Agenda packet — Victorville City Council, May 17, 2022 (part 2 of 6)

PLANNING COMMISSION

ATTACHMENT A
Resolution No. P-22-016
CUP Resolution (Initiative Area) - Denying
85 P-22-016 (Denying) – PLAN21-00038 April 13, 2022

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RESOLUTION (DENYING) NO. P-22-016

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE DENYING THIS CONDITIONAL USE PERMIT PORTION OF CASE NO. PLAN21-00038 FOR A CONDITIONAL USE PERMIT TO ALLOW FOR C-1 (NEIGHBORHOOD SERVICE COMMERCIAL) USES WITHIN AN R-1 (SINGLE-FAMILY RESIDENTIAL) ZONED CITY

INITIATIVE AREA ON PROPERTY LOCATED AT THE SOUTHWEST CORNER OF MOJAVE

DRIVE AND AMARGOSA ROAD
WHEREAS, an application has been received from A & S Engineering. regarding property in the City of Victorville, County of San Bernardino, State of California, particularly described as follows:

ALL THAT PORTION OF THE NORTHEAST 1/4 OF SECTION 18, TOWNSHIP 5 NORTH, RANGE 4 WEST, S. B. B, M. ACCORDING TO THE OFFICIAL PLAT OF SAID LAND APPROVED BY THE SURVEYOR GENERAL DATED MARCH 19, 1856, DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 18, THENCE SOUTH 0°40' EAST ALONG THE EAST LINE OF SAID SECTION 18, 280 FEET TO THE NORTHEAST CORNER OF TRACT NO. 5190, AS PER PLAT RECORDED IN BOOK 75 OF MAPS, PAGE 30, RECORDS OF SAID COUNTY; THENCE SOUTH 89° 11' 05" WEST ALONG THE NORTH LINE OF SAID TRACT 5190, 1063.50 FEET TO A POINT IN THE EASTERLY LINE OF THAT

CERTAIN PARCEL OF LAND CONVEYED TO MOJAVE ASSOCIATES, A LIMITED PARTNERSHIP, BY DEED RECORDED JULY 19, 1966 IN BOOK 6665, PAGE 53, OFFICIAL RECORDS; THENCE NORTH 0° 40' 00" WEST ALONG THE EAST LINE OF SAID MOJAVE ASSOCIATES PROPERTY 280.10 FEET TO A POINT IN THE NORTH LINE OF SAID SECTION 18, THENCE NORTH 89° 10' 25" EAST ALONG SAID NORTH LINE 1064.11 FEET TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THE NORTH 23 FEET. ALSO

EXCEPTING THEREFROM, THE INTEREST OF THE COUNTY OF SAN BERNARDINO IN THE EAST 40 FEET AS CONVEYED TO THE COUNTY OF SAN BERNARDINO, BY DEED RECORDED JULY 17, 1959 IN BOOK 4878, PAGE 177, OFFICIAL RECORDS. APN: 3106- 181-01-0-000; and
WHEREAS, a public hearing was held on the 13 th day of April 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and
WHEREAS, the Planning Commission finds the project to be exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15061(b)(4) 86 P-22-016 (Denying) – PLAN21-00038 April 13, 2022

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entitled review for exemption, because the project will be rejected or disapproved by the public agency; and
WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the site is not adequate in size to accommodate the proposed use and lacks adequate development standards and Conditions of Approval to ensure land use compatibility, as well as the projects deficiencies with applicable standards of Title 16 of the Victorville Municipal Code (VMC), including the absence of a sufficient residential buffer; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-

3.07.020(g) of the Victorville Municipal Code entitled ‘Special requirements for certain permitted and conditional uses,’ that the proposed commercial use is not appropriate at this particular location for the governing C-1 Zone District that accommodates activities that are neighborhood, community, and regional in scale, the needs of which this proposal will not serve; and WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(b) of the Victorville Municipal Code the proposed location of the conditional use and the conditions under which it will be operated is not consistent with the General Plan and will be detrimental to the public health, safety, or welfare given that the fuel dispensing commercial use will be negative to the established residential uses, properties and improvements within the vicinity because of, however not limited to, the following evidence:
a. Public Input
b. The Planning Commission Car Wash and Gas Station Policy (Reso. No. P-21-052), which discourages gas stations and car washes within 300-feet of residential zoning c. The Noise Study
d. The Traffic Study
e. The 50-foot buffer between the two uses, which is considered to be inadequate f. Direct pedestrian passage from the residential property to the south via an open drainage and/or Amargosa Road and Del Norte Drive
g. The fact a new gas station across the street can serve the needs of the area 87 P-22-016 (Denying) – PLAN21-00038 April 13, 2022

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; and
WHEREAS, the Planning Commission finds that pursuant to Planning Commission Policy Resolution P-21-052, that the mitigation proposed and/or required by the proposed Conditions of Approval, including the residential buffer required by Section 16-3.10.030 of the VMC, is not adequate to properly mitigate against noise, traffic and glare that the project will produce for a gas station located within 300-feet of a residentially zoned property; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Section 16-3.02.040 of the Victorville Municipal Code that this Conditional Use Permit portion of Case No. PLAN21-00038 to allow for a neighborhood commercial use (fuel dispensing facility with a convenience store) within an R-1 (Single-Family Residential) zoned city initiative area on the hereinabove described property be denied, disallowing any further action on the project.

PASSED, APPROVED AND ADOPTED this 13th day of April, 2022. _______________________________________

ROB KURTH, CHAIRMAN

VICTORVILLE PLANNING COMMISSION
ATTEST:
________________________________________

SCOTT WEBB, SECRETARY TO

THE PLANNING COMMISSION
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PLANNING COMMISSION

ATTACHMENT B
Resolution No. P-22-016
CUP Resolution (Initiative Area) - Approving
89 P-22-016 (Approving) – PLAN21-00038 April 13, 2022

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RESOLUTION (APPROVING) NO. P-22-016

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE APPROVING THIS CONDITIONAL USE PERMIT PORTION OF CASE NO. PLAN21-00038 FOR A CONDITIONAL USE PERMIT TO ALLOW FOR C-1 (NEIGHBORHOOD SERVICE COMMERCIAL) USES WITHIN AN R-1 (SINGLE-FAMILY RESIDENTIAL) ZONED CITY

INITIATIVE AREA ON PROPERTY LOCATED AT THE SOUTHWEST CORNER OF MOJAVE

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WHEREAS, the Planning Commission finds the project to be categorically exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 entitled in-fill developments, based upon the following conditions:
a) The project site (after Parcel Map) is less than five acres in size and substantially surrounded by urban development.
b) The proposal is consistent with the underlying General Plan and zoning regulations. c) The site has no value as habitat for rare, endangered, threatened, or special status species.
d) The development can be served by all required utilities and public services. e) Approval of the project will not result in any significant effects to traffic, noise, air or water or quality.

WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed use along with adequate development standards to ensure land use compatibility due to the sites location along arterial roadway frontages, the projects conformance with applicable standards of Title 16 of the Victorville Municipal Code (VMC) including a sufficient residential buffer per Section 16-3.10.030, and the sites location along an arterial roadways conducive to commercial uses; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(a) of the Victorville Municipal Code the proposed location of the conditional use is in accord with the objectives and requirements of the development code since Title 16 of the Municipal Code conditionally permits the commercial use (fuel dispensing facilities) such as this proposal within the governing C-1 Zone District, and because the zone’s purpose is to provide a zoning district 91 P-22-016 (Approving) – PLAN21-00038 April 13, 2022

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that accommodates activities that are neighborhood, community, and regional in scale, the needs of which this proposal will serve; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(b) of the Victorville Municipal Code the proposed location of the conditional use and the conditions under which it will be operated is consistent with the General Plan and will not be detrimental to the public health, safety, or welfare given that the governing Neighborhood Service Commercial District conditionally allows for neighborhood commercial uses (fueling stations), which is consistent with the commercial land use designation of the General Plan; the use will meet Municipal Code standards and the use will not be detrimental to the uses, properties and improvements within the vicinity; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(c) of the Victorville Municipal Code the traffic generated by the proposed conditional use will not overload the capacity of the surrounding street system and will not create a hazard to public safety since the site will be accessed from arterial roadways, which will be able to adequately serve the needs of the site; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(d) of the Victorville Municipal Code the proposed conditional use complies with each of the applicable provisions of Title 16, Chapter 3 of the Victorville Municipal Code as conditioned, since the site will include sufficient parking for the proposed use, and site improvements, in accordance with current Municipal Code requirements, and in accordance with Section 16-3.07.020(g) of the VMC, C-1 (Neighborhood Service Commercial) district are a conditional use within the City Initiative Zone; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Section 16-3.02.040 of the Victorville Municipal Code that this Conditional Use Permit portion of Case No. PLAN21-00038 to allow for a neighborhood commercial use (fuel dispensing facility with 92 P-22-016 (Approving) – PLAN21-00038 April 13, 2022

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a convenience store) within an R-1 (Single-Family Residential) zoned city initiative area on the hereinabove described property be granted subject to the following conditions of approval:

Planning Conditions:

1. This approval shall be valid for a neighborhood commercial use, particularly a fuel dispensing facility that includes a convenience store, within an R-1 (Single-Family Residential) zoned city initiative area at the herein described location.

2. The proposed development shall be in substantial conformity with the plans submitted as part of this application, unless modification is required to comply with the applicable development standards of Title 16 and/or conditions of approval.

3. Any change in use or implementation of a new use within the facility, which will require additional parking spaces resulting in noncompliance with the parking standards of Title 16, shall cause that use to be subject to Planning Commission review and approval.

4. This Conditional Use Permit shall run concurrent with the Site Plan portion of Case No.

PLAN21-00038 and all requirements of the associated Site Plan portion of Case No. PLAN21- 00038 shall be completed prior to the issuance of a permanent Certificate of Occupancy.

5. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

6. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

PASSED, APPROVED AND ADOPTED this 13th day of April, 2022. _______________________________________

ROB KURTH, CHAIRMAN

VICTORVILLE PLANNING COMMISSION
93 P-22-016 (Approving) – PLAN21-00038 April 13, 2022

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ATTEST:
________________________________________

SCOTT WEBB, SECRETARY TO

THE PLANNING COMMISSION
94

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PLANNING COMMISSION

ATTACHMENT C
Resolution No. P-22-017 – Site Plan Resolution
95 P-22-017 – PLAN21-00038 April 13, 2022

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RESOLUTION NO. P-22-017

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE GRANTING THE SITE PLAN PORTION OF CASE NO. PLAN21-00038; A SITE PLAN WITH AN

ENVIRONMENTAL EXEMPTION TO ALLOW FOR THE DEVELOPMENT OF A FUELING STATION AND CONVENIENCE STORE LOCATED WITHIN AN R-1 (SINGLE-FAMILY

RESIDENTIAL) ZONED CITY INITIATIVE AREA AT THE SOUTHWEST CORNER OF

MOJAVE DRIVE AND AMARGOSA ROAD
WHEREAS, an application has been received from A & S Engineering. regarding property in the City of Victorville, County of San Bernardino, State of California, particularly described as follows:

EXCEPTING THEREFROM, THE INTEREST OF THE COUNTY OF SAN BERNARDINO IN THE EAST 40 FEET AS CONVEYED TO THE COUNTY OF SAN BERNARDINO, BY DEED RECORDED JULY 17, 1959 IN BOOK 4878, PAGE 177, OFFICIAL RECORDS. APN: 3106- 181-01-0-000; and
WHEREAS, a public hearing was held on the 13 th day of April 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and
WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and 96 P-22-017 – PLAN21-00038 April 13, 2022

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WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed use along with adequate development standards to ensure land use compatibility due to the sites location within a residential city initiative area zone, the projects conformance with applicable standards of Title 16 of the Victorville Municipal Code including sufficient access and off-site connections, and the sites location along a Super Arterial Roadway (Mojave Drive) and an Arterial Roadway (Amargosa Road); and WHEREAS, the Planning Commission finds that the proposed use does not meet the suspension allowances provided by Planning Commission Policy PCP-09-001 or Section 16-5.12.190 of the Victorville Municipal Code for any unfinished right-of-way improvements and that the suspension of any unfinished improvements may adversely affect the public’s health, safety and welfare; and therefore requires the construction of any unfinished right-of-way improvements as required by the Victorville Municipal Code and conditions of approval contained within this resolution; and
97 P-22-017 – PLAN21-00038 April 13, 2022

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WHEREAS, the Planning Commission finds that the proposed site plan satisfies the Site Plan Review criteria, pursuant to Section 16-3.01.030 of the Victorville Municipal Code because: the development is in general compliance with the development standards, regulations and requirements of Title 16 of the Victorville Municipal Code, including the applicable standards of the Commercial Design Guidelines; the proposal provides sufficient residential buffering and landscaping exceeding Title 16 standards; the development will complement and improve upon the quality of existing development in the vicinity and minimize any adverse impacts to surrounding properties through building location and orientation that will screen trash receptacles from public view, the use of various wall planes and building materials, as well as multiple vehicular access points utilizing and improving upon the existing right-of-way; and because the conditions of approval contained within the resolution will ensure minimum disruption to surrounding uses and decrease any potential impacts to the environment as well as ensure permits from any applicable agencies with oversight of the subject fuel dispensing facility are obtained; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Section 16-3.02.040 of the Victorville Municipal Code that the Site Plan portion of Case No.

PLAN21-00038, a Site Plan with an environmental exemption to allow for the development of a fueling station and convenience store located within an R-1 (Single-Family Residential) zoned City Initiative Area on the hereinabove described property be granted subject to the following conditions of approval:

Planning Conditions:

1. This approval shall be valid for a passenger car fuel dispensing facility that includes a convenience store, off-site improvements, on-site improvements including a parking lot, landscaping and signage at the herein described location.

2. The proposed development shall comply with all applicable development standards of Title 16 and shall be in general compliance with the Commercial Design Guidelines.

3. The proposed development shall be in substantial conformity with the plans submitted as part of this application, unless modification is required to comply with the applicable development standards of Title 16 and/or conditions of approval.
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4. Any change in use or implementation of a new use within the facility, which will require additional parking spaces resulting in noncompliance with the parking standards of Title 16, shall cause that use to be subject to Planning Commission review and approval.

5. The number and location of all handicapped parking spaces shall be subject to Development Department review and approval.

6. The applicant/developer shall designate a loading area that is orientated away from the residences and not located at the rear of the building.

7. Stamped color concrete or equivalent shall be installed at driveway entrances, at the storefront entrances and the pedestrian path of travel in an acceptable color and design, subject to review and approval by the Zoning Administrator prior to the submittal for a building permit. The stamped color concrete shall also be noted on the approved construction plans accordingly.

8. The applicant/developer shall install an eight-foot high decorative wall with a cap along the rear easement until the street-side ten-foot setback, whereas the wall will drop to four-feet in height to the property line. This wall shall include a graffiti proofing application on both sides.

9. The applicant/developer shall install a six to eight-foot high wrought-iron security fencing between the rear wall and the building to prevent loitering within the landscaping buffer.

10. The rear ten-foot easement area shall be maintained by the applicant/developer and shall include weed and debris maintenance and the installation of rock on any exposed dirt.

11. The applicant/developer shall install a six-inch curb and a six to eight-foot high wrought-iron security fence along the westerly, Phase Two property line between the rear wall and the front ten-foot setback line.

12. All front and side building planter islands and diamonds shall be landscaped. The recessed front building areas shall contain four large decorative planter pots with appropriate plant species along with drip irrigation as shown on the building elevations.

13. The trash enclosure shall be relocated away from the residences, shall be accessible for Burrtec and shall be appropriately screened from the right-of-way. The exact location subject to review and approval by the Zoning Administrator.

14. The applicant shall install a trash enclosure in conformance with Section 16-3.24.110 of the Victorville Municipal Code. The enclosure shall have solid block walls with non-transparent metal gates, a solid roof/cover that is architecturally compatible with the primary building(s) onsite and serves to protect the refuse area from inclement weather, wrought iron that fully encloses the trash enclosure between the block wall/metal gates and the roof to prevent unauthorized entry and be designed to accommodate 3 separate bins for general refuse, recyclables, and food waste/organics if the convenience store provides any type of food service (packaged or prepared). Additionally, all trash enclosures shall include “walk-in” rear or side access for pedestrian use accessible to the building. The location, design and quantity of said enclosures shall be subject to Planning Staff review and approval. 99 P-22-017 – PLAN21-00038 April 13, 2022

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15. The development shall be in substantial conformity with the architectural elevations and renderings submitted with this application unless modification is required by condition.

Revisions required by condition shall be submitted to and approved by the Zoning Administrator prior to building plan check submittal.

16. All parapets shall be wrapped with sufficient height and length (depth) to create full roof elements and screen the rooftop equipment, including views from the right-of-way. This may require the addition of wall height variation to all elevations to screen. The applicant/developer shall add to tower elements to each of the front corners for height variation.

17. Additional architectural elements shall be added to the building elevations, including such items as awnings, vertical stone, metal as well as wall plane variation/projections. The stone height shall be raised on each side.

18. Exterior ladders shall be prohibited on the building exterior, including at the rear of the building.

19. The final design of the fueling canopy shall include a design theme and/or building materials that coordinate with the proposed convenience store, including support posts that have the shown stone raised to a sufficient height. The Zoning Administrator shall review and approve the final fueling canopy design prior to the submittal for any associated building permit.

20. All rooftop and/or ground mounted equipment visible from public right-of-ways shall be screened from view and architecturally integrated into the building.

21. Any wall mounted utility equipment (i.e. meters, panels, boxes, conduit etc.) shall not be visually exposed on the building. This type of equipment shall be internally located, screened with landscaping or covered in a manner that is architecturally integrated into the design of the building, subject to the review and approval of the Zoning Administrator.

22. Roof drains (i.e. scuppers and down spouts) shall not be visually exposed on the building(s).

Roof drains shall be internally located, subject to the review and approval of the Zoning Administrator.

23. The healy tanks and any air and water units shall not be located adjacent to the right-of-way and shall be screened from view.

