential climate change impacts in California may include loss of snowpack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years (Forster et al. 2007).
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34 Regulatory Framework
Local Regulations
OXNARD 2030 GENERAL PLAN
The Oxnard 2030 General Plan, adopted in 2011, contains a Sustainable Communities section which intends to provide a better understanding of the environmental issues of climate change and adaptation, sea level rise, and energy conservation and generation. This section outlines goals and policies identified to help Oxnard maintain its commitment to supporting SB 375 and AB 32. Certain policies identified in the 2030 General Plan are intended for implementation in a future Climate Action and Adaptation Plan to establish GHG reduction targets.
State Regulations
The State of California considers GHG emissions and the impacts of climate change to be a serious threat to the public health, environment, economic well-being, and natural resources of California, and has taken an aggressive stance to mitigate its impact on climate change through the adoption of policies and legislation. CARB is responsible for the coordination and oversight of state and local air pollution control programs in the state. California has numerous regulations aimed at reducing the state’s GHG emissions; some of the major initiatives are summarized below.
CALIFORNIA GLOBAL WARMING SOLUTIONS ACT OF 2006 (ASSEMBLY BILL 32 AND SENATE BILL 32) The “California Global Warming Solutions Act of 2006,” (AB 32), outlines California’s major legislative initiative for reducing GHG emissions. AB 32 codifies the statewide goal of reducing GHG emissions to 1990 levels by 2020 and requires CARB to prepare a Scoping Plan that outlines the main state strategies for reducing GHG emissions to meet the 2020 deadline. In addition, AB 32 requires CARB to adopt regulations to require reporting and verification of statewide GHG emissions. Based on this guidance, CARB approved a 1990 statewide GHG level and 2020 target of 431 MMT of CO2e, which was achieved in 2016. CARB approved the Scoping Plan on December 11, 2008, which included GHG emission reduction strategies related to energy efficiency, water use, and recycling and solid waste, among others. Many of the GHG reduction measures included in the Scoping Plan (e.g., Low Carbon Fuel Standard, Advanced Clean Car standards, and Cap-and-Trade) have been adopted since the Scoping Plan’s approval.
The CARB approved the 2013 Scoping Plan update in May 2014. The update defined the CARB’s climate change priorities for the next five years, set the groundwork to reach post-2020 statewide goals, and highlighted California’s progress toward meeting the “near-term” 2020 GHG emission reduction goals defined in the original Scoping Plan. It also evaluated how to align the state’s longer term GHG reduction strategies with other state policy priorities, including those for water, waste, natural resources, clean energy, transportation, and land use.
On September 8, 2016, the governor signed Senate Bill (SB) 32 into law, extending the California Global Warming Solutions Act of 2006 by requiring the state to further reduce GHG emissions to 40 percent below 1990 levels by 2030 (the other provisions of AB 32 remain unchanged). On December 14, 2017, the CARB adopted the 2017 Scoping Plan, which provides a framework for achieving the 2030 target. The 2017 Scoping Plan relies on the continuation and expansion of existing policies and regulations, such as the Cap-and-Trade Program, and implementation of recently adopted policies and legislation, such as SB 1383 (discussed later). The 2017 Scoping Plan also puts an increased emphasis on innovation, adoption of existing technology, and strategic 452
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Final Initial Study – Mitigated Negative Declaration 35 investment to support its strategies. As with the 2013 Scoping Plan update, the 2017 Scoping Plan does not provide project-level thresholds for land use development. Instead, it recommends that local governments adopt policies and locally appropriate quantitative thresholds consistent with statewide per capita goals of six metric tons (MT) of CO2e by 2030 and two MT of CO2e by 2050 (CARB 2020). As stated in the 2017 Scoping Plan, these goals may be appropriate for plan-level analyses (city, county, sub-regional, or regional level), but not for specific individual projects because they include all emissions sectors in the state (CARB 2017).
SENATE BILL 375
SB 375, signed in August 2008, enhances the State’s ability to reach AB 32 goals by directing CARB to develop regional GHG emission reduction targets to be achieved from passenger vehicles for 2020 and 2035. In addition, SB 375 directs each of the state’s 18 major Metropolitan Planning Organizations (MPO) to prepare a “sustainable communities strategy” (SCS) that contains a growth strategy to meet these emission targets for inclusion in the Regional Transportation Plan (RTP). On March 22, 2018, CARB adopted updated regional targets for reducing GHG emissions from 2005 levels by 2020 and 2035. SCAG was assigned targets of an 8 percent reduction in GHGs from transportation sources by 2020 and a 19 percent reduction in GHGs from transportation sources by 2035. In the SCAG region, SB 375 also provides the option for the coordinated development of subregional plans by the subregional councils of governments and the county transportation commissions to meet SB 375 requirements.
SENATE BILL 100
Adopted on September 10, 2018, SB 100 supports the reduction of GHG emissions from the electricity sector by accelerating the state’s Renewables Portfolio Standard Program. SB 100 requires electricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.
Regional Regulations
SOUTHERN CALIFORNIA ASSOCIATION OF GOVERNMENTS (SCAG)
SCAG is the regional planning agency for Los Angeles, Orange, Ventura, Riverside, San Bernardino, and Imperial Counties, and addresses regional issues relating to transportation, the economy, community development and the environment. SCAG coordinates with various air quality and transportation stakeholders in Southern California to ensure compliance with the federal and State air quality requirements, including the Transportation Conformity Rule and other applicable federal, State, and air district laws and regulations. As the federally designated MPO for the six-county Southern California region, SCAG is required by law to ensure that transportation activities conform to, and are supportive of, the goals of regional and State air quality plans to attain NAAQS. In addition, SCAG is a co-producer with the SCAQMD of the transportation strategy and transportation control measure sections of the AQMP for the Basin.
On September 3, 2020, SCAG’s Regional Council formally adopted the 2020-2045 RTP/SCS (titled Connect SoCal). The 2020-2045 RTP/SCS builds upon the progress made through implementation of the 2016-2040 RTP/SCS and includes ten goals focused on promoting economic prosperity, improving mobility, protecting the environment, and supporting healthy/complete communities.
The SCS implementation strategies include focusing growth near destinations and mobility options, promoting diverse housing choices, leveraging technology innovations, and supporting 453
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36 implementation of sustainability policies. The SCS establishes a land use vision of center focused placemaking, concentrating growth in and near Priority Growth Areas, transferring of development rights, urban greening, creating greenbelts and community separators, and implementing regional advance mitigation (SCAG 2020).
VENTURA COUNTY REGIONAL ENERGY ALLIANCE
In 2015, the Ventura County Regional Energy Alliance established a climate action plan, known as Climate on the Move, which includes 2010-2012 GHG inventories, 2020 forecasts, and reduction target options for the City of Oxnard, as well as other local government members. The purpose of the climate action plan is to identify the most significant contributors to GHG emissions and establish strategies to reduce GHG emissions to meet AB 32 requirements. The plan for the City of Oxnard focuses primarily on setting targets for reducing residential emissions from natural gas and electricity. However, successful implementation of the plan depends on the implementation of each city jurisdiction’s policies and programs and the plan itself does not include energy or GHG reduction measures that are applicable to land use projects.
Significance Thresholds
To evaluate whether a project may generate a quantity of GHG emissions that may have a significant impact on the environment, a number of operational bright-line significance thresholds have been developed by state and regional agencies. Significance thresholds are numeric mass emissions thresholds which identify the level at which additional analysis of project GHG emissions is necessary. Projects that attain the significance target, with or without mitigation, would result in less than significant GHG emissions. Some significance thresholds have been developed to reflect a 90 percent capture rate tied to the 2050 reduction target established in the Governor’s Executive Order S-3-05, which sets a GHG reduction target of 90 percent below current levels by 2050.
In late 2015, the California Supreme Court’s Newhall Ranch decision confirmed there are multiple potential pathways for evaluating GHG emissions consistent with CEQA, depending on the circumstances of a given project (Center for Biological Diversity v. Department of Fish and Wildlife [2015] 62 Cal. 4th 204). Given the legislative attention and judicial action regarding post-2020 goals and the scientific evidence that additional GHG reductions are needed through the year 2050, the Association of Environmental Professionals’ (AEP) Climate Change Committee published a white paper in October 2016 to provide guidance on defensible GHG thresholds for use in CEQA analyses and GHG reduction targets in climate action plans in light of the change in focus on the 2030 reduction target and questions raised in the Newhall Ranch case.
The AEP Climate Change Committee white paper identified seven thresholds for operational emissions. The following four methods described are the most widely used evaluation criteria.2
1. Consistency with a Qualified GHG Reduction Plan. For a project located within a jurisdiction that has adopted a qualified GHG reduction plan (as defined by CEQA Guidelines Section 15183.5), GHG emissions would be less than significant if the project is anticipated by the plan and fully consistent with the plan. However, projects with a horizon year beyond 2020 should not tier from a plan that is qualified up to 2020.
2. Bright Line Thresholds. There are two types of bright line thresholds:
2 The three other thresholds are best management practices/best available mitigation, compliance with regulations, and a hybrid threshold concept: separate transportation and non–transportation threshold. These are not commonly used and do not specifically apply to this project.
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Final Initial Study – Mitigated Negative Declaration 37 ▪ Standalone Threshold. Emissions exceeding standalone thresholds would be considered significant.
▪ Screening Threshold. Emissions exceeding screening thresholds would require evaluation using a second tier threshold, such as an efficiency threshold or other threshold concept to determine whether project emissions would be considered significant. However, projects with a horizon year beyond 2020 should take into account the type and amount of land use projects and their expected emissions out to the year 2030.
3. Efficiency Thresholds. Land use sector efficiency thresholds are currently based on AB 32 targets and should not be used for projects with a horizon year beyond 2020. Efficiency metrics should be adjusted for 2030 and include applicable land uses.
4. Percent Below “Business as Usual” (BAU). GHG emissions would be less than significant if the project reduces BAU emissions by the same amount as the statewide 2020 reductions.
However, this method is no longer recommended following the Newhall Ranch ruling.
Under Option 1, impacts would be less than significant if a project is consistent with an approved local or regional qualified GHG reduction plan. As discussed under Oxnard 2030 General Plan above, the City of Oxnard 2030 General Plan contains policies intended for implementation in a future Climate Action and Adaptation Plan, but the City does not yet have a CAP. Therefore, Option 1 would not be a suitable threshold to use for this analysis. Because the project has a post-2020 horizon year, Option 3 would also not be a suitable threshold. Furthermore, BAU thresholds are no longer recommended following the Newhall Ranch ruling; therefore, Option 4 would not be a suitable threshold. As a result, the most appropriate threshold for the project is Option 2, which is the bright line threshold of 3,000 MT of CO2e recommended by the SCAQMD’s GHG CEQA Significance Threshold Working Group in September 2010 (SCAQMD 2010). While this threshold has not been formally adopted by the SCAQMD, it has been used by many agencies in Southern California as a significance threshold for evaluating GHG emissions in CEQA analyses.
VCAPCD has not established quantitative significance thresholds for evaluating GHG emissions in CEQA analyses. Instead, VCAPCD recommends using the California Air Pollution Control Officers Association CEQA and Climate Change: Addressing Climate Change through California Environmental Quality Act white paper and other resources when developing GHG evaluations (VCAPCD 2006). The CEQA and Climate Change paper provides a common platform of information and tools to support local governments and was prepared as a resource, not as a guidance document. However, CEQA Guidelines section 15064.4 expressly provides that a “lead agency shall have discretion to determine, in the context of a particular project,” whether to “use a model or methodology to quantify greenhouse gas emissions resulting from a project, and which model or methodology to use.” A lead agency also has discretion under the CEQA Guidelines to “rely on a qualitative analysis or [quantitative] performance based standards.”
In light of the lack of a specific GHG threshold from VCAPCD, it is appropriate to refer to guidance from other agencies when discussing GHG emissions. Thus, for the purposes of this analysis, the bright-line threshold developed by the SCAQMD (3,000 MT CO2e per year for development projects) is considered to determine the significance of GHG emissions.
Although construction activity is addressed in this analysis, the California Air Pollution Control Officers Association (CAPCOA) does not discuss whether any threshold approaches adequately address impacts from temporary construction activity. As stated in the CEQA and Climate Change white paper, “more study is needed to make this assessment or to develop separate thresholds for 455
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38 construction activity” (CAPCOA 2008). Nevertheless, air districts such as the SCAQMD have recommended that GHG emissions from construction be amortized over 30 years and added to operational GHG emissions to determine the overall impact of a proposed project (SCAQMD 2008).
Impact Analysis
a. Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
c. Would the project contribute to or be subject to potential secondary effects of climate change (e.g., sea level rise, increase fire hazard)?
Project construction is assumed to occur over a period of approximately 13 months, based on CalEEMod default assumptions. Based on CalEEMod modeling results, construction activities for the project would generate an estimated 151.4 MT of CO2e in 2022 and 344.7 MT of CO2e in 2023, for a total of 496.1 MT of CO2e over the assumed 13-month construction period (Table 5). Amortized over a 30-year period (the assumed life of the project per SCAQMD guidance), construction of the project would generate a maximum of about 16.5 MT of CO2e per year.
Table 5 Estimated Construction GHG Emissions
Year Project Emissions (MT/yr CO2e)
2022 151.4
2023 344.7
Total 496.1
Total Amortized over 30 Years 16.5
See Appendix A for CalEEMod worksheets.
Table 6 summarizes the project’s operational GHG emissions, and its combined construction and operational emissions. Once construction activities are complete, the only indirect source of GHG emissions associated with the project would be from customers and employees traveling to and from the site (mobile sources). Indirect emissions are included with direct emissions for analysis of GHG impacts. Direct GHG emission sources include Area (painting, landscaping), Energy (natural gas usage), Waste, and Water. A breakdown of emissions by source type is available in the CalEEMod modeling worksheets in Appendix A of this report.
The project’s annual operational emissions, from both mobile and other sources, would total approximately 859 MT of CO2e. As shown in Table 6, the increase in annual emissions from both construction and operation of the proposed project would total approximately 876 1,024 MT of CO2e. These emissions would not exceed the 3,000 MT of CO2e per year threshold, and the project’s GHG impacts would be less than significant. Because of its less than significant GHG impacts and the project site’s distance from the ocean and wildfire hazard areas, the project would not substantially contribute to or be subject to potential secondary effects of climate change such as sea level rise or increase fire hazard. Impacts related to wildfire are discussed in further detail in Section 19, Wildfire. Therefore, project impacts would be less than significant.
LESS THAN SIGNIFICANT IMPACT
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Final Initial Study – Mitigated Negative Declaration 39 Table 6 Combined Annual Emissions of Greenhouse Gases
Emission Source Annual Emissions (CO2e in metric tons)
Construction 17
Operational
Area <1
Energy 206207
Solid Waste 9897
Mobile 526378
Water 176
Total Operational 8591,007
Combined Annual GHG Emissions 1,024876
See Appendix A for CalEEMod worksheets. Some number may not add up due to rounding. b. Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases or otherwise conflict with the state goal of reducing greenhouse gas emissions in California?
As discussed above under Regional Regulations, the SCAG RTP/SCS and Oxnard 2030 General Plan establish strategies and policies to reduce regional GHG emissions. As shown in Section 14, Population, Education and Housing, the proposed project would not cause Oxnard to exceed regional growth projections for employment and population on which the SCAG RTP/SCS is based, and the project therefore does not conflict with the SCAG RTP/SCS in terms of population or employment growth. Additionally, the SCAG 2020 RTP/SCS provides land use and transportation strategies to reduce regional GHG emissions. The VCAPCD and the City of Oxnard have not adopted plans or policies related to GHG emission reductions.
Specific land use objectives identified in the SCAG 2020 RTP/SCS include:
▪ Reflect the changing population and demands - The SCAG region, home to about 19 million people in 2020, currently contains 6 million households and 8 million jobs. By 2045, the Plan projects these figures will increase by 3.5 million people (SCAG 2020). High Quality Transit Areas (HQTAs) will account for three percent of regional total land but will accommodate 64 percent and 74 percent of future household and employment growth, respectively, between 2016 and 2045. The 2020 RTP/SCS land use pattern contains sufficient residential capacity to accommodate the region’s future growth, including the eight-year regional housing need. The land use pattern also encourages improvement in the jobs-housing balance. ▪ Focus new growth around transit - The 2020 RTP/SCS land use pattern reinforces the trend of focusing growth in the region’s HQTAs. Concentrating housing and transit also concentrates roadway repair investments, leverages transit and active transportation investments, reduces regional life cycle infrastructure costs, improves accessibility, avoids greenfield development, and has the potential to improve public health and housing affordability. HQTAs provide households with alternative modes of transport that can reduce vehicle miles traveled (VMT) and GHG emissions.
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40 ▪ Plan for growth around livable corridors - The Livable Corridors strategy seeks to revitalize commercial strips through integrated transportation and land use planning that results in increased economic activity and improved mobility options. From a land use perspective, Livable Corridors strategies include a special emphasis on fostering collaboration between neighboring jurisdictions to encourage better planning for various land uses, corridor branding, roadway improvements and focusing retail into attractive nodes along a corridor. ▪ Provide more options for short trips - Thirty-eight percent of all trips in the SCAG region are less than three miles. The 2020 RTP/SCS provides strategies to promote the use of active transport for short trips, including implementation of sidewalks and local bikeways. Neighborhood Mobility Areas are meant to reduce short trips in a suburban setting. ▪ Preserve our existing system - Southern California’s transportation system is becoming increasingly compromised by decades of underinvestment in maintaining and preserving infrastructure. These investments have not kept pace with the demands placed on the system, and the quality of many roads, highways, bridges, transit, and bicycle and pedestrian facilities are continuing to deteriorate. Unfortunately, the longer they deteriorate, the more expensive they will be to fix in the future. Even worse, deficient conditions compromise the safety of users throughout the network. For all of these reasons, system preservation and achieving a state of good repair are top priorities of the 2020 RTP/SCS.
▪ Transit - Looking toward 2045, the 2020 RTP/SCS maintains a significant investment in public transportation across all transit modes and calls for new household and employment growth to be targeted in areas well-served by public transportation to maximize the improvements called for in the Plan.
▪ Active Transportation - The 2020 RTP/SCS includes $22.5 billion for active transportation improvements. The Active Transportation portion of the 2020 Plan updates the Active Transportation portion of the 2016 Plan, which has goals for improving safety, increasing active transportation usage and friendliness, and encouraging local active transportation plans. It proposes strategies to further develop the regional bikeway network, assuming all local active transportation plans will be implemented, and dedicates resources to maintain and repair thousands of miles of dilapidated sidewalks. To accommodate the growth in walking, biking and other forms of active transportation regionally, the 2020 Active Transportation Plan also considers new strategies and approaches beyond those proposed in 2016.
The proposed project would provide commercial development along North Oxnard Boulevard.
North Oxnard Boulevard provides access to downtown Oxnard, and access to U.S. Highway 101 for residential developments west of the project site. The project site is located within walking distance of the following Gold Coast Transit bus stops: the Oxnard and Vineyard stop (0.28 mile) and the Esplanade and Spur stop (0.51 mile), which are served by Gold Coast Routes 6 and 15. Because it would provide a local-serving commercial use and local employment opportunities on an infill development site with good access to transit and nearby residences, the project fulfills several land use objectives of the SCAG RTP/SCS, including reflecting changing population and demands, providing more options for shorter trips, and planning for and focusing new growth around livable transportation corridors.
Additionally, the project would not conflict with Oxnard 2030 General Plan Goals and Policies, including those to be included in the future Climate Action and Adaptation Plan, because these goals and policies include the implementation of future sustainability programs to promote sustainable practices and would therefore not directly relate to project implementation. These policies include:
Policy SC-1.3 Develop a Climate Action and Adaptation Plan, Policy SC-3.4 Set Targets for Zero458 Environmental Checklist
Climate Change and Greenhouse Gas Emissions
Final Initial Study – Mitigated Negative Declaration 41 Emission Vehicles, and Policy SC-3.9 Promote Voluntary Incentive Programs. As explained above, the project would not conflict with regional and local plans and policies adopted for the purpose of reducing GHG emissions. Therefore, project impacts would be less than significant.
LESS THAN SIGNIFICANT IMPACT
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Cultural Resources
Final Initial Study – Mitigated Negative Declaration 43 6 Cultural Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Cause a substantial adverse change in the
significance of an historical resource as
defined in CEQA Guidelines Section
15064.5? □ □ □ ■
b. Cause a substantial adverse change in the
significance of a unique archaeological
resource pursuant to State CEQA
Guidelines Section 15064.5? □ ■ □ □
c. Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature? □ ■ □ □
d. Disturb any human remains, including
those interred outside of formal
cemeteries? □ □ ■ □
a. Would the project cause a substantial adverse change in the significance of an historical resource as defined in CEQA Guidelines Section 15064.5? The proposed project includes the renovation of existing structures and repaving of asphalt surfaces on a currently developed site. The City of Oxnard contains a number of historic buildings and points of interest, including 18 City of Oxnard Landmarks and two Ventura County Points of Interest. Table 5-3 and 5-4 of the General Plan Background Report provide lists of these sites, which do not include the project site itself nor any buildings or sites adjacent to the project site (City of Oxnard 2006).
Therefore, the project would have no impact on historical resources.
NO IMPACT
b. Would the project cause a substantial adverse change in the significance of a unique archaeological resource pursuant to State CEQA Guidelines Section 15064.5? c. Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
The entire footprint of the project site has been previously disturbed during the construction of the existing buildings and asphalt surfaces, and implementation of the proposed project would not disturb the ground beyond previous activities. Therefore, it is unlikely the project would have any impact related to disturbance of archaeological resources or paleontological resources. Potential project impacts to tribal cultural resources are further discussed in Section 17, Tribal Cultural Resources of this Initial Study.
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44 Although no archaeological resources or paleontological resources are known to exist within the project site, unanticipated discoveries are a possibility during ground disturbance activities. Impacts to unknown archaeological resources or paleontological resources would be potentially significant and mitigation measures would be required. Implementation of Mitigation Measures CR-1 would reduce potential impacts to unknown archaeological resources and paleontological resources to a less than significant level.
Mitigation Measure
CR-1 Unanticipated Archaeological or Paleontological Discoveries Prior to the issuance of a grading permit, the developer shall note on the plans for review and approval by the City Engineer that if historic, cultural or paleontological resources are encountered during site grading or other site work, all such work shall be halted immediately within 50 feet of discovery and the developer shall immediately notify the Planning Division of the discovery. In such case, the developer shall be required, at its own expense, to retain the services of a qualified archaeologist (or paleontologist, if it is a fossil discovery) for the purpose of recording, protecting, or curating the discovery as appropriate. The archaeologist or paleontologist shall be required to submit to the Planning Division, for review and approval, a report of the findings and method of curation or protection of the resources. Further grading or site work within 50 feet of discovery shall not be allowed until the preceding work has occurred.
LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
d. Would the project disturb any human remains, including those interred outside of formal cemeteries?
The project would include ground disturbing activities. Therefore, the potential for finding human remains would not be precluded. While no cemeteries are known to exist within the project site, the project is required to adhere to State regulations regarding the unanticipated discovery of human remains. The discovery of human remains is always a possibility during ground disturbing activities.
If human remains are found, the State of California Health and Safety Code Section 7050.5 states no further disturbance shall occur until the County coroner has made a determination of origin and disposition pursuant to PRC Section 5097.98. In the event of an unanticipated discovery of human remains, the County coroner would be notified immediately. If the human remains are determined to be prehistoric, the County coroner would notify the Native American Heritage Commission, which would determine and notify a most likely descendant (MLD). The MLD would complete the inspection of the site within 48 hours of being granted access to the site. With adherence to existing regulations, project impacts to human remains would be less than significant.
LESS THAN SIGNIFICANT IMPACT
462
Environmental Checklist
Energy
Final Initial Study – Mitigated Negative Declaration 45 7 Energy
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation? □ □ ■ □
b. Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency? □ □ □ ■
Electricity and Natural Gas
According to the California Energy Commission (CEC) California used 272,576 gigawatt-hours (GWh) of electricity in 2020, of which 33 percent were from renewable resources (CEC 2020d). The project site would be provided electricity by Southern California Edison (SCE) and natural gas by Southern California Gas Company (SCG). Table 7 and Table 8 show electricity and natural gas consumption by sector and in total for SCE and SCG.
Table 7 Electricity Consumption in the SCE Service Area in 2020 Agriculture and
Water Pump
Commercial
Building
Commercial
Other Industry
Mining and
Construction Residential Streetlight
Total
Usage
3,111.6 28,799.6 4,449.4 12,449.5 1,821.9 32,475.1 425.5 83,532.6 Notes: All usage expressed in GWh
Source: CEC 2020a
Table 8 Natural Gas Consumption in SCG Service Area in 2020 Agriculture and
Water Pump
Commercial
Building
Commercial
Other Industry
Mining and
Construction Residential Total Usage
74.4 801.6 87.9 1,615.6 226.2 2,425.8 5,231.5
Notes: All usage expressed in MMThm
Source: CEC 2020c
Petroleum
According to the U.S. Energy Information Administration (EIA), energy consumed by the transportation sector accounts for roughly 39.4 percent of California’s energy demand, amounting to approximately 3,073.3 trillion Btu in 2019 (EIA 2019a). Petroleum-based fuels are used for approximately 98.4 percent of the state’s transportation activity (EIA 2019b). Most gasoline and diesel fuel sold in California for motor vehicles is refined in California to meet state-specific 463
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46 formulations required by the CARB. California’s transportation sector, including on-road and rail transportation, consumed approximately 662 million barrels of petroleum fuels in 2019 (EIA 2021).
Approximately 294 million gallons of fuel were consumed in Ventura County in 2020, of which approximately 262 million gallons were gasoline and approximately 32 million gallons were diesel fuel (CEC 2022). This equates to approximately 805,479 gallons of fuel per day. Oxnard consumed approximately 85 million gallons of gasoline in 2018 (CEC 2022). This equates to approximately 232,876 gallons of fuel per day or 1.1 gallons of fuel per person per day, based on a 2018 citywide population of 205,883 people as determined by the California Department of Finance (DOF 2021).
Impact Analysis
a. Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Construction Energy Demand
During project construction, energy would be consumed in the form of petroleum-based fuels used to power off-road construction vehicles and equipment on the project site and construction worker travel to and from the project site. The project would require pavement and asphalt installation; architectural coating; and landscaping and hardscaping.
The total consumption of gasoline and diesel fuel during project construction was estimated using the assumptions and factors from CalEEMod used to estimate construction air emissions for Section 3, Air Quality and Section 5, Climate Change and Greenhouse Gas Emissions (Appendix A). Table 9 presents the estimated construction phase energy consumption, indicating construction equipment and vendor trips would consume approximately 44,861 gallons of diesel fuel over the project construction period. Worker trips would consume approximately 10,629 gallons of fuel over the combined phases of project construction.
These construction energy estimates represent a conservative estimate because the construction equipment used in each phase of construction was assumed to be operating every day of construction. Construction equipment would be maintained to all applicable standards, and construction activity and associated fuel consumption and energy use would be temporary and typical for construction sites. It is also reasonable to assume contractors would avoid wasteful, inefficient, and unnecessary fuel consumption during construction to reduce construction costs.
