Santa Paula City Council
January 29, 2024

154
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
CountyofV€n+ u•ro.

On Uanunlcf 17, tOt% before me, have M. MCI\ CI oY%r No-tacc' P 1 \ IC JDate Here Insert Name and Title of the Officer
personally appeared 1" 1 A tf•b`A T- CS_W Q rd
Name(s) of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/ are subscribed to the within instrument and acknowledged to me that he/ she/ they executed the same in his/ her/ their authorized capacity(ies), and that by his/ her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph is true and correct.

DAVEM. MAIAGON WITNESS my hand and official seal.
w r Notary Public- California
l VenturaCounty` n
vie,/ Commissions 2799521 IAI_ aCe•.

My Comm. Expires May 29, 2021 Signature
Signature of Not ry public
Place Notary Seal Above

OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document.

Description of Attached Document
Title or Type of Document: OYl/vs4f/ . HGMe•'0yMO.J4 jinSr/T ) DSU / aMt.t/ T Document Date: Ain' OG, ' ZD/ 9 Number of Pages: 9'
Signer(s) Other Than Named Above:

Capacity(ies) Claimed by Signer(s)
Signer' s Name: Signer' s Name:

Corporate Officer — Title(s): Corporate Officer — Title(s):

Partner — Limited General Partner — Limited General
Individual Attorney in Fact Individual Attorney in Fact Trustee Guardian or Conservator Trustee Guardian or Conservator Other: Other:

Signer Is Representing: Signer Is Representing:
2016 National Notary Association • www.NationalNotary.org • 1- 800- US NOTARY( 1- 800- 876- 6827) Item # 5907 155
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l

ACKNOWLEDGMENT
County of\- earth[V' c
OrS,OAck. tO' I n 11
before me,\,_ U c erea Y1 Clo r) IC
here' msErt name and Ilrieeof the officer)
personally appeared ,
n\
ci/OtQs?
who proved to me on the basis of satisfactory evidence to be the personb- whose nam are subscribed to the within instrument and acknowledged to me thaL.TiThishe/ they executed the same ih t ler/ their authorized capacity Ids), and that bry( his er/ their signature on the instrument the personts), or the entity upon behalf of which the person(S)'acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of aliforn gthat the foregoing paragraph is true and correct.

LUCY BLANCO
f.' Notary Public- California
WIT z s i7Ventura County SS my. an • Officio s'• asjI Commissionw 2184643 My Comm. Expires Mar 25, 2021
J3lgnature -
fl Seal)

OPTIONAL FORMATION
Although the information in this section is not required by law, it could prevent fraudulent removal and reattachment of this acknowledgment to an unauthorized document and may prove useful to persons relying on the attached document.

Description pof Attached Document Additional Information The preceding Certificate of Acknowledgment is attached to a document Method of Signer Identification 3 titled/ for the purpose of Proved to me on the basis of satisfactory evidence:

LQ forints) of identification O credible witness(es)
Notarial event is detailed in notary journal on:
containing pages, and dated Page a Entry a
The signer(s) capacity or authority is/ are as: Notary contact:

Individual( s) Other
Attorney-in-Fact
additional Signer(s) Signer(s)Thumbprint( s)
Corporate Officer(s)
Tnle( s)
Guardian/ Conservator
j Partner- Limited/ General
Trustee( s)
Other:
representing:

Name( s) of Person( s) or Entity( ies) Signer is Representing o Copyright 2007- 2014 Notary Rotary, Inc. PO Box 41400. Des Moines, IA 50311- 0507. All Rights Reserved. Item Number 101772. Please contact your Authorized Reseller to purchase copies of this form. 156
bite an o,
City Clerk
APPROVED AS TO FORM:
14e
John Cotti, City Attorney

157

EXHIBIT G
Operating Memorandum No. 5
158
NO FEE GOVT CODE 27383

RECORDING REQUESTED BY IIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIII AND WHEN RECORDED MAIL TO: 20180515- 00055766- 0 1/ 6
CITY CLERK Ventura County Clerk and Recorder

CITY OF SANTA PAULA
MARK
15/R2018 01: 27. 15 PM
970 Ventura Street 1338251 $. 00 Co
Santa Paula, CA 93061
OPERATING MEMORANDUM NO. 5 AMENDED AND RESTATED DEVELOPMENT AGREEMENT TO RECORDED AGREEMENT NO. 201450427- 00062760- 01/ 101 This Operating Memorandum No. 5 ( the " Operating Memorandum") is made as of May 7, 2018 by and between LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware limited liability company (" Developer") and the City of Santa Paula, a municipal corporation ( the City").

RECITALS
A. On or about February 26, 2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement (" Development Agreement") for developing the area commonly known as " East Area 1"; B. On or about September 21, 2015, Limoneira Lewis Community Builders, LLC (" Limoneira Lewis") became the successor in interest to the rights and obligations of Limoneira Company pertaining to the Development Agreement.

C. Section 10. 1. 1 of the Development Agreement allows the Parties to enter into operating memoranda in order to detail the performance of provisions covered in general under the Development Agreement;
D. Section 3. 5. 2 of the Development Agreement requires Limoneira Lewis to pay the City five million dollars in lieu of dedicating land and constructing a civic facility in the East Area 1 project area.

E. Section 3. 6 of the Development Agreement requires Limoneira Lewis to dedicate a 1. 5- acre site on which it must construct a public safety facility to house a fire station in an amount not to exceed four million dollars.

F. Through this Operating Memorandum, the Parties desire to clarify Sections

3. 5. 2 and 3. 6 of the Development Agreement.

THEREFORE, the parties agree as follows:

1. Civic Facility Fee. Section 3. 5. 2 of the Development Agreement states:

In lieu of dedicating land and constructing a Civic facility with the Project, Developer will pay the City an in lieu fee of Five Million Dollars ($ 5, 000, 000), payable as follows: Two

159
Million Five Hundred Thousand ($ 2, 500; 000) before the City issues the 500th Certificate of Occupancy; and Two Million Five Hundred Thousand ($ 2, 500,000) before the City issues the 1000th Certificate of Occupancy.

The City is in the process of designing the Santa Paula Sports Park in which the City intends to construct several public facilities, including City offices and storage, a public pool and aquatic center, amphitheater and other civic facilities. The City does not intend to construct any other civic facilities within the East Area I Project area.

This Operating Memorandum No. 5 clarifies and confirms that the Civic facility fee can be used to construct Civic facilities within the Santa Paula Sports Park.

2. Public Safety Facility. Pursuant to Section 3. 6 of the Development Agreement, Limoneira Lewis must dedicate a 1. 5- acre site ( the " Dedication Property") and thereafter construct a public safety facility to house a fire station. Section 3. 6 states further that the construction, equipping and operating of the fire station cannot cost more than four million dollars (" Public Safety Fee").

On January 17, 2018; the Ventura County Local Agency Formation Commission approved the annexation of the Santa Paula Fire Department to the Ventura County Fire Protection District VCFPD"). As part of the annexation, the City and VCPFD entered into a Memorandum of Agreement governing the provision of fire protection services with the City. Section 3 of the Memorandum of Agreement requires the VCFPD to commence construction of two new fire stations to service the City. Pursuant to Section 5( b) and ( c) of the Memorandum of Agreement, the City must within 180 days of the commencement of fire protection services by the VCFPD; transfer the Dedication Property and the Public Safety Fee to the VCFPD.

This Operating Memorandum No. 5 clarifies and confirms that; in light of the annexation of fire protection services to VCFPD; Limoneira Lewis shall within 90 days of execution of this Operating Memorandum No. 5 satisfy Section 3. 6 of the Development Agreement by ( 1) transferring title to the Dedication Property to the City by grant deed; and ( 2) paying Four Million Dollars ($4,000; 000) to the City.

Limoneira Lewis consents to the transfer of the Dedication Property and Public Safety Fee to the VCFPD.

3. No Further Clarification. Except as expressly clarified by this Operating Memorandum, all of the terms and conditions of the Development Agreement remain unchanged and in full force and effect.

4. Miscellaneous. Terms and conditions of this Operating Memorandum may not be waived, amended or modified except in a writing executed by the Parties. This Operating Memorandum may be executed in multiple counterparts, each of which are deemed an original and all of which constitute one and the same Operating Memorandum.

160

5. Recordation. The parties will record this Operating Memorandum in the Office of the Ventura County Recorder in the manner set forth in Government Code Section 65868. 5.

CITY: DEVELOPER:

CITY OF SANTA PAULA, LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC
By: LIMONEIRA [ Al LAND, LLC,
Michael Roc , a Delaware limited liability company,
City Manager c%TY Ops.

NCgRA 14 13y: Limoneira Company, ilk "F: m o y a Delaware Corporation— Its Sole Member c?
7tr
i
i— O nC By:

Lucy Blanco, 9 X02 ' A Name: Mark Palamountain,
LGi 5Clerk Q CAL 'St Its: Authorized Agent
APPROVED AS TO FORM:

John C. Cotti, City Attorney

161

5. Recordation. The patties will record this Operating Memorandum in the Office of the Ventura County Recorder in the manner set forth in Government Code Section 65868. 5.

CITY: DEVELOPER:

CITY OF SANTA PAULA, LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC
By: LIMONEIRA EAI LAND, LLC,
Michael Rock, a Delaware limited liability company,
City Manager
By: Limoneira Company,
ATTEST: a Delaware Corporation Its Sole Member
By: C ///
Lucy Blanco, Name: Mark Palamountain,
City_Clerk__ — _____ _ —__ __ Its: Authorized_Agent
APPROVED.AS TO FORM:

C Ct 7
John Cotti, City Attorney

162
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate CALIFORNIA ALL-PURPOSE is attached, and not the truthfulness, accuracy, or validity of that document. CERTIFICATE OF State of California ACKNOWLEDGMENT
County of Vert-11A Q
2 On \ ctn 151 Loa before me, Lu C gk A 1 C
mt1of/
1 P1110 l C
f
n
here inset nae and title he officer)
personally appeared N t cIncce I Rn c, IG
who proved to me on the basis of satisfactory evidence to be the person( s) whose name( s) is/ are subscribed to the within instrument and acknowledged to me that he/ she/ they executed the same in his/ her/ their - authorized capacity(ies), and that by his/ her/their signature( s) on the instrument the person( s), or the entity upon behalf of which the person( s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

LUCY BLANCO
Notary Public- California
Ventura County4
WITN SS my han• and oee,: rr• -. . V4, Com . Expinu 2184643 My Comm. Expires Marts, Mar 25, 2021
r
Signat , re' S
Seal)

OPTIONAL INFORMATION
Although the information in this section is not required by law, it could prevent fraudulent removal and reattachment of this acknowledgment to an unauthorized document and may prove useful to persons relying on the attached document.

Description of Attached Document Additional Information The preceding Certificate of Acknowledgment is attached to a document Method of Signer Identification titled/ for the purpose ofop M-€, O, 45 Anizvyi cvvA
Proved to me on the basis of satisfactory evidence:

S L0 form( s) of identification 0 credible witness(es)
r
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I VWl, v,
11 l4 Ab Q> Notarial event is detailed in notary journal on:
containing 3 pages, and dated Page# Entry a
The signer(s) capacity or authority is/ are as: Notary contact:

Individual( s) Other
Attorney-in-Fact Additional Signers) Signer(s) Thembprint( s) Corporate Officers)
inlets)
Guardian/ Conservator
Partner- Limited/ General
Trustee( s)
Other:
representing:

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CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE§ 1189
a_...a:.A..,.: w.... a.ata• - -.., a a.crcr. rrw a.w.

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Ven+ ura
1 1
On M0.5 OSS 2b 1' before me, La'je M . MAAAyovt, /Vota4FutoLC Date
L "
Here Insert Name and Title of the Officer
personally appeared a t/ TLI/ a frin D(iH 14CI / h
Name(s) of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/ are subscribed to the within instrument and acknowledged to me that he/ she/they executed the same in his/ her/their authorized capacity(ies), and that by his/ her/ their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph DAVE M. MAL AGON is true and correct.

Notary Public- California
Ventura County WITNESS my hand and official seal.

COmrtinr a 2199521
My Comm. Expires Mey 29, 1021 '
Signature 7
Signature of Notary blic
Place Notary Seal Above

OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document.

Description of Attached Document
J
Title or Type of Document: DI e ro•#, oHQ -4, 11844c/ C4 o r'r n74reeni/r/t Document Date: A/my 07, Z-0/ a' Number of Pages: 3
Signer(s) Other Than Named Above:

Capacity(ies) Claimed by Signer(s)
Signer' s Name: Signer' s Name:

LI Corporate Officer — Title(s): Corporate Officer — Title(s):

Partner — Limited General Partner — Limited General
Individual Attorney in Fact Individual Attorney in Fact Trustee Guardian or Conservator Trustee Guardian or Conservator Other: Other:

Signer Is Representing: Signer Is Representing:

L ..——
d d r d d d se d ei a• d d• it•r zxXX>c.cz.Wz:eer:.c• c c z wz;- 2016 National Notary Association • www.NationalNotary. org • 1- 800- US NOTARY( 1- 800- 876- 6827) Item # 5907 164

EXHIBIT H
Operating Memorandum No. 6
165
IIII1111II1
RECORDING REQUES1ED BY
AND WHEN RECORDED MAIL TO:

CITY CLERK

CITY OF SANTA PAULA
970 Ventura Street
Santa Paula, CA 93061
20180927-00109803-0 1/5 Ventura County Clerk and Recorder MARK A. LUNN
09/27/2018 08:23.00 AM
1387874 $.00 HE

EXEMPT FROM RECORDER'S FEES
Pursuant to Government Code § 6103
To Recorded Agreement No.
20150427-00062760-0 1/101
OPERATING MEMORANDUM NO. 6 TO THE

AMENDED AND RESTATED DEVELOPMENT AGREEMENT
This Operating Memorandum No. 6 (the "Operating Memorandum") is made as of August 1,2018 by and between LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware limited liability company ("Developer") and the City of Santa Paula, a municipal corporation (the "City").

RECITALS
A. On or about February 26, 2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement ("Development Agreement") for developing the area commonly known as "East Area I"; B. On or about September 21, 2015, Limoneira Lewis Community Builders, LLC ("Limoneira Lewis") became the successor in interest to the rights and obligations of Limoneira Company pertaining to the Development Agreement; C. Section 3.1.3(b) ofthe Development Agreement requires Limoneira Lewis to construct the Haun Creek Linear Greenway and Detention Basin Park, which must include 5.5 acres of grass soccer fields, related health facilities, picnic tables and benches (the "Detention Basin Park"). The Detention Basin Park will be located in the Southeastern portion ofthe East Area 1 Project site; D. Limoneira Lewis is required to construct the Detention Basin Park prior to issuance of a building permit for the Project. Limoneira Lewis, or its successor in interest, intends to apply for building permits to construct model homes at the end of 2018. Construction ofthe streets and related facilities necessary to access the Detention Basin Park will not be completed at the time building permits for the model homes are issued. The Detention Basin Park will therefore not be safely accessible by the general public;
E. Upon completion ofthe model homes, Limoneira Lewis, or its successor in interest, will apply for building permits for individual production housing units for the first phase ofthe Project. At that time, the streets and related facilities will be constructed allowing safe access to the Detention Basin Park;

166
F. This Operating Memorandum No. 6 is intended to clarify that "prior to issuance of a building for the project" was intended to mean building permits for the construction ofindividual residential production housing units; G. Operating Memorandum No. 6 does not materially alter the rights or obligations ofLimoneira Lewis or the City under the Development Agreement; H. Through this Operating Memorandum No. 6, the Parties desire to clarify Section 3.1.3(b) ofthe Development Agreement.

THEREFORE, the parties agree as follows:

1. Haun Creek Linear Greenway and Detention Basin Park. Section 3.1.3(b) ofthe Development Agreement states:

Before the City issues a buildingpermitfor the Project, Developer must improve approximately 5.5 acres ofthe Detention Basis as grass soccer field(s), together with acceptable health facilities (such as portable toilets upon opening and permanent restrooms by the time conveyed to the Owner's Association or Landscape Maintenance District) and picnic tables and benches.

Operating Memorandum No. 6 clarifies and confirms that "building permit" contemplated in the phrase "before the City issues a buildingpermitfor the Project," as set forth in Section

3.1.3(b), shall mean a building permit for an individual residential production housing unit.

Limoneira Lewis approves this Operating Memorandum No. 6.

2. No Further Clarification. Except as expressly clarified by this Operating Memorandum No. 6, all ofthe terms and conditions ofthe Development Agreement remain unchanged and in full force and effect.

3. Miscellaneous. Terms and conditions ofthis Operating Memorandum may not be waived, amended or modified except in a writing executed by the Parties. This Operating Memorandum may be executed in multiple counterparts, each ofwhich are deemed an original and all ofwhich constitute one and the same Operating Memorandum.

4. Recordation. The parties will record this Operating Memorandum in the Office of the Ventura County Recorder in the manner set forth in Government Code Section 65868.5.

CITY: DEVELOPER:

CITY OF SANTA PAULA, LIMONEIRA LEWIS COMMUNITY BTJILDEF LLC
a Delaware limited liability company
Michael Rock, By: LIMONEIRA EA1 LAND, LLC

167
APPROVED AS TO FORM:
(761
John C.1Cotti, City Attorney

a Delaware limited liability company
J
By: Limoneh-a Company,
a Delaware corporation
Its sole Member
By:

Name: Ai 4 kzde ?"5144 h,10-3/?•,.,7-Av\i/
Title: Cr
168

CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
!re,s-tz-72("•-•••:&7<v7-,c-e>,4-•<,%c<> -
CIVIL CODE § 1189
43-s,zaA notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Ve,1/14-VIrOt.

On Ali,T) 54- I /01 before me,
Date
personally appeared
ciole M *i/W aoco, Mo-ict, b Iç,
Here Insert 1\1,4me and Title of the Officer
—
Name(s) of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

DAVE M. MALAGON
Notary Public - California
Ventura County
Commission # 2199521
My Comm, EXpiros My 29, 2021
Place Notary Seal Above
I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature

OPTIONAL
Signature of Notary
Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an j,uninte,n:Ifedzdo document./6h, Description of Attached Document 6,va4e-f71/;...9
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Title or Type of Document: //Le )241g 416, /ta.,14,'54 47d04 Document Date:
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©2016 National Notary Association • www.NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Item #5907 169
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§.
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CERTIFICATE OF Ii
State of California ) ACKNOWLEDGMENT 1
P.
1 County of VeCIA-U r c, ) 5.

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

OnA/Ito)u 4 37,0J before me,
2 (here insert name and title the officer)
A Personally appeared rn k ROCJK
a
a
who proved to me on the basis of satisfactory evidence to be the persorits) whose name are subscribed to 1.-* the within instrument and acknowledged to me that e she/they executed the same lb:Ds her/their authorized capacitys), and that b her/their signature s) on the instrument the personN, or the entity upon behalf of which the personNacted, executed the instrument.

LUCY BLANCO
Notary Public - California z
Ventura County
Commission ;.` # 2184643 -
My Comm, Expires Mar 25, 2021
Icertify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. d and official seal.

OPTIONAL INFORMATION
(Seal)
Although the information in this section is not required bylaw, it could prevent fraudulent removal and reattachment of this acknowledgment to an unauthorized document and may prove useful to persons relying on the attached document. ,
-, Description of Attached Document
i
1 The preceding Certificate of Acknowledgment is attached to a document titled/for the purpose of Dipkray-Vvr\ Is apyv\bmv\A/viv, :.r. ,
F.
3 qtirinfw.caNuwal,..Nri In! Nti4.040,41...1.

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containing pages, and dated
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0 Guardian/Conservator
O Partner - Limited/General
El Trustee(s)
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representing:

Name(s) of Person(s)or Entity(tes) Signer is Representing Method of Signer Identification
Proved to me on the basis of satisfactory evidence:

I-0 form(s) of identification 0 credible witness(es)
Notarial event is detailed in notary journal on:

Page #V3 Entry # 6
Notary con tachOT) 61.2-3 -3o610
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,iirMIWO.TiliSr.111,1001TINIAIMMTC.....).1,01.1.00,0i1.1.N,1.1.11,0.3.1.49CIPNAVOnNin0,13.4.00.,Itlit44.1,7rtfiNnallreatEnWerEKIIMPAC11.1.11,41,13.7iirrna. rata,4011.100...W.rat.10.05112fulT,X,PA5Cpar.hr. 0 Copyright 2007-2014 Notary Rotary, Inc. PO Box 41400, Des Moines, IA 50311-0507. All Rights Reserved. Item Number 101772. Please contact your Authorized Re5eller to purchase copies of this form. 170

EXHIBIT I
Operating Memorandum No. 7
171
RECORDING REQUESTED BY /syNRG0

LAWYERS TITLE COMPANY /
RECORDING REQUESTED BY:

AND WHEN RECORDED MAIL TO:

CITY CLERK

CITY OF SANTA PAULA
970 VENTURA STREET
SANTA PAULA CA 93061
ORDER NO: 418241035
APN:

REF: LIMONEIRA LEWIS
20190916-00109539-0 1/7
Ventura County Clerk and Recorder
MARK A. LUNN
09/16/2019 01:21:47 PM
1516022 S.00 CE
Electronically Recorded in Official Records,
County of Ventura

THIS SPACE FOR RECORDER'S USE ONLY
EXEMPT FROM RECORDER'S FEE PURSUANT TO GOVERNMENT CODE 6103 OPERATING AGREEMENT NO. 7 TO THE AMENDED AND
RESTATED DEVELOPMENT AGREEMENT NO. 20150427-00062760-
1/101

THIS PAGE ADDED TO PROVIDE ADEQUATE SPACE FOR RECORDING INFORMATION (ADDITIONAL RECORDING FEE APPLIES)
172

RECORDING REQUESTED BY/SYNRGO LAWYERS TITLE COMPANY

RECORDING REQUESTED BY
.AND WHEN RECORDED MAIL TO:

CITY CLERK

CITY OF SANTA PAULA
970 Ventura Street
Santa Paula, CA 93061 -)
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TLIFYi *ag.c7, tL. "-OPERATING MEMORANDUMTO7THOWENDED ANDRESTATED DEVELOPMENT AGREEMENT NO. 20150427-00062760-01/101
This Operating Memorandum No. 7 (the "Operating Memorandum") is made as ofAugust 21, 2019 by and between LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware limited liability company ("Developer") and the City of Santa Paula, a municipal corporation (the "City").

RECITALS
A. On or about February 26,2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement ("Development Agreement") for developing the area commonly known as "East Area 1"; B. On or about September 21, 2015, Limoneira Lewis Community Builders, LLC ("Limoneira Lewis") became the successor in interest to the rights and obligations ofLimoneira Company pertaining to the Development Agreement; C. Section 10.1.1 ofthe Development Agreement authorizes the Parties to enter into operating memoranda in order to detail the performance ofprovisions covered in general under the Development Agreement;
D. In order to provide increased water storage and pressure to existing City users, Section 3.2.1 ofthe Development Agreement requires Limoneira Lewis to construct a three million gallon potable water tank/reservoir. The tank/reservoir must be constructed and dedicated to the City before the City issues a certificate of occupancy for the first residential dwelling unit in the Project; E. Limoneira Lewis constructed the tank/reservoir and it is ready to connected to the City's water system. Currently, there is insufficient demand for water service in the area ofthe tank/reservoir and, ifplaced online, water in the tank/reservoir will stagnate;
F. Until there is sufficient demand for water service in the area ofthe tank/reservoir and in order to prevent the stagnation of water in the tank/reservoir, this Operating Memorandum No. 7 is intended to clarify that the tank/reservoir will be dedicated to the City prior to issuance of a certificate of occupancy for the 100th

173
residential dwelling unit, unless, based on demand, dedication of the tank/reservoir is requested by.the City prior to the 100th residential unit; G. Through this Operating Memorandum No. 7, the Parties desire to clarify Sections 3.2,1 and 3.1.2 ofthe Development Agreement.

THEREFORE, the pgrties agree as follows:

1. Water Tanks. Section 3.2.1 ofthe Development Agreement states, in part:

To protect public health and safety, Developer agrees (at City's request) to elevate the location of a three million gallon potable water tank/reservoir . . . The three-million gallon tank/reservoir must be constructed and dedicated before the City issues a certificate of occupancy for the first residential dwelling unit in the Project Operating Memorandum No. 7 is intended to clarify that the tank/reservoir will be dedicated to the City prior to issuance of a certificate of occupancy for the 100th residential dwelling unit, unless, based on demand, dedication ofthe tank/reservoir is requested by the City prior to the 100th residential unit.

2. Approval. Limoneira Lewis approves this Operating Memorandum No. 7.

3. No Further Clarification. Except as expressly clarified by this Operating Memorandum No, 7, all ofthe terms and conditions ofthe Development Agreement remain unchanged and in full force and effect.

4. Miscellaneous. Terms and conditions ofthis Operating Memorandum may not be waived, amended or modified except in a writing executed by the Parties. This Operating Memorandum may be executed in multiple counterparts, each ofwhich are deemed an original and all of which constitute one and the same Operating Memorandum.

5. Recordation. The parties will record this Operating Memorandum in the Office of the Ventura County Recorder in the manner set forth in Government Code Section 65868.5.

CITY:
r. rpeau
fr
ty Manager
DEVELOPER:

LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC
Harold Edwards,
Chief Executive Officer

174
,
APPROVED AS TO FORM:

Ili-(1
Jo C. Cotti
City Attorney
i
;
ao'

175
personally appeared ha re) (el edwaiet.

STATE OF CALIFORNIA
COUNTY OF Van i-ura.

On A.)504 23, Wig before me, DAVa M •kkoiketo Ai oi-org ff.) [here insert name and title of officer]
personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

WITNESS my hand and official seal.

STATE OF CALIFORNIA
) ss.

COUNTY OF
DAVE M. MALAGON
Notary Public - California
Ventura County
Comrnlesion # 210121
My Comm. Expire MO 29, 2021
(Seal)
OnPO tut SY 2,7 Qot ci before me, k....t.A(A0
[here inserfnarne
110-0,.YV)
and title of•ellicer)
personally
personally
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-c-oLumotaiAt_k_
me on the asis of

satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

WITN and and official seal.

Signature
LUCY BtANCO
Notary Public -California
Ventura County
Commission 1 2184643
My Comm, Expires Mer 25, 2021
(Seal)
176
NOICKNOMICr.04,11.4,1y.,141,(INIMICIO.C.t,CALLIol,,LAMG.,04404.1,11CYA.Ga....L—INOWI I OG...3.1111LIG1.11,1.5.141:0156413(1.11,W1 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate Is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of \le_r61(.`C\_,
A
0rl Abbk-427 7)3\ '1
personally appeared 3_,V...0 y -Tau (y\6-e...9-e_D1,1,_,

CALIFORNIA ALL-PURPOSE

CERTIFICATE OF

ACKNOWLEDGMENT
before me, \--k1 51.0Y1 60.1 gi16\
(here insertfname and title of the officer)
'Pito t L
....m.n.l..1410.0.4Thfl21.4414n.NOM MIAMIACDOwu u.AntraG.OrAlC4,11...3.1uX.WW,OWLmt16.417 who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

Si
WI ESS my h
nature
nd and official seal.

OPTIONAL INFORMATION

LUCY BLANCO
Notary Public -California
Ventura County
Commission it 2184643
My Comm. Expires Mar 25t 2021
(Seal)
Although the information in thls section Is not required bylaw, It could prevent fraudulent removal and reattachment of this acknowledgment to an unauthorized document and may prove useful to persons relying on the attached document.

Description of Attached Document
The preceding Certificate of Acknowledgment is attached to a document titled/for the purpose of (..DpSz,ro..My\aisLv\sewro,raxvv„, qo 7\\-0Nmr\AD ckq RksAt.-keA vkk;.Tioix\4)Th-APo\n4rn-i'rfg 44P(1.1\D'es, and dated The signer(s) capacity or authority is/are as:
individual(s)
LI Attorney-in-Fact
Corporate Officer(s)
Title(%)
Guardian/Conservator
El Partner - Limited/General
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fl Other:
representing:

Name(s) of Person(s) or Entity(ies) Signer Is Representing Additional Information
Method of Signer identification
Proved to me on the basis of satisfactory evidence:
form(s) of Identification 0 credible witness(es)
Notarial event is detailed In notary Journal on:

Page # p 01 Entry #
Notary contact:

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0 Additional Signer(s) SIgner(s)Thumbprint(s)

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C copyright 2007-2014 Notary Rotary, Inc. PO [lox 41400, Des Mollies, IA 50311-0507, AU Rights Reserved, Item Number 101772, Please contact your Authorized Reseller to purchase copies cf this form. 177
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 ' A notary public or other officer completing this certificate verifies only the Identity of the Individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Ve
On AuVS4- 1..2011
Date
personally appeared 1-14 to Id
before me, -Dave m. Maka50 vtofcy Ptic Here Insert Name and Title of the Officer Name(s) of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and aOknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

DAVE M. MALAGON
Notary Publlc - California
Ventura County Commission #2199521
My Comm. Expires May 29,2021
Place Notary Seal Above
I certify under PENALTY OF PERJURY under the laws
,,of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature

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— Title(s): 12
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Name:

Officer
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El Partner — 0 Limited CI General CI Partner — Li Limited EiGeneral CI Individual D Attorney in Fact D Individual D Attorney in Fact Li Trustee 0 Guardian or Conservator D Trustee EIGuardian,or Conservator ID
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II
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Is

Representing:
©2016 National Notary Association www.NationaiNotary.org 1-800-US NOTARY (1-800-876-6827) Item 45907 178

EXHIBIT J
Operating Memorandum No. 8
179
RECORDING REQUESTED BY:

Lawyers Title/ EPN
AND WHEN RECORDED MAIL TO:

City Clerk
City of Santa Paula
970 Ventura Street
Santa Paula, Ca 93061
Limoneira
Electronically Recorded in Official Records
County of Ventura County
Mark A. Lunn
Ventura County Clerk -Recorder
DOC# 2022000073769
07107/2022
Titles: 1 Pages: 7
10:43 AM
Total Fees: $0.00
ONTIVD

SPACE ABOVE THIS LINE FOR RECORDER'S USE
OPERATING MEMORANDUM NO.8 TO THE AMENDED AND RESTATED

DEVELOPMENT AGREEMENT
This page is added to provide adequate space for recording information. 180
DOC #2022000073769 Page 2 of 7

LAWYERS

RECORDING
TITLE
REQUESTED BY/ER n

COMPANY /

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

CITY CLERK

CITY OF SANTA PAULA
970 Ventura Street
Santa Paula, CA 93061

EXE,MPT FROM RECORDER'S FEES
Pursuant to Government Code § 6103
OPERATING MEMORANDUM NO. 8 TO THE

AMENDED AND RESTATED DEVELOPMENT AGREEMENT
his Operating Memorandum No. 8 (the "Operating Memorandum") is made as of — 2022 by and bet-ween LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware limited liability company ("Developer") and the City of Santa Paula, a municipal corporation (the "City"). nrniyers Title Company bås recorded this Instrument as an accommodation only. It has not been examined as to it's execution or les affect upon the title to any real property that RECITALS may be descrlbed thereln.

A. On or about February 26,2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement for developing the area commonly known as "East Area 1." On or about September 21, 2015, Limoneira Lewis Community Builders, LLC ("Limoneira Lewis") became the successor in interest to the rights and obligations ofLimoneira Company pertaining to the Development Agreement;
B. The Development Agreement has been amended twice. On March 18, 2020, Section 3.1.1(a) ofthe Development Agreement was amended to provide for an extension ofthe timeframe within which to complete construction ofthe Santa Paula Creek Sports Park ("Amendment No. 1"); C. On April 21, 2021, the City and Limoneira Lewis again amended the Development Agreement ("Amendment No. 2") to, among other things, modify Section 3.3.2 to require that certain traffic improvements be completed prior to issuance ofthe 750ffi certificate ofoccupancy within the project, including the improvements to the intersection of State Route 126 and Hallock Drive specified in Mitigation Measure T-1 (the "SR 126/Hallock Improvements"). The Development Agreement and Amendment Nos. 1 and 2 are collectively referred to herein as the "Development Agreement";
D. Section 3.3.4 ofthe Development Agreement provides that ifthere are delays in completion of any ofthe improvements specified in Section 3.3 that are outside Developer's control, the City will not unreasonably refuse to issue certificates of occupancy, notwithstanding the deadlines specified in the Development Agreement, so long as Developer is continuing to

181
DOC #2022000073769 Page 3 of 7
pursue completion ofthe improvements in a good faith and commercially reasonable manner;
E. To date, Developer has used its good faith and commercially reasonable efforts to obtain the necessary rights-of-way to complete the SR 126/Hallock Improvements, but has not been able to acquire all the necessary right-of-way, which is preventing Developer from completing the SR 126/Ha11ock Improvements;
F. Section 10.1.1 ofthe Development Agreement authorizes the Parties to enter into an operating memorandum in order to detail the performance of provisions covered in general under the Development Agreement; G. Through this Operating Memorandum No. 8, the parties confirm that despite Developer's good faith and commercially reasonable efforts to complete the SR 126/Hallock Improvements, Developer has encountered delays beyond its control;
H. Pursuant to Section 3.3.4 ofthe Development Agreement, City will not withhold certificates of occupancy or other development permits and approvals for the Project ifthe SR 126/Ha11ock Improvements or other offsite traffic improvements are not completed by the deadlines specified in Section 3.3 ofthe Development Agreement;
I. Operating Memorandum No. 8 does not materially alter the rights or obligations ofDeveloper or the City under the Development Agreement; NOW, THEREFORE, the parties agree as follows:

1. Developer shall continue to use its good faith and commercially reasonable efforts to obtain the necessary rights-of-way and take such further actions as are reasonably necessary to complete the SR 126/Hallock Improvements and the other remaining off-site traffic improvements specified in Section 3.3 ofthe Development Agreement.

2. Developer will coordinate these efforts with the City and, ifnecessary, ask the City to acquire any remaining rights-of-way through its power of eminent dornain, and upon such request, City Staffwill recotnmend to the City Council that the City acquire the remaining rightsof-way through the exercise ofits power of eminent domin.

3. The City will not withhold any certificates of occupancy or other permits needed for development and occupancy ofthe project based on Developer's inability to complete any of the off-site improvements specified in Section 3.3 ofthe Development Agreement unless it fmds, based on changed circumstances, that Developer has not continued to use its good faith and commercially reasonable efforts to complete such improvements.

182
DOC #2022000073769 Page 40f 7

4. Approval. Developer and City approve this Operating Memorandum No. 8.

5. No Further Clarification. Except as expressly clarified by this Operating Memorandum No. 8, all ofthe terms and conditions ofthe Development Agreement remain unchanged and in full force and effect.

6. Miscellaneous. Terms and conditions ofthis Operating Memorandum may not be waived, amended, or modified except in a writing executed by the Parties. This Operating Memorandum may be executed in multiple counterparts, each ofwhich are deemed an original and all ofwhich constitute one and the same Operating Memorandum.

7. Recordation. The parties will record this Operating Memorandum in the Office of the Ventura County Recorder in the manner set forth in Government Code Section 65868.5.

CITY:

CITY OF SANTA PAULA
Dan Singer,
City Manager
ATTEST:

APPROVED AS TO FORM:

John . Cotti, City Attorney
DEVELOPER:

LIMONEIRA LEWIS COMMUNITY BUILDEF
LLC
a Delaware limited liability company
By: LIMONEIRA EA1 LAND, LLC
a Delaware limited liability company

By: Limoneira Company,
a Delaware corporation
Its sole Member
By:

Name: /27,4974C. Z,./iferUA41/
Title: Z-7L-70
183
DOC #2022000073769 Page 5 of 7

STATE OF CALIFORNIA
COUNTY OF V-trYhitra1/4
On TVA/6 IG before me, T4NivA- , f e L-j, A (37-44?-ti Pv‘at.7c, [here insert name an title of officer]
personally
personally known
appeared
to

me
,e1,4et..c.
(or proved to
P,44.914/
me on the
otArtexm)
basis of satisfactory

evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

WITNESS my hand and official seal.

STA I t, OF CALIFORNIA
COUNTY OF Ven
) ss.
rilhalmammnatititaKe RULimiebd
Weary - California
Ventura County
Commission I 2377920
fay Comm. Expires Oct 1, 2025
(Seal)
On Z,Vv.taz a‘, 29aa before me, i‘-.1t.rettAio Mo-risetzy ?a-est_Ic [here insert narre and title of officer] personally appeared
personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

WITNESS my hand and official seal.

JULIE LATSHAW Notary Public - California Ventura County Commission #2401674 - MyComm. Expires May 19, 2026 (Seal)
184
DOC #2022000073769 Page 6 of 7
N

ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.

State of California
County of VreA7R)(Z4
On 3vive" I (eye before me, px)1d_k_. (insert name and titIdof the officer) who
personally
proved
appeared
to me on

the
"77491.--k.frii(,..Q-,---72(2.24,,---)94‘")
basis of satisfactory evidence to be the person(s)

whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signatu (Seal)

DEANNA RULE
Notary Public. California a
Ventura County
COMMiS3i0f1 4 2377920 e"
My Comm. Expires Oct!, 2073
185
DOC #2022000073769 Page 7 of 7
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189

VIV-VPTVLVV,
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of \)-1- Rft 1
On Vtt.I E.,
Date
before me,
personally appeared -ZAM. M&F.-P---
Here Insert Name and Title of the Officer
Name(s) of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

JULIE LATSHAW
Notary Public - California
Ventura County
C.ornmission # 2401674
My Comm. Expires May 19, 2026
Place Notary Seal and/or Stamp Above
I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.

WITNESS my hand and official seal.

Signature

OPTIONAL
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Completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document.

Description of Attached Document
Title
Document
or Type
Date:
of Document:

Number of Pages:

Signer(s)
Capacity(ies)
Other
Claimed
Than Named
by Signer(s)
Above:

Li
Signer's
Corporate
Name:

Officer

— Title(s):

Li Partner — 0 Limited Li General
Li Individual D Attorney in Fact
Li Trustee o Guardian of Conservator
D
Signer
Other:
is

Representing:

Signer's
O Corporate
Name:

Officer

— Title(s):

O Partner — Li Limited 0 General
D Individual 0 Attorney in Fact
O Trustee
Li
Signer
Other:
is

Representing:

CI Guardian of Conservator
F.I3r.ZVV.17.1:
©2017 National Notary Association
186

EXHIBIT K
Form of Offsite Improvement Agreement
187
65283.00302\41962492.3

RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:

City Clerk
City of Santa Paula
970 Ventura Street
Santa Paula, CA 93060
No fee per Government Code § 6103
APNs 107-0-220-055, -065, -025, -035

HARVEST AT LIMONEIRA

OFFSITE IMPROVEMENT AGREEMENT

SANTA PAULA STREET BRIDGE
THIS AGREEMENT (“Agreement”) is made and entered into this ___ day of ___________, 2024 (“Effective Date”), by and between the CITY OF SANTA PAULA, a general law city and municipal corporation (“CITY”) and LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware Limited Liability Company (“DEVELOPER”).

Capitalized terms not otherwise defined in this Agreement will have the meanings attributed to them in the Development Agreement.

The Parties agree as follows:

1. RECITALS. This Agreement is made with reference to the following facts and objectives:

A. On or about February 26, 2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement (“Original Development Agreement”) for developing the area commonly known as “East Area 1” for a mixed-use planned community (“Project”) on real property shown in Tract Map No. 5854 recorded in the Official Records of Ventura County (“Official Records”) on December 28, 2017, as Document No. 20171220-00164292-0 (“Property”).

B. The Original Development Agreement was recorded in the Official Records on April 27, 2015, as Document No. 20150427-00062760-0. On or about September 21, 2015, DEVELOPER became the successor in interest to the rights and obligations of Limoneira Company pertaining to the Original Development Agreement.

C. The Original Development Agreement was amended by the First 188
65283.00302\41962492.3
Amendment to the Development Agreement, dated March 18, 2020 (“Amendment No. 1”), and by the Second Amendment to the Development Agreement, dated April 21, 2021 (“Amendment No. 2”). The Parties also intend to enter a Third Amendment to the Development Agreement (“Amendment No. 3”) in March 2024.

D. The Original Development Agreement has been further clarified and supplemented by Operating Memoranda Nos. 1 - 8 (collectively, the “Operating Memoranda”) on file with the City. The Original Development Agreement, as amended by Amendment Nos. 1, 2, and 3, and the Operating Memoranda are collectively referred to herein as the “Development Agreement.”
E. Pursuant to the Development Agreement, DEVELOPER must construct certain public improvements known as the Santa Paula Street Bridge improvements (“Improvements”). The Improvements will be constructed in accordance with plans and specifications on file with CITY known as City Drawing No. 40.35.112 and generally described in the attached Exhibit A.

Section 7.1.2 of the Development Agreement requires DEVELOPER to provide improvement security for the Improvements to the extent they are not financed by a Financing Mechanism.

F. The Acquisition Agreement defined in Section 14, below, together with the CFD No. 1 formation documents, is a Financing Mechanism.

G. Section 14 of the Acquisition Agreement provides that DEVELOPER must secure construction of the Improvements with a bond or other security, but that such bond amount must be reduced by amounts of CFD proceeds dedicated for the Improvements as the City “determine[s] is appropriate.”

2. CONSTRUCTION OF IMPROVEMENTS. At its sole cost and expense, DEVELOPER agrees to furnish all labor, materials, tools, equipment, and incidentals, and for doing all the work necessary to complete the Improvements set forth in the approved plans and specifications and in conformance with the Approvals (as that term is defined in the Development Agreement), CITY standards, and federal and state requirements.

3. ESTIMATED COST OF IMPROVEMENTS.

A. The estimated hard costs of the Improvements is $9,742,000, inclusive of a 15% contingency (“Estimated Hard Costs”).

B. A copy of the Estimated Hard Costs is attached hereto as Exhibit B and incorporated by this reference.

C. The estimated additional cost to complete the Improvements include final design of 5%, right-of-way acquisition of 5%, permits of 3%, 5% for future 189
65283.00302\41962492.3
price inflation, and construction management and project management and inspections of 10%, and 5% for future price inflation, less costs incurred to date, for an estimated additional cost of $ $___________________ (“Estimated Soft Costs”) at time of completion.

D. The combined total of Estimated Hard Costs and Estimated Soft Costs is $______________ (hereafter, the “Total Estimated Costs”).

4. MODIFICATIONS TO TOTAL ESTIMATED COSTS.

A. The Estimated Hard Costs in Exhibit B shall not be increased by more than five percent (5%) without DEVELOPER delivering written notice to the City Engineer. If during the course of construction of the Improvements, DEVELOPER is presented with a change order or set of change orders that would increase the Estimated Hard Costs secured by a bond by more than 15%, DEVELOPER must receive the approval of City Engineer before approving the change order(s), which shall not be unreasonably withheld or conditioned, subject only to the City Engineer’s right to require, pursuant to Subsection B below, a corresponding increase in the amount of the bonds for such Improvements.

B. Should the Total Estimated Costs bonded for be inadequate to cover increased costs to complete the Improvements, the City Engineer may require, and Developer will comply with, an increase in the bond coverage to reflect the increased costs for constructing the Improvements to ensure adequate bonds are in place. To the extent such costs exceed the Total Estimated Costs, the bonds applicable to such Improvements shall be increased by the difference.

5. TIME FOR COMPLETION. DEVELOPER shall complete the Improvements in accordance with the timing requirements and thresholds set forth in the Development Agreement. Improvements will be deemed “complete” when they may be safely used by pedestrians and motorists for their intended purpose as reasonably determined by the City Engineer. Pursuant to Section 7.2.1 of the Development Agreement, CITY must cooperate with Developer and take all actions necessary and appropriate to facilitate timely completion of the Improvements. To that end, the parties acknowledge that DEVELOPER has exhausted all commercially reasonable efforts to obtain the required property for Improvements, and therefore, the CITY shall be responsible for acquiring any right-of-way or real property interest required by DEVELOPER to complete the Improvements. Notwithstanding the foregoing, it shall remain the DEVELOPER’s responsibility to complete the Improvements as set forth in this Section and the Development Agreement, and DEVELOPER will hold CITY free and harmless from any liability arising from any delays in acquiring needed property caused by factors beyond CITY’s control. DEVELOPER and CITY shall comply with the following additional schedule and time limits for completion of the Improvements:
190
65283.00302\41962492.3
Action Date
Developer has submitted to the City
plans, specifications, reports, cost
estimates and schedules (“Plan
Submittal”) to City
Last City submittal made on December 12,
2023.

City to submit comments and/or notice of
deficiency to Developer with fee deposit
request
No later than 45 working days from Plan
Submittal
Developer to submit fee deposit and
responses and/or corrections to City
comments and/or notice of deficiency
No later than 45 working days from receipt
of City comments and/or notice of
deficiency
Developer to commence construction No later than 12 months after receiving all required permits and approvals.

Developer to complete construction No later than 24 months from when construction commences
CITY’s City Manager, in his/her reasonable discretion, may approve extensions of time upon submittal of a written request from DEVELOPER. If DEVELOPER seeks an extension of time to complete the Improvements more than twenty-four (24) months after receipt of all required permits and approvals, DEVELOPER agrees it must obtain the written approval of the Ventura County Fire Department and will provide a copy of said approval to CITY upon receipt.

6. COMPLETION BY CITY. Should DEVELOPER fail to complete the Improvements within the time for completion in breach of the terms of this Agreement, CITY, at its option, may enter onto DEVELOPER’s property to complete the Improvement and satisfy Section 4, above, at DEVELOPER’s cost. This option is in addition to any other remedies available to CITY.

7. INSPECTION; CONSTRUCTION; FINAL ACCEPTANCE.

A. DEVELOPER will provide on-site construction management to supervise construction and ensure the Improvements are completed in accordance with the plans approved by the City Engineer. The DEVELOPER shall have responsibility to ensure that the construction is accomplished in accordance with the approved plans and specifications. The DEVELOPER’s construction manager shall submit timely requests for inspection by City and/or other required public agencies as needed throughout project construction.

B. The City Engineer shall have the right to inspect the construction of the Improvements to confirm that the construction is accomplished in accordance with the approved plans. City personnel shall have access to the construction at all reasonable times for the purpose of accomplishing 191
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such inspection.

C. After DEVELOPER’s contractor has completed the Improvements, DEVELOPER shall request a final inspection of such work, and the work shall be inspected, approved and accepted in strict compliance with the terms of Government Code section 66499.7.

D. No inspection or acceptance pertaining to specific parts of the Improvements shall be construed as final acceptance of any part until the overall final acceptance of the Improvements is made by the CITY in accordance with Government Code section 66499.7 and the Development Agreement. Final acceptance shall not constitute a waiver by CITY of defective work subsequently discovered.

E. DEVELOPER will contract with Psomas as engineer of record to provide construction support services and provide certified as-built plans to the CITY prior to final acceptance of the Improvements.

F. DEVELOPER will contract with a consultant experienced in right-of-way acquisition services for completion of the Improvements.

G. Upon completion of the Improvements and final acceptance by the CITY, DEVELOPER shall promptly file a Notice of Completion with the City Clerk for recordation at the Ventura County Recorder’s Office.

8. CONTINUOUS WORK ON THE IMPROVEMENTS. After commencement of construction of the Improvements, which will commence within twelve (12) months after receiving all required permits and plan approvals and acquisition of all necessary rightof-way, DEVELOPER shall cause such work to be diligently pursued to completion, and shall not abandon the work for a consecutive period or more than sixty (60) days, events of Force Majeure excepted. For the avoidance of doubt, restrictions imposed by a 408 ACOE permit or any other permit or approval, as well as any delays relating thereto, are a Force Majeure event. Notwithstanding the foregoing, the Improvements shall be completed by Developer within twenty – four (24 months) after commencement of construction of the Improvements and accepted by the City in accordance with subsections C. and D. of Section 7, above.

9. WARRANTY OF IMPROVEMENT PLANS. DEVELOPER warrants that the plans and specifications for the Improvements shall conform to the Approvals (as the term is defined in the Development Agreement), together with all conditions made a part of such Approvals. Except as directed by CITY, DEVELOPER further warrants that the plans and specifications can be relied upon to accomplish the Improvement work covered by this Agreement in a good, workmanlike manner and in accordance with accepted construction practices. Should the plans and specifications at any time before final acceptance of the Improvements prove to be inadequate in any respect except to the extent said plans and specifications were directed by the CITY, DEVELOPER agrees to make such changes 192
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reasonably deemed necessary by CITY to complete the Improvements in a good, workmanlike manner and in accordance with accepted construction practices.

DEVELOPER further agrees to make or cause to be made such engineering, soils and other reports as may be required by CITY.

10.CITY NOT LIABLE FOR PLANS AND SPECIFICATIONS. CITY is not an insurer or surety for the design or construction of the Project. And CITY, its officers, officials, employees, agents, representatives, and certified volunteers are not liable or responsible for any claim arising during construction of the Project or Improvements, unless it can be shown that such person directed that the Project or Improvements be designed or constructed in a manner contrary to the wishes and desires of DEVELOPER, and DEVELOPER filed a written objection or equivalent notice with the City Engineer before commencing such work or Improvement. .

11.WARRANTY OF WORK. DEVELOPER warrants that the Improvements will be constructed in conformance with the approved plans and specifications, CITY standards, and the highest industry standards. Should any Improvement fail to comply with this warranty or any other provision of this Agreement within one (1) year after CITY’s final acceptance, DEVELOPER shall, without delay and without cost to CITY, repair, replace or reconstruct any defective or otherwise unsatisfactory part or parts of the Improvements.

Should DEVELOPER fail to act promptly or in accordance with this requirement or should the exigencies of the case require repairs or replacements to be made before DEVELOPER can be notified, CITY will, at its option, make the necessary repairs, replacements, or reconstruction, as determined by CITY. DEVELOPER shall pay to CITY the actual cost of such repairs, replacements, or reconstruction plus CITY’s administrative costs. This section is not a waiver of any other right CITY may have for correcting faulty workmanship or defective materials.

12.REPAIRS AND REPLACEMENTS. DEVELOPER shall repair or replace, as reasonably determined by CITY, Improvements and monuments destroyed or damaged by DEVELOPER’s actions and to repair or replace, as reasonably determined by CITY, any property damaged or destroyed by DEVELOPER. Any such repair or replacement shall be completed to CITY’s reasonable satisfaction and approval, and at no cost to CITY and not limited by any surety bond required in this Agreement.

13.CITY’S RIGHT OF ENTRY. DEVELOPER grants CITY right of entry to DEVELOPER’s property, to the extent applicable, to inspect the Improvements constructed by DEVELOPER and to ensure compliance with this Agreement.

14.CONTRACT SECURITY.

A. Concurrently with the execution of this Agreement, DEVELOPER shall 193
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furnish:
i. A surety bond in an amount equal to at least one hundred percent (100%) of the Total Estimated Costs as security for the faithful performance of this Agreement, in the amount of $_____________. ii. A separate surety bond in an amount equal to at least one hundred percent (100%) of the Estimated Hard Costs for said Improvements as security for the payment of all persons performing labor and furnishing materials in connection with this Agreement.

B. The surety bonds in Subsection A. shall be paid and in effect until the earlier to occur of (i) CITY’s final acceptance of the Improvements and receipt of warranty bonds in accordance with the warranty required by Section 11 and 14, or (ii) receipt in CITY’s account of CFD bond sale proceeds from Harvest Community Facilities District No. 1 sufficient to fund the Improvements and designated for that purpose. Should another jurisdiction with authority over the Improvements project require security for the Improvements that are duplicative of the amounts set forth in this Agreement, the parties will cooperate in good faith to ensure that Developer is not required to incur the cost of bonding twice for the Improvements and to ensure that City and any other agency requiring bonding are adequately secured, such as adding one or more of the agencies as an obligee to the surety in an appropriate rider to the bonds furnished to the lead agency for the Improvements.

Additionally, pursuant to Government Code 66499.5, CITY acknowledges the Improvements contemplated herein are financed and installed pursuant to special assessment proceedings and, in accordance with Santa Paula Municipal Code § 16.80.950 and DEVELOPER’s satisfaction of same, agrees that, upon furnishing by the contractor of the faithful performance and labor and material bonds required by the special assessment act being used, the improvement security of the DEVELOPER shall be reduced by an amount corresponding to the amount of such bonds so furnished by the contractor.

C. CFD bond sale proceeds will be paid to DEVELOPER upon completion of the Improvements by DEVELOPER and acquisition of the Improvements by CITY pursuant to this Agreement and the terms of the Funding, Construction and Acquisition Agreement for Harvest Community Facilities District No.1 dated as of March 1, 2017, as may be amended (“Acquisition Agreement”). In the event there are insufficient CFD bond proceeds, the CITY will not be responsible for reimbursing DEVELOPER for the Improvements, and pursuant to Section 15 of the Acquisition Agreement, the CITY is only required to reimburse DEVELOPER for those Public Facilities (as the term is defined in the Acquisition Agreement) which can be reimbursed with the total of the amount of available bond sale proceeds.

Nothing herein shall relieve DEVELOPER from its obligation to complete 194
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the Public Facilities pursuant to the terms of this Agreement and the Development Agreement.

D. In accordance with Section 14 of the Acquisition Agreement, the CITY will reduce the aggregate principal amount of the surety bonds by such amount as it determines is appropriate to allocate to the Improvements, upon receipt of the bond sale proceeds.

15.WARRANTY BONDS. Prior to CITY’s final acceptance of the Improvements, DEVELOPER shall file with the CITY a bond guaranteeing the warranty requirements of Section 11 in the amount of at least ten percent (10%) of the Total Estimated Costs. This warranty bond will be released one year after final acceptance of the Improvements, subject to CITY’s timely inspection of the Improvements and determination that the Improvements are free of defects.

16.PERFORMANCE BY CITY OR SURETY.

A. Should DEVELOPER fail to construct the Improvements in the manner and at such locations as specified within the time requirements of this Agreement, or if DEVELOPER is not carrying out the intent of this Agreement, CITY may serve written notice upon DEVELOPER and the surety on DEVELOPER’s faithful performance bond demanding satisfactory compliance with this Agreement.

B. Should CITY serve such written notice, CITY may do any one, or combination of, the following:
i. Serve written notice upon the surety on its faithful performance bond demanding satisfactory compliance with this Agreement. In such event the surety must, within five (5) days, assume control and construct the Improvements as DEVELOPER’S successor;
ii. CITY may construct the improvements itself, or by contract, at DEVELOPER’s expense on a time and materials basis. In such event, CITY may take possession of and utilize in completing the Improvements’ construction, materials, appliances, and other property belonging to DEVELOPER as may be on the site of the work without liability to CITY. DEVELOPER’s surety will be liable to CITY for any excess cost of damages incurred by CITY.

C. Nothing in this section waives, or serves as a limitation upon, any additional remedy CITY may have under this Agreement or applicable law. 195
65283.00302\41962492.3

17.SURETY BOND TO INCLUDE LETTER OF CREDIT. The term “surety bond” also includes such other acceptable security, such as letters of credit or cash deposit agreements issued by responsible financial institutions, which are approved by the City Attorney. The term “surety” includes the issuer of any letter of credit or cash deposit agreement, which is acceptable to CITY as security for the performance of this Agreement. Sureties must be admitted to do business in the State of California.

18.BEST MANAGEMENT PRACTICES. DEVELOPER agrees to use best management practices (“BMPs”), as that term is defined under applicable law including, without limitation, the Santa Paula Municipal Code, in constructing the improvements anticipated by this Agreement. DEVELOPER’s failure to comply with the terms of this Section constitutes a material breach of this Agreement.

19.OWNERSHIP OF DOCUMENTS. All documents, data, studies, drawings, maps, models, photographs and reports specific to the improvements identified herein prepared by DEVELOPER under this Agreement are CITY’s property. DEVELOPER may retain copies of said documents and materials as desired, but must deliver all original materials to CITY upon CITY’s written notice.

20.INDEPENDENT CONTRACTOR. CITY and DEVELOPER agree that DEVELOPER will act as an independent contractor and will have control of all work and the manner in which it is performed. DEVELOPER will be free to contract for similar service to be performed for other employers while under contract with CITY. DEVELOPER is not an agent or employee of CITY and is not entitled to participate in any pension plan, insurance, bonus or similar benefits CITY provides for its employees. Any provision in this Agreement that may appear to give CITY the right to direct DEVELOPER as to the details of doing the work or to exercise a measure of control over the work means that SUBDIVIDER will follow the direction of CITY as to end results of the work only.

21.INDEMNIFICATION.

A. DEVELOPER indemnifies and holds CITY harmless from and against any claim, action, damages, costs (including, without limitation, attorney’s fees), injuries, or liability, arising out of this Agreement, or its performance. Should CITY be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of this Agreement, or its performance, DEVELOPER must defend CITY (at CITY’s request and with counsel satisfactory to CITY) and indemnify CITY for any judgment rendered against it or any sums paid out in settlement or otherwise.

B. For purposes of this section “CITY” includes CITY’s officers, officials, employees, agents, representatives, and certified volunteers.

C. The Parties agree that this section will remain in full force and effect until the 196
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Improvements have been formally accepted by CITY.