24. All proposed signs, including any freestanding signage, shall comply with Title 16. Any signs, including wall and freestanding facing residences shall be non-illuminated. The applicant shall be required to submit a sign package for review and must gain approval by the Planning Commission prior to approval of any signage proposed which is inconsistent with Title 16 or the site’s master sign program. All signs shall be subject to Planning Staff review and approval prior to obtaining a building permit.

25. Freestanding signs are limited to two 6-foot high monument sign per each arterial street frontage (one each for Mojave and Amargosa – two total) and limited to two sides (sign faces). Additionally, the freestanding signs must have a base utilizing complimentary material from the building, pole signs are not permitted. Further, the design of the entire sign 100
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structures, including the sign frame and cap, must be consistent with the design of the primary building.

26. All proposed temporary signage shall comply with Title 16. All temporary signs (grand openings, special sales, etc.) shall only be affixed to the suite they serve in accordance with an approved Temporary Sign Permit. Flags or other off-site signage is prohibited within multi- tenant developments.

27. A six-inch wide planter curbing, in accordance with Engineering Standard S-09, is required along the perimeter of all landscaped areas, including planters that abut the public right-of-way sidewalk. All planter strips abutting a public right-of-way and planter islands/landscape fingers shall be a minimum interior width of five feet, exclusive of curbing. Additionally, said curbing shall be installed at all driveways and drive aisles where abutting undeveloped property in order to prevent access to undeveloped areas of the site. The grading and site plans shall clearly show all required curbing.

28. The applicant/developer shall provide landscaping/irrigation plans in accordance with Chapter

13.60 of the Victorville Municipal Code, entitled Water Conservation. Landscape areas shall not exceed a slope of 3:1 and shall also meet Title 16 standards, including the minimum interior percentage of landscaping and the maximum dispersal of landscaping within a parking lot. The landscaping plan shall include a minimum of one 24-inch box tree for every eight parking spaces provided on-site. In addition, the landscaping plan shall include the maximum spacing of all plants as follows:

A. Ground cover – eighteen inches on center
B. One gallon plants – three feet on center
C. Five gallon plants – five feet on center
In addition, a note shall be conspicuously placed on the landscape plan indicating the following: Any discrepancy between the maximum spacing criteria and the number of plants shown on the landscape plan shall result in the spacing criteria superseding any other information shown on the landscape plan.

29. All proposed landscaping plant materials shall be listed on the City’s approved water-wise plant list and verified during the building permit plan check. Any plant materials not listed on the approved plant shall be subject to review and approval by the Zoning Administrator to confirm the plant’s ability to survive in the local climate. Additionally, the front corner of the site shall be landscaped with enhanced landscaping, including ground cover, shrubs, rock and boulders. The rear buffer landscaped area shall include mature and dense planting material.

30. All landscaped areas shall be maintained in a neat, clean, orderly and healthful condition.

This includes proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary and the regular watering of all plants. In addition, all landscaped areas shall be provided with a suitable permanent water system.

31. All light standards (wall and freestanding) shall be approved by the Zoning Administrator prior to building permit issuance and be architecturally compatible with the design of the building.

All freestanding light standards shall match and be consistent with lighting utilized throughout the shopping center. Typical square “shoebox” style lighting is prohibited. 101
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32. Electrical transformers and associated bollards shall be delineated on the site plan, landscape plan and utility plan. This equipment shall be appropriately screened from view, should not be placed adjacent to public areas and shall not encroach into required planters and/or parking stalls. The location of this equipment shall be subject to the review and approval of the Zoning Administrator and shall correspond with the utility company’s approved location.

33. The applicant/owner/architect/engineer is responsible for demonstrating all conditions of approval on the grading/building plans. Any conflicting or missing conditions of approval demonstrated on the building plans shall be subject to these required conditions of approval during the construction process and final inspection.

34. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

35. The applicant/developer shall be responsible for obtaining all necessary permits from any affected regulatory agencies.

36. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

37. To avoid disturbance of nesting and special-status birds, including raptor species protected by the MBTA and CDFW, activities related to the project including, but not limited to, vegetation removal, ground disturbance, and construction and demolition shall occur outside of the bird breeding season (February 1 through August 30), if feasible.

38. If construction must begin during the breeding season, then a pre-construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting bird pre-construction survey shall be conducted on foot inside the Project Boundary, including a 300-foot buffer (500-foot for raptors), and in inaccessible areas (e.g., private lands) from afar using binoculars to the extent practical. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in the project area. If nests are found, an avoidance buffer (dependent upon the species, the proposed work activity, and existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within this buffer until the avian biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist.

39. To compensate for losses to aquatic habitat, the project shall be subject to the following provisions:
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 Prior to ground disturbance activities that could impact non-wetland features, the project applicant shall consult with the agencies (Lahontan RWQCB, CDFW) anticipated to assert jurisdiction over the features, as evaluated in the Biological Resources Assessment. Based on such consultation, if permits are required for the project, they shall be obtained prior to disturbance of jurisdictional resources.
 At a minimum, to mitigate for impacts to potentially jurisdictional features, the applicant shall provide in-kind waters creation or restoration within the watershed at a minimum 1:1 mitigation ratio, or as otherwise indicated by the regulatory agencies during the permitting process. Native seeds and plant material (cuttings) shall be salvaged from the impact areas prior to construction and used for the restoration/creation effort. Supplemental seed/plantings may be purchased but shall be sourced from a site within the same watershed as the project site to maintain genetic integrity.  A Sensitive Habitat Mitigation and Monitoring Plan shall be prepared and shall include the following:
 Detailed mitigation site location for all aspects of the jurisdictional areas creation, including the location and quantity of each jurisdictional area being created and each habitat type being created (riparian, seep, spring, wet meadow, etc.);
 Detailed description and graphics of the mechanics of the creation, including fine grading, contours, bank stabilization, bioengineering, saturation levels to be created, and surface flows to be expected;  Native plant palette, planting plan, time of year planting will occur, and irrigation plan; and
 Monitoring and reporting program with measurable success criteria.  The applicant shall comply with the compensatory mitigation required by the agencies. Proof of compliance, along with copies of permits obtained from Central Coast RWQCB and CDFW shall be provided to the City Planning Department prior to any ground disturbance activities impacting these features.

Engineering Conditions:

40. The developer shall dedicate an easement for public right-of-way to the City of Victorville for the following in accordance with the Circulation Element of the General Plan:
 64-feet from the centerline of improvements for Mojave Drive.  75-feet from the centerline of improvements for Mojave Drive at the dedicated right-turn pocket.
 51-feet from the centerline of improvements for Amargosa Road.  The curb return dedication at the southwest corner of Mojave Drive and Amargosa Road shall be 50-foot radius per City Standard No. S-11B.

41. The developer shall install all improvements required by Section 9.32.010 of the Victorville Municipal Code (including curbs, gutters, sidewalks, pavement widening, drive approaches, and drainage facilities) along the street frontages of the project, in accordance with the Standard Specifications for Public Improvements of the City of Victorville. The required street improvements include:
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 Removal and relocation of the curb return and traffic signal at the southwest corner of Mojave Drive and Amargosa Road with an ADA compliant ramp.

Additional right-of-way dedication may be required to allow for the 50-foot radius return.
 Widening and striping of the pavement along Mojave Drive, Amargosa Road, and at the southwest corner of Mojave Drive and Amargosa Road.  The installation of curb & gutter along Mojave Drive where the curb face shall be 64-feet from centerline, per City Standards with the exception of the dedicated right turn pocket at Amargosa Road as this is a Master Planned Intersection.  The removal of the AC berm and installation of curb & gutter along Amargosa Road where the curb face shall be 40-feet from centerline, per City Standards.  Installation of commercial sidewalk, commercial driveway approaches, street lighting, and drainage structures along the frontages of the property, per City Standards.
 The construction of a center median along the frontages of the property, per City Standards.
 The developer shall modify the traffic signal at the southwest corner of Mojave Drive and Amargosa Road to accommodate the new improvements. The traffic signal shall remain in operation at all times during construction of this development.
 The relocation of the drainage structure and/or storm drain catch basins located approximately 250 feet west of Amargosa Road
 The installation of the Master Planned Facility D-01-01 through the parcel. This will require the installation of a wrought iron gate at the new inlet headwall.

42. Street improvement plans for all required curb, gutter, sidewalks, pavement widening, driveway approaches, street lighting, and other improvements within public right-of-way shall be submitted to the Engineering Department for review and approval by the City Engineer.

43. A signing and striping improvement plan shall be submitted to the Engineering Department for review and approval by the City Engineer.

44. Traffic signal modification plans shall be submitted to the Engineering Department for review and approval by the City Engineer.

45. The subdivider shall comply with all requirements of the approved Traffic Impact Study, including the re-striping of Northbound Amargosa Road as shown on Appendix F of the approved Traffic Study.

46. The developer shall install streetlights on decorative marblelite standards along the frontages of the project property as required by the City Engineer. A street lighting plan shall be prepared by the developer’s engineer and submitted to the Engineering Department for review and approval by the City Engineer.

47. The developer shall comply with Section 16-5.12.170 of the Victorville Municipal Code regarding the undergrounding of any existing above ground utilities on-site, along property lines, and street frontages. Overhead electrical utilities shall be relocated and placed underground prior to occupancy.
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48. Prior to the issuance of permits, the developer shall enter into an Improvement Agreement for the completion of all improvements as required by Section 9.32.040 of the Victorville Municipal Code. The improvement agreement shall be secured by one of the forms specified by Section 17.64.060 of the Victorville Municipal Code.

49. The site and public walkways shall be designed and constructed for accessibility in compliance with the guidelines of the Americans with Disabilities Act Standards for Accessible Design and the Standard Specifications for Public Improvements of the City of Victorville.

50. A permit issued from the City’s Engineering Department is required prior to commencement of any work performed within public right-of-way and the City’s inspection process followed for the connection to and construction of any facilities that are to be dedicated to, owned and maintained by the City.

51. In accordance with State Water Quality Resources Board requirements, the developer shall implement measures for site design, source control, run-off reduction, storm water treatment and baseline hydro modification as defined by the Phase II Small MS4 Permit. This includes measures installed such that post-development peak storm water runoff discharge rates do not exceed the estimated pre-development rate, and on-site post-construction BMPs for treatment of storm water run-off.

52. The developer shall prepare a water quality management plan for the on-site post- construction BMPs for treatment of storm water run-off. The project property owner shall enter into a maintenance agreement with the City for the water quality management plan.

53. A grading plan/site improvement plan shall be submitted to the Development Department for review and approval. The grading plan shall address all on-site and off-site drainage issues, including nuisance water and flows entering and exiting the site. A final drainage study shall be submitted with the grading plan. The developer shall provide hydrology and hydraulic calculations to size any drainage structure included in the grading plan design.

54. A geotechnical report shall be submitted with, and incorporated into the grading plan.

55. Grading operations and construction shall be conducted in a manner and/or measures taken to prevent sand, dust, and debris to blow onto other properties. An adequate dust palliative shall be used at all times. After completion of grading the developer shall maintain the site such that sand, dust and debris do not blow onto other properties.

56. Temporary fencing shall be erected as required by City staff during construction to prevent windblown debris from leaving the project site and to ensure public safety.

57. A reduced pressure backflow device per City standard W-39 must be installed behind the domestic water meter serving the site. A Fire Service Reduced Pressure Detector Assembly per City standard W-28 shall be installed on the fire protection service if on-site protection is required. The developer shall submit plans for water service connections and valves to the Development Department for review and approval by the City Engineer. A current water service will serve letter from Victorville Water District is required with the plan submittal.

Water service shall be subject to the conditions within the will serve letter. 105
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58. This project requires a connection to the City’s sewage collection system. All improvements shall be installed by the developer in accordance with the Standard Specifications for Public Improvements of the City of Victorville. Sewer improvement plans shall be submitted to the Development Department for review and approval by the City Engineer.

59. A permit issued from the City’s Engineering Department is required for the connection to the City’s sewer and water systems.

60. All public utility distribution lines, including service lines to the site, shall be installed by the developer.

61. The method of installation (trenching or boring) for connections to existing utilities (sewer, water, storm drain, etc.) within paved streets shall be subject to approval by the City Engineer.

62. The developer shall be responsible for all costs (including application fees) incurred due to the relocation of existing utility facilities where such facilities conflict with the improvements associated with this project.

63. Landscaping within the traffic sighting distance triangle at intersections and driveway connections to public streets shall be limited to ground cover only and shall not include shrubs and trees.

64. The developer shall pay any and all fees and charges that may become effective prior to the issuance of a building permit or utility connection, and shall pay such fees as a condition of obtaining a building permit.

65. Prior to construction of any improvements or any land disturbance, the developer shall construct temporary drainage facilities and provide erosion control measures as necessary to minimize storm water run-off, erosion, and silt deposition. The developer shall provide an erosion control plan of the Best Management Practices to be implemented during construction. The National Pollutant Discharge Elimination System (NPDES) stormwater permit program requires operators of construction sites one acre or larger (including smaller sites that are part of a larger common plan of development) to obtain an NPDES permit, and prepare a Storm Water Pollution Prevention Plan (SWPPP). A copy of the SWPPP, and an erosion control plan shall be submitted to the Development Department. All NPDES guidelines must be adhered to, and best management practices followed at all times during construction.

66. A boundary survey must be performed and property corners verified prior to construction to facilitate the placement of improvements per plan direction. The developer’s engineer shall provide a horizontal control plan to the City for review or provide adequate control/dimensioning on the site/grading plan.

67. On-site drainage to streets shall be conveyed through parkway drains or as approved by the City.

68. An application for plan review and an engineer’s construction cost estimate for civil improvements shall be required at the time of initial improvement plan submittal. Payment of plan and map check fees as per the City’s Development Department Engineering Plan 106
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Check Fee Schedule based on the engineer’s cost estimate shall be required with the plan submittal.

Building Conditions:

69. The project shall comply with all building codes in effect at the time of plan submittal.

70. Plan check fees for this project will be due, and shall be paid in full, upon submittal of plans to the Building Division. The Building Division may be contacted at (760) 955-5100 for an estimation of these fees. Tools for estimating total permit fees are available on the City’s website at https://www.victorvilleca.gov/government/city-departments/development/permit- center/fees-forms. Actual amounts owed will be determined upon submittal of the plans via the City’s online permit center.

Fire Conditions:

71. Shall comply with all Building and Fire Code requirements based on occupancy classification.

72. Paved access from 2 points shall be required for completion and occupancy. Plans shall be submitted and approved prior to construction commencement.

73. Interior/exterior Fire Department access roadways/fire lanes shall be required per Fire Department Standard. Fire Department access roadways providing access to the buildings in this project shall be a minimum of 26 feet wide and shall be directly adjacent to 2 sides of the building. If gates, installed must comply with Fire Department Standards.

74. An approved on-site fire protection system, in accordance with Fire and Water Department Standards is required.

75. An approved water supply system, complete with street hydrants complying with Fire Department Standards, shall be in place prior to any combustible construction.

76. Required fire flow for this project is 2,500gpm @ 20psi for 4 hours duration at furthest remote hydrant. Contact Water Department to assure availability of required fire flow.

77. Fire Department access roadways greater than 150’ in length shall require approved turnarounds per Fire Department Standard. Any street exceeding 600; will require secondary access.

78. Knox Box/Key Box is required and shall be provided and installed in accordance with Fire Department Standards.

79. Street Addressing for Commercial, Condominiums and Industrial Buildings a. The street address shall be posted with a minimum of twelve (12) inch in height numbers with a one (1) inch stroke, visible from the street of the corresponding address. During the hours of darkness, they shall be electrically illuminated either externally or internally. b. Posted 107
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numbers shall contrast with their background and be legible from the street of the corresponding address prior to occupancy. c. Where building setbacks exceed one hundred (100) feet from roadway, additional non-illuminated contrasting numbers twelve (12) inch in height with a one (1) inch stroke, shall be displayed at property access entrance on a permanent monument. d. Commercial/Industrial buildings - Secondary or rear entrance doors shall be marked with unit designators with a minimum of four (4) inch high and 3/8- inch stroke numbers/letters. e. In multifamily complex there shall be positioned at each entrance of the complex, an illuminated diagrammatic representation of the complex showing the location of fire hydrants, egress/ingress, building and unit designators within the complex f. Where interior buildings exist, completely detached from roadway circulation, illuminated or reflector signs shall be posted along walkway entrances from road circulation points, indicating interior buildings that take access from that particular path. 1) Each individual unit/building within the complex shall display a prominent identification letter, not less than six (6) inches in height and on-half (1/2) inch stroke, which is easily visible to approaching vehicular and/or pedestrian traffic. During the hours of darkness, these letters shall be internally or externally electrically illuminated. g. Each individual unit shall have a number/letter with the first digit indicating floor level, not less than four (4) inches in height and one-half (1/2) inch stroke.