Therefore, the project would not involve the inefficient, wasteful, and unnecessary use of energy during construction, and the construction-phase impact related to energy consumption would be less than significant.
Table 9 Estimated Fuel Consumption during Construction
Fuel Type Gallons of Fuel MMBtu
Diesel Fuel (Construction Equipment and Vendors) 44,861 5,718 Other Petroleum Fuel (Worker Trips) 10,629 1,167
Total 55,491 6,885
See Appendix B for energy calculation sheets. Totals may not add up due to rounding. 464
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Energy
Final Initial Study – Mitigated Negative Declaration 47 Operational Energy Demand
Operation of the project would increase area energy demand from greater electricity, natural gas, and gasoline consumption at a currently developed but mostly vacant site. Natural gas and electricity would be used for heating and cooling systems, lighting, water use, and the overall operation of the warehouse/self-storage and retail land uses. Gasoline consumption would be attributed to the trips generated from employees and customers of the warehouse/self-storage and retail land uses. The estimated number of average daily trips associated with the project was used to determine the energy consumption associated with fuel use from operation of the project. The majority of project-related fuel consumption would be from motor vehicles traveling to and from the project site. According to the CalEEMod calculations, the project would result in 1,119,0181,553,454 annual VMT resulting from the 403 567 average daily trips during the week generated by the project during operation (Appendix A). Table 10 shows the estimated total annual fuel consumption of the project using the estimated trip generation and VMT with the assumed vehicle fleet mix (Appendix A). One gallon of gasoline is equivalent to approximately 109,786 Btu (CARB 2015), while one gallon of diesel is equivalent to approximately 127,460 Btu (Schremp 2017).
As shown in Table 10, the project would consume approximately 57,96780,473 gallons of fuel, or 6,5169,046 MMBtu, each year for transportation uses from project operation.
Table 10 Estimated Project Annual Transportation Energy Consumption Land Use1
Percent
of
Vehicle
Trips2
Annual Vehicle Miles
Traveled3
Average Fuel
Economy
(miles/gallon)4
Total Annual Fuel
Consumption
(gallons)
Total Fuel
Consumption
(MMBtu)6
Passenger Cars 60.5 676,793939,545 24.1 28,08338,985 3,0834,280 Light/Medium Trucks 33.2 371,364515,539 17.6 29,29221,100 2,3163,215 Heavy Trucks/Other 5.8 64,86190,041 7.5 12,0068,648 1,1021,530 Motorcycles 0.5 6,0018,331 44.05 189136 1521
Total 100.0 1,119,0181,553,454 – 57,96780,473 6,5169,046 1 Vehicle classes provided in CalEEMod do not correspond exactly to vehicle classes in DOT fuel consumption data, except for motorcycles. Therefore, it was assumed that passenger cars correspond to the light-duty, short-base vehicle class, light/medium trucks correspond to the light-duty long-base vehicle class, and heavy trucks/other correspond to the single unit, 2-axle 6-tire or more class. 2 Percent of vehicle trips from Table 4.4 “Fleet Mix” CalEEMod output (see Appendix A). 3 Mitigated annual VMT found in Table 4.2 “Trip Summary Information” in CalEEMod output (see Appendix A). 4,5 National Transportation Statistics: United States Department of Transportation, Bureau of Transportation Statistics, 2021. 6 CaRFG fuel specification of 109,786 Btu/gallon used to identify conversion rate for fuel energy consumption for vehicle classes specified above (see Energy Unit Conversion Sheet in Appendix B).
Notes: Totals may not add up due to rounding.
Operation of the project would consume approximately 0.91 GWh of electricity per year (electricity use is provided in the CalEEMod output of Appendix A). The project’s electricity demand would be served by SCE, which provided 80,913 GWh of electricity in 2019; therefore, SCE would have sufficient supplies for the project. Estimated natural gas consumption for the project would be 8,961 Therms, or 0.009 MMthm per year (natural gas use is provided in the CalEEMod output of Appendix A). The project’s natural gas demand would be serviced by SCG, which provided 5,425 MMthm per year in 2019 therefore, SCG would have sufficient supplies for the project. The project would comply with all standards set in California Building Code (CBC) Title 24, which would minimize the wasteful, inefficient, or unnecessary consumption of energy resources during operation. 465
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48 California’s CAL Green standards (California Code of Regulations, Title 24, Part 11) (California Building Standards Commission 2022) require implementation of energy efficient light fixtures and building materials into the design of new construction projects, projects that include building additions of 1,000 square feet or greater, and/or building alterations with a permit valuation of $200,000 or above (for occupancies within the authority of the California Building Standards Commission). Furthermore, the 2019 Building Energy Efficiency Standards (CBC Title 24, Part 6) requires newly constructed buildings, additions to existing buildings, and alterations to existing buildings to meet energy performance standards set by the Energy Commission including indoor air quality requirements. As the name implies, these standards are specifically crafted for new buildings to result in energy efficient performance so that the buildings do not result in wasteful, inefficient, or unnecessary consumption of energy. The standards are updated every three years and each iteration is more energy efficient than the previous standards. For example, according to the CEC, residences built with the 2019 standards will use about seven percent less energy due to energy efficiency measures versus those built under the 2016 standards, or 53 percent less energy with rooftop solar, and nonresidential buildings will use about 30 percent less energy due mainly to lighting upgrades (CEC 2018). Furthermore, the project would further reduce its use of nonrenewable energy resources because the electricity generated by renewable resources provided by SCE continues to increase to comply with State requirements through Senate Bill 100, which requires electricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.
In conclusion, construction of the project would be temporary and typical of similar projects, and would not result in wasteful, inefficient, or unnecessary consumption of energy. Operation of the project would increase consumption of fuel, natural gas, and electricity compared to existing conditions of the developed but mostly vacant site; however, the increase would be in conformance with the latest version of California’s Green Building Standards Code and the Building Energy Efficiency Standards. In addition, SCE and SCG have sufficient supplies to serve the project.
Therefore, the project would have a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
b. Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
The City of Oxnard adopted the Energy Action Plan (EAP) in 2013 as a component of the Oxnard Climate Action and Adaptation Plan. The purpose of the EAP is to establish a net energy consumption reduction target and identify and scope programs to achieve the target, for the overall goal of reducing GHG emissions to meet AB-32 requirements. The EAP focuses primarily on electricity efficiency and conservation, but also includes natural gas and renewable energy production strategies. Successful implementation of the EAP depends on the implementation of its programs and policies.
The project’s consistency with the EAP is determined by assessing if the project conflicts with applicable programs or policies outlined within the EAP. Table 11 provides an assessment of the proposed project’s consistency with policies and initiatives that existed before implementation of the EAP. Programs created by the EAP include expanding outreach efforts (C-1, C-2, C-12, and C-17), promoting renewable energy and electric vehicle infrastructure (C-6, C-7, C-15, and C-16), and promoting sustainable building through financing mechanisms and expedited permitting (C-4 and C11). The new EAP programs provide guidance for new construction projects and guidance for City programs, and do not apply directly to the proposed project; therefore, the proposed project would 466
Environmental Checklist
Energy
Final Initial Study – Mitigated Negative Declaration 49 not interfere with the initiatives outlined in the EAP and would have no impact to implementation of the EAP.
NO IMPACT
Table 11 Consistency with Applicable Existing Policies and Initiatives Initiative Project Consistency
2030 General Plan Goals and Policies
SC-3.9 Promote Voluntary Incentive
Programs
ICS-11.6 Water Conservation
ICS-11.7 Water Wise Landscapes
Consistent. The proposed project would not interfere with promotion of voluntary incentive programs. The project would include low flow water fixtures as required by Title 20 to promote water conservation in indoor water use. Additionally, the project would utilize lower water intensity landscaping.
City of Oxnard 2021-2029 Housing Element
a. Promote Energy Reduction Programs
b. Power Generation Goal
Consistent. The proposed project would not interfere with implementation of energy reduction programs; electricity use would meet Title 24 standards. The proposed project would not interfere with Oxnard’s goals for ensuring energy sources are renewably sourced.
Adoption of Mandatory Water Conservation Measures (Oxnard City Code) a. Limits on watering hours
b. No outdoor irrigation during rain
c. Limits on watering duration
d. No run-off
e. No use of water to clean surfaces
Consistent. The proposed project would adhere to all water use restrictions outlined in the Oxnard City Code.
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Geology and Soils
Final Initial Study – Mitigated Negative Declaration 51 8 Geology and Soils
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Expose people or structures to potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
1. Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist or based on other
substantial evidence of a known
fault? □ □ ■ □
2. Strong seismic groundshaking that
cannot be addressed through
compliance with standard Code
requirements? □ □ ■ □
b. Be located on a geologic unit or soil that is
unstable or that would become unstable
as a result of the project and potentially
result in an on-site or off-site landslide,
lateral spreading, subsidence, liquefaction,
or collapse that cannot be addressed
through compliance with standard Code
requirements? □ □ ■ □
c. Be located on expansive soil, creating
substantial risks to life or property that
cannot be addressed through compliance
with standard Code requirements? □ □ ■ □
d. Expose people or structures to inundation
by seiche or tsunami? □ □ □ ■
e. Rely on dredging or other maintenance
activity by another agency that is not
guaranteed to continue? □ □ □ ■
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52 a.1. Would the project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist or based on other substantial evidence of a known fault? a.2. Would the project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic groundshaking that cannot be addressed through compliance with standard Code requirements? b. Would the project be located on a geologic unit or soil that is unstable or that would become unstable as a result of the project and potentially result in an on-site or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse that cannot be addressed through compliance with standard Code requirements?
c. Would the project be located on expansive soil, creating substantial risks to life or property that cannot be addressed through compliance with standard Code requirements? According to the California Department of Conservation California Earthquake Hazard Zone Application, the project site does not lie within an Alquist-Priolo Fault Zone and is not at risk of adverse effects resulting from fault rupture (California Department of Conservation 2019). The faults nearest the project site include the Ventura Fault, 2.7 miles to the northwest, and the Camarillo Fault, 3.8 miles to the east. The proximity to these faults does introduce the risk of ground shaking at the project site. Furthermore, the majority of Oxnard, including the project site, is designated as a liquefaction risk zone. The proposed project includes structural modifications to the existing structures on site which would bring the warehouses up to date with current California Building Code standards designed to reduce risk from seismic hazards (O’Neal & Courtland 2018).
Additionally, the General Plan Background Report indicates the planning area is at low risk of landslides due to the flat nature of the topography, and Figure 5-12 of that report shows the project site has low susceptibility to soil erosion (City of Oxnard 2006). The proposed project would not include significant modification of the project site and would not introduce further risk from seismic or unstable soil hazards. Compliance with the California Building Code would reduce risk associated with seismic hazards characteristic of the planning area. Therefore, the proposed project would not introduce new potential hazards related to unstable or expansive soils, or introduce new risk related to existing seismic hazards, and impacts would be less than significant.
LESS THAN SIGNIFICANT IMPACT
d. Would the project expose people or structures to inundation by seiche or tsunami? The proposed project site does not exist in a flood hazard, tsunami or seiche zone. According to the General Plan Background Report, Ventura County has a “remote risk” of tsunami impacts, and the projected tsunami impact area extends one mile inland from the shoreline (City of Oxnard 2006).
The project site is approximately five miles from the shoreline and is therefore not at risk of being impacted by a tsunami. Additionally, the project site does not lie within a 100-year flood zone and is not located adjacent to a standing body of water; therefore, the project is not at risk of being impacted by a seiche or at high risk of flooding (FEMA 2010). The project would not be at risk of release of pollutants due to inundation and would therefore have no impact.
NO IMPACT
470
Environmental Checklist
Geology and Soils
Final Initial Study – Mitigated Negative Declaration 53 e. Would the project rely on dredging or other maintenance activity by another agency that is not guaranteed to continue?
The proposed project would not rely on dredging or other maintenance activity by another agency that is not guaranteed to continue. Therefore, there would be no project impact.
NO IMPACT
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Hazards and Hazardous Materials
Final Initial Study – Mitigated Negative Declaration 55 9 Hazards and Hazardous Materials
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Create a significant hazard to the public or
the environment through the routine
transport, use, or disposal of hazardous
materials? □ □ ■ □
b. Create a significant hazard to the public or
the environment through reasonably
foreseeable upset or accident conditions
involving the release of hazardous
materials into the environment? □ □ ■ □
c. Emit hazardous substances or involve
handling hazardous or acutely hazardous
substances, or waste within one-quarter
mile of an existing or proposed school in
quantities or a manner that would create a
substantial hazard? □ □ □ ■
d. Be located on a site that is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
substantial hazard to the public or
environment? □ □ □ ■
e. Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan? □ □ □ ■
a. Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b. Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset or accident conditions involving the release of hazardous materials into the environment?
Construction and operation of the project would not involve the use and transport of hazardous materials outside of those used in operation of typical construction equipment or typical cleaning and landscape materials. Materials used for construction would be transported to and within the project site for regular construction activities, and may include diesel fuel, lubricants, adhesives, 473
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56 cleaning solutions, and chemical toilets. The number of hazardous materials used during project operation would not be substantial and would not pose a risk to the public or environment.
Hazardous materials use and transport during both construction and operation of the project would comply with all pertinent federal, State, and City regulations regarding their storage, on-site use, and off-site disposal. Compliance with the applicable regulations would ensure the project has a less than significant impact
LESS THAN SIGNIFICANT IMPACT
c. Would the project emit hazardous substances or involve handling hazardous or acutely hazardous substances, or waste within one-quarter mile of an existing or proposed school in quantities or a manner that would create a substantial hazard? Schools near the project site include Rio Del Norte Elementary School 0.52 mile to the west, Sierra Linda Elementary School 0.57 mile to the southwest, and Pacifica High School 0.74 mile to the south.
Therefore, any hazardous materials, substances or waste handled within the project site would not be within 0.25 mile of an existing or proposed school and the project would have no impact.
NO IMPACT
d. Would the project be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a substantial hazard to the public or environment?
A database search of hazardous material sites did not return any indication the project site or its vicinity contains hazardous materials that would create a significant hazard to the public or the environment. The database search included the following: State Water Resources Control Board Geotracker (State Water Resources Control Board 2022), USEPA Resource Conservation and Recovery Act Info site (USEPA 2022a), USEPA Permit Compliance System and Integrated Compliance Information System (USEPA 2022b), and the Department of Toxic Substance Control EnviroStor Database (Department of Toxic Substance Control 2022). The nearest listed hazardous site is a LUST cleanup site located 0.20 mile south of the project site. However, cleanup of this site has been deemed complete as of 2006. Therefore, the proposed project would have no impact.
NO IMPACT
e. Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
The proposed project would include minor construction and renovation of the currently developed project site and would not modify or block current emergency access routes. Additionally, the project would not introduce a significant volume of new traffic that would interfere with an emergency access route (see Section 16, Transportation and Circulation). Therefore, the project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation route, and there would be no impact.
NO IMPACT
474
Environmental Checklist
Hydrology and Water Quality
Final Initial Study – Mitigated Negative Declaration 57 10 Hydrology and Water Quality
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Cause a violation of any adopted water
quality standards or waste discharge
requirements? □ □ □ ■
b. Substantially deplete groundwater
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume or
a lowering of the local groundwater table
level (e.g., the production rate of preexisting nearby wells would drop to a level that would not support existing land uses
or planned uses for which permits have
been granted)? □ □ □ ■
f. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, in a manner that would
result in on- or off-site flooding or exceed
the capacity of existing or planned
stormwater drainage systems? □ □ □ ■
g. Place new structures within a 100-year
flood hazard area as mapped on a federal
Flood Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map? □ □ □ ■
h. Impede or redirect flood flows such that it
would increase on- or off-site flood
potential? □ □ □ ■
i. Expose people or structures to a
significant risk of loss, injury or death
involving flooding, including flooding as a
result of the failure of a levee or dam? □ □ □ ■
j. Be exposed to a substantial risk related to
inundation by seiche, tsunami, or
mudflow? □ □ □ ■
475
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
58 a. Would the project cause a violation of any adopted water quality standards or waste discharge requirements?
The project site is an 8.865 acre, currently developed site in an urban area with impervious asphalt surfaces that would be repaved, and structures that would undergo minor modifications.
Construction activities would include minor utility installation, paving, and architectural coating, with no significant ground disturbing activities larger than 1 acre. The proposed project is considered redevelopment of the site according to the 2015 Ventura County Technical Guidance Manual for Stormwater Quality Control Measures because there is no net addition or alteration of impervious surfaces. Additionally, the modifications to the impervious asphalt surfaces are considered maintenance according to the Technical Guidance Manual. Therefore, the project would not be required to implement stormwater control measures for project operation according to the Ventura County Technical Guidance Manual for Stormwater Quality Control Measures (Ventura Countywide Stormwater Quality Management Program 2015). Additionally, the project would not be required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity and would not be required to develop a Storm Water Pollution Prevention Plan (California Water Resources Control Board 2022b). Therefore, neither construction nor operation of the project would create a violation of water quality standards or waste discharge requirements or substantially degrade surface or water quality and the project would have no impact.
NO IMPACT
b. Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level that would not support existing land uses or planned uses for which permits have been granted)?
The project site lies atop the Oxnard Aquifer in the Upper Aquifer System of the Oxnard Plain Groundwater Basin. The Oxnard Plain Basin receives natural recharge from nine groundwater basins along the Santa Clara River Basin (City of Oxnard 2006). The proposed project would not modify the project site in a manner capable of impacting groundwater supplies, as it would not interfere with the Santa Clara River or water flow in the related aquifers because it would not increase impervious surfaces or modify stormwater runoff. The project’s water use would include those typical of a nonmanufacturing, commercial warehouse with ornamental landscaping, and would not substantially decrease groundwater supplies. Therefore, the project would have no impact on groundwater supplies or management.
NO IMPACT
c. Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner that would result in on- or off-site flooding or exceed the capacity of existing or planned stormwater drainage systems? e. Would the project impede or redirect flood flows such that it would increase on- or off-site flood potential?
Based on the Hydrologic and Hydraulic Report/ Stormwater Quality Report prepared by CCE Design Associates Inc. (Appendix C), development of the project site is in accordance with City of Oxnard and County of Ventura criteria for stormwater quality and quantity. The on-site runoff is collected 476
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Hydrology and Water Quality
Final Initial Study – Mitigated Negative Declaration 59 and treated pursuant to Ventura County MS4 standards. Development of the project site would not have adverse impact on downstream storm drain facilities. While the analysis of off-site systems is beyond the scope of this report, according to the Hydrologic and Hydraulic Report/ Stormwater Quality Report (Appendix C), the project improves upon the original design, as it meets the full MS4 compliance standards for the site, including effective impervious area (EIA) standards and standards for developed pervious surfaces (CCE Design Associates Inc. 2021). Additionally, the grading design and proposed drainage system are designed in a manner to convey stormwater flows away from structures to provide protection from flooding pursuant to City of Oxnard, County of Ventura, and FEMA requirements. All buildings will be constructed outside of 100-year storm event flood limits (FEMA 2010).
The project site is currently developed with a large commercial structure and paved surfaces. These existing buildings and paved surfaces make up 96 percent of the site footprint. After the development of the proposed project, the buildings and paved surfaces would make up 90 percent of the site footprint. There are no existing streams, rivers, or other types of natural drainage features on the project site. The project would include repaving of asphalt surfaces and renovation of existing structures. This would not increase the existing coverage of impervious surfaces or significantly modify drainage patterns in a way that would increase surface runoff or risk of flooding on-or off-site. Therefore, the project would not modify existing drainage patterns through alteration of a stream or river, or increase the coverage of impervious surfaces, and would have no impact on existing hydrology.
NO IMPACT
d. Would the project place new structures within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map?
f. Would the project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? g. Would the project be exposed to a substantial risk related to inundation by seiche, tsunami, or mudflow?
The project site does not exist in a flood hazard, tsunami or seiche zone. According to the General Plan Background Report, Ventura County has a “remote risk” of tsunami impacts, and the projected tsunami impact area extends one mile inland from the shoreline (City of Oxnard 2006). The project site is approximately five miles from the shoreline and is therefore not at risk of being impacted by a tsunami. Additionally, the project site does not lie within a 100-year flood zone and is not located adjacent to a standing body of water; therefore, the project is not at risk of being impacted by a seiche or at high risk of flooding (FEMA 2010). In conclusion, the project would not be at risk of any of these flooding or inundation hazards, and there would be no impact.
NO IMPACT
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Land Use and Planning
Final Initial Study – Mitigated Negative Declaration 61 11 Land Use and Planning
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Conflict with an applicable land use plan,
policy or regulation of the City or other
agency with jurisdiction over the project
adopted for the purpose of avoiding or
mitigating a significant environmental
effect? □ □ ■ □
b. Involve land uses that are not allowed
under any applicable airport land use
compatibility plan? □ □ ■ □
c. Conflict with an applicable habitat
conservation plan or natural community
conservation plan? □ □ □ ■
d. Physically divide an established
community? □ □ □ ■
a. Would the project conflict with an applicable land use plan, policy or regulation of the City or other agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating a significant environmental effect?
b. Would the project involve land uses that are not allowed under any applicable airport land use compatibility plan?
The proposed project consists of a self-storage warehouse with equipment rental, and storage for 46 RVs. The site is designated under the 2030 General Plan as Commercial General, and is zoned C2-PD, General Commercial-Planned Development. The Oxnard City Code does not permit selfstorage warehouses on properties with this zoning designation unless a Special Use Permit is obtained (Section 16-138), which requires approval by the Planning Commission (see Section 10, Required Discretionary Approvals, for a list of required discretionary approvals for the proposed project). Upon approval of the Special Use Permit, the project would not conflict with the site’s zoning designation.
The following 2030 General Plan Community Development chapter goals and policies are relevant to the proposed project.
Goal CD-1: A balanced community consisting of residential, commercial, and employment uses consistent with the character, capacity, and vision of the City.
Policy CD-1.3: Promote the renovation and adaptive reuse of existing buildings, especially to mixed use if appropriate, in order to provide commercial convenience shopping in established neighborhoods.
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62 Goal CD-4: Commercial uses compatible with surrounding land uses to meet the present and future needs of Oxnard residents, employees, and visitors.
Policy CD-4.2: Encourage upgrading, beautification, revitalization, and appropriate reuse of existing commercial areas and shopping centers and, especially within redevelopment project areas, continue to develop and implement programs that link commercial areas with their adjoining neighborhoods and increase overall jobs, sales and property valuation.
Policy CD-4.4: Require that older commercial development upgrade/improve landscaping and architecture, if warranted, during discretionary review opportunities.
Goal CD-9: A high quality visual image and perception of the City.
Policy CD-9.2: As part of the City’s redevelopment programs and planning, promote the revitalization of residential, commercial, and industrial properties that are deteriorated or detract from the visual quality of the City.
The proposed project would be consistent with Goal CD-1 and Policy CD-1.3 as it would promote the renovation and adaptive reuse of existing buildings and expand a commercial use within an established neighborhood. Furthermore, as discussed in Section 1, Aesthetics and Urban Design, the proposed project would be consistent with Goals CD-4, CD-9, and Policies CD-4.2, CD-4.4, and CD9.2 because it would upgrade, beautify, revitalize, and appropriately reuse an existing commercial area, consistent with applicable zoning regulations relating to visual character and quality.
The proposed project would conform to the applicable zoning ordinances outlined in the Oxnard City Code for the General Commercial land use. The existing structures include a 35-foot tall, 85,103 square foot warehouse abutting a single story, 66,987 square foot warehouse to the south. Based on the plan set elevations included in Section 2, Project Description, the height of the building would slightly exceed 35 feet in some places. However, in accordance with Section 16-137, additional stories may be approved via a special use permit. The front yard setback requirement is 10 feet, but the development has provided a 55-foot setback. The rear yard is required to be 15 feet and is provided in many areas; however, at the northeast corner of the property a variance (Variance 277) was issued in 1970 by the Oxnard City Council to allow a zero rear yard setback at this corner. This was considered appropriate as the east side of the property is curved as it abuts a railroad right of way. Compliance with the Oxnard City Code and General Plan would ensure consistency with applicable land use plans, policies and regulations adopted to avoid environmental effects.
Furthermore, the project site is not located within an airport land use plan area. Therefore, project impacts would be less than significant.
LESS THAN SIGNIFICANT IMPACT
c. Would the project conflict with an applicable habitat conservation plan or natural community conservation plan?
The project site is in an urban area as designated by the General Plan Background Report and is zoned for general commercial land use (City of Oxnard 2006). Additionally, as explained in Section 4, Biological Resources, it would not substantially impact any native habitat or natural community.
Therefore, the proposed project would not conflict with an adopted local, regional, or state habitat conservation plan.
NO IMPACT
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Land Use and Planning
Final Initial Study – Mitigated Negative Declaration 63 d. Would the project physically divide an established community? The proposed project includes the renovation of a currently developed site in an urban area surrounded by commercial and residential land uses. See Section 9, Surrounding Land Uses and Setting, for further details regarding adjacent development and surrounding uses. The project would not physically divide the community because the project does not include construction of a wall, roadway, or other component which would divide the existing community. Therefore, the project would have no impacts related to the physical division of an existing community.
NO IMPACT
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Mineral Resources
Final Initial Study – Mitigated Negative Declaration 65 12 Mineral Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Result in the loss of availability of a known
mineral resource of value to the region or
state? □ □ □ ■
b. Result in the loss of availability of a locally
important mineral resource recovery site
delineated in the 2030 General Plan,
specific plan or other land use plan? □ □ □ ■
a. Would the project result in the loss of availability of a known mineral resource of value to the region or state?
b. Would the project result in the loss of availability of a locally important mineral resource recovery site delineated in the 2030 General Plan, specific plan or other land use plan? According to Figure 5-15 of the General Plan Background Report, the project site lies within a NonDesignated Mineral Resource Zone-2 (MRZ-2) as classified by the California Mining and Geology Board under the California Surface Mining and Reclamation Act of 1975. The MRZ-2 classification indicates a high likelihood that significant mineral deposits are present. According to the Ventura County Mineral Resources Management Plan, regions classified as MRZ-2 are to be established as certain land use categories with buffer zones that would allow the timely extraction of mineral resources, including Very Low Density Residential, Extensive Industrial, Recreation/Open Space, and Agriculture (City of Oxnard 2006). Since the site is under a Non-Designated MRZ-2 classification, land use designations do not fall under the Ventura County Mineral Resources Management Plan requirements and do not need to preserve mineral extraction access. Additionally, according to the Oxnard City Code Section 16-135 and 16-136, the General Commercial designation for which the project site is zoned does not permit mining or oil extraction activities. Therefore, the proposed project would have no impact on access to mineral resources.