D. The requirements as to the types and limits of insurance coverage to be maintained by DEVELOPER, and any approval of such insurance by CITY, are not intended to and will not in any manner limit or qualify the liabilities and obligations otherwise assumed by DEVELOPER pursuant to this Agreement, including, without limitation, to the provisions concerning indemnification.

22.INSURANCE.

A. Before commencing performance under this Agreement, and at all other times this Agreement is effective, Developer shall procure and maintain, and shall require its contractors and subcontractors to procure and maintain, the following types of insurance with coverage limits complying, at a minimum, with the limits set forth below:

Type of Insurance Limits
Commercial General Liability $5,000,000 Occurrence
(Bodily Injury, Personal Injury, and
Property Damage)
Commercial Automobile Liability $2,000,000 Per Accident (Any Auto Hired and Non-Owned
Liability)
Worker’s Compensation Statutory
Employers Liability (Bodily Injury by $1,000,000 Each Accident Accident)
B. The amount of insurance set forth above will be a per occurrence for bodily injury, personal injury, and property damage for the policy coverage.

Liability policies must be endorsed to name CITY, its officers, officials, agents, employees and volunteers as “additional insureds” under said insurance coverage and to state that such insurance will be deemed “primary” such that any other insurance that may be carried by CITY will be excess thereto. Such insurance will be on an “occurrence,” not a “claims made,” basis and will not be cancelable or subject to reduction except upon thirty (30) days’ prior written notice to CITY.

C. DEVELOPER must furnish and require its contractors and subcontractors to furnish to CITY duly authenticated Certificates of Insurance evidencing 197
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maintenance of the insurance required under this Agreement and such other evidence of insurance or copies of policies as may be reasonably required by CITY from time to time. Insurance must be placed with insurers with a current A.M. Best Company Rating equivalent to at least a Rating of “A:VII.” Certificate(s) must reflect that the insurer will provide thirty (30) day notice of any cancellation of coverage. DEVELOPER will require its insurer to modify such certificates to delete any exculpatory wording stating that failure of the insurer to mail written notice of cancellation imposes no obligation, and to delete the word “endeavor” with regard to any notice provisions.

23.NOTICES.

A. Unless expressly stated otherwise, all notices given or required to be given pursuant to this Agreement will be in writing and may be given by personal delivery or by mail. Notice sent by mail will be addressed as follows:

If to the City
City of Santa Paula
Public Works Department
Attn: Clete J. Saunier, P.E., Public Works Director
P.O. Box 569
Santa Paula, CA 93061-0569
If to the Developer
Limoneira Lewis Community Builders LLC
c/o Lewis Management Corporation
Attn: David Lauletta
133 N. 10th Street
Santa Paula, CA 93060
B. When addressed in accordance with this paragraph, notices will be deemed given upon deposit in the United States mail, postage prepaid. In all other instances, notices will be deemed given at the time of actual delivery.

C. Changes may be made in the names or addresses of persons to whom notices are to be given by giving notice in the manner prescribed in this paragraph.

24.COMPLIANCE WITH LAW. DEVELOPER will comply with all laws applicable to this Agreement including, without limitation, federal, state, and local laws requiring permitting and licenses. All such compliance will be at DEVELOPER’s own cost.

25.FORCE MAJEURE. Developer's time for commencement and completion of the Improvements shall be extended for the period of any delay due to one more of the following circumstances beyond the control and without the fault of DEVELOPER (“Force 198
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Majeure”): adverse weather conditions; flood; earthquakes; strikes; lockouts; acts of God; enemy action; civil commotion; acts or failures to act of a public agency (including, without limitation, delay in the issuance of permits or approvals by governmental authorities that are required for the work); fire or other casualty; failure or inability to secure materials or labor; changes in local, state or federal laws or regulations; pandemics; epidemics; lack of financing due to generally applicable economic conditions affecting the capital markets generally; and strikes and other organized labor action occurring at the project site and the effects thereof on the work, only to the extent such strikes and other organized labor action are beyond the control of DEVELOPER, its contractors, and its subcontractors, of every tier, and to the extent the effects thereof cannot be avoided by use of replacement workers. DEVELOPER shall be required to provide CITY with timely notice of the facts and circumstances constituting or giving rise to the Force Majeure event and to keep the CITY fully apprised with respect thereto. The parties shall meet as early as reasonably practicable to discuss the Force Majeure event, agree on any additional actions to be taken by either party, and document the agreed length of delay caused by the Force Majeure event. Should the Force Majeure event be further delays in ACOE issuance of a 408 Permit, “commencement of the grounds” for an extension shall be the date that the ACOE next notifies DEVELOPER of additional requests for information or corrections to its permit application, and notice to the City of the additional requests via email to the Public Works Director and City Engineer shall constitute adequate written notice of the Force Majeure event to the City. The City Manager shall evaluate and approve or deny all claims to Force Majeure made by the DEVELOPER and the decision of the City Manager shall be the final determination of the City, subject only to judicial review.

26.CONSTRUCTION. The language of each part of this Agreement will be construed simply and according to its fair meaning, and this Agreement will never be construed either for or against either party.

27.SEVERABLE. If any portion of this Agreement is declared by a court of competent jurisdiction to be invalid or unenforceable, then such portion will be deemed modified to the extent necessary in the opinion of the court to render such portion enforceable and, as so modified, such portion and the balance of this Agreement will continue in full force and effect.

28.CAPTIONS. The captions of the paragraphs of this Agreement are for convenience of reference only and will not affect the interpretation of this Agreement.

29.WAIVER. Waiver of any provision of this Agreement will not be deemed to constitute a waiver of any other provision, nor will such waiver constitute a continuing waiver.

30.GOVERNING LAW. This Agreement has been made in and will be construed in accordance with the laws of the State of California and exclusive venue for any action involving this Agreement will be in the County of Ventura. 199
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31.AUTHORITY/MODIFICATION. This Agreement is subject to and conditioned upon approval and ratification by the Santa Paula City Council. This Agreement is not binding upon CITY until executed by the City Manager. The Parties represent and warrant that all necessary action has been taken by the Parties to authorize the undersigned to execute this Agreement and to engage in the actions described herein. This Agreement may be modified by written agreement. CITY’s City Manager may execute any such amendment on behalf of CITY.

32.BINDING UPON SUCCESSORS. The terms of this Agreement constitute a burden and benefit upon the Property. Accordingly, this Agreement will be recorded and the terms will run with the Property and become binding upon DEVELOPER’s heirs, successors and assigns.
[SIGNATURES ON FOLLOWING PAGE]
200
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IN WITNESS WHEREOF the parties hereto have executed this Agreement the day and year first hereinabove written.

CITY OF SANTA PAULA,
a municipal corporation LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC,
a Delaware Limited Liability Company
Dan Singer, David Lauletta,
City Manager Authorized Agent
ATTEST:

Julie Latshaw,
City Clerk
APPROVED AS TO FORM:

Monica Castillo,
City Attorney
201
65283.00302\41962492.3

EXHIBIT A

DESCRIPTION OF IMPROVEMENTS
The bridge construction consists of the construction of an approximate 232-foot long single-span bridge over Santa Paula Creek as part of the extension of Santa Paula Street from Grant Line Street to Hallock Drive. The span bridge will be supported by two abutments, wing walls, and will accommodate two 12-foot wide traffic lanes, two 6-foot wide sidewalks, two 5-foot wide bike lanes for a total width of 48-feet. The superstructure of the bridge will be a 232-ft long, 48-ft wide, reinforced concrete, post- tensioned box girder carrying two lanes of traffic, two bike lanes, and two sidewalks. The bridge has been designed as a free-span bridge, with no permanent pier support (substructure) placed in the creek bed. Two abutments will support the superstructure on each side of the creek above the 100-year flood elevation. The plans and specifications for the bridge, known as City Drawing No. 40.35-112, are on file with the City. 202
65283.00302\41962492.3

EXHIBIT B

ESTIMATED COST OF IMPROVEMENTS
(Attached behind)
203
CITY #

CALTRANS
BEES No.

Item
No. ITEM Unit of Measure
Estimated
Quantity Unit Price Item Total
1 MOBILIZATION 10% LS 1 $847,083.74 $847,084
192003 2 STRUCTURE EXCAVATION (BRIDGE) CY 649 $150.00 $97,315 193003 3 STRUCTURE BACKFILL (BRIDGE) CY 598 $250.00 $149,528 260203 4 CLASS 2 AGGREGATE BASE CY 69 $300.00 $20,622
500001 5 PRESTRESSING CAST-IN-PLACE CONCRETE LB 83749 $5.00 $418,746 510051 6 STRUCTURAL CONCRETE, BRIDGE FOOTING CY 174 $1,000.00 $174,222 510053 7 STRUCTURAL CONCRETE, BRIDGE CY 1242 $2,000.00 $2,484,682 510086 8 STRUCTURAL CONCRETE, APPROACH SLAB (TYPE N) CY 128 $1,300.00 $166,111 511035 9 ARCHITECTURAL TREATMENT SF 1650 $25.00 $41,247 519100 10 JOINT SEAL (MR 3") LF 95 $300.00 $28,400
520102 11 BAR REINFORCING STEEL (BRIDGE) LB 284514 $2.50 $711,285 xxxxx 12 WATER PIPE SUPPORTS LS 1 $54,000.00 $54,000
839719 13 CONCRETE BARRIER (TYPE 732SW) LF 506 $400.00 $202,267 833090 14 TUBULAR HANDRAILING (MODIFIED) LF 506 $175.00 $88,492 192025 15 STRUCTURE EXCAVATION (CULVERT) CY 830 $150.00 $124,536 193004 16 STRUCTURE BACKFILL (CULVERT) CY 325 $180.00 $58,486 260203 17 CLASS 2 AGGREGATE BASE CY 54 $300.00 $16,100
510090 18 STRUCTURAL CONCRETE, BOX CULVERT CY 242 $2,000.00 $484,220 520101 19 BAR REINFORCING STEEL LB 46565 $2.50 $116,413 740550 20 PUMPING PLANT EQUIPMENT LS 1 $100,000.00 $100,000 190101 21 ROADWAY EXCAVATION CY 182 $150.00 $27,320
192037 22 STRUCTURE EXCAVATION (RETAINING WALL) CY 2056 $150.00 $308,384 193003 23 STRUCTURE BACKFILL CY 71 $180.00 $12,700
260203 24 CLASS 2 AGGREGATE BASE CY 309 $300.00 $92,556 510060 25 STRUCTURAL CONCRETE, RETAINING WALL CY 643 $850.00 $546,628 26 6" CONCRETE ASPHALT PAVEMENT SF 1320 $10.00 $13,200
520101 27 BAR REINFORCING STEEL LB 121221 $2.50 $303,052 833033 28 CHAIN LINK RAILING (TYPE 7 MODIFIED) LF 407 $130.00 $52,910 477020 29 MECHANICALLY STABILIZED EMBANKMENT SF 7186 $120.00 $862,267 833090 30 TUBULAR HANDRAILING (MODIFIED) LF 722 $175.00 $126,350 839719 31 CONCRETE BARRIER (TYPE 732SW) LF 722 $400.00 $288,800 32 WATERLINE LS 1 $200,000.00 $200,000

CITY OF SANTA PAULA
PROJECT: SANTA PAULA CREEK BRIDGE, UNDERCROSSING, AND APPROACH WALLS

ENGINEERS OPINION OF PROBABLE COST

LEWIS LIMONEIRA
DATE: 9/28/2023

SANTA PAULA CREEK BRIDGE

UNDERCROSSING

APPROACH MSE WALLS

OTHER ITEMS

33 APPROACH ROADWAY SURFACE, STRIPING, ETC LS 1 $50,000.00 $50,000 34 ROADWAY LIGHTING LS 1 $50,000.00 $50,000
SUBTOTAL $8,470,837
CONTINGENCY (15%) $1,270,626
TOTAL $9,741,463
ROUNDED TOTAL $9,742,000

65283.00005\41972098.3

EXHIBIT B
EIR Addendum No. 3
[attached behind]
206
EAST AREA 1 SPECIFIC PLAN AMENDMENT NO. 4
ADDENDUM NO. 3 TO THE

FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT

CITY OF SANTA PAULA
State Clearinghouse No. 2006071134
PREPARED FOR:

City of Santa Paula
Community Development Department
Planning Division
200 S. 10th St. / P.O. Box 569
Santa Paula, CA 93060
PREPARED BY:

Westlake Village Office
860 Hampshire Road, Suite P
Westlake Village, CA 91361
JANUARY 2024
207
Meridian Consultants i East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024

TABLE OF CONTENTS
Section Page

1.0 Introduction ................................................................................................1.0-1

1.1 Project Background .............................................................................1.0-1

1.2 Applicable Review Standards ..................................................................1.0-3

2.0 Project Description .......................................................................................2.0-1

2.1 Approved Specific Plan .........................................................................2.0-1

2.2 Proposed Specific Plan Amendment..........................................................2.0-4

3.0 Environmental Analysis ...................................................................................3.0-1

3.1 Land Use and Planning..........................................................................3.1-1

3.2 Transportation and Traffic.....................................................................3.2-1

3.3 Air Quality ........................................................................................3.3-1

3.4 Noise...............................................................................................3.4-1

3.5 Geology and Soils ................................................................................3.5-1

3.6 Hydrology and Water Quality ..................................................................3.6-1

3.7 Aesthetics.........................................................................................3.7-1

3.8 Population and Housing.........................................................................3.8-1

3.9 Public Services ...................................................................................3.9-1

3.9.1 Fire and Police .........................................................................3.9-1

3.9.2 Schools ..................................................................................3.9-3

3.9.3 Libraries.................................................................................3.9-4

3.10 Recreation ...................................................................................... 3.10-1

3.11 Utilities and Service Systems ................................................................ 3.11-1

3.11.1 Water.................................................................................. 3.11-2

3.11.2 Wastewater........................................................................... 3.11-5

3.11.3 Solid Waste ........................................................................... 3.11-8

3.12 Greenhouse Gas................................................................................ 3.12-1

3.13 Energy ........................................................................................... 3.13-1 Appendices
A Transportation Study
B Air Quality and Greenhouse Gas CalEEMod Output Sheets C Water and Sewer Master Plan Reports
D Energy Calculations
208
Meridian Consultants ii East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
List of Figures
Figure Page

2.1 Approved Land Use Plan..................................................................................2.0-2

2.2 East Area 1 − May 2023...................................................................................2.0-5

2.3 Proposed Land Use Plan ..................................................................................2.0-6

2.4 Development Plan.........................................................................................2.0-8 List of Tables
Table Page

2.2-1 East Area 1 Land Use Summary .........................................................................2.0-4

3.2-1 Change in Trip Generation...............................................................................3.0-8

3.2-2 Change in VMT .............................................................................................3.0-9

3.3-1 Maximum Daily Unmitigated Construction Emissions .............................................. 3.0-16

3.3-2 Maximum Daily Unmitigated Operational Emissions ............................................... 3.0-18

3.11-1 Historical Water Usage ................................................................................. 3.0-45

3.11-2 Projected Water Demands ............................................................................. 3.0-45

3.11-3 Approved Project − Domestic Water Land Uses and Demands ................................... 3.0-46

3.11-4 Proposed Project − Domestic Water Land Uses and Demands ................................... 3.0-47

3.11-5 Approved Project − Wastewater Generation ....................................................... 3.0-48

3.11-6 Proposed Project − Wastewater Generation........................................................ 3.0-49

3.11-7 Solid Waste Generation ................................................................................ 3.0-50

3.12-1 Construction GHG Emission Comparisons............................................................ 3.0-54

3.12-2 Operational GHG Emissions ............................................................................ 3.0-55

3.13-1 Summary of Energy Use During Construction ....................................................... 3.0-57

3.13-2 Summary of Energy Use During Operation........................................................... 3.0-58 209
Meridian Consultants 1 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024

1.0 INTRODUCTION

1.1 PROJECT BACKGROUND
When an Environmental Impact Report (EIR) has been certified for a project, the California Environmental Quality Act (CEQA) provides for the update of the information in the EIR to address changes to a project or changes to the circumstances under which a project will occur. Pursuant to CEQA Guidelines Section 15164, an addendum to an EIR may be prepared if changes or additions to the EIR are needed, but none of the conditions described in CEQA Guidelines Section 15162 calling for a subsequent EIR have occurred.

In February 2008, the City of Santa Paula (City) certified the Final EIR for the East Area 1 Specific Plan Project (2008 East Area 1 SP FEIR), which allowed for the development of a mixed use-community of up to 1,500 total residential units and 810,000 square feet of office, retail, light industrial and civic facilities. The Project entitlements included approval of the East Area 1 Specific Plan (EA1 SP-3 or “Specific Plan”). As required by the CEQA, the City adopted findings of fact for the significant impacts identified in the 2008 East Area 1 Specific Plan FEIR and a statement of overriding considerations for those impacts identified as significant and unavoidable after the incorporation of all feasible mitigation.

The City prepared Addendum No. 1 to the East Area 1 Specific Plan FEIR1 in February 2010 (Addendum No. 1 to the SP FEIR) to address the addition of three parcels to the proposed East Area 1 annexation to allow for the implementation of the improvements to the intersection of Telegraph Road and Hallock Drive identified in Mitigation Measure T-2 of the East Area 1 Specific Plan FEIR. After completion of the 2008 East Area 1 SP FEIR, additional geotechnical investigations were conducted that determined the Specific Plan area contained more large rock than could be processed and used on the site in accordance with the applicable geotechnical design standards. For this reason, surplus rock material was proposed to be exported from approximately 150 acres of the site. In March 2014, the City prepared Addendum No. 2 to the East Area 1 Specific Plan FEIR2 (2014 Addendum No. 2 to the SP FEIR) to address the handling of oversize rock in the Specific Plan area during construction.

In February 2015, the City certified the East Area 1 Specific Plan Amendment Final Supplemental EIR (2015 East Area 1 SP SEIR) in connection with its approval of (1) an amendment to the adopted East Area 1 Specific Plan which revised the land use plan and regulating plan as defined in the Specific Plan, (2) a First Amended and Restated Development Agreement, and (3) a Master Vesting Tentative Map to subdivide the East Area 1 Specific Plan Area to facilitate the development allowed by the approved Specific Plan. Revisions included the reconfiguration of the planning areas and the reduction of the amount of light industrial and commercial uses allowed. The modifications allowed for the Hallock Center to accommodate predominantly light industrial and commercial uses, the Civic District to accommodate 1 City of Santa Paula, Addendum No. 1 to the East Area 1 Specific Plan Environmental Impact Report, February 2010. 2 City of Santa Paula, Addendum No. 2 to the East Area 1 Specific Plan Environmental Impact Report, March 2014. 210

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schools, and Neighborhood Planning Areas to accommodate residential uses. Additionally, the amendment also defined open space and agricultural preserve areas as well as utilities and services consistent with the Master Vesting Tentative Map included in the Project and authorized the Planning Director to make administrative adjustments to setback requirements.

The 2016 Addendum No. 3 to the East Area 1 SP FEIR and 2016 Addendum No. 1 to the East Area 1 SP SEIR, prepared by the City in October 2016, addressed minor revisions to the timing of completion of Mitigation Measure C-10 adopted by the City in the 2008 East Area 1 SP FEIR in order to minimize the impact of the project on historical resources. Mitigation Measure C-10 required the preparation of a historical interpretation plan for the Teague-McKevett Ranch to be displayed on-site and a Documentation Report produced in consultation with a qualified historic preservation professional to archive photographs and site plans of the buildings to be demolished or relocated. Additionally, a rehabilitation and adaptive reuse plan for all eligible buildings which will be preserved was required to be developed. The Mitigation Measure C-10 also required that the new construction be screened from the historic district in such a manner as to minimize its visual impact upon the district.

Addendum No. 4 to the East Area 1 SP FEIR and Addendum No. 2 to the East Area 1 SP SEIR, prepared by the City in May 2021, evaluated an amendment (Amendment No. 3) to the Specific Plan approved by the City expanding the range of residential land uses allowed in the Civic District and Hallock Center Zones as defined in the Specific Plan. The expanded range of uses allows Live/Work Dwellings, Single Family Dwellings, and Home Occupation uses in the Civic District Zone and Second Unit – Carriage Unit uses permitted in both the Civic District and Hallock Center Zones. Development of the building types in these Zones would remain subject to the development and design standards in the Specific Plan. The total number of residential units allowed by the Specific Plan remained unchanged at 1,500.

The Final EIR, certified in 2008, its Addendums Nos. 1 through 4, and the East Area 1 Specific Plan Amendment Final SEIR, certified in 2015, its Addendums Nos. 1 through 2 collectively comprise and are referred to herein as the “FEIR”, “previous EIR”, or “SEIR” for purposes of this Addendum.

This Addendum, Addendum No. 5 to the East Area 1 SP FEIR and Addendum No. 3 to the East Area 1 SP SEIR, evaluates a proposed amendment to the Specific Plan, Amendment No. 4, to increase the number of residential units allowed by 550 units from 1,500 to 2,050 units and remove the 25,000 square feet of light industrial and 215,000 square feet of commercial development currently allowed by the Specific Plan in the Hallock Center District.

1.2 APPLICABLE REVIEW STANDARDS
CEQA Guidelines Sections 15162–15164 define the standards for determining the level of additional environmental review required when an EIR has been certified for a project. When it can be determined, based on substantial evidence in light of the whole record, that changes to a project or changes in the circumstances under which a project would be undertaken constitute new information that would not result in the identification of new significant impacts, or a substantial increase in the severity of 211

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significant impacts identified in the certified EIR, an addendum to an EIR may be prepared. Public review of an addendum is not required by CEQA. Instead, the information in an addendum is to be considered with the previously certified EIR prior to a decision being made on the action being considered. If new significant impacts or a substantial increase in the severity of significant impacts identified in the certified EIR would occur, then preparation and circulation of a subsequent or supplemental EIR is required.

Based on review of the whole record, including the approved Specific Plan and the certified EIR, this Addendum concludes that no new significant impacts are likely to result from the proposed Specific Plan Amendment No 4. This conclusion is drawn from the following findings pursuant to Section 15162(a) of the CEQA Guidelines:

1. No substantial changes to the East Area 1 Project are proposed that would require major revisions of the previous EIR as there are no new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

2. No substantial changes in the circumstances under which the East Area 1 Project will be undertaken have occurred that would require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

3. No new information of substantial importance has been discovered that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was prepared. Specifically, a review of current conditions and the East Area 1 Project demonstrates the following:
a. The East Area 1 Project would not have one or more significant effects not discussed in the previous EIR;
b. Significant effects previously examined would not be substantially more severe than shown in the previous EIR;
c. There are no new mitigation measures or alternatives previously found not to be feasible that would now in fact be feasible that would substantially reduce one or more significant effects of the Project, and that the Project proponents decline to adopt; and d. No new mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR that would substantially reduce one or more significant effects on the environment, and that the Project proponents decline to adopt, are recommended.

Based on the information contained in this Addendum, the proposed amendment to the Specific Plan to expand the range of residential land uses allowed in the Civic District and Hallock Center Zones and the plan to no longer build an elementary school will not result in any new significant impacts or any substantial increase in severity of the significant impacts identified in the FEIR. Additionally, no new information of substantial importance has been identified that indicates the changes in land use would result in any new significant impacts or any substantial increase in the severity of the significant impacts identified in the FEIR.
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2.0 PROJECT DESCRIPTION

2.1 APPROVED SPECIFIC PLAN
In 2008 the City of Santa Paula approved the East Area 1 Specific Plan to guide the development of approximately 501 acres located on the eastern edge of the City of Santa Paula, north of State Highway 126 and Telegraph Road and east of Santa Paula Creek.

The City of Santa Paula adopted the East Area 1 Specific Plan in February 2008 to regulate development of Specific Plan area. The City also approved a series of related actions to implement the Specific Plan, including a Development Agreement. In June 2008, voters in the City of Santa Paula approved Measure G, which amended the City Urban Restriction Boundary (CURB), as defined in the City’s General Plan, to include the East Area 1 Specific Plan area. In March 2011, the Ventura Local Agency Formation Commission approved annexation of the East Area 1 Specific Plan area to the City of Santa Paula and this annexation was recorded in February 2013. The Specific Plan was amended in 2015, 2016 and 2021, as discussed in Section 1.1, Project Background.

As currently approved, the East Area 1 Specific Plan preserves approximately 80 acres in the northern portion of the Specific Plan area as open space; allows development of up to 1,500 residential units complemented by parks, schools, and other public facilities; and a small amount of neighborhood commercial and business park uses. Access to the Specific Plan area is currently provided by Hallock Drive. Santa Paula Street will be extended from the west across Santa Paula Creek to provide additional access in accordance with the approved Specific Plan.

Figure 2.1: Approved Land Use Plan, shows the districts and neighborhoods defined by the East Area 1 Specific Plan. The Open Space District includes the open space and agricultural preserve areas in the northern portion of the Specific Plan area and open space buffer areas along Santa Paula Creek and Haun Creek on the western and eastern edges of the Specific Plan area, respectively. The Haun Creek and Foothill Residential Neighborhoods are located in the eastern portion of the Specific Plan area. The Santa Paula Creek Residential Neighborhood is located in the western portion of the Specific Plan area. In addition to these residential neighborhoods, the Specific Plan established a Civic District in the southwestern portion of the Specific Plan area that includes a 35-acre community park (Sports Park) and sites for school facilities, and the Hallock Center District along the southern edge of the Specific Plan area, where development of residential, commercial and business park uses are allowed.

The East Area 1 Specific Plan currently allows the development of 1,500 residential units, 150 assisted living units, 25,000 square feet of light industrial and 215,000 square feet of commercial development along with a sports park, neighborhood parks, elementary school and secondary school facilities and supporting infrastructure as shown in Table 2.2-1: East Area 1 Land Use Summary. 213
Santa Paula Creek
Haun Creek
Palm Lane
Park Blocks
Hallock Entry
Telegraph Road
V.C.T.C.

Hwy 126
Santa Paula Creek
Neighborhood Haun Creek
Neighborhood
Haun Creek Drive
Park Loop Rd. Santa Paula St.

Santa Paula
St
Sant
.
a Paula Cr
eek Edge
Drive
Foothill
Neighborhood
Legend
Civic District
Hallock Center
Neighborhood
Neighborhood Subarea
Agricultural Preserve
Open Space Preserve
Parks/Greenways
School Athletic Fields
Foothill Collector
N
Approved Land Use Plan
FIGURE 2-1

APPROXIMATE SCALE IN FEET
0 400 800 1600
114-001-16
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Development in the East Area 1 Specific Plan area began in 2017 with mass grading of the Specific Plan area that was completed in 2018. Figure 2-2: East Area 1 − May 2023, shows the current status of development in the Specific Plan area. To date, approximately 600 homes have been built in the Haun Creek Neighborhood and Hallock Center District. The first phase of the Sports Park located in the western portion of the Specific Plan area is currently under development. Since approval of the 2015 Specific Plan Amendment, Santa Paula Unified School District determined the northern site in the Civic District reserved for development of an elementary school was no longer needed and residential development of this site with 121 of the previously approved 1,500 residential units was approved by the City.

2.2 PROPOSED SPECIFIC PLAN AMENDMENT
An amendment (proposed amendment) to the approved East Area 1 Specific Plan is proposed in response to the increased need for additional housing in Santa Paula and Ventura County. An associated amendment to the approved Development Agreement is also proposed. In addition, recent plans for commercial and business park development within the City’s 95-acre East Gateway planning area, located immediately south of the East Area 1 Specific Plan area has reduced the demand for commercial and business park uses in the East Area 1 Specific Plan area. The proposed land use plan is presented in Figure

2.3: Proposed Land Use Plan and Table 2.2-1 shows the East Area 1 Land Use Summary in comparison to the approved land uses.

The proposed amendment to the East Area 1 Specific Plan would increase the number of housing units allowed within the Haun Creek, Foothill and Santa Paula Creek Neighborhoods and Hallock Center District by 550 units from 1,500 to 2,050 units. The 2,050 units includes 784 single family units, 966 condominium units, and 300 apartment units. The total number of previously approved single-family units would decrease by 316 units, and the total number of multi-family developments including condominium and apartment units would increase by 866 units. No assisted living units would be developed. An 8.3 acre site would be reserved for development of school facilities by the Santa Paula Unified School District. No changes to the approximately 225 acres of park and open space areas defined in the Approved Specific Plan are proposed. The number of acres provided for the Community Park (Sports Park) and neighborhood parks would remain the same.

The proposed Third Amendment to the approved Development Agreement would (i) vest the developer’s right to construct the project consistent with the proposed Specific Plan amendment, (ii) secure certain additional public benefits to the City, including additional funding for the sports park and affordable housing, (iii) require developer to enter into an offsite improvement agreement and post bonds to ensure the timely completion of the Santa Paula Creek bridge, and (iv) require developer to continue to ensure adequate emergency access to the project, including using good faith efforts to construct an additional emergency access between the project site and E. Telegraph Road along Dike Road and/or Texas Lane, as approved by the City and the Ventura County Fire Department. 215

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TABLE 2.2-1
EAST AREA 1 LAND USE SUMMARY
Land Use Approveda Proposedb Change
acres units/size du/ac acres units/size du/ac
Residential Haun Creek Neighborhood/Hallock Center East (Phase I) 86.2 632 du 7.3 86.2 707 du 8.2 75 du Foothill Neighborhood (Phase II) 98.0 492 du 5.0 98.0 554 du 5.7 62 du Santa Paula Creek Neighborhood (Phase III) 50.0 376 du 7.5 50.0 489 du 12.2 113 du Hallock Center West (Phase I) 0 0 du 0 17.9 300 du 16.8 300 du Subtotal 234.2 1,500 du 6.4 252.1 2,050 du 8.1 550 du Commercial/Industrial Light Industrial – Hallock Center West 13.5 25,000 sf - 0 0 sf - -25,000 sf Commercial – Hallock Center West 4.4 215,000 sf - 0 0 sf - -215,000 sf Subtotal 17.9 240,000 sf - 0 0 sf - -240,000 sf Civic/Institutional Schools – Civic Districtc 19.2 - - 8.3 - - -10.9 ac Fire – Hallock Center District 1.0 - - 1.5 - - 0.5 ac
Subtotal 20.2 - - 9.8 - - -10.4 ac Open Space, Parks, and Agriculture Public Athletic Fields (OS-3) 37.8 - - 37.8 - - 0 ac Parks/Greenways (OS-2) 55.2 - - 55.2 - - 0 ac
Open Space Preserve (OS-1) 77.3 - - 77.3 - - 0 ac Agricultural Preserve (AG) 55.0 - - 55.0 - - 0 ac Subtotal 225.3 - - 225.3 - - 0 ac TOTAL 497.6 497.6 0 ac Notes: a – Approved land uses as defined in 2015 East Area 1 SP SEIR b – Proposed land uses as defined in the May 2023 Draft Proposed East Area Specific Plan SP-3 c – Reflects Santa Paula Unified School District previously declining use of one of two available school sites and prior City approval of residential units on this site. 216
East Area 1 - May 2023
FIGURE 2-2
SOURCE: Google Earth - July 2023
114-001-16

APPROXIMATE SCALE IN FEET
4000 800 1600
N
Project Boundary
Legend
217
Santa Paula Creek
keerC nuaH
Santa Paula St.

Foothill Collector
Palm Lane
Park Blocks
Hallock Entry
Santa Paula St.

Haun Creek Drive
Santa Paula Cr
eek Edge
Drive
Park Loop Rd.

Telegraph Road
V.C.T.C.

Hwy 126
AG
AG
AG
N
N
N
OS-3
OS-2
OS-2
OS-2
OS-2 HC
CD
OS-2
OS-1
OS-2
OS-2
OS-2
(Santa Paula Creek
Neighborhood)
(Haun Creek
Neighborhood)
(Foothill
Neighborhood)
OS-1
OS-1
HC
ECO
N
Proposed Land Use Plan
FIGURE 2-3
114-001-16

APPROXIMATE SCALE IN FEET
0 400 800 1600
N
SOURCE: East Area 1 Specific Plan Amendment 3, July 2023 Pedestrian Priority Overlay
Civic District (CD)
Hallock Center (HC)
Neighborhood (N)
Agricultural Preserve (AG)
Open Space 1 (OS-1)
Open Space 2 (OS-2)
Open Space 3 (OS-3)
Legend
East Center Overlay (ECO)
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Figure 2.4: Development Plan identifies the approved tentative tract maps and shows existing and planned development within the Specific Plan Area. Table 2.2-1, above, shows the number of units previously planned and proposed in the residential neighborhoods and Hallock Center District. As shown in Table 2.2-1, the number of residential units in the Haun Creek Neighborhood and the portion of the Hallock Center District located east of Hallock Drive would be reduced from 632 to 586 units. As described above, the City previously approved the development of the northern site in the Civic District reserved for development of an elementary school with 121 residential units. The number of units in the Foothill Neighborhood would increase from 492 to 554 and the number of units in the Santa Paula Creek Neighborhood would increase from 376 to 489 units. The portion of the Hallock Center District located west of Hallock Drive, where Business Park and Commercial uses were previously planned, would be developed with 300 residential units, planned as duplex rental units. No change in use defined in the Approved Specific Plan are proposed to the Farmhouse, an existing community center with recreational amenities for residents maintained by the project homeowner’s association. As previously discussed, no changes to the park and open space areas defined in the Approved Specific Plan are proposed. 219
Development Plan
FIGURE 2-4
SOURCE: Google Earth - July 2023
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3.0 ENVIRONMENTAL ANALYSIS
The 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR analyzed the following topics:
• 4.1: Land Use and Planning
• 4.2: Agricultural Resources
• 4.3: Mineral Resources
• 4.4: Transportation and Traffic
• 4.5: Air Quality
• 4.6: Noise
• 4.7: Biological Resources
• 4.8: Geology and Soils
• 4.9: Hydrology and Water Quality
• 4.10: Hazards and Hazardous Materials
• 4.11: Aesthetics
• 4.12: Cultural and Historic Resources
• 4.13: Public Services
• 4.14: Recreation
• 4.15: Utilities and Services Systems
• 4.16: Population and Housing
• 4.17: Greenhouse Gas
Impacts to agricultural resources from conversion of the Project Site to non-agricultural uses was determined to be a significant and unavoidable impact, even with the implementation of all feasible mitigation measures in the 2008 East Area 1 SP FEIR. The City Council adopted a statement of overriding considerations with the original approval of the Specific Plan in 2008. Specific Plan Amendment No. 4 only involves changing the type and intensity of land uses in areas already identified for development in the Specific Plan as currently approved. No additional agricultural land within or adjacent to the Specific Plan area would be affected. All of the adopted mitigation measures addressing the impact of the East Area 1 Specific Plan Project on agricultural resources have been implemented. For these reasons, no new significant impacts or substantial increase in the severity of the impacts to agricultural resources identified in the 2008 East Area 1 SP FEIR or 2015 East Area 1 SP SEIR would result from the proposed amendment.

Impacts to mineral resources were determined to be less than significant in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. Conditions related to mineral resources have not changed since certification of the 2015 SEIR. Specific Plan Amendment No. 4 will only affect the uses allowed in areas already approved for development. For these reasons, no new significant impacts or substantial increase in the severity of the impacts to mineral resources identified in the 2015 SEIR would result from the proposed amendment.

Impacts to biological resources were determined to be less than significant with mitigation in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. As Specific Plan Amendment No. 4 would change the land uses allowed on portions of the Specific Plan Area already graded and improved for development, no additional impacts to biological resources would result from the proposed amendment. No new significant impacts or substantial increase in the severity of the impacts to biological resources identified in the 2008 East Area 1 SP FEIR or 2015 East Area 1 SP SEIR would result from the proposed amendment. 221

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Impacts related to hazards and hazardous materials were determined to be less than significant with mitigation in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. All of the adopted mitigation measures for the impacts related to soil contamination on the site with hazardous materials have been implemented. No new information indicating any additional contamination within the Specific Plan area that could result in significant impacts has become available since certification of the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. Further, the proposed amendment would allow additional residential units within the approved Specific Plan Area but would not introduce any new allowed uses that could introduce the storage or use of hazardous materials not already evaluated in the previously certified East Area 1 Specific Plan Project documents. For these reasons, no new significant impacts or substantial increase in the severity of the impacts to hazards and hazardous materials would result from the proposed amendment.

Impacts to cultural resources were determined to be less than significant with mitigation 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. The impact on the historic agricultural character of the site was determined to significant and unavoidable in the 2008 East Area 1 SP FEIR. The City Council adopted a Statement of Overriding Considerations with regard to this impact with the original approval of the Specific Plan in 2008. The impact of the East Area 1 Specific Plan Project on individual historic resources within the Specific Plan Area was determined to be less than significant with mitigation. Specific Plan Amendment No. 4 only involves changing the type and intensity of land uses in areas already approved for developed in the Specific Plan as currently approved. No additional land within or adjacent to the Specific Plan area would be affected. All of the adopted mitigation measures for the impacts of the East Area 1 Specific Plan Project on cultural and historic resources have been implemented.

Impacts associated with these topics were directly related to the initial development of the site. As mass grading to facilitate development of the Specific Plan area was completed in 2018, the proposed amendment, which involves changes to the uses allowed within the Specific Plan area already graded and improved for development, would not result in any changes to the impacts identified for these topics in the with the original approval of the Specific Plan in 2008.

Updated analysis is provided in this section for the other topics evaluated in the with the original approval of the Specific Plan in 2008. In addition, analysis of potential Energy impacts is also provided as this topic was not evaluated in the 2008 FEIR or 2015 SEIR, as Energy impacts were identified for analysis under CEQA after 2015.
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3.1 LAND USE AND PLANNING
Certified
EIR Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring New
Analysis or
Verification?
a) Physically divide an established
community.

Less Than
Significant
Less Than
Significant No No No
b) Conflict with any applicable
land use plan, policy, or
regulation of an agency with
jurisdiction over the project
(including, but not limited to
the general plan, specific plan,
local coastal program, or zoning
ordinance) adopted for the
purpose of avoiding or
mitigating an environmental
effect.

Less Than
Significant
Less Than
Significant No No No
c) Conflict with any applicable
habitat conservation plan or
natural community
conservation plan.

Less Than
Significant
Less Than
Significant No No No
As concluded in both the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR, the Specific Plan would not involve substantial physical alterations to the existing community structure that would physically divide the established community pattern of the City of Santa Paula. The 2015 East Area 1 SP SEIR determined the minor reconfigurations of the allowed land uses proposed at that time would not affect the overall compatibility of the planned development with surrounding uses. Additionally, the Specific Plan was determined to be compatible with existing and planned land uses to the south of the Project Site along Telegraph Road and to the west along Santa Paula Street. Impacts were determined to be less than significant in both the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR.

The 2015 East Area 1 SP SEIR concluded the Specific Plan would remain consistent with applicable land use plans and policies and no significant impacts were identified. The 2015 Specific Plan Amendment revised development standards, and revisions to the regulating, thoroughfare, and utility plans to regulate future development within the Specific Plan Area and ensure the provision of adequate public services for the allowed land uses. The Specific Plan was determined to be consistent with applicable goals, objectives and policies in the Santa Paula General Plan. The Specific Plan as amended in 2015 was determined to be consistent with the goals of the Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS).

The 2015 East Area 1 SP SEIR concluded the Specific Plan would not conflict with any applicable habitat conservation plan or natural community conservation plan. The Specific Plan Area is not located within 223

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any adopted habitat conservation or natural community conservation plan area and impacts were determined to be less than significant.

The City of Santa Paula adopted the 2040 General Plan in March 2020. The 2040 General Plan accommodated growth for the City projected by the SCAG, which projected the City’s population would grow to approximately 39,600 by 2040. At the time, the 2040 General Plan was prepared, the State Department of Finance projected the Ventura County would grow to approximately 141,000 persons by 2040. The 2040 General Plan incorporates the East Area 1 Specific Plan as approved in 2015.

The proposed amendment would allow for 550 additional residential units to be developed within the Specific Plan Area. The development of 550 additional residential units would result in an estimated population increase of 1,821 residents in the Specific Plan Area based on the City’s current average household size of 3.31 persons per household. When this additional population growth of 1,821 persons is added to the 2020 population for the City of Santa Paula of 30,389, the City’s population would increase to 32,210, which is 3,190 lower than the population projected by SCAG for the City for 2045. The anticipated growth would be 7,390 people less than estimated in the City’s 2040 General Plan.

The proposed amendment would allow additional residential development in accordance with the development and design standards in the approved Specific Plan in areas already approved and improved for development. The proposed amendment would be consistent with applicable policies in the 2040 General Plan, including Policies LU 3.1, Balanced Land Uses, LU 3.3, Diverse Housing Supply and LU 1.8, Quality Development.

Policy LU 3.1, Balanced Land Uses calls for the designation of adequate land for residential, commercial, industrial, institutional, cultural, recreational, open space and other needs of the community in the General Plan Land Use Plan. As discussed above, the amendment is proposed in response to the increased need for additional housing in Santa Paula and Ventura County and plans for commercial and business park development in the City’s 95-acre East Gateway planning area, which reduce the demand for commercial and business park land uses in the East Area 1 Specific Plan area. The proposed amendment would be consistent with this Policy LU 3.1 by ensuring adequate land for residential development in the City that would balance with the amount of land designated for commercial and other non-residential development in the eastern portion of the City.

Policy LU 3.3, Diverse Housing Supply, calls for the provision of a full range of housing types, locations and densities to accommodate the city’s share of regional housing needs for all income levels in a manner that:
• Retains the scale and character of existing neighborhoods; • Facilitates upgrading and infill of underutilized land in existing neighborhoods; • Allows expansion into vacant and underdeveloped lands consistent with infrastructure and environmental constraints;
• Provides safe and sanitary housing for all residents; and 224

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• Encourages development of high-quality estate homes in designated Expansion Areas.

The proposed Amendment would include an additional 550 housing units for a total of 2,050. This includes 784 single family units, 966 condominium units, and 300 apartment units. The total number of previously approved single-family units would decrease by 316 units, and the total number of multi-family developments including condominium and apartment units would increase by 866 units. The proposed amendment would be consistent with Policy LU 3.3 by providing a full range of housing types and densities to accommodate the increased need for additional housing in Santa Paula and Ventura County.

Policy LU 1.8, Quality Development, encourages quality development that:
• Contributes significant social, economic and aesthetic benefits to Santa Paula and its citizens; • Provides compatible, appealing architectural design and site planning, which may include alternative development standards established through the Planned Development Overlay Zone process; and • Incorporates streetscape and other public urban design amenities that enhance the community image.

The additional residential development that would be allowed by the proposed amendment would be developed in conformance with the development and design standards in the approved Specific Plan, which would ensure the character of the existing neighborhoods in the East Area 1 Specific Plan Area is retained in a manner that results in quality development, consistent with LU Policy 1.8.

The additional residential units would be accommodated in areas improved for development and the existing infrastructure serving East Area 1 has the capacity to accommodate the additional units proposed, as discussed in Section 3.11: Utilities and Service Systems, of this Addendum. In addition, the majority of the additional units proposed, 300 units planned in the Hallock Center District west of Hallock Drive and south of Santa Paula Street, would be rental duplex units, would expand the range of housing opportunities available in the City.

The proposed amendment would not involve substantial physical alterations to the existing community structure that would physically divide the established community pattern of the City of Santa Paula. The proposed amendment would result in minor reconfigurations of the land uses and will not change the overall compatibility of the planned development with surrounding uses and would be compatible with existing and planned land uses. Impacts would be less than significant; no new significant land use impacts would result from the proposed amendment.

The proposed amendment would not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect. The proposed amendment is consistent with the City’s 2040 General Plan and the SCAG RTP/SCS. Impacts would be less than significant and no new significant land use impacts would result from the proposed amendment.
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The proposed amendment would not conflict with any applicable habitat conservation plan or natural community conservation plan. The Project Site is not located within any adopted habitat conservation or natural community conservation plan area. Impacts would be less than significant and no new significant land use impacts would result from the proposed amendment.

For these reasons, no new significant land use impacts would result from the proposed amendment. 226

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3.2 TRANSPORTATION AND TRAFFIC
Certified
EIR Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring New
Analysis or
Verification?
d) Conflict with an applicable
plan, ordinance, or policy
establishing measures of
effectiveness for the
performance of the circulation
system, taking into account all
modes of transportation
including mass transit and nonmotorized travel and relevant components of the circulation
system, including but not
limited to intersections,
streets, highways and freeways,
pedestrian and bicycle paths,
and mass transit.

Less Than
Significant
Less Than
Significant No No No
e) Conflict with an applicable
congestion management
program, including, but not
limited to level of standards
and travel demand measures,
or other standards established
by the county congestion
management agency for
designated roads or highways.

Less Than
Significant
Less Than
Significant No No No
f) 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.

Less Than
Significant
Less Than
Significant No No No
g) Substantially increase hazards
due to a design feature (e.g.,
sharp curves or dangerous
intersections) or incompatible
uses (e.g., farm equipment).

Less Than
Significant
Less Than
Significant No No No
h) Result in inadequate emergency
access?
Less Than
Significant
Less Than
Significant No No No
i) Conflict with adopted policies,
plans, or program regarding
public transit, bicycle, or
pedestrian facilities, or
otherwise decrease the
performance or safety of such
facilities.

Less Than
Significant
Less Than
Significant No No No
The 2015 East Area 1 SP SEIR concluded the traffic impacts of the East Area 1 project would be less than significant with mitigation for all affected streets and intersections with the exception of the intersections of Ojai Road (SR 150)/10th Street and Santa Paula Street/10th Street and Harvard Boulevard. 227

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The City Council adopted a Statement of Overriding Considerations with approval of the 2015 East Area 1 Specific Plan Amendment with regard to the impacts to these two intersections.

SB 743, signed into law in 2013, initiated an update to the CEQA Guidelines to change how lead agencies evaluate transportation impacts under CEQA, with the goal of better measuring the actual transportationrelated environmental impacts of any given project.

Starting on July 1, 2020, analysis of transportation impacts for purposes of environmental review under CEQA is required to be based on the amount of vehicle miles traveled (VMT) generated by proposed project instead of the operating conditions of streets and intersections. VMT measures how much actual auto travel (additional miles driven) a proposed project would create. VMT refers to the amount and distance of automobile travel attributable to a project.

An assessment of the changes in traffic was completed in February 2023 (see Appendix A: Transportation Study). The changes in the land uses allowed in the Specific Plan area with the proposed amendment would result in a small reduction in the amount of Daily, AM and PM Peak Hour traffic generated by the Project as shown in Table 3.2-1: Change in Trip Generation. Relative to the Approved Specific Plan, the mix of land uses that would be allowed by the proposed amendment to the Approved Specific Plan would reduce daily trips by 4 percent, AM peak hour trips by 15 percent and PM peak hour trips by 10 percent.

While VMT is the required measure of transportation impacts for projects subject to CEQA, the use of Level of Service (LOS) as a measure of transportation impacts applies if it is a requirement of an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system. The City’s 2040 General Plan includes Policy CM 1.1, which established LOS D as the City’s desired performance standard for streets and intersections. The Specific Plan would be consistent with this policy as the proposed amendment would result in a reduction in the amount of traffic generated by the East Area 1 Specific Plan.3 As the proposed amendment would result in a reduction in the amount of traffic generated by the East Area 1 Specific Plan, no new or substantially more severe traffic impacts to the intersections analyzed in the 2015 SEIR would result from the proposed amendment. The significant and unavoidable impact to the intersections of Ojai Road (SR 150)/10th Street and Santa Paula Street/10th Street and Harvard Boulevard would not be reduced to a less than significant level. The mitigation measures identified in the 2015 SEIR would apply to the proposed amendment. 3 City of Santa Paula, General Plan, Circulation and Mobility Element (2020), https://www.spcity.org/DocumentCenter/View/1710/2040-General-Plan-Section-3---Circulation-and-Mobility-Element.

Accessed July 2023.
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TABLE 3.2-1

CHANGE IN TRIP GENERATION
Daily Trips
Weekday Trips
AM Peak Hour PM Peak Hour
In Out Total In Out Total
Total External Trips –
Proposed SPA 16,574 485 1,059 1,544 1,035 610 1,645
Total External Trips –
Approved SPA 17,204 770 1,044 1,814 1,031 796 1,827
Reduction in Trips -630 -285 15 -270 4 -186 -182
Percent Reduction in
Trips -4% -37% 1% 15% -0% -23% -10%
Source: Fehr & Peers, 2023 (Appendix A).

In accordance with Section 15064.3 of the CEQA Guidelines,4 which was adopted to implement SB 743 after certification of the 2015 SEIR, analysis of changes in VMT that would result from the proposed amendment was completed using the Ventura County Transportation Commission’s Transportation Model.5 The purpose of a VMT estimates for the approved Specific Plan and the proposed Specific Plan Amendment were prepared to identify the change in VMT that would result from the proposed amendment. As shown below in Table 3.2-2: Change in VMT, the proposed amendment would result in a small reduction in VMT per service population (residents and employees) of 0.4 percent. As the amount of VMT generated by the East Area 1 Specific Plan would be reduced with the proposed amendment, impacts would be less than significant. The proposed amendment would not result in a new or substantially more severe transportation impact.

TABLE 3.2-2

CHANGE IN VMT
Metric Existing (2023)
2040 with
Approved Project
2040 with
Proposed Project Difference
Population 1,574 3,875 4,983 1,108
Employees 13 218 42 -176
Residential Home-Based VMT 32,414 65,343 92,527 27,184
Employment VMT (excluding WBO) 179 2,600 370 -2,230
Total VMT 38,042 90,842 109,664 18,822
Residential VMT per Resident 20.6 16.9 18.6 1.7
Work VMT per Employee 13.5 11.9 8.8 -3.1
Total VMT per Service Population 24.0 22.2 21.8 -0.4
Source: Fehr & Peers, 2023 (Appendix A). * WBO = work-based other productions. 4 CEQA Guidelines, 14 California Code of Regulations, sec. 15064.3 5 Ventura County Transportation Commissions, Ventura county Transportation Model, https://www.goventura.org/work-withvctc/traffic model/#:~:text=The%20Ventura%20County%20Transportation%20Model,in%20relationship%20to%20land%20use.

Accessed July 2023.
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The proposed amendment would make no changes to the circulation network. The occasional use of some farm equipment will occur associated with the 55-acre Agricultural Preserve in the northern portion of the Specific Plan area. These vehicles would be subject to standard roadway use and operation requirements. Impacts related to roadway design features and incompatible uses would be less than significant, no new significant land use impacts would result from the proposed amendment.

Further, the proposed amendment does not include changes that would impact emergency access. The Approved Specific Plan identifies Hallock Drive as the primary access route to the Specific Plan Area with the extension of Santa Paula Street across Santa Paula Creek providing secondary access. This extension will be known as the Santa Paula Creek Bridge. As the bridge has not yet been constructed, a temporary secondary access route has been approved by the County of Ventura Fire Department. This approved secondary access route extends from Santa Paula Street in the southwest corner of the Specific Plan area south to Texas Lane, west to Dike Road and south to Telegraph Road.

The standards in the Approved Specific Plan require setbacks to be maintained between buildings to accommodate fire protection access from all sides of each separate structure and roads will be required to meet standards for emergency access regarding roadway widths, length of roadway, secondary access, and turnarounds. Impacts related to fire access would be less than significant, and no new significant impacts would result from the proposed amendment.

The City’s General Plan includes goals to ensure that City residents have alternative transportation opportunities such as transit, bikeways, and pedestrian routes. The proposed amendment would make no changes to the circulation network. The proposed amendment would not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. Impacts would be less than significant, and no new significant impacts would result from the proposed amendment.

Therefore, the proposed amendment would not result in any new or substantially more severe transportation and traffic impacts.
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3.3 AIR QUALITY
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Conflict with or obstruct
implementation of the
applicable air quality plan?
Less than
significant
Less than
significant No No No
b) Violate any air quality
standard or contribute
substantially to an existing or
projected air quality
violation?
Significant
and
Unavoidable
Significant
and
Unavoidable
No No No
c) Result in a cumulatively
considerable net increase of
any criteria pollutant for
which the project region is
nonattainment under an
applicable federal or State
ambient air quality standard?
(including releasing emissions
that exceed quantitative
threshold for ozone
precursors)?
Significant
and
Unavoidable
Significant
and
Unavoidable
No No No
d) Expose sensitive receptors to
substantial pollutant
concentrations?
Less than
significant
Less than
significant No No No
e) Create objectionable odors
affecting a substantial
number of people?
Less than
significant
Less than
significant No No No
The analysis of air quality impacts for the East Area 1 Specific Plan Project was updated in the 2015 East Area 1 SP SEIR. Impacts from air quality emissions for both construction and operation were determined to be less than previously identified in the 2008 East Area 1 SP FEIR. Total emissions, however, still exceeded the applicable Ventura County Air Pollution Control District (VCAPCD) thresholds of significance and air quality impacts remained significant and unavoidable.

VCAPCD considers construction-related emissions to be temporary and does not recommend quantitative analysis of these impacts for this reason. However, VCAPCD recommends that construction emissions be mitigated if the construction emissions are likely to exceed the significance thresholds for operational emissions. The 2015 East Area 1 SP SEIR evaluated emissions that would be generated by both stationary and mobile sources on a regular, day-to-day basis from the proposed residential, recreational, and educational uses. Based on the threshold of significance recommended by the VCAPCD, a project is considered to have a significant impact on air quality if it would generate more than 25 pounds per day of either reactive organic compounds (ROCs) or oxides of nitrogen (NOx). Emission modeling completed for the East Area 1 Project in the SEIR showed emissions of NOx and ROCs would exceed the thresholds 231

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for both pollutants throughout the construction period and during the operation of the East Area 1 Project. The City adopted Mitigation Measures AQ-1 through AQ-14 to reduce air quality impacts to the fullest extent feasible:

AQ-1: Before issuance of a permit to conduct site clearing, grading, earthmoving, or excavation, a comprehensive Fugitive Dust control Plan must be submitted to the City Planning Director for review and approval. The Fugitive Dust Control Plan must be approved in consultation with the Ventura County Air Pollution Control District. • Identification of all fugitive dust sources, the means by which fugitive dust from each identified source will be minimized, and the schedule of frequency that each dust control method will be applied for each identified source. • Dust control measures that will achieve compliance with VCAPCD Rule 50 (Opacity) and Rule 51 (Nuisance).
• On-site vehicle speed shall not exceed 15 miles per hour (the Project Site will contain posted signs with the speed limit).
• All on-site construction roads with vehicle traffic shall be watered periodically; • Streets adjacent to the project reach shall be swept as needed to remove silt that may have accumulated from construction activities so as to prevent excessive amounts of dust.
• All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after work is done for the day. • All clearing, grading, earth moving, or excavation activities shall cease during periods of high winds (i.e., greater than 25 miles per hour averaged over one hour) so as to prevent excessive amounts of dust (contact the VCAPCD meteorologist for current information about average wind speeds).
• All material transported off site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust.
• The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive amounts of dust.

These control techniques shall be included in Project grading plans. The Applicant and/or its contractor shall be responsible for implementing these measures and compliance with this measure will be subject to periodic site inspections by the City. 232

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AQ-2: Before issuance of a grading permit and building permit, the Applicant and/or contractor must implement measures to reduce the emissions of pollutants generated by heavy-duty diesel-powered equipment throughout the project construction phases. All construction contracts must include control measures required and recommended by the VCAPCD at the time of development. Copies of the construction contracts must be submitted to the City Planning Director prior to issuance of a grading permit to verify these conditions.

Examples of the types of measures include the following:
• Maintain all construction equipment in good condition and in proper tune in accordance with the manufacturer’s specifications.
• Limit truck and equipment idling time to five minutes or less. • Minimize the number of vehicles and equipment operating at the same time during the smog season (May through October).
• Use alternatively fueled construction equipment, such as compressed natural gas (CNG), liquefied natural gas (LNG), or electric, to the extent feasible.

Grading plans and building plans must show these emissions reduction measures for the duration of construction. Compliance with this measure will be subject to periodic inspections of construction equipment and vehicles by the City Public Works Department.

AQ-3: [Legal requirement; Mitigation Measure AQ-3 is no longer required as mitigation] AQ-4: [Mitigation consolidated into Mitigation Measure AQ-1] AQ-5: [Legal requirement; Mitigation Measure AQ-5 is no longer required as mitigation] AQ-6: Before occupancy of new structures within the Project Site, the Applicant and/or contractor must provide to the City Planning Director evidence of the following:
• Use of low-emission technology water heaters including solar, air-source heat pump, natural gas, or gas boosted solar. Mobile Source Emissions AQ-7: Before issuance of a building permit, the Applicant and/or contractor must submit for review and approval by the City Planning Director a roadway plan that includes pedestrian and transit friendly facilities such as wider than standard sidewalks, bus stops with passenger benches and shelters, and bikeways or bike lanes. In addition, all landscape plans for the Project must be submitted to the City Planning Director for review and approval to provide landscape shade trees along sidewalks and bikeways. The pedestrian and transit friendly facilities, and landscape features are subject to compliance review throughout the life of the Project.
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AQ-8: Before City issuance of an occupancy permit, the Applicant and/or contractor must coordinate with the City and provide plans to the City Planning Director for review and approval of a shuttle/minibus service between Project residential and Project retail areas and the Santa Paula downtown area. The shuttle and minibus service plan shall include a date upon which the service will commence that is commensurate with the build-out of the East Area 1 Specific Plan Amendment, such that the population within the Project reaches a point that can support and warrant this service.