PASSED, APPROVED AND ADOPTED this 13th day of April, 2022. _______________________________________

ROB KURTH, CHAIRMAN

VICTORVILLE PLANNING COMMISSION
ATTEST:
________________________________________

SCOTT WEBB, SECRETARY TO

THE PLANNING COMMISSION
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PLANNING COMMISSION

ATTACHMENT D
Resolution No. P-22-018 – CUP Fuel Dispensing Resolution 109
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RESOLUTION NO. P-22-018

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE APPROVING THIS CONDITIONAL USE PERMIT PORTION OF CASE NO. PLAN21-00038 FOR

A CONDITIONAL USE PERMIT TO ALLOW FOR FUEL DISPENSING ON PROPERTY

LOCATED AT THE SOUTHWEST CORNER OF MOJAVE DRIVE AND AMARGOSA ROAD WHEREAS, an application has been received from A & S Engineering. regarding property in the City of Victorville, County of San Bernardino, State of California, particularly described as follows:

EXCEPTING THEREFROM, THE INTEREST OF THE COUNTY OF SAN BERNARDINO IN THE EAST 40 FEET AS CONVEYED TO THE COUNTY OF SAN BERNARDINO, BY DEED RECORDED JULY 17, 1959 IN BOOK 4878, PAGE 177, OFFICIAL RECORDS. APN: 3106- 181-01-0-000; and
WHEREAS, a public hearing was held on the 13 th day of April 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and
WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and 110
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WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed use along with adequate development standards to ensure land use compatibility due to the sites location along arterial roadway frontages, the projects conformance with applicable standards of Title 16 of the Victorville Municipal Code (VMC) including a sufficient residential buffer per Section 16-3.10.030, and the sites location along an arterial roadways conducive to commercial uses; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(a) of the Victorville Municipal Code the proposed location of the conditional use is in accordance with the objectives and requirements of the development code since Title 16 of the Municipal Code conditionally permits fuel dispensing facilities such as this proposal within C-1 Zone District, and because the zones purpose is neighborhood service commercial development of which the fuel dispensing facility will support residents and local employees of the region; and WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(b) of the Victorville Municipal Code the proposed location of the conditional use and the conditions under which it will be operated is consistent with the General Plan and will not be detrimental to the 111
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public health, safety, or welfare since: the site has a General Plan designation of Low Density Residential with an R-1 Single-Family Residential zoned City Initiative Area that allows for C-1 Zoning District uses with a Conditional Use Permit, and because the site will be developed in accordance with current Municipal Code standards and includes conditions of approval that decreases any potential impacts to the environment and ensures permits from any applicable agencies with oversight of the subject fuel dispensing facility are obtained; and WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(c) of the Victorville Municipal Code the traffic generated by the proposed conditional use will not overload the capacity of the surrounding street system and will not create a hazard to public safety since as the site is accessed via two Arterial Roadways, which along with existing improvements will be able to adequately serve the needs of the site and reduce any potential hazardous impacts; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(d) of the Victorville Municipal Code the proposed conditional use complies with each of the applicable provisions of Title 16, Chapter 3 of the Victorville Municipal Code as conditioned, since the site will include sufficient parking for the proposed use, site improvements in accordance with current Municipal Code requirements, including residential buffering requirements, and because fuel dispensing facilities such as this proposal in accordance with Section 16-3.07.020(g) of the VMC, C-1 (Neighborhood Service Commercial) district are a conditional use within the City Initiative Zone; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Section 16-3.02.040 of the Victorville Municipal Code that this Conditional Use Permit portion of Case No. PLAN21-00038 to allow for a fuel dispensing facility (with a convenience store) within an R-1 (Single-Family Residential) zoned city initiative area on the hereinabove described property be granted subject to the following conditions of approval:
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Planning Conditions:

1. This approval shall be valid for a passenger car fuel dispensing facility that includes a convenience store at the herein described location.

3. All requirements of the associated Site Plan portion of Case No. PLAN21-00038 shall be completed prior to the issuance of a permanent Certificate of Occupancy. This Conditional Use Permit shall run concurrently with the Site Plan.

4. Any associated fueling equipment, such as healy tanks, shall be screened and not located adjacent to the right-of-way and not located adjacent to the residences.

5. The applicant/developer shall be responsible for obtaining all necessary permits from any affected regulatory agencies.

6. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

7. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

PASSED, APPROVED AND ADOPTED this 13th day of April, 2022. _______________________________________

ROB KURTH, CHAIRMAN

VICTORVILLE PLANNING COMMISSION
ATTEST:
________________________________________

SCOTT WEBB, SECRETARY TO

THE PLANNING COMMISSION
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PLANNING COMMISSION

ATTACHMENT E
Resolution No. P-22-019 – CUP Alcohol Sales Resolution
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RESOLUTION NO. P-22-019

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE APPROVING THIS CONDITIONAL USE PERMIT PORTION OF CASE NO. PLAN21-00038 FOR

A CONDITIONAL USE PERMIT TO ALLOW FOR BEER AND WINE SALES FOR OFF-SITE

CONSUMPTION WITH A FINDING OF PUBLIC CONVENIENCE OR NECESSITY IN

ASSOCIATION WITH A FUELING STATION AND CONVENIENCE STORE ON PROPERTY

EXCEPTING THEREFROM, THE INTEREST OF THE COUNTY OF SAN BERNARDINO IN THE EAST 40 FEET AS CONVEYED TO THE COUNTY OF SAN BERNARDINO, BY DEED RECORDED JULY 17, 1959 IN BOOK 4878, PAGE 177, OFFICIAL RECORDS. APN: 3106- 181-01-0-000; and
WHEREAS, a public hearing was held on the 13 th day of April 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and
WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and 115
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WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed use along with adequate development standards to ensure land use compatibility due to the sites location along arterial roadway frontages, the projects conformance with applicable standards of Title 16 of the Victorville Municipal Code (VMC) including a sufficient residential buffer per Section 16-3.10.030, and the sites location along an arterial roadways conducive to commercial uses; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(a) of the Victorville Municipal Code the proposed location of the conditional use is in accord with the objectives and requirements of the development code since Title 16 of the Municipal Code conditionally permits beer & wine sales which are located on a site in conjunction with a fuel dispensing facility, and within a proposed convenience store that meets the allowances provided by the Section 16-3.07.020(a)(3)(i)(b) of the Municipal Code for alcohol sales as conditioned; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(b) of the Victorville Municipal Code the proposed location of the conditional use and the conditions 116
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under which it will be operated is consistent with the General Plan and will not be detrimental to the public health, safety, or welfare since: alcohol (beer and wine) sales will be subject to operating standards such as limited retail space, prohibition of single-serve sales, as well as protective measures relating to safety, loitering, littler, and excessive signage; and the project is consistent with the General Plan and the project will maintain the integrity of the underlying Land Use District with a Conditional Use Permit for C-1 Neighborhood Service Commercial Uses within the City Initiative Area; and
WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(c) of the Victorville Municipal Code the traffic generated by the proposed conditional use will not overload the capacity of the surrounding street system and will not create a hazard to public safety since as the site is accessed via two Arterial Roadways, which along with any required improvements will be able to adequately serve the needs of the site; and WHEREAS, the Planning Commission finds that pursuant to Section 16-3.02.050(d) of the Victorville Municipal Code the proposed conditional use complies with each of the applicable provisions of Title 16, Chapter 3 of the Victorville Municipal Code as conditioned, since the proposal will be conditioned to comply with all display area, prohibited sales, and operating standards required by Section 16-3.07.020(a); and
WHEREAS, the Planning Commission finds that the proposed beer and wine sales for off-site consumption will serve the public convenience and necessity of the area due to the findings contained within this resolution; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Section 16-3.02.040 of the Victorville Municipal Code that this Conditional Use Permit portion of Case No. PLAN21-00038 to allow for beer and wine sales for off-site consumption with a finding of public convenience or necessity in association with a fueling station and convenience store within an R-1 (Single-Family Residential) zoned city initiative area on the hereinabove described property be granted subject to the following conditions of approval:
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Planning Conditions:

1. This approval shall be valid for beer and wine sales for off-site consumption in conjunction with a fuel dispensing facility and a convenience store at the herein described location.

4. A maximum of ten percent of retail display area may be devoted to the sale and display of beer and wine. Proof of compliance with this requirement shall be noted on the floor plans submitted to the building division for plan check review prior to the issuance of a building permit.

5. Operational standards – Off-site alcoholic beverage sales activities shall be designed, constructed, and operated to conform to all of the following operational standards and alcohol sales limitations:
a. An establishment selling alcoholic beverages shall not result in adverse effects to the health, peace or safety of persons residing or working in the surrounding area. b. An establishment selling alcohol for off-site consumption shall be prohibited from selling single-serve alcoholic beverages as follows:

1. Individual containers of beer, malt liquor and alcoholic energy drinks of any size; individual containers of wine of less than 750ml in size; individual containers of distilled spirits of less than 375ml in size; or any other individual container of alcoholic beverage for single-serve consumption. This restriction shall not be required of an establishment consisting of a general retail store, a grocery store, or a retail pharmacy with greater than 8,000 square feet of gross area. This restriction is not intended to prohibit the sale of such beverages in kegs or other types of containers, with a volume of two or more gallons, which are clearly designed to dispense multiple servings.

2. Wine in bottles or containers smaller than 750ml; individual containers of distilled spirits of less than 375ml in size; wine coolers, beer, malt liquor and alcoholic energy drinks in containers of any size; and/or any other individual alcoholic beverage for single-serve consumption shall only be sold in the manufacturer’s pre-packaged multi-unit quantities.

The above restrictions do not apply to existing establishments selling alcoholic beverages for off-site consumption with an active beer, wine or liquor license established prior to July 18, 2013 (the effective date of Ordinance 2299), unless the license has lapsed for 90 or more consecutive days, or was originally prohibited from selling single-serve alcoholic beverages through a Conditional Use Permit, a Finding of Public Convenience or Necessity and/or through a Department of Alcoholic Beverage Control license.
c. An establishment selling alcoholic beverages shall not result in nuisance activities within the premises or in close proximity of the premises, including but not limited to disturbance of the peace, illegal drug activity, public 118
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drunkenness, drinking in public, harassment of passersby, gambling, prostitution, sale of stolen goods, public urination, theft, assaults, batteries, acts of vandalism, littering, loitering, graffiti, illegal parking, excessive loud noises, especially in the late night or early morning hours, traffic violations, curfew violations, lewd conduct, sales to minors or police detentions and arrests.
d. An establishment shall comply with all provisions of local, state or federal laws, regulations or orders, including but not limited to those of the ABC, California Business and Professions Code §§ 24200, 24200.6, and 25612.5, as well as any condition imposed on any permits issued pursuant to applicable laws, regulations or orders. This includes compliance with annual city business license fees. e. The premises upkeep and operating characteristics shall be compatible with, and shall not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood.
f. An establishment shall comply with the following public nuisance prevention measures:

1. Lighting: Exterior areas of the premises and adjacent parking lots shall be provided with sufficient lighting in a manner that provides adequate illumination for alcohol establishment patrons while not spilling onto surrounding residential and commercial properties. A photometric study may be required to demonstrate compliance.

2. Litter: Adequate litter receptacles shall be provided on site and in the building. The premises shall be kept free of the accumulation of litter and shall be removed no less frequently than once each day the business is open.

3. Loitering: The establishment’s operators or employees shall be required to discourage loiterers and to ask persons loitering longer than fifteen minutes to leave the area and contact local law enforcement officials for enforcement of applicable trespassing and loitering laws if persons requested to leave fail to do so.

4. Signage: There shall be no exterior advertising of alcoholic products, or tobacco and paraphernalia or similarly controlled products.

5. Signs: The following signs shall be required to be prominently posted in a readily visible manner on an interior wall or fixture, and not on windows, in English and Spanish:
i. “California State Law prohibits the sale of alcoholic beverages to persons under 21 years of age.”
ii. "No Loitering or Public Drinking."
iii. “It is illegal to possess an open container of alcohol in the vicinity of this establishment.”

6. Presentation of Documents: A copy of the conditions of approval and the California Department of Alcoholic Beverage Control license shall be required to be kept on the premises and presented to any enforcement officer or authorized state or county official upon request.

7. Mitigating Alcohol Related Problems: The establishment shall be required to operate in a manner appropriate with mitigating alcohol related problems that negatively impact those individuals living or working in the neighborhood including but not limited to congregation of individuals, violence, drunkenness, public urination, solicitation, drug-dealing, drug use, and loud noise on or near the premises. Such mitigation measure shall include the operators and employees of the establishment maintaining adequate surveillance of the premises and nearby areas and contacting local law enforcement officials during the early stages of a disturbance.
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8. Drug Paraphernalia: An off-site alcohol establishment shall be prohibited from selling drug/tobacco paraphernalia products as defined in Health and Safety Code sections 11014.5 and 11364.5. “Drug paraphernalia” means all equipment products and materials of any kind that are used intended for use or designed for use in planting, propagating, cultivating, growing, harvesting, manufacturing, compounding, converting, producing, processing, preparing, testing, analyzing, packaging, repackaging, storing, containing, concealing, injecting, ingesting, inhaling, or otherwise introducing into the human body a controlled substance in violation of the California Uniform Controlled Substances Act commencing with California Health and Safety Code section 11000.

9. Prohibited Vegetation: Exterior vegetation shall not be planted or maintained that could be used as a hiding place for persons on the premises. Exterior vegetation may be planted and maintained in a manner that minimizes its use as a hiding place.

10. Window Obstructions: To ensure clear and unobstructed view of the interior of the premises, including the area in which the cash registers are maintained, from the exterior public sidewalk or entrance, no more than 15% of windows and entry doors shall be blocked by signs, vending machines, shelves, racks, storage, etc.

11. Training: Each off-site operator and their employees selling alcohol shall complete the Responsible Beverage Service (RBS) Training component. To satisfy this requirement, a certified program must meet the standards of the Alcohol Beverage Control Responsible Beverage Service Advisory Board or other certifying/licensing body designated by the state of California. Proof of completion shall be kept on the premises and provided to City officials within 48 hours of a written request.

12. Posting of Documents: A copy of these operational standards, any applicable ABC or city operating conditions, and any training requirements shall be posted in at least one prominent place within the interior of the establishment where it will be readily visible and legible to the employees and patrons of the establishment.

6. Failure to comply with any of the operating standards in Condition #4 & #5 above shall constitute grounds for revocation of a conditional use permit and/or business license. These above requirements, shall not be considered the sole grounds for revocation of a conditional use permit and/or business license.

7. The sales or advertisement of pornography, including those items typically sold by an “Adult Bookstore” or referred to as “Adult Sexually Oriented Merchandise” as defined by Title 16, Chapter 3, Article 23 of the Development Code entitled “Regulation of Adult-Oriented Businesses” shall be prohibited on-site.

8. Tobacco product and paraphernalia sales shall be permitted in accordance with the standards outlined in Section 16-3.07.020 of the Victorville Municipal Code as follows:
1) No license may be issued to authorize retail tobacco product and paraphernalia sales at any location that is not licensed under state law to sell alcoholic beverages for consumption off the premises (e.g. an "off-sale" license issued by the California Department of Alcoholic Beverage Control).
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2) The display area of tobacco products, including paraphernalia, shall not exceed 10 percent of the total floor area of a business establishment. 3) The display area devoted to tobacco paraphernalia shall not exceed a 2 foot in depth by 4 foot in length section of a single shelf space.
4) The display of tobacco products and paraphernalia shall be located behind a service counter in a manner that prohibits self-service by the customer. 5) It shall be a violation of this municipal code for any licensee or any of the licensee's agents or employees to violate any local, state, or federal law regulating controlled substances or Drug Paraphernalia, such as, for example, California Health and Safety Code section 11364.7.
6) No smoking or vaping shall be permitted on the premises at any time. 7) The sale of tobacco products and paraphernalia to a minor is prohibited. 8) No sales may be solicited or conducted on the premises by minors. 9) No distribution of free or low-cost tobacco, tobacco products or tobacco paraphernalia, as well as coupons for said items, shall be permitted.

9. The applicant/developer shall be responsible for obtaining all necessary permits from any affected regulatory agencies.

10. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

11. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

PASSED, APPROVED AND ADOPTED this 13th day of April, 2022. _______________________________________

ROB KURTH, CHAIRMAN

VICTORVILLE PLANNING COMMISSION
ATTEST:
________________________________________

SCOTT WEBB, SECRETARY TO

THE PLANNING COMMISSION
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PLANNING COMMISSION

ATTACHMENT F
Resolution No. P-22-020 – Parcel Map Resolution
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RESOLUTION NO. P-22-020

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE GRANTING THE SITE PLAN PORTION OF CASE NO. PLAN21-00038; A SITE PLAN WITH AN

ENVIRONMENTAL EXEMPTION TO ALLOW FOR THE DEVELOPMENT OF A FUELING STATION AND CONVENIENCE STORE LOCATED WITHIN AN R-1 (SINGLE-FAMILY

RESIDENTIAL) ZONED CITY INITIATIVE AREA AT THE SOUTHWEST CORNER OF

EXCEPTING THEREFROM, THE INTEREST OF THE COUNTY OF SAN BERNARDINO IN THE EAST 40 FEET AS CONVEYED TO THE COUNTY OF SAN BERNARDINO, BY DEED RECORDED JULY 17, 1959 IN BOOK 4878, PAGE 177, OFFICIAL RECORDS. APN: 3106- 181-01-0-000; and
WHEREAS, a public hearing was held on the 13 th day of April 2022, pursuant to Title 7, Division I, Chapter 4, of the Government Code, State of California, to hear arguments for and against the issue; and
WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and 123
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WHEREAS, the Planning Commission finds the project to be categorically exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15315 entitled minor land divisions, based upon the following conditions:
a) The division of the property is into four or fewer parcels. b) The parcel is located in an urbanized area.
c) The parcel is zoned residential and is in conformance with the General Plan. d) All services and access are provided to the proposed parcels.

WHEREAS, the Planning Commission finds that all materials that constitute the record of proceedings upon which its decision is based, shall be located with the City of Victorville Clerk, located at 14343 Civic Drive, Victorville, CA; and WHEREAS, the Planning Commission finds that the site is adequate in size to accommodate the proposed use along with adequate development standards to ensure land use compatibility due to the sites location within a residential city initiative area zone, the projects conformance with applicable standards of Title 16 of the Victorville Municipal Code including sufficient access and off-site connections, and the sites location along a Super Arterial Roadway (Mojave Drive) and an Arterial Roadway (Amargosa Road); and WHEREAS, the Planning Commission finds that this land division is consistent with the City's adopted General Plan and Zoning Ordinance since the site meets the required size and access requirements and will not divide an established land use designation; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, pursuant to Section 16-3.01.060 of the Victorville Municipal Code that Parcel Map portion of Case No.

PLAN22-00038, to allow for the development of a fueling station and convenience store to allow for the creation of two parcels from one vacant parcel on the hereinabove described property be granted subject to the following conditions of approval:
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Planning Conditions:

1. The proposed subdivision shall comply with all applicable development standards of Title 16 of the City of Victorville Municipal Code, as well as the Subdivision Map Act of the State of California.

2. The final map shall be in substantial conformance with the tentative map submitted as part of this application, unless modification is required to comply with Title 16 of the City of Victorville Municipal Code and/or conditions of approval.