NO IMPACT
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Noise
Final Initial Study – Mitigated Negative Declaration 67 13 Noise
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project result in:
a. Generate or expose persons to noise
levels in excess of standards established in
the Oxnard 2030 General Plan or Noise
Ordinance, or applicable standards of
other agencies? □ □ ■ □
b. Generate or expose persons to excessive
groundborne vibration or groundborne
noise levels? □ □ ■ □
c. Generate a substantial temporary or
periodic increase in ambient noise in the
project vicinity above levels existing
without the project? □ □ ■ □
d. Generate a substantial permanent
increase in ambient noise in the project
vicinity above levels existing without the
project? □ □ ■ □
e. For a project located within the airport
land use plan for Oxnard Airport or within
two miles of Naval Base, Ventura County
at Point Mugu, would the project expose
people residing or working in the project
area to excessive noise levels? □ □ □ ■
f. Expose non-human species to excessive
noise? □ □ ■ □
Noise
The unit of measurement used to describe a noise level is the decibel (dB). However, the human ear is not equally sensitive to all frequencies within the sound spectrum. Therefore, a method called “Aweighting” is used to adjust actual sound pressure levels so that they are consistent with the human hearing response, which is most sensitive to frequencies around 4,000 Hertz (Hz) and less sensitive to frequencies around and below 100 Hz, thus filtering out noise frequencies that are not audible to the human ear. A-weighting approximates the frequency response of the average young ear when listening to most ordinary everyday sounds. When people make relative judgments of the loudness or annoyance of a sound, their judgments correlate well with the “A-weighted” levels of those sounds. Therefore, the A-weighted noise scale is used for measurements and standards involving 485
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68 the human perception of noise. In this analysis, all noise levels are A-weighted, and “dBA” is understood to identify the A-weighted decibel.
Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used for earthquake magnitudes. A doubling of the energy of a noise source, such as a doubling of traffic volume, would increase the noise level by 3 dB; similarly, dividing the energy in half would result in a decrease of 3 dB (Crocker 2007).
Human perception of noise has no simple correlation with sound energy: the perception of sound is not linear in terms of dBA or in terms of sound energy. Two sources do not “sound twice as loud” as one source. It is widely accepted that the average healthy ear can barely perceive an increase (or decrease) of up to 3 dBA in noise levels (i.e., twice [or half] the sound energy); that an increase (or decrease) of 5 dBA (8 times [or one eighth] the sound energy) is readily perceptible; and that an increase (or decrease) of 10 dBA (10.5 times [or approximately one tenth] the sound energy) sounds twice (or half) as loud (Crocker 2007).
Descriptors
The impact of noise is not a function of loudness alone. The time of day when noise occurs, and the duration of the noise are also important. In addition, most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors has been developed.
The noise descriptors used for this analysis are the one-hour equivalent noise level (Leq) and the community noise equivalent level (CNEL).
▪ The Leq is defined as the single steady A-weighted level that is equivalent to the same amount of energy as that contained in the actual fluctuating levels over a period. Typically, Leq is equivalent to a one-hour period, even when measured for shorter durations as the noise level of a 10- to 30-minute period would be the same as the hour if the noise source is relatively steady. Lmax is the highest Root Mean Squared (RMS) sound pressure level within the sampling period, and Lmin is the lowest RMS sound pressure level within the measuring period (Crocker 2007). ▪ The CNEL is a 24-hour equivalent sound level with an additional 5 dBA penalty to noise occurring during evening hours, between 7:00 p.m. and 10:00 p.m., and an additional 10 dBA penalty to noise occurring during the night, between 10:00 p.m. and 7:00 a.m., to account for the added sensitivity of humans to noise during these hours (Caltrans 2013). Quiet suburban areas typically have a CNEL in the range of 40 to 50 dBA, while areas near arterial streets are in the 50 to 70+ CNEL range.
Propagation
Sound changes in both level and frequency spectrum as it travels from the source to the receiver.
The most obvious change is the decrease in sound level as the distance from the source increases.
The way sound reduces with distance depends on factors such as the type of source (e.g., point or line), the path the sound will travel, site conditions, and obstructions. Sound levels from a point source (e.g., construction, industrial machinery, ventilation units) typically attenuate, or drop off, at a rate of 6 dBA per doubling of distance. Sound from a line source (e.g., roadway, pipeline, railroad) typically attenuates at about 3 dBA per doubling of distance (Caltrans 2013).
Vibration
Typical outdoor sources of perceptible groundborne vibration are construction equipment, steelwheeled trains, and traffic on rough roads. If a roadway is smooth, the groundborne vibration from 486
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Noise
Final Initial Study – Mitigated Negative Declaration 69 traffic is rarely perceptible. Groundborne vibration of concern in environmental analysis consists of the oscillatory waves that move from a source through the ground to adjacent structures. The number of cycles per second of oscillation makes up the vibration frequency, described in terms of hertz (Hz). The vibration frequency of an object describes how rapidly it oscillates. The normal frequency range of most groundborne vibration that can be felt by the human body is from a low of less than 1 Hz up to a high of about 200 Hz (Crocker 2007).
While people have varying sensitivities to vibrations at different frequencies, in general they are most sensitive to low-frequency vibration. Vibration in buildings, such as from nearby construction activities, may cause windows, items on shelves, and pictures on walls to rattle. Vibration of building components can also take the form of an audible low-frequency rumbling noise, referred to as groundborne noise. Groundborne noise may result in adverse effects, such as building damage, when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hz). Vibration may also damage infrastructure when foundations or utilities, such as sewer and water pipes, physically connect the structure and the vibration source (Federal Transit Administration [FTA] 2018). Although groundborne vibration is sometimes noticeable in outdoor environments, it is almost never annoying to people who are outdoors. The primary concern from vibration is that it can be intrusive and annoying to building occupants and vibration-sensitive land uses.
Descriptors
Vibration amplitudes are usually expressed in peak particle velocity (PPV) or RMS vibration velocity.
The PPV and RMS velocity are normally described in inches per second (in./sec.). PPV is defined as the maximum instantaneous positive or negative peak of a vibration signal. PPV is often used in monitoring of blasting vibration because it is related to the stresses that are experienced by buildings (Caltrans 2020).
Response to Vibration
Vibration associated with construction of the project has the potential to be an annoyance to nearby land uses. Caltrans has developed limits for the assessment of vibrations from transportation and construction sources. The Caltrans vibration limits are reflective of standard practice for analyzing vibration impacts on structures. The Caltrans Transportation and Construction Vibration Guidance Manual (Caltrans 2020) identifies impact criteria for buildings and criteria for human annoyances from transient and continuous/frequent sources: Table 12 presents the impact criteria for buildings, and Table 13 presents the criteria for humans.
Table 12 Vibration Damage Potential
Building Type Maximum PPV (in./sec.)
Historic sites and other critical locations 0.1
Historic and some old buildings 0.5
Older residential structures 0.5
New residential structures 1.0
Modern industrial/commercial buildings 2.0
PPV = peak particle velocity; in./sec. = inches per second Source: Caltrans 2020
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70 Table 13 Vibration Annoyance Potential
Maximum PPV (in./sec.)
Human Response Transient Sources Continuous/Frequent Intermittent Sources Severe/disturbing 2.00 0.70
Strongly perceptible 0.90 0.10
Distinctly perceptible 0.240 0.035
Barely perceptible 0.035 0.012
Note: Transient sources create a single isolated vibration event, such as blasting or drop balls (i.e., a loose steel ball that is dropped onto structures or rock to reduce them to a manageable size). Continuous/frequent intermittent sources include impact pile drivers, pogo-stick compactors, crack-and-seat equipment, vibratory pile drivers, and vibratory compaction equipment.
PPV = peak particle velocity; in./sec. = inches per second Source: Caltrans 2020
Propagation
Vibration energy spreads out as it travels through the ground, causing the vibration level to diminish with distance away from the source. High-frequency vibrations diminish much more rapidly than low frequencies, so low frequencies tend to dominate the spectrum at large distances from the source. Variability in the soil strata can also cause diffractions or channeling effects that affect the propagation of vibration over long distances (Caltrans 2020). When a building is exposed to vibration, a ground-to-foundation coupling loss (the loss that occurs when energy is transferred from one medium to another) will usually reduce the overall vibration level. However, under rare circumstances, the ground-to-foundation coupling may amplify the vibration level due to structural resonances of the floors and walls.
Sensitive Receptors
Noise exposure goals for various types of land uses reflect the varying noise sensitivities associated with those uses. Some land uses are considered more sensitive to ambient noise and ground-borne vibration levels than others. People in residences, motels and hotels, schools, libraries, churches, hospitals, nursing homes, auditoriums, long-term care and mental care facilities, natural areas, parks, and outdoor recreation areas are generally more sensitive to noise than are people at commercial and industrial establishments.
The noise-sensitive receivers nearest to the project site are single- and multi-family residences 220 feet to the west along Oxnard Boulevard.
Regulatory Framework
The Safety and Hazards Element of the City of Oxnard’s General Plan defines issues, goals, policies, and implementation measures related to noise conditions in the city. The specific goals and policies of the General Plan Safety and Hazards Element that are relevant to the project are as follows:
Goal SH-6: Consideration of noise levels and impacts in the land use planning and development process.
Policy SH-6.2: Continue to limit construction activities to the hours of 7 am to 7 pm, Monday through Saturday. No construction shall occur after hours, on Sundays, or national holidays without permission from the City.
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Final Initial Study – Mitigated Negative Declaration 71 a. Would the project generate or expose persons to noise levels in excess of standards established in the Oxnard 2030 General Plan or Noise Ordinance, or applicable standards of other agencies?
c. Would the project generate a substantial temporary or periodic increase in ambient noise in the project vicinity above levels existing without the project? d. Would the project generate a substantial permanent increase in ambient noise in the project vicinity above levels existing without the project?
f. Would the project expose non-human species to excessive noise? The primary off-site noise source in the project area is motor vehicles3. Motor vehicle noise is a concern because it is characterized by a high number of individual events that often create sustained noise levels. Ambient noise levels are expected to be highest during the morning and afternoon rush hours unless congestion slows speeds substantially. To determine ambient noise levels in the project area, the Oxnard General Plan Background Report was reviewed. Based on the Community Noise Measurement Summary in the Safety and Hazard element, the project site is along Oxnard Boulevard, north of Roderick Avenue, which has a morning noise level of 71.3 dBA (City of Oxnard 2006).
Primary noise generation from the proposed project that would impact sensitive receivers would be from vehicular traffic from customers and employees entering and exiting the project site on Oxnard Boulevard. For a perceptible noise increase of at least 3 dBA to occur, the proposed project would need to result in a doubling of traffic. Daily traffic counts collected in 2008 reported 28,696 vehicles per day traveled along Oxnard Boulevard in the vicinity of the project site (IBI Group 2008).
By estimating peak hour traffic counts as 10 percent of average daily traffic, approximately 2,870 vehicles travel along Oxnard Boulevard during peak hours. The Traffic Study Update conducted by raSmith (Appendix D) concludes the project would generate a total of 567 weekday daily vehicle trips on the roadways surrounding the project site, which would increase existing traffic volumes by two percent during peak hours on Oxnard Boulevard. This would not result in a perceptible increase in noise levels in the project site vicinity. Therefore, the project would have a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
b. Would the project generate or expose persons to excessive groundborne vibration or groundborne noise levels?
Groundborne vibration and noise levels are typically generated by heavy equipment and hauling trucks during project construction. The proposed project would include minimal construction activities necessitating the use of heavy equipment or hauling trucks for extended durations. Paving of asphalt surfaces would require hauling trucks and pavers, and renovation of the building would potentially require some heavy equipment for short durations. As the nearest sensitive receivers are approximately 220 feet to the west of the project site, vibration generated by heavy equipment is not likely to cause significant impacts. Additionally, project operation does not include use of heavy machinery or equipment that would generate significant vibration. Therefore, the project would not 3Noise and vibration are produced by train traffic on the railway adjacent to the project site, but only intermittently, and the proposed project would not affect train traffic or noise and vibration levels from the adjacent railway. 489
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72 generate excessive groundborne noise or vibration that would affect sensitive receivers and would have a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
e. For a project located within the airport land use plan for Oxnard Airport or within two miles of Naval Base, Ventura County at Point Mugu, would the project expose people residing or working in the project area to excessive noise levels?
As discussed in Section 9, Hazards and Hazardous Materials, the project site is not within an airport land use plan or within two miles of a public or private airport. The closest airport is Oxnard Airport, approximately 2.25 miles southwest of the project site. Naval Base, Ventura County is approximately 10 miles to the southeast. Because the project would not expose future residents or workers to excessive aviation-related noise levels, there would be no impact.
NO IMPACT
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Population, Education, and Housing
Final Initial Study – Mitigated Negative Declaration 73 14 Population, Education, and Housing
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Involve a General Plan amendment that
could result in an increase in population
over that projected in the 2030 General
Plan that may result in one or more
significant physical environmental effects? □ □ □ ■
b. Induce substantial growth on the project
site or surrounding area, resulting in one
or more significant physical environmental
effects? □ □ □ ■
c. Result in a substantial (15 single-family or
25 multi-family dwelling units – about
one-half block) net loss of housing units
through demolition, conversion, or other
means that may necessitate the
development of replacement housing? □ □ □ ■
d. Result in a net loss of existing housing
units affordable to very low- or lowincome households (as defined by federal and/or City standards), through
demolition, conversion, or other means
that may necessitate the development of
replacement housing? □ □ □ ■
e. Cause an increase in enrollment at local
public schools that would exceed capacity
and necessitate the construction of new or
expanded facilities? □ □ □ ■
f. Directly or indirect interfere with the
operation of an existing or planned
school? □ □ □ ■
a. Would the project involve a General Plan amendment that could result in an increase in population over that projected in the 2030 General Plan that may result in one or more significant physical environmental effects?
b. Would the project induce substantial growth on the project site or surrounding area, resulting in one or more significant physical environmental effects? 491
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74 c. Would the project result in a substantial (15 single-family or 25 multi-family dwelling units – about one-half block) net loss of housing units through demolition, conversion, or other means that may necessitate the development of replacement housing? d. Would the project result in a net loss of existing housing units affordable to very low- or lowincome households (as defined by federal and/or City standards), through demolition, conversion, or other means that may necessitate the development of replacement housing? The proposed project includes a self-storage warehouse and other retail and warehouse components that would generate only a small amount of new employment opportunities, and includes no new residential construction, or demolition of existing housing. As no industry specific reviews of self-storage or U-Haul facility employee generation rates are currently available, a search of internet forums for self-storage owners indicates roughly three full time employees are needed to operate a 300-to-500-unit self-storage warehouse (Self Storage Talk 2015). Extrapolating these figures to the project’s 1,874 storage units, this component of the project would generate 19 new jobs, using an employee generation rate of 1 employee per 100 units as a conservative estimate.
The tenants of the additional retail and warehouse components are not yet identified; however, employee generation estimates are provided in Table 14 using estimates from a Southern California Survey of employee density for various land uses. Based on these assumptions, it is conservatively estimated the project would generate 54 new jobs.
SCAG estimates the population of Oxnard will increase by 32,100 residents and generate 15,000 new jobs between 2016 and 2045 (SCAG 2020). Even in the unlikely event all the new jobs created by the project were to result in new residents to Oxnard, the project would result in less than one percent of expected growth of both population and employment. Therefore, the project would not result in unplanned population growth or displacement of existing housing, and there would be no impact.
NO IMPACT
Table 14 Employee Generation Assumptions
Land Use Category Average Employment Density Proposed Land Uses Estimated Employee
Generation
Other Retail/Svc. 344 sf per employee 5,341 sf 16
Warehouse 814 sf per employee 34,537 sf 19
Self-Storage 100 units per employee 1,874 units 19
Net Increase in Employees − − 54
Sources: Self-Storage Talk 2015
e. Would the project cause an increase in enrollment at local public schools that would exceed capacity and necessitate the construction of new or expanded facilities? f. Would the project directly or indirectly interfere with the operation of an existing or planned school?
The proposed project consists of commercial uses that would not generate many new jobs that would create a significant influx of new residents to the city requiring public services such as schools or parks. Therefore, the proposed project would not create a substantial increase in demand for 492
Environmental Checklist
Population, Education, and Housing
Final Initial Study – Mitigated Negative Declaration 75 public schools, no new or physically altered school facilities would be required, and the project would have no impact related to schools.
NO IMPACT
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Public Services and Recreation
Final Initial Study – Mitigated Negative Declaration 77 15 Public Services and Recreation
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
a. Would the project increase demand for
fire protection service such that new or
expanded facilities would be needed to
maintain acceptable service levels, the
construction of which may have significant
environmental effects? □ □ □ ■
b. Would the project increase demand for
law enforcement service such that new or
expanded facilities would be needed to
maintain acceptable service levels, the
construction of which may have significant
environmental effects? □ □ □ ■
c. Would the project increase the use of
existing park facilities such that substantial
physical deterioration of the facilities
would occur or be accelerated or that new
or expanded park facilities would be
needed to maintain acceptable service
levels? □ □ □ ■
d. Would the project increase the need for or
use of existing library or other community
facilities such that substantial physical
deterioration of the facilities would occur
or be accelerated? □ □ □ ■
a. Would the project increase demand for fire protection service such that new or expanded facilities would be needed to maintain acceptable service levels, the construction of which may have significant environmental effects?
b. Would the project increase demand for law enforcement service such that new or expanded facilities would be needed to maintain acceptable service levels, the construction of which may have significant environmental effects?
c. Would the project increase the use of existing park facilities such that substantial physical deterioration of the facilities would occur or be accelerated or that new or expanded park facilities would be needed to maintain acceptable service levels? d. Would the project increase the need for or use of existing library or other community facilities such that substantial physical deterioration of the facilities would occur or be accelerated? 495
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
78 Because, as discussed in Section 14, Population, Education, and Housing, the proposed project would only generate an estimated maximum of 54 new employees, it would not generate a population increase that would require an expansion of government services that could cause a significant environmental impact. Although the property is currently mostly vacant, it is within the existing service area for fire and police service and already requires fire and police protection in case of fire or potential criminal activity on the site. Because the proposed project consists of commercial and retail uses, it would not generate many new jobs that would create a significant influx of new residents to the city requiring public services such as schools or parks. Therefore, it would not create a substantial increase in demand for government services, no new or physically altered public service facilities would be required, and the project would have no impact on public services.
As explained above and in Section 14, Population, Education and Housing, the proposed project consists of commercial uses that are not expected to generate many new jobs that would create a significant influx of new residents to the city. Consequently, there would be no significantly increased use of or demand for recreational facilities, and expansion of recreational facilities would not be necessary. The project would have no impact on or from recreational facilities.
NO IMPACT
496
Environmental Checklist
Transportation and Circulation
Final Initial Study – Mitigated Negative Declaration 79 16 Transportation and Circulation
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Cause an increase in traffic that is
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial increase
in either the number of vehicle trips, the
volume to capacity ratio on roads, or
congestion at intersections) based on
adopted City of Oxnard level of service
(LOS) standards? □ □ ■ □
b. Exceed, either individually or cumulatively,
an LOS standard established by the
Ventura County Congestion Management
Program (CMP) for designated roads or
highways? □ □ ■ □
c. Result in a change in air traffic patterns,
including either an increase in traffic levels
or a change in location that results in
substantial safety risks? □ □ □ ■
d. Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? □ □ □ ■
e. Result in inadequate emergency access? □ □ □ ■
f. Conflict with adopted policies, plans, or
programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? □ □ ■ □
a. Would the project cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections) based on adopted City of Oxnard level of service (LOS) standards? A Traffic Study Update was prepared by raSmith (Appendix D) to address the proposed project’s potential impacts on traffic and circulation. It estimates the project would generate 567 weekday daily vehicle trips on the roadways surrounding the project site, which would increase existing traffic volumes by two percent during peak hours on Oxnard Boulevard. The Traffic Study assessed 497
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2420 Oxnard Boulevard U-Haul Project
80 the project’s traffic impacts at six nearby intersections, finding the new development would “not create a significant traffic impact to the area intersections.” Changes in volume to capacity ratios at the intersections of interest would not exceed Oxnard’s maximum allowable difference of 0.02 when comparing traffic conditions with and without the project. Additionally, all intersections are expected to operate at level of service (LOS) ratings of C or better with project buildout, in compliance with the City’s intersection LOS standard of LOS C or better (City of Oxnard 2011).
The Traffic Study determined the proposed project would be consistent with the Ventura County General Plan by complying with terms of the “Reciprocal Traffic Mitigation Agreement” between the City of Oxnard and County of Ventura regarding traffic impact fee assessment associated with the development. As described in the Traffic Study, Oxnard Boulevard is included in Ventura County’s Congestion Management Plan (CMP) Roadway Network. The CMP sets the minimum acceptable level of service for intersections in the roadway network at LOS E. The Traffic Study shows the LOS at intersections impacted by the proposed project would be LOS C or better. As a result, the proposed project would be consistent with the Ventura County CMP. Therefore, the project would be consistent with local plans and policies regarding the circulation system, and the project would have a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
b. Would the project exceed, either individually or cumulatively, an LOS standard established by the Ventura County Congestion Management Program (CMP) for designated roads or highways?
Section 15064.3, which describes specific considerations for evaluating a project’s transportation impacts under CEQA, was recently added to the State CEQA Guidelines. Section 15064.3(b) establishes vehicle miles traveled (VMT) as the most appropriate measure of transportation impacts, shifting away from the use of LOS analysis that evaluates a project’s impacts on traffic conditions at nearby roadways and intersections. Section 15064.3(c) states that a lead agency shall be governed by the provisions of Section 15064.3 by July 1, 2020. While the City of Oxnard has not yet established VMT-based criteria for measuring transportation impacts, the proposed project is infill development that would provide commercial services within an existing urban area. Infill development generally reduces VMT compared to greenfield development (new development on lands not previously planned for development) and the project would provide self-storage space in an area where such space is currently lacking, thus reducing the distance local residents would need to travel for this service. The proposed project would therefore not create a substantial increase in VMT or conflict or be inconsistent with CEQA Guidelines section 15064.3(b). As described above in criterion a, it would also be consistent with the Ventura County CMP. This would be a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
c. Would the project result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d. Would the project substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e. Would the project result in inadequate emergency access? 498
Environmental Checklist
Transportation and Circulation
Final Initial Study – Mitigated Negative Declaration 81 As described in the Traffic Study (Appendix D), the City of Oxnard plans to install a traffic signal at the Oxnard Boulevard intersection with Orchard Place, which would align with the project’s proposed primary driveway. The Traffic Study determined the planned intersection geometry would provide sufficient capacity and turn lane storage to accommodate project traffic. The existing driveways for project access would not be impacted during peak project use hours and would also provide sufficient space for U-Haul trucks to safely enter and exit. In addition, the proposed project is not located within an airport land use plan area and would not impact air traffic patterns.
Therefore, the project would not increase hazards and the project would have no impact.
The proposed project would not create traffic impacts which would impede access to designated evacuation routes. Additionally, the project driveways are designed to be at least 25 feet across, and able to accommodate access to the project site by emergency access vehicles. Therefore, the project would not increase hazards or result in inadequate emergency access and would have no impact.
NO IMPACT
f. Would the project conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)?
The proposed project would not remove or interfere with any bicycle or pedestrian facilities. The project site is located within walking distance of the following Gold Coast Transit bus stops: the Oxnard and Vineyard stop (0.28 mile) and the Esplanade and Spur stop (0.51 mile), which are served by Gold Coast Routes 6 and 15. Furthermore, as discussed above in criterion a, the project would be consistent with the Ventura County CMP. Therefore, the project would be consistent with local plans and policies regarding the circulation system, and impacts would be less than significant.
LESS THAN SIGNIFICANT IMPACT
499
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500
Environmental Checklist
Tribal Cultural Resources
Final Initial Study – Mitigated Negative Declaration 83 17 Tribal Cultural Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in a Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a. Listed or eligible for listing in the California
Register of Historical Resources, or in a
local register of historical resources as
defined in Public Resources Code section
5020.1(k), or □ □ □ ■
b. A resource determined by the lead agency,
in its discretion and supported by
substantial evidence, to be significant
pursuant to criteria set forth in subdivision
(c) of Public Resources Cod Section 2024.1.
In applying the criteria set forth in
subdivision (c) of Public Resources Code
Section 5024.1, the lead agency shall
consider the significant of the resource to
a California Native American tribe. □ □ □ ■
As of July 1, 2015, California Assembly Bill 52 of 2014 (AB 52) was enacted and expands CEQA by defining a new resource category, “tribal cultural resources.” AB 52 establishes that “A project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment” (PRC Section 21084.2). It further states that the lead agency shall establish measures to avoid impacts that would alter the significant characteristics of a tribal cultural resource, when feasible (PRC Section 21084.3).
PRC Section 21074 (a)(1)(A) and (B) defines tribal cultural resources as “sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe” and is:
1. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or
2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying these criteria, the lead agency shall consider the significance of the resource to a California Native American tribe.
AB 52 also establishes a formal consultation process for California tribes regarding those resources.
The consultation process must be completed before a CEQA document can be adopted or certified.
Under AB 52, lead agencies are required to “begin consultation with a California Native American 501
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
84 tribe that is traditionally and culturally affiliated with the geographic area of the proposed project.” Native American tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the lead agency. a. Would the project cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code 21074 that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)?
b. Would the project cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code 21074 that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 2024.1? The City of Oxnard lies on the Oxnard Plain, which has a history of occupation by Native Americans dating back as far as 3,500 years ago. The Chumash Indians are known to have inhabited the region from Topanga Canyon northwest to San Luis Obispo. The project site has not been identified by the City of Oxnard as requiring tribal consultation under AB 52, since no Native American tribes have requested consultation with the City under AB 52. Additionally, the proposed project includes repaving of existing asphalt surfaces and renovation of the existing structures on the project site.
Therefore, the nature of project implementation would not include significant grading or ground disturbing activities that would potentially uncover tribal resources and there would be no impact.
NO IMPACT
502
Environmental Checklist
Utilities
Final Initial Study – Mitigated Negative Declaration 85 18 Utilities
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Need new or expanded water supply
entitlements that are not anticipated in
the current Urban Water Management
Plan? □ □ ■ □
c. Would additional wastewater conveyance
or treatment capacity be required to
serve project demand and existing
commitments? □ □ ■ □
d. Generate solid waste that would exceed
the permitted capacity of a landfill serving
the City? □ □ ■ □
e. Conflict with federal, state, or local
statutes or regulations related to solid
waste? □ □ ■ □
With respect to Energy:
f. Involve wasteful, inefficient, or
unnecessary consumption of energy
during project construction, operation,
maintenance, and/or removal? □ □ ■ □
g. Require additional energy facilities, the
provision of which may have a significant
effect on the environment? □ □ ■ □
h. Be inconsistent with existing energy
standards? □ □ ■ □
i. Preempt future energy development or
future energy conservation, or inhibit the
future use of renewable energy or energy
storage? □ □ ■ □
a. Would the project need new or expanded water supply entitlements that are not anticipated in the current Urban Water Management Plan?
The proposed project would not generate a population increase requiring the expansion of utilities or services that could cause a significant environmental impact. As shown in Section 14, Population, Education and Housing, the proposed project consists of commercial uses that would not generate a 503
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
86 large number of new jobs that would create a significant influx of new residents or employment to the city. Therefore, expansion of utilities and public services would not be necessary, and the project would have no environmental impact associated with the expansion or relocation of services.
The proposed project would increase water demand compared to demand from the currently mostly vacant site; however, water use would be characteristic of a non-manufacturing commercial warehouse with ornamental landscaping. According to the 2020 Urban Water Management Plan (UWMP), commercial water consumption in Oxnard is expected to increase from 3,744 acre-feet per year (AFY) in 2020 to 4,497 AFY in 2045; a 753 AFY, 20 percent increase in consumption (City of Oxnard 2021). CalEEMod modeling for project operation was performed as part of the Greenhouse Gas Emissions and Air Quality analysis, and provides water use estimates for each land use included in project buildout (Appendix A). The project is expected to have an annual water demand of 172 AFY at project buildout, which constitutes 23 percent of the projected increase in commercial water consumption in the city by 2045. The project’s expected water demand is therefore within City demand projections outlined in the 2020 UWMP. Thus, the proposed project would have a less than significant impact on available water supplies.