AQ-9: Before City issuance of an occupancy permit within the Hallock Center, the Applicant and/or contractor must arrange for shuttle/minibus service between the Project commercial and industrial land uses and the Project retail land uses and the Santa Paula downtown area during the lunchtime period (11:00 AM to 2:00 PM). The use of this service shall be monitored throughout the life of the Project by the Applicant and/or contractor or building occupants to ensure that the service operates in accordance with the needs of the occupants of the Center.

AQ-10: [Not a significant impact; No mitigation is required] AQ-11: [Not a significant impact; No mitigation is required] AQ-12: [Not a significant impact; No mitigation is required] AQ-13: The Applicant and/or its contractor must submit for review and approval to the City Planning Director a landscape plan that provides for shade trees to be placed near buildings to reduce heat build-up on structures. The landscaping maintenance will be subject to compliance review throughout the life of the Project.

AQ-14: The Applicant and/or its contractor shall prepare a Transportation Demand Management Program (TDM) for review and approval by the City and VCAPCD, before the City issues building permits. The plan shall incorporate reasonable and feasible measures to reduce Project-related traffic and vehicle miles traveled. At minimum, the TDM Program shall include the following measures:
• Provision of connections to identified adjacent City or regional trails. • Provision of adequate wayfinding features to direct pedestrians and bicyclists to nearby Project and City destinations, such as school, retail, and civic facilities. • Provision of homeowner information packets prior to close of escrow, identifying local and regional nonvehicular transportation options, and providing homeowners with basic information regarding telecommuting options. 234

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• Provision of adequate setbacks and design features such that the proposed future enhancement of commuter rail opportunities is not hindered by Project design. • Construction of pedestrian- and transit-friendly facilities such as wider sidewalks, bus stops with passenger benches and shelters, bikeways, or lanes. Sidewalks and bikeways should be landscaped with trees.
• Perform a traffic light synchronization study on streets impacted by Project development to reduce vehicle queuing time.

However, even with the incorporation of all feasible mitigation measures into the Project, daily emissions generated were projected to exceed the 25 pounds per day significance threshold. After mitigation, the impacts from the total emissions of VOC and NOx would still exceed the regional construction emissions thresholds and remained significant and unavoidable. The City Council adopted a Statement of Overriding considerations with approval of the 2008 Specific Plan and 2015 Amended Specific Plan with regard to these air quality impacts.

Impacts related to the consistency with regional plans, such as the Air Quality Management Plan, as evaluated in the 2015 East Area 1 SP SEIR were found to be less than significant as the population increase associated with the Project would not exceed the City’s population growth forecast or SCAG’s population growth forecasts for the City.

The 2015 East Area 1 SP SEIR determined potential impacts to sensitive receptors to be less than significant. No local carbon monoxide hotspots were found to be located within close proximity to sensitive receptors, and a Health Risk Assessment (HRA) was performed that found that toxic air emissions would not expose sensitive receptors to unacceptable levels of hazardous emissions. Additionally, the Project site has been previously disturbed, and construction activities would conform to Rule 403 to control fugitive dust. As such, impacts related to exposure of valley fever were found to be less than significant.

The 2015 East Area 1 SP SEIR noted that odors are typically associated with industrial projects involving the use of chemicals, solvents, petroleum products, and other strong-smelling elements used in manufacturing processes. As the type of industrial activities were to be evaluated further at the time that permits to construct and operate the industrial uses were applied for. As such, potential impacts associated with odors were determined to be less than significant.

The proposed Specific Plan Amendment No. 4 would replace the commercial and business park uses currently allowed by the Approved Specific Plan with additional residential units. The proposed amendment would increase the number of residential units allowed by 550 units, from 1,500 to 2,050 units and remove the 25,000 square feet of light industrial and 215,000 square feet of commercial development currently allowed.
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The most current CARB-approved, air quality modeling software, the California Emissions Estimator Model (CalEEMod version 2022 1.1.13), was used to estimate air quality construction and operational emissions (see Appendix B: Air Quality and Greenhouse Gas CalEEMod Output Sheets).

Construction
The FEIR and SEIR both accounted for grading activities during construction. As grading has now occurred, grading activities are not included in air quality emissions for the proposed Project. Table 3.3-1:

Maximum Daily Unmitigated Construction Emissions shows the construction emissions per year associated with the proposed changes to the Specific Plan in comparison with the Approved Specific Plan.

As shown, construction emissions would decrease for VOC and NOx during every year of construction.

However, the proposed changes to the Specific Plan would still exceed regional thresholds at various stages for VOC and NOx without mitigation. All construction would implement the previously identified mitigation measures to reduce emissions of reactive organic compounds and nitrogen dioxides as included in the Final SEIR. Impacts would remain significant and unavoidable.

Some population groups, such as children, the elderly, and acutely ill and chronically ill persons, especially those with cardiorespiratory diseases, are considered more sensitive to air pollution than others. Sensitive receptors within a 1-mile radius of the Project Site include schools, daycare facilities, hospitals and nursing homes, places of worship, and recreational parks. The proposed Specific Plan Amendment is replacing commercial and industrial uses with residential uses but would not involve any change to the location or configuration of the areas identified for development in the Specific Plan and impacts to sensitive receptors would remain less than significant for this reason.

TABLE 3.3-1

MAXIMUM DAILY UNMITIGATED CONSTRUCTION EMISSIONS
Source
VOC NOx CO Sox PM10 PM2.5
pounds/day
First Year – Approved Project 220.0 168.4 118.7 0.1 32.3 19.9 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
First Year (2025) – Proposed Project 10.9 65.8 136.0 0.1 26.0 9.2 Threshold exceeded? No Yes - - - -
Difference -207.9 -97.6 26.3 0 -6.0 -10.4
Second Year – Approved Project 220.8 161.6 118.3 0.2 32.3 19.6 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Second Year (2026) – Proposed Project 7.1 32.1 99.1 <0.1 19.2 5.1 Threshold exceeded? No Yes - - - -
Difference -213.3 -13.3 0 -13.0 -14.4
Third Year – Approved Project 541.2 150.3 111.9 0.1 35.5 21.1 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Third Year (2027) – Proposed Project 6.1 23.4 83.5 <0.1 18.7 4.7 Threshold exceeded? No No - - - -
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TABLE 3.3-1

MAXIMUM DAILY UNMITIGATED CONSTRUCTION EMISSIONS
Source
VOC NOx CO Sox PM10 PM2.5
pounds/day
Difference -507.9 -125.4 -23.6 0 -16.8 -16.3
Fourth Year – Approved Project 23.3 118.0 96.0 0.1 28.9 18.1 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? No Yes - - - -
Fourth Year (2028) – Proposed Project 5.8 22.0 79.4 <0.1 18.6 4.7 Threshold exceeded? No No - - - -
Difference -16.6 0 -13.4
Fifth Year – Approved Project 51.3 91.3 76.1 0.1 20.1 12.4 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Fifth Year (2029) – Proposed Project 5.7 21.2 75.2 <0.1 18.5 4.7 Threshold exceeded? No No - - - -
Difference -45.4 69.3 -0.9 0 -1.5 -7.7
Sixth Year – Approved Project 120.0 109.2 94.3 0.1 28.9 16.5 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Sixth Year (2030) – Proposed Project 5.0 20.0 71.6 <0.1 18.5 4.7 Threshold exceeded? No No - - - -
Difference 0 -10.4 -11.8
Seventh Year – Approved Project 174.2 65.8 89.2 0.1 28.1 15.9 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Seventh Year (2031) – Proposed Project 4.8 18.9 67.5 <0.1 18.5 4.6 Threshold exceeded? No No - - - -
Difference 169.2 -45.8 -17.6 0 -9.6 -11.3
Eighth Year – Approved Project 208.2 87.6 85.6 0.1 27.3 15.3 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Eighth Year (2032) – Proposed Project 4.6 17.8 64.4 <0.1 18.5 4.6 Threshold exceeded? No No - - - -
Difference -203.2 -67.6 -14.0 0 -8.8 -10.6
Eighth Year – Approved Project 51.3 80.1 83.2 0.1 30.9 17.1 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Eighth Year (2033) – Proposed Project 38.8 18.7 71.8 <0.1 21.7 5.4 Threshold exceeded? Yes No - - - -
Difference -12.4 -60.9 -7.8 0 -9.2 -11.7
Ninth Year – Approved Project 43.3 73.7 80.1 0.1 27.1 14.9 VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Ninth Year (2034) – Proposed Project 38.6 17.7 68.8 <0.1 21.7 5.4 Threshold exceeded? Yes No - - - -
Difference -4.5 -55.0 -8.3 0 -5.4 9.5
Tenth Year – Approved Project - - - - - -
VCAPCD Threshold 25 25 - - - -
Threshold exceeded? - - - - - -
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TABLE 3.3-1

MAXIMUM DAILY UNMITIGATED CONSTRUCTION EMISSIONS
Source
VOC NOx CO Sox PM10 PM2.5
pounds/day
Tenth Year (2035) – Proposed Project 34.3 1.3 9.4 <0.1 3.2 0.8 Threshold exceeded? Yes No - - - -
Difference - - - - - -
Notes: CO = carbon monoxide; Nox = nitrogen oxides; PM10 = particulate matter less than 10 microns; PM2.5 = particulate matter less than 2.5 microns; SOx = sulfur oxides; VOC = volatile organic compounds.

Refer to Appendix B of this Addendum for the Air Quality and Greenhouse Gas CalEEMod Output Sheets.

Operation
Mobile source emissions for the daily vehicle trips were calculated based on the updated trip generation estimate for the proposed Specific Plan Amendment No. 4. CalEEMod was used to estimate area source emissions from within the proposed land uses. Area source emissions would be generated primarily by natural gas consumption by the various land uses of the proposed Specific Plan Amendment No. 4. The primary use of natural gas by the proposed land uses would be to produce space heating, water heating, and other miscellaneous heating, or air conditioning. The area source emissions also account for the use of gasoline-powered gardening and landscaping equipment for the Project and the use of consumer products by Project residents.

The estimated operational emissions, with the additional 550 residential units proposed in the Specific Plan Amendment are presented in Table 3.3-2: Maximum Daily Unmitigated Operational Emissions.

TABLE 3.3-2

MAXIMUM DAILY UNMITIGATED OPERATIONAL EMISSIONS
Source
VOC NOx CO Sox PM10 PM2.5
pounds/day
Maximum Adopted Specific Plan 267 87 490 1 103 30
Maximum Proposed Specific Plan
Amendment 136 56 554 1 136 36
Difference -131 -31 64 0 33 6
VCAPCD Threshold 25 25 - - - -
Threshold exceeded? Yes Yes - - - -
Notes: CO = carbon monoxide; Nox = nitrogen oxides; PM10 = particulate matter less than 10 microns; PM2.5 = particulate matter less than 2.5 microns; Sox = sulfur oxides; VOC = volatile organic compounds.

Refer to Appendix B of this Addendum for the Air Quality and Greenhouse Gas CalEEMod Output Sheets.

As shown in Table 3.3-2 the estimated maximum daily unmitigated operational emissions for VOC and Nox from the East Area 1 Specific Plan would be reduced by approximately 131 and 31 pounds per day (lbs./day), respectively with approval of the proposed Specific Plan Amendment when compared to emissions that would be generated by the Approved Specific Plan. The decrease in emissions results from the reduction in the number of daily vehicle trips generated by the Specific Plan Amendment. 238

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The 19itigationn measures included in the SEIR for the Specific Plan include measures to reduce these significant impacts to the fullest extent feasible with payment of TDM fees required to mitigate the remaining impacts. No change to the mitigation program is proposed or required as these measures apply to the additional residential uses that would be permitted by the proposed Specific Plan Amendment No.

4. As such, the proposed Project would not result in a cumulatively considerable increase in pollutant emissions.

The proposed Project would include an additional 550 dwelling units resulting in an estimated increase in population of 1,821, as discussed further in Section 3.8: Population and Housing. According to the VCAPCD Guidelines, to be consistent with the AQMP, a project must conform to the local general plan and must not result in or contribute to an exceedance of the City’s projected population growth forecast.

The VCAPCD’s 2022 Air Quality Management Plan6 (AQMP) considers regional population forecasts by the Southern California Association of Governments (SCAG), which was most recently adopted in 2020. When the additional population growth of 1,821 persons is added to the 2020 population for the City of Santa Paula of 30,389, the City’s population would increase to 32,210, which is 3,190 lower than the population projected by SCAG for the City for 2045.7 As such, the proposed Project is consistent with the 2022 VCAPCD AQMP.

Operational odors are typically associated with industrial projects involving the use of chemicals, solvents, petroleum products, and other strong-smelling elements used in manufacturing processes, as well as sewage treatment facilities and landfills. The proposed Specific Plan Amendment includes the addition of 550 residential units and removes the previously approved commercial and industrial uses. As such, there are no land uses associated with the proposed Specific Plan Amendment with the potential to emit odors and impacts would be less than significant for this reason.

The proposed Specific Plan Amendment No. 4 would not result in any new significant impacts or any substantial increase in the significance of the air quality impacts identified in the SEIR for the East Area 1 Specific Plan Project.
6 Ventura County Air Pollution Control District, Air Quality Management Plan, 2022, http://www.vcapcd.org/pubs/Planning/AQMP/2022/Final-2022-AQMP-without-appendices.pdf. Accessed January 2024. 7 Southern California Association of Governments, Demographics and Growth Forecast, September 3, 2020. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal_demographics-and-growth-forecast.pdf. Accessed January 2024.
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Meridian Consultants 3.0-20 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024

3.4 NOISE
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Expose people to or
generation of noise levels in
excess of standards
established in the local
general plan or noise
ordinance, or applicable
standards of other agencies?
Potentially
significant
Potentially
significant No No No
b) Expose people to or
generation of excessive
groundborne vibration or
groundborne noise levels?
Potentially
significant
Potentially
significant No No No
c) Create a substantial
permanent increase in
ambient noise levels in the
project vicinity above levels
existing without the project?
Less than
significant
with
mitigation
Less than
significant
with
mitigation
No No No
d) Create a substantial
temporary or periodic
increase in ambient noise
levels in the project vicinity
above levels existing without
the project?
Less than
significant
Less than
significant No No No
e) If located within an airport
land use plan or, if such a
plan has not been adopted,
within 2 miles of a public
airport or public use airport,
expose people residing or
working in the project area to
excessive noise?
Less than
significant
Less than
significant No No No
f) If located within the vicinity
of a private airstrip, expose
people residing or working in
the project area to excessive
noise levels?
Less than
significant
Less than
significant No No No
Noise impacts were initially analyzed in the 2008 East Area 1 SP FEIR and potential significant impacts were identified for sensitive receptors during the operation of East Area 1 that may result from exterior noises from increased roadway noise. There was also potential for residential uses located over commercial uses to experience increased interior noise. The EIR identified mitigation measures to reduce overall noise level and to reduce operational impacts to a less than significant level.

The 2015 East Area 1 SP SEIR concluded the noise impacts of the approved Specific Plan Amendment would be potentially significant. With regards to exposure of noise levels in excess of established 240

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Meridian Consultants 3.0-21 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
standards due to the proximity of the Specific Plan area to the Santa Paula Branch Rail Line bordering the southern boundary of the Specific Plan Area.

The SEIR determined that the construction of the approved Project includes the generation of varying levels of vibration based on the construction equipment used. Impacts from vibration are potentially significant as construction will take place over a ten year period during which uses the are occupied during this time could be subject to vibration that exceeds 80 VbB.

Noise from long term operations resulting from the Project and associated traffic would not substantially increase ambient noise conditions. Roadway noise would increase as a result of the increase traffic volumes; however, the identified mitigation measures would reduce the increase to less than 3 dB(A). As such, the impacts were found to be less than significant.

Temporary noise increases in noise levels would occur during the construction of the Project, as identified in the SEIR. The development of the Project would comply with the Santa Paula Municipal Code (SPMC). Therefore, no violations of noise regulations would occur. Any increases in ambient noise would be short-term and not constant in duration. Impacts were found to be less than significant.

The Specific Plan Area is located within two miles of Santa Paula Airport. The 2015 East Area 1 SP SEIR determined that noise levels from the airport are below 60 dB(a) within the Specific Plan Area and people residing, attending school, or working within the Specific Plan area would not be exposed to excessive noise due to the airport. Impacts were determined to be less than significant.

The 2015 East Area 1 SP SEIR included compliance with the Santa Paula Municipal Code and implementation of the following mitigation measures adopted in 2008 and the two additional mitigation measures below to reduce potential impacts:

N-1: The following measures must be incorporated into grading and building plan specifications to reduce the impact of construction noise:
a. All construction equipment, fixed or mobile, must be equipped with properly operating and maintained mufflers. Noise attenuation barriers and mufflers of grading equipment must be required for construction equipment generating noise that exceeds levels above 95 dB at 50 feet from the source. b. Construction noise reduction methods such as but not limited to shutting off idling equipment, installing acoustic barriers around significant sources of stationary construction noise sources, maximizing the distance between equipment and staging areas occupied residential areas, and use of electric air compressors and similar power tools (rather than diesel equipment) must be used when feasible; c. During construction, stationary construction equipment must be placed such that emitted noise is directed away from sensitive noise receivers, such as residences and schools;
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Meridian Consultants 3.0-22 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
d. During construction, stockpiling and vehicle staging activities areas must be located as far as practicable from residences or schools;
e. Earthmoving equipment operating on the construction site, must be as far away from vibration-sensitive uses as possible; and
f. Construction hours, allowable workdays, the telephone number of the job superintendent and the telephone number of City staff contact(s) must be clearly posted at all construction entrances to enable surrounding owners and residents to contact the job superintendent directly. If the job superintendent receives a complaint, the superintendent must notify the Planning Director, or designee, and investigate, take appropriate corrective action, and report the action taken to the reporting party and the Planning Director, or designee.

N-3: Before the City issues a permit to conduct site clearing, grading, excavation, or construction for any aspect of the Project, the Applicant and/or contractor must submit to the Planning Director (or designee) a construction traffic (including material deliveries) haul route plan for review and approval. The haul route plan must avoid sensitive receivers to the extent feasible. The Planning Director (or designee) must approve the haul route plan before initiation of any site clearing, grading, construction or materials delivery. Should the haul route use County of Ventura roads, the haul route shall be approved in consultation with the County of Ventura Planning Division. The Applicant and/or contractor shall ensure that the approved haul route is included on grading and building plans.

N-4: At least 10 days in advance, the Applicant and/or contractor must provide notification to all occupied uses within 200 feet of an area where construction activities are anticipated to result in ground-borne vibration of more than 80 VdB, N-8: Before the City issues a building permit for residential units (including live/work and assisted living units), in the Hallock Center, the Applicant and/or contractor must provide evidence to the Planning Director, or designee, that demonstrates noise is mitigated within the exterior and interior living space. Measures to ensure noise standards are achieved must include:
• Designs that meet interior noise levels, do not exceed City interior noise standard (45 dB(A) CNEL).
• Planning Director approval of an acoustical analysis of the effectiveness of noise insulation of proposed construction.
• Design specifications may include, without limitation:
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Meridian Consultants 3.0-23 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
− Exterior livable space, such as balconies, shall be oriented northward; − South-facing windows and sliding glass doors shall be double-paned, mounted in frames with low rates of air filtration (0.5 cubic foot per minute or less, per American National Standard Institute specifications) and a sound transmission coefficient rating of 30 or greater;
− Solid-core exterior doors shall be constructed with perimeter weather stripping and threshold seals; and South-facing roof or attic vents must be baffled. • Written disclosure of maximum exterior and interior noise levels expected at live/work and residential units, and at light industrial, office, and retail uses must be provided to those purchasing or leasing such uses. Copies of these written materials must also be submitted to the Planning Director for approval. • Building plans must show that appropriate setbacks from the railroad tracks is incorporated into the site design for buildings in conjunction with the design parameters outlined above.

N-11: For paving and repaving associated with road improvements on Hallock Drive between the SR 126 and Hallock Drive intersection and the Hallock Drive and Santa Paula Street intersection with the Project, the Applicant and/or contractor must use asphalt-rubber paving material consisting of 20 percent recycled rubber or more and 80 percent paving grade asphalt. Studies have demonstrated that such paving material will reduce traffic noise by 3 to 5 dB(A). Before construction of roadway improvements within this road segment, plans that include these specifications must be submitted to the Planning Director, or designee, for approval. Evidence of installation must be submitted to the Planning Director for approval following completion of the roadway improvements.

N-12: In combination with rubberized- asphalt paving, the speed limits on the three roadway segment experiencing significant noise impacts off-site (Hallock Drive north of the Santa Paula Freeway, Hallock Drive north of Telegraph Road, and Hallock Drive south of Telegraph Road) must be reduced from existing speed limits, where determined feasible and consistent with the SPMC. Feasibility must be determined by the Public Works Director, or designee. Each 5- mile- per- hour reduction in the speed limit can decrease the CNEL level by about 1 dB(A). Written documentation from the Public Works Director must be submitted to the Planning Director for approval before the City issues a building permit. Speed limit signs must be posted along the roadway in accordance with standards set forth by the Public Works Director, or designee.
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Meridian Consultants 3.0-24 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
Construction
Temporary noise impacts during construction would remain the same as identified in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. The proposed Specific Plan Amendment No. 4 would replace commercial and business park uses with residential uses and would result in the addition of 550 residential units in the Specific Plan area. The majority of these additional units would be developed in the Hallock Center District. The proposed amendment would not introduce new land uses or noise sources that were not previously analyzed in the 2015 East Area 1 SP SEIR.

Construction site will require site preparation, building construction, paving and architectural coatings.

As mass grading of the Specific Plan Area has been completed, substantial grading activities will not be associated with the development of additional homes in areas already graded and improved for development. As described in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR, when construction equipment is operating, noise levels can range from 73 to 95 dB(A) at a distance of 50 feet from individual pieces of equipment. Following site preparation, activities associated with project development include utility infrastructure installation, pouring foundations, interior construction, and site cleanup. Primary noise sources associated with this stage of construction include hammering, diesel generators, compressors, and heavy-duty truck traffic. Noise levels are typically in the 60 to 80 dB(A) range at a distance of 50 feet. Introduction of landscaping is generally the final activity, which involves the use of trucks, landscape rollers, and compactors, with noise levels in the 65 to 75 dB(A) range. The maximum noise level generated by construction equipment would be 95 dB(A) associated with a tractor used for earthmoving.

Vibration impacts from construction equipment would remain similar to those identified in the SEIR as the construction of the proposed Project would use similar construction equipment identified previously.

Construction-related groundborne vibration impacts were evaluated previously using the FTA’s Transit Noise and Vibration Impact Assessment guidance document. The impacts from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibration at moderate levels, to slight damage at the highest levels. The primary and most intensive vibration source associated with the development of the Project would be the use of earth-moving equipment during construction. Uses that have been occupied while construction is ongoing in adjacent areas could be subject to vibration that exceeds 80 VdB. Therefore, as determined in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR, temporary vibration impacts during construction are considered potentially significant. The proposed amendment, which would allow the development of additional residential units would not result in any increase in the severity of temporary vibration impacts during construction.

Operation
Roadway noise is the predominant source of noise for the general vicinity of the Specific Plan area. As the amount of traffic generated by the proposed amendment would be slightly reduced, as discussed in Section 4.5: Transportation and Circulation, roadway noise impacts during operation would also be reduced. Additionally, the primary sources of vibration from operations for the East Area 1 Specific Plan 244

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Meridian Consultants 3.0-25 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
Area were previously identified as passenger vehicles, delivery trucks for light-industrial and commercial uses, and school buses. The proposed Specific Plan Amendment would replace the previously approved commercial and industrial uses with residential uses, which would result in a reduction in truck traffic and associated vibration effects within the Specific Plan Area and impacts would remain less than significant.

The proposed Specific Plan Amendment would also not expose people working or residing in the Specific Plan area to excessive noise levels due to a private airstrip or public area as noise levels from the Santa Paula Airport remain below 60 dB(A) on the Project Site.8 As all development within the Specific Plan Area is required to comply with the Santa Paula Municipal Code9 and all previously adopted mitigation measures, the change in uses associated with the proposed amendment would not result in any new significant noise impacts or substantial increase in the severity of the noise impacts identified in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. 8 City of Santa Paula, General Plan, Noise Element, https://spcity.org/DocumentCenter/View/278/General-Plan---NoiseElement-PDF?bidId=#:~:text=The%20purpose%20of%20the%20Noise,or%20disruptive%20sources%20of%20noise.. Accessed January 2024.
9 City of Santa Paula, Municipal Code, Chapter 93: Noise, https://codelibrary.amlegal.com/codes/santapaula/latest/santapaula_ca/0-0-0-53371. Accessed July 2023. 245

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Meridian Consultants 3.0-26 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024

3.5 GEOLOGY AND SOILS
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Expose people or structures
to potential substantial
adverse effects, including the
risk of loss, injury, or death
involving:

Less than
Significant
Less than
Significant No No No
i. Rupture of a known
earthquake fault, as
delineated on the most
recent Alquist-Priolo
Earthquake Fault Zoning
map, issued by the State
Geologist for the area or
based on other
substantial evidence of a
known fault:

Less than
Significant
Less than
Significant No No No
ii. Strong seismic ground
shaking?
Less than
Significant
Less than
Significant No No No
iii. Seismic-related ground
failure, including
liquefaction?
Less than
Significant
Less than
Significant No No No
iv. Landslides? Less than
Significant
Less than
Significant No No No
b) Result in substantial soil
erosion or the loss of topsoil?
Less than
Significant
Less than
Significant No No No
c) Is 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 on- or
off-site landslide, lateral
spreading, subsidence,
liquefaction or collapse.

Less than
Significant
Less than
Significant No No No
d) Is located on expansive soil as
defined in the Uniform
Building Code creating
substantial risk to life or
property.

Less than
Significant
Less than
Significant No No No
The 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR concluded that the location of the Specific Plan area is not within an established Alquist-Priolo fault zone, nor is it crossed by or within any known active faults. Development would comply with the California Building Code (CBC), requiring structures be built to address the seismic nature of the region. As such, the risk of loss, injury, or death associated with a known earthquake fault is very low and impacts were found to be less than significant. 246

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Impacts related to strong seismic ground shaking were found to be less than significant. While the Specific Plan Area could be subject to strong ground shaking in the event of an earthquake originating along on the faults in the region, construction of structures would comply with the CBC seismic design standards.

Additionally, a Geotechnical Investigation Report prepared previously found that the geologic formations and soils within the Specific Plan Area are suitable to support development. Impacts would be less than significant.

The 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR concluded that the Specific Plan area is not located within an identified liquefaction zone and groundwater is deep enough that strong earthquake shaking would not be likely to cause sediments to lose bearing capacity. Impacts related to liquefaction would be less than significant.

As determined in the 2015 East Area 1 SP SEIR, some portions of the Specific Plan Area are susceptible to landslides. These areas are designated as OS-1 (Open Space) and Agricultural Preserve. Portions of the Specific Plan area designed for structural development are relatively flat and not susceptible to landslides. For these reasons, impacts are less than significant.

The 2015 East Area 1 SP SEIR found that the Stormwater Pollution Prevention Plan (SWPPP) and the Best Management Practices (BMPs), identified in Section 4.9 Hydrology and Water Quality of the SEIR, would mitigate short term impacts to topsoil. Additionally, during operations, on-site drainage and landscape improvements would control erosion. Therefore, impacts would be less than significant.

The 2015 East Area 1 SP SEIR included the result of a Geotechnical investigation that included design specifications to minimize the effects of lateral spreading. Through compliance with the CBC and these design specifications, impacts were found to be less than significant.

The Geotechnical Investigation included in the 2015 East Area 1 SP SEIR also included testing for expansive soils within the Project site. The results concluded that the expected expansion potential of soils on site range from very low to low. Impacts are less than significant.

Mass grading within the Specific Plan area was completed in 2018 in accordance with the adopted mitigation measure addressing potential impacts related to geologic and soils conditions within the Specific Plan Area. The proposed amendment would change the uses allowed in areas already graded and improved for development. No development is proposed in areas previously not approved for development. No new information indicating any change in the geologic and soils conditions within the Specific Plan area has become available since certification of the 2015 SEIR, and the adopted mitigation measures will apply to the additional residential development allowed by the proposed amendment.

A Storm Water Pollution Prevention Program will be prepared in accordance with the NPDES Program General permit authorized under the Clean Water Act for Construction Activities, and the Project will comply with all standards in the California Building Code requiring lateral force resisting systems that meet seismic detailing requirements. For these reasons, no new significant impacts or substantial 247

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increase in the severity of the geology and soils impacts identified in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR would result from the proposed amendment. 248

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3.6 HYDROLOGY AND WATER QUALITY
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Violate any water quality
standards or waste discharge
requirements?
Less than
significant
Less than
significant No No No
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
pre-existing nearby wells
would drop to a level which
would not support existing
land uses or planned uses for
which permits have been
granted)?
Less than
significant
Less than
significant No No No
c) 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 which would result
in substantial erosion or
siltation on- or off-site?
Less than
significant
Less than
significant No No No
d) Substantially alter the
existing drainage pattern of
the site or area, including
through the alteration of the
course of a stream or river, or
substantially increase the
rate or amount of surface
runoff in a manner which
would result in flooding onor off-site?
Less than
significant
Less than
significant No No No
e) Create or contribute runoff
water which would exceed
the capacity of existing or
planned stormwater drainage
systems or provide substantial
additional sources of polluted
runoff?
No impact No impact No No No
f) Otherwise substantially
degrade water quality?
Less than
significant
Less than
significant No No No
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Meridian Consultants 3.0-30 East Area 1 Specific Plan Final EIR Addendum No. 4 January 2024
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
g) Place housing 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?
Less than
significant
Less than
significant No No No
h) Place within a 100-year flood
hazard area structures which
would impede or redirect
flood flows?
Less than
significant
Less than
significant No No No
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?
Less than
significant
Less than
significant No No No
j) Inundation by seiche,
tsunami, or mudflow?
Less than
significant
Less than
significant No No No
As concluded in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR, the construction and operation of the approved Project would not result in significant impacts to water quality as the discharge of pollutants would be controlled by a site-specific Storm Water Pollution Prevention Program (SWPPP) in accordance with the NPDES Program General permit authorized under the Clean Water Act for Construction Activities. Additionally, best management practices (BMPs) and project design features included in the approved Project would address the anticipated and expected pollutants of concern from the operation of the Project.

The 2015 East Area 1 SP SEIR determined the Approved Project would incorporate retention basins and dedicate open space areas that would allow runoff to infiltrate into the groundwater table. The planned water wells would provide enough water to the Project to meet demand throughout construction. During operations, the City will supply the portions of the project overlying the respective groundwater basins with water from those basins. Thus, the Project would not interfere with groundwater recharge and would not deplete water supplies, impacts would be less than significant.

Existing drainage patterns would not result in substantial erosion or siltation based on findings in the SEIR. Adherence to the SWPPP in accordance with the NPDES General permits would reduce potential erosion and siltation during construction. During operations, numerous features included in the Project would limit the amount and rate of surface flow with the collect and filter water runoff. Therefore, potential impacts to erosion and siltation were found to be less than significant. 250

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The 2015 East Area 1 SP SEIR concluded that the included drainage plan would reconfigure the four drainage areas on site to direct the majority of flows to the on-site detention basin planned at the southeast corner of the Specific Plan area. The drainage improvements would reduce flows and existing flooding. As such, impacts to drainage patterns would be less than significant.

The 2015 East Area 1 SP SEIR states that the incorporation of detention basins would treat all flows from the development in East Area 1. The small portion of the Project Site that will drain to Santa Paula Creek would not include any developed or impervious surface areas. Runoff tributary to Santa Paula Creek will be treated by the westernmost detention basin and the vegetation in the landscape buffer area along Santa Paula Creek. There would not be additional runoff contributed by the Project which would exceed the capacity of the planned storm water drainage systems. No impacts to surface water quality would occur.

The 2015 East Area 1 SP SEIR determined that since the Drainage Master Plan for the Project will be sized to treat 10 percent of the Q50 (i.e., flood flow having a recurrence interval of 50 years or a 2% chance of occurring or being exceeded in any given year) from the storm drain system consistent with the SWPPP guidelines and BMPs will be utilized in the Project which includes bioswales, detention basins, and storm drain systems, no significant impacts to water quality would occur.

No housing would be placed in the 100-year flood zone according to the 2015 East Area 1 SP SEIR because a Letter of Map Revision (LOMR) would be prepared and process through FEMA reflecting current hydrology conditions in eastern Santa Paula, demonstrating that the Santa Paula Flood Control Project reduces flood risk in portions of Santa Paula that were previously subject to flood risk from Santa Paul Creek. For these reasons, impacts were determined to be less than significant.

The 2015 East Area 1 SP SEIR found that the Santa Paula Flood Control Project includes improvements which reduce flood risks in portions of Santa Paula that were previously subject to flood risk from Santa Paula Creek. Structures within the Specific Plan area would not impede or redirect 100-year flood flows.

Therefore, impacts would be less than significant.

The 2015 East Area 1 SP SEIR concluded that at least four dams northeast of the Santa Paula area have the potential to result in dam inundation. However, the Project Site is not located in any inundation areas. Impacts would be less than significant.

The 2015 East Area 1 SP SEIR notes the Specific Plan area’s location approximately 14 miles inland from the Pacific Ocean and 250 to 300 feet above mean sea level. Additionally, the proposed detention basins and series of weir diversions reduce the potential of mudflows occurring on-site. As such, the risk that induction by a seiche, tsunami or mudflow is less than significant.

The proposed amendment would change the uses allowed on land within the Specific Plan area already approved for development. Residential development instead of commercial and industrial uses would be 251

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developed in the remaining portion of the Hallock Center District, which is not located in a flood risk area. The acreage of parks and open space would remain unchanged.

The drainage system for the Specific Plan is designed to meet or exceed the storm drainage requirements of the Ventura County Watershed Protection District (Orcutt Creek/Orcutt Creek), and the City of Santa Paula on-site drainage systems. A SWPPP would be prepared in accordance with the NPDES Program General permit authorized under the Clean Water Act for Construction Activities. Additionally, the best management practices (BMPs) and project design features included in the SEIR would apply to the proposed Project. Impacts to water quality would remain less than significant.

The proposed change in land uses would not result in any substantial changes in the amount of impervious surfaces or runoff in the Specific Plan area, changes in the location of development, or to the drainage plan and, for this reason, no new or substantially more severe impacts related to hydrology would result from the proposed amendment.
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3.7 AESTHETICS
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Have a substantial adverse
effect on a scenic vista?
Significant
impact
Less than
significant No No No
b) Substantially damage scenic
resources, including, but not
limited to, trees, rock
outcroppings, and historic
buildings within a state scenic
highway.

Significant
and
unavoidable
impact
Less than
significant No No No
c) Substantially degrade the
existing visual character or
quality of the site and its
surroundings.

Significant
and
unavoidable
impact
Less than
significant No No No
d) Create a new source of
substantial light or glare,
which would adversely affect
day or nighttime views in the
area?
Potentially
significant
impact
Less than
significant No No No
The East Area 1 Specific Plan Project has been under development since 2017, with mass grading completed in 2018. Homes have been developed in the Haun Creek Residential Neighborhood and Hallock Center District and the first phase of the community Sports Park is currently underway.

As described in the 2015 East Area 1 SP SEIR, design features implemented with the East Area 1 Specific Plan Project preserve existing scenic views of the surrounding foothills and views along portions of Santa Paula Creek and Haun Creek. Panoramic vistas that take in a sweeping breadth of the mountains and foothills forming the river valley and vistas overlooking the lower man-made and natural horizon features of the area would not be blocked through development of the Specific Plan area. However, foreground and middle distant open views across the now-open Specific Plan area would be replaced with residential, commercial, light industrial, and civic structures, in addition to a circulation system and supporting infrastructure, resulting in significant impacts to scenic vistas.

The 2015 East Area 1 SP SEIR determined that development of the Specific Plan area would incorporate the existing historic structures into its design features. Although the hillsides and bluffs in the north part of the Specific Plan area would be preserved, along with many of the mature trees, orchards, and row crops, various areas within the Specific Plan area would be removed and replaced with urban development. Therefore, the 2015 East Area 1 SP SEIR determined scenic views from surrounding areas would be impacted resulting in significant and unavoidable impacts to visual resources. 253

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The East Area 1 Specific Plan Project includes development standards for frontage, building types, architecture, thoroughfares, and landscape to ensure the implementation of an attractive, pedestrianoriented community that is harmonious with the scale of existing buildings in the City of Santa Paula.

Although these development standards will be required to ensure a consistent and compatible aesthetic character, the existing open space and agricultural character of the Specific Plan area would substantially change with development. The 2008 East Area 1 SP FEIR determined this impact on the visual character of the Specific Plan Area would be significant and unavoidable.

The East Area 1 Specific Plan Project development standards prohibit reflective, glare-producing building materials. Daytime glare produced from the sun reflecting off glass windows would be brief and intermittent. Impacts related to nighttime light and glare were identified as potentially significant in the certified 2015 SEIR.

The impacts of converting the Specific Plan area from an agricultural site to urban development was determined to have a significant and unavoidable impact on views of scenic vistas, visual resources, and the visual character of the Specific Plan area, even with implementation of all feasible mitigation measures in the 2008 East Area 1 SP FEIR and 2015 East Area 1 SP SEIR. The City Council adopted a Statement of Overriding Considerations with regard to these impacts with approval of the Specific Plan in 2008 and the Amended Specific Plan in 2015.

The proposed amendment would change the land uses allowed within the Specific Plan area to allow the development of additional homes in areas already graded and improved for development in conformance with the development and design standards in the Approved Specific Plan for residential development.

Specifically, the proposed amendment would increase residential development by 550 units and eliminate 240,000 square feet of commercial/industrial development. The additional homes that would be allowed by the proposed amendment would occur in the lower portions of the site where commercial and light industrial development is currently allowed by the approved Specific Plan, and the structures would be no taller than 3 stories for multifamily buildings or 2 stories for single-family residences.

Therefore, the proposed amendment would not have a substantial adverse effect on a scenic vista or substantially damage scenic resources in or around the Specific Plan area. Additionally, the development standards outlined in Specific Plan Amendment No. 4 ensure that the proposed amendment will not substantially degrade the existing visual character of the Specific Plan area or create a new source of substantial light or glare.

For these reasons, no new significant impacts or substantial increase in the severity of the impacts to aesthetics identified in the 2015 East Area 1 SP SEIR would result from the proposed amendment. 254

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3.8 POPULATION AND HOUSING
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Induce substantial population
growth in an area, either
directly (for example, by
proposing new homes and
businesses) or indirectly (for
example, through extension
of roads or other
infrastructure).

Less than
Significant
Less than
Significant No No No
b) Displace substantial numbers
of existing housing, especially
affordable housing,
necessitating the construction
of replacement housing
elsewhere.

Less than
Significant
Less than
Significant No No No
c) Displace substantial numbers
of people, necessitating the
construction of replacement
housing elsewhere.

Less than
Significant
Less than
Significant No No No
The 2015 East Area 1 SP SEIR concluded the population and housing impacts were less than significant.

The increase in population from the Approved Specific Plan was found to not exceed population estimates provided by SCAG, as such impacts were found to be less than significant.

Additionally, the 2015 East Area 1 SP SEIR found that while the development of the Project would include the removal of nine existing housing units, the displacement would be offset by the additional housing units included in the development. Impacts were determined to be less than significant.

The proposed amendment includes the addition of 550 housing units. The SCAG 2020 population projections for Santa Paula include a population of 30,700 residents in 2016, and a projection of 35,400 residents in 2045.10 The population of the City of Santa Paula in 2020 was 30,389. 11 10 Southern California Association of Governments (SCAG), 2020 Demographics and Growth Forecast. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal_demographics-and-growth-forecast.pdfAccessed January 2024.
11 City of Santa Paula, General Plan, 2029 Housing Element, http://www.mysantapaula.com/uploads/1/1/9/8/119843127/santa_paula_6th_housing_element_2023-04- 28_adopted_revised_tracked_hcd.pdf. Accessed January 2024. 255

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The City’s projected housing needs are based on the Regional Housing Needs Assessment (RHNA) as developed by the SCAG.12 The RHNA is a key tool for local governments to plan for anticipated growth.

The latest RHNA was adopted by SCAG in March 2021 and covers the projection period of June 30, 2021, to October 15, 2029. The future need for housing is determined by the forecasted growth in households in a community, a vacancy adjustment to promote housing choice and mobility, an adjustment to account for units expected to be lost due to demolition, natural disaster, or conversion to non-housing uses, and existing need due to current overcrowding and overpayment. The total projected need for housing in the City of Santa Paula during the 2021-2029 period is 657 units.13 Santa Paula has a total of approximately 9,050 housing units, with single-family detached being the most prevalent housing type.14 The share of all single-family units in Santa Paula is 66 percent, or 5,973 total units, and the share of multi-family units is 25 percent, or 2,263 total units, with the remaining units being mobile homes.15 The proposed amendment would result in changes to the housing mix within the Specific Plan area. The total number of previously approved single-family units would decrease by 316 units, and the total number of multi-family units including condominium and apartment units would increase by 866 units.

According to the City of Santa Paula 2021-2029 Housing Element,16 the land inventory summary identifies the capacity for 1,871 additional units of housing, without East Area 1. With the 1,500 units allowed by the Approved Specific Plan, the residential capacity of the City’s land inventory is 3,371 units. The proposed amendment would increase the capacity of the City’s residential land use inventory by 550 units to 3,921 housing units.

The 550 additional units proposed would result in an estimated population increase of 1,821 residents in the Specific Plan area based on the City’s current average household size of 3.31 persons per household.17 When this additional population growth of 1,821 persons is added to the 2020 population for the City of Santa Paula of 30,389, the City’s population would increase to 32,210, which is 3,190 lower than the 12 Southern California Association of Governments (SCAG), Regional Housing Needs Assessment, https://scag.ca.gov/rhna .

Accessed January 2024.
13 Southern California Association of Governments, Final RHNA Allocation Plan (2021), https://scag.ca.gov/sites/main/files/file-attachments/6th_cycle_final_rhna_allocation_plan_070121.pdf?1646938785.

Accessed January 2024.
14 City of Santa Paula, General Plan, 2029 Housing Element, http://www.mysantapaula.com/uploads/1/1/9/8/119843127/santa_paula_6th_housing_element_2023-04- 28_adopted_revised_tracked_hcd.pdf. Accessed January 2024. 15 City of Santa Paula, General Plan, 2029 Housing Element, http://www.mysantapaula.com/uploads/1/1/9/8/119843127/santa_paula_6th_housing_element_2023-04- 28_adopted_revised_tracked_hcd.pdf. Accessed January 2024. 16 City of Santa Paula, General Plan, 2029 Housing Element, http://www.mysantapaula.com/uploads/1/1/9/8/119843127/santa_paula_6th_housing_element_2023-04- 28_adopted_revised_tracked_hcd.pdf. Accessed January 2024 17 California Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020-2023, https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housing-estimates-for-cities-counties-and-thestate-2020-2023/. Accessed January 2024. 256

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population projected by SCAG for the City for 2045. The anticipated growth would be 7,390 less than estimated in the City’s 2040 General Plan.

As discussed in the 2015 East Area 1 SP SEIR, the development under the proposed Project would include the removal of nine existing farmworker housing units. While these residential units will be displaced, the displacement will be offset by the overall addition of 2,050 residential units that will be constructed within the EA1 SP Area. In addition, there are vacancies in existing housing stocks within the City of Santa Paula and County of Ventura in general that will offer housing options for any displaced residents of the onsite farmworker units.

The additional growth in population and housing that would result from the proposed amendment would be consistent with current growth projections and the City’s Housing Element and for this reason, no new significant population and housing impacts would result from the proposed amendment. 257

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3.9 PUBLIC SERVICES
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Result in substantial adverse
physical impacts associated with
the provision of new or physically
altered governmental facilities,
need for new physically altered
governmental facilities, the
construction of which would cause
significant environmental
impacts, in order to maintain
acceptable service rations,
response times or other
performance objectives of public
services including:
a) Fire protection? Less than
Significant
Less than
Significant No No No
b) Police protection? Less than
Significant
Less than
Significant No No No
c) Schools? Less than
Significant
Less than
Significant No No No
d) Parks? Less than
Significant
Less than
Significant No No No
e) Other public facilities? Less than
Significant
Less than
Significant No No No
Analysis of impacts related to Threshold D (Parks) is addressed in the following section, Recreation. The proposed amendment would not result in substantial adverse physical impacts associated with the provision of new or physically altered parks facilities.

3.9.1 Fire and Police
Fire and Police Protection Services are provided in the City of Santa Paula by the Ventura County Fire Department (VCFD) and Santa Paula Police Department (SPPD).

The Ventura County Fire Department has two fire stations located on the East and West sides of Santa Paula. VCFD Station 29 is located on the Eastside at 114 South 10th Street. VCFD Station 26 is located on the Westside at 536 West Main Street. The Santa Paula Police Department (SPPD) currently operates out of a facility at 214 South 10th Street and the Las Piedras Park Community Policing Building at 431 North 13th Street. Specific Plan Amendment No. 4 outlines goals, policies, and programs related to infrastructure and public services. The following specifically relate to police and fire protection:
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3.14.2 Policy D – Police Protection

4. Public safety issues must be considered in all aspects of project design, including crime prevention through design.

3.14.2 Policy E – Fire Protection

1. Development must incorporate designs, systems and practices for fire safety, prevention and suppression.

2. All proposed developments must be reviewed for compliance with fire safety standards in accordance with the Santa Paula Municipal Code.

3.14.3 Program 6

3. Submit development plans to the police department and fire department to ensure to the extent practical that design of the project facilitates public safety.

Specific Plan Amendment No. 4 would change the land uses allowed within the Specific Plan area.

Allowed residential development would increase by 550 units, resulting in an increase in the service population for police and fire of 1,821 residents. Allowed commercial/industrial development would decrease by 240,000 square feet. Impacts of the proposed amendment related to police protection, schools, and libraries would be less than significant with payment of applicable development impact fees and the provision of land and funding for a Fire/Police station in the Hallock Center District. Development of new public safety facilities would be subject to additional independent review under CEQA and, for this reason, the proposed amendment would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities.

For this reason, no new significant impacts or substantial increase in the severity of the impacts on police and fire services would result from the proposed amendment.

3.9.2 Schools
The Santa Paula Creek Civic District as shown in Figure 2.1: Approved Land Use Plan included sites for the development of primary and secondary school facilities by the Santa Paula Unified School District (SPUSD). The 2008 East Area 1 SP FEIR analyzed the development and operation of a K–8 school with a capacity of 800 students on a 10.9-acre site in the Civic District and secondary (high school) facilities on an 8.3-acre site in the Civic District. Since 2015, the SPUSD determined the K-8 school was not needed and residential uses were approved by the City for the 10.9-acre elementary school site.

Specific Plan Amendment No. 4 would permit an additional 550 residential units to be developed within the Specific Plan area for a total of 2,050 residential units. According to the SPUSD 2022 Developer Fee 259

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Justification Study, the District’s current State calculated capacity for K-8 facilities is 4,010 seats.18 Projected K-8 enrollment over the next 5 years, accounting for new residential development, is 3,624 students. This projection would result in 386 available seats within existing K-8 facilities.

Because the District’s 5-year projection accounted for the 1,500 residential units approved in the 2015 East Area 1 SP SEIR, it is estimated that the proposed 550 additional residential units would generate 223 students, based on the District’s K-8 student generation factors.19 Therefore, the additional 223 students associated with the proposed amendment would not exceed the projected 386 available seats within existing K-8 facilities over the next 5 years.

School impact fees will be paid for each of the 2,050 total residential units permitted in the Specific Plan area upon approval of the proposed amendment. According to the SPUSD 2022 Developer Fee Justification Study, these developer fees will be used for the provision of additional and reconstructed or modernized school facilities. Payment of these fees constitutes full mitigation under CEQA for impacts to school facilities. The 8.3-acre school site in the Civic District remains available for the development of additional school facilities as determined necessary by SPUSD.

The existing K-8 capacity of the SPUSD can accommodate the generation of students associated with the proposed additional housing units, therefore, the proposed amendment would not result in the need for new or physically altered school facilities. The collection of school impact fees and the allocation of an

8.3-acre school site in the Civic District of the Specific Plan area ensures that additional, reconstructed, or modernized school facilities can be provided in the future if they become necessary.

For these reasons, no new significant impacts or substantial increase in the severity of the impacts on school facilities would result from the proposed amendment.

3.9.3 Libraries
The Blanchard/Santa Paula Public Library District (Blanchard Community Library), located at 119 N. 8th Street, provides library services to both the greater Santa Paula community as well as the residents of the East Area 1 neighborhoods. The 2015 SEIR determined that the potential increase in service demand associated with the development of 1,500 new homes and an increase in population of 5,275 would be met through a combination of existing facilities and digital services. Additionally, new development in 18 Santa Paula Unified School District, 2022 Developer Fee Justification Study (2022), https://resources.finalsite.net/images/v1695072802/santapaulaunifiedorg/evr5tqo4bkgenpom5fxn/SPUSD2022DeveloperFee JustificationStudy.pdf. Accessed July 2023.
19 SPUSD K-8 Student Generation Factor is 0.4061 students per household; 550 residential units x 0.4061 = 223 students generated.
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the Specific Plan area is required to pay a per parcel tax of $40, paid to the County tax collector, which will go directly to the library.20
The development of 550 additional residential units would result in an estimated population increase of 1,821 residents in the Specific Plan Area based on the City’s current average household size of 3.31 persons per household. The potential increase in service demand associated with an increase in population of 1,821residents associated with the proposed amendment would also be met through a combination of existing facilities and digital services, and the increase of 550 residential units would result in an increase in the potential to collect development impact fees per parcel. Payment of these developer fees constitutes full mitigation under CEQA for impacts to library facilities. Therefore, the proposed amendment would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities.

For this reason, no new significant impacts or substantial increase in the severity of the impacts on library facilities would result from the proposed amendment.
20 City of Santa Paula, East Area 1 Specific Plan Draft Environmental Impact Report (2008), https://www.spcity.org/325/Environmental-Impact-Report. Accessed January 2023. 261

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3.10 RECREATION
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Increase the use of existing
neighborhood and regional
parks or other recreational
facilities such that substantial
physical deterioration of the
facility would occur or be
accelerated.

Less than
Significant
Less than
Significant No No No
b) Include recreational facilities
or require the construction of
recreational facilities, which
might have an adverse
physical effect on the
environment.

Less than
Significant
Less than
Significant No No No
Approximately 225 acres (45%) of the Specific Plan area will consist of undeveloped land, consisting of open space uses (including parks and greenways, shared athletic fields, and open space preserve) and agricultural preserve. A total of approximately 88.0 acres will be parkland that includes the following:
approximately 55.2 acres of neighborhood parks and greenways in the three Neighborhoods and Civic District; and approximately 37.8 acres of shared use athletic fields in the Community Park, available for school and community use. Each park will be fully accessible via an integral system of sidewalks and multi-use paths, all of which meet current accessibility standards. Approximately 77.3 acres will remain open space preserve. Approximately 55.0 acres will remain in active agricultural operations and will not be open to the public.21
The City’s goal is to provide 5 acres of parkland per 1,000 residents. Based on Santa Paula’s projected 2040 population of approximately 39,600, a total of 198 acres of parkland would be required to achieve this desired standard. Existing and approved parks plus future parks identified in the City’s 2040 General Plan would yield a total of approximately 440 acres of parkland, which would exceed the City’s goal.22 Therefore, the proposed amendment would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated.

The land use changes included in Specific Plan Amendment No. 4 would not result in any changes to the approximately 225 acres of park or open space areas defined in the 2015 SEIR. Park and recreation 21 City of Santa Paula, East Area 1 Specific Plan SP-3 (2023) 22 City of Santa Paula, East Area 1 Specific Plan SP-3 (2023). 262

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facilities and the amount of park space in the Specific Plan area would continue to meet and exceed the City’s park standards as outlined in the General Plan with the 550 additional residential units proposed.23 The proposed amendment does not require the construction of recreational facilities which might have an adverse physical effect on the environment.

For these reasons, no new significant impacts or substantial increase in the severity of the impacts on recreation would result from the proposed amendment.
23 City of Santa Paula, General Plan, Public Services and Utilities, https://www.spcity.org/DocumentCenter/View/1713/2040- General-Plan-Section-6---Public-Services-and-Utilities-Element. Accessed July 2023. 263

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3.11 UTILITIES AND SERVICE SYSTEMS
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Exceed wastewater
treatment requirements of
the applicable Regional Water
Quality Control Board.

Less than
Significant
Less than
Significant No No No
b) Require or result in the
construction of new water or
wastewater treatment
facilities or expansion of
existing facilities, the
construction of which could
cause significant
environmental effects.

Less than
Significant
Less than
Significant No No No
c) Have sufficient water supplies
available to serve the project
from existing entitlements
and resources, or are new or
expanded entitlement is
needed.

Less than
Significant
Less than
Significant No No No
d) Result in a determination by
the wastewater treatment
provider which serves or may
serve the project that it has
adequate capacity to serve
the project’s projected
demand in addition to the
provider’s existing
commitments.

Less than
Significant
Less than
Significant No No No
e) Not be served by a landfill
with sufficient permitted
capacity to accommodate the
project’s solid waste disposal
needs.

Potentially
Significant
Potentially
Significant No No No
f) Not comply with federal,
State, and local statutes and
regulations related to solid
waste.

Potentially
Significant
Potentially
Significant No No No
Updated water and sewer master plan reports for the proposed specific plan amendment are provided in Appendix C: Water and Sewer Master Plan Reports.

3.11.1 Water
In the 2015 East Area 1 SP SEIR, it was determined that the Project would result in an estimated water demand within the range previously considered. Additionally, the water demand was within the total groundwater availability. The City of Santa Paula would have sufficient water rights to extract the 264

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amount of water from groundwater supplies to meet the needs of the Specific Plan area, and impacts were found to be less than significant.

For the past 10 years (2013 to 2022), residential water usage has comprised approximately 76 percent of the City’s water usage; commercial/institutional is the next largest user at approximately 14 percent.

The remaining uses are all under 10 percent.24 While the percentage breakdown of usage has remained relatively the same throughout the years in the City, the actual quantities of water usage have decreased.

As shown in Table 3.11-1: Historical Water Usage, the percentage of Residential and Commercial/Institutional water usage in the Specific Plan area is slightly lower than average city use, and other water usage is slightly higher than average city use. The percentage of water usage by land use in the City is projected to remain consistent through the year 2040, as shown in Table 3.11-2, Projected Water Demands.

TABLE 3.11-1

HISTORICAL WATER USAGE
Use Type
City Water Use (AF)a
% of
Total
EA1 Water
Use (AF)b
% of
Total
2015 2016 2017 2018 2019 2036
Residential 2967 3170 3245 3074 2822 76 514 69
Commercial/Institutional 492 778 539 532 523 14 19.8 3
Other 448 176 320 471 583 10 206.9 28
Notes:
a – City of Santa Paula 2020 Urban Water Management Plan, 2021 b- East Area 1 Specific Plan SP-3, May 2023
TABLE 3.11-2

PROJECTED WATER DEMANDS
Use Type
EA1 Water Use (AF)b
% of
Total City Water Use (AF)b
% of
Total
2036 2025 2030 2035 2040
Residential 514 69 3478 3730 3983 4235 78
Commercial/Institutional 19.8 3 560 594 628 662 12
Other 206.9 28 473 489 504 521 10
Notes:
a – City of Santa Paula 2020 Urban Water Management Plan, 2021 b- East Area 1 Specific Plan SP-3, May 2023
24 City of Santa Paula, 2020 Urban Water Management Plan (2021), https://spcity.org/DocumentCenter/View/2017/Urban-Water-Management-Plan---2020-Update-?bidId=.