3. All requirements of the associated Site Plan portion of Case No. PLAN21-00038 shall be completed prior to the issuance of a permanent Certificate of Occupancy. This Parcel Map shall run concurrently with the Site Plan.

4. The applicant shall provide the Zoning Administrator or his designee with a lot closure list for all lots within the subdivision at the time of submission of maps for final approval.

5. Prior to (or with) recordation of this map, the applicant shall record a reciprocal access agreement between the two parcels, subject to Planning Staff review and approval.

6. The final map shall be subject to review and approval by the Zoning Administrator or his designee prior to recordation.

7. The City of Victorville’s name shall not be used in any Conditions, Covenants, and Restrictions (CC&Rs) associated with this development to which it is not a party.

8. The Applicant/Owner shall agree to defend, indemnify and hold harmless, the City of Victorville, its agents, officers and employees from any claim, action or proceeding against the City of Victorville or its agents, officers or employees to attack, set aside, void or annul this approval. The City of Victorville shall promptly notify the applicant of any such claim, action or proceeding, and the City of Victorville shall cooperate fully in the defense.

9. The applicant/developer shall be responsible for obtaining all necessary permits from any affected regulatory agencies.

10. The project shall comply with all Federal, State and local laws and policies, including: the California Government Code (including the Planning, Zoning and Development Laws), Environmental Quality Act (CEQA), Subdivision Map Act, International Building Code, Green Code, Fire Code; and, Victorville General Plan and Municipal Code; unless permitted to deviate through provisions of such, or through adopted mitigation measures, conditions of approval, or the plans themselves.

Engineering Conditions:

11. The subdivider shall dedicate an easement for public right-of-way to the City of Victorville for the following in accordance with the Circulation Element of the General Plan:
a. 64-feet from the centerline of improvements for Mojave Drive. b. 75-feet from the centerline of improvements for Mojave Drive at the dedicated right-turn pocket.
c. 51-feet from the centerline of improvements for Amargosa Road. 125
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d. The curb return dedication at the southwest corner of Mojave Drive and Amargosa Road shall be 50-foot radius per City Standard No. S-11B.

12. The subdivider shall prepare and file with the City, a parcel map in accordance with the requirements of Subdivision Map Act per its latest amendment, and all applicable provisions of Title 16 and Tile 17 of the Victorville Municipal Code.

13. The parcel map shall be based upon a recent field survey made in conformity with the Land Surveyor’s Act.

14. The subdivider shall comply with all applicable requirements and provisions of Title 16 and Title 17 of the Victorville Municipal Code, and the Subdivision Map Act.

15. The subdivision map shall show any easements of record within the subdivision boundary and annotate said easements as required by the City.

16. Any easements required for public utilities, city owned sewer, and/or drainage facilities shall be dedicated on the parcel map.
(a) All improvements along the frontages of the subject property shall be constructed as required by Sections 16-4.08.010, 16-4.08.020, 16-4.08.030, and 16-4.08.040, of the Victorville Municipal Code in accordance with the requirements of the Standard Specifications for Public Improvements of the City of Victorville and the City Engineer.

In accordance with the provisions of Sections 66411.1 of the Subdivision Map Act, the fulfillment of the construction requirements shall not be required until the time a permit or other grant of approval for development of any or all parcels created by this subdivision is issued by the City of Victorville. The owners of the land being subdivided shall acknowledge the requirement of improvements by statement on the parcel map. Said improvements include but are not limited to: Street grading, installation of curbs, gutters and sidewalks, provisions for drainage and construction of drainage structures necessary to the proper use and drainage of the streets and/or to the public safety, convenience and protection of property; (b) Paving of streets, paths and alleys as required;
(c) Provision for a water system with mains of sufficient size and having a sufficient number of outlets to furnish adequate potable water supply to each lot of the subdivision in accordance with the Standard Specifications for Public Improvements with sufficient fire hydrants, gated connections and appurtenances to provide adequate fire protection in accordance with the standard specifications; (d) Sanitary sewer facilities to enable connections for each lot to a sewage system approved by the City;
(e) Installation of street lighting system;
(f) Installation of street signs as required;
(g) Installation of a system of monuments conforming to this title and as approved by the City;
(h) Installation of electric utility service facilities to each lot within the subdivision; (i) Installation of communication service facilities (telephone) to each lot within the subdivision;
(j) Installation of natural gas service facilities to each lot within the subdivision; (k) Installation of cable television service for every CATV franchise authorized by the City to serve the subdivision to each residential parcel in the subdivision pursuant to the provisions of Section 16-4.08.040 (b). All costs associated with such installations 126
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and equipment shall be the responsibility of any franchised cable television franchisee.
(l) Subdivider shall relocate or cause to be relocated all existing utility facilities required to be relocated as a result of the construction of improvements.

17. Prior to the acceptance for recordation of the parcel map, the subdivider shall enter into an Improvement Agreement as required by Section 16-4.08.060 of the Victorville Municipal Code and Section 66411.1 of the Subdivision Map Act for the completion of any improvements as set forth in Section 16-4.09.010 that have not been completed. Said agreement shall be secured by one of the forms specified by Section 17.64.060 of the Victorville Municipal Code.

18. The subdivider shall monument or reference at least one exterior boundary line of the land being subdivided before the map is recorded, and shall furnish to the City a security guaranteeing the payment of the cost of setting monuments not in place at the time the map is recorded.

19. Pursuant to Section 17.76.010 of the Victorville Municipal Code, prior to the filing of any final map or parcel map, the subdivider shall pay or cause to be paid any fees (assessments) for defraying the actual or estimated costs of constructing planned drainage facilities for the removal of surface and storm waters from local or neighborhood drainage areas, or sanitary sewer facilities for local sanitary sewer areas established pursuant to Section 66483 of the Government Code.

20. The subdivider’s surveyor or engineer shall comply with Section 8771 (b) of the Business and Professions Code (Land Surveyors Act), including the filing of a corner record, regarding the preservation of the location of existing monuments that may be destroyed as a result of construction for this subdivision.

21. The subdivider shall submit an initial and final digital AutoCAD copy of the map.

22. The subdivider shall provide the City with a copy of the recorded map on reproducible polyester based film (mylar).

PASSED, APPROVED AND ADOPTED this 13th day of April, 2022. _______________________________________

ROB KURTH, CHAIRMAN

VICTORVILLE PLANNING COMMISSION
ATTEST:
________________________________________

SCOTT WEBB, SECRETARY TO

THE PLANNING COMMISSION
127

PLANNING COMMISSION

ATTACHMENT G

Agency Comments

128
129
130
1 Charlene A. Johnson
From: Tyler A Hudson <[email protected]>
Sent: Thursday, March 3, 2022 12:33 PM
To: Charlene A. Johnson; Planning Division
Subject: RE: (External):PLAN21-00038 Request For Comments Attachments: Blank CPIS and DOL.pdf; Tyler H. Commercial Cover Letter.pdf [EXTERNAL EMAIL]: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Please have the customer fill out and submit the attached CPIS and DOL to our Victorville Planning Customer Inbox @ [email protected].

Tyler Hudson
Local Planning
Victorville Service Center
Cell: (760) 484 0395
Phone: (760) 951 3141
PAX: 13141
SCE Planning Links:

Local Planning Link (Project Forms, Temporary Power, & Information) Electrical Service Requirements (ESR) Link (Electrical Service Connections Guide) Underground Structures (Underground Structures Manual)
Rates & Pricing Choices (Information on Different SCE Rates) SCE Tariff Books (SCE Tariffs)

*** EXTERNAL EMAIL - Use caution when opening links or attachments *** *** EXTERNAL EMAIL WITH ATTACHMENT - BE CAREFUL NOT TO OPEN IF THIS DOCUMENT IS NOT EXPECTED OR TRUSTED ***
CASE NO.: PLAN21-00038

131
2 DESCRIPTION: A SITE PLAN AND CONDITIONAL USE PERMIT WITH A MITIGATED

NEGATIVE DECLARATION TO ALLOW FOR THE DEVELOPMENT OF A FUELING STATION AND

CONVENIENCE STORE AND A CONDITIONAL USE PERMIT TO ALLOW FOR BEER AND WINE

SALES FOR OFF-SITE CONSUMPTION WITH A FINDING OF PUBLIC CONVENIENCE OR NECESSITY LOCATED ON R-1 ZONED PARCEL LOCATED AT THE SOUTHWEST CORNER OF

MOJAVE DRIVE AND AMARGOSA ROAD

APN: 3106-181-01

REQUEST FOR COMMENTS

Attached is a pdf with information regarding case PLAN21-00038

We are requesting that you provi de us with any information, including environmental concerns, as to the effect they will have on your agency. This information will assist st aff in analyzing the project and providing the Planning Commission with proper information to serve as a basis for its decision. If you need additional information to be able to provide comments on the projects, please contact the Planning Division and arrangements will be made to make that information available to you.

Please email any comments on the abov e mentioned case(s) to [email protected] on you r
Agency's official letterhead.

Your response to this request should be returned to this department on or before March 9, 2022, to ensure your proposed conditions or comments are reviewed by staff.

Should you have any questions or need further clarification concerning the case(s), please do not hesitate to contact this depa rtment at (760) 955-5135. Your cooperation a nd timely response will be greatl y
appreciated.

This is for your information. No reply is necessary unless you have comments, or existing right of way or easements across the property proposed for development.

Thank you,

PLANNING DIVISION

132

PLANNING COMMISSION

ATTACHMENT H

Gas Station Policy

133
1 1
4 9
3 RESOLUTION NO. P-21-052

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE

ESTABLISHING A POLICY OF THE PLANNING COMMISSION TO PROVIDE

PLACEMENT GUIDANCE FOR APPLICANTS SEEKING TO ESTABLISH NEW CAR

WASHES OR GAS STATIONS WITHIN THE CITY
WHEREAS, there has been a recent influx of new gas stations and car washes within the City of Victorville; and
WHEREAS, the business community continues to seek new locations for car washes and/or gas stations within the City of Victorville; and WHEREAS, the Victorville Municipal Code allows new car washes and fueling (“gas” or “gasoline”) stations in the C-1 (Neighborhood Services), C-2 (General Commercial) and CM (Commercial Manufacturing) zoning districts with the approval of a discretionary Conditional Use Permit by the Planning Commission, pursuant to Section 16-3.07.010 of the Municipal Code; and
WHEREAS, the Planning Commission finds that the Municipal Code regulations do not adequately address the preferred placement of future gas stations and car washes within the City of Victorville; and
WHEREAS, the Planning Commission finds it necessary to create a policy that sets forth upfront placement guidance for applicants to consider prior that seeking a Conditional Use Permit for the development of a gas station and/or car wash within the City of Victorville; and
NOW, THEREFORE BE IT RESOLVED by the Planning Commission that Planning Commission Policy PCP-21-001 be adopted as follows:

1. A maximum of two (2) gas stations are preferred at any single intersection. Where two (2) gas stations are located at a single intersection, the Planning Commission encourages fueling stations to be sited in such a manner as to serve different flows of traffic. We meet this requirement, since our project is only the 2nd site on the corner.

2. Standalone car wash facilities should be separated by a minimum of 2,000 feet, as measured from property lines. We are not proposing a carwash as part of our project.

3. Accessory car wash facilities should not be included with a gas station development if there
is a standalone car wash facility located within 1,000 feet of the planned gas station location, as measured from property lines. We are not proposing a carwash as part of our project.

4. All gas station and car wash Conditional Use Permit applications shall include a market research study that analyses the feasibility of the project at the subject location. Report is done.
28 1
1 4
9 3

5. Gas station and/or car wash developments should avoid locations within 300 feet of residentially zoned property, as measured from property lines, unless designed in a manner to mitigate noise, traffic and light glare impacts generated by the development. We have added mitigations in our design that will mitigate noise, traffic and light glare toward the residential properties. 29 PLANNING COMMISSION

ATTACHMENT I

Market Research Study

136

MARKET DEMAND AND FISCAL IMPACT ANALYSES

PROPOSED MOJAVE VALLEY CENTER

VICTORVILLE, CA

Prepared for:

A & S ENGINEERING, INC.

Prepared by:

THE NATELSON DALE GROUP, INC.

Yorba Linda, CA
Telephone: (714) 692-9596
Fax: (714) 692-9597
Web: www.natelsondale.com

March 17, 2022
137

TABLE OF CONTENTS

SECTION PAGE

1.0 INTRODUCTION............................................................................................ 1

1.1. Organization of the Report ...................................................................... 1

1.2. Scope of the Study ................................................................................. 1

1.3. Onsite Employment ................................................................................ 2

2.0 EXECUTIVE SUMMARY .................................................................................. 3

2.1. Market Feasibility of Proposed Project ....................................................... 3

2.2. Fiscal Impacts of Proposed Project............................................................ 7

3.0 MARKET DEMAND ANALYSIS ........................................................................ 9

4.0 FISCAL IMPACTS – STUDY METHODOLOGY ................................................. 16

4.1. Scope of the Analysis ............................................................................ 16

4.2. Overview of Forecasting Methodology ..................................................... 16

4.3. Fiscal Revenues ................................................................................... 17

4.4. Fiscal Costs ......................................................................................... 18

Appendix A: Fiscal Impact Model Calculations (Proposed Commercial Project) Appendix B: Fiscal Impact Model Calculations (Alternative Residential Project)

138

1.0 INTRODUCTION
THE NATELSON DALE GROUP, INC. Page 1
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville

1.0 INTRODUCTION
This report evaluates the following economic issues related to the proposed Mojave Valley Center (“project”) in the City of Victorville (“City”):

1. The level of existing and future market demand available to support feasible development of the proposed project; and

2. The proposed project’s fiscal impacts on the City’s General Fund.

The project site is approximately 5.38 acres in size and is situated on the southwest corner of Mojave Drive and Amargosa Road. The project would include the following land use components:

Phase I
• Gas station
• Convenience store (4,200 square feet)

Phase II (conceptual)
• Mixed-use retail (15,750 square feet)
• Fast Food (3,000)
• Retail A – to be determined (3,200 square feet)
• Food A – to be determined (3,150 square feet)

1.1. Organization of the Report
This introduction summarizes the project description and describes the scope of the study. Chapter 2 provides an Executive Summary of the study findings. Chapter 3 summarizes the market demand/ feasibility analysis. Chapter 4 describes the methodology used for the fiscal impact analysis. Appendices A and B provide the detailed fiscal impact calculations.

1.2. Scope of the Study
The market feasibility analysis considers historic and projected growth in gasoline station sales in Victorville, based on foreseeable consumer expenditures patterns and anticipated population growth.

The market study also evaluates the proposed project’s potential competitiveness given the locations of existing gasoline stations in the trade area.

The fiscal impact analysis focuses on annually-recurring impacts to the City’s General Fund. The analysis excludes one-time costs such as processing costs related to new development. It is assumed that these costs would be offset by related revenue sources such as development impact fees, plan check fees, developer reimbursements, etc.

In addition to evaluating the fiscal impacts of the proposed commercial project, the study provides a comparative analysis of the fiscal impacts that would result if the site were (hypothetically) developed pursuant to the property’s existing R-1 (single-family residential) zoning. Table 1-1 on the next page compares the land use assumptions for the two scenarios considered in the analysis. 139

1.0 INTRODUCTION
THE NATELSON DALE GROUP, INC. Page 2
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville

1.3. Onsite Employment
As described in greater detail in Chapter 4, the analysis calculates certain City revenues and costs on a “per capita” basis. Since the proposed commercial project would not have a resident population, the analysis utilizes the project’s onsite employment as the basis for forecasting the project’s impact on key municipal services. Table 1-2 shows the number of on-site jobs anticipated within the project. Table 1-2 also provides a calculation of the projected “effective” population for purposes of forecasting impacts to City services.

Table 1-1
Comparison of Land Use Scenarios
Fiscal Impact Analysis
Mojave Valley Center Project

Table 1-2
Onsite Employment
Proposed Mojave Valley Center Project
City of Victorville

Project Component Jobs

Gas Station

10 Convenience Store 11
Restaurant / Fast Food 30
Miscellaneous Retail Space 47
Total Onsite Employees 98

Employee weighting factor 50%

"Population-equivalent" jobs (1)

49 (1) One job is assumed to be equivalent to 0.5 full-time residents in terms of impact to City revenues and costs.

Source: TNDG; Applicant (see appendix Tables A-3 and A-8).

Square F eet Units
Phase I
Gas Station N/A Single-family residential 18
Convenience Store 4,200 (3.3 units per gross acre) Phase II (conceptual)
Restaurant / Fast Food Space 3,000 Assumed average sales price: $450,000 Retail Space 18,770
Source: The Natelson Dale Group, Inc. (TNDG).

Hypothetical Residential AlternativeProposed Commercial Project 140

2.0 EXECUTIVE SUMMARY
THE NATELSON DALE GROUP, INC. Page 3
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville

2.0 EXECUTIVE SUMMARY
This chapter briefly summarizes the conclusions of the market feasibility and fiscal impact studies. More detailed documentation is provided in Chapters 3 and 4, and Appendices A and B.

2.1. Market Feasibility of Proposed Project
Based on proprietary data supplied by the project applicant, the proposed project is projected to achieve total taxable sales of $11,800,000 per year (in 2021 dollars). This total (which includes both gasoline and convenience store sales) is consistent with industry standards for new, well-positioned gasoline stations.

Historic Growth in Gasoline Station Sales in Victorville and San Bernardino County. Within the “Gasoline Stations” retail sales category tracked by the California Department of Tax and Fee Administration (CDTFA), taxable sales in the City of Victorville increased from $155.4 million in 2016 to $183.8 million in 2019. Total taxable sales dipped sharply (to $132.9 million) in 2020 due to the COVID- 19 pandemic, but then rebounded strongly (to an estimated $222.8 million) in 2021. 1 These dollar
amounts reflect actual changes in the amounts of gasoline sold, as well as year-to-year fluctuations in gasoline prices. In 2021, Victorville’s per-household gasoline station sales of approximately $5,800 were 12% lower than the countywide average ($6,600) and a full 30% lower than the High Desert average2 ($8,300). Victorville’s lower-than-average performance relative to regional benchmarks represents demand “leakage” that can potentially be re-captured with the development of additional, competitive gasoline stations.