LESS THAN SIGNIFICANT IMPACT
b. Would additional wastewater conveyance or treatment capacity be required to serve project demand and existing commitments?
The project site is currently connected to sewer lines managed by the City of Oxnard, which direct wastewater to the Oxnard Wastewater Treatment Plant (OWTP). The 2021 volume of wastewater processed at the OWTP averaged 19 million gallons per day (MGD) for a population of approximately 204,675, which is well within the OWTP capacity for treating 31.7 MGD (City of Oxnard 2022). The proposed project would generate a relatively small amount of wastewater, as the commercial and retail spaces would not be a large source of employment, and land uses would not contain water intensive commercial or industrial activities. As described in Section 14, Population, Education and Housing, the project would generate a maximum of 54 new employees on the project site. If these employees were to generate wastewater at the same rate as described in the 2020 UWMP, approximately 92 gallons per day, the project would generate a total of 4,968 gallons of wastewater per day. This would increase the volume of wastewater collected per day at the OWTP by less than one percent. This increase would not exceed the available capacity of the OWTP.
Therefore, the project would have a less than significant impact on the capacity of the wastewater service provider.
LESS THAN SIGNIFICANT IMPACT
c. Would the project generate solid waste that would exceed the permitted capacity of a landfill serving the City?
Senate Bill (SB) 1016 requires that the 50 percent diversion requirement mandated by Assembly Bill (AB) 939 be measured in terms of pounds per person per day (ppd), instead of by volume or as an aggregate measure separate from population. CalRecycle sets a target for employee per capita per day disposal rates. The target is 40.8 ppd for employees. In 2020, the per capita disposal rate per employee for Oxnard was 25.0 ppd (CalRecycle 2019). Oxnard therefore currently meets AB 939 requirements.
504
Environmental Checklist
Utilities
Final Initial Study – Mitigated Negative Declaration 87 Because the proposed project would increase the total amount of development on the project site, it may increase waste generation compared to existing conditions. CalEEMod modeling for project operation was performed as part of the Greenhouse Gas Emissions and Air Quality analysis and provides waste generation estimates for each land use included in project buildout (Appendix A).
The project would generate an estimated 0.5 tons of waste per day, which would constitute a less than one percent increase in the total waste processed per day at Del Norte Regional Recycling and Transfer Station. The 0.5 tons of waste per day generated by the project would equate to 18.5 pounds per day of employee waste disposal. This is less than the 2020 target and actual employee disposal rates. Therefore, the project would not impair the attainment of solid waste reduction goals, statutes, or regulations. The project would have a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
d. Would the project conflict with federal, state, or local statutes or regulations related to solid waste?
The City of Oxnard provides waste pick-up and hauling services for residents and businesses. Waste is delivered to the Del Norte Regional Recycling and Transfer Station, which is permitted to process 2,779 tons of waste per day, with an estimated current processing rate of 200,000 tons per year, or 550 tons per day (City of Oxnard 2013). As explained above under criterion c, the project would generate an estimated 0.5 tons of waste per day, which would constitute a less than one percent increase in the total waste processed per day at Del Norte Regional Recycling and Transfer Station.
Therefore, the project would not generate waste in excess of local capacity and impacts to the capacity of local infrastructure would be less than significant.
Furthermore, SB 1016 requires the 50 percent diversion requirement mandated by AB 939 be measured in terms of pounds per person per day, instead of by volume or as an aggregate measure separate from population. CalRecycle sets a target for employee per capita per day disposal rates.
The target is 40.8 ppd for employees. In 2020, the per capita disposal rate per employee for Oxnard was 25.0 ppd or 0.01 tons (CalRecycle 2019). Oxnard therefore currently meets AB 939 requirements.
Because the proposed project would increase the total amount of development on the project site, it may increase waste generation compared to existing conditions. As explained above, the proposed project would generate a maximum of 54 new employees and approximately 0.5 tons of waste per day. This equates to 18.5 ppd of employee waste disposal attributed to the proposed project. This is less than the 2020 target and actual employee disposal rates. Therefore, the project would not impair the attainment of solid waste reduction goals, statutes or regulations. The project would have a less than significant impact.
LESS THAN SIGNIFICANT IMPACT
e. Would the project involve wasteful, inefficient, or unnecessary consumption of energy during project construction, operation, maintenance, and/or removal? f. Would the project require additional energy facilities, the provision of which may have a significant effect on the environment?
g. Would the project be inconsistent with existing energy standards? 505
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
88 h. Would the project preempt future energy development or future energy conservation, or inhibit the future use of renewable energy or energy storage?
The proposed project would not generate a population increase requiring the expansion of utilities or services that could cause a significant environmental impact. As shown in Section 14, Population, Education, and Housing, the proposed project consists of commercial uses that would not generate a large number of new jobs that would create a significant influx of new residents or employment to the city. Additionally, Section 7, Energy, provides a detailed discussion related to energy. This section determined the project would not result in a significant impact to energy infrastructure because project operational use is a small portion of the existing need. Therefore, expansion of utilities and public services would not be necessary. Section 7, Energy, also determined the project would not result in wasteful, inefficient, or unnecessary consumption of energy. As explained in criterion 7a, the project would be required to comply with all energy efficiency requirements of applicable regulations including California’s CAL Green standards (California Code of Regulations, Title 24, Part 11). The project would be an infill development and involve reuse of an already developed site and would therefore not preempt future energy development or future energy conservation or inhibit the future use of renewable energy or energy storage. In conclusion, the project would have a less than significant impact related to energy.
LESS THAN SIGNIFICANT IMPACT
506
Environmental Checklist
Wildfire
Final Initial Study – Mitigated Negative Declaration 89 19 Wildfire
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a. Substantially impair an adopted
emergency response plan or emergency
evacuation plan? □ □ □ ■
b. Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and
thereby expose project occupants to,
pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire? □ □ □ ■
c. Require the installation or maintenance of
associated infrastructure (such as roads,
fuel breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result in
temporary or ongoing impacts to the
environment? □ □ □ ■
d. Expose people or structures to significant
risks, including downslopes or
downstream flooding or landslides, as a
result of runoff, post-fire slope instability,
or drainage changes? □ □ □ ■
a. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
b. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project expose people or structures to significant risks, including downslopes 507
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
90 or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
The project site is not in or near a designated very high fire hazard severity zone of local, state, or federal responsibility according to the California Department of Forestry and Fire Protection (CAL FIRE), Fire and Resource Assessment Program, Very High Fire Hazard Severity Zones Map for Ventura County (CAL FIRE 2007). Additionally, Oxnard is not in a Wildland Urban Interface, which means development in the city is not built among lands prone to wildland fire (CAL FIRE 2022).
Therefore, the urban location of the project site creates no impacts related to exposing people or structures to wildfire-related risk.
NO IMPACT
508
Environmental Checklist
Cumulative Impacts
Final Initial Study – Mitigated Negative Declaration 91 20 Cumulative Impacts
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
a. Would cumulative impact of the project in
combination with the impacts of past,
present, and reasonably foreseeable
future projects exceed a City significance
threshold? □ □ ■ □
j. If so, would the project’s contribution to
the significant cumulative impact be
cumulatively considerable? □ □ ■ □
a. Would cumulative impact of the project in combination with the impacts of past, present, and reasonably foreseeable future projects exceed a City significance threshold? b. If so, would the project’s contribution to the significant cumulative impact be cumulatively considerable?
As described in the discussion of environmental checklist Sections 1 through 19, the project would have no impact, a less than significant impact, or a less than significant impact with mitigation measures incorporated with respect to all environmental issues. These include short-term, longterm, and where appropriate, cumulative impacts. Cumulative impacts of the following resource areas have been addressed in the individual resource sections above: air quality, GHG emissions, noise, and transportation. CalEEMod was utilized to assess the air quality and greenhouse gas impacts resulting from the proposed project, leading to a conclusion that the impacts associated with air quality and GHG emissions would be less than significant when compared to applicable thresholds that take into account cumulative impacts. In addition, the Traffic Study (Appendix D) also concludes that cumulative impacts would be less than significant. Certain resource areas (e.g., agricultural and mineral) were determined to have no impact in comparison to existing conditions.
Therefore, the project would not contribute to cumulative impacts related to these issues. Other issues (e.g., geology and hazards and hazardous materials) are by their nature project-specific and impacts at one location do not add to impacts at other locations or create additive impacts. The cumulative impacts of the proposed project would be less than significant.
LESS THAN SIGNIFICANT IMPACT
509
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Environmental Checklist
Mandatory Findings of Significance
Final Initial Study – Mitigated Negative Declaration 93 21 Mandatory Findings of Significance
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Does the project:
a. Have the potential to substantially
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, substantially reduce
the number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory? □ ■ □ □
b. Have impacts that are individually limited,
but cumulatively considerable?
(“Cumulatively considerable” means that
the incremental effects of a project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and the
effects of probable future projects)? □ □ ■ □
c. Have environmental effects which will
cause substantial adverse effects on
human beings, either directly or
indirectly? □ □ ■ □
a. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? As discussed in Section 4, Biological Resources, there are no mapped essential habitat connectivity areas in the immediate vicinity of the project site. In addition, regional wildlife movement is restricted given the built-out nature of the project site and vicinity, and no native resident or migratory fish or wildlife species, established native resident or migratory wildlife corridors, or native wildlife nursery sites exist on or immediately around the project site. Furthermore, due to its developed nature, there is no potential for any special-status species other than nesting birds to occur on the project site; and with incorporation of Mitigation Measure BIO-1 for nesting birds, 511
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2420 Oxnard Boulevard U-Haul Project
94 impacts to special-status species or nesting birds would be minimized to a less than significant level.
Therefore, the project would have a less than significant impact on biological resources.
As discussed in Section 6, Cultural Resources, the project would have a less than significant impact on unanticipated cultural resources (including archaeological and paleontological resources) with implementation of Mitigation Measure CR-1. Implementation of this mitigation measure, as well as adherence to existing local, State, and federal regulations and specific monitoring procedures related to the discovery of any unanticipated cultural resources (including archaeological, paleontological, and tribal cultural resources; and human remains) during construction activity, would reduce potential impacts to a less than significant level.
LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
b. Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? As described in the discussion of environmental checklist Sections 1 through 20, the project would have no impact, a less than significant impact, or a less than significant impact with mitigation measures incorporated with respect to all environmental issues. These include short-term, longterm, and where appropriate, cumulative impacts. Cumulative impacts of the following resource areas have been addressed in the individual resource sections above: air quality, GHG emissions, noise, and transportation. CalEEMod was utilized to assess the air quality and greenhouse gas impacts resulting from the proposed project, leading to a conclusion that the impacts associated with air quality and GHG emissions would be less than significant when compared to applicable thresholds that take into account cumulative impacts. In addition, the traffic analysis (Appendix D) also concludes that cumulative impacts would be less than significant. Certain resource areas (e.g., agricultural and mineral) were determined to have no impact in comparison to existing conditions.
Therefore, the project would not contribute to cumulative impacts related to these issues. Other issues (e.g., geology and hazards and hazardous materials) are by their nature project-specific and impacts at one location do not add to impacts at other locations or create additive impacts. The cumulative impacts of the proposed project would be less than significant.
LESS THAN SIGNIFICANT IMPACT
c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
In general, and as analyzed in this Initial Study, impacts to human beings are associated with air quality contaminants, hazards related to adverse geologic conditions, exposure to hazards and hazardous materials, and excessive noise. As detailed in analyses in Section 3, Air Quality, Section 8, Geology and Soils, Section 9, Hazards and Hazardous Materials, Section 10, Hydrology and Water Quality, and Section 13, Noise, the proposed project would not result, either directly or indirectly, in substantial adverse effects related to these hazards. Compliance with applicable rules and regulations, as described throughout this Initial Study, would reduce potential impacts on human beings to a less than significant level.
LESS THAN SIGNIFICANT IMPACT
512
References
Final Initial Study – Mitigated Negative Declaration 95 References
Bibliography
California Air Pollution Control Officers Association (CAPCOA). 2008. CEQA & Climate Change, Evaluating and Addressing Greenhouse Gas Emissions from Projects Subject to the California Environmental Quality Act. http://www.capcoa.org/wp-content/uploads/2012/03/CAPCOAWhite-Paper.pdf. Accessed April 2022. _____. 2021. User’s Guide for CalEEMod Version 2020.4.0. http://www.aqmd.gov/caleemod/user'sguide. Accessed April 2022.
California Air Resources Board (CARB). 2005. Air Quality and Land Use Handbook: A Community Health Perspective. April 2005.
_____. 2015. CA-Greet 2.0. September 29, 2015 https://www.arb.ca.gov/fuels/lcfs/ca-greet/cagreet.htm. Accessed April 2022. _____. 2020a. Area Designations for State Ambient Air Quality Standards – PM10. Last modified:
2020.
https://www.arb.ca.gov/desig/adm/2020/state_pm10.pdf?_ga=2.183381730.574058066.16 49892724-75640522.1617658757. Accessed April 2022.
_____. 2017. California’s 2017b Climate Change Scoping Plan. December 14, 2017. https://ww2.arb.ca.gov/sites/default/files/classic/cc/scopingplan/scoping_plan_2017.pdf.
Accessed April 2022.
______. 2019. “Area Designations Maps/State and National. Last reviewed October 24, 2019.
California Building Standards Commission. 2019 California Green Building Standards Code (CALGreen). https://calgreenenergyservices.com/wp/wpcontent/uploads/2019_california_green_code.pdf. Accessed May 2022.
California Department of Conservation (CDC). 2018. Ventura County Important Farmland Map. https://maps.conservation.ca.gov/dlrp/ciff/. Accessed April 2022. _____. 2019. EQ Zapp: California Earthquake Hazard Zone Application. https://www.conservation.ca.gov/cgs/geohazards/eq-zapp. Accessed April 2022.
California Department of Fish and Wildlife (CDFW). 2022a. California Natural Diversity Database, Rarefind V. https://wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed March 22, 2022. ______. 2022b. Special Animals List. Biogeographic Data Branch, California Natural Diversity Database. January 2022. https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=109406.
Accessed March 22, 2022.
California Department of Finance (DOF). 2021. E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2021 with 2010 Census Benchmark. https://dof.ca.gov/forecasting/demographics/estimates/estimates-e5-2010-2021/.
Accessed April 2022.
513
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
96 California Department of Forestry and Fire Protection (CAL FIRE). 2007. Fire and Resource Assessment Program Very High Fire Hazard Severity Zones Map for Ventura County. https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-andmitigation/wildland-hazards-building-codes/fire-hazard-severity-zones-maps/. Accessed April 2022.
_____. 2022. Communities at Risk List. https://osfm.fire.ca.gov/divisions/community-wildfirepreparedness-and-mitigation/fire-plan/communities-at-risk/?lang=zh-CN. Accessed April 2022.
California Department of Resources Recycling and Recovery (CalRecycle). 2019. Jurisdiction Diversion Post.
https://www2.calrecycle.ca.gov/LGCentral/DiversionProgram/JurisdictionDiversionPost200
6. Accessed April 2022.
California Department of Transportation (Caltrans). 2013. Technical Noise Supplement to the Traffic Noise Analysis Protocol. (CT-HWANP-RT-13-069.25.2) September. Available at:
https://dot.ca.gov/programs/environmental-analysis/noise-vibration. Accessed May 2022. ______. 2020 Transportation and Construction Vibration Guidance Manual. (CT-HWANP-RT-20- 365.01.01) September. Available at: https://dot.ca.gov/-/media/dotmedia/programs/environmental-analysis/documents/env/tcvgm-apr2020-a11y.pdf.
Accessed May 2022.
California Department of Toxic Substance Contol. 2022. EnviroStor Database. Search: Oxnard, CA. https://www.envirostor.dtsc.ca.gov/public/. Accessed April 22, 2022.
California Energy Center (CEC). 2018. Revised Transportation Energy Demand Forecast 2018-2030. https://efiling.energy.ca.gov/getdocument.aspx?tn=221893. Accessed April 2022. _____. 2020a. Electricity Consumption by Entity. http://ecdms.energy.ca.gov/elecbyutil.aspx.
Accessed April 2022.
_____. 2020b. Gas Consumption by County. http://ecdms.energy.ca.gov/gasbycounty.aspx.
Accessed April 2022..
_____. 2020c. Gas Consumption by Entity. http://ecdms.energy.ca.gov/gasbyutil.aspx. Accessed April 2022.
_____. 2020d. Total System Electric Generation.
https://www.energy.ca.gov/almanac/electricity_data/total_system_power.html. Accessed April 2022.
______. 2022. California Retail Fuel Outlet Annual Reporting (CEC-A15) Results. https://www.energy.ca.gov/data-reports/energy-almanac/transportation-energy/californiaretail-fuel-outlet-annual-reporting. Accessed April 2022.
California Native Plant Society (CNPS). 2022. Inventory of Rare ca Endangered Plants. v8-03 0.39. http://www.rareplants.cnps.org/. Accessed March 22, 2022.
California Water Resources Control Board. 2022a. GeoTracker. Oxnard. https://geotracker.waterboards.ca.gov/. Accessed April 2022. _____. 2022b. Construction Strom Water Program.
https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html.
Accessed April 2022.
514
References
Final Initial Study – Mitigated Negative Declaration 97 CCE Design Associates. 2021. Hydrologic and Hydraulic Report / Stormwater Quality Report. May 2021.
Crocker, Malcolm J. (Editor). 2007. Handbook of Noise and Vibration Control Book, ISBN: 978-0-471- 39599-7, Wiley-VCH, October.
Federal Emergency Management Agency (FEMA). 2010. Flood Insurance Risk Map, City of Oxnard.
Viewed at: http://www.vcwatershed.net/publicMaps/crs/. Accessed April 2022.
Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment.
November. Available at: https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/researchinnovation/118131/transit-noise-and-vibration-impact-assessment-manual-fta-report-no0123_0.pdf. Accessed May 2022.
Forster et al. 2007. Changes in atmospheric constituents and in radiative forcing, in Climate Change 2007: The Physical Science Basis. Accessed April 2022.
Google Earth Pro. 2022. Earth Version 7.3.3. “Oxnard, CA” Map. Accessed March 22, 2022.
IBI Group. 2008. Cities of Port Hueneme/Oxnard Truck Traffic Study. https://www.oxnard.org/wpcontent/uploads/2016/03/Port-Hueneme-Oxnard-Truck-Traffic-Study-June-5-2008.pdf.
Accessed May 2022.
Office of Environmental Health Hazard Assessment (OEHHA). 2015. Air Toxics Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments. Available at:
https://oehha.ca.gov/air/crnr/notice-adoption-air-toxics-hot-spots-program-guidancemanual-preparation-health-risk-0. Accessed May 2022.
O’Neal, Chris & Courtland, David Michael. 2018. U-Haul new tenant at old Levitz Furniture in Oxnard. VC Reporter. June 28, 2018. https://www.vcreporter.com/2018/06/in-brief-june28-2018/. Accessed April 22, 2019.
Oxnard, City of. 2006. General Plan Background Report. https://www.oxnard.org/wpcontent/uploads/2016/08/OxnardDraftBackgroundReport2006_04.21.06.pdf. Accessed May 2022.
______. 2011. 2030 General Plan Goals & Policies. https://www.oxnard.org/wpcontent/uploads/2017/06/Oxnard-2030-General-Plan-Amend-06.2017-SM.pdf. Accessed May 2022.
_____. 2013. Staff Report: Del Norte Regional Recycling and Transfer Station Transition Plan. https://www.oxnard.org/news-archives/cc-staff-report-del-norte-regional-recycling-andtransfer-station-transition-plan-pdf-3/. Accessed May 2022. _____. 2021. Urban Water Management Plan. https://www.oxnard.org/wpcontent/uploads/2021/11/Oxnard-2020-Urban-Water-Management-Plan_20211110_wAppendices.pdf. Accessed April 2022. _____. 2022. Wastewater Division. https://www.oxnard.org/citydepartment/publicworks/wastewater/. Accessed April 2022.
Schremp, Gordon. 2017. Senior Fuels Specialist, California Energy Commission. Personal communication via phone and email regarding fuel consumption data by county with Lance Park, Associate Planner, Rincon Consultants, Inc. August 22, 2017. 515
City of Oxnard
2420 Oxnard Boulevard U-Haul Project
98 Self-Storage Talk. 2015. How Many Employees Work at Your Facility? https://www.selfstoragetalk.com/forum/general-self-storage-forums/general-storagechat/10144-how-many-employees-work-at-your-facility. Accessed April 2022.
Southern California Association of Governments (SCAG). 2020. Demographics and Growth Forecast. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal_demographicsand-growth-forecast.pdf?1606001579. Accessed May 2022.
South Coast Air Quality Management District (SCAQMD). 2008. Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans. December 5, 2008. http://www.aqmd.gov/docs/default-source/ceqa/handbook/greenhouse-gases-(ghg)-ceqasignificance-thresholds/ghgboardsynopsis.pdf?sfvrsn=2. Accessed May 2022. ____. 2010. “Greenhouse Gas CEQA Significance Threshold Stakeholder Working Group Meeting #15.” September 28, 2010. http://www.aqmd.gov/docs/defaultsource/ceqa/handbook/greenhouse-gases-(ghg)-ceqa-significance-thresholds/year-2008- 2009/ghg-meeting-15/ghg-meeting-15-main-presentation.pdf. Accessed May 2022.
U.S. Energy Information Administration (EIA). 2019a. Table C14. Energy Consumption Estimates per Capita by End-Use Sector, Ranked by State, 2019.
https://www.eia.gov/state/seds/data.php?incfile=/state/seds/sep_sum/html/rank_use_cap ita.html&sid=US. Accessed April 2022.
______. 2019b. California Energy Consumption Estimates, 2019. https://www.eia.gov/state/?sid=CA#tabs-2. Accessed April 2022. ______. 2021. Profile Data. Updated August 19, 2021.
https://www.eia.gov/state/data.php?sid=CA#ConsumptionExpenditures. Accessed May 2022.
U.S. Department of Transportation (DOT). 2021. National Transportation Statistics. Available at:
https://www.bts.gov/topics/national-transportation-statistics. Accessed May 2022.
United States Environmental Protection Agency (USEPA). 2016. Air Quality Planning and Standards. http://www.epa.gov/airquality/urbanair/. Accessed April 2022. _____. 2021. Exhaust and Crankcase Emission Factors for Nonroad Compression-Ignition Engines in MOVES3.0.2. September. Available at:
https://nepis.epa.gov/Exe/ZyNET.exe/P10005BI.TXT?ZyActionD=ZyDocument&Client=EPA&I ndex=2000+Thru+2005&Docs=&Query=&Time=&EndTime=&SearchMethod=1&TocRestrict= n&Toc=&TocEntry=&QField=&QFieldYear=&QFieldMonth=&QFieldDay=&IntQFieldOp=0&Ex tQFieldOp=0&XmlQuery=&File=D%3A%5Czyfiles%5CIndex%20Data%5C00thru05%5CTxt%5C 00000013%5CP10005BI.txt&User=ANONYMOUS&Password=anonymous&SortMethod=h%7 C-
&MaximumDocuments=1&FuzzyDegree=0&ImageQuality=r75g8/r75g8/x150y150g16/i425& Display=hpfr&DefSeekPage=x&SearchBack=ZyActionL&Back=ZyActionS&BackDesc=Results% 20page&MaximumPages=1&ZyEntry=1&SeekPage=x&ZyPURL. Accessed May 2022. _____. 2022a. Resource Conservation and Recovery Act Info Site. Search: Oxnard, CA. https://www3.epa.gov/enviro/facts/rcrainfo/search.html. Accessed April 2022. _____. 2022b. Permit Compliance System and Integrated Compliance Information System. Search:
Oxnard, CA. https://www3.epa.gov/enviro/facts/pcs-icis/search.html. Accessed April 2022. 516
References
Final Initial Study – Mitigated Negative Declaration 99 United States Fish and Wildlife Service (USFWS). 2022a. Critical Habitat Portal. Available online at:
https://ecos.fws.gov/ecp/report/table/critical-habitat.html. Accessed March 22, 2022. ______. 2022b. National Wetlands Inventory (NWI).
https://www.fws.gov/wetlands/data/mapper.html. Accessed March 22, 2022.
Ventura Countywide Stormwater Quality Management Program. 2015. Ventura County Technical Guidance Manual for Stormwater Quality Control Measures. https://www.vcstormwater.org/images/stories/NPDES_Documents/TGM/Ventura_TGM_Er rata_Update_2015-paginated_20150806_reduced.pdf. Access May 2022.
Ventura County Air Pollution Control District (VCAPCD). 2003. Ventura County Air Quality Assessment Guidelines. http://www.vcapcd.org/pubs/Planning/VCAQGuidelines.pdf.
Accessed May 2022.
Ventura County Star. 2019. Valley Fever rate stays high in Ventura County, sparks debate about fire, global warming. https://www.vcstar.com/story/news/local/2019/11/27/valley-feversymptoms-treatment-cases-ventura-county-california/4311056002/. Accessed April 2022.
List of Preparers
Rincon Consultants, Inc. prepared this IS-MND under contract to the City of Oxnard. Persons involved in data gathering analysis, project management, and quality control are listed below.
RINCON CONSULTANTS, INC.