Accessed July 2023.
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As shown in Table 3.11-3: Approved Project – Domestic Water Land Uses and Demands, the 2015 East Area 1 SP SEIR estimated that the total water demand for all uses permitted by the Approved Specific Plan was approximately 1,332 acre feet per year (AFY). Since the certification of the 2015 East Area 1 SP SEIR, the residential demand rate for the Specific Plan area has been reduced as a result of water conservation requirements adopted by the City in 2015.25 Thus, the amount of water used by each home will be less than was assumed in 2015. Based on meter readings taken in 2022 for the developed units in the Specific Plan, the calculated average daily use was determined to be 51 gallons per day per person.26 For the purposes of a conservative analysis, the daily use rate was increased by 25 percent to 64 gallons per day per person.27
TABLE 3.11-3
APPROVED PROJECT – DOMESTIC WATER LAND USES AND DEMANDS Land Use Total Units Area (Acres) Demand Rates
(gpdp) Annual Demand (AF)
Residential 1,500
Single Family 1,100 163 713.8
Multi Family 400 163 255.62
Light Industrial 25,000 sq. ft. 2.49 g/sq. ft./yr 0.2
Commercial 215,000 sq. ft. 15.10 g/sq. ft./yr 10.0
Civic/Institutional
Elementary School 10.8 1.81 AFY/acre 19.7
High School 8.3 1.81 AFY/acre 15.0
Police/Fire 35,197 sq. ft. 15.10 g/sq. ft./yr 1.6
Other Water Consumption
Shared Athletic Fields 37.79 2.22 AFY/acre 83.9
Parks/Greenways 54.51 2.22 AFY/acre 121.0
Agricultural Preserve (irrigated) 55.0 2.02 AFY/acre 111.1 Open Space Preserve (not irrigated) 79.4 No water use 0 TOTAL 1,331.9
Notes; gpdp = gallons per day per person
Demand is estimated at 3.75 residents per dwelling for single family units and 3.5 residents per dwelling for multifamily units.

Source: East Area 1 Specific Plan Amendment 2, November 2015. 25 City of Santa Paula, 2020 Urban Water Management Plan (2021), https://spcity.org/DocumentCenter/View/2017/Urban-Water-Management-Plan---2020-Update-?bidId=.

Accessed July 2023.
26 Jenson Design & Survey, Inc., Potable Water System Master Plan Amendment – Harvest at Limoneira (2023), Accessed January 2024.
27 Jenson Design & Survey, Inc., Potable Water System Master Plan Amendment – Harvest at Limoneira (2023) Accessed January 2024.
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TABLE 3.11-4
PROPOSED PROJECT – DOMESTIC WATER LAND USES AND DEMANDS Proposed Land Use Total Units Area (Acres) Demand Rates (gpdp) Annual Demand (AF)
Residential 2050
Santa Paula Creek
Neighborhood
489 64 123
Foothill Neighborhood 554 64 139
Haun Creek
Neighborhood
586 64 147
Parcel C 121 64 30
Parcel A Lots 1-3 300 64 75
Civic/Institutional
School Parcel C1 and
Rec Center

10.94 1.81 AFY/acre 19.8
Other Water Consumption
Shared Athletic Fields 37.8 2.22 AFY/acre 83.9
Parks/Greenways 55.2 2.22 AFY/acre 123
Agricultural Preserve (irrigated) 55.0 No water use 0
Open Space Preserve (not irrigated) 77.3 No water use 0 TOTAL 741
Notes; gpdp = gallons per day per person
Demand is estimated at 3.5 residents per dwelling for all proposed dwellings per the City of Santa Paula Water Master Plan (single family attached, single family detached, and multifamily). Actual Tract Usage was measured for the year 2022 and averaged per house at 51 gpdp with a 25 percent reserve added on equates to 64 gpdp.

Source: Jensen Design and Survey, Inc., 2023 (Appendix C of this Addendum).

As the total water demand for East Area 1 as a whole would be reduced with the proposed Specific Plan Amendment, no additional water facilities would need to be constructed and no new impacts from the construction of water facilities would result from the proposed amendment.

3.11.2 Wastewater
The 2015 East Area 1 SP SEIR concluded the Specific Plan would not generate wastewater that would exceed water treatment requirements of the applicable Regional Water Quality Control Board (RWQCB), the Los Angeles RWQCB. Uses within the Specific Plan Area will generate wastewater that will be collected by the City’s sewer system and conveyed to the City Water Recycling Facility for treatment.

Effluent from the treatment plant must comply with the Santa Paula Municipal Code to meet the requirements of the Waste Discharge Requirements permit issued to the City by the Los Angeles RWQCB.

As a result, the treated effluent will not exceed applicable requirements, potential impacts related to wastewater treatment are less than significant.

The 2015 East Area 1 SP SEIR concluded the Specific Plan would not require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. The Water Recycling Facility has a normal operating 267

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capacity of 3.15 mgd, with a final build-out capacity of 4.2 mgd and a peak operating capacity of 7.0 mgd. The City was generating approximately 2 mgd. This provides unused capacity at the facility to accept the incremental addition of 0.53 mgd from occupancy of the 2015 East Area 1 SP SEIR, and as such, would result in a less than significant impact to wastewater treatment capacity.

The City’s Wastewater System Master Plan28 addresses the wastewater collection facilities planned to serve the Specific Plan area. Table 3.11-5: Approved Project – Wastewater Generation shows that the average daily wastewater flow was estimated at approximately 332 gallons per minute (GPM) for the Approved Specific Plan.

TABLE 3.11-5
APPROVED PROJECT – WASTEWATER GENERATION
Land Use Total
Units
Area
(Acres)
Water Demand
Rates (gpcd)
Average
Daily
Water Flow
(GPM)
Average
Daily
Wastewater
Flow (GPM)
Peak Daily
Wet
Wastewater
Flow (GPM)
Peak Hour
Flow (GPM)
Residential 1500
Santa Paula Creek
Neighborhood 489 85 77.7 233.0 155.4
Foothill
Neighborhood 554 85 101.6 304.9 203.3
Haun Creek
Neighborhood 632 85 130.6 391.7 261.1
Light Industrial 25,000 2.49 gal/SF/YR 0.1 0.1 0.3 0.2
Commercial 215,000 15.1 gal/SF/YR 6.2 4.6 13.9 9.3
Civic/Institutional 20.2 1.81 AF/YR/acre 22.7 17 51.0 34.0 TOTAL 29.0 331.6 994.9 663.2
Source: Jensen Design and Survey, Inc., 2023 (Appendix C of this Addendum).

Existing site improvements include all of the backbone infrastructure needed to serve the project area.

All sewer piping is PVC and ranges in size from 8” to 15”, with 4” and 6” laterals serving individual lots.

The entirety of the Project Site is currently serviced by a 15” diameter sewer main in Telegraph Road installed with the Project Site improvements. This sewer main is connected to the new sewer lift station also constructed with the Project Site improvements. This lift station is sized to handle the approved Project as well as the buildout of East Gateway Project Area, as described in the wastewater system master plan.29
Wastewater generation for all residential land uses within the Specific Plan Area and offsite areas was previously calculated based on a wastewater flow of 85 gallons per capita day (gpcd). Since 2017, the 28 City of Santa Paula, Wastewater System Master Plan (2012). https://spcity.org/DocumentCenter/View/637/East-GatewayProject-Final-Environmental-Impact-Report---Appendix-2b-Wastewater-Master-PlanPDF#:~:text=The%20City%20of%20Santa%20Paula,City's%20sanitary%20sewer%20collection%20system. Accessed July 2023. 29 City of Santa Paula, Wastewater System Master Plan (2012). https://spcity.org/DocumentCenter/View/637/East-GatewayProject-Final-Environmental-Impact-Report---Appendix-2b-Wastewater-Master-PlanPDF#:~:text=The%20City%20of%20Santa%20Paula,City's%20sanitary%20sewer%20collection%20system. Accessed January 2024. 268

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project has completed sewer flow monitoring and collected water meter readings. The water demand rate equates to 64 gpcd. Assuming 25% of the water use is for irrigation, a sewer discharge rate of 75% of water demand would equate to 48 gpcd. As shown in Table 3.11-6: Proposed Project − Wastewater Generation the average daily wastewater flow would be reduced from approximately 332 GPM to 248 GPM.

TABLE 3.11-6
PROPOSED PROJECT − WASTEWATER GENERATION
Land Use Total
Units
Area
(Acres)
Sewer
Generation
Rates
(gpcd)
Average
Daily Water
Flow (GPM)
Average
Daily
Wastewater
Flow (GPM)
Peak Daily
Wet
Wastewater
Flow (GPM)
Peak
Hour
Flow
(GPM)
Residential 2050
Santa Paula Creek
Neighborhood 489 48 57.1 171.2 114.1
Foothill
Neighborhood 554 48 64.6 193.9 129.3
Haun Creek
Neighborhood 586 48 68.4 205.1 136.7
Parcel C (pm
6065) 121 48 14.1 42.4 28.2
Parcel A Lots 1-3 300 48 35.0 105.0 70.0
Civic/Institutional
School Parcel C1
& Rec Center 10.94 1.81
AFY/acre 12.3 9 27.6 18.4
TOTAL 12.3 248.4 745.1 496.7
Source: Jensen Design and Survey, Inc., 2023 (Appendix C of this Addendum).

The existing wastewater infrastructure constructed to date has been designed in accordance with City approved plans and reports and the system can handle the increase in unit count from the project. No new significant impacts or substantial increase in the severity of the impacts identified in the 2015 Supplemental EIR would result from the proposed amendment as the proposed amendment would reduce the average daily wastewater flow by approximately 84 GPM. The proposed changes to the Specific Plan would not result in the need for upgrades to existing wastewater collection facilities. As the total amount of wastewater generated by East Area 1 as a whole would be reduced with the proposed specific plan amendment, no additional wastewater collection facilities would need to be constructed and no new impacts from the construction of wastewater facilities would result from the proposed amendment.

3.11.3 Solid Waste
Solid waste collection services are provided in the City of Santa Paula by a private solid waste collection company and disposed of at the Toland Road Landfill (operated by the Ventura Regional Sanitation District), Chicquita Canyon Landfill (operated by Chicquita Canyon, Inc.), and Del Norte Regional Recycling and Transfer Station (operated by the City of Oxnard). The Toland Road landfill has a total capacity of 30 million cubic yards, with a remaining capacity of 10.4 million cubic yards as of 2016. The 269

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County has estimated that the landfill will reach capacity in approximately 2028.30 In 2017 Los Angeles County approved a permit for the Chiquita Canyon Landfill, allowing the landfill to accept an average of 8,974 tons per day through 2024 and an average of 5,769 from 2025 through 2047.31 Specific Plan Amendment No. 4 includes policies that support recycling to reduce the amount of solid waste sent to the landfill.

The proposed amendment to the East Area 1 Specific Plan would increase the number of housing units allowed within the Specific Plan area from 1,500 to 2,050 units and would eliminate commercial and industrial uses. As shown in Table 3.11-7: Solid Waste Generation, the proposed land use changes would result in a net decrease in solid waste generation for the Specific Plan area from the land uses analyzed in the 2015 East Area 1 SP SEIR. For these reasons, no new significant impacts or substantial increase in the severity of the impacts on solid waste would result from the proposed amendment.

TABLE 3.11-7

SOLID WASTE GENERATION
2015 East Area 1 SP SEIR 2023 East Area Specific Plan SP-3 Land Use Total
Units
Area
(sq. ft.)
Solid Waste
Generation Total Units Area (sq. ft.)
Solid Waste
Generation
Residential 1,500 2,825.1
tons/unit/yra 2,050 3,080.58 tons/unit/yra
Commercial/
Industrial 240,000 2,592 tons/sq.
ft./yrb 0 0 tons/sq. ft./yr
TOTAL 5,417.1 tons/yr 3,080.58 tons/yr
a. Single-family residential solid waste generation rate is 2.04 tons/unit/yr, multifamily residential solid waste generation rate is 1.17 tons/unit/yr.
b. Commercial/Industrial solid waste generation rate is 0.0108 tons/sq. ft./yr.

Source: Ventura County Solid Waste Management Department. Guidelines of Preparation of Environmental Assessments for Solid Waste Impacts. May 1998.
30 City of Santa Paula, General Plan, Public Services and Utilities, https://www.spcity.org/DocumentCenter/View/1713/2040- General-Plan-Section-6---Public-Services-and-Utilities-Element. Accessed January 2024. 31 City of Santa Paula, General Plan, Public Services and Utilities, https://www.spcity.org/DocumentCenter/View/1713/2040- General-Plan-Section-6---Public-Services-and-Utilities-Element. Accessed January 2024. 270

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3.12 GREENHOUSE GAS
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Generate greenhouse gas
emissions, either directly or
indirectly, that may have a
significant impact on the
environment?
Less than
Significant
Less than
Significant No No No
b) Conflict with an applicable
plan, policy, or regulation
adopted for the purpose of
reducing the emissions of
greenhouse gases?
Less than
Significant
Less than
Significant No No No
The 2008 East Area 1 SP FEIR did not evaluate the impacts of greenhouse gas (GHG) emissions. At the time the document was certified, analysis of emissions of GHG and associated global climate change impacts was not required under CEQA.

In addition, GHGs were not identified as air pollutants under the Federal Clean Air Act32 and the California Clean Air Act.33 On June 19, 2008, the Governor’s Office of Planning and Research (OPR) issued a technical advisory as interim guidance regarding the analysis of GHG emissions in CEQA documents.34 The advisory indicated that a project’s GHG emissions, including those associated with vehicular traffic, energy consumption, water usage, and construction activities, should be identified and estimated. The advisory further recommended that the lead agency determine significance of the impacts and impose all mitigation measures necessary to reduce GHG emissions to a less than significant level.

OPR adopted CEQA guidelines that became effective on March 18, 2010, however neither a threshold of significance or any mitigation measures are included in the provided guidelines.35 The guidelines require a lead agency to make a good-faith effort, based on the extent possible on scientific and factual data, to describe, calculate, or estimate the amount of GHG emissions resulting from a project. Discretion is given to the lead agency whether to:
32 Environmental Protection Agency, Summary of the Clean Air Act, https://www.epa.gov/laws-regulations/summary-cleanair-act. Accessed July 2023. 33 State of California Department of Justice, Clean Air Act, https://oag.ca.gov/environment/clean-air. Accessed January 2024. 34 Governor’s Office of Planning and Research, Technical Advisory – CEQA and Climate change: Addressing Climate Change through California Environmental Quality Act, https://opr.ca.gov/ceqa/ceqa-climate-change.html. Accessed January 2024. 35 Governor’s Office of Planning and Research, Technical Advisory – CEQA and Climate change: Addressing Climate Change through California Environmental Quality Act, https://opr.ca.gov/ceqa/ceqa-climate-change.html. Accessed January 2024. 271

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1) use a model or methodology to quantify GHG emissions resulting from a project, and which model or methodology to use; or
2) rely on a qualitative analysis or performance-based standards. Section 15064.4(b) states that the lead agency should focus on the reasonably foreseeable incremental contribution of the project’s emissions to the effects of climate change.

The analysis should consider a timeframe appropriate for the project and must reasonably reflect evolving scientific knowledge and state regulatory schemes (14 CCR 15064.4[b]).36 Furthermore, three factors are identified that should be considered in the evaluation of the significance of GHG emissions:

1. The extent to which a project may increase or reduce GHG emissions as compared to the existing environmental setting;

2. Whether the project emissions exceed a threshold of significance that the lead agency determines applies to the project; and

3. The extent to which the project complies with regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions.

Furthermore, while project- and cumulative level- significance determinations are provided below, it is generally recognized that global climate change and a project’s GHG emissions are inherently cumulative issues, based on the science of global climate change.37 The 2015 East Area 1 SP SEIR evaluated GHG emissions based on the methodology and thresholds of the VCAPCD as relied upon by the city of Santa Paula. However, neither VCAPCD nor the City of Santa Paula has adopted GHG emissions thresholds, and no GHG emissions reduction plan with established GHG emissions reduction strategies has yet been adopted.

The VCAPCD has issued guidance on the use of GHG thresholds for CEQA documents. Among the approaches, VCAPCD supports the use of the Bay Area Air Quality Management District’s (BAAQMD) quantitative GHG emissions thresholds which have established a maximum allowable quantity of emissions per capita or “service population.” One threshold – 6.6 metric tons CO2E/year per service population (defined to include both residents and employees) – applies to General Plans. A second and lower threshold – 4.6 metric tons CO2E/year per service population – applies to all other land use projects. The 2015 East Area 1 SP SEIR analysis utilized the 4.6 metric tons CO2E/year per service population threshold.
36 California Code of Regulations (CCR), sec. 15064.4, Determining the Significance of Impacts from Greenhouse Gas Emissions. 37 See, for example, Letter from Cynthia Bryant, Director of the Governor’s Office of Planning and Research to Mike Chrisman, California Secretary for Natural Resources, dated April 13, 2009. 272

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The 2015 East Area 1 SP SEIR concluded that potential impacts of the generation GHG emissions on the environment would be less than significant since construction and operational GHG emissions would not exceed business as usual methodologies.

The 2015 East Area 1 SP SEIR also found that the Project would incorporate energy and water efficiency design features to enhance efficiency in all aspects of a building’s life cycle. These designs would increase the energy efficiency, water efficiency, and overall sustainability of all buildings constructed within the Specific Plan Area. The Project would meet or exceed Title 24 energy requirements by 15 percent consistent with the Voluntary Green Building Program. For these reasons, the Project would not conflict with an applicable plan, policy, or regulation. Impacts would be less than significant.

Construction
One-time, short-term emissions associated with construction activities are converted to average annual emissions by amortizing them over the service life of a building. For buildings in general, it is reasonable to look at a 30-year timeframe because this is a typical interval before a new building requires its first major renovation.38 This is done in order to include these emissions as part of the annual total operational emissions. Therefore, construction related GHG emissions resulting from continued construction in the Specific Plan area with the proposed amendment are annualized over a 30-year period.

The proposed Specific Plan Amendment No. 4 would replace the approved commercial and business park land uses with residential uses and increase the allowable residential units within the Specific Plan area from 1,500 to 2,050.

Construction GHG emissions were estimated using CalEEMod. Comparisons of emissions for the proposed Specific Plan Amendment No. 4 are presented in Table 3.12-1: Construction GHG Emission Comparisons.

As shown in Table 3.12-1, GHG emissions would decrease approximately 35,867 MTCO2e. This is due to the increasingly efficient equipment and the implementation of more stringent GHG reducing plans, such as California Air Resources Board's (CARB) 2022 Scoping Plan Update, which outlines a path to reducing GHG emissions.

As the proposed Specific Plan Amendment No. 4 would not increase construction emissions and, for this reason, no new or substantially more significant impacts would result from the proposed amendment. 38 International Energy Agency (IEA), Energy Efficiency Requirements in Building Codes, Energy Efficiency Policies for New Buildings, IEA Information Paper (2008), https://www.iea.org/reports/energy-efficiency-requirements-in-building-codespolicies-for-new-buildings. Accessed July 2023. 273

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TABLE 3.12-1

CONSTRUCTION GHG EMISSIONS COMPARISONS
Construction Year Adopted Specific Plan Proposed Specific Plan Amendment Difference
First Year 7,317.4 3,900.0 -3,417.4
Second Year 9,247.7 3,181.0 -6,066.7
Third Year 8,803.9 2,995.0 -5,808.9
Fourth Year 6,692.9 2,947.0 -3,745.9
Fifth Year 5,730.2 2,885.0 -2,845.2
Sixth Year 5,579.7 2,829.0 -2,750.7
Seventh Year 5,528.0 2,776.0 -2,752.0
Eighth Year 5,463.0 2,732.0 -2,731.0
Ninth Year 5,768.9 2,894.0 -2,874.9
Tenth Year 5,954.3 2,938.0 -3,016.3
Eleventh Year - 1,42.0 -
Total Emissions 66,086.0 30,219.0 -35,867.0
Annualized over
Project Lifetime 2,202.9 1,007.3 -1,195.6
Refer to Appendix B of this Addendum for Air Quality and Greenhouse Gas CalEEMod Output Sheets.

Abbreviation: MTCO2e = metric tons of carbon dioxide emissions As shown in Table 3.12-1, construction emissions resulting for the proposed changes in the Specific Plan would decrease by approximately 1,196 MTCO2e per year when compared to the 2015 East Area 1 SP SEIR. The resulting construction emissions would be less than those identified previously in the 2015 East Area 1 SP SEIR. Impacts from construction emissions were previously found to be less than significant without mitigation.

Operation
The changes proposed to the Specific Plan Amendment would result in a decrease of approximately 1,773.9 MTCO2e per year as shown in Table 3.12-2: Operational GHG Emissions. This represents a decrease of approximately 6.3% in GHG emissions due to the changes in land use. Additionally, a 4.6 metric tons CO2E/year per service population threshold was used to determine significance of GHG emission in the SEIR. As the proposed Project is estimated result in a 6,786 increase in population, resulting in a ratio 3.9 of CO2E per year which is below the 4.6 CO2E per year threshold. 274

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TABLE 3.12-2
OPERATIONAL GHG EMISSIONS (MTCO2E/YEAR)
Source Adopted Specific Plan Proposed Specific Plan
Amendment Difference
Construction (amortized) 2,202.9 1,007.3 -1,195.6
Mobile 15,045.3 18,027.0 2,981.7
Energy 8,130.0 6,411.0 -1,719.0
Area 19.8 27.0 7.2
Water 1,626.4 431.0 -1,195.4
Waste 1,193.5 541.0 -652.5
Total 28,217.9 26,444.3 -1,773.6
Refer to Appendix B for Air Quality and Greenhouse Gas CalEEMod Output Sheets.

Abbreviation: MTCO2e = metric tons of carbon dioxide emissions.

Adopted Mitigation Measure AQ-14 would be implemented, as discussed above. TDM fees will be paid to the City as compensation for exceeding the air quality emissions thresholds of significance, with the City investing in emission-reducing technologies and programs that would reduce air quality emissions in the region. In order to offset the increase in emissions, the amount of the financial contribution would also increase. Generally, a reduction in air quality emissions would have the co-benefit of also reducing GHG emissions. The City would implement additional trip reduction measures to help further reduce vehiclerelated emissions.

As the proposed 6.3% decrease in GHG emissions that would result from the proposed Specific Plan Amendment No. 4 is less than the GHG emissions identified in the 2015 East Area 1 SP SEIR, the proposed amendment would not result in a substantial increase in the severity of GHG impacts identified for the East Area 1 Specific Plan Project in the 2015 East Area 1 SP SEIR. .
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3.13 ENERGY
Certified EIR
Impact
Conclusion
Proposed
Project
Impact
Conclusion
Do Proposed
Changes
Involve New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New or
Changed
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
a) Result in potentially
significant environmental
impact due to wasteful,
inefficient, or unnecessary
consumption of energy
resources, during project
construction or operation?
Less than
Significant
Less than
Significant No No No
b) Conflict with or obstruct a
State or local plan for
renewable energy or energy
efficiency?
Less than
Significant
Less than
Significant No No No
The 2008 East Area 1 SP FEIR did not evaluate the potential energy impacts of the project as energy was not identified as an environmental topic at that time.

Energy impacts related to electricity were evaluated in the Utilities/Service Systems section in the 2015 East Area 1 SP SEIR. The development of the Specific Plan would result in an increased demand for electrical services. Changes to electrical infrastructure would be needed as development increased.

Upgrades and relocation of the on-site transmission’s lines would involve the removal of wooden poles and trenching to install the underground lines. These construction activities are marginal and were included in the overall construction of the East Area 1 Project. Therefore, provision of electrical service to the Specific Plan Area was determined to result in less than significant impacts at that time.

OPR proposed comprehensive updates of the CEQA Guidelines to the California Natural Resources Agency in January 2018.39 CEQA guidelines were finalized and updated to require additional analysis across multiple topics, including for energy impacts, effective December 28, 2018.40 The guidelines require that energy consumption from projects be analyzed based on their usage being considered wasteful, inefficient, or unnecessary during the construction or operation. Additionally, analysis must consider a project’s ability to conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
39 Governor’s Office of Planning and Research, 2018 CEQA Guidelines Update. https://opr.ca.gov/ceqa/guidelines/updates.html. Accessed July 2023. 40 Governor’s Office of Planning and Research, 2018 CEQA Guidelines Update. https://opr.ca.gov/ceqa/guidelines/updates.html. Accessed July 2023. 276

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Construction
During construction, energy would be consumed in the form of electricity associated with the conveyance of water used for dust control, and on a limited basis, powering lights, electronic equipment, or other construction activities necessitating electrical power. Construction activities typically do not involve the consumption of natural gas. Construction would also consume energy in the form of petroleum-based fuels associated with the use of off-road construction vehicles and equipment within the Project site, construction worker travel, haul trips, and delivery trips.

Energy use during construction was estimated in Appendix D: Energy Calculations. As shown in Table

3.13-1: Summary of Energy Use During Construction and additionally discussed below, a total of approximately 14,614 kilowatt-hours (kWh) of electricity, 3,118,693 gallons of diesel fuel, and 2,226,942 gallons of gasoline is estimated to be consumed during construction.

TABLE 3.13-1

SUMMARY OF ENERGY USE DURING CONSTRUCTION
Fuel Type Quantity
Electricity
Water Conveyance 14,614 kWh
Diesel
Off-Road Construction Equipment 353,076 gallons
On-Road Motor Vehicles 2,765,616 gallons
Total 3,118,693 gallons
Gasoline
Off-Road Construction Equipment 0 gallons
On-Road Motor Vehicles 2,226,942 gallons
Total 2,226,942 gallons
Source: Refer to Appendix D: Energy Calculations.

Electricity
Southern California Edison (SCE) provides electricity to the Project area, including residential, commercial, and industrial uses. As shown in Table 3.13-1, a total of approximately 14,614 kWh of electricity is anticipated to be consumed during construction. The electricity demand at any given time would vary throughout the construction period based on the construction activities being performed and would cease upon completion of construction. In 2022, the County consumed 5,559 GWh and SCE consumed 31,104 Gigawatt hours (GWh).41 The Project’s increased demand will be adequately served by the existing SCE electrical facilities. Total electricity demand in SCE’s service areas is forecast to increase 41 California Energy Commission, California Energy Consumption Database, accessed January 2024, https://ecdms.energy.ca.gov/
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by approximately 23,000 GWh between 2019 and 2035.42 The increase in electricity demand from the Project would represent an insignificant percent increase (i.e., less than a fraction of one percent) compared to overall demand in SCE’s service area.

Transportation Energy
The petroleum-based fuel use summary provided in Table 3.13-1 represents the amount of transportation energy that could potentially be consumed during construction based on a conservative set of assumptions. As shown, on- and off-road vehicles would consume an estimated 5,345,634 gallons of petroleum (3,118,693 gallons of diesel and 2,226,942 gallons of gasoline fuel) throughout the Project’s construction period For purposes of comparison, the Energy Information Administration (EIA) forecasts a national oil supply of 17.8 million barrels (mb) per day in 2025, which is the first year of construction for the Project.43 This equates to approximately 272,874 million gallons (mg) per year. Construction of the Project would account for less than 0.01 percent of the projected annual oil supply in 2025.

Operation
During operation of the Project, energy would be consumed for multiple purposes associated with the proposed uses, including, but not limited to, heating/ventilating/air conditioning (HVAC); refrigeration; lighting; and the use of electronics, equipment, and machinery. Energy would also be consumed during operation of the Project in the form of water usage, solid waste disposal, and vehicle trips, among others.

As shown in Table 3.13-2: Summary of Annual Energy Use During Operation, the Project’s energy demand would be approximately 13,682,524 kWh of electricity per year, 70,356,318 kBTU of natural gas per year, and 1,972,536 gallons of transportation fuel per year.

TABLE 3.13-2

SUMMARY OF ANNUAL ENERGY USE DURING OPERATION
Source Units Quantity
Electricity
Single Family Housing kWh/yr 4,970,782
Condo/Townhouse kWh/yr 4,208,763
Apartments Low Rise kWh/yr 1,175,511
High School kWh/yr 657,845
City Park kWh/yr -
Water Conveyance kWh/yr 2,669,623
Total Electricity kWh/yr 13,682,524
Natural Gas
42 California Energy Commission, California Energy Demand 2018 – 2030 Revised Forecast – Figure 49: Historical and Projected Baseline Consumption, SCE Planning Area, accessed January 2024, https://ecdms.energy.ca.gov/ 43 U.S. Energy Information Administration, Annual Energy Outlook 2020: Table 11. Petroleum and Other Liquids Supply and Disposition, https://www.eia.gov/outlooks/aeo/data/browser/#/?id=11-AEO2020&cases=ref2020&sourcekey=0, accessed January 2024.
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TABLE 3.13-2

SUMMARY OF ANNUAL ENERGY USE DURING OPERATION
Source Units Quantity
Single Family Housing kBTU/yr 34,045,809
Condo/Townhouse kBTU/yr 28,578,989
Apartments Low Rise kBTU/yr 5,451,539
High School kBTU/yr 2,279,981
City Park kBTU/yr 0
Total Natural gas kBTU/yr 70,356,318
Transportation Energy
Diesel Gallons/yr 279,907
Gasoline Gallons/yr 1,692,629
Total Fuel Gallons/yr 1,972,536
Notes: kWh/yr = kilowatt-hours per year; kBtu/yr = thousand British Thermal Units per year.

Electricity and Natural Gas for the Project is total yearly operational usage. Mobile gasoline and diesel usage were calculated using CalEEMod output data
Source: Refer to Appendix D: Energy Calculations.

Electricity
As shown in Table 3.13-2, the Project would result in a demand for electricity totaling 13,682,524 kWh (13.7 GWh) per year. SCE estimates that electricity consumption within its planning area will be approximately 127,000 GWh annually by 2030.44 The Project would account for less than 0.01 percent of the 2030 annual consumption in SCE’s planning area. As such, the Project would account for a negligible portion of the projected annual consumption in SCE’s planning area.

Natural Gas
Natural gas service would be provided to the Project site by Southern California Gas Company (SoCalGas).

As shown in Table 3.13-2 above, development of the Project is projected to generate an on-site demand for natural gas totaling 70,356,318 kBTU or 70.3 million cubic feet (MMcf) per year. Based on the 2022 California Gas Report, the California Energy and Electric Utilities estimates natural gas supply within SoCalGas’ planning area will be approximately 1,377,875 million cubic feet (MMcf) per year in 2035.45 The proposed Project would account for less than 0.01 percent of the 2035 annual forecasted supply in SoCalGas’ planning area. Accordingly, natural gas demand during operation would be less than significant.
44 CEC, Demand Analysis Office, California Energy Demand 2018-2030 Revised Forecast, https://efiling.energy.ca.gov/getdocument.aspx?tn=223244. Accessed January 2024. 45 California Gas and Electric Utilities, 2022 California Gas Report https://www.socalgas.com/sites/default/files/Joint_Utility_Biennial_Comprehensive_California_Gas_Report_2022.pdf.

Accessed November 2023.
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Transportation Energy
The proposed changes to the Specific Plan would replace the commercial and business park uses currently allowed by the Approved Specific Plan with additional residential uses. As the proposed Specific Plan Amendment No. 4 includes revisions to the already Approved Specific Plan that would increase the number of residential units while removing commercial and industrial uses, the changes in land use would not substantially impact energy demands.

Additionally, the proposed Specific Plan Amendment No. 4 would meet all currently applicable energy conservation standards including the Building Energy Efficiency Standards adopted by the California Energy Commission (Title 24 of the California Administrative Code).46 Building development would be required to comply with the most recently adopted Title 24 Standards. As such, it would not conflict with any state or local plan for renewable energy or energy efficiency.

Based on the analysis above, no new significant impacts or substantial increase in the severity of the impacts relating to energy identified in the SEIR47 would result from the proposed amendment. 46 California Energy Commission, 2022 Building energy Efficiency Standards, https://www.energy.ca.gov/programs-andtopics/programs/building-energy-efficiency-standards/2022-building-energy-efficiency. Accessed July 2023. 47 City of Santa Paula, East Area 1 Specific Plan Amendment Supplemental Environmental Impact Report (2014), https://www.spcity.org/DocumentCenter/View/575/Draft-Supplemental-Environmental-Impact-Report-PDF. Accessed July 2023.
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APPENDIX A
Traffic Study
281
600 Wilshire Boulevard | Suite 1050 | Los Angeles, CA 90017 | (213) 261-3050 | Fax (310) 394-7663 www.fehrandpeers.com
Memorandum
Date: June 15, 2023
To: David Lauletta, Lewis Management Corp.

Tony Locacciato, Meridian Consultants
From: Netai Basu, John Muggridge and Yunjie Luo
Subject: Vehicle Miles Traveled (VMT) Analysis
Proposed Changes to Harvest at Limoneira Project
Ref. LA21-3280
Introduction
This memorandum summarizes a VMT assessment and transportation impact analysis completed for proposed changes to the approved East Area 1 Specific Plan in the City of Santa Paula, California. The analysis identifies the changes between the VMT that would be generated by the uses currently allowed by the East Area 1 Specific Plan (Specific Plan) and the uses that would be allowed with the proposed amendment to the Specific Plan.

Project Background
In 2008 the City of Santa Paula approved the East Area 1 Specific Plan to guide the development of approximately 500 acres located east of Santa Paula Creek and north of Telegraph Road with new residential neighborhoods, public facilities, commercial and business park uses. The City approved a specific plan amendment in 2015 that reconfigured the planning areas within the Specific Plan area, maintained the amount of residential allowed and reduced the intensity of commercial and business park development. The East Area 1 Specific Plan also includes sites for the development of new public facilities which include schools, parks, and a fire station.

An amendment to the Specific Plan is proposed that would increase the number of housing units. The acreage of parks and open space would remain unchanged, and 8.3 acres of land would continue to be reserved for the development of a new high school. With the proposed amendment, development of new office, light industrial and retail space would no longer be allowed. Since approval of the 2015 Specific Plan amendment, Santa Paula Unified School District determined the property reserved for development of an elementary school was no longer needed and residential development of this site was approved. The proposed amendment reflects this change.

Table 1 presents detailed information on the uses allowed by the approved Specific Plan as defined and analyzed in the transportation study in the 2015 Supplemental EIR and the uses that would be allowed by the proposed amendment.

282
David Lauletta and Tony Locacciato
June 15, 2023

This memo summarizes the project VMT analysis methodology and results, consistent with the Office of Planning and Research (OPR) VMT Technical Advisory1 and the City’s General Plan2 Policy CM 1.6 to reduce VMT:
• Reduce VMT. Support development and transportation improvements that help reduce per capita VMT and meet the needs of roadway users of all modes and abilities. Utilize per capita VMT as the determinant of operational and environmental impact significance for development projects.

Table 1. Approved and Proposed Land Uses
Land Use As Approved As Proposed
Single-family residences 1,100 Dwelling Units 784 Dwelling Units Condominium residences 150 Dwelling Units 966 Dwelling Units Apartments 250 Dwelling Units 300 Dwelling Units
Sports parks 35 Acres 35 Acres
Undeveloped city parks and open space 39.9 Acres 39.9 Acres High school Assumed to serve 800 students Assumed to serve 800 students Elementary School Assumed to serve 900 students n/a
Assisted Living 150 Dwelling Units n/a
Office 100,000 Square Feet n/a
Light Industrial 25,000 Square Feet n/a
Retail 20,000 Square Feet n/a
Vehicle Miles Traveled Background
The Governor’s Office of Planning and Research (OPR) added Section 15064.3 to the CEQA Guidelines on December 28, 2018. It states that vehicles miles traveled (VMT) is the appropriate measure of transportation impacts for projects subject to CEQA effective July 1, 2020. The City of Santa Paula has not developed or adopted a new process for analyzing the transportation impacts of land use and transportation projects. For this reason, this analysis follows the guidance in the CEQA Guidelines and in the OPR Technical Advisory.

OPR provides recommendations for analyzing land use projects that are residential, office or retail in nature.

It identifies methods for screening out projects from VMT analysis and gives guidance which a lead agency may use when selecting significance thresholds appropriate for its jurisdiction. For the purposes of SB 743, VMT to be analyzed is generated by on-road passenger vehicles, specifically cars and light-duty trucks. 1 “Technical Advisory on Evaluating Transportation Impacts in CEQA” (December 2018) accessed at https://opr.ca.gov/docs/20190122-743_Technical_Advisory.pdf 2 https://spcity.org/DocumentCenter/View/1710/2040-General-Plan-Section-3---Circulation-and-Mobility- Element 283
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VMT Analysis Methodology
The project involves a proposed amendment to an approved Specific Plan project analyzed in an Environmental Impact Report (EIR). In accordance with CEQA Guidelines Sections 15162 – 15164 when an EIR has been certified for a project, and changes are proposed to an approved project, analysis of the potential impacts of the changes to the project should be completed.

As analysis of VMT to determine transportation impacts was not required when the 2008 East Area 1 Specific Plan EIR and 2015 East Area 1 Supplemental EIR were prepared, VMT estimates for the approved Specific Plan and the proposed Specific Plan Amendment were prepared to identify the change in VMT that would result from the proposed Specific Plan Amendment. The same methodology outlined in the OPR recommended guidelines was used. Because the project as approved and the project as proposed each include a mix of residential and non-residential land uses, rather than a single land use, the following analysis metrics were analyzed:
• Residential Uses – VMT per resident calculated as the total home-based productions VMT divided by the population of the project.
• Employment Uses – VMT per employee calculated as the total home-based work attractions and work-based other productions VMT divided by the total number of employees of the project. • Total VMT per Service Population – Total origin/destination VMT divided by the sum of residents and employees of the project.

Calculating Project VMT
Fehr & Peers used the Ventura County Travel Model (VCTM) to conduct VMT analysis for the project. The model has a base year of 2016 and a horizon year of 2040. The model was last updated by VCTC in 2021 and is a countywide based on the 2016 SCAG RTP/SCS model. It is a trip-based, four-step model which calculates trip generation, trip distribution, mode split and trip assignment to estimate traffic volumes and VMT across a network. The model has a total of 1,079 transportation analysis zones (TAZs), including 663 in Ventura County.

The City of Santa Paula is included in all or part of 20 TAZs. Figure 1 below shows the zone structure and roadway network in the base year model in and around the city.

As can be seen, the area at the eastern end of the city where the East Area 1 Specific Plan Area is located did not include the completed extension of Hallock Drive north of Telegraph Road nor the planned eastward extension of Santa Paula Street. The TAZs at the eastern end of the city do not fully represent the anticipated development in the annexation areas that expanded the city including East Area 1, where the East Area 1 Specific Plan Area is located, and the adjacent East Area Two Planning Area.

To properly represent this area of the city in the model Fehr & Peers added network detail and modified the socio-economic data (SED) to include the East Area 1 Specific Plan project. The approved and proposed mixes of land uses were converted to SED using factors on persons per household and employment intensity in the model. The network modifications are illustrated in Figure 2 and the changes made to the VCTM are described below.
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Figure 1. Base Model: Project TAZ Structure and Roadways 285
Figure 2. Project Plus Model: Project TAZ Structure and Roadways 286
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 Moved the existing land uses in the project TAZ to a neighboring TAZ  Added the existing (2023) development in the East Area 1 Specific Plan Area  Modified the base year roadway network to extend Hallock Drive  Modified the SED in other areas of Santa Paula to reflect the current development projects and long-term build out listed in Table 2 and shown in Figure 3  Modified the future roadway network to extend Santa Paula Street  Added the remainder of the full mix of approved land uses  Added the remainder of the full mix of proposed land uses Following these modifications, the base year model was run with the existing development in the East Area 1 Specific Plan Area. The future year model was run with the project as approved and with the project as proposed. The results of the base year plus existing scenario were interpolated between 2016 and 2040 to develop estimates for existing (2023) conditions. The results of the analysis are presented in Table 3.

Project VMT Results
This section summarizes the VMT analysis for the East Area 1 Specific Plan Area project based on the methodology described above. Table 3 on the following page shows the project VMT for the following metrics:
1) Residential VMT per resident,
2) Work VMT per employee, and
3) Total VMT per service population.

As shown in Table 3, the proposed changes in the mix of land uses allowed by the East Area 1 Specific Plan would result in an increase in population and residential home-based VMT, a reduction in employment and work VMT per employee, and overall, a reduction in VMT per service population (i.e., population and employees) from 22.2 to 21.8. 287
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Table 2. Related Development Projects
No. Location Description Type Size
1 Faulkner Rd. Former K-Mart site Condominiums 237 du
Remove existing retail 71.257 ksf
2 605 Main Apartments - Senior Apartments 27 du
3 East of Dickenson Rd and Fagan Canyon Project Single Family Units 450 du Retail 76.2 ksf
Active Parks 32 ac
School 10 ac
Passive Open Space 208 ac
4 Adams Canyon Rd. Adams Canyon Project Single Family Units 495 du North of Foothill Rd. Public Elementary School 40 ac
Public Middle School 300 su
Public Recreational facilities 100 ac
Destination Resort Hotel 150 rooms
Golf Course 18 hole
Public Passive Open Space 200 ac
5 Telegraph Rd./Briggs Rd. Santa Paula West Business Park Light Industrial 683.173 ksf Retail 18.405 ksf
6 1445 East Main St. Motel Motel reuse to tiny homes
for homeless
16 rooms
7 310 S. Palm Coffee/Donut Shop0 Commercial 1.8 ksf
8 East Area 2/Gateway Hospital Medical 40 rooms
Medical Office Medical Office 71 ksf
Active Adult Apts/Assisted Living Residential 80 du
Senior Townhomes Residential 28 du
Assume 100-room hotel Commercial 100 Keys
Ambulatory Surgery Center Medical 8.5 ksf
Retail/Office Retail/Office 8.5 ksf
Skilled Nursing Facility Medical 40 rooms
9 East Area 2 Expansion Area Retail 123.314 ksf
Light Industrial/Business Park 308.95 ksf
Industrial 56 ksf
10 1498 Harvard Blvd Homeless Center Improvements* Residential 0.34 acres 11 1301 Ventura St Industrial Building* Commercial 0.37 acres 288
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Table 2. Related Development Projects (Continued)
No. Location Description Type Size
12 132 N 13th St Battery Energy Storage Commercial 15,000 sq. ft. 13 211 12th St Battery Energy Storage Commercial 15,000 sq. ft. 14 326 W Santa Maria St Industrial Building* Commercial 9.9 acres 15 811 W Telegraph Rd Behavioral Health Facility Commercial 16 beds 16 630 Todd Lane Industrial Building Commercial 60,000 sq. ft. 17 525 E Main St Alcohol/Drug Treatment Commercial 6-8 beds 18 926 E Main St Restaurant - Paseo Café* Commercial 0.07 acres 19 133 N Mill St Restaurant and Catering* Commercial 0.77 acres 20 324 E Santa Maria St Self-Storage Commercial 40,000 sq. ft. 21 500-550 Harvard Blvd. Medical Office Commercial 30,000 sq. ft. 22 Grant Line St/Santa Paula St Single Family Residential w/ ADU Residential 9 SFD 23 714 W Harvard Apartment Affordable Residential 68 Apt units 24 Forest Dr / Cliff Dr Single Family Residential Luxury Residential 19 SFD 25 11th / Main St. Single Family townhomes Residential 10 SFA 26 720 Main St. Apartment Affordable Residential 12 Apt units 27 14th St / Prieto St Single Family affordable Residential 6 SFD 28 927-929 E Main St Apartments over retail Residential 6 Apt units 29 10th St Plaza (at Railroad
Ave)
Adaptive Reuse apartments Residential 20 Apt units
30 18004 E Telegraph Rd Market / Affordable Residential 298 Apt units * Assumed development at 0.35 FAR to estimate square footage.

Source: City of Santa Paula and Meridian Consultants
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8. East Area 2/
Gateway

9. East Area 2
Expansion Area
East Area 1
Specific
Plan Area
South Mountain Road
West Telegraph Road
WestMain Street
West Santa Maria St
West Harvard Boulevard
North Ojai Road
Foothill Road
East Harvard Boulevard
·150
·126

3. Fagan Canyon
Expansion Area

4. Adams Canyon
Expansion Area

5. Santa
Paula West
Business Park
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 1
2 7
6 Related Development Projects
Project Site
City Boundary
Related Projects

3. Fagan Canyon Expansion Area

4. Adams Canyon Expansion Area

5. Santa Paula West Business Park

8. East Area 2/Gateway

9. East Area 2 Expansion Area
Other Related Projects
Figure 3
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Table 3. Project VMT Metrics with Project as Approved and Project as Proposed Metric Existing
(2023)
2040 with
Approved Project
2040 with
Proposed Project Difference
Population 1,574 3,875 4,983 1,108
Employees 13 218 42 -176
Service Population 1,587 4,093 5,025 932
Residential Home-Based
VMT
32,414 65,343 92,527 27,184
Employment VMT
(excluding WBO)
179 2,600 370 -2,230
Total VMT 38,042 90,842 109,664 18,822
Residential VMT per
Resident 20.6 16.9 18.6 1.7
Work VMT per Employee 13.5 11.9 8.8 -3.1
Total VMT per Service
Population 24.0 22.2 21.8 -0.4
* WBO = work-based other productions
Source: Fehr & Peers, 2023.
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APPENDIX B
Air Quality and GHG CalEEMod Output Sheets
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East Area 1 Custom Report
Table of Contents

1. Basic Project Information

1.1. Basic Project Information

1.2. Land Use Types

1.3. User-Selected Emission Reduction Measures by Emissions Sector

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds

2.2. Construction Emissions by Year, Unmitigated

2.4. Operations Emissions Compared Against Thresholds

2.5. Operations Emissions by Sector, Unmitigated

3. Construction Emissions Details

3.1. Site Preparation (2025) - Unmitigated

3.3. Building Construction (2025) - Unmitigated

3.5. Building Construction (2026) - Unmitigated

3.7. Building Construction (2027) - Unmitigated
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3.9. Building Construction (2028) - Unmitigated

3.11. Building Construction (2029) - Unmitigated

3.13. Building Construction (2030) - Unmitigated

3.15. Building Construction (2031) - Unmitigated

3.17. Building Construction (2032) - Unmitigated

3.19. Building Construction (2033) - Unmitigated

3.21. Building Construction (2034) - Unmitigated

3.23. Paving (2025) - Unmitigated

3.25. Paving (2026) - Unmitigated

3.27. Architectural Coating (2033) - Unmitigated

3.29. Architectural Coating (2034) - Unmitigated

3.31. Architectural Coating (2035) - Unmitigated

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated
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4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.3. Area Emissions by Source

4.3.1. Unmitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated 295
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4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities

5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.9. Operational Mobile Sources
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5.9.1. Unmitigated

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated

5.13. Operational Waste Generation

5.13.1. Unmitigated

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated

5.16. Stationary Sources
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5.16.1. Emergency Generators and Fire Pumps

5.16.2. Process Boilers

5.17. User Defined

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

8. User Changes to Default Data
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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name East Area 1
Construction Start Date 1/1/2025
Operational Year 2036
Lead Agency —
Land Use Scale Plan/community
Analysis Level for Defaults County
Windspeed (m/s) 2.70
Precipitation (days) 7.20
Location 34.3683147552355, -119.04932752254811
County Ventura
City Santa Paula
Air District Ventura County APCD
Air Basin South Central Coast
TAZ 3408
EDFZ 8
Electric Utility Southern California Edison
Gas Utility Southern California Gas
App Version 2022.1.1.21

1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
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Single Family
Housing
784 Dwelling Unit 252 1,528,800 9,182,880 — 2,360 —
Condo/Townhouse 966 Dwelling Unit 0.00 1,023,960 0.00 — 2,908 — Apartments Low
Rise
300 Dwelling Unit 0.00 318,000 0.00 — 903 —
High School 800 Student 20.2 106,129 0.00 0.00 — —
City Park 225 Acre 225 0.00 0.00 0.00 — —

1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 12.6 38.8 64.2 136 0.14 2.25 23.7 26.0 2.08 7.08 9.16 — 33,484 33,484 1.29 1.81 89.2 34,143 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 12.6 38.8 65.8 129 0.14 2.25 23.7 26.0 2.08 7.08 9.16 — 32,734 32,734 1.34 1.81 2.31 33,308 Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 8.69 27.6 45.0 89.9 0.10 1.52 16.6 18.1 1.41 4.87 6.28 — 23,121 23,121 0.93 1.29 27.5 23,555 Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.59 5.03 8.20 16.4 0.02 0.28 3.02 3.30 0.26 0.89 1.15 — 3,828 3,828 0.15 0.21 4.55 3,900 300
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2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
— — — — — — — — — — — — — — — — — —
2025 12.6 10.9 64.2 136 0.14 2.25 23.7 26.0 2.08 7.08 9.16 — 33,484 33,484 1.29 1.81 89.2 34,143 2026 8.20 7.13 30.6 99.1 0.09 0.80 18.4 19.2 0.70 4.40 5.09 — 27,501 27,501 0.47 1.67 80.3 28,091 2027 7.01 6.07 22.5 83.5 0.08 0.44 18.2 18.7 0.36 4.35 4.72 — 25,372 25,372 0.41 1.65 71.6 25,947 2028 6.32 5.87 21.0 79.4 0.08 0.35 18.2 18.6 0.33 4.35 4.68 — 24,914 24,914 0.38 1.60 64.4 25,465 2029 6.13 5.70 19.7 75.2 0.08 0.33 18.2 18.5 0.31 4.35 4.66 — 24,452 24,452 0.37 1.60 57.7 24,996 2030 5.84 4.98 19.2 71.6 0.08 0.31 18.2 18.5 0.29 4.35 4.65 — 23,988 23,988 0.37 1.55 51.3 24,509 2031 5.60 4.77 18.0 67.5 0.08 0.30 18.2 18.5 0.28 4.35 4.63 — 23,533 23,533 0.35 1.04 45.3 23,898 2032 5.41 4.58 17.4 64.4 0.08 0.28 18.2 18.5 0.26 4.35 4.61 — 23,106 23,106 0.35 0.99 39.8 23,449 2033 5.54 38.8 17.7 71.8 0.08 0.26 21.4 21.7 0.25 5.11 5.36 — 25,710 25,710 0.35 1.01 40.3 26,059 2034 5.33 38.6 17.2 68.8 0.08 0.25 21.4 21.7 0.24 5.11 5.35 — 25,291 25,291 0.35 0.95 35.0 25,619 2035 0.75 34.3 1.17 9.42 < 0.005 0.01 3.24 3.24 0.01 0.76 0.76 — 2,957 2,957 0.03 0.02 4.17 2,967 Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2025 12.6 10.8 65.8 129 0.14 2.25 23.7 26.0 2.08 7.08 9.16 — 32,734 32,734 1.34 1.81 2.31 33,308 2026 8.19 7.09 32.1 92.2 0.09 0.80 18.4 19.2 0.70 4.40 5.09 — 26,777 26,777 0.52 1.70 2.08 27,299 2027 6.97 6.01 23.4 77.0 0.08 0.44 18.2 18.7 0.36 4.35 4.72 — 24,671 24,671 0.43 1.68 1.85 25,185 2028 6.26 5.81 22.0 73.2 0.08 0.35 18.2 18.6 0.33 4.35 4.68 — 24,227 24,227 0.43 1.63 1.67 24,724 2029 6.09 5.14 21.2 69.3 0.08 0.33 18.2 18.5 0.31 4.35 4.66 — 23,778 23,778 0.40 1.63 1.50 24,275 2030 5.81 4.92 20.0 66.0 0.08 0.31 18.2 18.5 0.29 4.35 4.65 — 23,326 23,326 0.40 1.55 1.33 23,799 2031 5.59 4.73 18.9 62.7 0.08 0.30 18.2 18.5 0.28 4.35 4.63 — 22,883 22,883 0.37 1.55 1.18 23,355 2032 5.40 4.55 17.8 59.9 0.08 0.28 18.2 18.5 0.26 4.35 4.61 — 22,466 22,466 0.37 1.49 1.03 22,922 301
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2033 5.53 38.8 18.7 66.8 0.08 0.26 21.4 21.7 0.25 5.11 5.36 — 24,952 24,952 0.42 1.01 1.05 25,264 2034 5.32 38.6 17.7 63.6 0.08 0.25 21.4 21.7 0.24 5.11 5.35 — 24,544 24,544 0.38 0.95 0.91 24,839 2035 0.75 34.3 1.29 8.62 < 0.005 0.01 3.24 3.24 0.01 0.76 0.76 — 2,833 2,833 0.04 0.02 0.11 2,839 Average
Daily
— — — — — — — — — — — — — — — — — —
2025 8.69 7.44 45.0 89.9 0.10 1.52 16.6 18.1 1.41 4.87 6.28 — 23,121 23,121 0.93 1.29 27.5 23,555 2026 5.61 4.86 21.2 63.4 0.06 0.50 13.0 13.5 0.43 3.12 3.55 — 18,818 18,818 0.34 1.21 24.7 19,212 2027 4.96 4.28 16.7 55.1 0.05 0.32 12.9 13.3 0.26 3.09 3.35 — 17,700 17,700 0.31 1.20 22.1 18,087 2028 4.49 4.18 15.7 52.5 0.05 0.25 13.0 13.2 0.24 3.10 3.34 — 17,429 17,429 0.29 1.15 19.9 17,798 2029 4.31 3.63 14.7 49.7 0.05 0.23 12.9 13.2 0.22 3.09 3.31 — 17,059 17,059 0.29 1.14 17.8 17,425 2030 4.12 3.48 14.3 47.4 0.05 0.22 12.9 13.2 0.21 3.09 3.30 — 16,735 16,735 0.27 1.11 15.8 17,087 2031 3.98 3.36 13.4 44.7 0.05 0.21 12.9 13.2 0.20 3.09 3.29 — 16,417 16,417 0.27 1.11 14.0 16,767 2032 3.87 3.26 12.7 42.9 0.05 0.20 13.0 13.2 0.19 3.10 3.29 — 16,162 16,162 0.27 1.07 12.3 16,500 2033 3.75 20.0 13.0 45.6 0.06 0.19 14.5 14.7 0.17 3.46 3.64 — 17,251 17,251 0.27 0.71 11.9 17,482 2034 3.78 27.6 12.5 45.3 0.06 0.18 15.2 15.4 0.17 3.62 3.78 — 17,529 17,529 0.27 0.68 10.8 17,748 2035 0.22 10.3 0.38 2.56 < 0.005 < 0.005 0.96 0.97 < 0.005 0.23 0.23 — 854 854 0.01 0.01 0.54 856 Annual — — — — — — — — — — — — — — — — — —
2025 1.59 1.36 8.20 16.4 0.02 0.28 3.02 3.30 0.26 0.89 1.15 — 3,828 3,828 0.15 0.21 4.55 3,900 2026 1.02 0.89 3.87 11.6 0.01 0.09 2.38 2.47 0.08 0.57 0.65 — 3,116 3,116 0.06 0.20 4.09 3,181 2027 0.91 0.78 3.05 10.1 0.01 0.06 2.36 2.42 0.05 0.56 0.61 — 2,930 2,930 0.05 0.20 3.65 2,995 2028 0.82 0.76 2.86 9.59 0.01 0.05 2.37 2.42 0.04 0.57 0.61 — 2,886 2,886 0.05 0.19 3.30 2,947 2029 0.79 0.66 2.68 9.07 0.01 0.04 2.36 2.41 0.04 0.56 0.60 — 2,824 2,824 0.05 0.19 2.94 2,885 2030 0.75 0.63 2.60 8.65 0.01 0.04 2.36 2.40 0.04 0.56 0.60 — 2,771 2,771 0.04 0.18 2.62 2,829 2031 0.73 0.61 2.45 8.16 0.01 0.04 2.36 2.40 0.04 0.56 0.60 — 2,718 2,718 0.04 0.18 2.32 2,776 2032 0.71 0.59 2.32 7.83 0.01 0.04 2.37 2.41 0.03 0.57 0.60 — 2,676 2,676 0.04 0.18 2.04 2,732 2033 0.68 3.64 2.37 8.33 0.01 0.03 2.65 2.68 0.03 0.63 0.66 — 2,856 2,856 0.04 0.12 1.97 2,894 2034 0.69 5.03 2.28 8.27 0.01 0.03 2.77 2.80 0.03 0.66 0.69 — 2,902 2,902 0.04 0.11 1.78 2,938 2035 0.04 1.88 0.07 0.47 < 0.005 < 0.005 0.18 0.18 < 0.005 0.04 0.04 — 141 141 < 0.005 < 0.005 0.09 142302 East Area 1 Custom Report, 1/12/2024
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2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 13.5 80.6 18.9 129 0.12 1.48 126 127 1.50 31.5 33.0 1,089 40,857 41,946 112 0.56 21.0 44,943 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 2.08 69.8 17.8 7.83 0.11 1.44 126 127 1.44 31.5 32.9 1,089 40,527 41,616 112 0.56 21.0 44,612 Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 7.72 75.1 18.3 67.7 0.12 1.46 112 113 1.47 27.9 29.4 1,089 40,690 41,779 112 0.56 21.0 44,775 Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.41 13.7 3.35 12.4 0.02 0.27 20.4 20.7 0.27 5.10 5.37 180 6,737 6,917 18.6 0.09 3.47 7,413 Exceeds
(Daily
Max)
— — — — — — — — — — — — — — — — — —
Threshol
d
— 25.0 25.0 — — — — — — — — — — — — — — —
Unmit. — Yes No — — — — — — — — — — — — — — —
Exceeds
(Average
Daily)
— — — — — — — — — — — — — — — — — —
Threshol
d
— 25.0 25.0 — — — — — — — — — — — — — — —
Unmit. — Yes No — — — — — — — — — — — — — — —
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2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile — — — — — — 126 126 — 31.5 31.5 — — — — — — —
Area 11.4 79.6 1.11 122 0.01 0.05 — 0.05 0.06 — 0.06 0.00 330 330 0.01 < 0.005 — 331 Energy 2.08 1.04 17.8 7.83 0.11 1.44 — 1.44 1.44 — 1.44 — 38,599 38,599 2.99 0.16 — 38,723 Water — — — — — — — — — — — 156 1,928 2,084 16.1 0.39 — 2,603 Waste — — — — — — — — — — — 933 0.00 933 93.3 0.00 — 3,265 Refrig. — — — — — — — — — — — — — — — — 21.0 21.0
Total 13.5 80.6 18.9 129 0.12 1.48 126 127 1.50 31.5 33.0 1,089 40,857 41,946 112 0.56 21.0 44,943 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile — — — — — — 126 126 — 31.5 31.5 — — — — — — —
Area 0.00 68.8 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 Energy 2.08 1.04 17.8 7.83 0.11 1.44 — 1.44 1.44 — 1.44 — 38,599 38,599 2.99 0.16 — 38,723 Water — — — — — — — — — — — 156 1,928 2,084 16.1 0.39 — 2,603 Waste — — — — — — — — — — — 933 0.00 933 93.3 0.00 — 3,265 Refrig. — — — — — — — — — — — — — — — — 21.0 21.0
Total 2.08 69.8 17.8 7.83 0.11 1.44 126 127 1.44 31.5 32.9 1,089 40,527 41,616 112 0.56 21.0 44,612 Average
Daily
— — — — — — — — — — — — — — — — — —
Mobile — — — — — — 112 112 — 27.9 27.9 — — — — — — —
Area 5.64 74.1 0.55 59.9 < 0.005 0.02 — 0.02 0.03 — 0.03 0.00 163 163 0.01 < 0.005 — 163 Energy 2.08 1.04 17.8 7.83 0.11 1.44 — 1.44 1.44 — 1.44 — 38,599 38,599 2.99 0.16 — 38,723 Water — — — — — — — — — — — 156 1,928 2,084 16.1 0.39 — 2,603304 East Area 1 Custom Report, 1/12/2024
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Waste — — — — — — — — — — — 933 0.00 933 93.3 0.00 — 3,265 Refrig. — — — — — — — — — — — — — — — — 21.0 21.0
Total 7.72 75.1 18.3 67.7 0.12 1.46 112 113 1.47 27.9 29.4 1,089 40,690 41,779 112 0.56 21.0 44,775 Annual — — — — — — — — — — — — — — — — — —
Mobile — — — — — — 20.4 20.4 — 5.10 5.10 — — — — — — —
Area 1.03 13.5 0.10 10.9 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 0.00 26.9 26.9 < 0.005 < 0.005 — 27.0 Energy 0.38 0.19 3.25 1.43 0.02 0.26 — 0.26 0.26 — 0.26 — 6,391 6,391 0.50 0.03 — 6,411 Water — — — — — — — — — — — 25.8 319 345 2.66 0.07 — 431 Waste — — — — — — — — — — — 154 0.00 154 15.4 0.00 — 541 Refrig. — — — — — — — — — — — — — — — — 3.47 3.47
Total 1.41 13.7 3.35 12.4 0.02 0.27 20.4 20.7 0.27 5.10 5.37 180 6,737 6,917 18.6 0.09 3.47 7,413