Projected Demand Growth Available to Support New Gasoline Stations. Based on projected population and household growth, The Natelson Dale Group, Inc. (TNDG) has projected future increases in gasoline sales in Victorville under two scenarios: 1) a conservative scenario in which gasoline sales would grow at an expenditure level of $6,500 per household (i.e., just under the existing countywide average); and 2) a more optimistic scenario in which gasoline sales would grow at an expenditure level of $7,000 per household (i.e., achieving about 85% of the current average for the High Desert cities).

Based on TNDG’s demand projections (which are detailed in Chapter 3), the study indicates the following conclusions with respect to the market feasibility of the proposed project:
• Incremental demand for gasoline stations in Victorville is already (in 2022) more than sufficient to absorb the proposed project’s anticipated sales of approximately $11.8 million. Even under the conservative demand projection, incremental demand is currently 269% of the proposed project’s expected sales volume. Under the more optimistic demand projection, incremental demand is currently 435% of the amount needed to support the proposed project.

1 CDTFA data are available through Third Quarter 2021; full-year sales have been estimated by The Natelson Dale Group, Inc. (TNDG) based on prior-year trends for fourth quarter sales. 2 Average for the cities of Adelanto, Apple Valley, Barstow, Hesperia an d Victorville. 141

2.0 EXECUTIVE SUMMARY
THE NATELSON DALE GROUP, INC. Page 4
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville
• In addition to fully supporting the proposed project, estimated incremental demand is currently sufficient to support other new gasoline stations in Victorville (including a 76 station currently under construction across the street from the proposed project site). Based on TNDG’s demand projections, Victorville could support three new gasoline stations under the conservative scenario and four new gasoline stations under the more optimistic scenario. • Over the next three years (through 2025), incremental demand driven by expected population and household growth would be sufficient to support four new gasoline stations in Victorville under the conservative scenario and six new gasoline stations under the more optimistic scenario.

Competitive Strength of Proposed Project Site. Table 2-1 (on the next page) profiles the existing competitive gasoline stations within a 15-minute drive time of the proposed project site (southwest corner of Mojave Drive and Amargosa Drive)3. Figure 1 shows the competitor locations on a map. The profile of existing4 competitors suggests that the proposed project would be well positioned in the market for the following reasons:
• As shown on the table, the subject site is supported by a total traffic count of 32,000 trips (17,000 on the primary access street and 15,000 on the secondary access street), ranking it as the highest-traffic site among gasoline stations within the 15-minute trade area. • As shown on the map, the proposed project is the westernmost site among gasoline stations within the 15-minute trade area, allowing it to respond to demand for a significant portion of the trade area (extending west towards the neighboring city of Adelanto) that is currently relatively under-served by gasoline stations.

3 The list of competitors and the associated data for each site were derived from a proprietary market analysis prepared for the project applicant by Kalibrate, a leading market intelligence resource for the gasoline station industry. The Kalibrate report was originally completed in July 2020 and updated in March 2022. Kalibrate defines the proposed project’s competitive trade area by a 15-minuite drive time. 4 The list (and map) of existing service stations includes only stations that were operational as of the end of Calendar Year 2021 (the base year for the demand analysis). Thus, the 76 station currently under construction across the street from the subject site is not included on the existing facility list but is acknowledged as a future addition to the inventory that will compete for a share of incremental demand. 142

2.0 EXECUTIVE SUMMARY
THE NATELSON DALE GROUP, INC. Page 5
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville

Table 2-1
Profile of Main Competitor Sites in Local Trade Area (15-mi nute drive time) Proposed Gas Station (Southwest Corner of Mojave Drive and Amargosa Drive) Map
# Street Address
Brands Traffic Counts

Gas
Convenience
Store

Fast Food
Primary
Street
Secondary
Street
Total (Primary
+ Secondary)
1 15730 Roy Rogers Drive /
Civic Drive ARCO ampm N/A 15,000 3,000 18,000
2 Mojave Drive /
15322 Village Drive Circle K Circle K N/A 17,000 12,000 29,000 3 15322 Village Drive /
Mojave Drive Mojave Mojave N/A 13,000 17,000 30,000
4 14796 La Paz Drive /
La Paz Drive North Chevron Extra Mile N/A 17,000 8,000 25,000 5 16088 Mojave Drive /
La Paz Drive Mobil Mobil Krispy Krunchy 23,000 7,000 30,000 6 14575 Valley Center Drive
(South of La Paz Drive) Costco N/A N/A 12,000 500 12,500 7 14689 La Paz Drive /
Valley Center Drive Shell Circle K Arby’s 17,000 12,000 29,000 8 14595 7th Street /
La Paz Drive 7-Eleven 7-Eleven 7-Eleven 23,000 11,000 34,000 9 15482 Palmdale Road
(opposite Park Avenue) Berri Brothers Berri Brothers N/A 28,000 500 28,500 10 15445 Palmdale Road /
Park Avenue ARCO ARCO N/A 28,000 2,000 30,000
S SWC Mojave Drive /
Amargosa Drive SUBJECT SITE 17,000 15,000 32,000

143

2.0 EXECUTIVE SUMMARY
THE NATELSON DALE GROUP, INC. Page 6
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville
Figure 2-1 - Main Competitor Sites in Local Trade Area (15-minute drive time) 144

2.0 EXECUTIVE SUMMARY
THE NATELSON DALE GROUP, INC. Page 7
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville

2.2. Fiscal Impacts of Proposed Project
The proposed project’s impacts on the City’s General Fund are briefly summarized below, followed by a comparative summary for the hypothetical residential alternative.

Proposed Commercial Project. As shown on Table 2-2, below, the proposed project is projected to generate approximately $419,100 in annual General Fund revenue to the City. General Fund expenditures are projected at approximately $18,500 per year. Thus, the project is projected to generate a net fiscal benefit of approximately $400,600 per year to the City’s General Fund.

Table 2-2
Summary of Annual Impacts to City’s General Fund
Proposed Mojave Valley Center Project
City of Victorville

General Fund Amount

Revenues
Property Tax $22,576
Property Tax in lieu of VLF 14,714
Real Property Documentary Transfer Tax 802
State Sales Tax 189,310
Measure P Sales Tax 189,310
Franchise Fees 1,366
Business License Fees 1,015
Fines and Forfeitures 38
Total Revenues $419,129

Expenditures
Police Department $9,568
Fire Department 4,921
Code Compliance 457
Development Services1 719
Engineering and Public Works & Water 1,993
General Government2 812
Total Expenditures $18,471

Net General Fund Fiscal Impact $400,659

Source: The Natelson Dale Group, Inc. (TNDG).

Notes:

1. Includes Planning Department and Building Department.

2. Includes the following budget categories: Finance, Human Resources, Information Technology, General and City Management.

145

2.0 EXECUTIVE SUMMARY
THE NATELSON DALE GROUP, INC. Page 8
Market Demand and Fiscal Impact Analyses for Proposed Mojave Valley Center City of Victorville

Hypothetical Residential Alternative. As shown on Table 2-3, below, the residential alternative project would generate approximately $32,600 in annual General Fund revenue to the City. General Fund expenditures related to the residential alternative would be approximately $24,500 per year. Thus, single-family residential development on the site would generate a net General Fund benefit of approximately $8,100 per year (compared to $400,600 per year for the proposed commercial project).

Table 2-3
Summary of Annual Impacts to City’s General Fund
Proposed Mojave Valley Center Project
(HYPOTHETICAL RESIDENTIAL ALTERNATIVE)
City of Victorville

General Fund Amount

Revenues
Property Tax $12,546
Property Tax in lieu of VLF 8,177
Real Property Documentary Transfer Tax 335
State Sales Tax (from resident spending) 4,860
Measure P Sales Tax (from resident spending) 4,860
Franchise Fees 1,737
Vehicle License Fees 42
Fines and Forfeitures 47
Total Revenues $32,604

Expenditures
Police Department $12,162
Fire Department 6,255
Recreation & Library 1,006
Code Compliance 581
Development Services1 914
Engineering and Public Works & Water 2,534
General Government2 1,079
Total Expenditures $24,531

Net General Fund Fiscal Impact $8,073

Source: The Natelson Dale Group, Inc. (TNDG).

Notes:

1. Includes Planning Department and Building Department.

2. Includes the following budget categories: Finance, Human Resources, Information Technology, General and City Management.

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3.0 MARKET DEMAND ANALYSIS
The following tables provide TNDG’s quantitative analysis of historic and future demand for gasoline station sales in the City of Victorville.

Table 3-1 shows trends in taxable sales in gasoline stations in Victorville over the past six calendar years (2016-2021), as reported by the California Department of Tax and Fee Administration (CDTFA). The CDTFA gasoline stations sales category includes gasoline sales as well as gas-station attached convenience store stores. Since the nominal change in the dollar amount of gasoline sales reflects actual changes in the amount of gasoline purchased and ongoing fluctuations in gasoline prices, the table also shows “price-adjusted” sales amounts for each year (expressed in constant 2021 dollars across all years).

On a per-household (inflation adjusted) basis, gasoline sales in Victorville declined between 2016 and 2020 (especially during 2020 due to the pandemic), but began to significantly rebound in 2021.

Table 3-1
Taxable Gasoline Station Sales, 2016-2021
City of Victorville
Year
Taxable Sales
(unadjusted
dollars) (1)
Gasoline Price
Index (2)
Taxable Sales
(adjusted to
2021 dollars)
Total
Households (3)
Taxable Sales
per Household
(2021 dollars)
2016 $155,390,190 1.4738 $229,007,828 34,522 $6,634
2017 $159,148,310 1.3312 $211,853,270 35,264 $6,008
2018 $184,482,579 1.1546 $213,004,386 36,021 $5,913
2019 $183,756,221 1.1150 $204,895,433 36,795 $5,569
2020 $132,914,934 1.3091 $173,994,645 37,585 $4,629
2021 $222,848,466 1.0000 $222,848,466 38,371 $5,808
(1) As reported by the California Department of Tax and Fee Administration (CDTFA); 2021 taxable sales estimated by TNDG based on Q1-Q3 data from CDTFA; gasoline station sales include gasoline and convenience store sales.
(2) Based on average annual gasoline prices for California, as reported by the U.S. Energy Information Administration (EIA).
(3) Based on data from State Department of Finance (DOF); DOF estimates for years 2017-2021 adjusted by TNDG based on 2020 Census population estimate.

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Table 3-2 provides comparable trend data for San Bernardino County as a whole. These data show comparable trends regarding the decline in per-household sales between 2016 and 2020, and a significant recovery in 2021.

Table 3-2
Taxable Gasoline Station Sales, 2016-2021
San Bernardino County
Year
Taxable Sales
(unadjusted
dollars) (1)
Gasoline Price
Index (2)
Taxable Sales
(adjusted to 2021
dollars)
Total
Households (3)
Taxable Sales
per Household
(2021 dollars)
2016 $2,992,638,210 1.4738 $4,410,430,144 629,119 $7,010 2017 $3,262,356,091 1.3312 $4,342,746,745 633,599 $6,854 2018 $3,784,768,734 1.1546 $4,369,910,394 638,633 $6,843 2019 $3,686,424,493 1.1150 $4,110,508,681 642,806 $6,395 2020 $2,803,748,636 1.3091 $3,670,296,746 645,798 $5,683 2021 $4,324,930,022 1.0000 $4,324,930,022 653,789 $6,615 (1) As reported by the California Department of Tax and Fee Administration (CDTFA); 2021 taxable sales estimated by TNDG based on Q1-Q3 data from CDTFA; gasoline station sales include gasoline and convenience store sales.
(2) Based on average annual gasoline prices for California, as reported by the U.S. Energy Information Administration (EIA).
(3) Based on data from State Department of Finance (DOF).

Table 3-3 compares Victorville’s per-household gasoline station sales to benchmarks for the High Desert and San Bernardino County as a whole. In 2021, Victorville’s per-household gasoline station sales of approximately $5,800 were 12% lower than the countywide average ($6,600) and a full 30% lower than the High Desert average ($8,300). Victorville’s lower-than-average performance relative to regional benchmarks represents demand “leakage” that can potentially be re-captured with the development of additional, competitive gasoline stations.

Table 3-3
Taxable Gasoline Station Sales per Household
High Desert Cities and San Bernardino County
City Total Taxable Sales Total Households
Taxable Sales per
Household
Adelanto $36,312,380 9,490 $3,826
Apple Valley $102,959,407 25,816 $3,988
Barstow $263,893,417 9,079 $29,065
Hesperia $306,940,494 29,463 $10,418
Victorville $222,848,466 38,371 $5,808
Total, High Desert $932,954,164 112,220 $8,314
Countywide total $4,324,930,022 653,789 $6,615
Source: The Natelson Dale Group, Inc. (TNDG).
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Table 3-4 provides TNDG’s projections of future growth in population and households in the City of Victorville. The population and household growth rates are derived from the latest demographic projections from the Southern California Association of Governments (SCAG). Recent growth trends revealed by the 2020 Census suggest that Victorville’s population growth has been stronger than originally forecasted by SCAG. To account for this strength, TNDG has adjusted the 2020 estimated based on Census data and then applied the SCAG percentage growth rates going forward.

Table 3-4
Estimated and Projected Population and Households 2016-2035 City of Victorville
Year
Total
Population
Annual
Percentage
Change
Total
Households
Annual
Percentage
Change
Historic Year Estimates
2016 124,422 N/A 34,522 N/A
2017 126,941 2.0% 35,264 2.1%
2018 129,512 2.0% 36,021 2.1%
2019 132,134 2.0% 36,795 2.1%
2020 134,810 2.0% 37,585 2.1%
2021 136,946 1.6% 38,371 2.1%
Future Year Projections
2022 139,115 1.6% 39,174 2.1%
2023 141,319 1.6% 39,994 2.1%
2024 143,558 1.6% 40,831 2.1%
2025 145,832 1.6% 41,685 2.1%
2026 148,142 1.6% 42,557 2.1%
2027 150,489 1.6% 43,447 2.1%
2028 152,873 1.6% 44,356 2.1%
2029 155,295 1.6% 45,284 2.1%
2030 157,755 1.6% 46,232 2.1%
2031 160,254 1.6% 47,199 2.1%
2032 162,793 1.6% 48,187 2.1%
2033 165,372 1.6% 49,195 2.1%
2034 167,992 1.6% 50,224 2.1%
2035 170,653 1.6% 51,275 2.1%
Source: TNDG, based on historic estimates from 2020 Census and State Department of Finance, and future year projections from the Southern California Association of Governments (SCAG).

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Table 3-5 forecasts future growth in gasoline station sales (including associated convenience store sales) in Victorville for the period from 2022 through 2035. TNDG has projected future increases in gasoline sales in Victorville under two scenarios: 1) a conservative scenario in which gasoline sales would grow at an expenditure level of $6,500 per household (i.e., just under the existing countywide average); and 2) a more optimistic scenario in which gasoline sales would grow at an expenditure level of $7,000 per household (i.e., achieving about 85% of the current average for the High Desert cities).

Table 3-5
Projected Growth in Gasoline Station Demand, 2022-2035
In 2021 Constant Dollars
City of Victorville
Year
Total
Households
Sales per
Household -
Conservative
Sales per
Household -
Optimistic
Total Taxable
Sales -
Conservative
Total Taxable
Sales -
Optimistic
2022 39,174 $6,500 $7,000 $254,632,271 $274,219,368
2023 39,994 $6,500 $7,000 $259,959,779 $279,956,685
2024 40,831 $6,500 $7,000 $265,398,752 $285,814,040
2025 41,685 $6,500 $7,000 $270,951,520 $291,793,945
2026 42,557 $6,500 $7,000 $276,620,466 $297,898,963
2027 43,447 $6,500 $7,000 $282,408,019 $304,131,713
2028 44,356 $6,500 $7,000 $288,316,662 $310,494,867
2029 45,284 $6,500 $7,000 $294,348,928 $316,991,153
2030 46,232 $6,500 $7,000 $300,507,402 $323,623,356
2031 47,199 $6,500 $7,000 $306,794,727 $330,394,321
2032 48,187 $6,500 $7,000 $313,213,597 $337,306,951
2033 49,195 $6,500 $7,000 $319,766,765 $344,364,209
2034 50,224 $6,500 $7,000 $326,457,041 $351,569,121
2035 51,275 $6,500 $7,000 $333,287,294 $358,924,778
Source: The Natelson Dale Group, Inc. (TNDG).

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Table 3-6 calculates incremental gasoline stations sales (over and above the 2021 base), for both the conservative and optimistic projection scenarios.

Table 3-6
Projected INCREMENTAL Gasoline Station Sales
(Over and above 2021 base)
In 2021 Constant Dollars
City of Victorville
Year
Conservative
Scenario
Optimistic
Scenario
2022 $31,783,804 $51,370,902
2023 $37,111,313 $57,108,219
2024 $42,550,285 $62,965,574
2025 $48,103,054 $68,945,479
2026 $53,772,000 $75,050,497
2027 $59,559,553 $81,283,247
2028 $65,468,196 $87,646,401
2029 $71,500,461 $94,142,687
2030 $77,658,936 $100,774,890
2031 $83,946,261 $107,545,855
2032 $90,365,131 $114,458,485
2033 $96,918,299 $121,515,743
2034 $103,608,575 $128,720,655
2035 $110,438,827 $136,076,311
Source: The Natelson Dale Group, Inc. (TNDG).

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Table 3-7 evaluates the extent to projected incremental demand for gasoline stations would be sufficient to absorb the proposed project’s anticipated sales of $11.8 million. As shown on the table, incremental demand for gasoline stations in Victorville is already (in 2022) more than sufficient to absorb the proposed project’s anticipated sales. Even under the conservative demand projection, incremental demand is currently 269% of the proposed project’s expected sales volume. Under the more optimistic demand projection, incremental demand is currently 435% of the amount needed to support the proposed project.