Greg Martin, AICP, Senior Planner/Project Manager
Kyle Gern, Biologist
Destiny Brenneisen, Associate Environmental Planner
Lucas Carneiro, Associate Environmental Planner
Isabelle Radis, GIS Analyst
517
Appendix A
CalEEMod Output Files
518
2420 Oxnard Blvd U-Haul
Ventura County APCD Air District, Annual
Project Characteristics -
Land Use - square footage per site plan. Mercantile areas modeled as general office building. 70 parking spaces per site plan. Lot acreage = 8.9 per proposal Construction Phase - No demo phase; Frame of existing structure to remain intact per site plan Grading - Balanced site assumed
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population General Office Building 5.34 1000sqft 0.00 5,341.00 0
Unrefrigerated Warehouse-No Rail 201.76 1000sqft 3.56 201,760.00 0 Parking Lot 70.00 Space 5.34 28,000.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8 Wind Speed (m/s) 2.6 Precipitation Freq (Days) 31
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2023
CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
Table Name Column Name Default Value New Value
tblLandUse LandUseSquareFeet 5,340.00 5,341.00
tblLandUse LotAcreage 0.12 0.00
tblLandUse LotAcreage 4.63 3.56
tblLandUse LotAcreage 0.63 5.34
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 519
2.0 Emissions Summary
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.0951 0.8814 0.8163 1.6800e0030.2010 0.0413 0.2423 0.0934 0.0385 0.1319 0.0000 149.5012 149.5012 0.0312 3.7800e003151.4056 2023 1.1476 1.5098 1.8348 3.8100e0030.0937 0.0675 0.1612 0.0254 0.0635 0.0888 0.0000 339.9765 339.9765 0.0586 0.0108 344.6718 Maximum 1.1476 1.5098 1.8348 3.8100e0030.2010 0.0675 0.2423 0.0934 0.0635 0.1319 0.0000 339.9765 339.9765 0.0586 0.0108 344.6718 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.0951 0.8814 0.8163 1.6800e0030.2010 0.0413 0.2423 0.0934 0.0385 0.1319 0.0000 149.5011 149.5011 0.0312 3.7800e003151.4055 2023 1.1476 1.5098 1.8348 3.8100e0030.0937 0.0675 0.1612 0.0254 0.0635 0.0888 0.0000 339.9762 339.9762 0.0586 0.0108 344.6716 Maximum 1.1476 1.5098 1.8348 3.8100e0030.2010 0.0675 0.2423 0.0934 0.0635 0.1319 0.0000 339.9762 339.9762 0.0586 0.0108 344.6716 Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 2 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 520
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 9-1-2022 11-30-2022 0.7587 0.7587
2 12-1-2022 2-28-2023 0.6005 0.6005
3 3-1-2023 5-31-2023 0.5904 0.5904
4 6-1-2023 8-31-2023 0.5870 0.5870
5 9-1-2023 9-30-2023 0.2206 0.2206
Highest 0.7587 0.7587
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.9073 2.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Energy 4.4900e0030.0408 0.0343 2.5000e0043.1000e0033.1000e0033.1000e0033.1000e0030.0000 205.6806 205.6806 0.0145 2.4600e003206.7765 Mobile 0.2124 0.2626 2.0030 3.9900e0030.4215 3.2200e0030.4247 0.1125 3.0000e0030.1155 0.0000 372.4687 372.4687 0.0257 0.0178 378.4231 Waste 0.0000 0.0000 0.0000 0.0000 39.5061 0.0000 39.5061 2.3347 0.0000 97.8747 Water 0.0000 0.0000 0.0000 0.0000 15.1032 111.0789 126.1821 1.5606 0.0378 176.4515 Total 1.1241 0.3035 2.0399 4.2400e0030.4215 6.3300e0030.4278 0.1125 6.1100e0030.1186 54.6093 689.2332 743.8425 3.9356 0.0580 859.5311 Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 521
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.9073 2.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Energy 4.4900e0030.0408 0.0343 2.5000e0043.1000e0033.1000e0033.1000e0033.1000e0030.0000 205.6806 205.6806 0.0145 2.4600e003206.7765 Mobile 0.2124 0.2626 2.0030 3.9900e0030.4215 3.2200e0030.4247 0.1125 3.0000e0030.1155 0.0000 372.4687 372.4687 0.0257 0.0178 378.4231 Waste 0.0000 0.0000 0.0000 0.0000 39.5061 0.0000 39.5061 2.3347 0.0000 97.8747 Water 0.0000 0.0000 0.0000 0.0000 15.1032 111.0789 126.1821 1.5606 0.0378 176.4515 Total 1.1241 0.3035 2.0399 4.2400e0030.4215 6.3300e0030.4278 0.1125 6.1100e0030.1186 54.6093 689.2332 743.8425 3.9356 0.0580 859.5311 Mitigated Operational
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 9/1/2022 9/14/2022 5 10 2 Grading Grading 9/15/2022 10/12/2022 5 20
3 Building Construction Building Construction 10/13/2022 8/30/2023 5 230 ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 522
4 Paving Paving 8/31/2023 9/27/2023 5 20
5 Architectural Coating Architectural Coating 9/28/2023 10/25/2023 5 20 OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 310,652; Non-Residential Outdoor: 103,551; Striped Parking Area: 1,680 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 20
Acres of Paving: 5.34
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 523
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0983 0.0000 0.0983 0.0505 0.0000 0.0505 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0159 0.1654 0.0985 1.9000e0048.0600e0038.0600e0037.4200e0037.4200e0030.0000 16.7197 16.7197 5.4100e0030.0000 16.8549 Total 0.0159 0.1654 0.0985 1.9000e0040.0983 8.0600e0030.1064 0.0505 7.4200e0030.0579 0.0000 16.7197 16.7197 5.4100e0030.0000 16.8549 Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 98.00 39.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 20.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 524
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 2.8000e0042.0000e0042.4200e0031.0000e0057.3000e0040.0000 7.3000e0041.9000e0040.0000 2.0000e0040.0000 0.5795 0.5795 2.0000e0052.0000e0050.5853 Total 2.8000e0042.0000e0042.4200e0031.0000e0057.3000e0040.0000 7.3000e0041.9000e0040.0000 2.0000e0040.0000 0.5795 0.5795 2.0000e0052.0000e0050.5853 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0983 0.0000 0.0983 0.0505 0.0000 0.0505 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0159 0.1654 0.0985 1.9000e0048.0600e0038.0600e0037.4200e0037.4200e0030.0000 16.7197 16.7197 5.4100e0030.0000 16.8549 Total 0.0159 0.1654 0.0985 1.9000e0040.0983 8.0600e0030.1064 0.0505 7.4200e0030.0579 0.0000 16.7197 16.7197 5.4100e0030.0000 16.8549 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 525
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 2.8000e0042.0000e0042.4200e0031.0000e0057.3000e0040.0000 7.3000e0041.9000e0040.0000 2.0000e0040.0000 0.5795 0.5795 2.0000e0052.0000e0050.5853 Total 2.8000e0042.0000e0042.4200e0031.0000e0057.3000e0040.0000 7.3000e0041.9000e0040.0000 2.0000e0040.0000 0.5795 0.5795 2.0000e0052.0000e0050.5853 Mitigated Construction Off-Site
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0708 0.0000 0.0708 0.0343 0.0000 0.0343 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0195 0.2086 0.1527 3.0000e0049.4100e0039.4100e0038.6600e0038.6600e0030.0000 26.0548 26.0548 8.4300e0030.0000 26.2654 Total 0.0195 0.2086 0.1527 3.0000e0040.0708 9.4100e0030.0802 0.0343 8.6600e0030.0429 0.0000 26.0548 26.0548 8.4300e0030.0000 26.2654 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 526
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 4.6000e0043.4000e0044.0400e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9658 0.9658 3.0000e0053.0000e0050.9755 Total 4.6000e0043.4000e0044.0400e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9658 0.9658 3.0000e0053.0000e0050.9755 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0708 0.0000 0.0708 0.0343 0.0000 0.0343 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0195 0.2086 0.1527 3.0000e0049.4100e0039.4100e0038.6600e0038.6600e0030.0000 26.0547 26.0547 8.4300e0030.0000 26.2654 Total 0.0195 0.2086 0.1527 3.0000e0040.0708 9.4100e0030.0802 0.0343 8.6600e0030.0429 0.0000 26.0547 26.0547 8.4300e0030.0000 26.2654 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 527
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 4.6000e0043.4000e0044.0400e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9658 0.9658 3.0000e0053.0000e0050.9755 Total 4.6000e0043.4000e0044.0400e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9658 0.9658 3.0000e0053.0000e0050.9755 Mitigated Construction Off-Site
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0486 0.4451 0.4664 7.7000e0040.0231 0.0231 0.0217 0.0217 0.0000 66.0417 66.0417 0.0158 0.0000 66.4372 Total 0.0486 0.4451 0.4664 7.7000e0040.0231 0.0231 0.0217 0.0217 0.0000 66.0417 66.0417 0.0158 0.0000 66.4372 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 528
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.8400e0030.0555 0.0171 2.2000e0047.4100e0036.1000e0048.0200e0032.1400e0035.8000e0042.7200e0030.0000 21.1568 21.1568 8.4000e0043.1700e00322.1235 Worker 8.5800e0036.3000e0030.0752 1.9000e0040.0225 1.3000e0040.0227 5.9800e0031.2000e0046.1000e0030.0000 17.9830 17.9830 6.2000e0045.5000e00418.1637 Total 0.0104 0.0618 0.0923 4.1000e0040.0299 7.4000e0040.0307 8.1200e0037.0000e0048.8200e0030.0000 39.1398 39.1398 1.4600e0033.7200e00340.2873 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0486 0.4451 0.4664 7.7000e0040.0231 0.0231 0.0217 0.0217 0.0000 66.0416 66.0416 0.0158 0.0000 66.4372 Total 0.0486 0.4451 0.4664 7.7000e0040.0231 0.0231 0.0217 0.0217 0.0000 66.0416 66.0416 0.0158 0.0000 66.4372 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 529
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.8400e0030.0555 0.0171 2.2000e0047.4100e0036.1000e0048.0200e0032.1400e0035.8000e0042.7200e0030.0000 21.1568 21.1568 8.4000e0043.1700e00322.1235 Worker 8.5800e0036.3000e0030.0752 1.9000e0040.0225 1.3000e0040.0227 5.9800e0031.2000e0046.1000e0030.0000 17.9830 17.9830 6.2000e0045.5000e00418.1637 Total 0.0104 0.0618 0.0923 4.1000e0040.0299 7.4000e0040.0307 8.1200e0037.0000e0048.8200e0030.0000 39.1398 39.1398 1.4600e0033.7200e00340.2873 Mitigated Construction Off-Site
3.4 Building Construction - 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 tons/yr MT/yr
Off-Road 0.1360 1.2443 1.4051 2.3300e0030.0605 0.0605 0.0570 0.0570 0.0000 200.5111 200.5111 0.0477 0.0000 201.7036 Total 0.1360 1.2443 1.4051 2.3300e0030.0605 0.0605 0.0570 0.0570 0.0000 200.5111 200.5111 0.0477 0.0000 201.7036 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 530
3.4 Building Construction - 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 tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.2800e0030.1328 0.0461 6.3000e0040.0225 7.6000e0040.0232 6.4900e0037.3000e0047.2100e0030.0000 61.5369 61.5369 2.5300e0039.2100e00364.3456 Worker 0.0242 0.0170 0.2110 5.7000e0040.0684 3.8000e0040.0687 0.0182 3.5000e0040.0185 0.0000 53.1537 53.1537 1.7000e0031.5600e00353.6613 Total 0.0275 0.1498 0.2570 1.2000e0030.0908 1.1400e0030.0920 0.0247 1.0800e0030.0257 0.0000 114.6906 114.6906 4.2300e0030.0108 118.0068 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1360 1.2443 1.4051 2.3300e0030.0605 0.0605 0.0570 0.0570 0.0000 200.5109 200.5109 0.0477 0.0000 201.7033 Total 0.1360 1.2443 1.4051 2.3300e0030.0605 0.0605 0.0570 0.0570 0.0000 200.5109 200.5109 0.0477 0.0000 201.7033 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 531
3.4 Building Construction - 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 tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.2800e0030.1328 0.0461 6.3000e0040.0225 7.6000e0040.0232 6.4900e0037.3000e0047.2100e0030.0000 61.5369 61.5369 2.5300e0039.2100e00364.3456 Worker 0.0242 0.0170 0.2110 5.7000e0040.0684 3.8000e0040.0687 0.0182 3.5000e0040.0185 0.0000 53.1537 53.1537 1.7000e0031.5600e00353.6613 Total 0.0275 0.1498 0.2570 1.2000e0030.0908 1.1400e0030.0920 0.0247 1.0800e0030.0257 0.0000 114.6906 114.6906 4.2300e0030.0108 118.0068 Mitigated Construction Off-Site
3.5 Paving - 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 tons/yr MT/yr
Off-Road 0.0103 0.1019 0.1458 2.3000e0045.1000e0035.1000e0034.6900e0034.6900e0030.0000 20.0269 20.0269 6.4800e0030.0000 20.1888 Paving 7.0000e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0173 0.1019 0.1458 2.3000e0045.1000e0035.1000e0034.6900e0034.6900e0030.0000 20.0269 20.0269 6.4800e0030.0000 20.1888 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 532
3.5 Paving - 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 tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 4.3000e0043.0000e0043.7300e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9406 0.9406 3.0000e0053.0000e0050.9495 Total 4.3000e0043.0000e0043.7300e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9406 0.9406 3.0000e0053.0000e0050.9495 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0103 0.1019 0.1458 2.3000e0045.1000e0035.1000e0034.6900e0034.6900e0030.0000 20.0268 20.0268 6.4800e0030.0000 20.1888 Paving 7.0000e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0173 0.1019 0.1458 2.3000e0045.1000e0035.1000e0034.6900e0034.6900e0030.0000 20.0268 20.0268 6.4800e0030.0000 20.1888 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 533
3.5 Paving - 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 tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 4.3000e0043.0000e0043.7300e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9406 0.9406 3.0000e0053.0000e0050.9495 Total 4.3000e0043.0000e0043.7300e0031.0000e0051.2100e0031.0000e0051.2200e0033.2000e0041.0000e0053.3000e0040.0000 0.9406 0.9406 3.0000e0053.0000e0050.9495 Mitigated Construction Off-Site
3.6 Architectural Coating - 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 tons/yr MT/yr
Archit. Coating 0.9638 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 1.9200e0030.0130 0.0181 3.0000e0057.1000e0047.1000e0047.1000e0047.1000e0040.0000 2.5533 2.5533 1.5000e0040.0000 2.5571 Total 0.9657 0.0130 0.0181 3.0000e0057.1000e0047.1000e0047.1000e0047.1000e0040.0000 2.5533 2.5533 1.5000e0040.0000 2.5571 Unmitigated Construction On-Site
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3.6 Architectural Coating - 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 tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.7000e0044.0000e0044.9800e0031.0000e0051.6100e0031.0000e0051.6200e0034.3000e0041.0000e0054.4000e0040.0000 1.2541 1.2541 4.0000e0054.0000e0051.2660 Total 5.7000e0044.0000e0044.9800e0031.0000e0051.6100e0031.0000e0051.6200e0034.3000e0041.0000e0054.4000e0040.0000 1.2541 1.2541 4.0000e0054.0000e0051.2660 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.9638 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 1.9200e0030.0130 0.0181 3.0000e0057.1000e0047.1000e0047.1000e0047.1000e0040.0000 2.5533 2.5533 1.5000e0040.0000 2.5571 Total 0.9657 0.0130 0.0181 3.0000e0057.1000e0047.1000e0047.1000e0047.1000e0040.0000 2.5533 2.5533 1.5000e0040.0000 2.5571 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 535
3.6 Architectural Coating - 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 tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.7000e0044.0000e0044.9800e0031.0000e0051.6100e0031.0000e0051.6200e0034.3000e0041.0000e0054.4000e0040.0000 1.2541 1.2541 4.0000e0054.0000e0051.2660 Total 5.7000e0044.0000e0044.9800e0031.0000e0051.6100e0031.0000e0051.6200e0034.3000e0041.0000e0054.4000e0040.0000 1.2541 1.2541 4.0000e0054.0000e0051.2660 Mitigated Construction Off-Site
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 536
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.2124 0.2626 2.0030 3.9900e0030.4215 3.2200e0030.4247 0.1125 3.0000e0030.1155 0.0000 372.4687 372.4687 0.0257 0.0178 378.4231 Unmitigated 0.2124 0.2626 2.0030 3.9900e0030.4215 3.2200e0030.4247 0.1125 3.0000e0030.1155 0.0000 372.4687 372.4687 0.0257 0.0178 378.4231
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
General Office Building 52.01 11.80 3.74 94,087 94,087
Parking Lot 0.00 0.00 0.00
Unrefrigerated Warehouse-No Rail 351.06 351.06 351.06 1,024,931 1,024,931 Total 403.07 362.86 354.80 1,119,018 1,119,018
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 General Office Building 9.50 7.30 7.30 33.00 48.00 19.00 77 19 4 Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Unrefrigerated Warehouse-No
Rail
9.50 7.30 7.30 59.00 0.00 41.00 92 5 3
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH General Office Building 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304 Parking Lot 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304 CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 537
Unrefrigerated Warehouse-No
Rail
0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 0.0000 0.0000 0.0000 0.0000 161.2188 161.2188 0.0136 1.6500e003162.0505 Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 161.2188 161.2188 0.0136 1.6500e003162.0505 NaturalGas
Mitigated
4.4900e0030.0408 0.0343 2.5000e0043.1000e0033.1000e0033.1000e0033.1000e0030.0000 44.4618 44.4618 8.5000e0048.2000e00444.7260 NaturalGas
Unmitigated
4.4900e0030.0408 0.0343 2.5000e0043.1000e0033.1000e0033.1000e0033.1000e0030.0000 44.4618 44.4618 8.5000e0048.2000e00444.7260
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 538
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
General Office
Building
48336.1 2.6000e0042.3700e0031.9900e0031.0000e0051.8000e0041.8000e0041.8000e0041.8000e0040.0000 2.5794 2.5794 5.0000e0055.0000e0052.5947 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 0.0000 Unrefrigerated
Warehouse-No
Rail
784846 4.2300e0030.0385 0.0323 2.3000e0042.9200e0032.9200e0032.9200e0032.9200e0030.0000 41.8824 41.8824 8.0000e0047.7000e00442.1313 Total 4.4900e0030.0408 0.0343 2.4000e0043.1000e0033.1000e0033.1000e0033.1000e0030.0000 44.4618 44.4618 8.5000e0048.2000e00444.7260 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 539
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
General Office
Building
48336.1 2.6000e0042.3700e0031.9900e0031.0000e0051.8000e0041.8000e0041.8000e0041.8000e0040.0000 2.5794 2.5794 5.0000e0055.0000e0052.5947 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 0.0000 Unrefrigerated
Warehouse-No
Rail
784846 4.2300e0030.0385 0.0323 2.3000e0042.9200e0032.9200e0032.9200e0032.9200e0030.0000 41.8824 41.8824 8.0000e0047.7000e00442.1313 Total 4.4900e0030.0408 0.0343 2.4000e0043.1000e0033.1000e0033.1000e0033.1000e0030.0000 44.4618 44.4618 8.5000e0048.2000e00444.7260 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 540
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
General Office
Building
72050.1 12.7778 1.0800e0031.3000e00412.8437
Parking Lot 9800 1.7380 1.5000e0042.0000e0051.7470
Unrefrigerated
Warehouse-No
Rail
827216 146.7031 0.0124 1.5000e003147.4599
Total 161.2188 0.0136 1.6500e003162.0505
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 541
6.1 Mitigation Measures Area
6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
General Office
Building
72050.1 12.7778 1.0800e0031.3000e00412.8437
Parking Lot 9800 1.7380 1.5000e0042.0000e0051.7470
Unrefrigerated
Warehouse-No
Rail
827216 146.7031 0.0124 1.5000e003147.4599
Total 161.2188 0.0136 1.6500e003162.0505
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 24 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 542
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.9073 2.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Unmitigated 0.9073 2.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0964 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products
0.8106 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 2.4000e0042.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Total 0.9073 2.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 25 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 543
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0964 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products
0.8106 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 2.4000e0042.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Total 0.9073 2.0000e0052.5500e0030.0000 1.0000e0051.0000e0051.0000e0051.0000e0050.0000 4.9500e0034.9500e0031.0000e0050.0000 5.2800e003 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 26 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 544
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 126.1821 1.5606 0.0378 176.4515
Unmitigated 126.1821 1.5606 0.0378 176.4515
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
General Office
Building
0.949098 /
0.581705
3.6389 0.0312 7.6000e0044.6469
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Unrefrigerated
Warehouse-No
Rail
46.657 / 0 122.5432 1.5294 0.0370 171.8046
Total 126.1821 1.5606 0.0378 176.4515
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 27 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 545
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
General Office
Building
0.949098 /
0.581705
3.6389 0.0312 7.6000e0044.6469
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Unrefrigerated
Warehouse-No
Rail
46.657 / 0 122.5432 1.5294 0.0370 171.8046
Total 126.1821 1.5606 0.0378 176.4515
Mitigated
8.1 Mitigation Measures Waste
8.0 Waste Detail
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Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 39.5061 2.3347 0.0000 97.8747
Unmitigated 39.5061 2.3347 0.0000 97.8747
Category/Year
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
General Office
Building
4.97 1.0089 0.0596 0.0000 2.4994
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Unrefrigerated
Warehouse-No
Rail
189.65 38.4972 2.2751 0.0000 95.3753
Total 39.5061 2.3347 0.0000 97.8747
Unmitigated
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8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
General Office
Building
4.97 1.0089 0.0596 0.0000 2.4994
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Unrefrigerated
Warehouse-No
Rail
189.65 38.4972 2.2751 0.0000 95.3753
Total 39.5061 2.3347 0.0000 97.8747
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Page 30 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 548
11.0 Vegetation
CalEEMod Version: CalEEMod.2020.4.0 Page 31 of 31 Date: 4/7/2022 11:02 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 549
2420 Oxnard Blvd U-Haul
Ventura County APCD Air District, Summer
Project Characteristics -
Land Use - square footage per site plan. Mercantile areas modeled as general office building. 70 parking spaces per site plan. Lot acreage = 8.9 per proposal Construction Phase - No demo phase; Frame of existing structure to remain intact per site plan Grading - Balanced site assumed
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population General Office Building 5.34 1000sqft 0.00 5,341.00 0
Unrefrigerated Warehouse-No Rail 201.76 1000sqft 3.56 201,760.00 0 Parking Lot 70.00 Space 5.34 28,000.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8 Wind Speed (m/s) 2.6 Precipitation Freq (Days) 31
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2023
CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
Table Name Column Name Default Value New Value
tblLandUse LandUseSquareFeet 5,340.00 5,341.00
tblLandUse LotAcreage 0.12 0.00
tblLandUse LotAcreage 4.63 3.56
tblLandUse LotAcreage 0.63 5.34
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 550
2.0 Emissions Summary
2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.2258 33.1195 20.1982 0.0416 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,094.401 7 4,094.401
7 1.1963 0.1425 4,153.531
1 2023 96.6301 16.0368 19.2852 0.0410 1.0690 0.7129 1.7818 0.2895 0.6708 0.9603 0.0000 4,041.934 5 4,041.934
5 0.7171 0.1356 4,098.869
1 Maximum 96.6301 33.1195 20.1982 0.0416 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,094.401 7 4,094.401
7 1.1963 0.1425 4,153.531
1 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.2258 33.1195 20.1982 0.0416 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,094.401 7 4,094.401
7 1.1963 0.1425 4,153.531
1 2023 96.6301 16.0368 19.2852 0.0410 1.0690 0.7129 1.7818 0.2895 0.6708 0.9603 0.0000 4,041.934 5 4,041.934
5 0.7171 0.1356 4,098.869
1 Maximum 96.6301 33.1195 20.1982 0.0416 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,094.401 7 4,094.401
7 1.1963 0.1425 4,153.531
1 Mitigated Construction
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 552
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Energy 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478 Mobile 1.2452 1.3666 11.1045 0.0232 2.4225 0.0182 2.4406 0.6458 0.0170 0.6628 2,387.988 0 2,387.988
0 0.1530 0.1054 2,423.229
0 Total 6.2425 1.5907 11.3208 0.0246 2.4225 0.0353 2.4578 0.6458 0.0341 0.6799 2,656.600 6 2,656.600
6 0.1583 0.1104 2,693.441
4 Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Energy 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478 Mobile 1.2452 1.3666 11.1045 0.0232 2.4225 0.0182 2.4406 0.6458 0.0170 0.6628 2,387.988 0 2,387.988
0 0.1530 0.1054 2,423.229
0 Total 6.2425 1.5907 11.3208 0.0246 2.4225 0.0353 2.4578 0.6458 0.0341 0.6799 2,656.600 6 2,656.600
6 0.1583 0.1104 2,693.441
4 Mitigated Operational
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3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 9/1/2022 9/14/2022 5 10 2 Grading Grading 9/15/2022 10/12/2022 5 20
3 Building Construction Building Construction 10/13/2022 8/30/2023 5 230 4 Paving Paving 8/31/2023 9/27/2023 5 20
5 Architectural Coating Architectural Coating 9/28/2023 10/25/2023 5 20 OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 3 8.00 97 0.37
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 310,652; Non-Residential Outdoor: 103,551; Striped Parking Area: 1,680 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 20
Acres of Paving: 5.34
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 554
3.1 Mitigation Measures Construction
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 98.00 39.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 20.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 555
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000 Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Unmitigated Construction On-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
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 0.0557 0.0360 0.5004 1.3000e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 132.6004 132.6004 4.1900e0033.6400e003133.7886 Total 0.0557 0.0360 0.5004 1.3000e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 132.6004 132.6004 4.1900e0033.6400e003133.7886 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 556
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000 Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Mitigated Construction On-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
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 0.0557 0.0360 0.5004 1.3000e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 132.6004 132.6004 4.1900e0033.6400e003133.7886 Total 0.0557 0.0360 0.5004 1.3000e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 132.6004 132.6004 4.1900e0033.6400e003133.7886 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 557
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 7.0826 0.0000 7.0826 3.4247 0.0000 3.4247 0.0000 0.0000 Off-Road 1.9486 20.8551 15.2727 0.0297 0.9409 0.9409 0.8656 0.8656 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Total 1.9486 20.8551 15.2727 0.0297 7.0826 0.9409 8.0234 3.4247 0.8656 4.2903 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Unmitigated Construction On-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
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 0.0464 0.0300 0.4170 1.0900e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 110.5003 110.5003 3.4900e0033.0300e003111.4905 Total 0.0464 0.0300 0.4170 1.0900e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 110.5003 110.5003 3.4900e0033.0300e003111.4905 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 558
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 7.0826 0.0000 7.0826 3.4247 0.0000 3.4247 0.0000 0.0000 Off-Road 1.9486 20.8551 15.2727 0.0297 0.9409 0.9409 0.8656 0.8656 0.0000 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Total 1.9486 20.8551 15.2727 0.0297 7.0826 0.9409 8.0234 3.4247 0.8656 4.2903 0.0000 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Mitigated Construction On-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
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 0.0464 0.0300 0.4170 1.0900e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 110.5003 110.5003 3.4900e0033.0300e003111.4905 Total 0.0464 0.0300 0.4170 1.0900e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 110.5003 110.5003 3.4900e0033.0300e003111.4905 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 559
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Unmitigated Construction On-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
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 0.0651 1.8740 0.5926 7.5600e0030.2639 0.0214 0.2853 0.0760 0.0205 0.0964 818.1326 818.1326 0.0325 0.1227 855.4944 Worker 0.3031 0.1958 2.7244 7.1000e0030.8051 4.6200e0030.8097 0.2135 4.2500e0030.2178 721.9355 721.9355 0.0228 0.0198 728.4045 Total 0.3682 2.0698 3.3170 0.0147 1.0689 0.0260 1.0949 0.2895 0.0247 0.3142 1,540.068 1 1,540.068
1 0.0553 0.1425 1,583.898
9 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 560
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Mitigated Construction On-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
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 0.0651 1.8740 0.5926 7.5600e0030.2639 0.0214 0.2853 0.0760 0.0205 0.0964 818.1326 818.1326 0.0325 0.1227 855.4944 Worker 0.3031 0.1958 2.7244 7.1000e0030.8051 4.6200e0030.8097 0.2135 4.2500e0030.2178 721.9355 721.9355 0.0228 0.0198 728.4045 Total 0.3682 2.0698 3.3170 0.0147 1.0689 0.0260 1.0949 0.2895 0.0247 0.3142 1,540.068 1 1,540.068
1 0.0553 0.1425 1,583.898
9 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 561
3.4 Building Construction - 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
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Unmitigated Construction On-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
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 0.0387 1.4776 0.5250 7.2200e0030.2639 8.7800e0030.2727 0.0760 8.4000e0030.0844 783.7231 783.7231 0.0322 0.1173 819.4743 Worker 0.2820 0.1743 2.5162 6.8700e0030.8051 4.3600e0030.8094 0.2135 4.0200e0030.2176 703.0015 703.0015 0.0206 0.0184 708.9888 Total 0.3207 1.6519 3.0412 0.0141 1.0690 0.0131 1.0821 0.2895 0.0124 0.3019 1,486.724 6 1,486.724