3. Construction Emissions Details

3.1. Site Preparation (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

3.94 3.31 31.6 30.2 0.05 1.37 — 1.37 1.26 — 1.26 — 5,295 5,295 0.21 0.04 — 5,314 Dust
From
Material
Movement
— — — — — — 5.11 5.11 — 2.63 2.63 — — — — — — —
Onsite
truck

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 0.00 305
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Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Off-Road
Equipment

3.94 3.31 31.6 30.2 0.05 1.37 — 1.37 1.26 — 1.26 — 5,295 5,295 0.21 0.04 — 5,314 Dust
From
Material
Movement
— — — — — — 5.11 5.11 — 2.63 2.63 — — — — — — —
Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

2.57 2.16 20.6 19.7 0.03 0.89 — 0.89 0.82 — 0.82 — 3,453 3,453 0.14 0.03 — 3,465 Dust
From
Material
Movement
— — — — — — 3.33 3.33 — 1.71 1.71 — — — — — — —
Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.47 0.39 3.77 3.59 0.01 0.16 — 0.16 0.15 — 0.15 — 572 572 0.02 < 0.005 — 574 Dust
From
Material
Movement
— — — — — — 0.61 0.61 — 0.31 0.31 — — — — — — —
Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.08 0.07 0.08 1.10 0.00 0.00 0.23 0.23 0.00 0.05 0.05 — 234 234 0.01 0.01 0.94 238 306
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Vendor 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 0.00 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.08 0.07 0.09 1.00 0.00 0.00 0.23 0.23 0.00 0.05 0.05 — 224 224 0.01 0.01 0.02 226 Vendor 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 0.00 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.05 0.05 0.06 0.65 0.00 0.00 0.15 0.15 0.00 0.03 0.03 — 147 147 0.01 0.01 0.27 149 Vendor 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 0.00 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.12 0.00 0.00 0.03 0.03 0.00 0.01 0.01 — 24.3 24.3 < 0.005 < 0.005 0.04 24.7 Vendor 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 0.00 Hauling 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 0.00

3.3. Building Construction (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.35 1.13 10.4 13.0 0.02 0.43 — 0.43 0.40 — 0.40 — 2,398 2,398 0.10 0.02 — 2,406 Onsite
truck

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 0.00 307
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Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Off-Road
Equipment

1.35 1.13 10.4 13.0 0.02 0.43 — 0.43 0.40 — 0.40 — 2,398 2,398 0.10 0.02 — 2,406 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.96 0.80 7.46 9.31 0.02 0.31 — 0.31 0.28 — 0.28 — 1,713 1,713 0.07 0.01 — 1,719 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.18 0.15 1.36 1.70 < 0.005 0.06 — 0.06 0.05 — 0.05 — 284 284 0.01 < 0.005 — 285 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 5.88 5.27 5.45 77.8 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 16,554 16,554 0.75 0.61 66.8 16,822 Vendor 0.36 0.21 9.09 2.83 0.05 0.11 2.02 2.13 0.11 0.56 0.67 — 7,291 7,291 0.14 1.10 20.6 7,643 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 5.86 5.19 6.62 70.6 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,820 15,820 0.81 0.61 1.73 16,025 Vendor 0.35 0.20 9.45 2.92 0.05 0.11 2.02 2.13 0.11 0.56 0.67 — 7,294 7,294 0.14 1.10 0.53 7,626 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
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Worker 4.12 3.67 4.67 50.4 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 11,383 11,383 0.56 0.44 20.6 11,548 Vendor 0.26 0.15 6.75 2.05 0.04 0.08 1.44 1.52 0.08 0.40 0.47 — 5,209 5,209 0.10 0.79 6.36 5,452 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.75 0.67 0.85 9.21 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,885 1,885 0.09 0.07 3.41 1,912 Vendor 0.05 0.03 1.23 0.37 0.01 0.01 0.26 0.28 0.01 0.07 0.09 — 862 862 0.02 0.13 1.05 903 Hauling 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 0.00

3.5. Building Construction (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.91 0.77 7.04 9.26 0.02 0.27 — 0.27 0.25 — 0.25 — 1,712 1,712 0.07 0.01 — 1,718 309
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Onsite 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 0.00 truck
Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.17 0.14 1.28 1.69 < 0.005 0.05 — 0.05 0.05 — 0.05 — 283 283 0.01 < 0.005 — 284 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 5.64 5.02 4.89 72.6 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 16,228 16,228 0.22 0.59 60.9 16,470 Vendor 0.31 0.21 8.64 2.71 0.05 0.11 2.02 2.13 0.05 0.56 0.61 — 7,168 7,168 0.09 1.05 18.6 7,501 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 5.64 5.00 6.06 65.7 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,510 15,510 0.27 0.61 1.57 15,702 Vendor 0.30 0.20 9.00 2.80 0.05 0.11 2.02 2.13 0.05 0.56 0.61 — 7,171 7,171 0.09 1.05 0.48 7,486 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 4.01 3.55 4.29 47.0 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 11,160 11,160 0.18 0.44 18.8 11,314 Vendor 0.21 0.15 6.39 1.97 0.04 0.08 1.44 1.52 0.04 0.40 0.44 — 5,121 5,121 0.06 0.75 5.76 5,351 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.73 0.65 0.78 8.58 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,848 1,848 0.03 0.07 3.11 1,873 Vendor 0.04 0.03 1.17 0.36 0.01 0.01 0.26 0.28 0.01 0.07 0.08 — 848 848 0.01 0.12 0.95 886 Hauling 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 0.00 310
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3.7. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.88 0.74 6.71 9.24 0.02 0.24 — 0.24 0.22 — 0.22 — 1,712 1,712 0.07 0.01 — 1,718 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.16 0.13 1.22 1.69 < 0.005 0.04 — 0.04 0.04 — 0.04 — 283 283 0.01 < 0.005 — 284 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
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Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Worker 5.47 4.89 4.86 68.0 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,946 15,946 0.22 0.59 55.3 16,182 Vendor 0.31 0.16 8.23 2.59 0.05 0.11 2.02 2.13 0.05 0.56 0.61 — 7,029 7,029 0.09 1.05 16.4 7,360 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 5.45 4.83 5.50 61.4 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,242 15,242 0.25 0.61 1.43 15,432 Vendor 0.30 0.15 8.54 2.68 0.05 0.11 2.02 2.13 0.05 0.56 0.61 — 7,032 7,032 0.09 1.05 0.42 7,347 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 3.87 3.43 3.89 44.0 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 10,966 10,966 0.18 0.44 17.0 11,118 Vendor 0.21 0.11 6.10 1.88 0.04 0.08 1.44 1.52 0.04 0.40 0.44 — 5,022 5,022 0.06 0.75 5.05 5,251 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.71 0.63 0.71 8.02 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,816 1,816 0.03 0.07 2.82 1,841 Vendor 0.04 0.02 1.11 0.34 0.01 0.01 0.26 0.28 0.01 0.07 0.08 — 831 831 0.01 0.12 0.84 869 Hauling 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 0.00

3.9. Building Construction (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Off-Road 1.18 0.99 8.92 12.9 0.02 0.30 — 0.30 0.28 — 0.28 — 2,397 2,397 0.10 0.02 — 2,406 Equipment
Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.18 0.99 8.92 12.9 0.02 0.30 — 0.30 0.28 — 0.28 — 2,397 2,397 0.10 0.02 — 2,406 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.85 0.71 6.39 9.26 0.02 0.22 — 0.22 0.20 — 0.20 — 1,717 1,717 0.07 0.01 — 1,723 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.15 0.13 1.17 1.69 < 0.005 0.04 — 0.04 0.04 — 0.04 — 284 284 0.01 < 0.005 — 285 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.83 4.72 4.30 64.0 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,657 15,657 0.19 0.59 49.9 15,887 Vendor 0.31 0.16 7.81 2.53 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,860 6,860 0.09 0.99 14.5 7,173 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.78 4.67 4.94 57.6 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,966 14,966 0.25 0.61 1.29 15,156 313
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Vendor 0.30 0.15 8.13 2.61 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,864 6,864 0.08 0.99 0.38 7,162 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 3.42 3.36 3.50 41.4 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 10,797 10,797 0.16 0.42 15.4 10,942 Vendor 0.22 0.11 5.78 1.84 0.04 0.04 1.44 1.48 0.04 0.40 0.44 — 4,915 4,915 0.06 0.71 4.49 5,133 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.62 0.61 0.64 7.56 0.00 0.00 2.11 2.11 0.00 0.49 0.49 — 1,788 1,788 0.03 0.07 2.55 1,812 Vendor 0.04 0.02 1.05 0.34 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 814 814 0.01 0.12 0.74 850 Hauling 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 0.00

3.11. Building Construction (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.15 0.97 8.58 12.9 0.02 0.28 — 0.28 0.25 — 0.25 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.15 0.97 8.58 12.9 0.02 0.28 — 0.28 0.25 — 0.25 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 314
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Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.82 0.69 6.13 9.22 0.02 0.20 — 0.20 0.18 — 0.18 — 1,712 1,712 0.07 0.01 — 1,718 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.15 0.13 1.12 1.68 < 0.005 0.04 — 0.04 0.03 — 0.03 — 283 283 0.01 < 0.005 — 284 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.67 4.59 3.77 59.9 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,384 15,384 0.19 0.59 44.9 15,608 Vendor 0.31 0.15 7.40 2.42 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,671 6,671 0.08 0.99 12.9 6,983 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.64 4.03 4.91 53.9 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,706 14,706 0.22 0.61 1.16 14,896 Vendor 0.30 0.15 7.71 2.50 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,675 6,675 0.08 0.99 0.33 6,974 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 3.28 2.84 3.11 38.7 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 10,581 10,581 0.16 0.42 13.8 10,723 Vendor 0.21 0.11 5.46 1.75 0.04 0.04 1.44 1.48 0.04 0.40 0.44 — 4,766 4,766 0.06 0.71 3.96 4,984 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.60 0.52 0.57 7.07 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,752 1,752 0.03 0.07 2.29 1,775 315
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Vendor 0.04 0.02 1.00 0.32 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 789 789 0.01 0.12 0.65 825 Hauling 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 0.00

3.13. Building Construction (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.12 0.94 8.39 12.9 0.02 0.26 — 0.26 0.24 — 0.24 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.12 0.94 8.39 12.9 0.02 0.26 — 0.26 0.24 — 0.24 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.80 0.67 5.99 9.20 0.02 0.19 — 0.19 0.17 — 0.17 — 1,712 1,712 0.07 0.01 — 1,718 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.15 0.12 1.09 1.68 < 0.005 0.03 — 0.03 0.03 — 0.03 — 283 283 0.01 < 0.005 — 284 Onsite
truck

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 0.00 316
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Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.48 3.89 3.74 56.4 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 15,125 15,125 0.19 0.59 40.0 15,345 Vendor 0.24 0.15 7.03 2.36 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,466 6,466 0.08 0.94 11.3 6,759 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.45 3.84 4.35 50.7 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,460 14,460 0.22 0.59 1.04 14,641 Vendor 0.24 0.14 7.29 2.44 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,470 6,470 0.08 0.94 0.29 6,753 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 3.14 2.70 3.07 36.5 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 10,403 10,403 0.14 0.42 12.3 10,544 Vendor 0.18 0.11 5.21 1.71 0.04 0.04 1.44 1.48 0.04 0.40 0.44 — 4,620 4,620 0.06 0.67 3.48 4,825 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.57 0.49 0.56 6.66 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,722 1,722 0.02 0.07 2.04 1,746 Vendor 0.03 0.02 0.95 0.31 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 765 765 0.01 0.11 0.58 799 Hauling 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 0.00

3.15. Building Construction (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Off-Road
Equipment

1.10 0.92 8.12 12.8 0.02 0.24 — 0.24 0.22 — 0.22 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.10 0.92 8.12 12.8 0.02 0.24 — 0.24 0.22 — 0.22 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.78 0.66 5.80 9.18 0.02 0.17 — 0.17 0.16 — 0.16 — 1,712 1,712 0.07 0.01 — 1,718 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.14 0.12 1.06 1.67 < 0.005 0.03 — 0.03 0.03 — 0.03 — 283 283 0.01 < 0.005 — 284 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.26 3.70 3.18 52.3 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,886 14,886 0.16 0.08 35.5 14,950 Vendor 0.24 0.15 6.72 2.30 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,251 6,251 0.08 0.94 9.81 6,543 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.26 3.67 3.82 47.4 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,231 14,231 0.19 0.59 0.92 14,412 318
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Vendor 0.23 0.14 6.99 2.38 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,255 6,255 0.08 0.94 0.25 6,538 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 3.02 2.60 2.69 33.9 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 10,239 10,239 0.14 0.42 11.0 10,378 Vendor 0.17 0.11 4.95 1.67 0.04 0.04 1.44 1.48 0.04 0.40 0.44 — 4,466 4,466 0.06 0.67 3.02 4,671 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.55 0.48 0.49 6.18 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,695 1,695 0.02 0.07 1.82 1,718 Vendor 0.03 0.02 0.90 0.30 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 739 739 0.01 0.11 0.50 773 Hauling 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 0.00

3.17. Building Construction (2032) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.07 0.90 7.87 12.8 0.02 0.22 — 0.22 0.21 — 0.21 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.07 0.90 7.87 12.8 0.02 0.22 — 0.22 0.21 — 0.21 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 319
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Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.77 0.64 5.64 9.16 0.02 0.16 — 0.16 0.15 — 0.15 — 1,717 1,717 0.07 0.01 — 1,723 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.14 0.12 1.03 1.67 < 0.005 0.03 — 0.03 0.03 — 0.03 — 284 284 0.01 < 0.005 — 285 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.10 3.54 3.15 49.4 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,671 14,671 0.16 0.08 31.4 14,731 Vendor 0.24 0.15 6.41 2.25 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,038 6,038 0.08 0.89 8.37 6,313 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 4.10 3.51 3.26 44.8 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,027 14,027 0.19 0.59 0.82 14,207 Vendor 0.23 0.14 6.68 2.32 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 6,043 6,043 0.08 0.89 0.22 6,310 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 2.93 2.51 2.32 32.1 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 10,119 10,119 0.14 0.42 9.73 10,258 Vendor 0.17 0.11 4.74 1.63 0.04 0.04 1.44 1.48 0.04 0.40 0.44 — 4,326 4,326 0.06 0.64 2.59 4,520 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.54 0.46 0.42 5.86 0.00 0.00 2.11 2.11 0.00 0.49 0.49 — 1,675 1,675 0.02 0.07 1.61 1,698 320
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Vendor 0.03 0.02 0.86 0.30 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 716 716 0.01 0.11 0.43 748 Hauling 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 0.00

3.19. Building Construction (2033) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.05 0.88 7.67 12.8 0.02 0.20 — 0.20 0.19 — 0.19 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.05 0.88 7.67 12.8 0.02 0.20 — 0.20 0.19 — 0.19 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.75 0.63 5.48 9.13 0.02 0.15 — 0.15 0.13 — 0.13 — 1,712 1,712 0.07 0.01 — 1,718 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.14 0.11 1.00 1.67 < 0.005 0.03 — 0.03 0.02 — 0.02 — 283 283 0.01 < 0.005 — 284 Onsite
truck

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 0.00 321
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Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 3.45 3.40 2.62 46.4 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,462 14,462 0.14 0.08 27.6 14,518 Vendor 0.24 0.15 6.11 2.19 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 5,825 5,825 0.08 0.89 7.18 6,099 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 3.45 3.37 3.24 42.2 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 13,827 13,827 0.19 0.08 0.72 13,857 Vendor 0.23 0.14 6.38 2.26 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 5,829 5,829 0.08 0.89 0.19 6,096 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 2.45 2.41 2.29 30.2 0.00 0.00 11.5 11.5 0.00 2.70 2.70 — 9,949 9,949 0.12 0.06 8.51 9,978 Vendor 0.17 0.10 4.51 1.59 0.04 0.04 1.44 1.48 0.04 0.40 0.44 — 4,162 4,162 0.06 0.63 2.22 4,355 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.45 0.44 0.42 5.52 0.00 0.00 2.10 2.10 0.00 0.49 0.49 — 1,647 1,647 0.02 0.01 1.41 1,652 Vendor 0.03 0.02 0.82 0.29 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 689 689 0.01 0.10 0.37 721 Hauling 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 0.00

3.21. Building Construction (2034) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Off-Road
Equipment

1.03 0.86 7.52 12.8 0.02 0.19 — 0.19 0.18 — 0.18 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

1.03 0.86 7.52 12.8 0.02 0.19 — 0.19 0.18 — 0.18 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.73 0.61 5.34 9.07 0.02 0.14 — 0.14 0.13 — 0.13 — 1,703 1,703 0.07 0.01 — 1,708 Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.13 0.11 0.97 1.66 < 0.005 0.02 — 0.02 0.02 — 0.02 — 282 282 0.01 < 0.005 — 283 Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 3.29 3.24 2.59 44.0 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 14,279 14,279 0.14 0.08 24.1 14,331 Vendor 0.24 0.15 5.86 2.14 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 5,626 5,626 0.08 0.83 6.13 5,883 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 3.29 3.21 2.70 39.6 0.00 0.00 16.2 16.2 0.00 3.79 3.79 — 13,653 13,653 0.16 0.08 0.62 13,682 323
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Vendor 0.23 0.14 6.13 2.20 0.05 0.05 2.02 2.08 0.05 0.56 0.61 — 5,631 5,631 0.08 0.83 0.16 5,881 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 2.34 2.30 1.90 28.3 0.00 0.00 11.4 11.4 0.00 2.68 2.68 — 9,769 9,769 0.12 0.06 7.39 9,796 Vendor 0.16 0.10 4.31 1.54 0.04 0.04 1.43 1.47 0.04 0.40 0.43 — 3,998 3,998 0.06 0.59 1.88 4,178 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.43 0.42 0.35 5.16 0.00 0.00 2.09 2.09 0.00 0.49 0.49 — 1,617 1,617 0.02 0.01 1.22 1,622 Vendor 0.03 0.02 0.79 0.28 0.01 0.01 0.26 0.27 0.01 0.07 0.08 — 662 662 0.01 0.10 0.31 692 Hauling 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 0.00

3.23. Paving (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.95 0.80 7.45 9.98 0.01 0.35 — 0.35 0.32 — 0.32 — 1,511 1,511 0.06 0.01 — 1,517 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.95 0.80 7.45 9.98 0.01 0.35 — 0.35 0.32 — 0.32 — 1,511 1,511 0.06 0.01 — 1,517 Paving — 0.00 — — — — — — — — — — — — — — — —
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Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.68 0.57 5.32 7.13 0.01 0.25 — 0.25 0.23 — 0.23 — 1,080 1,080 0.04 0.01 — 1,083 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.12 0.10 0.97 1.30 < 0.005 0.05 — 0.05 0.04 — 0.04 — 179 179 0.01 < 0.005 — 179 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07 0.06 0.07 0.94 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 201 201 0.01 0.01 0.81 204 Vendor 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 0.00 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07 0.06 0.08 0.86 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 192 192 0.01 0.01 0.02 194 Vendor 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 0.00 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.05 0.04 0.06 0.61 0.00 0.00 0.14 0.14 0.00 0.03 0.03 — 138 138 0.01 0.01 0.25 140 Vendor 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 0.00325 East Area 1 Custom Report, 1/12/2024
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Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.11 0.00 0.00 0.03 0.03 0.00 0.01 0.01 — 22.8 22.8 < 0.005 < 0.005 0.04 23.2 Vendor 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 0.00 Hauling 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 0.00

3.25. Paving (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.91 0.76 7.12 9.94 0.01 0.32 — 0.32 0.29 — 0.29 — 1,511 1,511 0.06 0.01 — 1,516 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.91 0.76 7.12 9.94 0.01 0.32 — 0.32 0.29 — 0.29 — 1,511 1,511 0.06 0.01 — 1,516 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.44 0.37 3.45 4.82 0.01 0.16 — 0.16 0.14 — 0.14 — 733 733 0.03 0.01 — 736 Paving — 0.00 — — — — — — — — — — — — — — — — 326
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Onsite
truck

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 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.08 0.07 0.63 0.88 < 0.005 0.03 — 0.03 0.03 — 0.03 — 121 121 < 0.005 < 0.005 — 122 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07 0.06 0.06 0.88 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 197 197 < 0.005 0.01 0.74 199 Vendor 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 0.00 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07 0.06 0.07 0.80 0.00 0.00 0.20 0.20 0.00 0.05 0.05 — 188 188 < 0.005 0.01 0.02 190 Vendor 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 0.00 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.03 0.03 0.04 0.39 0.00 0.00 0.09 0.09 0.00 0.02 0.02 — 91.8 91.8 < 0.005 < 0.005 0.15 93.1 Vendor 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 0.00 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 — 15.2 15.2 < 0.005 < 0.005 0.03 15.4 Vendor 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 0.00 Hauling 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 0.00 327
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3.27. Architectural Coating (2033) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.11 0.09 0.76 1.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 33.6 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.11 0.09 0.76 1.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 33.6 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.05 0.04 0.37 0.54 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 65.3 65.3 < 0.005 < 0.005 — 65.5 Architect
ural
Coatings
— 16.5 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 328
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Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.01 0.01 0.07 0.10 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 10.8 10.8 < 0.005 < 0.005 — 10.9 Architect
ural
Coatings
— 3.00 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.69 0.68 0.52 9.28 0.00 0.00 3.24 3.24 0.00 0.76 0.76 — 2,892 2,892 0.03 0.02 5.52 2,904 Vendor 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 0.00 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.69 0.67 0.65 8.44 0.00 0.00 3.24 3.24 0.00 0.76 0.76 — 2,765 2,765 0.04 0.02 0.14 2,771 Vendor 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 0.00 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.34 0.33 0.31 4.14 0.00 0.00 1.58 1.58 0.00 0.37 0.37 — 1,363 1,363 0.02 0.01 1.17 1,367 Vendor 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 0.00 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.06 0.06 0.06 0.76 0.00 0.00 0.29 0.29 0.00 0.07 0.07 — 226 226 < 0.005 < 0.005 0.19 226 Vendor 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 0.00 Hauling 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 0.00 329
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3.29. Architectural Coating (2034) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.11 0.09 0.76 1.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 33.6 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.11 0.09 0.76 1.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 33.6 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.08 0.06 0.54 0.79 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 95.4 95.4 < 0.005 < 0.005 — 95.7 Architect
ural
Coatings
— 24.0 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 330
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Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.01 0.01 0.10 0.14 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 15.8 15.8 < 0.005 < 0.005 — 15.8 Architect
ural
Coatings
— 4.38 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.66 0.65 0.52 8.80 0.00 0.00 3.24 3.24 0.00 0.76 0.76 — 2,856 2,856 0.03 0.02 4.81 2,866 Vendor 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 0.00 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.66 0.64 0.54 7.92 0.00 0.00 3.24 3.24 0.00 0.76 0.76 — 2,731 2,731 0.03 0.02 0.12 2,736 Vendor 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 0.00 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.47 0.46 0.38 5.68 0.00 0.00 2.30 2.30 0.00 0.54 0.54 — 1,965 1,965 0.02 0.01 1.49 1,970 Vendor 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 0.00 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.09 0.08 0.07 1.04 0.00 0.00 0.42 0.42 0.00 0.10 0.10 — 325 325 < 0.005 < 0.005 0.25 326 Vendor 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 0.00 Hauling 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 0.00 331
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3.31. Architectural Coating (2035) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.11 0.09 0.76 1.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 33.6 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.11 0.09 0.76 1.10 < 0.005 0.01 — 0.01 0.01 — 0.01 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 33.6 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.03 0.03 0.23 0.33 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 40.0 40.0 < 0.005 < 0.005 — 40.1 Architect
ural
Coatings
— 10.1 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 332
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Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment

0.01 < 0.005 0.04 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 6.62 6.62 < 0.005 < 0.005 — 6.64 Architect
ural
Coatings
— 1.84 — — — — — — — — — — — — — — — —
Onsite
truck

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 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.64 0.63 0.42 8.32 0.00 0.00 3.24 3.24 0.00 0.76 0.76 — 2,823 2,823 0.03 0.02 4.17 2,833 Vendor 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 0.00 Hauling 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 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.64 0.63 0.54 7.52 0.00 0.00 3.24 3.24 0.00 0.76 0.76 — 2,699 2,699 0.03 0.02 0.11 2,705 Vendor 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 0.00 Hauling 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 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.19 0.19 0.16 2.23 0.00 0.00 0.96 0.96 0.00 0.23 0.23 — 814 814 0.01 < 0.005 0.54 816 Vendor 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 0.00 Hauling 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 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.04 0.03 0.03 0.41 0.00 0.00 0.18 0.18 0.00 0.04 0.04 — 135 135 < 0.005 < 0.005 0.09 135 Vendor 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 0.00 Hauling 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 0.00 333
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4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — 48.1 48.1 — 12.0 12.0 — — — — — — —
Condo/T
ownhous
e
— — — — — — 39.8 39.8 — 9.94 9.94 — — — — — — —
Apartme
nts
Low Rise
— — — — — — 14.1 14.1 — 3.53 3.53 — — — — — — —
High
School
— — — — — — 18.3 18.3 — 4.58 4.58 — — — — — — —
City Park — — — — — — 5.56 5.56 — 1.39 1.39 — — — — — — — Total — — — — — — 126 126 — 31.5 31.5 — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — 48.1 48.1 — 12.0 12.0 — — — — — — —
Condo/T
ownhous
e
— — — — — — 39.8 39.8 — 9.94 9.94 — — — — — — —
334
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Apartme
Low Rise
— — — — — — 14.1 14.1 — 3.53 3.53 — — — — — — —
High
School
— — — — — — 18.3 18.3 — 4.58 4.58 — — — — — — —
City Park — — — — — — 5.56 5.56 — 1.39 1.39 — — — — — — — Total — — — — — — 126 126 — 31.5 31.5 — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — 8.54 8.54 — 2.13 2.13 — — — — — — —
Condo/T
ownhous
e
— — — — — — 6.47 6.47 — 1.62 1.62 — — — — — — —
Apartme
nts
Low Rise
— — — — — — 2.30 2.30 — 0.57 0.57 — — — — — — —
High
School
— — — — — — 2.57 2.57 — 0.64 0.64 — — — — — — —
City Park — — — — — — 0.53 0.53 — 0.13 0.13 — — — — — — — Total — — — — — — 20.4 20.4 — 5.10 5.10 — — — — — — —

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — — 7,245 7,245 0.45 0.05 — 7,272
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Condo/T — — — — — — — — — — — — 6,134 6,134 0.38 0.05 — 6,157 Apartme
nts
Low Rise
— — — — — — — — — — — — 1,713 1,713 0.11 0.01 — 1,720
High
School
— — — — — — — — — — — — 959 959 0.06 0.01 — 962
City Park — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — — — 16,051 16,051 1.00 0.12 — 16,112 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — — 7,245 7,245 0.45 0.05 — 7,272
Condo/T
ownhous
e
— — — — — — — — — — — — 6,134 6,134 0.38 0.05 — 6,157
Apartme
nts
Low Rise
— — — — — — — — — — — — 1,713 1,713 0.11 0.01 — 1,720
High
School
— — — — — — — — — — — — 959 959 0.06 0.01 — 962
City Park — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — — — 16,051 16,051 1.00 0.12 — 16,112 Annual — — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — — 1,199 1,199 0.07 0.01 — 1,204
Condo/T
ownhous
e
— — — — — — — — — — — — 1,016 1,016 0.06 0.01 — 1,019
Apartme
nts
Low Rise
— — — — — — — — — — — — 284 284 0.02 < 0.005 — 285
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High
School
— — — — — — — — — — — — 159 159 0.01 < 0.005 — 159
City Park — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — — — 2,657 2,657 0.16 0.02 — 2,668

4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing

1.01 0.50 8.60 3.66 0.05 0.69 — 0.69 0.69 — 0.69 — 10,911 10,911 0.97 0.02 — 10,941 Condo/T
ownhous
e

0.84 0.42 7.22 3.07 0.05 0.58 — 0.58 0.58 — 0.58 — 9,159 9,159 0.81 0.02 — 9,185 Apartme
nts
Low Rise

0.16 0.08 1.38 0.59 0.01 0.11 — 0.11 0.11 — 0.11 — 1,747 1,747 0.15 < 0.005 — 1,752 High
School

0.07 0.03 0.61 0.51 < 0.005 0.05 — 0.05 0.05 — 0.05 — 731 731 0.06 < 0.005 — 733 City Park 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 Total 2.08 1.04 17.8 7.83 0.11 1.44 — 1.44 1.44 — 1.44 — 22,548 22,548 2.00 0.04 — 22,611 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing

1.01 0.50 8.60 3.66 0.05 0.69 — 0.69 0.69 — 0.69 — 10,911 10,911 0.97 0.02 — 10,941 Condo/T
ownhous
e

0.84 0.42 7.22 3.07 0.05 0.58 — 0.58 0.58 — 0.58 — 9,159 9,159 0.81 0.02 — 9,185 337
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Apartme
Low Rise

0.16 0.08 1.38 0.59 0.01 0.11 — 0.11 0.11 — 0.11 — 1,747 1,747 0.15 < 0.005 — 1,752 High
School

0.07 0.03 0.61 0.51 < 0.005 0.05 — 0.05 0.05 — 0.05 — 731 731 0.06 < 0.005 — 733 City Park 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 Total 2.08 1.04 17.8 7.83 0.11 1.44 — 1.44 1.44 — 1.44 — 22,548 22,548 2.00 0.04 — 22,611 Annual — — — — — — — — — — — — — — — — — —
Single
Family
Housing

0.18 0.09 1.57 0.67 0.01 0.13 — 0.13 0.13 — 0.13 — 1,806 1,806 0.16 < 0.005 — 1,811 Condo/T
ownhous
e

0.15 0.08 1.32 0.56 0.01 0.11 — 0.11 0.11 — 0.11 — 1,516 1,516 0.13 < 0.005 — 1,521 Apartme
nts
Low Rise

0.03 0.01 0.25 0.11 < 0.005 0.02 — 0.02 0.02 — 0.02 — 289 289 0.03 < 0.005 — 290 High
School

0.01 0.01 0.11 0.09 < 0.005 0.01 — 0.01 0.01 — 0.01 — 121 121 0.01 < 0.005 — 121 City Park 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 Total 0.38 0.19 3.25 1.43 0.02 0.26 — 0.26 0.26 — 0.26 — 3,733 3,733 0.33 0.01 — 3,743

4.3. Area Emissions by Source

4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Hearths 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 — 0.00 338
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Consum — 63.7 — — — — — — — — — — — — — — — —
er
Products
Architect
ural
Coatings
— 5.06 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt

11.4 10.8 1.11 122 0.01 0.05 — 0.05 0.06 — 0.06 — 330 330 0.01 < 0.005 — 331 Total 11.4 79.6 1.11 122 0.01 0.05 — 0.05 0.06 — 0.06 0.00 330 330 0.01 < 0.005 — 331 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Hearths 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 Consum
er
Products
— 63.7 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 5.06 — — — — — — — — — — — — — — — —
Total 0.00 68.8 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 Annual — — — — — — — — — — — — — — — — — —
Hearths 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 Consum
er
Products
— 11.6 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.92 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt

1.03 0.97 0.10 10.9 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 — 26.9 26.9 < 0.005 < 0.005 — 27.0 Total 1.03 13.5 0.10 10.9 < 0.005 < 0.005 — < 0.005 0.01 — 0.01 0.00 26.9 26.9 < 0.005 < 0.005 — 27.0 339
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4.4. Water Emissions by Land Use

4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — 56.9 1,417 1,474 5.93 0.15 — 1,667 Condo/T
ownhous
e
— — — — — — — — — — — 70.2 363 433 7.22 0.17 — 666
Apartme
nts
Low Rise
— — — — — — — — — — — 21.8 113 135 2.24 0.05 — 207
High
School
— — — — — — — — — — — 6.75 35.0 41.7 0.69 0.02 — 64.1
City Park — — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — — 156 1,928 2,084 16.1 0.39 — 2,603 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — 56.9 1,417 1,474 5.93 0.15 — 1,667 Condo/T
ownhous
e
— — — — — — — — — — — 70.2 363 433 7.22 0.17 — 666
Apartme
nts
Low Rise
— — — — — — — — — — — 21.8 113 135 2.24 0.05 — 207
340
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High
School
— — — — — — — — — — — 6.75 35.0 41.7 0.69 0.02 — 64.1
City Park — — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — — 156 1,928 2,084 16.1 0.39 — 2,603 Annual — — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — 9.43 235 244 0.98 0.02 — 276
Condo/T
ownhous
e
— — — — — — — — — — — 11.6 60.1 71.8 1.19 0.03 — 110
Apartme
nts
Low Rise
— — — — — — — — — — — 3.61 18.7 22.3 0.37 0.01 — 34.2
High
School
— — — — — — — — — — — 1.12 5.79 6.91 0.11 < 0.005 — 10.6 City Park — — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Total — — — — — — — — — — — 25.8 319 345 2.66 0.07 — 431

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — 339 0.00 339 33.9 0.00 — 1,188
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Condo/T — — — — — — — — — — — 385 0.00 385 38.5 0.00 — 1,347 ownhous
e
Apartme
nts
Low Rise
— — — — — — — — — — — 120 0.00 120 11.9 0.00 — 418
High
School
— — — — — — — — — — — 78.7 0.00 78.7 7.86 0.00 — 275
City Park — — — — — — — — — — — 10.4 0.00 10.4 1.04 0.00 — 36.5 Total — — — — — — — — — — — 933 0.00 933 93.3 0.00 — 3,265 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — 339 0.00 339 33.9 0.00 — 1,188
Condo/T
ownhous
e
— — — — — — — — — — — 385 0.00 385 38.5 0.00 — 1,347
Apartme
nts
Low Rise
— — — — — — — — — — — 120 0.00 120 11.9 0.00 — 418
High
School
— — — — — — — — — — — 78.7 0.00 78.7 7.86 0.00 — 275
City Park — — — — — — — — — — — 10.4 0.00 10.4 1.04 0.00 — 36.5 Total — — — — — — — — — — — 933 0.00 933 93.3 0.00 — 3,265 Annual — — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — 56.2 0.00 56.2 5.62 0.00 — 197
Condo/T
ownhous
e
— — — — — — — — — — — 63.7 0.00 63.7 6.37 0.00 — 223
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Apartme — — — — — — — — — — — 19.8 0.00 19.8 1.98 0.00 — 69.3 nts
Low Rise
High
School
— — — — — — — — — — — 13.0 0.00 13.0 1.30 0.00 — 45.6
City Park — — — — — — — — — — — 1.73 0.00 1.73 0.17 0.00 — 6.05 Total — — — — — — — — — — — 154 0.00 154 15.4 0.00 — 541

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — — — — — — 10.9 10.9
Condo/T
ownhous
e
— — — — — — — — — — — — — — — — 7.33 7.33
Apartme
nts
Low Rise
— — — — — — — — — — — — — — — — 2.28 2.28
High
School
— — — — — — — — — — — — — — — — 0.41 0.41
City Park — — — — — — — — — — — — — — — — 0.00 0.00
Total — — — — — — — — — — — — — — — — 21.0 21.0
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Single
Family
Housing
— — — — — — — — — — — — — — — — 10.9 10.9
Condo/T
ownhous
e
— — — — — — — — — — — — — — — — 7.33 7.33
Apartme
nts
Low Rise
— — — — — — — — — — — — — — — — 2.28 2.28
High
School
— — — — — — — — — — — — — — — — 0.41 0.41
City Park — — — — — — — — — — — — — — — — 0.00 0.00
Total — — — — — — — — — — — — — — — — 21.0 21.0
Annual — — — — — — — — — — — — — — — — — —
Single
Family
Housing
— — — — — — — — — — — — — — — — 1.81 1.81
Condo/T
ownhous
e
— — — — — — — — — — — — — — — — 1.21 1.21
Apartme
nts
Low Rise
— — — — — — — — — — — — — — — — 0.38 0.38
High
School
— — — — — — — — — — — — — — — — 0.07 0.07
City Park — — — — — — — — — — — — — — — — 0.00 0.00
Total — — — — — — — — — — — — — — — — 3.47 3.47

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 344
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Equipme TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e nt
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio
n
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
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Remove — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —

5. Activity Data

5.1. Construction Schedule
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Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Site Preparation Site Preparation 1/1/2025 11/29/2025 5.00 238 — Building Construction Building Construction 1/1/2025 12/29/2034 5.00 2,608 — Paving Paving 1/1/2025 9/5/2026 5.00 438 —
Architectural Coating Architectural Coating 4/26/2033 6/2/2035 5.00 549 —

5.2. Off-Road Equipment

5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 4.00 8.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29 Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48

5.3. Construction Vehicles

5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix 349
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Site Preparation — — — —
Site Preparation Worker 17.5 18.5 LDA,LDT1,LDT2
Site Preparation Vendor — 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 1,238 18.5 LDA,LDT1,LDT2
Building Construction Vendor 237 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 248 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction Water unpaved roads twice daily 55% 55%
Limit vehicle speeds on unpaved roads to 25 mph 44% 44% 350
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Sweep paved roads once per month 9% 9%

5.5. Architectural Coatings
Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 5,813,289 1,937,763 159,194 53,065 —

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (Ton of
Debris)
Material Exported (Ton of
Debris)
Acres Graded (acres) Material Demolished (sq. ft.) Acres Paved (acres) Site Preparation 0.00 0.00 357 0.00 —
Paving 0.00 0.00 0.00 0.00 8.64

5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day) PM10 Reduction PM2.5 Reduction Water Exposed Area 3 74% 74%

5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Single Family Housing 8.64 0%
Condo/Townhouse — 0%
Apartments Low Rise — 0%
High School 0.00 0%
City Park 0.00 0%
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5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2025 0.00 532 0.03 < 0.005
2026 0.00 532 0.03 < 0.005
2027 0.00 532 0.03 < 0.005
2028 0.00 532 0.03 < 0.005
2029 0.00 532 0.03 < 0.005
2030 0.00 532 0.03 < 0.005
2031 0.00 532 0.03 < 0.005
2032 0.00 532 0.03 < 0.005
2033 0.00 532 0.03 < 0.005
2034 0.00 532 0.03 < 0.005
2035 0.00 532 0.03 < 0.005

5.9. Operational Mobile Sources

5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Single Family
Housing
7,464 7,543 6,760 2,691,790 71,810 72,571 65,040 25,897,378 Condo/Townhouse 5,612 6,241 4,815 2,039,585 53,992 60,041 46,321 19,622,599 Apartments Low
Rise
1,995 2,218 1,712 725,049 19,194 21,344 16,467 6,975,603 High School 1,624 464 200 458,023 27,637 7,896 3,404 7,794,462 City Park 176 442 493 94,570 2,991 7,515 8,397 1,609,352 352
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5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated
Hearth Type Unmitigated (number)
Single Family Housing—
Wood Fireplaces0
Gas Fireplaces0
Propane Fireplaces0
Electric Fireplaces0
No Fireplaces 784
Conventional Wood Stoves0
Catalytic Wood Stoves0
Non-Catalytic Wood Stoves0
Pellet Wood Stoves0
Condo/Townhouse—
Wood Fireplaces0
Gas Fireplaces0
Propane Fireplaces0
Electric Fireplaces0
No Fireplaces 966
Conventional Wood Stoves0
Catalytic Wood Stoves0
Non-Catalytic Wood Stoves0
Pellet Wood Stoves0
Apartments Low Rise—
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Wood Fireplaces 0
Gas Fireplaces 0
Propane Fireplaces 0
Electric Fireplaces 0
No Fireplaces 300
Conventional Wood Stoves 0
Catalytic Wood Stoves 0
Non-Catalytic Wood Stoves 0
Pellet Wood Stoves 0

5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
5813289 1,937,763 159,194 53,065 —

5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 180

5.11. Operational Energy Consumption

5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Single Family Housing 4,970,782 532 0.0330 0.0040 34,045,809 Condo/Townhouse 4,208,763 532 0.0330 0.0040 28,578,989
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Apartments Low Rise 1,175,511 532 0.0330 0.0040 5,451,539 High School 657,845 532 0.0330 0.0040 2,279,981
City Park 0.00 532 0.0330 0.0040 0.00

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Single Family Housing 29,716,285 145,092,619
Condo/Townhouse 36,614,709 0.00
Apartments Low Rise 11,371,028 0.00
High School 3,523,968 0.00
City Park 0.00 0.00

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Single Family Housing 630 —
Condo/Townhouse 714 —
Apartments Low Rise 222 —
High School 146 —
City Park 19.4 —

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
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Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Single Family Housing Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Single Family Housing Household refrigerators
and/or freezers
R-134a 1,430 0.12 0.60 0.00 1.00
Condo/Townhouse Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Condo/Townhouse Household refrigerators
and/or freezers
R-134a 1,430 0.12 0.60 0.00 1.00
Apartments Low Rise Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Apartments Low Rise Household refrigerators
and/or freezers
R-134a 1,430 0.12 0.60 0.00 1.00
High School Household refrigerators
and/or freezers
R-134a 1,430 0.02 0.60 0.00 1.00
High School Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
High School Stand-alone retail
refrigerators and
freezers
R-134a 1,430 < 0.005 1.00 0.00 1.00
High School Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
City Park Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
City Park Stand-alone retail
refrigerators and
freezers
R-134a 1,430 0.04 1.00 0.00 1.00

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated
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Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor

5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr)

5.17. User Defined
Equipment Type Fuel Type
— —

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
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5.18.2. Sequestration

5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)

8. User Changes to Default Data
Screen Justification
Construction: Construction Phases Based on construction schedule stating January 1 2025. Project site is currently vacant and has been previously graded. Construction phases would occur simultaneously at times.

Operations: Vehicle Data Trip rates calculated based on Fehr & Peers Transportation Impact Analysis (LOS) Update for the East Area 1 Specific Plan Memorandum, dated February 21, 2023. Table 2: Trip Generation Estimates for East Area 1 Specific Plan - Approved Project Vs. Currently Proposed Project.

Land Use Number of dwelling units provided by Fehr & Peers Transportation Memorandum dated June 15, 2023.
358

APPENDIX C
Water and Sewer Master Plan Report
359

POTABLE WATER SYSTEM

MASTER PLAN AMENDMENT

HARVEST AT LIMONEIRA
Prepared for: Limoneira Lewis Homebuilders, Inc.
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POTABLE WATER SYSTEM MASTER

PLAN AMMENDMENT

HARVEST AT LIMONEIRA
TRACT NO. 5854

HALLOCK DRIVE AND TELEGRAPH ROAD

SANTA PAULA, CA

Kinsey Hensley, P.E.

March 10, 2023
prepared for:

Limoneira Lewis Homebuilders, Inc.
133 N 10th Street
Santa Paula, CA
prepared by:

Jensen Design & Survey, Inc.
1672 Donlon St.

Ventura, CA 93003
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T A B L E O F C O N T E N T S

1.0 PROJECT OVERVIEW .............................................................................. 5

1.1. Project Description .................................................................................................................... 5 FIGURE 1 - VICINITY MAP ................................................................................ 5

1.2. Site Conditions .......................................................................................................................... 5

1.2.1. Onsite Water System ......................................................................................................................... 5

1.3. References ................................................................................................................................ 6

1.4. Report Objective ....................................................................................................................... 6

2.0 WATER SUPPLY ..................................................................................... 6

3.0 DESIGN CRITERIA .................................................................................. 7

3.1. Demands ................................................................................................................................... 7

3.1.1. Potable Water Demands .................................................................................................................... 7

3.1.2. Fire Flow ............................................................................................................................................. 7

3.2. Pipelines .................................................................................................................................... 7 TABLE 1 – PIPELINE DESIGN CRITERIA ............................................................... 8

3.3. Storage Tanks ............................................................................................................................ 8

3.4. Wells ......................................................................................................................................... 8

3.4.1. Design Capacity.................................................................................................................................. 8 TABLE 2 - EAST AREA 1 WELL SIZING SUMMARY ................................................. 9

4.0 WATER DISTRIBUTION SYSTEM ................................................................ 9

4.1. Distribution System Layout ....................................................................................................... 9

4.2. Hydraulic Analysis of distribution system ................................................................................ 10

4.3. interim operations of water system ........................................................................................ 10

5.0 CONCLUSIONS AND RECOMMENDATIONS ................................................ 10

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L I S T O F F I G U R E S
FIGURE 1 - VICINITY MAP ................................................................................ 5

L I S T O F T A B L E S
TABLE 1 – PIPELINE DESIGN CRITERIA ............................................................... 8 TABLE 2 - EAST AREA 1 WELL SIZING SUMMARY ................................................. 9 363

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E X H I B I T S
EXHIBIT 1 – WELL LOCATION MAP
EXHIBIT 2 – INTERIM BUILDOUT OF EA1 BACKBONE INFRASTRUCTURE MAP EXHIBIT 3 – FULL BUILDOUT OF EA1 BACKBONE INFRASTRUCTURE MAP

A P P E N D I X
APPENDIX A – EAST AREA 1 DOMESTIC WATER DEMANDS
APPENDIX B – EAST AREA 1 MEASURED WATER METER READINGS FOR THE YEAR 2022
APPENDIX C – WELL SIZING CALCULATIONS
APPENDIX D – TANK VOLUME CALCULATIONS
APPENDIX E – REFERENCE: HALLOCK DRIVE FIRE FLOW TEST RESULTS AND WATERCAD INPUT FOR CONNECTION TO EXISTING 200-ZONE
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1 . 0 P R O J E C T O V E R V I E W

1.1. PROJECT DESCRIPTION
East Area 1 (EA1) is a 495-acre site located North of Highway 126, east of Santa Paula Creek, and west of Orcutt Creek in Santa Paula, CA (See Figure 1). Currently, the area is undeveloped and primarily consists of agricultural fields. At full buildout, the proposed development will consist of a maximum of 2,050 residential units, 10.94 acres of civic/institutional use area and approximately 225 acres of additional uses (athletic fields, parks, agricultural preserve, and open space).

Figure 1 - Vicinity Map

1.2. SITE CONDITIONS

1.2.1. Onsite Water System
Backbone water infrastructure will be built to serve the entire East Area 1 development. Three storage tanks will be constructed to serve a 200-zone and 330-zone of the EA1 development, while providing additional storage for the City of Santa Paula. Ultimately, groundwater allocations will be transferred to the City and the system will be owned, operated and maintained by the City. A 3 million-gallon (MG) pre-stressed concrete tank will serve the 200-zone of the EA1 development. A 20” transmission line will be installed to connect the 3MG tank to the City’s existing 200-zone across a proposed bridge over Santa Paula Creek. In addition, the East Area 1 200-zone will connect to the City’s existing 200-zone via a 12” pipe located in Hallock Drive and Telegraph Road. Two 760,000 gallon tanks (totaling 1.52 MG) will 365

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serve the 330-zone of the EA1 development. A total of three wells onsite will supply water to the tanks.

These wells will draw from both the Santa Paula and Fillmore Groundwater Basins and pump to the 3MG tank (200-zone). The 330-zone tanks will fill via a booster station from the 3 MG tank (200-zone).

1.3. REFERENCES
The following documents are hereby made references for design of the East Area 1 water distribution system:
• 2005 City of Santa Paula Potable Water Master Plan
• State of California Fire code
• City of Santa Paula East Area 1 Tank Sizing Letter, dated 12/4/15 • East Area One Potable Water System Master Plan dated August of 2017 by Jensen Design & Survey, Inc.

1.4. REPORT OBJECTIVE
This objective of this study is to provide an amendment to the approved onsite water system reflecting the changes since the original 2017 approvals and the increase in unit count. 2 . 0 W A T E R S U P P L Y
Water from wells located along the eastern and western perimeter of the project site will supply the East Area 1 development. As discussed in Section 1.2.1, onsite wells draw from both the Santa Paula and Fillmore Groundwater Basins. Specifically, all wells along the western border of the site draw from the Santa Paula Basin and wells along the eastern edge of the site draw from the Fillmore Basin. As of the date of this report the eastern well is constructed (Well 6), but not operational into the onsite system. Well 6 has point source treatment at the well head. Design flows for that well are 1,000 gpm, versus the 1,500 gpm as stated in the 2017 water master plan. A secondary well along the westerly side of the site (Well 7) is also constructed but not yet operational into the onsite system. The design and yield of Well 7 is 2,500 gpm.

The secondary westerly well (Well 8) will be constructed at a future date. Treatment for Well 7 and 8 will be located at Well 7 with a 10” raw waterline in Harvest Loop connecting Well 8 to Well 7 treatment. See Exhibit 1 for the proposed well locations and the approximate groundwater basin limits. Well 8 will be drilled in 2023.

For design purposes it is assumed this well will be designed for and produce 1,500 gpm. 366

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3 . 0 D E S I G N C R I T E R I A
The East Area 1 water distribution facilities have been designed using design criteria discussed in this section.

3.1. DEMANDS

3.1.1. Potable Water Demands
East Area 1 domestic water demands can be found in Appendix A. Average Day Demands (ADD) are calculated based off of meter readings taken directly from the development for all of 2022. There were 316 single family homes occupied for all of 2022. The City of Santa Paula provided meter readings for these units. The calculated average daily use was 51 gpd/capita assuming 3.5 people per home. For the purposes of this study, there was a 25% addition to that rate to total 64 gpd/capita. Maximum Day Demands (MDD) and Peak Hour Demands (PHD) are based off criteria set forth Table 3-10 of the City of Santa Paula Potable Water System Master Plan. The annual average water demand for the proposed East Area 1 project original master plan was 1,323 AFY. Of this total water demand, potable and nonpotable water consumption is estimated to be 1,005 AFY and 318 AFY, respectively. The total annual average water demand for the 200-zone and 330-zone of the East Area 1 project in the original master plan is 614 AFY and 709 AFY, respectively.

The project’s site configuration has changed to remove some of the civic use. Parcel C of Tract 5854 was assumed as a school site in the Civic District. That use has been changed to residential. Lots 1-3 and Parcel A have been changed from commercial to residential and therefore, the overall unit count for residential has been changed from 2,050 units. Therefore, the revised water demand for the overall project with increased unit count and revised average day demand is 741 AFY. The total annual average water demand for the 200-zone and 330-zone of the East Area 1 is 435 AFY and 305 AFY, respectively.

These totals include the park areas. The agricultural preserves and open spaces located north of the residential development will be irrigated with an existing agricultural well located onsite within Pump House Lane. The agricultural well will remain under the HOA ownership and will provide water to the planted crops in the hillside.

The East Area 1 wells and tanks will also be designed to support the future East Gateway Project Area, located south of Highway 126 and east of Hallock Drive in Santa Paula. This future development will be served by the City’s 200-zone. The annual average water demand for the proposed East Area 2 project is 123 AFY. (Appendix A)

3.1.2. Fire Flow
Fire flow requirements are based on the City of Santa Paula Fire Department requirements. The 200- zone development will require a maximum fire flow of 4,500 gallons per minute (GPM) for 4 hours. The 330-zone development will require a maximum fire flow of 1,500 GPM for 2 hours. A minimum pressure of 30 psi will be maintained at the fire hydrants under fire flow conditions.

3.2. PIPELINES
Table 1 provides design criteria of pipelines for the East Area 1 development. Unless otherwise noted, all design criteria are in accordance with Table 3-10 of the 2005 City of Santa Paula Water Master Plan. 367

POTABLE WATER SYSTEM MASTER PLAN AMMENDMENT HARVEST AT LIMONEIRA

8 MARCH 10, 2023
Table 1 – Pipeline Design Criteria
Criterion Value Notes
Maximum Velocities 5 fps, PHD/10 fps, MDD+FF
Minimum Pressures 50 psi, PHD (at service
connection to main)
30 psi, MDD+FF (at fire
hydrant)
Typically, the City requires a minimum pressure
of 60psi at all service connections. The City has
made an exception for this project and will allow
the minimum pressure at all service connections
to be 50 psi.

Maximum Pressures 150 psi, in main
80 psi, at residence or other
structure
Maximum pressures are typical for all demand
scenarios (ADD, PHD, and MDD). Pressure
regulators are required on all service
connections with pressures exceeding 80 psi.

Maximum Allowable
Headloss
5ft/1000ft
Pipe Material PVC – all water mains

3.3. STORAGE TANKS
All tanks have been designed to store three types of water volumes in accordance with the City of Santa Paula Potable Water System Master Plan: regulatory storage, emergency storage and fire storage. The sizing calculations are based on the 2018 Onsite master plan and have been revised based on the unit count as shown in (Appendix B).

The lower, 200-zone 3MG tank has been constructed per the 2017 Water Master Plan. Using the updated average day demand and increased unit count, the 3MG tank has a surplus capacity of 0.99MG.

The high and low water levels will be controlled by the City’s system since this tank is integrated into the City’s 200 zone system and connected at Hallock Drivey.

The upper, 330-zone tank will be constructed as two 72-foot diameter aboveground tanks, providing

1.52 MG of capacity. They will be located northwest of the 200-zone tank. The tank bottom will be set at 588’, 3.0’ and 5.2’ of storage in the tank is required to meet fire and emergency storage requirements, respectively. Therefore, during normal operating conditions, the HGL in the tank will fluctuate between 593.0’ and 599. This tank will provide approximately 0.84 MG of additional storage for the City of Santa Paula beyond the requirements of the development. The additional storage can be accessed in an emergency situation through a Cla-Val gate valve assembly just north of the onsite roundabout off North Santa Paula Street.

Appendix D further describes the tank volume calculations.

3.4. WELLS

3.4.1. Design Capacity
The well sizing and capacity has been updated based on current conditions. Well 6 has been upgraded to a domestic water well and the flow rate has been reduced from 1,500 gpm to 1,000 gpm. In order to 368

POTABLE WATER SYSTEM MASTER PLAN AMMENDMENT HARVEST AT LIMONEIRA

9 MARCH 10, 2023
maintain the 375 AFY from the Fillmore basin, this equates to 5.6 hours of pumping time per day over 365 days.

Well 7 has been designed as 2,500 gpm and the well yield will also be 2,500 gpm. Well 8 will be designed at 1,500 gpm. Table 2 summarizes the MDD provided by each well on a 9-hour off period pumping time. With all three wells active there is a surplus of 934 gpm over the course of the 9-hour pumping time.