Table 3-7
Absorption Potential for
Proposed Project's Projected Sales
City of Victorville
Projected Sales of Project: $11,800,000

Incremental Citywide Demand as percent
of Project's Projected Sales
Year
Conservative
Scenario
Optimistic
Scenario
2022 269% 435%
2023 315% 484%
2024 361% 534%
Source: The Natelson Dale Group, Inc. (TNDG).

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Table 3-8 estimates the number of new gasoline stations supportable by year, based on the projected demand growth under each scenario. These calculations assume average gasoline/convenience store sales of $11.8 million per station (in 2021 dollars).

Table 3-8
Estimated Number of New Gasoline Stations
Supportable by Incremental Demand
City of Victorville
Assumed Sales per New
Station (2021 dollars): $11,800,000

New Gasoline Stations (cumulative)
Supportable by Year
Year
Conservative
Scenario
Optimistic
Scenario
2022 3 4
2023 3 5
2024 4 5
2025 4 6
2026 5 6
2027 5 7
2028 6 7
2029 6 8
2030 7 9
2031 7 9
2032 8 10
2033 8 10
2034 9 11
2035 9 12
Source: The Natelson Dale Group, Inc. (TNDG).
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4.0 FISCAL IMPACTS – STUDY METHODOLOGY
This section of the report describes the methodology used to forecast fiscal revenues and costs related to the proposed project.

4.1. Scope of the Analysis
The analysis focuses on annually-recurring impacts to the City of Victorville’s General Fund. New City revenues would be generated from the following sources:

• Pro
perty Tax
• Property Tax in Lieu of Vehicle License Fees (VLF)
• Sales Tax (including the standard State sales tax and Victorville’s voter-approved Measure P sales tax)
• Real Property Documentary Transfer Tax
• Utility Franchise Fees
• Business License Fees (applies to commercial scenario only) • Vehicle License Fees (applies to residential scenario only) • Fines and Forfeitures

The analysis forecasts the following General Fund costs:
• Police Department
• Fire Department
• Recreation & Library Department (applies to residential scenario only) • Code Compliance
• Development Services (Planning Department and Building Department) • Engineering Department
• Public Works & Water Department
• General Government (administration and overhead)

4.2. Overview of Forecasting Methodology
As described below, the analysis forecasts the most significant revenue sources – sales tax and property tax – based on a “case study” approach reflecting specific characteristics of the proposed project (and the hypothetical residential alternative). Several smaller revenue items are projected on a “per capita” basis. Since the proposed project consists entirely of commercial development and will not have a resident population, the analysis uses the estimated onsite employment as a basis for calculating the proposed project’s “equivalent population.” In particular, the analysis assumes that one onsite job is equivalent (in terms of fiscal revenue and cost generation) to 0.5 full-time residents. This assumption, whereby onsite jobs are weighted at 50% for purposes of calculating a population equivalent, is standard methodology for municipal fiscal impact studies.

As with the per-capita revenue calculations, per capita costs for the proposed project are projected 154

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based on the number of onsite jobs (with each job assumed to represent the equivalent of 0.5 full-time residents).

For the hypothetical residential scenario, the analysis assumes an average household size of 3.44 persons per unit5, resulting in a total resident population of 62 persons.

4.3. Fiscal Revenues
The specific assumptions for each revenue item are described below. The actual calculations are shown in Appendix A (for the proposed commercial project) and Appendix B (for the alternative residential project).

Property Taxes. Appendix A (Tables A-3 and A-4) provides a forecast of the annual property tax revenue to be generated by the proposed project. The property tax forecasts are based on the estimated assessed value of the project at buildout. The assessed value projections for the proposed commercial project are based on development value estimates supplied by the applicant and are consistent with recent sales prices for comparable commercial centers in San Bernardino and Riverside counties.

For the residential scenario, the analysis assumes and average home sales price of $450,000, based on comparable new home projects currently selling in Victorville.

The basic secured property tax is 1.0% of the total assessed value. Of this total, the portion accruing to the City’s General Fund is approximately 15.5%.

Property Tax in Lieu of VLF Fees. In addition to the standard property tax revenues, the City also receives separate property tax payments from the State in lieu of VLF revenues. This separate property tax line item accrues to the City’s General Fund. The amount the City receives from the State increases annually based on the percentage increase in the City’s total assessed valuation. Appendix A, Table A-5 provides a forecast of the Property Tax in Lieu of VLF revenue that the proposed project would generate to the City’s General Fund.

Property Transfer Tax. Appendix A, Table A-6 calculates Documentary Transfer Tax revenue associated with real property transactions occurring in the City. The analysis assumes that the proposed commercial project would change ownership every 10 years. For purposes of this analysis, the assumed sale of the property every 10 years has been converted to an average annual revenue amount. For the residential alternative, the analysis assumes an average annual turnover rate of 7.5%. This factor is derived from the latest available Census/American Community Survey data for Victorville (see Appendix B, Table B-12).

Sales Tax (including Measure P). The City’s share of the standard State sales tax is 1% of taxable sales occurring in the City of Victorville. Based on standard sales-per-square-foot factors for the business

5 This factor is based on 2021 estimates prepared by the California Department of Finance for the City of Victorville.
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types expected within the proposed project, Tables A-3 and A-7 (Appendix A) forecast annual taxable sales and associated sales tax revenue for the project. Projected taxable gasoline and convenience store sales are based on data supplied by the project applicant.

For the alternative residential scenario, there would be no on-site sales tax generation. However, project residents would generate sales tax revenue based on their expenditures at retail/restaurant businesses in Victorville. Appendix B, Table B-6 shows the calculation of resident-derived sales tax revenue.

In addition to the standard Sate sales tax, the City of Victorville receives Measure P sales tax revenue (also equivalent to 1% of taxable sales).

Revenues calculated on a per capita (or per employee) basis. The following General Fund revenue categories are projected on a per-job basis using factors derived from the City’s current (FY 2021-2022) budget: Utility Franchise Fees, Business License Fees (commercial scenario only), Vehicle License Fees (residential scenario only) and Fines & Forfeitures. These calculations are shown in Appendix A (Tables A-9 and A-10) and Appendix B (Tables B-7 and B-8).

4.4. Fiscal Costs
City cost impacts related to the proposed project are calculated in Appendix A (Tables A-11 through A- 13) and Appendix B (Tables B-9 through B Descriptions of the cost projection methodologies for key expenditure categories are provided below.

Police Department. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate police protection costs. Given that the Police Department’s service calls are affected by both residential and non-residential development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. Citywide General Fund Police Protection expenditures (net of offsetting departmental revenues) for FY 2021-22 are budgeted at $30,660,255. Based on a total relevant population of 156,100 persons (136,900 residents plus 50% of the 19,200 employees), the net General Fund expenditures amount to approximately $196.41 per capita, as shown in Appendix A, Table A-11.

By applying this per capita cost factor ($196.41) to the resident-equivalent population of the proposed project, TNDG forecasts that the proposed project would generate approximately $9,568 per year in new Police Department costs.

Fire Department. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate Fire Department costs attributable to the proposed project. Given that the Fire Department’s service calls are affected by both residential and non-residential development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. Citywide Fire Services/Prevention expenditures (net of offsetting departmental revenues) for FY 2021-22 are budgeted at $15,768,898.

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shown in Appendix A, Table A-11. By applying this per capita cost factor to the resident-equivalent population of the proposed project, TNDG forecasts that the proposed project would generate approximately $4,921 per year in new Fire Department costs.

Code Compliance. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate code compliance costs. Given that the City’s code compliance function is affected by both residential and non-residential development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. Citywide code enforcement expenditures (net of offsetting department revenues) for FY 2021-22 are budgeted at $1,465,820. Based on a total relevant population of 156,100 persons (136,900 residents plus 50% of the 19,200 employees), the total expenditures amount to approximately $9.39 per capita, as shown in Appendix A, Table A-11.

By applying this per capita cost factor ($9.39) to the resident-equivalent population of the proposed project, TNDG forecasts that the proposed project would generate approximately $457 per year in new code enforcement costs.

Development Services. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate the proposed project’s impacts on the following General Fund cost categories:
• Planning Department
• Building Department

Given that these services relate both to residential and non-residential development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. Citywide expenditures in these categories are budgeted at $5,709,810 for FY 2021-22. A portion of these costs ($3,406,000) is offset by associated fee revenue (e.g., plan check fees, building permit fees, etc.). Thus, the City’s net General Fund costs for these services are estimated at $2,303,810.

Based on a total relevant population of 153,100 persons (136,900 residents plus 50% of the 19,200 employees), the City’s net General Fund expenditures amount to approximately $14.76 per capita, as shown in Appendix A, Table A-11. By applying this per capita cost factor to the resident-equivalent population of the proposed project, TNDG forecasts that the proposed project would generate approximately $719 per year in new Development Services costs.

Engineering and Public Works & Water. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate the proposed project’s impacts on the following General Fund cost categories:
• Engineering Department
• Public Works & Water Department
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Given that these services relate both to residential and non-residential development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. Citywide expenditures in these categories are budgeted at $7,837,368 for FY 2021-22. A portion of these costs ($1,000,000) is offset by associated fee revenue (inspection fees). Thus, the City’s net General Fund costs for these services are estimated at $6,837,368.

Based on a total relevant population of 156,100 persons (136,900 residents plus 50% of the 19,200 employees), the City’s net General Fund expenditures amount to approximately $40.92 per capita, as shown in Appendix A, Table A-11. By applying this per capita cost factor to the resident-equivalent population of the proposed project, TNDG forecasts that the proposed project would generate approximately $1,993 per year in new Development Services costs.

General Government (administration and overhead costs). Administration and overhead costs are expected to grow relative to other City operational expenditures. The fiscal impact analysis treats the following budget categories as General Government (administration/overhead) costs: Finance, Human Resources, Information Technology, General and City Management. As shown in Appendix A, Table A- 13, the City’s total operating expenses in FY 2021-22, excluding administrative and overhead functions, are budgeted at $284,164,664, and total expenditures for administrative and overhead categories are budgeted at $13,043,546. Thus, the included administrative and overhead costs represent 4.6% of total expenditures in non-administrative categories. Based on this ratio, TNDG projects administration and overhead expenditures for the proposed project at $812 per year.

158

APPENDIX A:

Fiscal Impact Calculations
(Proposed Commercial Project)

159
Table A-1
Summary of Annual Impacts to General Fund
Mojave Valley Center
City of Victorville
Annual
General Fund Revenu/Cost Categories Amount
Revenues
Property Tax $22,576
Property Tax in lieu of VLF 14,714
Real Property Documentary Transfer Tax 802
State Sales Tax 189,310
Measure P Sales Tax 189,310
Franchise Fees 1,366
Business License Fees 1,015
Fines and Forfeitures 37
Total Revenues $419,129

Expenditures
Police Department $9,568
Fire Department 4,921
Code Compliance 457
Development Services (1) 719
Engineering and Public Works & Water 1,993
General Government 812
Total Expenditures $18,471

Net General Fund Fiscal Impact $400,659

1. Includes Planning Department and Building Department.

Source: TNDG.
160
Table A-2
Land Use Assumptions for Fiscal Impact Analysis
Mojave Valley Center
City of Victorville
Square Feet
Phase I
Gas Station N/A
Convenience Store 4,200
Phase II (conceptual)
Restaurant / Fast Food Space 3,000
Retail Space 18,770
Source: The Natelson Dale Group, Inc.
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Table A-3
Fiscal Model Input Factors
Mojave Valley Center
City of Victorville
Total Assessed Taxable Sales Square Feet Estimated Assessed Project Component Square Feet Value/Unit or SF Per SF Per Employee Employees Value (2) Gas Station N/A N/A $10,500,000 (1) N/A 10 $6,135,000 Convenience Store 4,200 $325 $310 400 11 $1,365,000 Restaurant / Fast Food Space 3,000 $325 $500 100 30 $975,000 Retail Space 18,770 $325 $300 400 47 $6,100,250 $14,575,250
(1) Taxable sales for gas station and convenience store are based on estimates provided by project applicant. (2) Assumes assessed valuation of $7,500,000 for gas station and convenience store combined, based on comparable properties.

Source: TNDG.
162
Table A-4
General Fund Propery Tax Revenue
Mojave Valley Center
City of Victorville
Project Assessed Value at Buildout $14,575,250
Total Property Tax @ 1.0% of Assessed Value $145,753
City of Victorville General Fund Share 15.4891%
Annual General Fund Revenue $22,576
Source: TNDG.
163
Table A-5
Projected Property Tax In Lieu of Vehicle License Fees (VLF) Mojave Valley Center
City of Victorville
Citywide Property Tax In Lieu of VLF, FY 2019-20 $9,829,588 Victorville Assessed Valuation (AV), FY 2019-20 $9,737,083,197 Variable
Incremental Assessed Value from Project 1
$14,575,250
Percentage Increase over FY 2020-21 Base 0.1%
New Property Tax In Lieu of VLF $14,714
Source: California State Controller's Office; San Bernardino County Assessor-Recorder-Clerk; TNDG.

Notes: 1. See Tables A-3 and A-4.
164
Table A-6
Estimate of Real Property Documentary Transfer Tax
Mojave Valley Center
City of Victorville
Total Assessed Value $14,575,250
Average Investor Holding Period (years) 10
Average Annual Value Transfer 10.0%
Annualized Value of Property Transferred $1,457,525
City Documentary Transfer Tax Rate 0.055%
Annual City Revenue $802
Source: TNDG
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Table A-7
Estimate of On-Site Taxable Sales and City Sales Tax Revenue Mojave Valley Center
City of Victorville
Project Component Taxable Sales
Gas Station $10,500,000
Convenience Store $1,300,000
Restaurant / Fast Food Space $1,500,000
Retail Space $5,631,000
Annual Taxable Sales $18,931,000
Sales Tax Revenue @1% of Taxable Sales $189,310
Measure P Revenue @1% of Taxable Sales $189,310
Source: TNDG
166
Table A-8
Estimate of New Employees
Mojave Valley Center
City of Victorville
Project Component Onsite Jobs
Gas Station 10
Convenience Store 11
Restaurant / Fast Food Space 30
Retail Space 47
Total Onsite Employees 97
Source: TNDG.
167
Table A-9
Derivation of Revenue Projection Factors
Mojave Valley Center
City of Victorville
City of Victorville Population (forecast for 12/31/2021) 136,900 City of Victorville, Employee Population (forecast for 12/31/2021) 38,400 Employee Weighting Factor 0.50
Effective Employee Population 19,200
Citywide Per Capita
GF Budget Allocation Relevant Cost or
Budget Category FY 2021/22 Basis1 Population Revenue
Franchise Fees $4,377,850 R+E 156,100 $28.05
Business License Fees 400,000 E 38,400 10.42 Fines and Forfeitures (2) 118,020 R+E 156,100 0.76 Sources:

Notes: 1. Allocation basis: E - employees; R+E - residents plus effective employee population.

2. Includes Impound Fees.

GF = General Fund.

State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, 2010-2021, May 2021; Southern California Association of Governments (SCAG), RTP 2016-2040 RTP/SCS Growth Forecast; 2020 Census; City of Victorville Adopted Budget, FY 2021-2022. 168
Table A-10
Projected General Fund Revenues
Mojave Valley Center
City of Victorville
Business Fines and
Variable Franchise Fees License Fees Forfeitures
Allocation Basis R+E E R+E
Residents - N/A -
Onsite Employees 97 97 97 Weighting Factor 0.50 N/A 0.50
Population Equivalent 49 97 49 Per Capita Revenue $28.05 $10.42 $.76
Total Annual Revenue $1,366 $1,015 $37
Source: TNDG.
169
Table A-11
Derivation of Cost Projection Factors
Mojave Valley Center
City of Victorville
City of Victorville Population (forecast for 12/31/2021) 136,900 City of Victorville, Employee Population (forecast for 12/31/2021) 38,400 Employee Weighting Factor 0.50
Effective Employee Population 19,200
Citywide Less: Net
GF Budget Offsetting GF General Fund Allocation Relevant Per Capita City Department/Function FY 2021/22 Revenues Cost Basis1 Population Costs Police $30,701,455 41,200 $30,660,255 R+E 156,100 $196.41 Fire 16,588,898 820,000 15,768,898 R+E 156,100 101.02 Code Compliance 1,992,820 527,000 1,465,820 R+E 156,100 9.39 Development Services (2) 5,709,810 3,406,000 2,303,810 R+E 156,100 14.76 Engineering and Public Works & Water 7,387,368 1,000,000 6,387,368 R+E 156,100 40.92 Sources:

Notes: 1. Allocation basis: R+E - residents plus effective employee population.

2. Includes Planning Department and Building Department.

GF = General Fund.

APPENDIX B:

Fiscal Impact Calculations
(Alternative Residential Project)

173
Table B-1
Summary of Annual Impacts to General Fund
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Annual
General Fund Revenu/Cost Categories Amount
Revenues
Property Tax $12,546
Property Tax in lieu of VLF 8,177
Real Property Documentary Transfer Tax 335
State Sales Tax 4,860
Measure P Sales Tax 4,860
Franchise Fees 1,737
Vehicle License Fees 42
Fines and Forfeitures 47
Total Revenues $32,604

Expenditures
Police Department $12,162
Fire Department 6,255
Recreation & Library 1,006
Code Compliance 581
Development Services (1) 914
Engineering and Public Works & Water 2,534
General Government 1,079
Total Expenditures $24,531

Net General Fund Fiscal Impact $8,073

1. Includes Planning Department and Building Department.

Source: TNDG.
174
Table B-2
Fiscal Model Input Factors
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Total Assessed Persons per Resident Assessed
Project Component Units Value/Unit Household Population Value Single-family residential 18 $450,000 3.44 62 $8,100,000 Source: TNDG.
175
Table B-3
General Fund Propery Tax Revenue
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Project Assessed Value at Buildout $8,100,000
Total Property Tax @ 1.0% of Assessed Value $81,000
City of Victorville General Fund Share 15.4891%
Annual General Fund Revenue $12,546
Source: TNDG.
176
Table B-4
Projected Property Tax In Lieu of Vehicle License Fees (VLF) Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Citywide Property Tax In Lieu of VLF, FY 2019-20 $9,829,588 Victorville Assessed Valuation (AV), FY 2019-20 $9,737,083,197 Variable
Incremental Assessed Value from Project 1
$8,100,000
Percentage Increase over FY 2020-21 Base 0.1%
New Property Tax In Lieu of VLF $8,177
Source: California State Controller's Office; San Bernardino County Assessor-Recorder-Clerk; TNDG.