6 0.0529 0.1356 1,528.463
1 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 562
3.4 Building Construction - 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
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Mitigated Construction On-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
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 0.0387 1.4776 0.5250 7.2200e0030.2639 8.7800e0030.2727 0.0760 8.4000e0030.0844 783.7231 783.7231 0.0322 0.1173 819.4743 Worker 0.2820 0.1743 2.5162 6.8700e0030.8051 4.3600e0030.8094 0.2135 4.0200e0030.2176 703.0015 703.0015 0.0206 0.0184 708.9888 Total 0.3207 1.6519 3.0412 0.0141 1.0690 0.0131 1.0821 0.2895 0.0124 0.3019 1,486.724 6 1,486.724
6 0.0529 0.1356 1,528.463
1 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 563
3.5 Paving - 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
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.6995 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.7323 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Unmitigated Construction On-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
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 0.0432 0.0267 0.3851 1.0500e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 107.6023 107.6023 3.1600e0032.8100e003108.5187 Total 0.0432 0.0267 0.3851 1.0500e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 107.6023 107.6023 3.1600e0032.8100e003108.5187 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 564
3.5 Paving - 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
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.6995 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.7323 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Mitigated Construction On-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
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 0.0432 0.0267 0.3851 1.0500e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 107.6023 107.6023 3.1600e0032.8100e003108.5187 Total 0.0432 0.0267 0.3851 1.0500e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 107.6023 107.6023 3.1600e0032.8100e003108.5187 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 565
3.6 Architectural Coating - 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
Archit. Coating 96.3809 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Total 96.5726 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Unmitigated Construction On-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
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 0.0575 0.0356 0.5135 1.4000e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 143.4697 143.4697 4.2100e0033.7500e003144.6916 Total 0.0575 0.0356 0.5135 1.4000e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 143.4697 143.4697 4.2100e0033.7500e003144.6916 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 566
3.6 Architectural Coating - 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
Archit. Coating 96.3809 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Total 96.5726 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Mitigated Construction On-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
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 0.0575 0.0356 0.5135 1.4000e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 143.4697 143.4697 4.2100e0033.7500e003144.6916 Total 0.0575 0.0356 0.5135 1.4000e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 143.4697 143.4697 4.2100e0033.7500e003144.6916 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 567
4.0 Operational Detail - Mobile
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 1.2452 1.3666 11.1045 0.0232 2.4225 0.0182 2.4406 0.6458 0.0170 0.6628 2,387.988 0 2,387.988
0 0.1530 0.1054 2,423.229
0 Unmitigated 1.2452 1.3666 11.1045 0.0232 2.4225 0.0182 2.4406 0.6458 0.0170 0.6628 2,387.988 0 2,387.988
0 0.1530 0.1054 2,423.229
0 4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
General Office Building 52.01 11.80 3.74 94,087 94,087
Parking Lot 0.00 0.00 0.00
Unrefrigerated Warehouse-No Rail 351.06 351.06 351.06 1,024,931 1,024,931 Total 403.07 362.86 354.80 1,119,018 1,119,018
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 General Office Building 9.50 7.30 7.30 33.00 48.00 19.00 77 19 4 Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Unrefrigerated Warehouse-No
Rail
9.50 7.30 7.30 59.00 0.00 41.00 92 5 3
CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 568
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH General Office Building 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304 Parking Lot 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304 Unrefrigerated Warehouse-No
Rail
0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304
5.0 Energy Detail
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
0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478 NaturalGas
Unmitigated
0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 569
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
General Office
Building
132.428 1.4300e0030.0130 0.0109 8.0000e0059.9000e0049.9000e0049.9000e0049.9000e00415.5797 15.5797 3.0000e0042.9000e00415.6723 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 Unrefrigerated
Warehouse-No
Rail
2150.26 0.0232 0.2108 0.1771 1.2600e0030.0160 0.0160 0.0160 0.0160 252.9723 252.9723 4.8500e0034.6400e003254.4755 Total 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9300e003270.1478 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 570
6.1 Mitigation Measures Area
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
General Office
Building
0.132428 1.4300e0030.0130 0.0109 8.0000e0059.9000e0049.9000e0049.9000e0049.9000e00415.5797 15.5797 3.0000e0042.9000e00415.6723 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 Unrefrigerated
Warehouse-No
Rail
2.15026 0.0232 0.2108 0.1771 1.2600e0030.0160 0.0160 0.0160 0.0160 252.9723 252.9723 4.8500e0034.6400e003254.4755 Total 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9300e003270.1478 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 571
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 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Unmitigated 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646
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
0.5281 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
4.4419 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 2.6200e0032.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Total 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 572
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.5281 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
4.4419 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 2.6200e0032.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Total 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 24 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 573
11.0 Vegetation
8.1 Mitigation Measures Waste
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Page 25 of 25 Date: 4/7/2022 11:03 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 574
2420 Oxnard Blvd U-Haul
Ventura County APCD Air District, Winter
Project Characteristics -
Land Use - square footage per site plan. Mercantile areas modeled as general office building. 70 parking spaces per site plan. Lot acreage = 8.9 per proposal Construction Phase - No demo phase; Frame of existing structure to remain intact per site plan Grading - Balanced site assumed
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population General Office Building 5.34 1000sqft 0.00 5,341.00 0
Unrefrigerated Warehouse-No Rail 201.76 1000sqft 3.56 201,760.00 0 Parking Lot 70.00 Space 5.34 28,000.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8 Wind Speed (m/s) 2.6 Precipitation Freq (Days) 31
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2023
CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
Table Name Column Name Default Value New Value
tblLandUse LandUseSquareFeet 5,340.00 5,341.00
tblLandUse LotAcreage 0.12 0.00
tblLandUse LotAcreage 4.63 3.56
tblLandUse LotAcreage 0.63 5.34
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 575
2.0 Emissions Summary
2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.2301 33.1257 20.1879 0.0413 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,063.468 7 4,063.468
7 1.1967 0.1448 4,123.351
8 2023 96.6347 16.1317 19.2558 0.0407 1.0690 0.7129 1.7819 0.2895 0.6709 0.9604 0.0000 4,012.635 7 4,012.635
7 0.7174 0.1379 4,070.301
7 Maximum 96.6347 33.1257 20.1879 0.0413 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,063.468 7 4,063.468
7 1.1967 0.1448 4,123.351
8 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 3.2301 33.1257 20.1879 0.0413 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,063.468 7 4,063.468
7 1.1967 0.1448 4,123.351
8 2023 96.6347 16.1317 19.2558 0.0407 1.0690 0.7129 1.7819 0.2895 0.6709 0.9604 0.0000 4,012.635 7 4,012.635
7 0.7174 0.1379 4,070.301
7 Maximum 96.6347 33.1257 20.1879 0.0413 19.8049 1.6134 21.4183 10.1417 1.4844 11.6260 0.0000 4,063.468 7 4,063.468
7 1.1967 0.1448 4,123.351
8 Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 2 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 576
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 577
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Energy 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478 Mobile 1.2158 1.5108 11.7235 0.0225 2.4225 0.0182 2.4407 0.6458 0.0170 0.6628 2,307.664 6 2,307.664
6 0.1658 0.1130 2,345.491
5 Total 6.2130 1.7348 11.9397 0.0238 2.4225 0.0353 2.4578 0.6458 0.0341 0.6799 2,576.277 2 2,576.277
2 0.1711 0.1180 2,615.704
0 Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Energy 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478 Mobile 1.2158 1.5108 11.7235 0.0225 2.4225 0.0182 2.4407 0.6458 0.0170 0.6628 2,307.664 6 2,307.664
6 0.1658 0.1130 2,345.491
5 Total 6.2130 1.7348 11.9397 0.0238 2.4225 0.0353 2.4578 0.6458 0.0341 0.6799 2,576.277 2 2,576.277
2 0.1711 0.1180 2,615.704
0 Mitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 578
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 9/1/2022 9/14/2022 5 10 2 Grading Grading 9/15/2022 10/12/2022 5 20
3 Building Construction Building Construction 10/13/2022 8/30/2023 5 230 4 Paving Paving 8/31/2023 9/27/2023 5 20
5 Architectural Coating Architectural Coating 9/28/2023 10/25/2023 5 20 OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 3 8.00 97 0.37
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 310,652; Non-Residential Outdoor: 103,551; Striped Parking Area: 1,680 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 20
Acres of Paving: 5.34
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 579
3.1 Mitigation Measures Construction
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 98.00 39.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 20.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 580
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000 Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Unmitigated Construction On-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
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 0.0600 0.0421 0.4901 1.2500e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 126.8480 126.8480 4.5500e0034.0400e003128.1667 Total 0.0600 0.0421 0.4901 1.2500e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 126.8480 126.8480 4.5500e0034.0400e003128.1667 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 581
3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 19.6570 0.0000 19.6570 10.1025 0.0000 10.1025 0.0000 0.0000 Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 3.1701 33.0835 19.6978 0.0380 19.6570 1.6126 21.2696 10.1025 1.4836 11.5860 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Mitigated Construction On-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
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 0.0600 0.0421 0.4901 1.2500e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 126.8480 126.8480 4.5500e0034.0400e003128.1667 Total 0.0600 0.0421 0.4901 1.2500e0030.1479 8.5000e0040.1487 0.0392 7.8000e0040.0400 126.8480 126.8480 4.5500e0034.0400e003128.1667 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 582
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 7.0826 0.0000 7.0826 3.4247 0.0000 3.4247 0.0000 0.0000 Off-Road 1.9486 20.8551 15.2727 0.0297 0.9409 0.9409 0.8656 0.8656 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Total 1.9486 20.8551 15.2727 0.0297 7.0826 0.9409 8.0234 3.4247 0.8656 4.2903 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Unmitigated Construction On-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
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 0.0500 0.0351 0.4084 1.0400e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 105.7066 105.7066 3.7900e0033.3700e003106.8056 Total 0.0500 0.0351 0.4084 1.0400e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 105.7066 105.7066 3.7900e0033.3700e003106.8056 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 583
3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 7.0826 0.0000 7.0826 3.4247 0.0000 3.4247 0.0000 0.0000 Off-Road 1.9486 20.8551 15.2727 0.0297 0.9409 0.9409 0.8656 0.8656 0.0000 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Total 1.9486 20.8551 15.2727 0.0297 7.0826 0.9409 8.0234 3.4247 0.8656 4.2903 0.0000 2,872.046 4 2,872.046
4 0.9289 2,895.268
4 Mitigated Construction On-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
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 0.0500 0.0351 0.4084 1.0400e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 105.7066 105.7066 3.7900e0033.3700e003106.8056 Total 0.0500 0.0351 0.4084 1.0400e0030.1232 7.1000e0040.1239 0.0327 6.5000e0040.0333 105.7066 105.7066 3.7900e0033.3700e003106.8056 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 584
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Unmitigated Construction On-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
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 0.0642 1.9486 0.6128 7.5600e0030.2639 0.0215 0.2854 0.0760 0.0205 0.0965 818.5185 818.5185 0.0324 0.1228 855.9229 Worker 0.3266 0.2294 2.6683 6.7900e0030.8051 4.6200e0030.8097 0.2135 4.2500e0030.2178 690.6166 690.6166 0.0248 0.0220 697.7967 Total 0.3908 2.1779 3.2811 0.0144 1.0689 0.0261 1.0950 0.2895 0.0248 0.3143 1,509.135 1 1,509.135
1 0.0572 0.1448 1,553.719
6 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 585
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Mitigated Construction On-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
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 0.0642 1.9486 0.6128 7.5600e0030.2639 0.0215 0.2854 0.0760 0.0205 0.0965 818.5185 818.5185 0.0324 0.1228 855.9229 Worker 0.3266 0.2294 2.6683 6.7900e0030.8051 4.6200e0030.8097 0.2135 4.2500e0030.2178 690.6166 690.6166 0.0248 0.0220 697.7967 Total 0.3908 2.1779 3.2811 0.0144 1.0689 0.0261 1.0950 0.2895 0.0248 0.3143 1,509.135 1 1,509.135
1 0.0572 0.1448 1,553.719
6 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 586
3.4 Building Construction - 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
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Unmitigated Construction On-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
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 0.0373 1.5427 0.5418 7.2300e0030.2639 8.8400e0030.2727 0.0760 8.4500e0030.0844 784.8452 784.8452 0.0321 0.1175 820.6704 Worker 0.3045 0.2041 2.4701 6.5700e0030.8051 4.3600e0030.8094 0.2135 4.0200e0030.2176 672.5806 672.5806 0.0225 0.0204 679.2252 Total 0.3418 1.7468 3.0118 0.0138 1.0690 0.0132 1.0822 0.2895 0.0125 0.3020 1,457.425 8 1,457.425
8 0.0546 0.1379 1,499.895
7 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 587
3.4 Building Construction - 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
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Mitigated Construction On-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
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 0.0373 1.5427 0.5418 7.2300e0030.2639 8.8400e0030.2727 0.0760 8.4500e0030.0844 784.8452 784.8452 0.0321 0.1175 820.6704 Worker 0.3045 0.2041 2.4701 6.5700e0030.8051 4.3600e0030.8094 0.2135 4.0200e0030.2176 672.5806 672.5806 0.0225 0.0204 679.2252 Total 0.3418 1.7468 3.0118 0.0138 1.0690 0.0132 1.0822 0.2895 0.0125 0.3020 1,457.425 8 1,457.425
8 0.0546 0.1379 1,499.895
7 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 588
3.5 Paving - 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
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.6995 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.7323 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Unmitigated Construction On-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
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 0.0466 0.0312 0.3781 1.0100e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 102.9460 102.9460 3.4400e0033.1200e003103.9631 Total 0.0466 0.0312 0.3781 1.0100e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 102.9460 102.9460 3.4400e0033.1200e003103.9631 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 589
3.5 Paving - 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
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.6995 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.7323 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Mitigated Construction On-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
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 0.0466 0.0312 0.3781 1.0100e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 102.9460 102.9460 3.4400e0033.1200e003103.9631 Total 0.0466 0.0312 0.3781 1.0100e0030.1232 6.7000e0040.1239 0.0327 6.1000e0040.0333 102.9460 102.9460 3.4400e0033.1200e003103.9631 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 590
3.6 Architectural Coating - 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
Archit. Coating 96.3809 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Total 96.5726 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Unmitigated Construction On-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
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 0.0621 0.0417 0.5041 1.3400e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 137.2614 137.2614 4.5900e0034.1700e003138.6174 Total 0.0621 0.0417 0.5041 1.3400e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 137.2614 137.2614 4.5900e0034.1700e003138.6174 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 591
3.6 Architectural Coating - 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
Archit. Coating 96.3809 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Total 96.5726 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Mitigated Construction On-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
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 0.0621 0.0417 0.5041 1.3400e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 137.2614 137.2614 4.5900e0034.1700e003138.6174 Total 0.0621 0.0417 0.5041 1.3400e0030.1643 8.9000e0040.1652 0.0436 8.2000e0040.0444 137.2614 137.2614 4.5900e0034.1700e003138.6174 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 592
4.0 Operational Detail - Mobile
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 1.2158 1.5108 11.7235 0.0225 2.4225 0.0182 2.4407 0.6458 0.0170 0.6628 2,307.664 6 2,307.664
6 0.1658 0.1130 2,345.491
5 Unmitigated 1.2158 1.5108 11.7235 0.0225 2.4225 0.0182 2.4407 0.6458 0.0170 0.6628 2,307.664 6 2,307.664
6 0.1658 0.1130 2,345.491
5 4.1 Mitigation Measures Mobile
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
General Office Building 52.01 11.80 3.74 94,087 94,087
Parking Lot 0.00 0.00 0.00
Unrefrigerated Warehouse-No Rail 351.06 351.06 351.06 1,024,931 1,024,931 Total 403.07 362.86 354.80 1,119,018 1,119,018
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 General Office Building 9.50 7.30 7.30 33.00 48.00 19.00 77 19 4 Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0
Unrefrigerated Warehouse-No
Rail
9.50 7.30 7.30 59.00 0.00 41.00 92 5 3
CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 593
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH General Office Building 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304 Parking Lot 0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304 Unrefrigerated Warehouse-No
Rail
0.543528 0.058189 0.173108 0.133952 0.027894 0.007577 0.011427 0.006062 0.000688 0.000393 0.029232 0.000646 0.007304
5.0 Energy Detail
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
0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478 NaturalGas
Unmitigated
0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9200e003270.1478
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 594
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
General Office
Building
132.428 1.4300e0030.0130 0.0109 8.0000e0059.9000e0049.9000e0049.9000e0049.9000e00415.5797 15.5797 3.0000e0042.9000e00415.6723 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 Unrefrigerated
Warehouse-No
Rail
2150.26 0.0232 0.2108 0.1771 1.2600e0030.0160 0.0160 0.0160 0.0160 252.9723 252.9723 4.8500e0034.6400e003254.4755 Total 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9300e003270.1478 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 595
6.1 Mitigation Measures Area
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
General Office
Building
0.132428 1.4300e0030.0130 0.0109 8.0000e0059.9000e0049.9000e0049.9000e0049.9000e00415.5797 15.5797 3.0000e0042.9000e00415.6723 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 Unrefrigerated
Warehouse-No
Rail
2.15026 0.0232 0.2108 0.1771 1.2600e0030.0160 0.0160 0.0160 0.0160 252.9723 252.9723 4.8500e0034.6400e003254.4755 Total 0.0246 0.2238 0.1880 1.3400e0030.0170 0.0170 0.0170 0.0170 268.5520 268.5520 5.1500e0034.9300e003270.1478 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 596
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 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Unmitigated 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646
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
0.5281 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
4.4419 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 2.6200e0032.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Total 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Unmitigated
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7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.5281 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
4.4419 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 2.6200e0032.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Total 4.9726 2.6000e0040.0283 0.0000 1.0000e0041.0000e0041.0000e0041.0000e0040.0606 0.0606 1.6000e0040.0646 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 24 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 598
11.0 Vegetation
8.1 Mitigation Measures Waste
8.0 Waste Detail
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Page 25 of 25 Date: 4/7/2022 11:04 AM 2420 Oxnard Blvd U-Haul - Ventura County APCD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 599
Appendix B
Energy Calculations
600
HP: 0 to 100 0.0588 0.0529
Construction Equipment #
Hours per
Day Horsepower
Load
Factor Construction Phase
Fuel Used
(gallons)
Rubber Tired Dozers 0 8 247 0.4 Demolition Phase 0
Tractors/Loaders/Backhoes 0 8 97 0.37 Demolition Phase 0 Scrapers 0 8 367 0.48 Demolition Phase 0
Tractors/Loaders/Backhoes 4 8 97 0.37 Site Preparation Phase 675 Excavators 0 8 158 0.38 Site Preparation Phase 0
Rubber Tired Dozers 3 8 247 0.4 Site Preparation Phase 1,253 Scrapers 0 8 367 0.48 Site Preparation Phase 0
Graders 1 8 187 0.41 Grading Phase 648
Excavators 0 8 158 0.38 Grading Phase 0
Rubber Tired Dozers 1 8 247 0.4 Grading Phase 836
Tractors/Loaders/Backhoes 1 8 97 0.37 Grading Phase 337 Scrapers 0 8 367 0.48 Grading Phase 0
Cranes 1 7 231 0.29 Building Construction Phase 5,701
Forklifts 3 8 89 0.2 Building Construction Phase 5,774
Generator Sets 1 8 84 0.74 Building Construction Phase 6,721 Tractors/Loaders/Backhoes 3 7 97 0.37 Building Construction Phase 10,187 Welders 1 8 46 0.45 Building Construction Phase 2,238
Aerial Lifts 0 8 63 0.31 Building Construction Phase 0
Air Compressors 1 6 78 0.48 Architectural Coating Phase 264 Forklifts 0 8 89 0.2 Architectural Coating Phase 0
Pavers 2 8 130 0.42 Paving Phase 924
Paving Equipment 0 8 132 0.36 Paving Phase 0
Rollers 2 8 80 0.38 Paving Phase 572
Tractors/Loaders/Backhoes 0 8 97 0.37 Paving Phase 0
Total Fuel Used 36,130
(Gallons)
Demolition Phase
Site Preparation Phase
Grading Phase
Building Construction Phase
Paving Phase
Architectural Coating Phase
Total Days
MPG [2] Trips
Fuel Used
(gallons)
24.1 0 0.00
24.1 18 80.66
24.1 15 134.44
24.1 98 10100.91
20 20
WORKER TRIPS
Constuction Phase
Demolition Phase
Site Preparation Phase
Grading Phase
Trip Length (miles)
300
10.8 10.8
10.8 10.8
230
Oxnard U-Haul
Last Updated: 4/11/2022
Compression-Ignition Engine Brake-Specific Fuel Consumption (BSFC) Factors [1]:
HP: Greater than 100
Values above are expressed in gallons per horsepower-hour/BSFC.
CONSTRUCTION EQUIPMENT
Construction Phase Days of Operation
0 10
20 Building Construction Phase
1 4/27/2022 11:09 AM
601
24.1 15 134.44
24.1 20 Total 179.25
Fuel 10,629.71
MPG [2] Trips
Fuel Used
(gallons)
7.5 0 0.00
7.5 0 0.00
7.5 0 0.00
7.5 0 0.00
7.5 0 0.00
7.5 0 Total 0.00
Fuel -
7.5 0 0.00
7.5 0 0.00
7.5 0 0.00
7.5 39 8730.80
7.5 0 0.00
7.5 0 Total 0.00
Fuel 8,730.80
10,630
44,861
Architectural Coating Phase 14.7
HAULING TRIPS
VENDOR TRIPS
Grading Phase 14.7
Architectural Coating Phase 20.0
Building Construction Phase 7.3
Demolition Phase 14.7
Site Preparation Phase 14.7
20.0 Grading Phase 20.0
Paving Phase 14.7
Architectural Coating Phase
10.8 Sources:
[1] United States Environmental Protection Agency. 2021. Exhaust and Crankcase Emission Factors for Nonroad Compression-Ignition Engines in MOVES3.0.2 . September. Available at: https://www.epa.gov/system/files/documents/2021-08/420r21021.pdf. [2] United States Department of Transportation, Bureau of Transportation Statistics. 2021. National Transportation Statistics . Available at:
https://www.bts.gov/topics/national-transportation-statistics.
Paving Phase
Trip Class
Total Gasoline Consumption (gallons)
Total Diesel Consumption (gallons)
Trip Length (miles)
10.8 HAULING AND VENDOR TRIPS
Demolition Phase
Building Construction Phase 20.0
Paving Phase 20.0
20.0 Site Preparation Phase
2 4/27/2022 11:09 AM
602
OR
Annual VMT: 1,119,018
Daily Vehicle
Trips:
Average Trip
Distance:
Passenger Vehicles 24.1
Light-Med Duty Trucks 17.6
Heavy Trucks/Other 7.5
Motorcycles 44
Vehicle Type Percent Fuel Type
Annual VMT:
VMT Vehicle Trips: VMT
Fuel
Consumption
(Gallons)
Passenger Vehicles 60.48% Gasoline 676,793 0.00 28,083
Light-Medium Duty Trucks 33.19% Gasoline 371,364 0.00 21,100 Heavy Trucks/Other 5.80% Diesel 64,861 0.00 8,648
Motorcycle 0.54% Gasoline 6,001 0.00 136
1119019
49,319
8,648
Fleet Class
Populate one of the following tables (Leave the other blank):
Fuel Economy (MPG) [1]
Motorcycle (MCY)
Annual VMT Daily Vehicle Trips
Fleet Mix
0.604810
0.038204
0.185149
0.108513
0.015498
0.004981
0.012268
0.020156
0.002083
Oxnard U-Haul
Last Updated: 4/11/2022
0.000785
0.005363
Light Duty Auto (LDA)
Light Duty Truck 1 (LDT1)
Light Duty Truck 2 (LDT2)
Medium Duty Vehicle (MDV)
Light Heavy Duty 1 (LHD1)
Light Heavy Duty 2 (LHD2)
Medium Heavy Duty (MHD)
Heavy Heavy Duty (HHD)
Other Bus (OBUS)
Urban Bus (UBUS)
School Bus (SBUS)
Motorhome (MH)
Sources:
[1] United States Department of Transportation, Bureau of Transportation Statistics. 2021. National Transportation Statistics. Available at: https://www.bts.gov/topics/national-transportation-statistics.
0.001571
0.000620
Fleet Mix
Total Gasoline Consumption (gallons)
Total Diesel Consumption (gallons)
3 4/27/2022 11:09 AM
603
Equipment Horsepower Load Factor
Aerial Lifts 63 0.31
Air Compressors 78 0.48
Bore/Drill Rigs 221 0.5
Cement and Mortar Mixers 9 0.56
Concrete/Industrial Saws 81 0.73
Cranes 231 0.29
Crawler Tractors 212 0.43
Crushing/Proc. Equipment 85 0.78
Dumpers/Tenders 16 0.38
Excavators 158 0.38
Forklifts 89 0.2
Generator Sets 84 0.74
Graders 187 0.41
Off-Highway Tractors 124 0.44
Off-Highway Trucks 402 0.38
Other Construction Equipment 172 0.42
Other General Industrial Equipment 88 0.34
Other Material Handling Equipment 168 0.4
Pavers 130 0.42
Paving Equipment 132 0.36
Plate Compactors 8 0.43
Pressure Washers 13 0.3
Pumps 84 0.74
Rollers 80 0.38
Rough Terrain Forklifts 100 0.4
Rubber Tired Dozers 247 0.4
Rubber Tired Loaders 203 0.36
Scrapers 367 0.48
Signal Boards 6 0.82
Skid Steer Loaders 65 0.37
Surfacing Equipment 263 0.3
Sweepers/Scrubbers 64 0.46
Tractors/Loaders/Backhoes 97 0.37
Trenchers 78 0.5
Welders 46 0.45
604
Gallons (gal.) 49,319.00 Barrels (bbl.) 1.00 Btu 1.00
49319.00 gal. 42.00 gal. 0.00 gal.
49.32 Thousand gallons 0.04 Thousand gallons 0.00 Thousand gallons
0.05 Million gallons 0.00 Million gallons 0.00 Million gallons 1174.26 bbl. 1.00 bbl. 0.02 bbl.
1.17 Thousand bbl. 0.00 Thousand bbl. 0.00 Thousand bbl.
0.00 Million bbl. 0.00 Million bbl. 0.00 Million bbl.
58237.19 U.S. Therms 49.59 U.S. Therms 0.00 U.S. Therms 5414544924.60 British thermal units (Btu) 4611019.83 British thermal units (Btu) 1.00 British thermal units (Btu) 5414.54 Million Btu (MMBtu) 4.61 Million Btu (MMBtu) 0.00 Million Btu (MMBtu) Gallons (gal.) 8,648.00 Barrels (bbl.) 1.00 Btu 1.00
8,648.00 gal. 42.00 gal. 0.00 gal.