Another analysis was completed in order to determine requirements if a certain well was down for maintenance purposes. Appendix C shows the different scenarios for water supply if wells are down for maintenance.

Well 6 offline – Project MDD and EA2 needs are met with 701 gpm surplus.

Well 7 offline – Project MDD and EA2 needs are met with Well 8 running for 10 hours.

Well 8 offline – Project MDD and EA2 needs are met with 370 gpm surplus Well 6 & 8 offline – Project MDD and EA2 needs are met with 137 gpm surplus.

Well 6 & 7 offline – Project MDD and EA2 needs are met with Well 8 running for 13 hours.

Well 7 & 8 offline – Project MDD and EA2 needs are met with Well 6 running for 20 hours.

Table 2 - East Area 1 Well Sizing Summary
Demand Summary
MDD, 200-Zone East Area 1 = 435 GPM
MDD, 330-Zone East Area 1 = 305 GPM
MDD, 200-Zone, East Area 2 = 114 GPM
Well Name Design Capacity
(GPM)
Maximum MDD Served
by Well (GPM)
Actual MDD Served by Well (GPM)
Fillmore Basin Well No. 6
(Well 6 West)
1000 233 233 GPM (East Area 1)

5.6 hour run time at 365 days per
year
Santa Paula Basin Well No. 7
(Well SPB1) 2,500 940
507 GPM (East Area 1)
433 GPM (surplus to City)
Santa Paula Basin Well No. 8
(Well SPB2) 1,500 564 114 GPM (East Area 2) 450 GPM (surplus to City) 4 . 0 W A T E R D I S T R I B U T I O N S Y S T E M

4.1. DISTRIBUTION SYSTEM LAYOUT
The backbone water distribution system will be constructed in two phases:
• 200-Zone Construction Phase: During buildout of the 200-zone, the following water system infrastructure will be constructed: the 3 MG 200-zone tank, upgrading of the existing Fillmore 369

POTABLE WATER SYSTEM MASTER PLAN AMMENDMENT HARVEST AT LIMONEIRA

1 0 MARCH 10, 2023
Basin Well No. 6, the new Well 7 site and all treatment facilities and backbone infrastructure required to serve the 200-zone. The East Area 1 200-zone will connect to the City’s existing 200- zone via a 12” pipe located in Hallock Drive and Telegraph Road as an interim condition. A 20” line will be installed in Santa Paula Street from the roundabout to the bridge at the southwest corner of the site. Eventually, the 20” line will extend across Santa Paula Creek and connect with the City’s existing 200-zone. Final timing of this connection has not been determined at this time. See Exhibit 2 for locations and sizing of the 200-zone backbone infrastructure associated with the interim buildout of EA1.
• 330-Zone Construction Phase (Full buildout of East Area 1). The following 330-zone water infrastructure will be constructed: two 763,000 gallon 330-zone tanks, a pump station to convey water from the 200-zone tank to the 330-zone tank, a new 1,500 GPM Well 8 along the west side of the site, and all backbone infrastructure. See Exhibit 3 for locations and sizing of the 330-zone backbone infrastructure associated with the final buildout of EA1.

4.2. HYDRAULIC ANALYSIS OF DISTRIBUTION SYSTEM
The East Area 1 water system was analyzed using WaterCAD Distribution Modeling Software for the two zones to show fire pressures were met. The 200 zone system is functional based on the City’s overall system. The most recent 4 MG tank is constructed at the same elevation as the onsite 3MG tank. The original 2017 study has recommended tank high and low water fill elevations based on emergency and regulatory storage, however this will ultimately be controlled by the City and the overall system.

4.3. INTERIM OPERATIONS OF WATER SYSTEM
The East Area 1 water system was analyzed assuming that Harvest Loop was the delineating marker to split the 330 zone and 200 zone water systems. Elevations above this street at the time the system was originally designed were assumed to not meet pressure requirements if serviced from the 200 zone. As the project moves forward into final design scenarios, it may be possible to provide services to these areas from the 200 zone system, however further pressure analysis would be required. The 200 zone tank has excess capacity to service more units.
5 . 0 C O N C L U S I O N S A N D R E C O M M E N D A T I O N S The proposed Harvest at Limoneira project will construct three wells and two water storage facilities that meet the project demand and are designed in accordance with City standards. The wells will provide excess water than the project demands and the storage facilities will provide additional storage. All pipelines maintain a minimum pressure of 50 psi and residual pressures during fire flow conditions exceed 30 psi at full buildout of the East Area 1 development.
370

APPENDIX A
EAST AREA 1 DOMESTIC WATER DEMANDS

371
TABLE I

EAST AREA ONE

SUMMARY OF ULTIMATE DOMESTIC WATER LAND USES AND DEMANDS PROPOSED LAND USE Area
(Acres)
Annual
Demand
(AF)

AVERAGE DAILY

FLOW (GPM)

MAXIMUM DAY

DEMAND (GPM)
(1.5*ADD)

PEAK HOUR DEMAND
(GPM) (2.7*ADD)
Residential 1 2050 units
Santa Paula Creek Neighborhood 489 units 64 gpd/person 123 76 114 205 Foothill Neighborhood 554 units 64 gpd/person 139 86 129 233 Haun Creeek Neighborhood 586 units 64 gpd/person 147 91 137 246 Parcel C 121 units 64 gpd/person 30 19 28 51
Parcel A Lots 1-3 300 units 64 gpd/person 75 47 70 126
Civic/Institutional
School Parcel C1 & Rec Center 10.94 1.81 AFY/acre 19.8 12.3 18.4 33.1 Other Water Consumption
Shared Athletic Fields 37.8 2.22 AFY/acre 83.9 52.0 78.0 140 Parks/Greenways 55.2 2.22 AFY/acre 123 76.0 114 205
Agricultural Preserve (irrigated) 55.0 0 0.0 0 0
Open Space Preserve (not irrigated) 77.3 0.0 0.0 0.0 0.0 TOTAL 741 459 689 1240
[2] Estimate of water demand for agricultural uses is based on use over the last five years required to irrigate 336 acres of land under production (816.3 AFY/405 acres = 2012 AFY/acre) (3) Agricultural Preserve that is irrigated will be irrigated from an agricultural well in Pump House Lane privately operated and not part of the City domestic system TABLE IA
PROPOSED LAND USE Area
(Acres)
Annual
Demand
(AF)

AVERAGE DAILY

FLOW (GPM)

MAXIMUM DAY

DEMAND (GPM)
(1.5*ADD)

PEAK HOUR DEMAND
(GPM) (2.7*ADD)
Residential  1 1007 units
Haun Creeek Neighborhood 586 units 64 gpd/person 147 91 137 246 Parcel C 121 units 64 gpd/person 30 19 28 51
Parcel A Lots 1-3 300 units 64 gpd/person 75 47 70 126
Civic/Institutional
School Parcel C1 & Rec Center 10.94 1.81 AFY/acre 19.8 12.3 18.4 33.1 Other Water Consumption
Shared Athletic Fields 37.8 2.22 AFY/acre 83.9 52.0 78.0 140.5 Parks/Greenways 35.6 2.22 AFY/acre 79.0 49.0 73.5 132.3 TOTAL 435 270 405 729
: TABLE IB
PROPOSED LAND USE Area
(Acres)
Annual
Demand
(AF)

AVERAGE DAILY

FLOW (GPM)

MAXIMUM DAY

DEMAND (GPM)
(1.5*ADD)

PEAK HOUR DEMAND
(GPM) (2.7*ADD)
Residential 1 1043 units
Santa Paula Creek Neighborhood 489 units 64 gpd/person 123 76 114 205 Foothill Neighborhood 554 units 64 gpd/person 139 86 129 233 Civic/Institutional
Schools 0 1.81 AFY/acre 0.0 0.0 0.0 0.0
Other Water Consumption
Shared Athletic Fields 0 2.22 AFY/acre 0.0 0.0 0.0 0.0
Parks/Greenways 19.6 2.22 AFY/acre 43.5 27.0 40.5 72.8
TOTAL 305 189 284 511

TOTAL UNITS DEMAND RATES

TOTAL UNITS DEMAND RATES

TOTAL UNITS DEMAND RATES
No water use
SUMMARY OF 200-ZONE CONSTRUCTION PHASE DOMESTIC WATER LAND USES AND DEMANDS EAST AREA ONE: 200-ZONE IMPROVEMENTS
SUMMARY OF 330-ZONE CONSTRUCTION PHASE DOMESTIC WATER LAND USES AND DEMANDS EAST AREA ONE: 330-ZONE IMPROVEMENTS
[1] Demand is estimated at 3.5 residents per dwelling for all proposed dwellings per the City of Santa Paula Water Master Plan (single fmily attached, single family detached and multifamily). Actual Tract Usage was measured for the year of 2022 and averaged per house at 51 gpd/person with a 25% reserve added on equates to 64 gpd/person No water use
372
373

APPENDIX B
EAST AREA 1 RESIDENTIAL WATER METER READING DATA FOR
THE YEAR 2022

374
Tract
Unit
Count Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2022 Total Cu. Ft. Water per month
5985 54 38,405 34,104 34,004 39,604 33,003 48,404 32,803 27,603 40,103 37,304 32,304 30,303 427,944 5990 44 23,605 25,406 22,604 25,106 22,804 30,006 22,403 15,403 24,604 22,703 22,202 21,906 278,752 5991 15 6,215 7,908 6,207 7,107 6,208 9,110 5,910 4,906 7,007 6,708 7,107 6,808 81,201 5988 50 37,200 43,300 40,700 49,500 46,200 70,100 47,100 41,100 59,200 49,400 43,900 40,100 567,800 5989 36 20,900 21,000 21,800 26,500 24,000 34,100 21,300 19,900 26,400 24,400 24,500 21,800 286,600 5987 60 36,500 48,500 41,900 53,100 53,100 86,400 62,200 56,200 77,000 60,400 51,800 49,800 676,900 5986 44 24,200 23,500 19,900 24,200 20,100 29,600 19,900 16,800 23,600 22,800 23,600 23,000 271,200 5992 13 8,800 8,100 8,200 9,300 8,000 10,200 7,100 6,300 9,800 9,100 8,800 8,800 102,500 Total 316 195,825 211,818 195,315 234,417 213,415 317,920 218,716 188,212 267,714 232,815 214,213 202,517 2,692,897 Cu. Ft. Water per Home per month Avg.
5985 54 711 632 630 733 611 896 607 511 743 691 598 561 660 5990 44 536 577 514 571 518 682 509 350 559 516 505 498 528 5991 15 414 527 414 474 414 607 394 327 467 447 474 454 451 5988 50 744 866 814 990 924 1,402 942 822 1,184 988 878 802 946 5989 36 581 583 606 736 667 947 592 553 733 678 681 606 663 5987 60 608 808 698 885 885 1,440 1,037 937 1,283 1,007 863 830 940 5986 44 550 534 452 550 457 673 452 382 536 518 536 523 514 5992 13 677 623 631 715 615 785 546 485 754 700 677 677 657 Avg 316 620 670 618 742 675 1,006 692 596 847 737 678 641 710 Gallons Per Home per month (7.48052/cu ft)
Avg 316 5,014 4,636 4,624 5,549 5,052 7,526 5,178 4,455 6,337 5,511 5,071 4,794 5,312 Gallons Per Home per Day (30 days/month)
Avg 316 167 155 154 185 168 251 173 149 211 184 169 160 177 Gallons Per Resident (3.5 residents/home)
Avg 316 48 44 44 53 48 72 49 42 60 52 48 46 51
Average gallons per day per resident 51
Add 25% Factor 63.24
375

APPENDIX C

WELL SIZING CALCULATIONS & SCENARIOS

376
EXHIBIT 1
377
INTERIM BUILDOUT OF EA1 INFRASTRUCTURE MAP
378
FULL BUILDOUT OF EA1 INFRASTRUCTURE MAP
379
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West[1] 1,000 233
Santa Paula Basin
Well No. 7[4] 2,500 940
Santa Paula Basin
Well No. 8 1,500 564
5,000 1,737
689
1,048 Need 114.3
Excess Capacity 934
Notes:
375 AFY
16,335,000 CFY
44,753 CF/Day
334,779 Gal/day
232 GPM (24‐Hr basis)
1,000 GPM (Size of Well)

5.6 Hours <‐‐ MAX ALLOWABLE RUN‐TIME FOR 600 GPM Well
[4]  Santa Paula Basin Well Nos 7 &8 will supply the MDD on a 9‐hour basis. Therefore, MDD served = Well Capacity/2.66 East Area 1 Well Sizing
[1] Allocation to the Fillmore Basin is limited to 375 AFY. Therefore, run‐time of the 1000 GPM Well 6 West is limited to the following:

Well Sizing
MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
MDD Served by Well
Well Sizing Wells 7 & 8 at 9 Hour pumping; Well 6 at 5.6 Hours Well No. Well Capacity (GPM)
380
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West[1] 00
Santa Paula Basin
Well No. 7[4] 2,500 940
Santa Paula Basin
Well No. 8 1,500 564
4,000 1,504
689
815 Need 114.3
Excess Capacity 701
Notes:
375 AFY
16,335,000 CFY
44,753 CF/Day
334,779 Gal/day
232 GPM (24‐Hr basis)
0 GPM (Size of Well)
#DIV/0! Hours <‐‐ MAX ALLOWABLE RUN‐TIME FOR 600 GPM Well [4]  Santa Paula Basin Well Nos 7 and 8 will supply the MDD on a 9‐hour basis. Therefore, MDD served = Well Capacity/2.66 Phase 1 MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
[1] Allocation to the Fillmore Basin is limited to 375 AFY. Therefore, run‐time of the 1000 GPM Well 6 West is limited to the following:

East Area 1 Well Sizing
Well Sizing ‐ Well 8 10‐hour pumping, Well 6 5.6 hour pumping Well Sizing
Well No. Well Capacity (GPM) MDD Served by Well
381
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West[1] 1,000 233
Santa Paula Basin
Well No. 7[4] 00
Santa Paula Basin
Well No. 8 1,500 625
2,500 858
689
169 Need 114.3
Excess Capacity 55
Notes:
375 AFY
16,335,000 CFY
44,753 CF/Day
334,779 Gal/day
232 GPM (24‐Hr basis)
1,000 GPM (Size of Well)

5.6 Hours <‐‐ MAX ALLOWABLE RUN‐TIME FOR 600 GPM Well
[4]  Santa Paula Basin Well Nos 8 will supply the MDD on a 10‐hour basis. Therefore, MDD served = Well Capacity/2.4 Phase 1 MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
[1] Allocation to the Fillmore Basin is limited to 375 AFY. Therefore, run‐time of the 1000 GPM Well 6 West is limited to the following:

East Area 1 Well Sizing
Well Sizing ‐ Well 8 10‐hour pumping, Well 6 5.6 hour pumping Well Sizing
Well No. Well Capacity (GPM) MDD Served by Well
382
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West[1] 1,000 233
Santa Paula Basin
Well No. 7[4] 2,500 940
Santa Paula Basin
Well No. 8 00
3,500 1,173
689
484 Need 114.3
Excess Capacity 370
Notes:
375 AFY
16,335,000 CFY
44,753 CF/Day
334,779 Gal/day
232 GPM (24‐Hr basis)
1,000 GPM (Size of Well)

5.6 Hours <‐‐ MAX ALLOWABLE RUN‐TIME FOR 600 GPM Well
[4]  Santa Paula Basin Well No 7 will supply the MDD on a 9‐hour basis. Therefore, MDD served = Well Capacity/2.66 Phase 1 MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
[1] Allocation to the Fillmore Basin is limited to 375 AFY. Therefore, run‐time of the 1000 GPM Well 6 West is limited to the following:

East Area 1 Well Sizing
Well Sizing ‐ Well 7 9‐hour pumping, Well 6 5.6 hour pumping Well Sizing
Well No. Well Capacity (GPM) MDD Served by Well
383
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West 0 0
Santa Paula Basin
Well No. 7[4] 00
Santa Paula Basin
Well No. 8 1,500 833
1,500 833
689
144 Need 114.3
Notes:
[4]  Santa Paula Basin Well Nos 8 will supply the MDD on a 13‐hour basis. Therefore, MDD served = Well Capacity/1.8 Phase 1 MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
East Area 1 Well Sizing
Well Sizing ‐ Well 8 ‐13 Hour Pumping No Well 6 and 7
Well Sizing
Well No. Well Capacity (GPM) MDD Served by Well
384
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West 0 0
Santa Paula Basin
Well No. 7[4] 2,500 940
Santa Paula Basin
Well No. 8 00
2,500 940
689
251 Need 114.3
Excess Capacity 137
[4]  Santa Paula Basin Well Nos 7  will supply the MDD on a 9‐hour basis. Therefore, MDD served = Well Capacity/2.66 MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
East Area 1 Well Sizing
Well Sizing only Well 7 for 9 hours
Well Sizing
Well No. Well Capacity (GPM) MDD Served by Well
385
Maximum Day Demand (GPM) =  689
Maximum Day Demand Including EA2= 803
Pumping Criteria: Off‐Peak (9‐Hours Basis)
Well 6 West[1][3] 1,000 833
Santa Paula Basin
Well No. 7[4] 00
Santa Paula Basin
Well No. 8 00
1,000 833
689
144 Need 114.3
Notes:
375 AFY
16,335,000 CFY
44,753 CF/Day
334,779 Gal/day
232 GPM (24‐Hr basis)
1,000 GPM (Size of Well)

5.6 Hours <‐‐ MAX ALLOWABLE RUN‐TIME FOR 600 GPM Well
[4]  Santa Paula Basin Well Nos 7 &8 will supply the MDD on a 9‐hour basis. Therefore, MDD served = Well Capacity/2.66 MDD served by Phase 1 Wells (GPM) =
Additional Available Capacity for EA2 (GPM)=
[1] Allocation to the Fillmore Basin is limited to 375 AFY. Therefore, run‐time of the 1000 GPM Well 6 West is limited to the following if considering running for 365 days:
[3] Run time of Well 6 if only well operating is 20 hours to meet demand of project on a temporary basis.  Total Acre Feet allowable from Fillmore Basin cannot be exceeded.

East Area 1 Well Sizing
Well Sizing Wells Well 6 Only 20 Hour running time
Well Sizing
Well No. Well Capacity (GPM) MDD Served by Well
386

APPENDIX D

TANK VOLUME CALCULATIONS
387
Minimum Tank Storage Capacity for East Area 1 & East Area 2 - Existing 200' Zone Daily Reglatory
Storage (Gal)
Total Storage
Required (MG)
Reservior
Bottom Elev
(ft)
Flow
(GPM)
Duration
(Hrs)
Required Fire Storage
(Gal)
MDD
(GPM)[1]
8-Hr Emergency
Storage (Gal) See Note [2] See Note [2] Tank Capacity (MG) Surplus Capacity
(MG)
Basis of
Reccomendation
200-Zone 460 4500 4 1,080,000 519 249,222 663,553 1.99 3.00 1.01 See Note [2] Notes:
[1]Because 3.0MG tank will be sized for the 200-Zone of East Area 1 and all of East Area 2, the MDD,TOTAL= (MDD,EA1,200 zone + MDD,EA2) Minimum Tank Storage Capacity for East Area 1 - Upper Zone Daily Reglatory
Storage (Gal)
Total Storage
Required (MG)
Reservior
Bottom Elev
(ft)
Flow
(GPM)
Duration
(Hrs)
Required Fire Storage
(Gal)
MDD
(GPM)*
8-Hr Emergency
Storage (Gal) 9-Hr Basis 9-Hr Basis
Tank Capacity
(MG)
Surplus Capacity
(MG)
Basis of
Reccomendation
330-Zone 588 1500 2 180,000 284 136,238 362,735 0.68 1.52 0.84 9-Hr Basis Filled for
200-Zone
EA1 Only
3MG Full
Filled for
330-Zone
EA1 Only

1.52 MG Full
Diameter (ft) 137 137 72 72
Bottom Tank
Elev (ft) 460 460 588 588
HWL (ft) 478.1 487.2 599.1 613.0
LWL (ft) 472.1 472.1 593.2 593.2
591.0
*For modeling purposes, tank are assummed to be full @ 8AM (when off-peak pumping ends) Tank Sizing And Fill Elevations
Fire
200-Zone Tank
Fire
330- Zone Tank
Tank Fill Elevations Updated 2023
[2] Well 6 West will supply a MDD of 233 GPM and operate on a 5.6-hour basis and Santa Paula Basin Well No. 7 will serve the remaining MDD and operate on a 9-hour basis. The tank has been sized based on these well operational patterns.
388

APPENDIX E
REFERENCE: HALLOCK DRIVE FIRE FLOW TEST RESULTS
389
1672 Donlon St.

Ventura, CA 93004
805‐654‐6977
www.jdscivil.com
Project: East Area 1 APN: Static Gage: 0011Job No.: LIM01.4521 Client: Limoneira Pitot Gage: 0012Fire Department: City of Santa Paula Observer: James Kelly / James McCoskey Data Logger: 0011Water Purveyor: City of Santa Paula Diffuser: 0014 Date Time c d (in) Ps pPR Q0 MQ20
3/8/2016 9:38 AM 0.9 2.5 73.5 44 56.2 1113 1.84 2048
‐ ‐‐‐ ‐‐ ‐‐‐ ‐‐ ‐‐‐ ‐‐ ‐‐‐ ‐‐ ‐‐‐ ‐
c ‐ Nozzle Coefficient of Discharge Q0= 29.83cd2 √p Map:
d ‐ Diameter of Flow Outlet in Inches
Ps ‐ Static Pressure (PR ‐ 20)0.54
p ‐ Pitot Gage Pressure in PSI (PR ‐ PS)0.54
PR ‐ Residual Pressure
Q0 ‐ Observed Flow Q20=Q0 * M
M ‐ Multiplier for Extrapolated Flow
Q20 ‐ Extrapolated Flow at 20 PSI
Note:

NORTH
The pressures and resultant flows shown above  were observed at the date and time indicated.  Use of these results are at your risk. There is no guarantee these results can be duplicated. 123456
Location
102 Hallock Dr. ‐ FLOW H632 ‐ PRESSURE TEST H606
Observed Pressures (PSI) Flow Rates (GPM)
Test No.

M=
Hallock Dr.

HWY 126
390
Q (gpm) Head (FT)* Pressure (PSI)

0.0 169.6 73.5
1113.0 129.7 56.2
2048.0 46.2 20.0
Pressure --> Head Calculation
HGL = Psf/g + z z = Pump Elevation*
g = 62.4 lbs/cf
Psf = psi* 144 si/sf
HGL = P*144/62.4 + z
HGL = P*2.31
*Elevation head is added into the WaterCAD model

PRESSURE INPUT CACLULATIONS
102 Hallock Drive. Flow H632 - Pressure Test H606
* Head is assumed above mean sea level.
391

WATERCAD JUNCTION MAP
EA1 INTERIM BUILDOUT (200-ZONE CONSTRUCTION PHASE)
Element Details
ID Notes 332
Label H606
Pump Definition Type
Standard (3
Point) Pump Definition Type Design Head 129.70 ft
Shutoff Flow 0 gpm Maximum Operating Flow 2,048 gpm
Shutoff Head 169.60 ft Maximum Operating Head 46.20 ft
Design Flow 1,113 gpm
Pump Efficiency Type
Multiple
Efficiency
Points
Pump Efficiency Type
Is Variable Speed Drive? False
Motor Efficiency 100.0 %
Flow-Efficiency Curve
Efficiency
(%)
Flow
(gpm)
Transient (Physical)
Inertia (Pump and Motor) 0.000 lb·ft² SI=25,
US=1280 Specific Speed
Speed (Full) 0 rpm Reverse Spin Allowed? True
4/6/2017
4521-EA1 Master Plan.wtg Jensen Design & Survey, Inc.
392

WATERCAD JUNCTION MAP
EA1 INTERIM BUILDOUT (200-ZONE CONSTRUCTION PHASE)
Graph
Head (ft)
175.00
150.00
125.00
100.00

75.00 50.00

25.00 0.00
Flow (gpm)
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000 2,200 2,400 4/6/2017
4521-EA1 Master Plan.wtg Jensen Design & Survey, Inc.
393

WASTE WATER SYSTEM

MASTER PLAN AMENDMENT

HARVEST AT LIMONEIRA (EAST AREA ONE)
Prepared for: Limoneira Lewis Homebuilders, Inc.
394
WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
1 March 10, 2023

WASTE WATER SYSTEM MASTER

PLAN AMENDMENT

HARVEST AT LIMONEIRA (EAST AREA ONE)
TRACT NO. 5854

HALLOCK DRIVE AND TELEGRAPH ROAD

SANTA PAULA, CA
Kinsey Hensley, P.E.

March 10, 2023
prepared for:

Limoneira Lewis Homebuilders, Inc.
133 N 10th Street
Santa Paula, CA
prepared by:

Jensen Design & Survey, Inc.
1672 Donlon St.

Ventura, CA 93003
395
WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
2 March 10, 2023

T A B L E O F C O N T E N T S

1.0 INTRODUCTION ..................................................................................... 5

2.0 EXISTING CONDITIONS ........................................................................... 6

2.1. study area description ............................................................................................................... 6

3.0 DESIGN CRITERIA .................................................................................. 6

3.1. City of Santa Paula Design Standards ........................................................................................ 6

3.2. Wastewater Generation ............................................................................................................ 7

4.0 PROPOSED IMPROVEMENTS .................................................................... 9

4.1. Onsite Improvements................................................................................................................ 9

4.1.1. Phase 1 – Backbone Infrastructure .................................................................................................... 9

4.1.2. Intract Improvements ...................................................................................................................... 11

4.1.3. well discharge .................................................................................................................................. 11

5.0 CONCLUSIONS AND RECOMMENDATIONS ................................................ 12

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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
3 March 10, 2023

L I S T O F F I G U R E S
FIGURE 1: VICINITY MAP ................................................................................. 5

L I S T O F T A B L E S
TABLE 1: SEWER DESIGN CRITERIA ................................................................... 6 TABLE 2: SUMMARY WASTEWATER GENERATION FOR SEWER ............................... 8 TABLE 3: ORIGINAL 2017 SUMMARY WASTEWATER GENERATION FOR SEWER ......... 9 397
WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
4 March 10, 2023

A P P E N D I C E S
APPENDIX A – ONSITE SEWER DESIGN
EXHIBIT 1 – HAUN CREEK NEIGHBORHOOD SEWER FLOW AREAS
EXHIBIT 2 – FOOTHILL NEIGHBORHOOD SEWER FLOW AREAS
EXHIBIT 3 – SANTA PAULA CREEK NEIGHBORHOOD SEWER FLOW AREAS EXHIBIT 4 – CIVIC DISTRIC SEWER FLOW AREAS
APPENDIX B – OFFSITE SEWER DESIGN & EXHIBITS
EXHIBIT 5 – OFFSITE LAND USE
EXHIBIT 6 – LEMONWOOD STATION 1 SEWER FLOWS
EXHIBIT 7 – OFFSITE SEWER ALIGNMENT
APPENDIX C – SEWER FLOW MONITORING DATA
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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
5 March 10, 2023
1 . 0 I N T R O D U C T I O N
The East Area One (Harvest at Limoneira) project site is comprised of approximately 495 acres and is located in the City of Santa Paula, California. The project site is bounded by Orcutt Creek to the east, hillside agricultural land to the north, Santa Paula Creek to the west, and the Santa Paula Branch Line Railroad to the south. The extents of the project site are shown in Figure 1: Vicinity Map, below.

Figure 1: Vicinity Map
The proposed East Area One project will include various residential neighborhoods which will have a total of 2,050 single-family and multi-family units. The project will also include the Santa Paula Civic District which will contain post-secondary educational facilities, community facilities, and community play fields.

A Waste Water System Master plan from August of 2017 was approved with the backbone infrastructure of Tract 5854 for the original project description. This report will serve as an addendum to the master sewer study reflecting the changes to the infrastructure known at the date of this report and to support the change in unit count.
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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

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6 March 10, 2023
2 . 0 E X I S T I N G C O N D I T I O N S

2.1. STUDY AREA DESCRIPTION
The entirety of Tract 5854 is currently serviced by a 15” diameter sewer main in Telegraph Road installed with the Tract 5854 improvements. This sewer main is connected to the new sewer lift station also constructed with the Tract 5854 improvements (Lemonwood Lift Station 2). This lift station is sized to handle the approved Harvest at Limoneira project as well as the buildout of East Gateway Project Area, as described in the waste water system master plan. This report will analyze the existing pipe capacities onsite based on the current site configuration and proposed increase in unit count using the City of Santa Paula design standards. 3 . 0 D E S I G N C R I T E R I A

3.1. CITY OF SANTA PAULA DESIGN STANDARDS
City of Santa Paula Public Works Department Sewer Design Standards were followed for the design of the proposed improvements for East Area One. A summary of the design standards followed is shown in Table 1:

Sewer Design Criteria, below.

Table 1: Sewer Design Criteria

CRITERION VALUE COMMENT
2 ft/s - 10 ft/s
1/2 depth Pipe sizes 10" and less in diameter
2/3 depth Pipe sizes 12" and larger in diameter

0.0040 8" diameter

0.0028 10" diameter

0.0020 12" diameter

0.0020 14" diameter

0.0016 15" diameter
200 ft 6" - 12" diameter
300 ft 15" - 24" diameter
7 ft Depth from gutter flowline to top of pipe
350 ft 12" diameter and smaller
400 15" diameter and larger

STANDARD DEPTHS

MANHOLE SPACING

VELOCITY

FLOW DEPTH

MINIMUM SLOPE

MINIMUM HORIZONTAL RADIUS OF CURVATURE
400
WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
7 March 10, 2023

3.2. WASTEWATER GENERATION
Wastewater generation for all residential land uses within East Area One and offsite areas was calculated based on a wastewater flow of 85 gallons per capita day (gpcd) in the original report. Since 2017, the project has completed sewer flow monitoring at three manholes as well as collected water meter readings for 316 onsite homes. The water demand rate equates to 64 gpcd. Assuming 25% of the water use is for irrigation, a sewer discharge rate of 75% of water demand would equate to 48 gpcd.

Sewer flow monitoring was completed from October 24, 2022 to November 1, 2022. At the time of the measurements, 520 units were occupied within Harvest at Limoneira. The measured flow rates at the onsite manhole just north of the Railroad tracks on Hallock showed a measured flow rate of 0.084 cfs as shown in Appendix C. Converting this to a per capita flow rate, the assumption of 3.5 people per unit yields a 30 gpcd as an average flow rate and 58 gpcd as a maximum flow rate. These values show that using a 48 gpcd is a reasonable assumption for the sewer master plan calculations.

In addition to the proposed sewer system servicing Tract 5854, it will also be sized to accommodate the parcels between the southerly Tract Boundary and Highway 126, known as East Gateway Project Area. Water demand for those offsite areas that will have sewer service from the proposed improvements in the East Area One project was calculated based on land use, acreage, SFR density, and FAR values obtained from the Santa Paula Water Master Plan, dated October 2005, the East Gateway EIR, dated September 2012, and the East Gateway Specific Plan, dated September 2012. Exhibit 1: Offsite Land Use shows these offsite areas with the contributing to the overall system. A summary of the wastewater generation for Harvest at Limoneira and offsite areas is shown in Table 2: Summary Wastewater Generation for Sewer A summary of the original wastewater generation for East Area One including offsite areas is shown in Table 3: Original 2017 Summary Wastewater Generation for Sewer, below.
401
WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
8 March 10, 2023
Table 2: Summary Wastewater Generation for Sewer
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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
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[1] City of Santa Paula Water Master Plan Table 5-1 SFR density=1/6,000 DU/SF [2] FAR=0.30 per East Gateway EIR Appendix 2.0
[3] FAR=0.23 per East Gateway Specific Plan
[4] FAR=0.25 per East Gateway EIR Appendix 2.0
[5] Demand rates per 75% water demand
[6] 3.5 people per household
[7] 85 gpcd wastewater flow per City of Santa Paula Wastewater Master Plan [8] Inflow in final condition post project improvements Table 3: Original 2017 Summary Wastewater Generation for Sewer 4 . 0 PR O P O S E D I M P R O V E M E N T S

4.1. ONSITE IMPROVEMENTS

4.1.1. PHASE 1 – BACKBONE INFRASTRUCTURE
Phase 1 improvements included all of the backbone infrastructure needed to serve the project area. All sewer piping is PVC and ranges in size from 8” to 15”, with 4” and 6” laterals serving individual lots. All manholes will be 60” diameter polymer manholes. Sewer depths and slopes are shown on the Tract 5854 Improvement plans City of Santa Paula Drawing Number 40.35.04. The system is shown in Exhibits 2-58 and the system design calculations are shown in Table B1: Onsite Sewer Manhole Depths and Table B2: Onsite Sewer Design Calculations located in Appendix B – Onsite Sewer Design. Below is a summary of the layout of the proposed system:

LAND USE UNITS
AREA
(ACRES)

WATER DEMAND
RATES6

AVERAGE

DAILY WATER

FLOW (GPM)

AVERAGE
DAILY

WASTEWATER
FLOW (GPM)5

PEAK DAILY WET

WASTEWATER

FLOW (GPM)

PEAK HOUR
FLOW
(GPM)
Residential
Santa Paula Creek Neighborhood 376 85 gpcd7
- 77.7 233.0 155.4
Foothill Neighborhood 492 85 gpcd7
- 101.6 304.9 203.3
Haun Creek Neighborhood 632 85 gpcd7- 130.6 391.7 261.1 Light Industrial 25,000 2.49 gal/SF/YR 0.1 0.1 0.3 0.2
Commercial 215,000 15.1 gal/SF/YR 6.2 4.6 13.9 9.3
Civic/Institutional 20.2 1.81 AF/YR/acre 22.7 17 51.0 34.0 EAST AREA ONE SUBTOTAL 29.0 331.6 994.9 663.2
Residential1
8 85 gpcd7- 1.7 5.0 3.3
Light Industrial2
186,008 14.2 2.49 gal/SF/YR 0.9 0.7 2.0 1.3
East Gateway North (Retail)3
20,574 2.1 2.49 gal/SF/YR 0.1 0.1 0.2 0.1
East Gateway South (Retail)3
326,511 32.6 2.49 gal/SF/YR 1.5 1.2 3.5 2.3
Industrial2
725,118 55.5 15.1 gal/SF/YR 20.8 15.6 46.9 31.2
Highway Commercial4 595,594 54.7 15.1 gal/SF/YR 17.1 12.8 38.5 25.7 OFFSITE (EAST AREA TWO) SUBTOTAL 40.5 32.0 96.0 64.0
TOTAL 69.4 363.6 1,090.9 727.2
FLOW TO LEMONWOOD LIFT STATION #18

16.0 12.0 36.1 24.0
FLOW TO LEMONWOOD LIFT STATION #28

53.4 351.6 1,054.8 703.2

EAST AREA ONE

OFFSITE (EAST AREA TWO)
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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

AREA ONE)
1 0 March 10, 2023
Line C (reaches 1-2): Line C runs northwest to southeast and is located in Hallock Drive. It serves as the backbone for conveying the majority of onsite flows to offsite Line B which leads to the new Lemonwood lift station 2.

Line D (reaches 3-7): Line D runs west to northeast and is located in Santa Paula Street. It serves the light industrial use areas, the startup flows from Wells 7 and 8, the sports park, and part of the civic use area and connects into Line C.

Line E (reaches 8-9, 11-14): Line E is located in Limoneira Lane. It serves all of the Haun Creek Neighborhood and a portion of the Foothill Neighborhood and connects into Line C.

Line F (reaches 16-25): Line F is located in Haun Creek Drive. It serves a portion of Haun Creek Neighborhood and connects into Line E.

Line G (reach 26): Line G is located in the lower middle of Haun Creek Neighborhood. It serves a portion of Haun Creek Neighborhood and connects into Line F.

Line H (reaches 27-32): Line H runs north to south and is located in Santa Paula Street. It serves the residential use areas, Recreation Center, a portion of Foothill Neighborhood, and all of Santa Paula Creek Neighborhood and connects into Line C.

Line I (reaches 33-39): Line I runs west to east and is located in Harvest Loop West. It serves the majority of the Santa Paula Creek Neighborhood and connects into Line H.

Line J (reach 40): Line J runs east to west and is located in the Harvest Loop East. It serves a portion of the Foothill Neighborhood and connects into Line H.

Line K (reach 41): Line K runs north to south and is an 8” sewer stub located in Harvest Loop Road at the western Santa Paula Creek Neighborhood internal street. It serves a portion of the Santa Paula Creek Neighborhood and connects into Line I.

Line L (reach 42): Line L runs north to south and is an 8” sewer stub located in Harvest Loop Road at the central Santa Paula Creek Neighborhood internal street. It serves a portion of the Santa Paula Creek Neighborhood and connects into Line I.

Line M (reach 43): Line M runs north to south and is an 8” sewer stub located in Harvest Loop Road at the eastern Santa Paula Creek Neighborhood internal street. It serves a portion of the Santa Paula Creek Neighborhood and connects into Line I.

Line N (reach 44): Line N runs north to south and is an 8” sewer stub located in the Harvest Loop Road at the western Foothill Neighborhood internal street. It serves a portion of the Foothill Neighborhood and connects into Line J.

Line O (reach 45): Line O runs north to south and is an 8” sewer stub located in the Harvest Loop Road at the central Foothill Neighborhood internal street. It serves a portion of the Foothill Neighborhood and in the future will travel south and connect to Line E.

Line P (reach 46): Line P runs north to south and is an 8” sewer stub located in the Harvest Loop Road at the eastern Foothill Neighborhood internal street. It serves a portion of the Foothill Neighborhood and in the future will travel south and connect to Line G.

Line R (reach 15): Line R runs west to east and is an 8” sewer stub located at the intersection of Autumn Path Lane and Limoneira Lane. It serves a portion of the multi-family lot in the Haun Creek Neighborhood and connects to Line E.
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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

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1 1 March 10, 2023
Line S (reach 10): Line S runs north to south and is an 8” sewer stub location on Packinghouse Street. It serves a portion of the multi-family lot in the Haun Creek Neighborhood and connects to Line E.

4.1.2. INTRACT IMPROVEMENTS
All in-tract neighborhood sewer improvements will be 8” in size. All sewer mains located in private streets will have sewer easements dedicated to the City and will be public.

4.1.3. WELL DISCHARGE
Currently three wells are proposed and designed into the Tract 5854 improvements. Well 6 is located on the east side of the project and has a flow rate of approximately 1,000 gallons per minute. The well startup discharge would connect into the 10” diameter Line ‘F’.

Well 7 and 8 are both located on the west side of the property in the Santa Paula Creek linear park. Well 7 is designed to be 2,500 gpm and Well 8 is designed to be 1,500 gallons per minute. As a requirement post project approval, the City desired the wells startup water to be connected into the sewer system and not discharged to the surface. Sewer line ‘D’ has been extended to Well 7 within Santa Paula Street and Harvest Loop. Well 8 will tie into a 12” sewer main that runs through the sports park or Parcel F of Tract 5854. The startups for the wells are instantaneous in nature and therefore in these conditions, the sewer pipelines can flow full. It is assumed each well start up time will be offset from the others. Only one well can discharge into the system at one time.

Well 7 startup will need to be controlled to not discharge more than a rate of 1,500 gpm.

LINE # DIAMETER MIN SLOPE

SEWER DESIGN FLOW (CFS)
(FROM SEWER REPORT TABLE
B2)

MAX FLOW W/

WELL DISCHARGE (CFS)
FLOW
DEPTH
SPORTS PARK 12" 2.00% - 3.34 6.1"
LINE ‘D’ 12" 0.50% 0.05 3.39 10.3"
LINE ‘C’ 15" 0.30% 0.84 4.18 11.3"
OFFSITE 15" 0.30% 2.30 5.69 15"
Table 4: Sewer Flows for pipes carrying Well 8 Discharge

4.2 OFFSITE IMPROVEMENTS
East Area One constructed a new lift station known as Lemonwood Lift Station 2 located at the end of Old Hallock Drive, south of Highway 126. The onsite flows come through a new 15” sewer line west on Telegraph, south on a private parcel, under Highway 126, and into Lift Station 2. The lift station then pumps effluent south and west on Lemonwood drive in a force main to Santa Paula Creek where it crosses under Santa Paula Creek to a gravity manhole just west of the Creek. See Exhibit 7 for location and alignment. Flows will continue west to the Santa Paula Sewer Treatment Plant in Santa Maria Street.

The existing Lemonwood Lift Station 1 is located at the end of Quail Court. This lift station originally serviced a portion of the area south of the East Area One project as shown on Exhibit 6. Lift Station 1 will remain operational and will service the area west of Lift Station 2. Everything West of Lift Station 2, will remain to gravity feed to Lift Station 1, where it will then be pumped east to Lift Station 2. Everything east of Lift Station 2 will gravity feed to Lift Station 2 through newly constructed pipes. Lift Station 2 will then be the only lift station to pump effluent westerly across Santa Paula Creek and therefore will handle all sewer flows East of Santa Paula Creek.
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WASTE WATER SYSTEM MASTER PLAN – AMENDMENT HARVEST AT LIMONEIRA (EAST

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1 2 March 10, 2023
Lift Station 2 was designed by Romtec Utilities. The lift station includes a 12’ diameter wet well with three 15 HP submersible chopper pumps. Two pumps are duty pumps and one is a backup pump. Each pump has a pumping rate of 550 GPM and a TDH of 70.3 feet. More detailed information can be found in the O&M plan prepared by Romtec at the time of the lift station turnover to the City of Santa Paula. The lift station also includes a 33,200 gallon emergency storage tank buried at the depth of the wet well. 5 . 0 C O N C L U S I O N S A N D R E C O M M E N D A T I O N S The existing infrastructure constructed to date has been designed in accordance with City approved plans and reports. The system can handle the increase in unit count from the Harvest at Limoneira project. 406

APPENDIX A

ONSITE SEWER DESIGN & EXHIBITS

407

LAND USE UNITS
AREA
(ACRES)
SEWER

GNEERATION
RATES6,7

AVERAGE

DAILY WATER

FLOW (GPM)

AVERAGE DAILY

WASTEWATER
FLOW (GPM)5

PEAK DAILY WET

WASTEWATER

FLOW (GPM)
(3xADWF)

PEAK HOUR

FLOW (GPM)
(2xADWF)
Residential 2050
Santa Paula Creek Neighborhood 489 48 gpcd7- 57.1 171.2 114.1 Foothill Neighborhood 554 48 gpcd7- 64.6 193.9 129.3
Haun Creek Neighborhood 586 48 gpcd7- 68.4 205.1 136.7
Parcel C (pm 6065) 121 48 gpcd7- 14.1 42.4 28.2
Parcel A Lots 1-3 300 48 gpcd7- 35.0 105.0 70.0
Civic/Institutional 10.94 1.81 AF/YR/acre 12.3 9 27.6 18.4 EAST AREA ONE SUBTOTAL 12.3 248.4 745.1 496.7
Residential1
8 85 gpcd7- 1.7 5.0 3.3
Light Industrial2
186,008 14.2 2.49 gal/SF/YR 0.9 0.7 2.0 1.3
East Gateway North (Retail)3
20,574 2.1 2.49 gal/SF/YR 0.1 0.1 0.2 0.1
East Gateway South (Retail)3
326,511 32.6 2.49 gal/SF/YR 1.5 1.2 3.5 2.3
Industrial2
764,478 58.5 15.1 gal/SF/YR 22.0 16.5 49.4 32.9
Highway Commercial4
600,039 55.1 15.1 gal/SF/YR 17.2 12.9 38.8 25.9

OFFSITE (EAST GATEWAY PROJECT AREA)

SUBTOTAL

41.7 32.9 98.8 65.9
TOTAL 54.0 281.3 844.0 562.6
FLOW TO LEMONWOOD LIFT STATION #28

54.0 281.3 844.0 562.6
[1] Assuming 1 unit per parcel
[2] FAR=0.30 per East Gateway EIR Appendix 2.0
[3] FAR=0.23 per East Gateway Specific Plan
[4] FAR=0.25 per East Gateway EIR Appendix 2.0
[5] Demand rates per 75% water demand - applicable to all land uses [6] 3.5 people per household
[7] Calculated Water Demand based on 2022 water meter readings is 64 gpd/capita - residential sewer flow would be 75% of 64 = 48 gpd/capita [8] Inflow in final condition post project improvements

EAST AREA ONE

OFFSITE (EAST GATEWAY PROJECT AREA)

EAST AREA ONE

SUMMARY WASTEWATER GENERATION FOR SEWER
408
SSMH #

RIM ELEV
(ft)

U/S INVERT
ELEV (ft)

DEPTH TO
INVERT (ft)
1 313.85 298.52 15.33
2 316.33 303.35 12.98
3 319.68 304.50 15.18
4 321.27 306.25 15.02
5 321.58 308.02 13.56
6 320.35 309.31 11.04
7 321.16 310.82 10.34
8 322.43 312.18 10.25
9 313.11 299.34 13.77
10 312.89 299.55 13.34
11 311.43 300.68 10.75
12 311.25 300.95 10.30
13 314.45 302.07 12.38
14 317.29 303.90 13.39
16 317.98 304.57 13.41
17 321.64 306.37 15.27
18 318.15 308.13 10.02
19 319.91 308.81 11.10
20 325.86 317.50 8.36
21 332.07 322.63 9.44
22 333.45 323.52 9.93
23 339.20 330.48 8.72
24 348.74 340.78 7.96
25 353.42 345.06 8.36
26 321.64 309.26 12.38
27 328.03 318.89 9.14
28 334.78 326.92 7.86
29 341.54 330.66 10.88
30 346.44 332.48 13.96
31 347.02 337.53 9.49
32 346.52 339.00 7.52
33 348.49 340.73 7.76
34 350.48 342.44 8.04
35 351.65 343.48 8.17
36 352.11 344.52 7.59
37 351.80 344.75 7.05
38 347.03 336.75 10.28
39 349.31 341.59 7.72
40 343.85 334.91 8.94
D 323.34 313.18 10.16
8A 323.68 313.63 10.05
8B 324.38 314.03 10.35
TABLE B1: ONSITE SEWER MANHOLE DEPTHS

EAST AREA ONE
409
REACH ID LINE ID DESCRIPTION END SSMH#
START
SSMH#
FLOW (gpm) FLOW
(cfs) FLOW IDs/DESCRIPTION PIPE SIZE (in)

END INVERT
(ft)
START
INVERT (ft) LENGTH (ft) SLOPE (ft/ft)

VELOCITY
(ft/s)
DEPTH (FT) % FULL
1 C Hallock Dr @ Packing House St. 1 2 414.7 0.924 All except A1-A13, B2 & B3 15 298.52 303.35 327.82 0.0140 4.50 3.4 22.7 2 C Hallock Dr 2 3 309.7 0.690 All except A1-A13, B2, B3 & D1 15 303.35 304.50 295.07 0.0030 2.45 4.2 28.0 3 D Hallock Dr @ Santa Paula St 3 4 22.9 0.051 D2+Sports 12 304.50 306.25 245.00 0.0070 1.46 1.1 9.2 4 D S. Santa Paula St 4 5 22.93 0.0511 D2+Sports 12 306.25 308.02 334.28 0.0050 1.25 1.2 10.0 5 D S. Santa Paula St 5 6 22.93 0.0511 D2+Sports 12 308.02 309.31 237.34 0.0050 1.25 1.2 10.0 6 D S. Santa Paula St 6 7 0.00 0.0000 Sports 12 309.31 310.82 282.35 0.0050 0.30 0.0 7 D S. Santa Paula St 7 8 0 N/A Sports 12 310.82 312.18 251.01 0.0050 N/A N/A N/A 8 E Packing House St. 1 9 330.4 0.736 A1-A13, B2 & B3 12 298.52 299.34 169.95 0.0030 2.60 4.7 39.2 9 E Packing House St. 9 10 318.5 0.710 A1-A12, B2 & B3 12 299.34 299.55 36.27 0.0030 2.50 4.7 39.2 10 S Packing House St. 10 CAP 42.0 0.094 A1 8 299.68 300.17 45.50 0.0108 2.20 1.4 17.5 11 E Packing House St. 10 11 288.4 0.643 A2-A13, B2 & B3 12 299.55 300.68 342.32 0.0030 2.43 4.4 36.7 12 E Packing House St. 11 12 288.4 0.643 A2-A13, B2 & B3 12 300.68 300.95 57.39 0.0030 2.43 4.4 36.7 13 E Limoneira Lane 12 13 288.4 0.643 A2-A13, B2 & B3 12 300.95 302.07 340.26 0.0030 2.43 4.4 36.7 14 E Limoneira Lane 13 14 288.4 0.643 A2-A13, B2 & B3 12 302.07 303.90 287.37 0.0050 2.97 3.8 31.7 15 R Limoneira Lane @ Autumn Path 14 CAP 11.9 0.027 A13 8 303.90 304.54 57.39 0.0110 1.38 0.8 10.0 16 F Autumn Path Lane 14 16 276.5 0.616 A2-A12 & B2 & B3 12 303.63 304.57 168.00 0.0050 2.97 3.7 30.8 17 F Autumn Path Lane 16 17 13.3 0.030 A4-A12 12 304.57 306.37 339.62 0.0050 1.02 1.0 8.3 18 F Autumn Path Lane 17 18 10.9 0.024 A5-A12 12 306.37 308.13 327.22 0.0050 0.99 0.8 6.7 19 F Autumn Path Lane 18 19 10.9 0.024 A5-A12 12 308.13 308.81 99.21 0.0050 0.99 0.8 6.7 20 F Autumn Path Lane 19 20 8.4 0.019 A6-A12 10 308.81 317.50 309.44 0.0280 1.98 0.5 5.0 21 F Autumn Path Lane 20 21 6.7 0.015 A7-A12 10 317.50 322.63 323.29 0.0160 1.12 0.6 6.0 22 F Autumn Path Lane 21 22 4.6 0.010 A8-A12 10 322.63 323.20 69.77 0.0080 1.04 0.5 5.0 23 F Autumn Path Lane 22 23 4.2 0.009 A9-A12 8 323.52 330.48 230.62 0.0300 1.61 0.4 5.0 24 F Autumn Path Lane 23 24 2.8 0.006 A10-A12 8 330.48 340.78 303.09 0.0340 1.08 0.4 5.0 25 F Autumn Path Lane 24 25 0.4 0.001 A12 8 340.78 345.06 152.67 0.0280 0.33 0.2 2.5 26 G Autumn Path Lane Internal 16 CAP 263.2 0.586 A2,A3,B2 & B3 12 304.57 305.47 58.50 0.0154 4.29 2.8 23.3 27 H N. Santa Paula St 3 26 286.8 0.639 B1, C1-C4 & D3, D4 12 304.50 309.26 224.28 0.0210 4.99 2.6 21.7 28 H N. Santa Paula St 26 27 286.8 0.639 B1, C1-C4 & D3, D4 12 309.26 318.89 315.72 0.0300 5.33 2.5 20.8 29 H N. Santa Paula St 27 28 244.4 0.545 B1, C1-C4, & D4 10 318.89 326.92 339.30 0.0230 5.05 2.5 25.0 30 H N. Santa Paula St 28 29 244.4 0.545 B1, C1-C4, D4 10 326.92 330.66 339.90 0.0110 3.75 3.1 31.0 31 H N. Santa Paula St 29 30 244.4 0.545 B1, C1-C4 & D4 10 330.66 332.48 309.87 0.0060 3.08 3.6 36.0 32 H N. Santa Paula St 30 CAP 16.1 0.036 C1 8 332.48 334.02 102.50 0.0150 1.84 0.8 10.0 33 I West Harvest Loop 30 31 155.1 0.345 C2-C4, D4 8 332.48 337.53 340.79 0.0150 3.66 2.5 31.3 34 I West Harvest Loop 31 32 155.1 0.345 C2-C4 8 337.53 339.00 274.07 0.0050 2.60 3.2 40.0 35 I West Harvest Loop 32 33 86.1 0.192 C3-C4 8 339.00 340.73 325.82 0.0050 2.40 2.2 27.3 36 I West Harvest Loop 33 34 86.1 0.192 C3-C4 8 340.73 342.44 322.28 0.0050 2.40 2.2 27.3 37 I West Harvest Loop 34 35 29.4 0.066 C4 8 342.44 343.48 188.06 0.0050 1.54 1.4 17.5 38 I West Harvest Loop 35 36 29.4 0.066 C4 8 343.48 344.52 188.06 0.0050 1.54 1.4 17.5 40 J East Harvest Loop 30 38 68.6 0.153 B1 8 332.48 336.75 227.00 0.0190 3.19 1.6 20.0 41 K West Harvest Loop 36 CAP 29.4 0.066 C4 8 344.62 345.52 46.00 0.0210 2.34 1.1 13.8 42 L West Harvest Loop 34 CAP 56.7 0.126 C3 8 342.54 342.98 43.55 0.0100 2.36 1.7 21.3 43 M West Harvest Loop 32 CAP 69.0 0.154 C2 8 339.10 340.00 43.50 0.0210 3.21 1.6 20.0 44 N West Harvest Loop 38 CAP 68.6 0.153 B1 8 336.95 337.85 47.50 0.0190 3.19 1.6 20.0 45 O East Harvest Loop 39 CAP 72.8 0.162 B2 8 341.59 341.85 52.50 0.0060 2.13 2.2 27.5 46 P East Harvest Loop 40 CAP 52.5 0.117 B3 8 334.91 335.41 47.50 0.0110 2.44 1.6 20.0 TABLE B2: ONSITE SEWER DESIGN

EAST AREA ONE
410
411
412
413
414

APPENDIX B

OFFSITE SEWER DESIGN & EXHIBITS

415
416
417
418
419
SSMH #

RIM ELEV
(ft)

U/S INVERT
ELEV (ft)

DEPTH TO
INVERT (ft) NOTES
1 313.85 298.42 15.43 FIRST ONSITE MANHOLE
500 261.33 252.47 8.86 S MOUNTAIN ROAD
501 261.91 253.34 8.57
502 264.62 255.15 9.47
503 267.96 257.00 10.96
504 269.45 262.18 7.27
505 272.02 265.11 6.91
506 276.47 268.94 7.53
507 282.19 272.96 9.23
E SP 300.93 296.96 N/A EAST SP CREEK BRIDGE FORCE MAIN
W SP 300.64 296.74 N/A WEST SP CREEK BRIDGE FORCE MAIN
LS OUT 290.26 285.00 5.26 LIFT STATION LOCATION (INV OUT) LS IN 290.26 271.35 18.91 LIFT STATION LOCATION (INV IN) 508A 290.28 271.45 18.83
508 287.97 272.02 15.95
509 288.09 275.65 12.44
510 288.79 276.79 12.00
511 291.28 278.28 13.00
512 292.22 281.26 10.96
513 297.81 285.41 12.40
514 303.44 293.92 9.52
515 305.42 294.90 10.52
516 307.46 295.89 11.57
517 313.57 296.97 16.60
518 315.46 297.75 17.71
519A 288.89 272.23 16.66
519 288.72 272.40 16.32
520 284.92 273.43 11.49
521 282.69 274.76 7.93
522 280.58 275.38 5.2
600 306.02 297.06 8.96
601 302.11 297.26 4.85
602 303.33 298.16 5.17
603 310.04 298.94 11.1
604 309.03 299.58 9.45
605 309.05 300.33 8.72
606 309.37 301.54 7.83

EAST AREA ONE
TABLE C1: OFFSITE SEWER MANHOLE DEPTHS
420

REACH ID LINE ID DESCRIPTION
END
SSMH#
START
SSMH#

PEAK WET

WEATHER
FLOW (gpm)
FLOW
(cfs) FLOW DESCRIPTION

PIPE SIZE
(in)
END
INVERT
(ft)
START
INVERT
(ft)
LENGTH
(ft)
SLOPE
(ft/ft)

VELOCITY
(ft/s)
% FULL
47 A E Santa Clara St at S Mountain Road 500 501 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 252.47 253.34 134.09 0.0065 4.26 37.3 48 A E Santa Clara St 501 502 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 253.34 255.15 265.92 0.0068 4.38 36.7 49 A E Santa Clara St 502 503 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 255.15 257.00 270.82 0.0068 4.38 36.7 50 A E Santa Clara St 503 504 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 257.00 262.18 339.20 0.0153 5.91 29.3 51 A E Santa Clara St 504 505 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 262.18 265.11 339.94 0.0086 4.80 34.7 52 A E Santa Clara St 505 506 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 265.11 268.94 341.65 0.0112 5.13 32.7 53 A Gravity to E Santa Clara St 506 507 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 15 268.94 272.96 267.65 0.0150 5.69 30.7 54 A Force main to gravity line after bridge 507 W SP 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 8 (FM) 272.96 272.23 254.03 N/A N/A N/A 55 A Santa Paula Creek Bridge W SP E SP 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 8 (FM) 272.23 272.23 172.75 N/A N/A N/A 56 A Force main to lift station at Old Hallock Dr E SP LS OUT 805.95 1.796 All EA1 and EA2 (except 76.92% Ind EA2) 8 (FM) 272.23 272.23 2,548.70 N/A N/A N/A 57 B Lift Station at Old Hallock LS IN 508A 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 271.35 271.35 0.42 0.0050 3.91 39.3 58 B Lift Station at Old Hallock 508A 508 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 271.45 271.92 94.52 0.0050 3.91 39.3 59 B Old Hallock Dr 508 509 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 272.02 275.55 255.31 0.0138 5.54 30.7 60 B Old Hallock Dr 509 510 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 275.65 276.69 207.62 0.0050 3.91 39.3 61 B Highway 126 Crossing 510 511 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 276.79 278.18 277.87 0.0050 3.91 39.3 62 B Parallel Whipple Rd (east) 511 512 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 278.28 281.16 192.09 0.0150 5.74 29.3 63 B Parallel Whipple Rd (east) 512 513 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 281.26 285.31 270.00 0.0150 5.74 29.3

7.36 B Parallel Whipple Rd (east) 513 514 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 285.41 293.82 270.00 0.0311 8.77 24.7 65 B Telegraph Rd 514 515 783.79 1.746 All EA1, 86.9% Hwy Com EA2 & Res EA2 15 293.92 294.80 296.16 0.0030 6.80 21.3 66 B Telegraph Rd 515 516 745.12 1.660 All EA1 15 294.90 295.79 295.01 0.0030 3.19 44.0 67 B Telegraph Rd @ Hallock Dr 516 517 745.12 1.660 All EA1 15 295.89 296.77 295.01 0.0030 3.19 44.0 68 B Hallock Dr 517 518 745.12 1.660 All EA1 15 296.97 297.65 227.00 0.0030 3.19 44.0 69 B Hallock Dr 518 1 745.12 1.660 All EA1 15 297.75 298.42 221.30 0.0030 3.19 44.0 70 B2 Lift Station 508A 519A 22.17 0.049 13.1% Hwy Com EA2, all EG, LI EA2 & 23.08% Ind EA2 8 272.03 272.13 20.05 0.0050 1.49 15.0 71 B2 Lift Station Site 519A 519 22.17 0.049 13.1% Hwy Com EA2, all EG, LI EA2 & 23.08% Ind EA2 8 272.23 272.30 13.15 0.0050 1.49 15.0 72 B2 East PL 519 520 22.17 0.049 13.1% Hwy Com EA2, all EG, LI EA2 & 23.08% Ind EA2 8 272.40 273.33 185.52 0.0050 1.49 15.0 73 B2 Northeast PL 520 521 22.17 0.049 13.1% Hwy Com EA2, all EG, LI EA2 & 23.08% Ind EA2 8 273.43 274.66 248.45 0.0050 1.49 15.0 74 B2 Lemonwood Dr 521 522 22.17 0.049 13.1% Hwy Com EA2, all EG, LI EA2 & 23.08% Ind EA2 8 274.76 275.38 127.43 0.0050 1.49 15.0 81 PS Packinghouse Sewer Interim Condition
75 PS Packinghouse Sewer Final Condition 600 601 2.82 0.006 Packinghouse & EA2 Gateway (North) 8 297.06 297.16 22.86 0.0050 0.7 6.3 76 PS Packinghouse Sewer Final Condition 601 602 2.82 0.006 Packinghouse & EA2 Gateway (North) 8 297.26 298.15 174.75 0.0050 0.7 6.3 77 PS Packinghouse Sewer Final Condition 602 603 2.53 0.006 Packinghouse 8 298.16 298.84 149.4 0.0050 0.7 6.3 78 PS Packinghouse Sewer Final Condition 603 604 2.53 0.006 Packinghouse 8 298.94 299.48 118.94 0.0050 0.7 6.3 79 PS Packinghouse Sewer Final Condition 604 605 2.53 0.006 Packinghouse 8 299.58 300.21 137.81 0.0050 0.7 6.3 80 PS Packinghouse Sewer Final Condition 605 606 2.53 0.006 Packinghouse 8 300.33 301.54 22.05 0.0560 1.08 5.0 TABLE C2: OFFSITE SEWER DESIGN CALCULATIONS

EAST AREA ONE
421
Peak Daily Wet Wastewater Flow (PDWF) 844 gpm
Average Daily Wastewater Flow (ADWF) 281 gpm
Peak Hour Flow (PHF) 563 gpm
Average Daily Volume (ADWF x 1440) 405,103 gallons
Pump capacity 550 gpm

WET WELL SIZING
Diameter 12 ft
Inlet Invert 271.4 ft
Outlet Invert 284.3 ft
Force Main Max Elevation 297.1 ft
Rim Elevation 290.4 ft
Wet Well Bottom Elevation 262.4 ft
Wet Well Depth 28.1 ft
Intake Elevation 262.85 ft
Impeller C/L Elevation 263.35 ft
Maximum pump starts per hour 4
Required volume per pump cycle (based on PDWF) 12,659 gallons Number of pumps (2 backbone, 1 backup) 3
High Water Level (Pumps ON) 270.4 ft
Low Water Level (Pumps OFF) 264.85 ft
Height (pump on-pump off elevations) 5.5 ft
Required Wet Well Storage Volume1
551 ft3
Wet Well Storage Volume 622 ft3
Wet Well Storage Volume 4,653 gallons
Required Emergency Storage 1 hr
Required Emergency Volume (based on PHF) 33,758.59 gallons Wet Well Emergency Depth 11.15 ft
Wet Well Emergency Storage Volume 9,433.20 gallons
Required Emergency Storage Tank Volume 24,325 gallons
Storage Tank Length 55 ft
Storage Tank Diameter 10 ft
Provided Emergency Storage Tank Volume 33,200.00 gallons Total Emergency Storage Provided 42,633 ft3
Emergency Storage Time Provided (based on PHF) 1.26 hr
[1] Per Equation 12-8; Jones, Garr M. Pumping Station Design.