Notes: 1. See Tables B-2 and B-3.
177
Table B-5
Estimate of Real Property Documentary Transfer Tax
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Total Assessed Value $8,100,000
Average Annual Turnover Rate 7.5%
Annualized Value of Property Transferred $609,740
City Documentary Transfer Tax Rate 0.055%
Annual City Revenue $335
Source: TNDG
178
Table B-6
Estimate of Off-Site Taxable Sales and City Sales Tax Revenue Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Projection Factor
Average household income @ 25% of house value $112,500
Total household income (all units in project) $2,025,000 Retail taxable sales @ 32% of income $648,000
Portion captured in City of Victorville 75%
New taxable sales in Victorville $486,000
Sales Tax Revenue @1% of Taxable Sales $4,860
Measure P Revenue @1% of Taxable Sales $4,860
Source: TNDG
179
Table B-7
Derivation of Revenue Projection Factors
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
City of Victorville Population (forecast for 12/31/2021) 136,900 City of Victorville, Employee Population (forecast for 12/31/2021) 38,400 Employee Weighting Factor 0.50
Effective Employee Population 19,200
Citywide Per Capita
GF Budget Allocation Relevant Cost or
Budget Category FY 2021/22 Basis1 Population Revenue
Franchise Fees $4,377,850 R+E 156,100 $28.05
Motor Vehicle In Lieu 93,000 R 136,900 0.68 Fines and Forfeitures (2) 118,020 R+E 156,100 0.76 Sources:

Notes: 1. Allocation basis: R - residents; R+E - residents plus effective employee population.

2. Includes Impound Fees.

GF = General Fund.

State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, 2010-2021, May 2021; Southern California Association of Governments (SCAG), RTP 2016-2040 RTP/SCS Growth Forecast; 2020 Census; City of Victorville Adopted Budget, FY 2021-2022. 180
Table B-8
Projected General Fund Revenues
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Vehicle Fines and
Variable Franchise Fees License Fees Forfeitures
Allocation Basis R+E R R+E
Residents 62 62 62 Per Capita Revenue $28.05 $0.68 $.76
Total Annual Revenue $1,737 $42 $47
Source: TNDG.
181
Table B-9
Derivation of Cost Projection Factors
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
City of Victorville Population (forecast for 12/31/2021) 136,900 City of Victorville, Employee Population (forecast for 12/31/2021) 38,400 Employee Weighting Factor 0.50
Effective Employee Population 19,200
Citywide Less: Net
GF Budget Offsetting GF General Fund Allocation Relevant Per Capita City Department/Function FY 2021/22 Revenues Cost Basis1 Population Costs Police $30,701,455 41,200 $30,660,255 R+E 156,100 $196.41 Fire 16,588,898 820,000 15,768,898 R+E 156,100 101.02 Recreation & Library 3,096,164 871,200 2,224,964 R 136,900 16.25 Code Compliance 1,992,820 527,000 1,465,820 R+E 156,100 9.39 Development Services (2) 5,709,810 3,406,000 2,303,810 R+E 156,100 14.76 Engineering and Public Works & Water 7,387,368 1,000,000 6,387,368 R+E 156,100 40.92 Sources:

Notes: 1. Allocation basis: R - residents; R+E - residents plus effective employee population.

2. Includes Planning Department and Building Department.

GF = General Fund.

State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, 2010-2021,May 2021; Southern California Association of Governments (SCAG), RTP 2016-2040 RTP/SCS Growth Forecast; 2020 Census; City of Victorville Adopted Budget, FY 2021-2022.
182
Table B-10
Projected General Fund Costs
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Engineering,
Code Dev. Rec. & Pub. Works
Variable Police Fire Compl. Svcs. Library & Water
Allocation Basis R+E R+E R+E R+E R R+E
Residents 62 62 62 62 62 62 Per Capita Cost $196.41 $101.02 $9.39 $14.76 $16.25 $40.92 Total Annual Cost $12,162 $6,255 $581 $914 $1,006 $2,534 Source: TNDG.
183
Table B-11
Projected General Government Costs
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
2021-22
General Government Categories Annual Budget
Finance $2,890,399
Human Resources 1,074,855
Information Technology 4,101,440
General 312,500
City Management 4,664,352
Total $13,043,546
Total City Expenditures (all funds) $297,208,210
Non-General Govt. Expenditures $284,164,664
General Government Functions @ 4.6% of other City expenditures Source: City of Victorville, FY 2021-22 Adopted Budget; TNDG. 184
Table B-12
Estimate of Residential Turnover Rate
Mojave Valley Center - ALTERNATIVE (RESIDENTIAL) DEVELOPMENT SCENARIO City of Victorville
Owner- %
Occupied of Estimated Household
Joshua Tree CDP units Total
Years1 Years2
Year Moved In
Moved in 2017 to 2019 1,093 6.2% 1.5 1,640
Moved in 2015 to 2016 1,851 10.5% 3.5 6,479
Moved in 2010 to 2014 4,840 27.4% 7.0 33,880
Moved in 2000 to 2009 6,175 34.9% 14.5 89,538
Moved in 1990 to 1999 2,556 14.5% 24.5 62,622
Moved in 1989 or earlier 1,162 6.6% 35.0 40,670
Total 17,677 100.0% N/A 234,828
Household Years/Occupied Unit3

13.28 Implied Turnover Rate4

7.5%
Note: CDP = Census Designated Place

1. Estimated years in occupied unit. Assume move in date at midpoint of range.

2. Product of owner-occupied units and "estimated years".

3. Ratio of total "household years" to total owner-occupied units.

4. Reciprocal of the total household years/total owner-occupied units estimate.

Sources: U.S. Census Bureau, American Community Survey (2015-19); The Natelson Dale Group, Inc (TNDG). 185

PLANNING COMMISSION

ATTACHMENT J

Noise Study

186

Vic
torville Retail Development Project
Noise
and Vibration Study
prep
ared for
A&S Engineering, Inc.
28405 Sand Canyon Road, Suite B
Canyon Country, California 91387
Contact: Ahmad Ghaderi
prepared by
Rincon Consultants, Inc.
1980 Orange Tree Lane, Suite 105
Redlands, California 92374
July 2021
187
Table of
Contents

Noise and Vibra
tion Study i
Tab
le of Contents
1 Project
Description and Impact Summary ...................................................................................... 1

1.1 Introduction ........................................................................................................................ 1

1.2 Project Summary ................................................................................................................. 1 2 Background ..................................................................................................................................... 6

2.1 Overview of Sound Measurement ...................................................................................... 6

2.2 Vibration ............................................................................................................................. 7

2.3 Sensitive Receivers .............................................................................................................. 8

2.4 Project Noise Setting ........................................................................................................... 8

2.5 Applicable Regulatory Setting ........................................................................................... 10 3 Methodology ................................................................................................................................ 13

3.1 Construction Noise ............................................................................................................ 13

3.2 Groundborne Vibration ..................................................................................................... 14

3.3 Operational Noise Sources ................................................................................................ 14

3.4 Significance Thresholds ..................................................................................................... 16 4 Impact Analysis ............................................................................................................................. 18

4.1 Item 1 – Temporary and Permanent Noise Increase ........................................................ 18

4.2 Item 2 – Vibration ............................................................................................................. 22

4.3 Item 3 – Airport Noise ....................................................................................................... 22 5 Conclusions ................................................................................................................................... 23 6 References .................................................................................................................................... 24 Tabl
es
Table 1
Summary of Impacts ............................................................................................................1 Table 2 Project Site Vicinity Sound Level Monitoring Results ....................................................... 10 Table 3 Sound Level Monitoring Traffic Counts ............................................................................ 10 Table 4 Victorville Land Use Compatibility Standards ................................................................... 11 Table 5 Victorville Operational Standards ..................................................................................... 12 Table 6 Vibration Levels Measured during Construction Activities ............................................... 14 Table 7 HVAC Noise Levels ............................................................................................................ 15 Table 8 Traffic Volumes ................................................................................................................. 16 Table 9 Operational Noise Levels at Off-site Land Uses ................................................................ 19 Table 10 Traffic Noise Levels ........................................................................................................... 21 188
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ii
Figur
es
Figur
e 1 Regional Location ..........................................................................................................3 Figure 2 Project Site Location .....................................................................................................4 Figure 3 Site Plan.........................................................................................................................5 Figure 4 Site Plan.........................................................................................................................9 Append
ices
Appen
dix A Noise Measurement Data
Appendix B Roadway Construction Noise Model (RCNM) Results Appendix C HVAC Unit Specifications
Appendix D Parking Lot Modeling Results
Appendix E Drive-thru Speaker Box Specifications
Appendix F Traffic Noise Modeling Results

189
Project
Description and Impact Summary

Noise and Vibra
tion Study 1
1 Proj
ect Description and Impact Summary

1.1 Introd
uction
This stud
y analyzes the potential noise and vibration impacts of the proposed Victorville Retail Development Project (project) in the City of Victorville, San Bernardino County, California. Rincon Consultants, Inc. (Rincon) prepared this study for A&S Engineering, Inc. (applicant) for use in support of environmental documentation pursuant to the California Environmental Quality Act (CEQA). The purpose of this study is to analyze the project’s noise and vibration impacts related to both temporary construction activity and long-term operation of the project. Table 1 provides a summary of project impacts.

Table
1 Summary of Impacts
Impac
t Statement Level o
f Significance
App
licable
Recom
mendations
Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Less Than Significant
Impact (Construction)
Less Than Significant
Impact with Mitigation
(Operation)
None
NOI-1 (rooftop
parapet)
Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
Less Than Significant
Impact
None
For a pr
oject located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact None
Recomm
endation
Imple
mentation of the following recommendation would ensure HVAC noise impacts are less than significant.

N-1 HVAC Noise Reduction
The applicant, or their designated representative, shall construct a rooftop parapet along the southern rooftop edge of the Phase II Mixed Use Retail building block located in the southwest portion of the project site. The parapet must be of sufficient height to block the line of sight from HVAC equipment to residential receivers to the south of the project site.

1.2 Proje
ct Summary
Project Lo
cation
The 2.2
-acre project site is located in the city of Victorville in San Bernardino County, California. The project site lies southeast of the Mojave Drive and Amargosa Road intersection (Accessor Parcel Number 3106-181-01). The project site is currently vacant. Surrounding land uses include residential neighborhoods adjacent to the southern and western boundary and north of the project site across 190
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Victorville Retail Development Project

2 Moja
ve Drive. A commercial self-storage facility is also north of the project. The parcels east of the project site are vacant. Interstate 15 is approximately 0.8 mile east of the project. Figure 1 shows the project site’s regional location and Figure 2 shows an aerial view of the project site and surrounding area.

Project D
escription
The proj
ect would involve the construction of retail developments (totaling 29,300 square foot) with an eight fueling station (16 total dispensers) fueling station. A 4,200 square foot convenience store, 3,000 square foot drive-thru fast-food restaurant, 3,150 square foot restaurant, 15,750 square foot retail building, and a 3,200 square foot retail building are proposed along the southern portion of the project site. The fueling station would be underneath a 4,617 square foot canopy located on the northeastern corner of the site. Three underground storage tanks (USTs) would be installed under the southeastern portion of the site: two 20,000-gallon tanks and one 30,000-gallon tank under a reinforced concrete slab. The project would provide a total of 182 parking spaces in a surface lot with three stalls for electric vehicle charging station parking spaces and 12 accessible parking spaces. Additional improvements include curb and sidewalk enhancements and landscaping. Access to the project site would be provided from two driveways off Mojave Drive and one drive off Amargosa Road. The project would require a General Plan Amendment and Zoning Ordinance Amendment to change the land use from Low Density Residential to Commercial and the zoning designation from R-1 (Single Family) to C-2 (General Commercial). Figure 3 shows the project plan layout.

Construc
tion
Project
construction would be phased and begin in the 2nd quart er of 2022. Phase 1 would involve
the construction of the 4,200 square foot convenience store and the gas station with 16 total dispensers. Phase 2 construction would occur subsequently after Phase 1 and involve the development of the 3,000 square foot drive-thru fast-food restaurant, 3,150 square foot restaurant, 15,750 square foot retail building, and 3,200 square foot retail building. All construction would be completed in March 2024 for a total construction period of 24 months. Construction activities would include site preparation, grading, building construction, paving, and architectural coating (i.e., painting). No demolition would occur since the project site is vacant. The site would also be balanced with no hauling during site preparation or grading. All construction would occur within the current conceptual limits of the project.
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Description and Impact Summary

Noise and Vibra
tion Study 3
Figure
1 Regional Location

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4 Figure
2 Project Site Location
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Description and Impact Summary

Noise
and Vibration Study 5
Figure 3 Site Plan

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6 2 Backg
round

2.1 Overview of S
ound Measurement
Sound is a
vibratory disturbance created by a moving or vibrating source, which is capable of being detected by the hearing organs. Noise is defined as sound that is loud, unpleasant, unexpected, or undesired and may therefore be classified as a more specific group of sounds. The effects of noise on people can include general annoyance, interference with speech communication, sleep disturbance, and, in the extreme, hearing impairment (California Department of Transportation [Caltrans] 2013).

Noise levels are commonly measured in decibels (dB) using the A-weighted sound pressure level (dBA). The A-weighting scale is an adjustment to the actual sound pressure levels so that they are consistent with the human hearing response, which is most sensitive to frequencies around 4,000 Hertz and less sensitive to frequencies around and below 100 Hertz (Kinsler, et. al. 1999).

Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used to measure earthquake magnitudes. A doubling of the energy of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dBA; reducing the energy in half would result in a 3 dBA decrease (Crocker 2007).

Human perception of noise has no simple correlation with sound energy: the perception of sound is not linear in terms of dBA or in terms of sound energy. Two sources do not “sound twice as loud” as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dBA, increase or decrease (i.e., twice the sound energy); that a change of 5 dBA is readily perceptible (8 times the sound energy); and that an increase (or decrease) of 10 dBA sounds twice (half) as loud ([10.5x the sound energy] Crocker 2007).

Sound changes in both level and frequency spectrum as it travels from the source to the receiver.

The most obvious change is the decrease in level as the distance from the source increases. The manner in which noise reduces with distance depends on factors such as the type of sources (e.g., point or line, the path the sound will travel, site conditions, and obstructions). Noise levels from a point source typically attenuate, or drop off, at a rate of 6 dBA per doubling of distance (e.g., construction, industrial machinery, ventilation units). Noise from a line source (e.g., roadway, pipeline, railroad) typically attenuates at about 3 dBA per doubling of distance (Caltrans 2013). The propagation of noise is also affected by the intervening ground, known as ground absorption. A hard site, such as a parking lot or smooth body of water, receives no additional ground attenuation and the changes in noise levels with distance (drop-off rate) result from simply the geometric spreading of the source. An additional ground attenuation value of 1.5 dBA per doubling of distance applies to a soft site (e.g., soft dirt, grass, or scattered bushes and trees) (Caltrans 2013). Noise levels may also be reduced by intervening structures. The amount of attenuation provided by this “shielding” depends on the size of the object and the frequencies of the noise levels. Natural terrain features such as hills and dense woods, and man-made features such as buildings and walls, can substantially alter noise levels. Generally, any large structure blocking the line of sight will provide at least a 5-dBA reduction in source noise levels at the receiver (Federal Highway Administration [FHWA] 2011). Structures can substantially reduce exposure to noise as well. The FHWA’s guidelines indicate that modern building construction generally provides an exterior-to-interior noise level reduction of 20 to 35 dBA with closed windows.
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The impact
of noise is not a function of loudness alone. The time of day when noise occurs and the duration of the noise are also important factors of project noise impact. Most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors have been developed. One of the most frequently used noise metrics is the equivalent noise level (L
eq); it
considers both duration and sound power level. Leq is defin ed as the single steady
A-weighted level equivalent to the same amount of energy as that contained in the actual fluctuating levels over time. Typically, Leq is sum
med over a one-hour period. Lmax is the hig
hest root
mean squared (RMS) sound pressure level within the sampling period, and Lmin is the l owest RMS
sound pressure level within the measuring period (Crocker 2007).

Noise that occurs at night tends to be more disturbing than that occurring during the day.

Community noise is usually measured using Day-Night Average Level (Ldn), which is the 24-hour
average noise level with a +10 dBA penalty for noise occurring during nighttime (10:00 p.m. to 7:00 a.m.) hours; it is also measured using Community Noise Equivalent Level (CNEL), which is the 24-hour average noise level with a +5 dBA penalty for noise occurring from 7:00 p.m. to 10:00 p.m. and a +10 dBA penalty for noise occurring from 10:00 p.m. to 7:00 a.m. (Caltrans 2013). Noise levels described by L
dn and CN
EL usually differ by about 1 dBA or less. The relationship between the peak- hour Leq value and
the Ldn/CN
EL depends on the distribution of traffic during the day, evening, and night. Quiet suburban areas typically have CNEL noise levels in the range of 40 to 50 dBA, while areas near arterial streets are in the 50 to 60-plus CNEL range. Normal conversational levels are in the 60 to 65-dBA L
eq range
; ambient noise levels greater than 65 dBA Leq can int
errupt conversations
(Federal Transit Administration [FTA] 2018).

2.2 Vibration

Groundb
orne vibration of concern in environmental analysis consists of the oscillatory waves that move from a source through the ground to adjacent structures. The number of cycles per second of oscillation makes up the vibration frequency, described in terms of Hz. The frequency of a vibrating object describes how rapidly it oscillates. The normal frequency range of most groundborne vibration that can be felt by the human body starts from a low frequency of less than 1 Hz and goes to a high of about 200 Hz (Crocker 2007).