8.65 Thousand gallons 0.04 Thousand gallons 0.00 Thousand gallons
0.01 Million gallons 0.00 Million gallons 0.00 Million gallons 205.90 bbl. 1.00 bbl. 0.02 bbl.
0.21 Thousand bbl. 0.00 Thousand bbl. 0.00 Thousand bbl.
0.00 Million bbl. 0.00 Million bbl. 0.00 Million bbl.
11,855.72 U.S. Therms 57.58 U.S. Therms 0.00 U.S. Therms 1,102,274,080.00 British thermal units (Btu) 5,353,320.00 British thermal units (Btu) 1.00 British thermal units (Btu) 1,102.27 Million Btu (MMBtu) 5.35 Million Btu (MMBtu) 0.00 Million Btu (MMBtu) Kilowatt-Hours (kWh) 1.00 U.S. Therm 1.00 Btu 1.00
1.00 Kilowatt-Hours 27.25 Kilowatt-Hours 0.00 Kilowatt-Hours
0.00 Megawatt-Hours 0.03 Megawatt-Hours 0.00 Megawatt-Hours
0.00 Gigawatt-Hours 0.00 Gigawatt-Hours 0.00 Gigawatt-Hours
0.04 U.S. Therms 1.00 U.S. Therms 0.00 U.S. Therms
3,412.00 British thermal units (Btu) 92,974.00 British thermal units (Btu) 1.00 British thermal units (Btu)
0.00 Million Btu (MMBtu) 0.09 Million Btu (MMBtu) 0.00 Million Btu (MMBtu) Thousand Cubic Feet (Mcf) 1.00 U.S. Therm 1.00 Btu 1.00 1,000.00 Cubic Feet (cf) 89.66 Cubic Feet (cf) 0.00 Cubic Feet (cf)
1.00 Thousand Cubic Feet (Mcf) 0.09 Thousand Cubic Feet (Mcf) 0.00 Thousand Cubic Feet (Mcf)
0.00 Million Cubic Feet (MMcf) 0.00 Million Cubic Feet (MMcf) 0.00 Million Cubic Feet (MMcf)
11.15 U.S. Therms 1.00 U.S. Therms 0.00 U.S. Therms
1,037,000.00 British thermal units (Btu) 92,974.00 British thermal units (Btu) 1.00 British thermal units (Btu)
1.04 Million Btu (MMBtu) 0.09 Million Btu (MMBtu) 0.00 Million Btu (MMBtu) Sources:
Energy Unit Conversion Sheet
Schremp, Gordon. 2017. Senior Fuels Specialist, California Energy Commission. Personal communication via phone and email regarding fuel consumption in California by County and by source with Lance Park, Associate Planner, Rincon Consultants, Inc. August 22, 2017.
Gasoline
Diesel
Electricity
Natural Gas
U.S. Energy Information Administration (EIA). May 2017. "Frequently Asked Questions: What are Ccf, Mcf, Btu, and therms? How do I convert natural gas prices in dollars per Ccf or Mcf to dollars per Btu or therm?" https://www.eia.gov/tools/faqs/faq.php?id=45&t=8. (accessed February 5, 2018). 605
Appendix C
Hydrologic and Hydraulic Report/ Stormwater Quality Report 606
HYDROLOGIC AND HYDRAULIC REPORT /
STORMWATER QUALITY REPORT
for
U-Haul
2420 N Oxnard Boulevard
Oxnard, CA 93036
Prepared For:
Lauterbach & Associates, Inc.
300 Montgomery Avenue, Suite C
Oxnard, CA 93036
Prepared By:
CCE Design Associates Inc
711 E. Daily Drive, Suite 107 | Camarillo, CA 93010
445 S. Figueroa St, Suite 3100 | Los Angeles, CA 90071
805.738.5434
607
U-Haul
Preliminary Hydrology Report
May 2021
2 HYDROLOGIC AND HYDRAULIC REPORT /
STORMWATER QUALITY REPORT
for
U-Haul
2420 N Oxnard Boulevard
Oxnard, CA 93036
Date: May 7, 2021
Project Manager: Jared Q. Adams, P.E.
RCE No. 86086
Project Engineer: Jared Q. Adams, P.E.
CCE Job Number: C20.0264
Prepared By: ______________________________________________ Jared Q. Adams, P.E. Date
CCE Design Associates, Inc
608
U-Haul
Preliminary Hydrology Report
May 2021
3 1. Table of Contents
1. Table of Contents.................................................................................................................................3
2. Introduction ..........................................................................................................................................4 Purpose.....................................................................................................................................................4 Site Location.............................................................................................................................................4 Location Plan............................................................................................................................................4 Description ...............................................................................................................................................4 Drainage ...................................................................................................................................................4
3. References ...........................................................................................................................................5
4. Objectives .............................................................................................................................................5
5. Procedure .............................................................................................................................................5
6. Hydrology ..............................................................................................................................................6
7. Stormwater Quality ..............................................................................................................................6 Project Applicability..................................................................................................................................6 Site Conditions .........................................................................................................................................6 Site Design Principles and Techniques ..................................................................................................6 Source Control Measures........................................................................................................................7 Retention and Treatment Control BMPs.................................................................................................7
8. Summary and Conclusions..................................................................................................................7
9. Attachments .........................................................................................................................................8 609
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Preliminary Hydrology Report
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4 2. Introduction
PURPOSE
The purpose of this report is to validate the grading and drainage design for the proposed U-Haul project, as well as to implement stormwater treatment in accordance with local requirements. The project will involve the removal and new construction of landscape areas in the parking lot.
SITE LOCATION
The project is located at 2420 N Oxnard Boulevard in Oxnard, California. The APN’s are 142-0-010- 345 and 142-0-021-010.
The site is currently occupied by a warehouse and associated parking lot, bounded by Oxnard Boulevard to the west, commercial developments to the north, east and south.
LOCATION PLAN
The location within the City of Oxnard is provided on the below map:
DESCRIPTION
The site is located at 2420 N Oxnard Boulevard, adjacent to Oxnard Boulevard. The surrounding area is developed as commercial use with varying ages of construction. The total area of the lot is 8.94 acres, of which 0.67 acres are being disturbed.
DRAINAGE
Drainage in the area trends from northeast to southwest, gently sloping along the Oxnard plain towards the ocean. There is also a slight drainage trend from east to west; however, this is subtle.
The site does not have offsite run-on since the site is currently fully developed.
The site is located within a shaded Zone X, outside of the 100-year (1% annual chance) floodplains. 610
U-Haul
Preliminary Hydrology Report
May 2021
5 As the neighborhood and watershed is largely built out, there are no anticipated substantial changes to drainage patterns in the area from future development. Rather, as sites develop and fall under MS4 requirements, drainage patterns in the area would likely improve.
3. References
• “Modified Cook’s Method for Stormwater Runoff Calculations,” City of Oxnard, Public Works Department, Standard Plan Plate #59.
• “Ventura County Hydrology Manual,” Ventura County Watershed Protection District, Revised 2017.
• “Master Plan of Drainage,” City of Oxnard, June 1979. • “Ventura County Technical Guidance Manual for Stormwater Quality Control Measures,” Ventura County Watershed Protection District, Updated 2018.
4. Objectives
The objective of this report is to determine proposed stormwater flow rates for this project based on existing topography and infrastructure, and then changes resulting from the development of this project. This report will address the following items:
• Drainage Concept – This report will discuss the proposed drainage concept for the site in further detail and will demonstrate compliance with criteria pursuant to the City of Oxnard (and County of Ventura requirements for stormwater quality as outlined in the Technical Guidance Manual).
• Low Impact Development (LID) – This project will be designed pursuant to the Ventura County Technical Guidance Manual which provides for LID.
• Flood Control – This project will be designed in a manner to meet flood control protection from the FEMA 100-year storm event.
5. Procedure
This hydrology study was prepared using the design criteria and methodology developed by the City of Oxnard. Calculations presented within this study were determined using the Modified Cook’s Method for Stormwater Runoff Calculations.
The total area of the lot is 8.94 acres in size (389,226 square feet), and the area that comprises the project, disturbed area, is 0.67 acres (29,295 sf).
The associated construction documents and attached hydrology map provide details on the storm drain collection and conveyance facilities as well as the storm water treatment devices selected. The routing to the underground infiltration system will take place utilizing a series of existing gutters, catch basins and underground piping around the building and parking lot, draining into the underground system.
611
U-Haul
Preliminary Hydrology Report
May 2021
6 6. Hydrology
The hydrology was calculated with the total of disturbed areas only. The Hydrology Map is included as Attachment D to this report, as is the calculation sheets performed using the Cook’s Method (Attachment B).
The following table summarizes the hydrologic results:
Area
(sf)
Area
(ac)
Q(50)
(cfs)
Q(10)
(cfs)
29,295 0.67 2.82 1.68
7. Stormwater Quality
Stormwater quality for this project is in accordance with the 2011 Ventura County Technical Guidance Manual (TGM).
PROJECT APPLICABILITY
Per Section 1.5 of the TGM, this project is applicable as a redevelopment project disturbing, adding or replacing 5,000 square feet or more of impervious surface area on an already developed site. Also, as a project where the alteration is less than fifty percent of impervious surfaces of the existing development, the project shall mitigate only the altered portion of the project area.
SITE CONDITIONS
As previously stated in this report, the site is fully developed and relatively flat, and slopes are generally 5% or less.
SITE DESIGN PRINCIPLES AND TECHNIQUES
Site design principles and techniques have been applied to this proposed development to reduce the hydrologic and water quality impacts typically associated with redevelopment. The following is a list of site design features incorporated in this project and a brief explanation of how they were implemented:
• Site planning – Adequate space has been allocated for deployment of Retention BMPs to fully treat the SQDV. The site has been laid out in a manner to effectively disconnect impervious surface so that 5% EIA is achieved.
• Protect and restore natural areas – Existing natural areas will be preserved to the maximum extent possible.
• Minimize impervious cover – Landscape areas were included throughout the site where practical.
• Apply LID BMPs – Implemented throughout the site at varying degrees. • Implement Integrated Water Resource Management Practices – Project has been designed to meet the 2011 VC TGM as part of Order R4-2010-0108 which complements the goals of the IWRMP.
612
U-Haul
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7 SOURCE CONTROL MEASURES
Source Control Measures are operational practices that reduce potential pollutants at the source.
Applicable Source Control Measures for this project are storm drainage signage (S-1) which are to be added to all storm drain inlets, proper design of outdoor trash storage and waste handling areas (S3), and proof of control measure maintenance (S-8) through a Maintenance Agreement containing a site-specific Maintenance Plan for all proposed BMPs to be maintained by the owner / operator of the site.
RETENTION AND TREATMENT CONTROL BMPS
A capture and use BMP are proposed to be the primary Treatment Control to mitigate stormwater runoff from the site. The primary pollutants of concern for the post-developed condition of this project are sediment, nutrients, metals, oil and grease, and trash and debris, all of which are effectively treated using capture and use BMPs.
Calculations for the Stormwater Quality Design Volume (SQDV) required to be mitigated for the project area as outlined in the TGM are shown in Attachment C of this report. Per the calculations, the required SQDV is 568 cubic feet, and the required SQDF (Stormwater Quality Design Flowrate used for design of pre-treatment devices) is 0.13 cfs. The proposed capture and use treatment provide a storage volume of 609 cubic feet.
Important to note, this project intends to treat only the disturbed area, including the EIA and all developed pervious surfaces, using the proposed capture and use BMP. Additionally, pre-treatment will be provided upstream of the proposed system.
8. Summary and Conclusions
The development of this site is in accordance with City of Oxnard and Ventura County criteria for stormwater quality and quantity. The onsite runoff is collected and treated pursuant to Ventura County MS4 standards.
The development of this site will not have adverse impact to downstream storm drain facilities. While the analysis of offsite systems is beyond the scope of this report, the project improves upon the original design, meeting full MS4 compliance standards for the site, including the EIA and developed pervious surfaces.
Additionally, the grading design and proposed drainage system are designed in a manner to convey stormwater flows away from structures in a manner to provide protection from flooding pursuant to City of Oxnard, County of Ventura, and FEMA requirements. All buildings will be constructed outside of 100-year storm event flood limits which are shown on the Hydrology Map. 613
U-Haul
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May 2021
8 9. Attachments
Attachment A Hydrology Input Data (Oxnard Supporting Data) Attachment B Cook’s Method Hydrology Calculations (Flood Control) Attachment C Stormwater Quality Treatment Calculations
Attachment D Hydrology Map
614
Attachment A
Hydrology Input Data (Oxnard Supporting Data)
615
616
617
618
Attachment B
Cook’s Method Hydrology Calculations (Flood Control)
619
CCE DESIGN ASSOCIATES INC
Cook's Method Calculations
Prepared 5/6/2021
By: JQ Adams
Project U-Haul Job No C20.0264 Sheet
Watershed Designed JA Date
Concentration Point Checked Date
Watershed Constants:
Drainage Area 0.67 Acres
Length 350 feet Fall 0.6 feet Slope 0.17%
Width 83.4 feet
Length/Width 4.20 95%
Soil Type "B" assumed 123%
Computation of "C"
Type of Development "C" Factor Present Future
Undeveloped 45 0% 0%
Residential 60 0% 0%
Commercial/Ind. 70 100% 0%
* Note: Residential "C" value calculated using the Modified Rational Formula Runoff: Q (curve) = 1.4 cfs
x L/W factor 1.3 cfs
x RI Correc. Factor 1.6 cfs
Frequency Freq. Factor Q
20% (5 year) 65% 1.1 cfs
10% (10 year) 100% 1.6 cfs
4% (25 year) 135% 2.2 cfs
2% (50 year) 170% 2.8 cfs
1% (100 year) 200% 3.3 cfs
Shape Correction Factor
RI Correction Factor
1 of 1
Existing Calcs 5/2/2021
= (Area x 43560)/Length =
620
CCE DESIGN ASSOCIATES INC
Cook's Method Calculations
Prepared: 5/6/2021
By: JQ Adams
Project U-Haul Job No C20.0264 Sheet
Watershed Designed JA Date
Concentration Point Checked Date
Watershed Constants:
Drainage Area 0.67 Acres
Length 350 feet Fall 0.6 feet Slope 0.17%
Width 83.4 feet
Length/Width 4.20 95%
Soil Type "B" assumed 123%
Computation of "C"
Type of Development "C" Factor Present Future
Undeveloped 45 0% 0%
Residential 60 0% 0%
Commercial/Ind. 70 100% 100%
* Note: Residential "C" value calculated using the Modified Rational Formula Runoff: Q (curve) = 1.4 cfs
x L/W factor 1.3 cfs
x RI Correc. Factor 1.6 cfs
Frequency Freq. Factor Q
20% (5 year) 65% 1.1 cfs
10% (10 year) 100% 1.6 cfs
4% (25 year) 135% 2.2 cfs
2% (50 year) 170% 2.8 cfs
1% (100 year) 200% 3.3 cfs
Shape Correction Factor
RI Correction Factor
1 of 1
= (Area x 43560)/Length =
Proposed Calcs 5/2/2021
621
Attachment C
Stormwater Quality Treatment Calculations
622
Step 5: Apply BMPs to Reduce EIA to < 5%
1-1. Enter Project area (acres), Aproject Aproject = 0.67 acres 1-2. Enter the maximum allowable percent of the Project area that may be effective impervious area (%) (refer to permit), ranges from 5-30%, %allowable
%allowable = 5 %
1-3. (5-a) Determine the maximum allowable effective
impervious area (acres), EIAallowable =
(Aproject)*(%allowable)
EIAallowable = 0.03 acres
1-4. Enter Project impervious fraction, Imp (e.g. 60% =
0.60) Imp = 0.29
1-5. Determine the Project Total Impervious area (acres), TIA TIA = 0.19 acres
1-6. (5-b) Determine the total area from which runoff must be retained (acres), Aretain=TIA-EIAallowable Aretain = 0.16 acres 1-7. Determine pervious runoff coefficient using Table E-1, Cp Cp = 0.05
1-8. Runoff coefficient, C = 0.95 C = 0.95
1-9. Enter design rainfall depth of the storm (in), Pi Pi = 0.75 in 1-10. Calculate rainfall depth (ft), P = Pi/12 P = 0.06 ft 1-11. (5-c) Calculate Volume to be Retained (ft3),
SQDV=43560*C*P*Aretain
SQDV = 416 ft3
**Entire site including EIA and developed pervious areas are being treated by proposed Retention BMP TGM Errata Update June 29, 2018
*Taken from the Technical Guidance Manual for Stormwater Quality Control Measures 2011 Step 1: Determine water quality design volume
623
Step 7: Apply Treatment Control Measures
1-1. Enter Project area from EIA and developed pervious surfaces (acres), AEIA = Aproject - A retain
AEIA = 0.51 acres
1-2. Enter Project impervious fraction, Imp (e.g. 60% =
0.60), Imp = ((Apervious * 0.0) + (EIA * 1.0)) / A EIA
Imp = 0.07
1-3. Determine pervious runoff coefficient using Table E-1, Cp Cp = 0.05
1-4. Calculate runoff coefficient, C = 0.95*imp + Cp(1-imp) C = 0.11 1-5. Enter design rainfall depth of the storm (in), Pi Pi = 0.75 in 1-6. Calculate rainfall depth (ft), P = Pi/12 P = 0.06 ft 1-7. Calculate water quality design volume (ft3),
SQDV=43560×C*P*Aretain SQDV = 151 ft3
**Entire site including EIA and developed pervious areas are being treated by proposed Retention BMP *Taken from the Technical Guidance Manual for Stormwater Quality Control Measures 2011 TGM Errata Update June 29, 2018
Step 1: Determine water quality design volume
624
Total SQDV
1-1. Enter SQDV from Step 5 SQDV1 = 415.89 ft3
1-2. Enter SQDV from Step 7 SQDV2 = 151.40 ft3
1-3. Determine total SQDV, SQDV = SQDV (step 5) +
SQDV (step 7) SQDV = 567.29 ft3
**Entire site including EIA and developed pervious areas are being treated by proposed Retention BMP *Taken from the Technical Guidance Manual for Stormwater Quality Control Measures 2011 TGM Errata Update June 29, 2018
Step 1: Determine total water quality design volume
625
Water Quality Design Flow
(SQDF)
1-1. Enter Project area (acres), Aproject Aproject = 0.67 acres 1-2. Enter Project impervious fraction, Imp (e.g. 60% =
0.60) Imp = 0.29
1-3. Determine pervious runoff coefficient using Table E-1, Cp Cp = 0.05
1-4. Calculate runoff coefficient, C = 0.95*imp + Cp(1-imp) C = 0.95 1-5. Enter design rainfall intensity (in/hr), i i = 0.2 in/hr 1-6. Calculate water quality design flow (cfs), SQDF=CiA SQDF = 0.13 cfs Step 1: Determine water quality design flow
*Taken from the Technical Guidance Manual for Stormwater Quality Control Measures 2011 TGM Errata Update June 29, 2018
626
Attachment D
Hydrology Map
627
CONNECT TO NEW STORM DRAIN LINE CONNECT TO EX. STORM DRAIN SYSTEM 1A 0.78 AC 711 E. Daily Drive • Ste 107 • Camarillo, CA 93010 445 S Figueroa Street • Ste 3100 • Los Angeles, CA 90071 CCE DESIGN ASSOCIATES, INC. 805.738.5434 • www.ccedesignassociates.com HYDROLOGY MAP 0 Scale 1" = 50 ft 25 50 100 150 HYDROLOGY AND HYDRAULICS NOTES AND LEGEND HYDROLOGY TRIBUTARY AREA IDENTIFICATION AREA OF TRIBUTARY AREA TRIBUTARY AREA BOUNDARY PATH OF EMERGENCY OVERFLOW CAPTURE AND USE SYSTEM STORM DRAIN LINE 1A HYDROLOGY SUMMARY TABLE STORMWATER QUALITY SUMMARY NOTICE TO CONTRACTORS CONTRACTOR TO NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 811 A MINIMUM OF 48 HOURS BEFORE BEGINNING UNDERGROUND WORK FOR VERIFICATION OF THE LOCATION OF UNDERGROUND UTILITIES R Callbefore you dig. Know what's below. 5/12/2021 11:53:50 AM, SilianaChacón 628
Appendix D
Traffic Study Update
629
MEMORANDUM
DATE: May 28, 2021
TO: Tim Bochum, P.E., City of Oxnard
FR: John Bruggeman T.E., raSmtih
CC: Everett Scofield, AIA, Lauterbach & Associates Architects RE: U-Haul Oxnard North Development – Traffic Study Update
INTRODUCTION
U-Haul Corporation plans to construct a new storage facility and retail store at 2420 N. Oxnard Boulevard in Oxnard, California. raSmith previously prepared a traffic impact analysis (TIA) to document the existing traffic conditions, identify potential traffic impacts of the development on the surrounding roadway network, and recommend traffic mitigation measures. The report dated March 25, 2020 was submitted to the City of Oxnard for review.
The City’s Development Advisory Committee (DAC) provided comments on the TIA from their February 3, 2021 meeting. The DAC requested several updates to the scope of the original TIA, including:
Weekday evening peak hour traffic analysis
Assessment of weekend conditions to determine queueing at the Oxnard Boulevard intersection with Orchard Place (under traffic signal control)
Traffic signal warrant analysis at the Oxnard Boulevard intersection with Orchard Place Intersection analysis of Oxnard Boulevard intersection with Orchard Place that includes both unsignalized (restricted movements) and signalized traffic scenarios This memorandum summarizes the procedures, methodology, and findings of the requested information as a supplemental document to the original TIA.
PROJECT DESCRIPTION
The U-Haul Development will be located at 2420 N. Oxnard Boulevard as shown in Exhibit 1. The site was formerly occupied by a Levitz Furniture store and warehouse facility. The proposed development will utilize the existing building footprint and add 89,132 square feet on a second and third level. The total square footage includes a 201,796 SF self-storage facility, 34,537 SF warehousing facility, and 5,341 SF retail/equipment rental store. Redevelopment of the site is expected in 2021.
Primary access to the site is proposed along N. Oxnard Boulevard at the existing Levitz Furniture main access driveway, aligning with Orchard Place. An existing Levitz furniture right-in/right-out access (approximately 550’ south of the main access) will remain and provide cross-access to parcels to the south. The proposed site plan is shown in Exhibit 2.
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EXISTING CONDITIONS
EXISTING TRANSPORTATION NETWORK
The original TIA analyzed intersections on Oxnard Boulevard from the US-101 Northbound Ramps to Gonzales Road. This technical memorandum focuses solely on the two U-Haul access points with Oxnard Boulevard as shown in Exhibit 3:
Oxnard Boulevard intersection with Orchard Place/Old Levitz Furniture driveway Oxnard Boulevard intersection with Old Levitz Furniture right-in/right out driveway Existing roadway geometrics, speed limits, and traffic control in the study area is shown in Exhibit 4.
A traffic signal warrant was conducted for the Oxnard Boulevard intersection with Orchard Place. The intersection meets signal warrants with the existing (Year 2021) traffic volumes. The intersection was analyzed with traffic signal control and two-way stop control (with the westbound left-turn restricted) for all scenarios at the request of the City.
A City improvement project is planned at the Oxnard Boulevard intersection with Orchard Place. The project will replace the painted median at the northbound left-turn lane with a raised median, remove eastbound right-turn island and free-flow right-turn condition, and modify turn bay lengths. The overall project timeline has not been finalized, but according to the City could start in Fall 2021. For purposes of this study, the existing geometrics or existing geometrics with driveway restrictions were analyzed for all traffic scenarios. A sensitivity analysis was performed for the Total Traffic conditions using the improvement project geometrics.
DATA COLLECTION
Quality Counts, LLC collected weekday 13-hour (6:00 am – 7:00 pm) and Saturday peak hour (11:00 am – 2:00pm) intersection turning movement counts at the Oxnard Boulevard intersection with Orchard Place in April 2021. These counts were compared to the counts from September 2018 at the same location to determine impacts due to COVID-19. The April 2021 entering peak hour intersection volumes were 75% of the September 2018 volumes. Therefore, a COVID factor (1.33) was applied to the 2021 traffic counts. The adjusted peak hour traffic volumes are summarized in Exhibit 5. Traffic count data is provided in Appendix A.
TRAFFIC SIGNAL WARRANT ANALYSIS
A traffic signal warrant analysis was conducted for the Oxnard Boulevard intersection with Orchard Place based on the adjusted Year 2021 existing traffic volumes and existing geometry. The warrant analysis followed the procedures and methodology outlined in the California MUTCD and focused on Warrants 1, 2, and 3. The analysis indicates a traffic signal meets all three warrants under existing conditions without the U-Haul development. A warrant analysis summary is provided in Appendix A.
EXISTING LEVEL OF SERVICE
The study intersections were analyzed using Intersection Capacity Utilization (ICU) methodology for signalized intersections and Highway Capacity Manual (HCM) 6th Edition methodology for unsignalized intersections. ICU worksheets were used to determine v/c ratios and corresponding LOS values for signalized intersections. For analysis and design purposes, Level of Service (LOS) ‘C’ was used to define acceptable peak hour operating conditions per City of Oxnard standards.
Under existing side street stop controlled conditions and restricted westbound left-turn movements from the existing Levitz main driveway, the N. Oxnard Boulevard intersection with Orchard Place operates at 631
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LOS F, with long delays and queues for the eastbound left-turn movement during the weekday morning and weekday evening peak hours. The analysis indicates the Orchard Place intersection will operate at LOS A if a traffic signal is installed. The N. Oxnard Boulevard intersection with the existing rightin/right-out driveway operates at LOS C or better regardless of the traffic control at the Orchard Place intersection during the weekday morning and weekday evening peak hours.
These results are shown in Exhibit 6. ICU and HCM reports for all analysis scenarios are located in Appendix B and C, respectively.
EXISTING QUEUING ANALYSIS
The existing queues are shown in Exhibit 7. Under two-way stop control at Orchard Place, the eastbound left-turn/thru lane is operating over capacity and queues are expected to be long and potentially block adjacent intersections. With the traffic signal alternative, existing queues exceed the available storage for the northbound left-turn lane at Orchard Place. Queues at the right-in/right-out driveway are expected to be minimal under both traffic control scenarios at Orchard Place. Synchro queuing reports for all analysis scenarios are located in Appendix C.
PROJECT-SPECIFIC IMPACTS
U-HAUL SITE TRAFFIC FORECASTING
To address any potential future traffic impacts within the study area, it is necessary to identify the peak hourly volume of traffic generated by the proposed U-Haul development. Expected traffic volumes generated by the proposed development is based on the size and type of land use and on trip data published by the Institute of Transportation Engineers (ITE).
Trip Generation
U-Haul development traffic was estimated using ITE’s Trip Generation Manual, 10th Edition.