TABLE A1: WET WELL DESIGN

LIFT STATION FLOWS

EMERGENCY STORAGE

EAST AREA ONE
422

CONTRIBUTING
AREA #

PARCEL OWNER LAND USE

WATER DEMAND
RATES
AREA
(ACRES)

AVERAGE DAILY

WATER FLOW
(GPM)

AVERAGE DAILY

WASTEWATER
FLOW1
(GPM)

PEAK WET

WEATHER WW

FLOW RATE
(GPM)

PEAK DRY

WEATHER WW

FLOW RATE
(GPM)
1 107-0-044-040 Limoneira Highway Commercial315.1 gal/SF/YR 2.8 0.9 0.6 1.9 1.3 2 107-0-046-015 Ashdon Highway Commercial3

15.1 gal/SF/YR 1.6 0.5 0.4 1.1 0.8
3 107-0-210-535 Holzapfel Highway Commercial315.1 gal/SF/YR 3.2 1.0 0.7 2.2 1.5 4 107-021-0-055 Abriza Light Industrial22.49 gal/SF/YR 5.5 0.3 0.3 0.8 0.5 5 107-0-043-035 Rushing Light Industrial22.49 gal/SF/YR 8.7 0.5 0.4 1.2 0.8 6 Lemonwood Varies Industrial215.1 gal/SF/YR 55.5 20.8 15.6 46.9 31.2 TOTAL 24.1 18.1 54.2 36.1
Lemonwood Lift Station 1 Existing Wastewater Flow
423

APPENDIX C

SEWER MANHOLE MONITORING
424

HARVEST AT LIMONEIRA SEWER ANALYSIS
SEWER FLOW MONITORING WAS COMPLETE FROM 10-24-22 TO 11-1-22 520 units are occupied
Table 1: Hallock Drive (15")
Velocity (fps) Depth Flow (mgd) Flow (cfs)
Sewer demand
at a gpcd (3.5
ppl)
Average 0.924 1.893 0.054 0.083538 29.67
Maximum 1.37 2.9 0.106 0.163982 58.24
Minimum 0.25 0.93 0.007 0.010829 3.85
425
2022.10 Hallock Dr MH
MH at ~18201 E. Telegraph Rd
MH in SB lane of N. Hallock Dr, SW of
address
X
Install Date: 10/24/2022
Access: System Type:

Sanitary Storm
Map
Technology
Flow Meter
Meter Depth: 191"
MH Coordinates: 34.361986, -119.042934
Slow to moderate open channel hydraulics.

Avg Velocity Avg Measured Level Multiplier

0.9 fps 1.9" 1.0
Gas
O2 H2S CO LEL

20.9 0 0 0
Notes
No laterals; due to poor hydraulics in selected
MH, monitored US line in DS MH as it provided
best hydraulics during inspection.

Traffic Safety
Used arrow board, cones & signs in accord
w/site-specific CATTCH requirements.

Land Use
Residential Commercial Industrial Trunk
X
South
Manhole Depth
14"
212"
Round
14"/14"
Flow Heading
Sensor Direction
Sensor Dist. to Crown
Sensor Offset
Velocity Profile Data
Velocity Profile Taken
Silt
Manhole Material
Pipe Condition
Pipe Shape
Inner Pipe Size (In/Out)
Monitored Pipe Size
Lewis Management Co
Santa Paula, CA 93060
MH # unknown
Site Report
Confidential Proprietary Information
11/04/2022
Manhole Location
Good
Concrete
None observed
Passed

0.4 2-D

21.1"

7.1"
Upstream N
426
2022.10 Hallock Dr MH
MH at ~18201 E. Telegraph Rd
Santa Paula, CA 93060
Meter Site Document
Manhole Before Install
Installed
Site
Installation Process
Upstream Monitored Pipe Size
427
Temporary Flow Study
Lewis Management Co
2022.10 Hallock Dr MH
Utility Systems, Science and Software
Santa Ana, CA 92705
601 N. Parkcenter Dr, Suite 209
Meter Start Date From 10/24/2022
Meter Stop Date To 11/1/2022
Velocity (fps) Level (in) Flow (mgd)
Average 0.924 1.893 0.054
Maximum 1.370 2.900 0.106
Minimum 0.250 0.930 0.007
Pipe Size 14.000
Estimated Capacity (mgd) Not Calculated
Capacity Used Not Calculated
Sensor Type Hach - Flodar
El Cajon, CA 92021
9314 Bond Av, Suite A
428
Report Date: 11/04/2022
Customer: Lewis Management Co
Group: Santa Paula Sewer FM
Site: 2022.10 Hallock Dr MH
2022.10 Hallock Dr MH: 10/24/2022 thru 11/01/2022
429
Velocity (fps) Level (in) Flow (gpm)
Average 0.905 1.937 37.700 RainFall Inches
Maximum 1.310 2.900 73.908
Minimum 0.250 1.090 4.760 11/04/2022
430
Velocity (fps) Level (in) Flow (gpm)
Average 0.942 1.771 34.724 RainFall Inches
Maximum 1.370 2.340 63.326
Minimum 0.530 0.930 8.263 11/04/2022
431
11/4/2022 12:08:35 AM
10/24/2022 thru 11/01/2022
432

APPENDIX D
Energy Calculations
433
Fuel Type
Off-Road Construction Equipment 353,076 Gallons
On-Road Motor Vehicles 2,765,616 Gallons
Total 3,118,693 Gallons
Off-Road Construction Equipment 0 Gallons
On-Road Motor Vehicles 2,226,942 Gallons
Total 2,226,942 Gallons
Total 14,614.3 kWh
Quantity
Table 1. Summary of Energy Use During Construction
Diesel
Gasoline
Electricity
434
Source Units Buildout
Single Family Housing kWh/yr 4,970,782
Condo/Townhouse kWh/yr 4,208,763
Apartments Low Rise kWh/yr 1,175,511
High School kWh/yr 657,845
City Park kWh/yr -
Water Conveyance kWh/yr 2,669,623
Total Electricty kWh/yr 13,682,524
Single Family Housing kBTU/yr 34,045,809
Condo/Townhouse kBTU/yr 28,578,989
Apartments Low Rise kBTU/yr 5,451,539
High School kBTU/yr 2,279,981
City Park kBTU/yr 0
Total Natural Gas kBTU/yr 70,356,318
Diesel gallons 279,907
Gasoline gallons 1,692,629
Total gallons 1,972,536
Outdoor Use
Buildout Mgal 145.092619
Water and Wastewater Electricity Intensity (kWh/gallon) Supply Water 0.009727
Treat Water 0.000111
Distribute Water 0.001272
Wastewater Treatment 0.001911
Source: CalEEMod User's Guide, Appendix D, Table 9.2
Indoor Water Factor 0.013021
Outdoor Water Factor 0.01111
Notes:

Electricity and Natural Gas for the Proposed Project is total operational usage. Electricity, natural gas, and mobile able 2. Summary of Annual Energy Use During Operatio
Electricity
Natural Gas
Transportation/On-Site Sources
Table 3. Water by Land Use
Land Use Units
Buildout
Indoor Use

81.22599
435
Phase Name Off-road Equipment Type Amount Hours per Day Horsepower Load Factor Number of Days Diesel Fuel Usage
(Gallons per Project)
Site Preparation Rubber Tired Dozers 3 8 367 0.4 238 41,926 Site Preparation Tractors/Loaders/Backhoes 4 8 84 0.37 238 11,835 Building Construction Cranes 1 7 387 0.29 2608 102,444
Building Construction Forklifts 3 8 82 0.2 2608 51,325
Building Construction Generator Sets 1 8 14 0.74 2608 10,808 Building Construction Tractors/Loaders/Backhoes 3 7 84 0.37 2608 85,109 Building Construction Welders 1 8 46 0.45 2608 21,594
Architectural Coating Air Compressors 1 6 37 0.48 549 2,925 Paving Cement and Mortar Mixers 2 8 10 0.56 438 1,962
Paving Pavers 2 8 81 0.42 438 11,921
Paving Paving Equipment 2 8 89 0.36 438 11,227
353,076
Notes:

Equipment assumptions from CalEEMod.

Fuel usage estimate of 0.05 gallons per horsepower-hour is from the SCAQMD CEQA Air Quality Handbook, Table A9-3 E.

Table 4. Off-Road Equipment Fuel Usage During Construction Project Total
436
Worker Vendor Hauling Worker Trips Vendor Trips Haul Trips Worker Vendor Hauling Worker Vendor Hauling Gasoline Diesel Site Preparation 238 18 0 0 4,284 0 0 19 10 20 79,254 0 0 2,826 2,233 Building Construction 2608 1238 237 0 3,228,704 618,096 0 19 10 20 59,731,024 6,304,579 0 2,129,962 2,688,988 Paving 438 15 0 0 6,570 0 0 19 10 20 121,545 0 0 4,334 3,425 Architectural Coatings 549 248 0 0 136,152 0 0 19 10 20 2,518,812 0 0 89,819 70,970 Total - 1519 237 0 3,375,710 618,096 0 n/a n/a n/a 62,450,635 6,304,579 0 2,226,942 2,765,616 Class Gas DSL
Workers 28.04 35.49
Vendor/Haul Trucks 0 6.27
Notes:

Fuel efficiency calculated in Table 6: EMFAC2021 Results - Construction.

Fuel Efficiency
Table 5. On-Road Vehicle Fuel Usage During Construction (Peak Days) Phase
Daily Trips Total Trips Trip Length (Miles) Total Length (Miles) Fuel Consumption (Gallons) Number of Days
437
Vehicle Class Fuel
VMT
(miles per day)
Fuel
(1,000 gal per day)
Fuel Efficiency
(miles per gallon) Fuel
VMT
(miles per day)
Fuel
(1,000 gal per
day)
Fuel Efficiency
(miles per gallon)
LDA GAS 9,485,022 307.10 30.89 DSL 30,276 0.71 42.78
LDT1 GAS 817,044 32.21 25.36 DSL 214 0.01 24.08
LDT2 GAS 4,512,101 180.22 25.04 DSL 21,504 0.67 32.33

28.04 35.49
T7 Tractor Construction DSL 55,635 8.88 6.27
Construction Worker Fleet Mix
LDA 50%
LDT1 25%
LDT2 25%
Vendor and Delivery/Haul Truck Fleet Mix
HHDT 100%
Source: EMFAC2021 (v1.0.1) Emissions Inventory
Region Type: County
Region: Venutra
Calendar Year: 2025
Season: Annual
Vehicle Classification: EMFAC202x Categories
Units: miles/day for VMT, trips/day for Trips, tons/day for Emissions, 1000 gallons/day for Fuel Consumption.

Region CalYr VehClass MdlYr Speed Fuel Population VMT Trips Fuel_Consumption Ventura 2025 LDA Aggregate Aggregate Gasoline 235982.7922 9485022.329 1090309.128 307.0991886 Ventura 2025 LDA Aggregate Aggregate Diesel 1009.979172 30276.46173 4213.295896 0.707800469 Ventura 2025 LDA Aggregate Aggregate Electricity 13628.24454 707926.071 67798.46407 0 Ventura 2025 LDT1 Aggregate Aggregate Gasoline 23554.18939 817043.9427 101540.5107 32.21260406 Ventura 2025 LDT1 Aggregate Aggregate Diesel 15.70474938 214.4692696 44.07990233 0.00890589 Ventura 2025 LDT1 Aggregate Aggregate Electricity 59.05587891 2745.563205 281.1401412 0 Ventura 2025 LDT2 Aggregate Aggregate Gasoline 108590.5912 4512101.35 504994.4555 180.2167054 Ventura 2025 LDT2 Aggregate Aggregate Diesel 501.485505 21503.65591 2372.960187 0.665090141 Ventura 2025 T7 Tractor Class Aggregate Aggregate Diesel 748.4159281 55635.10291 10874.48344 8.877534406 529.787829
529787.829
Gas 519.528498 519528.498 189627901.8 35,378,625.00 193,372,557.57 Diesel 10.25933091 10259.33091 3744655.781 10,548,851.00 45,927,476.00
Average (LDA, LDT1, LDT2)
Table 6. EMFAC2021 Results - Construction
438
Phase Name Total Acres
Gallons for
Project Electricity (kWh)
Project 497.5 1,502,450 14,614.3
Notes:

Water Usage
3,020 gallons per acre per day
Source: Air & Waste Management Association, Air Pollution Engineering Manual, 1992 Edition Supply Water Electricity Intensity

0.009727 kWh/gallons (CalEEMod default)
Total acres graded based on CalEEMod output sheets.

Table 7. Water Usage for Control of Fugitive Dust During Construction 439
Diesel Gasoline Hybrid Diesel Gasoline Hybrid Diesel Gasoline/Hybrid Project Buildout 61,899,394 10.5 31.0 72.9 5% 83% 3% 279,907 1,692,629 1,972,536 Notes:

Percent fleet and fuel efficiency based on Table 9: EMFAC2021 Emissions Inventory-Operations Annual VMT obtained from the CalEEMod Output files.

Table 8. On road Vehicles - Operational
Scenario Annual VMT
Fuel Efficiency (miles/gal) Fleet Percentage Fuel Consumption (gallons) Total Fuel Consumption
440
Fuel
VMT
(miles/day)
Fuel Consumption
(1,000 gal/day)
Fuel Efficiency
(miles per gallon) Fuel Percentage
Diesel 1,178,231 115.1 10.2 5.7%
Electricity 786,257 0.0 #DIV/0! 3.8%
Gasoline 18,247,843 707.9 25.8 88.4%
Natural Gas 23,814 4.5 5.3 0.1%
Hybrid 415,957 6.5 64.3 2.0%
Diesel 991,860 94.5 10.5 5%
Electricity 1,821,895 0.0 #DIV/0! 9%
Gasoline 17,436,743 562.8 31.0 83%
Natura Gas 23,012 3.9 5.9 0%
Hybrid 617,455 8.5 72.9 3%
Source: EMFAC2021 (v1.0.1) Emissions Inventory
Region Type: County
Region: Venutra
Calendar Year: 2025
Season: Annual
Vehicle Classification: EMFAC202x Categories
Units: miles/day for VMT, trips/day for Trips, tons/day for Emissions, 1000 gallons/day for Fuel Consumption.

Region CalYr VehClass MdlYr Speed Fuel Total VMT Fuel Consumption Ventura 2025 All Other Buses Aggregate Aggregate Diesel 5978.007703 0.623054735 Ventura 2025 LDA Aggregate Aggregate Diesel 30276.46173 0.707800469 Ventura 2025 LDT1 Aggregate Aggregate Diesel 214.4692696 0.00890589 Ventura 2025 LDT2 Aggregate Aggregate Diesel 21503.65591 0.665090141 Ventura 2025 LHD1 Aggregate Aggregate Diesel 307074.1031 14.71140815 Ventura 2025 LHD2 Aggregate Aggregate Diesel 127568.8432 7.303818317 Ventura 2025 MDV Aggregate Aggregate Diesel 51362.95922 2.138940334 Ventura 2025 MH Aggregate Aggregate Diesel 10818.7528 1.052019135 Ventura 2025 Motor Coach Aggregate Aggregate Diesel 1498.498501 0.264401623 Ventura 2025 PTO Aggregate Aggregate Diesel 10855.18705 2.182953186 Ventura 2025 SBUS Aggregate Aggregate Diesel 8677.092414 1.13201982 Ventura 2025 T6 CAIRP Class 4 Aggregate Aggregate Diesel 62.30167447 0.006644724 Ventura 2025 T6 CAIRP Class 5 Aggregate Aggregate Diesel 85.60881149 0.009134675 Table 9. EMFAC2021 Emissions Inventory - Operations
EMFAC Data - Existing Year
Existing
Project
Note: Fuel percentage based on VMT.

Fuel efficiency calculated using fuel consumption and VMT from EMFAC2021. 441
Ventura 2025 T6 CAIRP Class 6 Aggregate Aggregate Diesel 222.19746 0.023342023 Ventura 2025 T6 CAIRP Class 7 Aggregate Aggregate Diesel 1408.715213 0.137772031 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Diesel 10511.05894 1.167242064 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Diesel 10524.16445 1.178402263 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Diesel 31127.79667 3.462010249 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Diesel 7967.34372 0.860057469 Ventura 2025 T6 Instate Other Class 4 Aggregate Aggregate Diesel 28035.91225 3.105277677 Ventura 2025 T6 Instate Other Class 5 Aggregate Aggregate Diesel 61861.44 6.880931497 Ventura 2025 T6 Instate Other Class 6 Aggregate Aggregate Diesel 49340.18261 5.479094662 Ventura 2025 T6 Instate Other Class 7 Aggregate Aggregate Diesel 27194.58641 2.924502955 Ventura 2025 T6 Instate Tractor Class 6Aggregate Aggregate Diesel 318.0276084 0.035271592 Ventura 2025 T6 Instate Tractor Class 7Aggregate Aggregate Diesel 9716.471801 0.990960131 Ventura 2025 T6 OOS Class 4 Aggregate Aggregate Diesel 30.22497401 0.003186378 Ventura 2025 T6 OOS Class 5 Aggregate Aggregate Diesel 41.46322918 0.004377972 Ventura 2025 T6 OOS Class 6 Aggregate Aggregate Diesel 108.3446041 0.011208542 Ventura 2025 T6 OOS Class 7 Aggregate Aggregate Diesel 787.7999974 0.0763726 Ventura 2025 T6 Public Class 4 Aggregate Aggregate Diesel 1430.353214 0.164503309 Ventura 2025 T6 Public Class 5 Aggregate Aggregate Diesel 2738.388632 0.316790841 Ventura 2025 T6 Public Class 6 Aggregate Aggregate Diesel 2753.477732 0.316252669 Ventura 2025 T6 Public Class 7 Aggregate Aggregate Diesel 7376.438302 0.835586208 Ventura 2025 T6 Utility Class 5 Aggregate Aggregate Diesel 1751.415918 0.185781755 Ventura 2025 T6 Utility Class 6 Aggregate Aggregate Diesel 330.9377828 0.034967197 Ventura 2025 T6 Utility Class 7 Aggregate Aggregate Diesel 459.1221451 0.048271164 Ventura 2025 T7 CAIRP Class 8 Aggregate Aggregate Diesel 71805.59042 11.31276941 Ventura 2025 T7 NNOOS Class 8 Aggregate Aggregate Diesel 86179.836 13.18761428 Ventura 2025 T7 NOOS Class 8 Aggregate Aggregate Diesel 31307.60361 4.910452345 Ventura 2025 T7 Other Port Class 8 Aggregate Aggregate Diesel 17217.21434 2.770769501 Ventura 2025 T7 POLA Class 8 Aggregate Aggregate Diesel 1496.499064 0.247900174 Ventura 2025 T7 Public Class 8 Aggregate Aggregate Diesel 15797.03585 2.676490404 Ventura 2025 T7 Single Concrete/Trans Aggregate Aggregate Diesel 4940.527199 0.798697611 Ventura 2025 T7 Single Dump Class 8 Aggregate Aggregate Diesel 14532.3866 2.392754803 Ventura 2025 T7 Single Other Class 8 Aggregate Aggregate Diesel 33673.56518 5.498312807 Ventura 2025 T7 SWCV Class 8 Aggregate Aggregate Diesel 5713.975859 2.082544249 Ventura 2025 T7 Tractor Class 8 Aggregate Aggregate Diesel 55635.10291 8.877534406 Ventura 2025 T7 Utility Class 8 Aggregate Aggregate Diesel 1397.311369 0.22241247 Ventura 2025 UBUS Aggregate Aggregate Diesel 6523.003654 1.041587512 Ventura 2025 LDA Aggregate Aggregate Electricity 707926.0710 Ventura 2025 LDT1 Aggregate Aggregate Electricity 2745.5632050 Ventura 2025 LDT2 Aggregate Aggregate Electricity 30350.4981 0 Ventura 2025 LHD1 Aggregate Aggregate Electricity 5902.1942830 Ventura 2025 LHD2 Aggregate Aggregate Electricity 1447.8846970 Ventura 2025 MDV Aggregate Aggregate Electricity 32807.451150 Ventura 2025 OBUS Aggregate Aggregate Electricity 78.486296880 442
Ventura 2025 PTO Aggregate Aggregate Electricity 130.9052033 0 Ventura 2025 SBUS Aggregate Aggregate Electricity 71.989929160 Ventura 2025 T6 CAIRP Class 4 Aggregate Aggregate Electricity 0.946076484 0 Ventura 2025 T6 CAIRP Class 5 Aggregate Aggregate Electricity 1.1557292880 Ventura 2025 T6 CAIRP Class 6 Aggregate Aggregate Electricity 4.5207676460 Ventura 2025 T6 CAIRP Class 7 Aggregate Aggregate Electricity 13.376106480 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Electricity 94.147734180 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Electricity 83.995584570 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Electricity 248.8378010 Ventura 2025 T6 Instate Delivery Class Aggregate Aggregate Electricity 22.837766450 Ventura 2025 T6 Instate Other Class 4 Aggregate Aggregate Electricity 262.83489360 Ventura 2025 T6 Instate Other Class 5 Aggregate Aggregate Electricity 463.99235790 Ventura 2025 T6 Instate Other Class 6 Aggregate Aggregate Electricity 404.91083560 Ventura 2025 T6 Instate Other Class 7 Aggregate Aggregate Electricity 235.98657040 Ventura 2025 T6 Instate Tractor Class 6Aggregate Aggregate Electricity 3.0918687060 Ventura 2025 T6 Instate Tractor Class 7Aggregate Aggregate Electricity 40.300006030 Ventura 2025 T6 Public Class 4 Aggregate Aggregate Electricity 18.018662780 Ventura 2025 T6 Public Class 5 Aggregate Aggregate Electricity 23.175816120 Ventura 2025 T6 Public Class 6 Aggregate Aggregate Electricity 27.153163990 Ventura 2025 T6 Public Class 7 Aggregate Aggregate Electricity 103.9552642 0 Ventura 2025 T6 Utility Class 5 Aggregate Aggregate Electricity 31.795548970 Ventura 2025 T6 Utility Class 6 Aggregate Aggregate Electricity 6.053087670 Ventura 2025 T6 Utility Class 7 Aggregate Aggregate Electricity 9.7440960980 Ventura 2025 T6TS Aggregate Aggregate Electricity 486.410454 0 Ventura 2025 T7 CAIRP Class 8 Aggregate Aggregate Electricity 852.65239030 Ventura 2025 T7 Other Port Class 8 Aggregate Aggregate Electricity 90.582163970 Ventura 2025 T7 POLA Class 8 Aggregate Aggregate Electricity 2.3459277690 Ventura 2025 T7 Public Class 8 Aggregate Aggregate Electricity 159.08713730 Ventura 2025 T7 Single Concrete/Trans Aggregate Aggregate Electricity 117.12287490 Ventura 2025 T7 Single Dump Class 8 Aggregate Aggregate Electricity 168.91972940 Ventura 2025 T7 Single Other Class 8 Aggregate Aggregate Electricity 373.22216510 Ventura 2025 T7 SWCV Class 8 Aggregate Aggregate Electricity 97.605739670 Ventura 2025 T7 Tractor Class 8 Aggregate Aggregate Electricity 320.64689150 Ventura 2025 T7 Utility Class 8 Aggregate Aggregate Electricity 10.734458760 Ventura 2025 T7IS Aggregate Aggregate Electricity 1.3950586680 Ventura 2025 UBUS Aggregate Aggregate Electricity 14.848109660 Ventura 2025 LDA Aggregate Aggregate Gasoline 9485022.329 307.0991886 Ventura 2025 LDT1 Aggregate Aggregate Gasoline 817043.9427 32.21260406 Ventura 2025 LDT2 Aggregate Aggregate Gasoline 4512101.35 180.2167054 Ventura 2025 LHD1 Aggregate Aggregate Gasoline 361575.3331 25.89979713 Ventura 2025 LHD2 Aggregate Aggregate Gasoline 57382.28512 4.693568774 Ventura 2025 MCY Aggregate Aggregate Gasoline 86242.61676 2.088980892 Ventura 2025 MDV Aggregate Aggregate Gasoline 2851763.258 141.2559697 443
Ventura 2025 MH Aggregate Aggregate Gasoline 25590.51895 5.170699781 Ventura 2025 OBUS Aggregate Aggregate Gasoline 8975.780242 1.729584329 Ventura 2025 SBUS Aggregate Aggregate Gasoline 5195.912585 0.5787673 Ventura 2025 T6TS Aggregate Aggregate Gasoline 33676.32772 6.277825788 Ventura 2025 T7IS Aggregate Aggregate Gasoline 65.55093445 0.01531249 Ventura 2025 UBUS Aggregate Aggregate Gasoline 3207.998168 0.644893694 Ventura 2025 All Other Buses Aggregate Aggregate Natural Gas 115.2191125 0.011792556 Ventura 2025 SBUS Aggregate Aggregate Natural Gas 271.3197209 0.064069904 Ventura 2025 T7 CAIRP Class 8 Aggregate Aggregate Natural Gas 232.9278541 0.042289848 Ventura 2025 T7 Public Class 8 Aggregate Aggregate Natural Gas 365.6504065 0.058075706 Ventura 2025 T7 Single Concrete/Trans Aggregate Aggregate Natural Gas 139.1039805 0.022813719 Ventura 2025 T7 Single Dump Class 8 Aggregate Aggregate Natural Gas 420.0902641 0.075795297 Ventura 2025 T7 Single Other Class 8 Aggregate Aggregate Natural Gas 963.2185172 0.167378191 Ventura 2025 T7 SWCV Class 8 Aggregate Aggregate Natural Gas 8503.506893 1.311576337 Ventura 2025 T7 Tractor Class 8 Aggregate Aggregate Natural Gas 144.7489956 0.027868542 Ventura 2025 UBUS Aggregate Aggregate Natural Gas 12658.30407 2.673366911 Ventura 2025 LDA Aggregate Aggregate Plug-in Hybrid 336274.1429 5.272351125 Ventura 2025 LDT1 Aggregate Aggregate Plug-in Hybrid 2058.941174 0.029109168 Ventura 2025 LDT2 Aggregate Aggregate Plug-in Hybrid 47910.88528 0.712180733 Ventura 2025 MDV Aggregate Aggregate Plug-in Hybrid 29712.69006 0.458776952 Diesel 1178231.457 115.0681944
Electricity 786257.4467 0
Gasoline 18247843.2 707.8838979
Natural Gas 23814.08982 4.455027011
Hybrid 415956.6594 6.472417978
Source: EMFAC2021 (v1.0.1) Emissions Inventory
Region Type: County
Region: Venutra
Calendar Year: 2036
Season: Annual
Vehicle Classification: EMFAC202x Categories
Units: miles/day for VMT, trips/day for Trips, tons/day for Emissions, 1000 gallons/day for Fuel Consumption.

Region CalYr VehClass MdlYr Speed Fuel Total VMT Fuel Consumption Ventura 2036 All Other Buses Aggregate Aggregate Diesel 5801.731642 0.562964445 Ventura 2036 LDA Aggregate Aggregate Diesel 8613.738806 0.175208437 Ventura 2036 LDT1 Aggregate Aggregate Diesel 5.924585667 0.000202086 Ventura 2036 LDT2 Aggregate Aggregate Diesel 18227.74992 0.478889995 Ventura 2036 LHD1 Aggregate Aggregate Diesel 222369.2156 10.25559474 Ventura 2036 LHD2 Aggregate Aggregate Diesel 101383.9893 5.501671504 EMFAC Data - Buildout Year
444
Ventura 2036 MDV Aggregate Aggregate Diesel 32493.98909 1.156420031 Ventura 2036 MH Aggregate Aggregate Diesel 8000.442288 0.779285583 Ventura 2036 Motor Coach Aggregate Aggregate Diesel 1592.383687 0.254784947 Ventura 2036 PTO Aggregate Aggregate Diesel 9315.617712 1.687808725 Ventura 2036 SBUS Aggregate Aggregate Diesel 7120.263261 0.897060771 Ventura 2036 T6 CAIRP Class 4 Aggregate Aggregate Diesel 43.96463052 0.004368119 Ventura 2036 T6 CAIRP Class 5 Aggregate Aggregate Diesel 60.8013777 0.00604777 Ventura 2036 T6 CAIRP Class 6 Aggregate Aggregate Diesel 155.1098072 0.01538789 Ventura 2036 T6 CAIRP Class 7 Aggregate Aggregate Diesel 1326.625187 0.115520718 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Diesel 8559.224121 0.904104645 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Diesel 8588.12973 0.911735294 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Diesel 25437.9345 2.695278383 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Diesel 7701.047794 0.821535087 Ventura 2036 T6 Instate Other Class 4 Aggregate Aggregate Diesel 22198.51094 2.318704069 Ventura 2036 T6 Instate Other Class 5 Aggregate Aggregate Diesel 48962.4661 5.129479269 Ventura 2036 T6 Instate Other Class 6 Aggregate Aggregate Diesel 39175.73366 4.097954369 Ventura 2036 T6 Instate Other Class 7 Aggregate Aggregate Diesel 23751.96848 2.505296397 Ventura 2036 T6 Instate Tractor Class 6Aggregate Aggregate Diesel 249.4956189 0.025896838 Ventura 2036 T6 Instate Tractor Class 7Aggregate Aggregate Diesel 9966.471601 0.97074479 Ventura 2036 T6 OOS Class 4 Aggregate Aggregate Diesel 34.61474656 0.003199112 Ventura 2036 T6 OOS Class 5 Aggregate Aggregate Diesel 47.48520774 0.004394215 Ventura 2036 T6 OOS Class 6 Aggregate Aggregate Diesel 124.0802064 0.011437966 Ventura 2036 T6 OOS Class 7 Aggregate Aggregate Diesel 902.2173928 0.075391564 Ventura 2036 T6 Public Class 4 Aggregate Aggregate Diesel 1116.051274 0.121447542 Ventura 2036 T6 Public Class 5 Aggregate Aggregate Diesel 2100.550483 0.23196291 Ventura 2036 T6 Public Class 6 Aggregate Aggregate Diesel 2116.854535 0.230737914 Ventura 2036 T6 Public Class 7 Aggregate Aggregate Diesel 5669.193181 0.601166734 Ventura 2036 T6 Utility Class 5 Aggregate Aggregate Diesel 1078.877356 0.109082076 Ventura 2036 T6 Utility Class 6 Aggregate Aggregate Diesel 204.0213423 0.020607638 Ventura 2036 T6 Utility Class 7 Aggregate Aggregate Diesel 270.6861679 0.027163089 Ventura 2036 T7 CAIRP Class 8 Aggregate Aggregate Diesel 74184.13213 10.00385736 Ventura 2036 T7 NNOOS Class 8 Aggregate Aggregate Diesel 107751.528 13.78352251 Ventura 2036 T7 NOOS Class 8 Aggregate Aggregate Diesel 39144.21614 5.082003437 Ventura 2036 T7 Other Port Class 8 Aggregate Aggregate Diesel 20812.72218 2.821544594 Ventura 2036 T7 POLA Class 8 Aggregate Aggregate Diesel 2037.938902 0.30219485 Ventura 2036 T7 Public Class 8 Aggregate Aggregate Diesel 11976.06406 1.887464627 Ventura 2036 T7 Single Concrete/Trans Aggregate Aggregate Diesel 3153.610225 0.466273556 Ventura 2036 T7 Single Dump Class 8 Aggregate Aggregate Diesel 11493.61551 1.788030011 Ventura 2036 T7 Single Other Class 8 Aggregate Aggregate Diesel 30819.98406 4.778460159 Ventura 2036 T7 SWCV Class 8 Aggregate Aggregate Diesel 2156.902658 0.767487665 Ventura 2036 T7 Tractor Class 8 Aggregate Aggregate Diesel 62489.86343 8.915619513 Ventura 2036 T7 Utility Class 8 Aggregate Aggregate Diesel 1072.438245 0.163274507 Ventura 2036 LDA Aggregate Aggregate Electricity 1227256.1950 445
Ventura 2036 LDT1 Aggregate Aggregate Electricity 13915.74422 0 Ventura 2036 LDT2 Aggregate Aggregate Electricity 108456.22980 Ventura 2036 LHD1 Aggregate Aggregate Electricity 162805.7494 0 Ventura 2036 LHD2 Aggregate Aggregate Electricity 41348.456790 Ventura 2036 MDV Aggregate Aggregate Electricity 100456.98960 Ventura 2036 OBUS Aggregate Aggregate Electricity 1905.7906360 Ventura 2036 PTO Aggregate Aggregate Electricity 3615.9393990 Ventura 2036 SBUS Aggregate Aggregate Electricity 2268.1062110 Ventura 2036 T6 CAIRP Class 4 Aggregate Aggregate Electricity 28.469008930 Ventura 2036 T6 CAIRP Class 5 Aggregate Aggregate Electricity 38.564550240 Ventura 2036 T6 CAIRP Class 6 Aggregate Aggregate Electricity 104.53620570 Ventura 2036 T6 CAIRP Class 7 Aggregate Aggregate Electricity 302.00584460 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Electricity 3585.4408870 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Electricity 3559.9173430 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Electricity 10493.351560 Ventura 2036 T6 Instate Delivery Class Aggregate Aggregate Electricity 1448.9933580 Ventura 2036 T6 Instate Other Class 4 Aggregate Aggregate Electricity 10208.455960 Ventura 2036 T6 Instate Other Class 5 Aggregate Aggregate Electricity 22410.948870 Ventura 2036 T6 Instate Other Class 6 Aggregate Aggregate Electricity 17791.014310 Ventura 2036 T6 Instate Other Class 7 Aggregate Aggregate Electricity 7660.788631 0 Ventura 2036 T6 Instate Tractor Class 6Aggregate Aggregate Electricity 118.24180110 Ventura 2036 T6 Instate Tractor Class 7Aggregate Aggregate Electricity 1206.7220160 Ventura 2036 T6 Public Class 4 Aggregate Aggregate Electricity 338.82037670 Ventura 2036 T6 Public Class 5 Aggregate Aggregate Electricity 673.406877 0 Ventura 2036 T6 Public Class 6 Aggregate Aggregate Electricity 676.25483640 Ventura 2036 T6 Public Class 7 Aggregate Aggregate Electricity 1844.7697120 Ventura 2036 T6 Utility Class 5 Aggregate Aggregate Electricity 712.33652560 Ventura 2036 T6 Utility Class 6 Aggregate Aggregate Electricity 134.48182250 Ventura 2036 T6 Utility Class 7 Aggregate Aggregate Electricity 200.28417710 Ventura 2036 T6TS Aggregate Aggregate Electricity 12156.445820 Ventura 2036 T7 CAIRP Class 8 Aggregate Aggregate Electricity 16763.094650 Ventura 2036 T7 Other Port Class 8 Aggregate Aggregate Electricity 4086.9668010 Ventura 2036 T7 POLA Class 8 Aggregate Aggregate Electricity 166.61419010 Ventura 2036 T7 Public Class 8 Aggregate Aggregate Electricity 3978.247890 Ventura 2036 T7 Single Concrete/Trans Aggregate Aggregate Electricity 2204.1298760 Ventura 2036 T7 Single Dump Class 8 Aggregate Aggregate Electricity 4036.1648690 Ventura 2036 T7 Single Other Class 8 Aggregate Aggregate Electricity 11970.77090 Ventura 2036 T7 SWCV Class 8 Aggregate Aggregate Electricity 2573.1414110 Ventura 2036 T7 Tractor Class 8 Aggregate Aggregate Electricity 7509.907216 0 Ventura 2036 T7 Utility Class 8 Aggregate Aggregate Electricity 341.97053350 Ventura 2036 T7IS Aggregate Aggregate Electricity 36.057599560 Ventura 2036 UBUS Aggregate Aggregate Electricity 10504.945160 Ventura 2036 LDA Aggregate Aggregate Gasoline 9199923.315 252.836232 446
Ventura 2036 LDT1 Aggregate Aggregate Gasoline 642528.7794 21.39074528 Ventura 2036 LDT2 Aggregate Aggregate Gasoline 4590733.561 153.431881 Ventura 2036 LHD1 Aggregate Aggregate Gasoline 267592.1864 16.08382792 Ventura 2036 LHD2 Aggregate Aggregate Gasoline 39148.84263 2.704729436 Ventura 2036 MCY Aggregate Aggregate Gasoline 78758.35358 1.848788519 Ventura 2036 MDV Aggregate Aggregate Gasoline 2567059.623 105.6268487 Ventura 2036 MH Aggregate Aggregate Gasoline 13538.10977 2.731670418 Ventura 2036 OBUS Aggregate Aggregate Gasoline 4468.933358 0.799866667 Ventura 2036 SBUS Aggregate Aggregate Gasoline 4808.849898 0.511901322 Ventura 2036 T6TS Aggregate Aggregate Gasoline 25328.7792 4.29676873 Ventura 2036 T7IS Aggregate Aggregate Gasoline 79.32118144 0.015103832 Ventura 2036 UBUS Aggregate Aggregate Gasoline 2774.674701 0.514887657 Ventura 2036 All Other Buses Aggregate Aggregate Natural Gas 318.6201632 0.030242685 Ventura 2036 SBUS Aggregate Aggregate Natural Gas 266.1043887 0.060755816 Ventura 2036 T7 CAIRP Class 8 Aggregate Aggregate Natural Gas 189.347431 0.031108215 Ventura 2036 T7 Public Class 8 Aggregate Aggregate Natural Gas 441.2194484 0.069696149 Ventura 2036 T7 Single Concrete/Trans Aggregate Aggregate Natural Gas 104.4942719 0.016213722 Ventura 2036 T7 Single Dump Class 8 Aggregate Aggregate Natural Gas 364.1047971 0.060961487 Ventura 2036 T7 Single Other Class 8 Aggregate Aggregate Natural Gas 980.720136 0.163003882 Ventura 2036 T7 SWCV Class 8 Aggregate Aggregate Natural Gas 9649.391633 1.333879854 Ventura 2036 T7 Tractor Class 8 Aggregate Aggregate Natural Gas 143.6251811 0.024665925 Ventura 2036 UBUS Aggregate Aggregate Natural Gas 10554.0284 2.13295643 Ventura 2036 LDA Aggregate Aggregate Plug-in Hybrid 433230.2059 5.948348769 Ventura 2036 LDT1 Aggregate Aggregate Plug-in Hybrid 10427.57458 0.139402181 Ventura 2036 LDT2 Aggregate Aggregate Plug-in Hybrid 109167.7842 1.484739328 Ventura 2036 MDV Aggregate Aggregate Plug-in Hybrid 64629.02269 0.894276824 Fuel Type VMT Sum Fuel Sum
Diesel 991860.1769 94.46826846
Electricity 1821895.463 0
Gasoline 17436743.33 562.7932514
Natural Gas 23011.65586 3.923484165
Hybrid 617454.5874 8.466767103
447
65283.00302\41948149.5
1 RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:

City of Santa Paula
970 Ventura Street,
Santa Paula, California 93060
Attn: City Clerk
Exempt from Fees Per Gov. Code § 6103
_____________________________________________________________________________ Space above this line for Recorder’s Use Only
AMENDMENT NO. 3 TO THE FIRST AMENDED AND RESTATED

DEVELOPMENT AGREEMENT

BY AND BETWEEN

THE CITY OF SANTA PAULA
AND

LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC
This Amendment No. 3 to the First Amended and Restated Development Agreement (the “Third Amendment”), dated March___, 2024 for reference purposes only, is made by and between the CITY OF SANTA PAULA, a California municipal corporation (“CITY”), and LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware limited liability company (“DEVELOPER”), and with reference to the following facts and objectives:

R E C I T A L S
A. On or about February 26, 2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement (“Original Development Agreement”) for developing the area commonly known as “East Area 1.” On or about September 21, 2015, Developer became the successor in interest to the rights and obligations of Limoneira Company pertaining to the Development Agreement;
B. On March 18, 2020, Section 3.1. l(a) of the Original Development Agreement was amended to provide for an extension of the timeframe within which to complete construction of the Santa Paula Creek Sports Park (“Amendment No. 1”);
C. On April 21, 2021, the City and Developer again amended the Original Development Agreement (“Amendment No. 2”) to, among other things, modify Section 3.3.2 to require that certain traffic improvements be completed prior to issuance of the 750th certificate of occupancy within the project, including the improvements to the intersection of State Route 126 448
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2 and Hallock Drive specified in Mitigation Measure T-1 (the “SR 126/Hallock Improvements”), and to modify the parties obligations with respect to Public Benefit Housing. The Original Development Agreement and Amendment Nos. 1 and 2, as clarified and supplemented with all Operating Memoranda executed by the parties as of the Effective Date of this Third Amendment, are collectively referred to herein as the “Development Agreement”; D. In conjunction with this Third Amendment, the Developer is applying for an amendment to the Amended Specific Plan SP-3 (“SP Amendment No. 4”) and Addendum No. 3 to the EAO EIR, which revises the permitted uses on the Project Site to remove the previously approved 25,000 square feet of light industrial uses, to reduce the land designated for civic/institutional uses from approximately 20.2 acres to approximately 8.3 acres and to allow an additional 550 residential uses, with potentially up to 300 of the total 2,050 units designated for for-rent, multi-family housing.

E. The purpose of this Third Amendment is to, among other changes, revise the mix of allowed uses to increase the maximum number of residential units within the Project Site by 550 units for a total of 2050 units consistent with SP Amendment No. 3, and to revise the Development Agreement to address these additional units.

In consideration of the foregoing and pursuant to Section 10.1.2 of the Development Agreement, the Development Agreement is hereby further amended as follows:

AGREEMENT

1. New Exhibits; Operating Memoranda.

A. The below listed Exhibits A-1 through E (“Original Exhibits”) are attached to and incorporated into the Development Agreement:

Exhibit A-1: Map of East Area 1
Exhibit A-2: Legal Description of Project Site
Exhibit B: Location of Proposed Mitigation Parcels
Exhibit C: Development Agreement - East Area 1 Specific Plan Public Benefits Exhibit D: Operating Memorandum No. 2
Exhibit E: Resolution No. 6230 Exhibit “A” (Summary of Development Impact Fees by Type of Fee)
The following exhibits to this Third Amendment (“New Exhibits”) are hereby added to the Development Agreement. The New Exhibits are incorporated into or else supplement the Development Agreement.

Third Amendment Exhibit New Lettered Exhibit to Development Agreement
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3 Exhibit A: Supplemental Sports Park
Improvements
Exhibit F: Supplemental Sports Park
Improvements
Exhibit B: Sports Park Implementation
Agreement
Exhibit G: Sports Park Implementation
Agreement
Exhibit C: First Amendment to Sports Park
Implementation Agreement
Exhibit H: First Amendment to Sports Park
Implementation Agreement
Exhibit D: Sports Park Phase 1 Punch List Exhibit I: Sports Park Phase 1 Punch List Exhibit E: Operating Memorandum No. 3 Exhibit J: Operating Memorandum No. 3 Exhibit F: Operating Memorandum No. 4 Exhibit H: Operating Memorandum No. 4 Exhibit G: Operating Memorandum No. 5 Exhibit I: Operating Memorandum No. 5 Exhibit H: Operating Memorandum No. 6 Exhibit J: Operating Memorandum No. 6 Exhibit I: Operating Memorandum No. 7 Exhibit K: Operating Memorandum No. 7 Exhibit J: Operating Memorandum No. 8 Exhibit L. Operating Memorandum No. 8 Exhibit K: Form of Offsite Improvement
Agreement
Exhibit M: Form of Offsite Improvement
Agreement
In the event of a conflict between the New Exhibits and the Original Exhibits, the New Exhibits will control.

B. Operating Memoranda Nos. 3-8 attached to this Third Amendment as Exhibits E through J, respectively, are hereby added as addenda to the Development Agreement pursuant to Section 10.1.1 of the Development Agreement.

2. Revisions to Article 2. Article 2 (Description of the Project) of the Development Agreement is amended as follows:

A. Section 2.1 of the Development Agreement is amended in its entirety to state as follows:
“2.1 In General. The term “Project” means the development of the Project site as described in the “Project Approvals” (defined in Section 2.2 below). Without limiting the foregoing, the Project includes up to 2,050 total residential units, approximately 8.3 acres for educational facilities (future elementary school site), and approximately 225.3 acres of park, green space, open space, and agricultural land.”
B. Section 2.2 of the Development Agreement is amended to add the following sentence at the end of the section:
“Project Approvals also mean and include the 2024 amendment to the Amended Specific Plan SP-3 (“SP Amendment No. 4”) and Addendum No. 3 to the East Area One (EAO) EIR, which revises the permitted uses on the Project Site to remove the previously approved 25,000 square feet of light industrial uses, to reduce the land designated for civic/institutional uses from approximately 20.2 acres to approximately 8.3 acres, and to allow an additional 550 residential uses, with potentially up to 300 of the total 2,050 units designated for for-rent multi-family housing.”
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4 3. Revisions to Article 3. Article 3 (Public Benefits) of the Development Agreement is amended as follows:

A. The following new subdivision (b) is hereby added to Section 3.1.1 (Community Parks) of the Development Agreement:
“(b) Additional Santa Paula Creek Sports Park Improvements. In addition to the park improvements specified in Section 3.1.1(a) above (as modified by the Sports Park Implementation Agreement, dated March 17, 2021 and attached hereto as Exhibit B, and the First Amendment thereto, dated January 6, 2023 and attached hereto as Exhibit C) (together, the “Sports Park Implementation Agreement”) which improvements are expected to be completed by Developer and turned over to the City in Spring 2024 (“Sports Park Phase 1”), Developer shall construct the additional improvements set forth in Exhibit A in accordance with improvement plans developed in cooperation with Developer and approved by City (the “Supplemental Sports Park Improvements”). Notwithstanding any contrary provision in the Sports Park Implementation Agreement, as amended, Developer’s costs for constructing the Supplemental Sports Park Improvements shall not exceed a total of Four Million Dollars ($4,000,000), although City may request, and Developer must construct, additional improvements at City’s cost, which shall be paid according to the process and procedures set forth in the Sports Park Implementation Agreement.

Developer shall commence construction of the Supplemental Sports Park Improvements within 120 days following the later to occur of (i) the Effective Date of Amendment No. 3 to the First Amended and Restated Development Agreement (the “Third Amendment”), and (ii) City approval of the improvement plans for the Supplemental Sports Park Improvements.” B. The following new subdivision (c) is hereby added to Section 3.1.1 (Community Parks) of the Development Agreement:
“(c) Santa Paula Creek Sports Park Phase 1 Improvements Acceptance and Excess Costs. Upon completion of the outstanding punch list items on Exhibit I, other than items 2 – 4 concerning inadequate turf and irrigation establishment, and in no event later than March 15, 2024, City agrees to accept the Phase 1 Park Improvements and assume all ownership and maintenance obligations with respect thereto. Notwithstanding the foregoing, Developer shall remain obligated to continue working with the City on establishing the turf areas and any associated turf irrigation system (together, “turf establishment”) to the City’s reasonable satisfaction, at Developer’s expense, up to a maximum additional cost to Developer of Two Hundred Thousand Dollars ($200,000). In the event the costs to ensure turf establishment exceed the foregoing limit and LLCB refuses to otherwise pay for the costs to ensure turf establishment in excess of the $200,000, the parties agree that the City shall be permitted to use the Fiscal Shortfall Deposit to fund the additional costs up to $1,000,000, subject to the requirement that City and Developer cooperate in good faith to pursue all available remedies against the contractor and landscape architect regarding costs for turf establishment. Notwithstanding any contrary provision in the Sports Park 451
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5 Implementation Agreement, and subject to City’s timely acceptance of improvements and assumption of maintenance responsibilities as described in this Section 3.1.1(c) above, Developer also agrees to waive City’s payment of costs incurred by Developer in constructing Phase 1 of the Santa Paula Creek Sports Park, in excess of available City funds, up to a maximum of Eight Hundred Fifty Dollars ($850,000), which amount is in addition to the $200,000 in additional turf establishment costs described above.”
C. The following new subdivision (d) is hereby added to Section 3.1.1 (Community Parks) of the Development Agreement:
“(d) CFD Reimbursement for Developer’s Dedication of Land. City and Developer agree that the fair market value of the approximately 37 acres of land to be dedicated to the City pursuant to Section 3.1.1(a) valuated for park use at the cost specified in the City’s 2016 DIF study, i.e. $300,000/acre (the “Parkland Dedication”) shall be included in the total cost of the Santa Paula Creek Sports Park to be reimbursed to Developer out of the Project CFD bond financing. The parties agree to cooperate in good faith and take such actions as may be reasonably required to amend the Acquisition Agreement for the Project CFD to include reimbursement of the Parkland Dedication, and to take such other and further actions as may be reasonably necessary to effectuate the reimbursements described herein. In the event there are insufficient CFD bond proceeds to fully reimburse Developer for the Parkland Dedication and all other eligible Public Facilities (as defined in the Acquisition Agreement, as may be amended), the City will not be responsible for any unreimbursed amount.”
D. Section 3.2.2 of the Development Agreement is amended in its entirety to state as follows:
“3.2.2 Dedication of Water Rights.
(a) Final Maps Before January 1, 2024. This paragraph governs the dedication of water rights to the City with respect to final maps recorded before January 1, 2024 (“Initial Water Rights Dedication Period”). The City's 2005 Urban Water Management Plan (UWMP) Update used demand rates for estimating future water demand of 132 gallons per day (gpd) per capita, whereas the City's 2005 Potable Water Master Plan used a demand rate of 163 gpd per capita. The Water Supply Assessment (WSA) for the East Area 1 Specific Plan utilized both the 132 and 163 rates provided in the UWMP and the Potable Water Master Plan and concluded that the annual average water demand for the proposed East Area 1 Specific Plan was between approximately 1,174.4 acre-feet per year (AFY) and 1,359.2 AFY. The SPMC defines a project's "Projected Demand For Water" as "including an allowance of 25% for potential future increases in the quantity of water required." Upon recordation of the first final map, Developer must transfer groundwater production equivalent to the Demand Rates set forth in Table 8 of the Water Supply Assessment for the uses encompassed in the tract map, plus 25%. Developer must perform a water use study 452
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6 and monitoring program called for in the WSA one year after the last certificate of occupancy for said tract map to determine the actual per capita use for residential users within the Project. To the extent that the actual per capita residential use exceeds the 132 gpd rate, then Developer must transfer additional water rights to City, if any, in excess of the 25% buffer. To the extent that the actual per capita residential use is less than the transferred water rights, such excess transferred water rights can be applied to satisfy the water demand of the second tract map. The actual per capita residential use rate for the first tract map, or 163 gpd, whichever is less, will be used to calculate the projected water demand for the uses in the second final tract map which, together with the 25% buffer, must be transferred to City before recordation of the second final tract map.