Representative land uses for self-storage, retail, and warehousing were selected based on the descriptions provided in the manual. The PODS storage portion of the site was considered warehousing and the equipment rental portion of the site was considered retail space the for trip generation purposes. Although there is potential for multi-modal trips to occur, all development trips were assumed to be completed via automobile for this study. 632
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Table 1
U-Haul Development Trip Generation Summary
Land Use
ITE
Code
Size
(SF)
Weekday
Daily
Trips
Weekday AM
Peak Hour Trips
Weekday PM
Peak Hour Trips
Saturday
Peak Hour Trips
In Out Total In Out Total In Out Total
MiniWarehousing
(U-Haul selfstorage)
151 201,796 305 12 8 20 16 18 34 37 26 63
Warehousing
(PODS storage
area)
150 34,537 60 5 1 6 2 5 7 1 1 2
Shopping
Center (U-Haul
retail/rental)
820 5,341 202 3 2 5 9 11 20 12 12 24
Total New Trips 567 20 11 31 27 34 61 50 39 89
Trip distribution and trip assignments follow those used in the March 2020 TIA and are shown in Exhibit 8 and 9, respectively.
As shown in Table 1, the U-Haul development is expected to generate 31 new trips during the weekday morning peak hour (20 in/11 out), 61 new trips during the weekday afternoon peak hour (27 in/34 out), and 89 new trips during the Saturday peak hour (50 in/39 out).
EXISTING + PROJECT TRAFFIC ANALYSIS
Existing + Project Traffic volumes (Exhibit 10) were developed by summing the Existing Traffic (Exhibit 5) and the Project Trip Assignments (Exhibit 9). Existing + Project traffic was analyzed using the ICU worksheets and Synchro. The analysis results are shown in Exhibit 11. The Existing + Project queues are shown in Exhibit 12.
Traffic Signal Alternative at Orchard Place
Both study intersections are expected to operate at LOS C or better during the weekday morning and evening peak hours with the additional U-Haul project traffic. There was no change in intersection v/c ratios from existing conditions. The City’s allowable change in v/c ratios resulting from additional project traffic is 0.02.
Queues exceed the available storage for the northbound left-turn lane at N. Oxnard Boulevard intersection with Orchard Place. This storage deficiency is also an existing condition and the additional project traffic does not adversely impact the storage needs at this location. All other locations at the study intersections continue to experience queues that are less than the available storage.
Two-way Stop Control Alternative at Orchard Place
The N. Oxnard Boulevard intersection with Orchard Place operates at LOS F under two-way stop control. This is the same deficiency as the existing analysis.
The eastbound shared left-turn/through queue at the N. Oxnard Boulevard intersection with Orchard Place is expected to be long and potentially block adjacent intersections. This deficiency is the same as existing and the additional project traffic does not adversely impact the operations at this location. The 633
5 | P a g e
northbound left-turn queue at the N. Oxnard Boulevard intersection with Orchard Place is also increased with the existing + project traffic.
CUMULATIVE (EXISTING + APPROVED/PENDING PROJECTS) IMPACTS
APPROVED/PENDING PROJECTS
A list of approved/pending projects was provided by the City of Oxnard and refined by raSmith. The locations of these projects are shown in Exhibit 13. The approved/pending projects are expected to generate 1,650 new trips during the weekday morning peak hour (756 in/848 out), 1,598 new trips during the weekday afternoon peak hour (867 in/957 out), and 1,942 new trips during the Saturday peak hour (871 in/945 out). The full approved/pending project trip generation table is included in Appendix A.
raSmith assigned the approved/pending project trips to the study intersections using similar trip distribution percentages as other traffic studies provided by the City. The trip assignments are shown in Exhibit 14. Trip assignments for all approved/pending projects were reviewed and approved by the City.
CUMULATIVE TRAFFIC ANALYSIS
Cumulative Traffic volumes (Exhibit 15) were developed by summing the Existing Traffic (Exhibit 5) and the Approved/Pending Project Trip Assignments (Exhibit 14). Cumulative traffic was analyzed using the ICU worksheets and Synchro. The results are shown in Exhibit 16. Cumulative Traffic queues are shown in Exhibit 17.
Traffic Signal Alternative at Orchard Place
All intersections are expected to operate at LOS C or better during peak hours with the additional UHaul project traffic.
Queues exceed the available storage for the northbound left-turn lane at N. Oxnard Boulevard intersection with Orchard Place. This storage deficiency is also an existing condition, but the cumulative traffic increased the storage needed at this location. All other locations continue to experience queues that are less than the available storage.
Two-way Stop Control Alternative at Orchard Place
The Orchard Place intersection operates at LOS F under two-way stop control. With the intersection operating over capacity, the eastbound left-turn/thru queue is expected to be long and potentially block adjacent intersections. These deficiencies are the same as existing. The northbound left-turn queue at the N. Oxnard Boulevard intersection with Orchard Place is also increased with the cumulative traffic.
CUMULATIVE + UHAUL PROJECT IMPACTS
CUMULATIVE + UHAUL PROJECT TRAFFIC ANALYSIS
Cumulative + Project Traffic volumes (Exhibit 18) were developed by summing the Cumulative Traffic (Exhibit 15) and the Project Trip Assignments (Exhibit 9). Cumulative + Project traffic was analyzed using the ICU worksheets and Synchro. The results are shown in Exhibit 19. Cumulative + Project queues are shown in Exhibit 20.
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Traffic Signal Alternative at Orchard Place
All intersections are expected to operate at LOS C or better during peak hours with the cumulative + project traffic. The maximum change in intersection v/c ratios from cumulative conditions is 0.01, which is less than the City’s allowable difference of 0.02.
Queues exceed the available storage for the northbound left-turn lane at N. Oxnard Boulevard intersection with Orchard Place. This storage deficiency is the same as the existing analysis and the additional project traffic does not adversely impact the storage needs. All other locations at the study intersections continue to experience queues that are less than the available storage.
Two-way Stop Control Alternative at Orchard Place
The Orchard Place intersection operates at LOS F under two-way stop control. The eastbound shared left-turn/through queue at the N. Oxnard Boulevard intersection with Orchard Place is expected to be long and potentially block adjacent intersections. These are the same deficiencies as existing and the additional project traffic does not adversely impact the operations or queueing at this location. The northbound left-turn queue at the N. Oxnard Boulevard intersection with Orchard Place is also increased with the cumulative + project traffic.
WEEKEND ANALYSIS
The City requested a separate assessment of the weekend conditions with the project. A Saturday peak hour analysis was completed for the cumulative and cumulative + project traffic. With the traffic signal at the N. Oxnard Boulevard intersection with Orchard Place, the study intersections operate at LOS C or better. With two-way stop control, the N. Oxnard Boulevard intersection with Orchard Place operates at LOS F and the N. Oxnard Boulevard intersection with the right-in/right-out driveway operates at LOS D (cumulative + project only).
The Saturday queues are generally less than or equal to the weekday peak hour queues with the exception of the southbound left-turn queue at the N. Oxnard Boulevard intersection with Orchard Place under two-way stop control. During the weekday peak hours this queue is less than 25 feet, but increases to 35 feet in the Saturday peak hour.
raSmith’s overall assessment of the weekend conditions in comparison to the detailed analysis performed for the weekday conditions indicates while select Saturday traffic volumes are slightly higher for both the existing and project traffic conditions, overall operations are expected to be comparable at the study intersections.
ANALYSIS WITH IMPROVEMENT PROJECT GEOMETRY
As noted previously, for purposes of this study, the existing geometrics were used to assess all traffic scenarios. The City’s planned improvement project will modify the existing geometrics and eliminate the existing eastbound right-turn free-flow movement at the Orchard Place intersection. raSmith completed a sensitivity analysis to confirm the Orchard Place intersection would still operate acceptably with the improvement project geometrics. The results of the sensitivity analysis for the cumulative plus project conditions indicate the level of service and queues will be similar to the conditions with the existing geometry. The eastbound right-turn movement queue is 125 feet where it was previously negligible due to the free-flow condition. On-street parking restrictions on Orchard Place will be necessary to accommodate these right-turn queues.
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RECOMMENDATIONS AND SUMMARY
The traffic impact analysis performed for the U-Haul Project indicates the new development traffic will not create a significant traffic impact to the area intersections with a traffic signal installed at the N.
Oxnard Boulevard intersection with Orchard Place, The change in v/c does not exceed the City’s maximum allowable difference of 0.02 when comparing traffic conditions with and without the U-Haul development. All intersections are expected to operate at LOS C or better for all traffic scenarios analyzed. Select locations were found to have queue storage deficiencies with or without the U-Haul development.
The Oxnard Boulevard intersection with Orchard Place currently operates over capacity. Traffic signal warrants are currently met without U-Haul or related project traffic. The City is planning an improvement project on N. Oxnard Boulevard. If the City project timeline coincides with the U-Haul development opening (currently planned in late 2021), a traffic signal could be installed as part of the City’s project.
If the development and City project schedules do not align, we recommend traffic signal installation prior to opening the U-Haul development.
If the traffic signal is not installed, the intersection will continue to experience operational and queueing issues prior to the U-Haul development and introduce safety concerns with additional conflicting movements. Intersection modifications, signal designs, and required easements implemented prior to the City project shall not preclude future project improvements to the extent feasible. 636
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Project Location Map
Legend
= Proposed U-Haul Development
Project Location
1 637
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Site Plan 2
638
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Study Intersections
Legend
= Study Intersection 3
W Gonzales Rd.
Orchard Pl.
Wagon Wheel Rd.
E Gonzales Rd.
639
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Existing Transportation
Network 4
Legend
(Not to Scale)
= Traffic Signal
= Stop Sign
= Raised Median
= Lane Geometry XX’ = Turn Bay Storage (feet)
(XX’) = Intersection Spacing (feet,
centerline to centerline)
XX
MPH = Speed Limit
= Railroad Tracks = Bridge Overpass
(Free Flow)
45 MPH
Planned Geometry
With Traffic Signal and Future
City Improvement Project 100’
Proposed Geometry
With Traffic Signal
80’
(Free
Flow)
640
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
5 Legend
(Not to Scale)
= Traffic Signal
= Weekday Morning Peak Hour Volume
= Weekday Evening Peak Hour Volume
= Saturday Peak Hour Volume
= Stop Sign
XX
(XX)
[XX] Existing
Traffic Volumes
Note: Counts collected in April 2021 were about 75% of the counts collected in 2018 (due to impacts from COVID-19). Therefore, a factor of 1.33 was applied to the April 2021 counts. 641
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
6 Existing Level of Service
Existing Traffic
Peak Hour Operating Conditions
N. Oxnard Blvd
Intersection with:
Traffic
Control
Peak
Hour
Level of Service Volume/Capacity
Ratio
Orchard Place
Traffic
Signal1
AM A 0.39
PM A 0.67
Two-Way
Stop2
AM F 3.59
PM F --3
Right-in/Right-out
Access
One-Way
Stop2
(with Traffic
Signal at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01
PM C 0.01
One-Way
Stop2
(with Stop
Control at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01
PM C 0.01
1 ICU Level of Service and v/c ratio reported for traffic signals 2HCM 6th Edition Level of Service and v/c ratio reported for stop control (side street) 3 “--” indicates that Synchro does not report the v/c ratio due to the intersection exceeding capacity 642
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Existing Queues 7
(Not to Scale)
Legend
= Traffic Signal
= Maximum (95 XX’ th Percentile) Queues, ft
[XX’] = 50th Percentile Queues, ft
= Stop Sign
Note: “--” indicates that Synchro does not report due to intersection exceeding capacity
(Free Flow)
Traffic Signal
(full access)
643
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
8 Legend
(Not to Scale)
Project Trip Distribution
W Gonzales Rd.
US 101 NB Off-Ramp
E Gonzales Rd.
= Roadway Network Trip Distribution X%
10%
10%
* Includes 20% to/from south on US 101 via Vineyard Avenue Interchange and 5% to/from Vineyard Avenue east of US-101 25%
10%
15%
W Vineyard Ave.
25%*
5%
644
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
9 (Not to Scale)
Project Trip Assignments
Legend
= Traffic Signal
= Weekday Morning Peak Hour Volume
= Weekday Evening Peak Hour Volume
= Saturday Peak Hour Volume
= Stop Sign
XX
(XX)
[XX]
With Traffic Signal
(full access)
With Two-Way Stop Control
(restricted Westbound Left-Turn)
645
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
10 (Not to Scale)
Existing + Project Traffic
Volumes
Legend
= Traffic Signal
= Weekday Morning Peak Hour Volume
= Weekday Evening Peak Hour Volume
= Saturday Peak Hour Volume
= Stop Sign
XX
(XX)
[XX]
With Traffic Signal
(full access)
With Two-Way Stop Control
(restricted Westbound Left-Turn)
646
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Existing + Project
Level of Service 11
Existing + Project
Weekday Peak Hour Level of Service
N. Oxnard
Blvd
Intersection
with:
Traffic
Control Peak Hour
Existing Existing + Project
Level of Δv/c Impact?
Service
Volume/
Capacity
Ratio
Level of
Service
Volume/
Capacity
Ratio
Orchard
Place
Traffic
Signal1
AM A 0.39 A 0.39 0.00 No
PM A 0.67 A 0.67 0.00 No
Two-Way
Stop2
AM F 3.59 F 3.86 0.27 Yes
PM F --3 F --3 Unknown Unknown
Rightin/Right-out
Access
One-Way
Stop2
(with Traffic
Signal at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01 B 0.01 0.00 No
PM C 0.01 C 0.01 0.00 No
One-Way
Stop2
(with Stop
Control at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01 B 0.02 0.01 No
PM C 0.01 C 0.09 0.08 Yes
1 ICU Level of Service and v/c ratio reported for traffic signals 2HCM 6th Edition Level of Service and v/c ratio reported for stop control (side street) 3 “--” indicates that Synchro does not report the v/c ratio due to the intersection exceeding capacity. The change in the v/c ratio and the intersection impact is reported as “Unknown.” 647
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Existing + Project Queues 12
(Not to Scale)
Legend
= Traffic Signal
= Maximum (95 XX’ th Percentile) Queues, ft
[XX’] = 50th Percentile Queues, ft
Two-Way Stop Control
(Restricted Westbound Left-Turn)
Note: “--” indicates that Synchro does not report due to intersection exceeding capacity
= Stop Sign
648
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Approved/Pending Project
Locations
Legend
13 = Approved/Pending Project
Enterprise Rental Lot
Shoe City
2441 E Vineyard Ave.
CarMax
2001 Lockwood Street.
TRU Hilton
180 W. Esplanade Ave
Rio Urbana
2714 E. Vineyard Ave.
RiverPark Hotels
Town Center Dr. & Oxnard Blvd.
W Gonzales Rd.
W Vineyard Ave.
Orchard Pl.
Wagon Wheel Rd.
N Oxnard Blvd
Silva/Vazquez Residences
Colonia Ave
Starbucks
2551 E. Vineyard Ave
Doggin Around
481, 491 Ventura Bl
Dog Daycare and Kennel
633 Ventura Blvd
The Village
Wagon Wheel Rd.
649
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
14 (Not to Scale)
Approved/Pending Project
Trip Assignment
Legend
= Traffic Signal
= Weekday Morning Peak Hour Volume
= Weekday Evening Peak Hour Volume
= Saturday Peak Hour Volume
= Stop Sign
XX
(XX)
[XX]
650
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
15 (Not to Scale)
Cumulative (Existing +
Approved/Pending Project)
Traffic Volumes
Legend
= Traffic Signal
= Weekday Morning Peak Hour Volume
= Weekday Evening Peak Hour Volume
= Saturday Peak Hour Volume
= Stop Sign
XX
(XX)
[XX]
651
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Cumulative (Existing +
Approved/Pending Project)
Level of Service 16
Cumulative (Existing + Approved/Pending Project)
Weekday Peak Hour Level of Service
N. Oxnard Blvd
Intersection with:
Traffic
Control
Peak
Hour
Level of Service Volume/Capacity
Ratio
Orchard Place
Traffic
Signal1
AM A 0.49
PM A 0.75
Two-Way
Stop2
AM F 10.04
PM F --3
Right-in/Right-out
Access
One-Way
Stop2
(with Traffic
Signal at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01
PM C 0.01
One-Way
Stop2
(with Stop
Control at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01
PM C 0.01
1 ICU Level of Service and v/c ratio reported for traffic signals 2HCM 6th Edition Level of Service and v/c ratio reported for stop control (side street) 3 “--” indicates that Synchro does not report the v/c ratio due to the intersection exceeding capacity 652
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Cumulative (Existing +
Approved/Pending Project) Queues 17
(Not to Scale)
Legend
= Traffic Signal
= Maximum (95 XX’ th Percentile) Queues, ft
[XX’] = 50th Percentile Queues, ft
Two-Way Stop Control
(Restricted Westbound Left-Turn)
Notes:
• “--” indicates that Synchro does not report due to intersection exceeding capacity
• The 50th percentile queue in Synchro exceeds the 95th percentile queue for some thru movements. If this occurred, only the maximum queue value is shown.
= Stop Sign
653
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
18 (Not to Scale)
Total (Cumulative + Project)
Traffic Volumes
Legend
= Traffic Signal
= Weekday Morning Peak Hour Volume
= Weekday Evening Peak Hour Volume
= Saturday Peak Hour Volume
= Stop Sign
XX
(XX)
[XX]
With Traffic Signal
(full access)
With Two-Way Stop Control
(restricted Westbound Left-Turn)
654
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Total (Cumulative + Project) Traffic
Level of Service 19
Total Traffic
Weekday Peak Hour Operating Conditions
N. Oxnard
Blvd
Intersection
with:
Traffic
Control Peak Hour
Cumulative Cumulative + Project
Level of Δv/c Impact?
Service
Volume/
Capacity
Ratio
Level of
Service
Volume/
Capacity
Ratio
Orchard
Place
Traffic
Signal1
AM A 0.49 A 0.49 0.00 No
PM A 0.75 A 0.76 0.01 No
Two-Way
Stop2
AM F 12.38 F 10.04 1.23 Yes
PM F --3 F 80.0 Unknown Unknown
Rightin/Right-out
Access
One-Way
Stop2
(with Traffic
Signal at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01 B 0.01 0.00 No
PM C 0.01 C 0.01 0.00 No
One-Way
Stop2
(with Stop
Control at N
Oxnard Blvd.
with Orchard
Place)
AM B 0.01 C 0.02 0.01 No
PM C 0.01 C 0.13 0.12 Yes
1 ICU Level of Service and v/c ratio reported for traffic signals 2HCM 6th Edition Level of Service and v/c ratio reported for stop control (side street) 3 “--” indicates that Synchro does not report the v/c ratio due to the intersection exceeding capacity. The change in the v/c ratio and the intersection impact is reported as “Unknown.” 655
Oxnard, CA
Exhibit
North Oxnard U-Haul Development Traffic Study Update
May 2021
Total (Cumulative + Project) Queues 20
(Not to Scale)
Legend
= Traffic Signal
= Maximum (95 XX’ th Percentile) Queues, ft
[XX’] = 50th Percentile Queues, ft
Two-Way Stop Control
(Restricted Westbound Left-Turn)
Notes:
• “--” indicates that Synchro does not report due to intersection exceeding capacity
• The 50th percentile queue in Synchro exceeds the 95th percentile queue for some thru movements. If this occurred, only the maximum queue value is shown.
= Stop Sign
656
North Oxnard U-Haul Development Oxnard, CA
APPENDIX A
EXISTING TRAFFIC COUNTS
SIGNAL WARRANT ANALYSIS
APPROVED/PENDING PROJECTS TRIP
GENERATION TABLE
657
North Oxnard U-Haul Development Oxnard, CA
EXISTING TRAFFIC COUNTS
658
L T R U L T R U L T R U L T R U
7:30:00 AM 1 156 0 0 0 0 0 0 12 212 0 2 27 0 12 0 ##### 7:45 AM 1 207 8 0 0 0 0 0 9 215 0 0 26 0 25 0 #####
8:00 AM 0 179 10 0 0 0 0 0 7 156 1 4 12 0 19 0 #####
8:15 AM 1 147 8 1 0 0 1 0 7 189 0 1 19 1 13 0 #####
Movement Total 3 689 26 1 0 0 1 0 35 772 1 7 84 1 69 0
Rounded Total 5 690 25 0 0 0 0 0 35 770 0 5 85 0 70 0
Approach Total
7:30:00 AM 0 9 0 0 0 0 1 13 0 1 0 0
7:45 AM 0 13 0 0 0 0 0 8 0 0 0 0
8:00 AM 0 10 1 0 0 0 0 15 0 1 0 0
8:15 AM 0 5 1 0 0 0 0 19 0 1 0 0
Movement Total 0 37 2 0 0 0 1 55 0 3 0 0
Approach Total
HV%
L T R U L T R U L T R U L T R U
5:00:00 PM 1 297 25 1 0 0 0 0 18 263 0 1 15 0 22 0 643
5:15 PM 0 314 29 2 0 0 0 0 26 265 0 6 15 0 22 0 679
5:30 PM 0 368 25 1 0 0 0 0 18 240 0 4 16 0 14 0 686
5:45 PM 0 312 25 4 0 0 0 0 17 304 0 5 16 0 17 0 700
Movement Total 1 1291 104 8 0 0 0 0 79 1072 0 16 62 0 75 0 Rounded Total 0 1290 105 10 0 0 0 0 80 1070 0 15 60 0 75 0 Approach Total
5:00:00 PM 0 11 0 0 0 0 0 9 0 0 0 0
5:15 PM 0 3 1 0 0 0 0 4 0 1 0 0
5:30 PM 0 7 1 0 0 0 0 6 0 0 0 0
5:45 PM 0 11 0 0 0 0 0 4 0 0 0 0
Movement Total 0 32 2 0 0 0 0 23 0 1 0 0
Approach Total
HV%
Counting Agency Quality Counts
Classification
N Oxnard Blvd & Orchard Place
4/22/2021
6:00 AM to 6:00 PM
Day of Week Thursday
Count Times
Count Date
Intersection
All Vehicles Heavy Vehicles Heavy Vehicles Southbound Westbound Weekday Afternoon Peak All Vehicles
1404
Weekday Morning Peak
Sum PHF
Hourly
Total
Southbound Westbound Northbound Eastbound
1 Sum PHF
Hourly
Total
0.97 2708
0.86 1689 All Vehicles
719
56 6.9%
3 1.9%
815 154
39 5.4%
0 0.0%
2.4% #DIV/0! 2.0% 0.7%
34 0 23 1
Northbound Eastbound
0 1167 137
PHF 0.83 0.25 0.9 0.75
PHF 0.89 #DIV/0! 0.89 0.93
659
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: Orchard Pl -- N Oxnard Blvd QC JOB #: 15409601 CITY/STATE: Oxnard, CA DATE: Thu, Apr 22 2021
1404
0.89 1142
104 1291 9
183 62 0 0
0.93 0 0.97 0 0
137 75 0 1
95 1072 0
0.89 1382 1167
Peak-Hour: 5:00 PM -- 6:00 PM
Peak 15-Min: 5:45 PM -- 6:00 PM
2.4 2.1
1.9 2.5 0
1.1 1.6 0 0
0 0
0.7 0 0 0
0 2.1 0
2.3 2
0 0 0
0 0 1 0
0 0
0 0
0 0
0 1 0
N/A
N/A N/A
N/A
N/A
N/A N/A
N/A
15-Min Count
Period
Beginning At
Orchard Pl
(Northbound)
Orchard Pl
(Southbound)
N Oxnard Blvd
(Eastbound)
N Oxnard Blvd
(Westbound) Total Hourly
Totals
Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 6:00 AM 5 178 0 1 0 42 2 0 18 0 11 0 0 0 0 0 257
6:15 AM 4 171 0 0 0 55 3 0 15 0 11 0 0 0 0 0 259
6:30 AM 3 185 0 1 1 68 1 1 14 0 8 0 0 0 0 0 282
6:45 AM 4 195 0 0 2 87 4 1 16 0 12 0 0 0 0 0 321 1119
7:00 AM 4 197 0 0 1 96 5 0 20 0 7 0 0 0 0 0 330 1192
7:15 AM 6 185 0 1 0 127 4 0 18 0 7 0 0 0 0 0 348 1281
7:30 AM 12 212 0 2 1 156 0 0 27 0 12 0 0 0 0 0 422 1421 7:45 AM 9 215 0 0 1 207 8 0 26 0 25 0 0 0 0 0 491 1591
8:00 AM 7 156 1 4 0 179 10 0 12 0 19 0 0 0 0 0 388 1649 8:15 AM 7 189 0 1 1 147 8 1 19 1 13 0 0 0 1 0 388 1689
8:30 AM 6 171 0 2 0 163 5 1 11 0 9 0 0 0 0 0 368 1635
8:45 AM 10 204 0 3 2 162 4 0 11 0 19 0 0 0 0 0 415 1559 9:00 AM 4 174 0 2 2 136 10 0 8 0 11 0 0 0 2 0 349 1520
9:15 AM 7 148 0 3 1 162 6 0 11 0 8 0 0 0 0 0 346 1478
9:30 AM 10 178 0 3 0 152 9 1 10 0 9 0 0 0 0 0 372 1482
9:45 AM 6 185 0 2 1 166 4 1 16 0 19 0 0 0 0 0 400 1467
10:00 AM 11 185 0 2 1 158 9 0 20 0 9 0 0 0 0 0 395 1513 10:15 AM 10 198 1 4 0 152 5 0 11 0 11 0 0 0 0 0 392 1559 10:30 AM 6 197 0 4 0 199 9 0 6 0 18 0 1 0 0 0 440 1627
10:45 AM 11 215 0 3 1 198 15 1 8 0 19 0 0 0 0 0 471 1698 11:00 AM 10 218 0 4 2 196 11 0 8 0 12 0 0 0 0 0 461 1764 11:15 AM 10 216 0 3 1 179 9 2 21 0 15 0 0 0 0 0 456 1828 11:30 AM 12 258 0 2 0 182 6 2 8 0 12 0 1 0 0 0 483 1871 11:45 AM 13 232 0 4 1 184 23 0 7 0 22 0 1 0 0 0 487 1887 12:00 PM 12 227 1 6 1 214 10 2 12 0 17 0 0 0 0 0 502 1928 12:15 PM 11 245 0 4 0 239 14 3 18 0 15 0 1 0 0 0 550 2022 12:30 PM 15 197 0 3 1 191 12 1 8 0 18 0 0 0 0 0 446 1985 12:45 PM 18 258 1 2 1 232 13 1 12 0 26 0 0 0 1 0 565 2063 1:00 PM 16 253 0 4 2 232 14 2 11 0 15 0 0 0 0 0 549 2110 1:15 PM 10 216 0 8 0 236 12 1 7 0 11 0 0 0 0 0 501 2061 1:30 PM 16 229 0 5 0 232 16 0 19 0 15 0 2 0 0 0 534 2149 1:45 PM 15 208 0 2 0 247 18 1 9 0 14 0 0 0 1 0 515 2099 2:00 PM 8 194 0 2 0 267 15 3 19 0 14 0 0 0 0 0 522 2072 2:15 PM 12 222 0 2 2 242 19 2 11 0 20 0 1 0 0 0 533 2104 2:30 PM 9 202 0 4 0 267 18 4 10 0 11 0 0 0 0 0 525 2095 2:45 PM 18 246 0 5 0 261 23 2 12 0 20 0 0 0 1 0 588 2168 3:00 PM 11 217 0 0 3 288 12 1 11 1 9 0 0 0 0 0 553 2199 3:15 PM 13 247 0 5 0 279 28 1 11 0 22 0 0 0 1 0 607 2273 3:30 PM 18 217 0 5 0 305 17 1 8 0 28 0 0 0 1 0 600 2348