This procedure must be repeated for every final map through buildout of the Project. The total groundwater rights that Developer may be required to transfer to the City during the Initial Water Rights Dedication Period cannot exceed 1,699 AFY (163 gpd per capita residential use, with the 25% buffer). The groundwater rights transferred to City pursuant to this paragraph are subject to Developer’s right to use such water for construction and irrigation purposes as set forth in Section

8.6.1 below.
(b) Final Maps After January 1, 2024. This paragraph governs the dedication of water rights to the City with respect to final maps recorded after January 1, 2024. That certain East Area One Potable Water System Master Plan dated August 2017 (“PWMP”) for the Project was updated in 2023 by that certain Potable Water System Master Amendment dated July 25, 2022 based on actual water usage data for the 316 single-family homes occupied for all of 2022 and is pending approval. The yet-to-be approved PWMP is referred to hereafter as the “Final PWMP”. Upon recordation of the first final map recorded after January 1, 2024, Developer must transfer groundwater production equivalent to the Demand Rates set forth in Table 1 of the Final PWMP for the uses encompassed in that tract map, which includes the additional 25% buffer required under the SPMC. Developer must perform a water use study and monitoring program one year after issuance of the last certificate of occupancy for said tract to determine the actual per capita water use for the residential users within the Project. To the extent that the actual per capita residential use exceeds the 64 gpd rate, then Developer must transfer additional water rights to the City. To the extent that the actual per capita residential use is less than the transferred water rights, such excess transferred water rights can be applied as a credit toward satisfying the water rights transfer required for the second tract map. The actual per capita residential use rate for the first tract map or 64 gpd, whichever is less, will be used to calculate the projected water demand for the for the second final tract map, and the water rights for the second tract map must be transferred to the City prior to recordation of the second final tract map. This procedure must be repeated for each subsequent final map through buildout of the Project. The groundwater rights transferred to City pursuant to this section are subject to Developer’s right to use such water for construction and irrigation purposes as set forth in Section 8.6.1 of the Development Agreement. As of September 1, 2023, Developer has transferred approximately 155.16 AFY to the City pursuant to this Section

3.2.2.”
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7 E. Section 3.3.2 (Traffic Circulation Infrastructure), as previously amended in Amendment No. 2 to the Development Agreement, is further amended to state as follows:
“3.3.2 Traffic Circulation Infrastructure.
(a) 1
st Certificate of Occupancy. Before occupancy of any residences within the Project, Developer must construct sufficient traffic improvements to provide access, as follows:
(i) Telegraph/Hallock. Notwithstanding Mitigation Measure, T-2 set forth in the EAO FEIR, which requires Developer to pay its pro rata share of the costs, Developer must install the traffic signal and reconfigure the intersection of Telegraph Road and Hallock Drive, as described in said Mitigation Measure, before City issues a final certificate of occupancy for the 1st residential dwelling unit in the Project.
(b) 1,000th Certificate of Occupancy. Before the City issues the 1,000 th residential
certificate of occupancy, Developer must provide sufficient access as follows:
(i) SR-126/Hallock. Notwithstanding Mitigation Measure T-1 set forth in the EAO FEIR, which requires Developer to pay its pro rata share of the costs, Developer must widen and reconfigure the intersection of SR-126 and Hallock Drive, as described in said Mitigation Measure, before City issues a final certificate of occupancy for the 1,000th residential dwelling unit in the Project. Should completion of the intersection improvement be delayed for causes beyond Developer’s control (e.g. needed property acquisitions and agency approvals), and the delay causes significant traffic circulation impacts, Developer agrees to make traffic improvements necessary to mitigate those impacts. Such improvements shall be made upon City’s request and at no cost to the City.
(c) Santa Paula Street Bridge Completion. Notwithstanding the timing requirements and thresholds set forth in Section 3.1.1 of this Agreement (as clarified in Operating Memorandum No. 4), the parties have agreed to the following additional requirements for commencement and completion of the Santa Paula Bridge, as required by the Ventura County Fire District (VCFD):
(i) Developer shall commence construction of the Santa Paula Street Bridge within twelve (12) months after receiving all required permits and plan approvals, and subject to the Army Corps of Engineers Section 408 permit restrictions that require all temporary construction work within Santa Paula Creek be completed in the dry season, between the months of May through September.
(ii) Developer shall complete construction of the Santa Paula Street Bridge within twenty-four (24) months of commencing construction. No building permits or certificates of approval shall be issued beyond the 1,261 units approved through Phase II (Foothill Neighborhood) until the Santa Paula Street Bridge is substantially completed and available for emergency access use.
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8 (iii) Prior to commencement of construction of the Santa Paula Street Bridge and prior to issuance of the first building permit in Phase II (Foothill Neighborhood), Developer shall enter into an offsite improvement agreement with City, in substantially the form attached hereto as Exhibit K (“Offsite Improvement Agreement”),. to secure timely completion of the Santa Paula Creek Bridge and shall provide a performance bond in the total estimated construction costs, including estimated future soft costs, in the approximate amount of Eleven Million Dollars ($11,000,000), which security shall be released at the earlier to occur of: (1) completion and acceptance of the Santa Paula Creek Bridge, or (2) City receipt of CFD bond proceeds in the amount of the performance bond, which proceeds shall be paid to Developer upon completion and acquisition of the Santa Paula Creek Bridge pursuant to the terms of the Funding, Construction and Acquisition Agreement – Harvest Community Facilities District No. 1, dated March 1, 2017, as may be amended.
(iv) Developer shall continue to provide emergency secondary access to the Project and shall continue to use its good faith and commercially reasonable efforts to construct an additional emergency access connecting the Project site to E. Telegraph Road using Dike Road and/or Texas Lane, along an alignment approved by the City and VCFD, subject to the parties successfully acquiring all necessary easements, permits and other approvals (the “Dike Road Emergency Access”). Upon completion of Dike Road Emergency Access, Developer shall grant a temporary emergency access easement to VCFD, the City, and if necessary, the Ventura County Watershed Protection District (VCWPD) for the portions of the Dike Road Emergency Access constructed on the Project site.
(v) 12th/Santa Paula. Notwithstanding Mitigation Measure T-3 set forth in the EAO FEIR, which requires Developer to pay its pro rata share of the costs, Developer must install a traffic signal and reconfigure the intersection of 12th Street and Santa Paula Street as described in said Mitigation Measure, before or concurrent with the completion of the new Santa Paula Street Bridge.
(vi) SR-150/10th/Santa Paula. Notwithstanding amended Mitigation Measure T-7 set forth in the EAO FEIR, which requires Developer to pay its pro rata share of the costs, Developer must reconfigure and widen the intersection of Ojai Road (SR-150)/10th Street and Santa Paula Street as described in said Mitigation Measure, before or concurrent with the completion of the new Santa Paula Street Bridge and subject to receipt of Caltrans and other required approvals.
(vii) Palm/Santa Paula. Notwithstanding Mitigation Measure T-10 set forth in the EAO FEIR, which requires Developer to pay all costs, Developer must reconfigure the intersection of Palm Avenue and Santa Paula Street as described in said Mitigation Measure, before or concurrent with the completion of the new Santa Paula Street Bridge. 455
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9 (e) Reimbursement. Developer is entitled to reimbursement for the portion of the costs of the traffic improvements set forth in this section above to the extent that they exceed the Project's pro rata share, as set forth below.
(f) City Assistance. City must cooperate with Developer and exercise its powers to implement the traffic and circulation mitigation measures set forth above and in the SEIR and EAO FEIR.”
F. Section 3.5.4 (Elementary School Site) of the Development Agreement is deleted in its entirety, and the 10.8 acres of land reserved for an elementary school shall be designated for residential or other allowed uses as set forth in Amendment No. 4 to the Specific Plan.

G. Section 3.8 (Wastewater Treatment Contribution) of the Development Agreement is amended in its entirety to state as follows:
“3.8 Wastewater Treatment Contribution. Developer must pay $3,666.67 to City before City issues each certificate of occupancy for the first 1,500 residential dwelling units in the Project, not to exceed a total of $5,500,000.00, which shall be used by City toward the cost of the City’s Water Recycling Facility, which will consequently reduce future user’s rates. .” H. Section 3.9 (Development Impact Fees) of the Development Agreement is hereby revised in its entirety to state as follows:
“3.9 Development Impact Fees.

3.9.1 Development Impact Fees for First 1,500 Residential Units. In accordance with SPMC Chapter 160, Developer must pay City development impact fees for the first 1,500 residential dwelling units in the Project pursuant to Resolution No. 6230 Exhibit A, which is attached hereto as Exhibit E and incorporated herein by reference, subject to the Fee Credits described in this paragraph. Developer is entitled to credit against the City’s Law Enforcement Facilities and Fire Suppression Facilities (DIF East Areas) Fee for all amounts spent on the Public Safety Facility described in paragraph 3.6 of this Agreement. Developer is entitled to credit against the City’s Bridges, Signals and Thoroughfares Fee for all amounts spent on the Santa Paula Street Bridge and other off-site roadway improvements described in Sections 3.3.1 and 3.3.2 of this Agreement. Developer is entitled to credit against the City’s Water Distribution Facilities Fee for all amounts spent on the new, two-million-gallon water tank described in Section

3.2.1 of this Agreement. Developer is entitled to credit against the City’s Storm Drainage Facilities Fee for all amounts spent on the Haun Creek Detention Basin described in Section 3.4 of this Agreement. Developer is entitled to credit against the City’s General Government Facilities Fee, Library Expansion Fee, and Public Meeting Facilities Fee for the Five Million Dollars ($5,000,000) Joint Civic Facility In Lieu Fee described in Section 3.5.2 of this Agreement.

Developer is entitled to credit against the Parkland Facilities Development Fee for all amounts 456
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10 spent on the Santa Paula Creek Sports Park and other park and open space facilities described in Sections 3.1.1 through 3.1.3 of this Agreement. For each of the categories of fee credits described herein, the total credits to the Developer are expected to exceed applicable fees, and therefore, Developer is not required to pay any of the creditable fees described in this Section at the time the City issues building permits or, as applicable, certificates of occupancy. Nevertheless, Developer is informed that this section serves as notice pursuant to Government Code § 66020(d) that the City of Santa Paula is imposing impact fees upon the project in accordance with the Mitigation Fee Act (Government Code § 66000, et seq.) and the SPMC. Developer is informed that it may protest such fees in accordance with Government Code § 66020.

3.9.2 DIF for Residential Units In Excess of Initial 1,500 Units. In recognition of the substantial public improvements constructed and to be constructed by Developer in excess of the City Development Impact Fees referenced in Section 3.9.1 of this Agreement, as well as the specific priorities of the City with respect to public facilities and infrastructure, the parties agree that for all residential dwelling units in the Project in excess of the first 1,500 units, the Developer shall not be subject to the City’s Development Impact Fees set forth in SPMC Chapter 160 (nor shall Developer receive the credits described in Section 3.9.1 for the units subject to this Section

3.9.2), and instead, Developer shall be subject to the following development impact fees and obligations:
(a) Police Facilities. In recognition of Developer’s payment of $4,750,000 and its contribution of approximately 1.5 acres of land for public safety facilities pursuant to Section

3.6 of the Development Agreement, and in light of the City’s priority of funding improvements to the existing police station, the parties agree that Developer shall pay $1,818 per residential dwelling unit prior to issuance of a building permit for each residential dwelling unit in the Project in excess of the first 1,500 units.
(b) Fire Protection Facilities. In recognition of Developer’s payment of $4,750,000 and its contribution of approximately 1.5 acres of land for public safety facilities pursuant to Section 3.6 of the Development Agreement, the parties agree that Developer is exempt from the fee for “Fire Suppression Facilities DIFs East Areas” shown in Exhibit E. (c) General Government Facilities and Equipment. In recognition of Developer’s payment of the $2,500,000 Civic Facility In Lieu Fee pursuant to Section 3.5.2 of this Agreement, and in light of the City’s priority of funding the study, design and engineering for City Hall and Corporate Yard renovations, the parties agree that Developer shall pay $636 per residential dwelling unit prior to issuance of a building permit for each residential dwelling unit in the Project in excess of the first 1,500 units.
(d) Library Facilities. In recognition of Developer’s payment of the $2,500,000 Civic Facility In Lieu Fee pursuant to Section 3.5.2 of the Development Agreement, and in light of the City’s priority of funding new and expanded library facilities, the parties agree that 457
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11 Developer shall pay $2,180 per residential dwelling unit prior to issuance of a building permit for each residential dwelling unit in the Project in excess of the first 1,500 units. (e) Park Facilities. In recognition of Developer’s payment of $6,000,000 and its obligation to contribute approximately 37 acres of land for the Santa Paula Creek Sports Park pursuant to Section 3.1.1 of this Agreement, and its additional obligations under Section 3.1.1(b) set forth above, the parties agree that Developer is exempt from the Parkland Facilities Fee. (f) Traffic and Circulation Improvements. In recognition of Developer’s roadway and other circulation improvement obligations set forth in Section 3.3 of this Agreement, which are anticipated to cost in excess of $24 million, and in light of the City’s priority of funding certain circulation and beautification improvements on Telegraph Road between Hallock Drive and 12th Street, the parties agree that Developer shall pay $2,000 per residential dwelling unit prior to issuance of a building permit for each residential dwelling unit in the Project in excess of the first 1,500 units. Developer shall also pay $1,000 per residential dwelling unit prior to issuance of a building permit for each residential dwelling unit in the Project in excess of the first 1,500 units to fund the extension of an existing bike trial to the Santa Paula Creek Sports Park. (g) Drainage Facilities. In recognition of Developer’s construction of extensive storm drain improvements costing in excess of $5 million, including the Haun Creek Detention Basin described in Section 3.4 of the Development Agreement, the parties agree that Developer is exempt from this fee.
(h) Wastewater Facilities. In recognition of Developer’s payment of $5,500,000 pursuant to Section 3.8 of the Development Agreement, as well as Developer’s obligation to construct extensive off-site improvements to public sewer facilities, the parties agree that Developer will pay the $780 per unit sewer collection fee in Exhibit E prior to issuance of a certificate of occupancy for each residential dwelling unit in the Project in excess of the first 1,500 units. In addition to the foregoing sewer collection fee, Developer will pay a $4,127.34 per unit wastewater facilities fee based on the City’s 2016 Fee Study prior to issuance of a building permit for each residential dwelling unit in the Project in excess of the first 1,500 units but not to exceed the 1,750th unit. The 1751
st through 2050th unit will be exempt from wastewater facilities fees. (i) Water Facilities. In recognition of Developer’s construction of extensive public water facilities estimated to cost in excess of $24 million, including the water tanks and related improvements described in Section 3.2.1 of the Development Agreement, the parties agree that Developer is exempt from this fee.
(j) Payment of DIF Prior to Certificate of Occupancy. For all residential dwelling units in the Project in excess of the first 1,500 units, Developer will pay development impact fees before issuance of a certificate of occupancy unless specified otherwise in this Agreement for a particular fee.”
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12 4. Revisions to Article 8. Article 8 (Other Commitments of City and Developer) of the Development Agreement is amended as follows:

A. Section 8.6.6 of the Development Agreement is amended in its entirety to state as follows:
“8.6.6 Growth Management Allocations. To the extent applicable during the term of this Agreement, City agrees to approve a Growth Management Allocation of 2,050 residential dwelling units for the Specific Plan in accordance with SPMC Chapter 16.106.” B. Section 8.7.1 (Public Benefit Housing) of the Development Agreement, as amended by Amendment No. 2 to the Development Agreement, is further amended to add a new Section 8.7.1(f), as follows:
“(f) Additional Funding for the Down Payment Assistance Fund. Developer shall provide additional funding for the Down Payment Assistance Fund by paying a per unit fee of $500 prior to the issuance of a certificate of occupancy for each residential dwelling unit in the Project in excess of the first 1,500 units.”
C. Section 8.7.2 (Inclusionary Housing) of the Development Agreement is amended in its entirety to state as follows:
“8.7.2 Inclusionary Housing. In lieu of providing very-low-, low-, and moderate-income housing within the Project, Developer will make the following contributions to the City’s Affordable Housing Trust Fund, which must be used by the City for constructing affordable housing. For the first 1,500 residential dwelling units within the Project, Developer shall contribute a total of $6,500,000 to the City’s Affordable Housing Trust Fund, which will be paid at a per unit rate of no less than $4,642.86 upon issuance of a certificate of occupancy for each market-rate residential unit. For the additional 550 residential dwelling units described in Section

2.2, Developer shall meet or exceed its obligation to construct or fund affordable housing units under the City’s Inclusionary Housing Ordinance by providing the gap financing identified by the City as necessary for the successful development of the affordable multi-family rental housing project in the City proposed by Red Tail Multifamily Land Development, LLC, consisting of 36 very-low income units, 130 low-income units, and 132 market-rate units to be located at 18004 East Telegraph Road (APN: 107-0-042-015) (“Red Tail Project”). Specifically, Developer shall contribute a total of $5,500,000 to the City’s Affordable Housing Trust Fund, which shall be paid no later than 30 days before City enters a loan or equivalent instrument to fund the Red Tail Project (the “Red Tail Payment Trigger”). Should the Red Tail Payment Trigger not occur for any reason, in lieu of making the $5,500,000 payment specified above, Developer will (i) contribute a total of $5,500,000 plus an annual increase of $400,000 per year commencing on January 1, 2025, up to a maximum payment of $8,250,000 to the City’s Affordable Housing Trust Fund to be used for alternative offsite rental housing development of at least 50 very-low and low-income units, as determined by City (a “Replacement Project Contribution”), or if no Replacement Project 459
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13 Contribution has been made prior to issuance of the 1,501st certificate of occupancy, (ii) pay an in lieu fee to the City’s Affordable Housing Trust Fund of $15,000 per unit prior to issuance of each certificate of occupancy. City agrees to reasonably cooperate in providing documentation at Developer’s request to ensure appropriate treatment of this contribution for tax purposes, at no risk or cost to the City.”

5. Cooperation; Further Acts. Each party agrees to provide reasonable assistance to the other and cooperate to carry out the intent and fulfill the provisions of this Third Amendment.

Each of the parties shall promptly execute and deliver all documents and perform all acts as necessary to carry out the matters contemplated by this Third Amendment.

6. Integration. This Third Amendment reflects the complete understanding of the parties with respect to the subject matter hereof. To the extent this Third Amendment conflicts with the Development Agreement, or any operating memorandum thereto, this Third Amendment supersedes the Development Agreement, the prior amendments thereto, and all operating memoranda. In all other respects, the parties hereto re-affirm and ratify all other provisions of the Development Agreement. From and after the Effective Date of this Third Amendment, whenever the term “Agreement” appears in the Development Agreement, it shall mean the Development Agreement as amended by the First Amendment, the Second Amendment, and this Third Amendment. This Third Amendment shall be recorded against the Project Site following its full execution.

7. Effective Date. The effective date of this Third Amendment shall be the later to occur of: (i) the effective date of the City ordinance adopted to authorize approval and execution of this Third Amendment, and (ii) the City’s approval of SP Amendment No. 3.

8. Counterparts. This Third Amendment may be executed in counterparts, each of which shall be deemed an original, and all such counterparts, when taken together, shall constitute one agreement.

9. Authority. The person or persons executing this Agreement on behalf of the CITY and DEVELOPER warrant and represent that they have the authority to execute this Agreement and the authority to bind the CITY and DEVELOPER, as applicable, to the performance of their respective obligations hereunder.
[SIGNATURES ON FOLLOWING PAGE]
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14 SIGNATURE PAGE
TO

THIRD AMENDMENT
TO

DEVELOPMENT AGREEMENT
IN WITNESS WHEREOF, the City and the Developer have signed this Third Amendment, by and through the signatures of their authorized representatives as of the dates indicated below.

CITY OF SANTA PAULA,
a California municipal corporation
By:____________________________
Dan Singer
City Manager
Date: ___________________________
ATTEST:

Julie Latshaw
City Clerk
Date: ___________________________
APPROVED AS TO FORM:

Monica Castillo
City Attorney
Date: ___________________________

LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC,
a Delaware Limited Liability Company
By:_____________________________________
Limoneira Authorized Agent
Date: ___________________________
By:_____________________________________
Lewis Authorized Agent
Date: ___________________________
461

EXHIBIT A
Supplemental Sports Park Improvements
462
Sports Park ‐ City of Santa Paula
Estimated Park Contribution Uses
Estimated
Budget
Phase I $2,750,000.00
Overhead Lighting
Tennis Courts 2 (Fence/Gate/Eqp)
Pickle Bal Court 4 (Stripping/Eqp)
Restroom/Concession #2
Baseball Outfield Fence
Phase II $1,250,000.00
Irrigation
Turf and/or Ground Cover
Walking Track/BBQ/Lighting
Community Gathering Space Areas
Total Budget $4,000,000.00
Note ‐ Actual costs will depend on specfications and timing of purchasing of specific approved improvements.
1/16/24 463

EXHIBIT B
Sports Park Implementation Agreement
464

SPORTS PARK IMPLEMENTATION AGREEMENT
This Sports Park Implementation Agreement (the "Agreement") by and between the City of Santa Paula, a municipal corporation ("City"), and Limoneira Lewis Community Builders, LLC, a Delaware limited liability company ("Developer"), is made and entered into as of IV\ tvo,h , 2021. (City and Developer are from time to time referred to in this Agreement as a "party" and collectively as the "parties.")

RECITALS
A. City and Limoneira Company ("Limoneira") entered into the First Amended and Restated Development Agreement as of February 26, 2015 (the "Development Agreement") and Developer and City entered into Amendment No. 1 to the Development Agreement as of March 18, 2020 ("Amendment No. 1") relating to the development of the "Project Site" as defined in the Development Agreement. Developer took an assignment of the Development Agreement from Limoneira in 2015.

B. In furtherance of the development of the Project Site and at the request of Developer, the City established its Community Facilities District No. 1 ("CFD No. 1") and designated three improvement areas of CFD No. 1 (each, an "Improvement Area"). Within each Improvement Area, special taxes have been authorized to be levied, and bonds secured by such special taxes have been authorized to be issued, to finance, among other things, various City improvements to be constructed by, or on behalf of, the Developer (the "Acquisition Improvements").

C. In conjunction with the formation of CFD No. 1, City and Developer entered into a Funding, Construction and Acquisition Agreement dated March 1, 2017 (the "Acquisition Agreement"). The Acquisition Agreement sets forth the requirements for the bidding, contracting and City inspection of the Acquisition Improvements.

D. Section 3.1.1(a) of the Development Agreement requires Developer to construct the Santa Paula Creek Sports Park in phases within 5 years after the Development Agreement became effective, or before City issues a final certificate of occupancy for the 750th residential dwelling unit within the Project, whichever comes first. Pursuant to Amendment No. 1, City extended the date for construction of the first approximately 23-acre phase of the Santa Paula Creek Sports Park to February 26, 2022 or the issuance of such 750th final certificate of occupancy (the "Park Condition"). The Santa Paula Creek Sports Park is one of the Acquisition Improvements.

E. Amendment No. 1 limits the amount of costs Developer is required to incur with respect to the Santa Paula Creek Sports Park to $6,000,000 (the "Developer's Cap"). The Developer's Cap is subject to adjustment with each Annual Review.

F. Amendment No. 1 permits City to contribute funding towards the costs of the Santa Paula Creek Sports Park in excess of the Developer's Cap.

G. City has approved plans for the Santa Paula Creek Sports Park as described in (the "Park Plans") and as depicted in Exhibit A attached hereto. It is expected the total cost of the Santa Paula Creek Sports Park, including, without limitation, all design, #201538 vl 9088.35

SPORTS PARK IMPLEMENTATION AGREEMENT
This Sports Park Implementation Agreement (the "Agreement") by and between the City of Santa Paula, a municipal corporation ("City"), and Limoneira Lewis Community Builders, LLC, a Delaware limited liability company ("Developer"), is made and entered into as of tA(Awn ‘1 , 2021. (City and Developer are from time to time referred to in this Agreement as a "party" and collectively as the "parties.")

RECITALS
A. City and Limoneira Company ("Limoneira") entered into the First Amended and Restated Development Agreement as of February 26, 2015 (the "Development Agreement") and Developer and City entered into Amendment No. 1 to the Development Agreement as of March 18, 2020 ("Amendment No. 1") relating to the development of the "Project Site" as defined in the Development Agreement. Developer took an assignment of the Development Agreement from Limoneira in 2015.

B. In furtherance of the development of the Project Site and at the request of Developer, the City established its Community Facilities District No. 1 ("CFD No. 1") and designated three improvement areas ofCFD No. 1 (each, an "Improvement Area"). Within each Improvement Area, special taxes have been authorized to be levied, and bonds secured by such special taxes have been authorized to be issued, to finance, among other things, various City improvements to be constructed by, or on behalf of, the Developer (the "Acquisition Improvements").

C. In conjunction with the formation of CFD No. 1, City and Developer entered into a Funding, Construction and Acquisition Agreement dated March 1, 2017 (the "Acquisition Agreement"). The Acquisition Agreement sets forth the requirements for the bidding, contracting and City inspection ofthe Acquisition hnprovements.

D. Section 3.1.1(a) of the Development Agreement requires Developer to construct the Santa Paula Creek Sports Park in phases within 5 years after the Development Agreement became effective, or before City issues a final certificate of occupancy for the 750th residential dwelling unit within the Project, whichever comes first. Pursuant to Amendment No. 1, City extended the date for construction of the first approximately 23 -acre phase of the Santa Paula Creek Sports Park to February 26, 2022 or the issuance ofsuch 750t1 final certificate of occupancy (the "Park Condition"). The Santa Paula Creek Sports Park is one of the Acquisition Improvements.

E. Amendment No. 1 limits the amount of costs Developer is required to incur with respect to the Santa Paula Creek Sports Park to $6,000,000 (the "Developer's Cap"). The Developer's Cap is subject to adjustment with each Annual Review.

F. Amendment No. 1 permits City to contribute funding towards the costs ofthe Santa Paula Creek Sports Park in excess ofthe Developer's Cap.

G. City has approved plans for the Santa Paula Creek Sports Park as described in (the "Park Plans") and as depicted in Exhibit A attached hereto. It is expected the total cost of the Santa Paula Creek Sports Park, including, without limitation, all design, #201538 vi 9088.35
465
engineering, plan check, construction and inspection costs, will exceed the Developer's Cap. The purpose of this Agreement is to provide for the funding of the costs of the Santa Paula Creek Sports Park in excess of the Developer's Cap.

H. Capitalized terms used in this Agreement that are not otherwise defined shall have the meaning ascribed to them in the Development Agreement.

AGREEMENT

1. Bidding and Construction of Santa Paula Creek Sports Park. Within thirty (30) days following execution of this Agreement by all parties, Developer shall proceed to solicit bids and enter into contracts for the construction of the first phase of the Santa Paula Creek Sports Park in accordance with the Park Plans and pursuant to the procedures set forth in the Acquisition Agreement. Provided the total amount of the lowest responsive bids to be accepted for construction of the Santa Paula Creek Sports Park are equal to or less than $[Developer's Cap plus $5,000,000], Developer shall proceed diligently to execute the associated construction contracts and commence and diligently prosecute completion of construction. If the amount of lowest, responsive bids exceeds $[Developer's Cap plus $5,000,000], City shall either agree to reductions in the scope of the construction in order to reduce the cost below such amount or the parties shall amend this Agreement in order to specify additional sources of City funding of the excess costs.

2. Funding of Santa Paula Creek Sports Park. As of December 31, 2020, Developer had incurred costs of $409,932 with respect to the design, engineering, preparation of the Park Plans and other costs for the Santa Paula Creek Sports Park. Developer shall be responsible for such costs plus the first $[Developer's Cap minus $409,932] of additional costs incurred for the construction of the Santa Paula Creek Sports Park, which combined amount equals the Developer's Cap. The remaining costs shall be funded as set forth below in this Section 2. a. Within ninety (90) days following the execution of this Agreement, City shall provide written notice to Developer either (i) that City intends to provide funding for the next $2,500,000 in costs ("City Funding Election") or (ii) that City wishes Developer to advance that amount ("Developer Advance"). Pursuant to the City Funding Election, once the Developer has incurred costs for the Santa Paula Creek Sports Park in the amount of the Developer's Cap, Developer shall begin to provide City with monthly invoices for the amounts incurred in the previous month, which invoices shall be paid by City to Developer within 30 days of receipt. If the City elects for the Developer to make a Developer Advance, the amount advanced by the Developer in excess of the Developer's Cap, not to exceed $2,500,000, shall be deemed to satisfy an equal amount of the first $2,500,000 payment of the Joint Civic Facility in Lieu Fee required by Section 3.5.2 of the Development Agreement. The actual amounts paid by Developer pursuant to the Developer Advance shall accrue interest at the rate of 5% annualized from the date of payment until the date the City issues the 500th Certificate of Occupancy within the Project. b. Within 180 days following the execution of this Agreement, City shall provide written notice to Developer if it wishes to make the City Funding Election or require a Developer Advance for up to the next $2,500,000 in costs of constructing the Santa Paula Creek Sports Park in excess of $[Developer's Cap plus $2,500,000]. In each case, the election selected by City shall be handled in the same manner described above with respect to the first $2,500,000 except that the Developer Advance shall be deemed to satisfy an equal amount of the second $2,500,000 payment #201538 vl 9088.35 2
engineering, plan check, construction and inspection costs, will exceed the Developer's Cap. The purpose ofthis Agreement is to provide for the funding ofthe costs ofthe Santa Paula Creek Sports Park in excess ofthe Developer's Cap.

H. Capitalized terms used in this Agreement that are not otherwise defined shall have the meaning ascribed to them in the Development Agreement.

AGREEMENT

1. Bidding and Construction of Santa Paula Creek Sports Park. Within thirty (30) days following execution of this Agreement by all parties, Developer shall proceed to solicit bids and enter into contracts for the construction ofthe first phase ofthe Santa Paula Creek Sports Park in accordance with the Park Plans and pursuant to the procedures set forth in the Acquisition Agreement. Provided the total amount of the lowest responsive bids to be accepted for construction ofthe Santa Paula Creek Sports Park are equal to or less than $[Developer's Capplus $5,000,000], Developer shall proceed diligently to execute the associated construction contracts and commence and diligently prosecute completion of construction. If the amount of lowest, responsive bids exceeds $[Developer's Cap plus $5,000,000], City shall either agree to reductions in the scope ofthe construction in order to reduce the cost below such amount or the parties shall amend this Agreement in order to specify additional sources of City funding ofthe excess costs.

2. Funding of Santa Paula Creek Sports Park. As of December 31, 2020, Developer had incurred costs of $409,932 with respect to the design, engineering, preparation of the Park Plans and other costs for the Santa Paula Creek Sports Park. Developer shall be responsible for such costs plus the first $[Developer's Cap minus $409,932] of additional costs incurred for the construction ofthe Santa Paula Creek Sports Park, which combined amount equals the Developer's Cap. The remaining costs shall be funded as set forth below in this Section 2. a. Within ninety (90) days following the execution of this Agreement, City shall provide written notice to Developer either (i) that City intends to provide funding for the next $2,500,000 in costs ("City Funding Election") or (ii) that City wishes Developer to advance that amount ("Developer Advance"). Pursuant to the City Funding Election, once the Developer has incurred costs for the Santa Paula Creek Sports Park in the amount of the Developer's Cap, Developer shall begin to provide City with monthly invoices for the amounts incurred in the previous month, which invoices shall be paid by City to Developer within 30 days ofreceipt. If the City elects for the Developer to make a Developer Advance, the amount advanced by the Developer in excess ofthe Developer's Cap, not to exceed $2,500,000, shall be deemed to satisfy an equal amount ofthe first $2,500,000 payment of the Joint Civic Facility in Lieu Fee required by Section 3.5.2 ofthe Development Agreement. The actual amounts paid by Developer pursuant to the Developer Advance shall accrue interest at the rate of 5% annualized from the date of payment until the date the City issues the 500th Certificate of Occupancy within the Project. b. Within 180 days following the execution of this Agreement, City shall provide written notice to Developer ifit wishes to make the City Funding Election or require a Developer Advance for up to the next $2,500,000 in costs of constructing the Santa Paula Creek Sports Park in excess of $[Developer's Cap plus $2,500,000]. In each case, the election selected by City shall be handled in the same manner described above with respect to the first $2,500,000 except that the Developer Advance shall be deemed to satisfy an equal amount ofthe second $2,500,000 payment #201538 vi 9088.35 2
466
of the Joint Civic Facility In Lieu Fee and shall accrue interest at 5% annualized until the date the City issues the 1,000th Certificate of Occupancy within the Project. The City shall pay Developer the full amount of accrued interest on the first Developer Advance within 30 days following issuance of the 500th Certificate of Occupancy and on the second Developer Advance within 30 days following issuance of the 1,00O11Certificate of Occupancy. In each such case, Developer shall provide City a written accounting of the date and amount of each payment made pursuant to a Developer Advance and proof of payment.

3. Satisfaction of Park Condition. The Park Condition shall be deemed satisfied when Developer has expended an amount equal to the Developer's Cap on costs of the Santa Paula Creek Sports Park.

4. Acquisition of Santa Paula Creek Sports Park. Upon completion of the Santa Paula Creek Sports Park, Developer may submit the required documentation to the City and CFD No. 1 for acquisition of the Santa Paula Creek Sports Park with the proceeds of special taxes and bonds of one or more of the Improvement Areas. The acquisition price to be paid for the Santa Paula Creek Sports Park shall equal only the amount of costs paid by Developer, including amounts paid pursuant to the Developer Advance(s), and shall not include funds advanced by City pursuant to the City Funding Election(s) or interest accrued on Developer Advances.

5. Assignment. Developer may assign this Agreement or any right or duty hereunder without the express written approval of the City; provided, however, Developer shall not be released of a duty unless the assignee expressly assumes such duty. Developer shall provide written notice to the City of any such assignment.

6. Prompt Action. All consents, approvals and determinations required of either the City or Developer pursuant to this Agreement shall be promptly given or made, and shall not be unreasonably withheld.

7. General. This Agreement, together with the agreements and other undertakings described herein, contains the entire agreement between the parties with respect to the matters herein provided for, and may be amended by subsequent written agreement signed on behalf of both parties. This Agreement is for the exclusive benefit of Developer and the City and shall not be construed to confer any rights or benefits upon any persons other than the City and Developer.

This Agreement shall, however, inure to the benefit of and be binding upon the successors and assigns of the parties. This Agreement shall be construed and governed by the Constitution and laws of the State of California. Should either party to this Agreement commence a court action or proceeding against the other party with respect to this Agreement, the party prevailing in such action or proceeding shall be entitled to receive from the losing party its attorneys' fees, expert witness fees, court costs, and other costs incurred by it in prosecuting or defending such action or proceeding. Any action arising out of this Agreement shall be brought in Ventura County, California, regardless of where else venue may lie. The captions of the sections of this Agreement are provided for convenience temporarily, and shall not have any bearing on the interpretation of any section hereof. This Agreement may be executed in several counterparts, each of which shall be an original of the same Agreement. If any of the provisions contained in this Agreement are for any reason held invalid or unenforceable, such holding shall not affect the remaining provisions or the validity and enforceability of the Agreement as a whole. #201538 vl 9088.35 3
ofthe Joint Civic Facility In Lieu Fee and shall accrue interest at 5% annualized until the date the City issues the 1,000th Certificate of Occupancy within the Project. The City shall pay Developer the full amount of accrued interest on the first Developer Advance within 30 days following issuance of the 500t1i Certificate of Occupancy and on the second Developer Advance within 30 days following issuance ofthe 1,000 Certificate of Occupancy. In each such case, Developer shall provide City a written accounting of the date and amount of each payment made pursuant to a Developer Advance and proof ofpayment.

3. Satisfaction of Park Condition. The Park Condition shall be deemed satisfied when Developer has expended an amount equal to the Developer's Cap on costs ofthe Santa Paula Creek Sports Park.

4. Acquisition of Santa Paula Creek Sports Park. Upon completion ofthe Santa Paula Creek Sports Park, Developer may submit the required documentation to the City and CFD No. 1 for acquisition of the Santa Paula Creek Sports Park with the proceeds ofspecial taxes and bonds of one or more of the Improvement Areas. The acquisition price to be paid for the Santa Paula Creek Sports Park shall equal only the amount of costs paid by Developer, including amounts paid pursuant to the Developer Advance(s), and shall not include funds advanced by City pursuant to the City Funding Election(s) or interest accrued on Developer Advances.

5. Assignment. Developer may assign this Agreement or any right or duty hereunder without the express written approval of the City; provided, however, Developer shall not be released of a duty unless the assignee expressly assumes such duty. Developer shall provide written notice to the City of any such assignment.

6. Prompt Action. All consents, approvals and determinations required of either the City or Developer pursuant to this Agreement shall be promptly given or made, and shall not be unreasonably withheld.

7. General. This Agreement, together with the agreements and other undertakings described herein, contains the entire agreement between the parties with respect to the matters herein provided for, and may be amended by subsequent written agreement signed on behalf of both parties. This Agreement is for the exclusive benefit of Developer and the City and shall not be construed to confer any rights or benefits upon any persons other than the City and Developer.

This Agreement shall, however, inure to the benefit of and be binding upon the successors and assigns ofthe parties. This Agreement shall be construed and governed by the Constitution and laws ofthe State of California. Should either party to this Agreement commence a court action or proceeding against the other party with respect to this Agreement, the party prevailing in such action or proceeding shall be entitled to receive fi-om the losing party its attorneys' fees, expert witness fees, court costs, and other costs incurred by it in prosecuting or defending such action or proceeding. Any action arising out of this Agreement shall be brought in Ventura County, California, regardless ofwhere else venue may lie. The captions ofthe sections ofthis Agreement are provided for convenience temporarily, and shall not have any bearing on the interpretation of any section hereof. This Agreement may be executed in several counterparts, each of which shall be an original of the same Agreement. If any of the provisions contained in this Agreement are for any reason held invalid or unenforceable, such holding shall not affect the remaining provisions or the validity and enforceability ofthe Agreement as a whole. #201538v1 9088.35 3
467
IN WITNESS WHEREOF, the City of Santa Paula, a municipal corporation, has authorized the execution of this Agreement by its City Manager and attested to by its City Clerk under the authority of Resolution No. adopted by the City Council of Santa Paula on the fl day of VI aval , 2021.

CITY:

CITY OF SANTA PAULA,
a municipal corporation
By:

ATTEST:

By:

City Clerk
OWNER:

LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC,
a Delaware limited liability company
By:

Its: Authorized Agent
#201538 vl 9088.35 4
IN WITNESS WHEREOF, the City of Santa Paula, a municipal corporation, has authorized the execution ofthis Agreement by its City Manager and attested to by its City Clerk under the authority of Resolution No. adopted by the City Council of Santa Paula on the nin day of VI aylAel ,2021.

CITY: OWNER:

CITY OF SANTA PAULA,
a municipal corporation
By:

ATTEST:

By:

City Clerk

LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC,
a Delaware limited liability company
By:

Its: Authorized Agent
#201538 vi 9088.35 4
468

EXHIBIT C
First Amendment to Sports Park Implementation Agreement 469
65283.00302\40891560.11

FIRST AMENDMENT TO

SPORTS PARK IMPLEMENTATION AGREEMENT
This First Amendment to Sports Park Implementation Agreement (the “First Amendment”) by and between the City of Santa Paula, a municipal corporation (“City”), and Limoneira Lewis Community Builders, LLC, a Delaware limited liability company (“Developer”), is made and entered into as of January 6, 2023. (City and Developer are from time to time referred to in this Agreement as a “party” and collectively as the “parties.”)

RECITALS
A. City and Limoneira Company (“Limoneira”) entered into the First Amended and Restated Development Agreement as of February 26, 2015 (the “Development Agreement”) and Developer and City entered into Amendment No. 1 to the Development Agreement as of March 18, 2020 (“Amendment No. 1”) relating to the development of the “Project Site” as defined in the Development Agreement. Developer took an assignment of the Development Agreement from Limoneira in 2015.

B. Section 3.1.1(a) of the Development Agreement requires Developer to construct the Santa Paula Creek Sports Park (the “Sports Park”) in phases within 5 years after the Development Agreement became effective, or before City issues a final certificate of occupancy for the 750th residential dwelling unit within the Project, whichever comes first. Pursuant to Amendment No. 1, City extended the date for construction of the first approximately 23-acre phase of the Santa Paula Creek Sports Park (“Phase 1”) to February 26, 2022 or the issuance of such 750th final certificate of occupancy.

C. Section 3.5.2 of the Development Agreement requires the Developer pay to City a fee in lieu of dedicating land and constructing a Civic facility within the Project (as those terms are defined in the Development Agreement) in the amount of Five Million Dollars ($5,000.000) (the “Joint Civic Facility In Lieu Fee”) as follows: Two Million Five Hundred Thousand ($2,500,000) before the City issues the 500th certificate of occupancy, and Two Million Five Hundred Thousand ($2,500,000) before the City issues the 1000th certificate of occupancy.

D. Pursuant to 10.1.1 (Operating Memorandum) of the Development Agreement, the parties entered that certain Operating Memorandum No. 5, dated May 7, 2018, to clarify and confirm that the Joint Civic Facility In Lieu Fee may be used to construct civic facilities within the Sports Park.

E. Section 3.1.1 of the Development Agreement limits the amount of costs Developer is required to incur with respect to the Santa Paula Creek Sports Park to $6,000,000 (the “Developer’s Cap”).

F. The City is permitted to contribute funding towards the costs of the Santa Paula Creek Sports Park in excess of the Developer’s Cap. The Developer’s Cap is subject to an Annual Adjustment with each Annual Review as set forth in Section 3.10 of the Development Agreement.

The Annual Adjustment is calculated by any increase in the Consumer Price Index starting from March 2015 and ending March of the year preceding the City’s fiscal year that work is to be 470
65283.00302\40891560.11
#201538 v1 9088.35 2
constructed. The parties agree that the cumulative Annual Adjustments are equal to $1,339,350, as set forth in the schedule attached as Exhibit A. The sum of the Developer’s Cap plus the Annual Adjustments equals $7,339,350 (the “Adjusted Developer’s Cap”).

G. To facilitate financing construction of Phase I of the Sports Park, the parties entered into the Sports Park Implementation Agreement as of March 17, 2021 so that the City could receive an advance of, or borrow from itself funds equal to, the yet-to-be-due Joint Civic Facility In Lieu Fee as needed to complete Phase 1 (the “Sports Park Agreement”).

H. As of December 31, 2020, Developer had incurred $422,643 in costs with respect to the Sports Park. The Parties agree that the Developer’s total financial obligation toward building the Sports Park (and satisfying its obligations with respect to the Joint Civic Facility In Lieu Fee), is the sum of the Joint Civic Facility In Lieu Fee of $5,000,000 and the Adjusted Developer’s Cap of $7,339,350, totaling $12,339,350.

I. In accordance with the Development Agreement, the first payment of $2,500,000 Joint Civic Facility In Lieu Fee was due to the City on or about July 25, 2022 when the City issued the 500th certificate of occupancy, and the second payment of $2,500,000 is due when the City issues the 1,000th certificate of occupancy, which is currently anticipated to occur in 2026.

J. As of January 4, 2023, Developer had incurred known costs to date totaling $10,012,174.02 out of the contracted commitments totaling $12,034,579, with estimated future change orders totaling $257,000, for a total estimated cost of $12,291,579 to complete Phase 1 of the Sports Park. The known costs incurred through January 4, 2023 of $10,012,174.02 consist of $8,486,130 paid to date by Developer plus the following two outstanding pay requests that have been approved by Developer and the City: (i) pay request No. 10 from Environmental Construction, Inc. (“ECI”) for October 2022, in the amount of $775,057.45, which is currently outstanding and owing to ECI (“Pay Request No. 10”); and (ii) pay request No. 11 from ECI for November 2022, in the amount of $750,986.57 (“Pay Request No. 11”) (collectively, the “Outstanding Pay Requests”). The known costs incurred through January 4, 2023 of $10,012,174.02 exceed the Adjusted Developer Cap by $2,672,824.02 (the “Excess Payment Due Developer”).

K. City Council approved a change order to add $175,000 in City funds for completion of Phase 1 of the Sports Park, which increases the available funding to $12,514,350 ($12,339,350 + $175,000).

L. The purpose of this First Amendment is to confirm amounts owed between the parties, provide for the payment of Pay Request No. 10, provide for the funding of all remaining costs to complete Phase 1 of the Sports Park, and to formalize the Sports Park acceptance and turnover to the City.

M. Capitalized terms used in this First Amendment that are not otherwise defined shall have the meaning ascribed to them in the Sports Pak Agreement or the Development Agreement, as applicable.
471
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#201538 v1 9088.35 3

AGREEMENT

1. Payment of First Joint Civic Facility In Lieu Fee. Consistent with the Development Agreement and upon execution of this First Amendment, Developer shall pay to the City the first half of the Joint Civic Facility In Lieu Fee in the amount of $2,500,000 which came due on or about July 25, 2022 when the 500th certificate of occupancy was issued. City agrees said payment shall be used to pay the Excess Payment Due Developer of $2,672,824.02 and future pay requests as they are submitted to and approved by the City.

2. Payment of Outstanding Pay Requests. Concurrent with execution of this First Amendment and receipt of Developer’s $2,500,000 payment described in paragraph 1 above, City shall pay to Developer an amount equal to the Excess Payment Due Developer (which includes the amounts necessary for Developer to pay the City-approved Outstanding Pay Requests for Pay Request No. 10 ($775,057.45) and Pay Request No. 11 ($750,986.57), which Developer shall use to promptly pay ECI for the Outstanding Pay Requests. The total amount to be paid by City to Developer pursuant to this provision is $2,672,824.02.

3. Payment of Future Pay Requests. Developer shall continue to promptly provide City with copies of each pay request received, and within 10 business days of receipt thereof, City shall pay Developer an amount equal to that pay request, which Developer shall use to promptly pay the outstanding pay request. By way of example only, Developer expects to receive the December 2022 pay request on or about January 20, 2023, and will submit same to City after reviewing and approving the pay request. Within 10 business days of receipt of that pay request, City shall pay Developer the amount of the pay request, and Developer will use said funds to pay the December 2022 pay request.

If the City fails to timely pay Developer for any of the remaining pay requests, Developer shall have the right to pay the pay request. Any such payments by Developer shall be considered a Developer Advance which City agrees to repay to Developer. All actual amounts paid by Developer pursuant to any Developer Advance shall accrue interest at the rate of 7.5% annualized from the date of payment until the date the City repays the Developer Advance. The repayment amount shall equal the Developer Advance plus interest that accrued up to the date of repayment.

Developer shall provide City a written accounting of the date and amount of each payment made pursuant to a Developer Advance and proof of payment, as well as any repayments made by the City.

4. Satisfaction of Park Condition. City agrees that upon execution of this agreement and payment of the Excess Payment Due Developer to Developer, and payment of Joint Civic Facility In Lieu Fee to City, pursuant to the terms and conditions set forth in this First Amendment, the Park Condition shall be deemed fully satisfied. Notwithstanding satisfaction of the Park Condition, Developer agrees it will cause ECI to complete the remainder of Phase 1 by processing pay requests with the City pursuant to paragraph 3, with all costs in excess of the Adjusted Developer’s Cap to be paid by the City.

5. Sports Park City Acceptance and Turnover. Upon completion of Sports Park Phase 1 improvements in accordance with City approved plans and permits, Developer shall provide a notice of completion to the City. Upon receipt of the notice of completion from the Developer, the City shall have 30 calendar days to inspect and provide a list of items to complete (“Punch 472
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#201538 v1 9088.35 4
List”) by the Developer. Upon Developer completion of Punch List items, City shall have 30 calendar days to approve or disapprove completion of Punch List items, and shall not add additional conditions or requirements unless required by law or any existing agreement between the parties. Upon the City’s request, Developer may approve extensions to City’s deadlines in this Section, which approval shall not be unreasonable withheld. All requests and approvals must be in writing. Within 30 calendar days of City approval of the Punch List, a) the contractors 90-day maintenance period shall begin, and b) the Sports Park Phase I shall be scheduled for City Council to approve and accept turnover of Sports Park Phase I.

6. Authority. Each individual executing this Amendment on behalf of an entity hereby represents and warrants to the other party or parties to this Amendment that (i) such individual has been duly and validly authorized to execute and deliver this Amendment on behalf of such entity; and (ii) this Amendment is and will be duly authorized, executed and delivered by such entity.

7. Miscellaneous. Except to the extent expressly modified by this Amendment, the Sports Park Agreement is ratified and remains in full force and effect. To the extent of any inconsistency between this Amendment and the Sports Park Agreement, the recitals, terms and conditions of this Amendment shall control. This Amendment may be executed in multiple counterparts, all of which, taken together, shall constitute one document. This Amendment shall be deemed effective against a party upon receipt by the other party (or its counsel) of a signed counterpart executed electronically or delivered by e-mail (in PDF).

IN WITNESS WHEREOF, the authorized representatives of the parties have executed this First Amendment effective as of the first date written above.

CITY:

CITY OF SANTA PAULA,
a municipal corporation
By: _________
Dan Singer, City Manager
OWNER:

LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC,
a Delaware limited liability company
By:

Its:

ATTEST:

By: _________
Julie Latshaw, City Clerk
APPROVED AS TO FORM:

By: ___________
Monica Castillo, Interim City Attorney
Authorized Agent
473
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#201538 v1 9088.35 5
Exhibit A
Sports Park CPI Annual Cost Escalation
474
Sports Park
CPI Annual Cost Escalation
City Fiscal Sports Park Fiscal Year CPI CPI Revised
Year Cost Remaining Cost Fraction Escalation Dev. Cap
2020/2021 $6,000,000 $422,643 1.13 $54,944 $6,054,944
2021/2022 $5,632,301 $3,058,198 1.16 $488,207 $6,543,150 2022/2023 $3,062,309 $3,062,309 1.26 $796,200 $7,339,350 $6,543,150 $1,339,350
Annual
Date CPI Review Numerator Denominator Fraction
Mar 2015 CPI 243.738 2015 243.738 243.738 1.00
Mar 2016 CPI 247.873 2016 247.873 243.738 1.02
Mar 2017 CPI 254.525 2017 254.525 243.738 1.04
Mar 2018 CPI 264.158 2018 264.158 243.738 1.08
Mar 2019 CPI 271.311 2019 271.311 243.738 1.11
Mar 2020 CPI 276.589 2020 276.589 243.738 1.13
Mar 2021 CPI 282.648 2021 282.648 243.738 1.16
Mar 2022 CPI 306.679 2022 306.679 243.738 1.26
Source:

U.S. Dept Labor for all urban consumers within Los Angeles,/Anaheim/Riverside Metropolitan area 12/28/2022 475

EXHIBIT D
Sports Park Phase 1 Punch List
476

SPORTS PARK
City of Santa Paula Punch List 11/7/23
1 As-Built Plans
2 Turf and Irrigation
3 Poor turf establishment and water coverage - General
4 Poor turf establishment and water coverage - along sidewalks 5 Tree replacement selection
5a Plant replacement selection
6 Missing vacuum breaker and support post on hose bibbs 7 Inadequate or absent water pressure/flow at drinking fountains 8 Missing lamp cylinder covers
9 Incomplete electrical at Stage/ cover plates missing
10 Concrete base around light post is missing
11 Seagull deterrent needed on top of lighting fixtures 12 Restroom Building #1 - signage, fire extinguisher, shut-off valve, FD sign off 13 Trash Enclosures and gate locks
14 Trash can sticker replacement
15 Missing fire extinguishers and plexiglass
16 Fence anchor bolt nut and washer to be seated and tightened on Back Stop 17 ¼” or more offsets (vertical lip) in the new sidewalk surrounding the park 18 Amphitheater complete turf, landscape, and irrigation 19 Booster pump electrical service/supply and telemetry operational 20 One light base to be replaced
21 Light concrete based extended into walkway ramp
477

EXHIBIT E
Operating Memorandum No. 3
478
"Citrus Capital of the World" City of Santa Paula
970 Ventura Street • Santa Paula, California • Mailing Address: P.O. Box 569 • 93051 • Phone: (805) 525-4478 • Fax: (805) 525-6278 October 1, 2015
Harold S. Edwards, President
Limoneira Company
1141 Cummings Road
Santa Paula, CA 93060
Re: Operating Memorandum — No. 3
Acceleration of Payment of Development Impact Funds for Police Services as Specified in Section 3.6 of the First Amended and Restated Development Agreement
Dear Mr. Edwards:

Section 10.1.1 of the Development Agreement authorizes the Parties to enter into operating memoranda in order to detail the performance of provisions covered in general under the Development Agreement. This letter is written pursuant to Section 10.1.1 to confirm the Parties' understanding with respect to the timing of the payment of the $750,000 additional funds provided in Section 3.6 of the Agreement, entitled Public Safety Facility.

Section 3.6 requires Limoneira to construct and offer to dedicate a 1.5-acre site to house a public safety facility. Section 3.6 states that the construction, equipping and operating of the Public Safety Facility cannot cost Developer more than $4,750,000, which "includes three payments to the City of $250,000, made on the first, second and third anniversaries of the effective date of this Agreement."
This third operating memorandum confirms that Limoneira will accelerate the first two payments of $250,000 by making a $500,000 payment on or before October 2, 2015.

Limoneira will make the third and final $250,000 payment on or before February 1, 2016.

Upon the City's receipt of Limoneira's third payment of $250,000 in February, 2016, Limoneira's maximum cost for the Public Safety Facility obligation under Section 3.6 will be Four Million Dollars ($4,000,000.00).
479
If the above comports with your understanding, please sign where indicated below.

Thank you for your continued commitment to the City of Santa Paula.

Very truly yours,
Martin F. Hernandez, ViFVor
City of Santa Paula
Agreed and Acknowledged:

Harold S. Edwards, President
Limoneira Company
480

EXHIBIT F
Operating Memorandum No. 4
481
1111 111 1111 111111111 1 11 11 i 111
20180206- 00013008- 01/ 5
Ventura County Clark and Recorder
MARK A. LUNN
02/ 08/ 2018 03: 02: 29 PM

RECORDING REQUESTED BY
1301023 $ 00 CR
AND WHEN RECORDED MAIL TO:

CITY CLERK EXEMPT FROM RECORDER' S FEES
CITY OF SANTA PAULA Pursuant to Government Code § 6103
970 Ventura Street
Santa Paula, CA 93061
To Recorded Agreement No. 201450427- 00062760- 0
OPERATING MEMORANDUM NO. 4
1 / 1 01

AMENDED AND RESTATED DEVELOPMENT AGREEMENT
This Operating Memorandum No. 4 ( the " Operating Memorandum") is made as of November 6, 2017 by and between LIMONEIRA LEWIS COMMUNITY BUILDERS, LLC, a Delaware limited liability company(" Developer") and the City of Santa Paula, a municipal corporation (the " City").

RECITALS
A. On or about February 26, 2015, the City and Limoneira Company entered into an Amended and Restated Development Agreement (" Development Agreement") for developing the area commonly known as " East Area I"; B. On or about September 21, 2015, Limoneira Lewis Community Builders, LLC (" Limoneira Lewis") became the successor in interest to the rights and obligations of Limoneira Company pertaining to the Development Agreement.

C. Section 10. 1. 1 of the Development Agreement allows the Parties to enter into operating memoranda in order to detail the performance of provisions covered in general under the Development Agreement;
D. Section 3. 3. 1( a) of the Development Agreement provides that Developer must construct the Santa Paula Bridge before City issues a final certificate of occupancy for the 250th residential dwelling unit.

E. Section 3. 3. 3 of the Development Agreement requires Limoneira Lewis to dedicate a 95- foot wide right-of-way and fund a study to determine the feasibility of the SR 150 bypass.

F. Through this Operating Memorandum, the Parties desire to clarify Sections

3. 3. 1 and 3. 3. 3 of the Development Agreement.

THEREFORE, the parties agree as follows:

Page I of4
482

1. Santa Paula Bridge. Under Section 3. 3. 1( a) of the Development Agreement, the Developer must use " commercial reasonable efforts" to constrict a new bridge extending Santa Paula Street across Santa Paula Creek to the Project. The Parties intend by this Operating Memorandum to incorporate a definition of the phrase " commercially reasonable efforts" into Section 3. 3. 1( a) of the Development Agreement. The phrase " commercially reasonable efforts" shall have the following meaning as it pertains to Section 3. 3. 1( a):

Limoneira Lewis will have been found to have used " commercially reasonable efforts" if, at the time the City issues a certificate of occupancy for the 250`h residential unit, Limoneira Lewis has submitted all plans, specifications and applications necessary to construct the Santa Paula Street bridge with all entities having jurisdiction over the public right-of-ways and the Santa Paula Creek watercourse."

2. Future State Route 150 Bypass. The Project is designed to accommodate a decision by the City to construct a future State Route 150 Bypass with the extension of Hallock Drive northward. Section 3. 3. 3 requires Developer to dedicate a 95- foot right-of-way to the City and pay$ 100, 000 toward the cost of preparing a study evaluating the feasibility of the State Route 150 Bypass. Because at this time the State Route 150 Bypass is infeasible due to several factors beyond the Developer' s control, the City elects not to accept the offer of dedication or conduct a study on the feasibility of the State Route 150 Bypass. As required by Section 3. 3. 3( b), the Developer must within ninety days of the execution of this Operating Memorandum remit payment of$ 100,000 to the City for any lawful use.

3. No Further Clarification. Except as expressly clarified by this Operating Memorandum, all of the terms and conditions of the Development Agreement remain unchanged and in full force and effect.

4. Miscellaneous. Terms and conditions of this Operating Memorandum may not be waived, amended or modified except in a writing executed by the Parties. This Operating Memorandum may be executed in multiple counterparts, each of which are deemed an original and all of which constitute one and the same Operating Memorandum.

5. Recordation. The parties will record this Operating Memorandum in the Office of the Ventura County Recorder in the manner set forth in Government Code Section 65868. 5.

CITY: DEVELOPER:

CITY OF SANTA PAULA, LIMONEIRA LEWIS COMMUNITY

BUILDERS, LLC
Michael Rock, Harold Edwards,
City Manager Chief Executive Officer