While people have varying sensitivities to vibrations at different frequencies, in general they are most sensitive to low-frequency vibration. Vibration in buildings, such as from nearby construction activities, may cause windows, items on shelves, and pictures on walls to rattle. Vibration of building components can also take the form of an audible low-frequency rumbling noise, referred to as groundborne noise. Groundborne noise is usually only a problem when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hz), or when foundations or utilities, such as sewer and water pipes, physically connect the structure and the vibration source (FTA 2018). Although groundborne vibration is sometimes noticeable in outdoor environments, it is almost never annoying to people who are outdoors. The primary concern from vibration is that it can be intrusive and annoying to building occupants and vibration-sensitive land uses.

Vibration energy spreads out as it travels through the ground, causing the vibration level to diminish with distance away from the source. High-frequency vibrations diminish much more rapidly than low frequencies, so low frequencies tend to dominate the spectrum at large distances from the source. Discontinuities in the soil strata can also cause diffractions or channeling effects that affect the propagation of vibration over long distances (Caltrans 2020). When a building is affected by 196
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8 vibration,
a ground-to-foundation coupling loss will usually reduce the overall vibration level.

However, under rare circumstances, the ground-to-foundation coupling may actually amplify the vibration level due to structural resonances of the floors and walls.

Vibration amplitudes are usually expressed in peak particle velocity (PPV) or RMS vibration velocity.

The PPV and RMS velocity are normally described in inches per second. PPV is defined as the maximum instantaneous positive or negative peak of a vibration signal. PPV is often used in monitoring of blasting vibration because it is related to the stresses that are experienced by buildings (Caltrans 2020).

2.3 Sensitive
Receivers
Noise
exposure goals for various types of land uses reflect the varying noise sensitivities associated with those uses. Sensitive land uses are generally defined as locations where people reside or where the presence of noise could adversely affect the use of the land. The City of Victorville General Plan list of noise sensitive uses includes residential, transient lodging, schools, libraries, churches, hospitals, and nursing homes (City of Victorville 2008). Sensitive receivers in the area include the single-family residences located across Mojave Drive, adjacent to the project site to the east and south, and multi-family residential use across Amargosa Road and Mojave Drive.

Vibration sensitive receivers are similar to noise sensitive receivers, such as residences and institutional uses (e.g., schools, libraries, and religious facilities). The General Plan does not identify vibration sensitive receivers, however concert halls, hospitals, libraries, research operations, residential areas, schools, and offices would also be considered vibration sensitive uses. Vibration sensitive receivers also include buildings where vibrations may interfere with vibration-sensitive equipment, affected by levels that may be well below those associated with human annoyance (FTA 2018; Caltrans 2013).

2.4 Proje
ct Noise Setting
The mo
st common source of noise in the project site vicinity is vehicular traffic from Mojave Drive.

To characterize ambient sound levels at and near the project site, two 15-minute sound level measurements were conducted on June 1, 2021. Noise Measurement (NM) 1 was conducted north of the project site to capture existing traffic noise levels from Mojave Drive at existing single-family residences across the street from the project site. NM2 was conducted at the central southern edge of the project site to capture ambient noise levels at the adjacent residences south of the project site. Table 2 summarizes the results of the noise measurement, Figure 4 shows the noise measurement locations, and Table 3 shows the recorded traffic volumes from the noise measurement.
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Figure
4 Noise Measurement Locations

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10 Table
2 Project Site Vicinity Sound Level Monitoring Results
Measurement
Locati
on
Measurement
Locati
on Samp
le Times
App
roximate Distance
to Primary No
ise Source
Leq
(dBA
)
Lmin
(dBA
)
Lmax
(dBA
)
NM
1 North of Mojave Drive
adjacent to residential
uses
9:43 – 9:58 a.m. Approximately 55 feet to
centerline of Mojave Drive
68 43 83
NM
2 Central Southern
Property Boundary
10:08 – 10:23 a.m. Approximately 265 feet
from Mojave Drive
54 49 60
Det
ailed sound level measurement data are included in Appendix A.

Table
3 Sound Level Monitoring Traffic Counts
Measurement Road
way Traffic Auto
s Medium Truc
ks Heavy Trucks
NM1
Mojave Drive 15-minute count 268 2 7
One-hour Equivalent 1,072 6 28
Percent 97% 0.5% 2.5%
Det
ailed sound level measurement data are included in Appendix A.

2.5 Appli
cable Regulatory Setting
Federal

FTA Tran
sit and Noise Vibration Impact Assessment Manual
The FTA provides reasonable criteria for assessing construction noise impacts based on the potential for adverse community reaction in their Transit and Noise Vibration Impact Assessment Manual (FTA 2018). For residential, commercial, and industrial uses, the daytime noise threshold is 80 dBA L
eq, 85
dBA Leq, and 9
0 dBA Leq for an
8-hour period, respectively.

State
Californi
a regulates freeway noise, sets standards for sound transmission, provides occupational noise control criteria, identifies noise standards, and provides guidance for local land use compatibility. State law requires each county and city to adopt a General Plan that includes a Noise Element prepared per guidelines adopted by the Governor’s Office of Planning and Research. The purpose of the Noise Element is to limit the exposure of the community to excessive noise levels.

CEQA requires all known environmental effects of a project be analyzed, including environmental noise impacts.

California Noise Control Act of 1973
California Health and Safety Code Sections 46000 through 46080, known as the California Noise Control Act, find that excessive noise is a serious hazard to public health and welfare and that exposure to certain levels of noise can result in physiological, psychological, and economic damage.

The act also finds that there is a continuous and increasing bombardment of noise in urban, suburban, and rural areas. The California Noise Control Act declares that the State of California has a responsibility to protect the health and welfare of its citizens by the control, prevention, and 199
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Noise and Vibra
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abatem
ent of noise. It is the policy of the State to provide an environment for all Californians that is free from noise that jeopardizes their health or welfare.

City of
Victorville Noise Standards
The City
of Victorville General Plan Noise Element is intended to limit exposure of the community to excessive noise levels. The Noise Element provides background, noise fundamentals information, and establishes land use compatibility standards for new developments exposed to transportation noise levels. Table N-3 of the Noise Element (Table 4 of this document) shows commercial land uses are considered normally acceptable when exposed to transportation noise levels up to 65 dBA CNEL/Ldn and c
onditionally acceptable when exposed to transportation noise levels up to 75 dBA CNEL/Ldn.

Table
4 Victorville Land Use Compatibility Standards
Commun
ity Noise Exposure Ldn or CNEL, dBA

Land Use Categ
ories 55 60 65 70 75 80+
Resid
ential - Low Density, Single Family, Duplex, Multi- family, Mobile Home
1 1 2 2 3 4 4
Transient Lodging - Motels, Hotels 1 1 2 2 3 3 4
Schools, Libr
aries, Churches, Hospitals, Nursing Homes 1 1 2 3 3 4 4 Aud
itoriums, Concert Halls, Amphitheaters 2 2 3 3 4 4 4
Sport
s Arena, Outdoor Spectator Sports 2 2 2 2 3 3 3
Playgroun
ds, Neighborhood Parks 1 1 1 2 3 3 3
Golf Course
s, Riding Stables, Water Recreation, Cemeteries 1 1 1 2 2 4 4 Office Build
ings, Business Commercial, Retail Commercial and
Professional
1 1 1 2 2 3 3
Industri
al, Manufacturing, Utilities 1 1 1 1 2 2 2
Agr
iculture 1 1 1 1 1 1 1
Legend
:

1. NORMALLY ACCEPTABLE: Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

2. CONDITIONALLY ACCEPTABLE: New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and Schools, Libraries, Churches, Hospitals, Nursing Homes 1 needed noise insulation features included in the design. Conventional construction, with closed windows and fresh air supply systems or air conditioning will normally suffice.

3. NORMALLY UNACCEPTABLE: New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.

4. CLEARLY UNACCEPTABLE: New construction or development should generally not be undertaken.

Source: City of Victorville General Plan 2030, Table N-3 200
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12 Section 13.01.040 of the
Victorville Municipal Code provides operational noise level standards and for operational activities, as described below and shown in Table 5.

Table
5 Victorville Operational Standards
Land Use
Time
Period
Exterior No
ise Level Standard
(dBA
Leq)
Resid
ential
Daytime (7:00 am to 10:00 pm) 65
Nighttime (10:00 pm to 7:00 am) 55
Commercial
Anytime 70
Industri
al Anytime 75
Not
es:

1. Less than 5 dBA for a cumulative period of more than thirty minutes in any hour;

2. Less than 10 dBA for a cumulative period of more than fifteen minutes in any hour;

3. Less than 15 dBA for a cumulative period of more than five minutes in any hour;

4. Less than 20 dBA for a cumulative period of more than one minute in any hour;

5. 20 dBA or more for any period of time.

Source: City of Victorville Municipal Code, Section 13.010.040

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ology

Noise and Vibra
tion Study 13
3 Meth
odology

3.1 Constru
ction Noise
Constructi
on noise was estimated using the FHWA Roadway Construction Noise Model (RCNM) (FHWA 2006). RCNM predicts construction noise levels for a variety of construction operations based on empirical data and the application of acoustical propagation formulas. Using RCNM, construction noise levels were estimated at noise sensitive receivers near the project site. RCNM provides reference noise levels for standard construction equipment, with an attenuation rate of 6 dBA per doubling of distance for stationary equipment.

Variation in power imposes additional complexity in characterizing the noise source level from construction equipment. Power variation is accounted for by describing the noise at a reference distance from the equipment operating at full power and adjusting it based on the duty cycle of the activity to determine the Leq of the
operation (FHWA 2006). Each phase of construction has a specific equipment mix, depending on the work to be accomplished during that phase. Each phase also has its own noise characteristics; some will have higher continuous noise levels than others, and some have high-impact noise levels.

Construction activity would result in temporary noise in the project site vicinity, exposing surrounding nearby receivers to increased noise levels. Construction noise would typically be higher during the heavier periods of initial construction (i.e., site preparation and grading) and would be lower during the later construction phases (i.e., building construction and paving). Typical heavy construction equipment during project grading could include dozers, loaders, graders, and dump trucks. It is assumed that diesel engines would power all construction equipment. Construction equipment would not all operate at the same time or location. In addition, construction equipment would not be in constant use during the 8-hour operating day.

Project construction would occur nearest to the single-family residences to the west and south that are located adjacent to the project site. Single family residential uses and the Church of Jesus Christ of Latter-Day Saints are located across Mojave Avenue to the north and northwest, respectively, of the project site. Over the course of a typical construction day, construction equipment would be located as close as 25 feet to the adjacent properties to the west and south and as close as 95 feet to the single family residential uses to the north and 170 feet to the Church of Jesus Christ of Latter- Day Saints to the northwest, but would typically be located at an average distance farther away due to the nature of construction and the lot size of the project. For example, during a typical construction day, the equipment may operate across the horizontal distance of the site (1,000 feet) or vertical distance (245 feet) from a nearby noise receiver. Therefore, it is assumed that over the course of a typical construction day the construction equipment would operate at an average distance of 100 feet from adjacent single-family residences to the west and south and 150 feet from single family residences to the north and 200 feet from the church to the northwest of the project site across Mojave Drive.

Construction noise is typically loudest during activities that involve excavation and move soil, such as site preparation and grading. A potential high-intensity construction scenario includes a grader, loader, dozer, and dump truck working during grading to excavate and move soil. At a distance of 100 feet, a grader, a front-end loader, a dozer, and a dump truck would generate a noise level of 202
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14 78 dBA
Leq, a noise
level of 74 dBA Leq at 15
0 feet, and a noise level of 72 dBA Leq at 200
feet (RCNM
calculations are included in Appendix B).

3.2 Ground
borne Vibration
The proj
ect does not include any substantial vibration sources associated with operation. Thus, construction activities have the greatest potential to generate groundborne vibration affecting nearby receivers, especially during grading and excavation of the project site. The greatest vibratory source during construction within the project vicinity would be a vibratory roller. Neither blasting nor pile driving would be required for construction of the project. Construction vibration estimates are based on vibration levels reported by Caltrans and the FTA (Caltrans 2020, FTA 2018). Table 6 shows typical vibration levels for various pieces of construction equipment used in the assessment of construction vibration (FTA 2018).

Table
6 Vibration Levels Measured during Construction Activities Equipm
ent PPV at 25 ft. (
in/sec)
Large Bulldozer 0.089
Loaded Trucks 0.076
Small
Bulldozer 0.003
Sourc
e: FTA 2018
Althoug
h groundborne vibration is sometimes noticeable in outdoor environments, it is almost never annoying to people who are outdoors; therefore, the vibration level threshold is assessed at occupied structures (FTA 2018). Therefore, all vibration impacts are assessed at the structure of an affected property.

3.3 Operation
al Noise Sources
On-site noise
sources would include general conversations, landscape maintenance, waste hauling, parking, drive thru speaker box, and heating, ventilation, and air conditioning (HVAC) equipment.

There are no large gathering areas on the project site and these sources would be transient in nature as people transit from vehicles to the store or fuel pumps. Therefore, general conversations would not represent a substantial noise source. Landscape maintenance and waste hauling typically occur during the less noise sensitive daytime hours and would be active for short periods of time.

Thus, the primary noise source of concern would be associated with mechanical equipment, parking lot noise, and drive-thru speaker box noise.

Retail
Store and Fast-Food Mechanical Equipment
Noise
-generating mechanical equipment on the retail store and food mart rooftops include HVAC units. The equipment was assumed to be placed on the approximate center of the rooftop; noise levels for the equipment are described below. This analysis conservatively assumes the equipment would operate continuously for a full hour (100 percent for 60 minutes) during the daytime and nighttime. For a conservative assessment, it has been assumed that the equipment would not include any type of screening.
203
Method
ology

Noise and Vibra
tion Study 15
Heating
, Ventilation, and Air Conditioning Units
Based upon one ton of HVAC per 600 sf (square footage) of building space and the square footage of each proposed building shown on the site plan, 3-ton Carrier 38HDR036 Performance Series Air Conditioner units were estimated to be required for retail stores of 1,500 sf to 1,600 sf and 5-ton Carrier 38HDR060 Performance Series Air Conditioner units were estimated to be required for retail, convenience store, and fast food stores of 2,750 to 3,000 square feet (see Appendix C for manufacturer’s specifications). The units would generate approximate noise levels and noise spectrum data is shown in Table 7.

Table
7 HVAC Noise Levels
Noi
se Levels in dB1 Measured at Octave Frequen
cies Overall
Noise Level in
A-weighted S
cale (dBA)1 HVA
C Unit 125 Hz
250 Hz
500 Hz
1 KHz
2 KHz
4 KHz
8 KHz

3-ton 65.0 61.5 63.5 65.0 64.5 61.0 54.5 72
5-ton 63.0 61.5 64.0 66.5 66.0 64.5 55.5 72
1 Nois
e Levels for 3-ton Carrier 38HDR036 Performance Series, 5-ton Carrier 38HDR60 Performance Series, 8-ton Carrier 38AUD12 roof
top HVAC units, and 10-ton Carrier 38AUD14 rooftop HVAC units (see Appendix C for specification sheets).

Hz = Hertz; KHz = kilohertz
Parking L
ot Noise
Parking l
ot noise typically includes vehicular circulation, screeching tires, engines, door slams, car alarms, and human voices. Based on the FTA General Transit Noise Assessment methodology, parking lot noise levels were calculated with the CREATE noise model (HMMH 2006). The CREATE noise model calculates parking lot noise based on reference single event noise levels (SEL), the number of peak hour vehicle trips, and distance to receivers. The project proposes to provide 80 to 100 parking stalls. Assuming 100 parking stalls are filled in the peak hour, noise levels would be 45 dBA Leq at 100 feet (see Appendix D).

Drive
-Thru Speaker Box Noise
For the pu
rposes of this analysis, the fast-food restaurant was assumed to operate 24 hours a day.

The project’s restaurant was assumed to use a drive-through speaker similar to a 3M XT-1 Intercom System. The fast-food restaurant would have a single drive-in lane with a single speaker box.

According to 3M’s specifications for the system, the speaker would generate a noise level of 65 dBA at a distance of 4 feet (see Appendix E for specifications).

Traffic N
oise
Noise aff
ecting the project site is primarily from traffic on Mojave Drive and Amargosa Road. Traffic noise was modeled with the FHWA RD-77-108 Traffic Noise Prediction Model. The Appendix J Noise Data of the County of San Bernardino Countywide Plan Draft EIR (San Bernardino County 2019) traffic volumes were input into the model as shown in Table 8. Average daily trip rates for the proposed project were added to these volumes and derived from CalEEMod outputs (5,013 Weekday, 5,399 Saturday, and 4,491 Sunday trips) and conservatively assumes 75 percent of daily trips assigned to both Mojave Drive and Amargosa Road.
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16 Table
8 Traffic Volumes
Road
way Seg
ment
Existi
ng
ADT

Existi
ng
with
weekday
Project
ADT

Existi
ng
with
Satu
rday
Project
ADT

Existi
ng
with
Sun
day
Project
ADT

Futu
re
ADT

Futu
re
with
weekday
Project
ADT

Futu
re
with
Satu
rday
Project
ADT

Futu
re
with
Sun
day
Project
ADT

Mojave
Drive

El Evado
Road to
Amargosa
Road
11,251 15,011 15,300 14,619
12,967 16,727 17,016 16,335
Amarg
osa
Road
Mojave
Drive to
Roy
Rogers
Drive
8,118 11,878 12,167 11,486
11,663 15,423 15,712 15,031
See App
endix F for traffic volumes.

Source: San Bernardino County 2019
The pos
ted speed limits on Mojave Drive, and Amargosa Road are 50 miles per hour (mph) and 45 mph, respectively. To determine the vehicle classification mix for modeling, the observed mix from the site measurement was used, which observed 97 percent automobiles, 0.5 percent medium trucks, and 2.5 percent heavy trucks.

3.4 Significan
ce Thresholds
The followi
ng thresholds are based on City of Victorville noise standards and Appendix G of the CEQA Guidelines. Noise impacts would be considered significant if:
 Item 1. Noise in Excess of Established Standards: The project would result in the generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.
 Temporary: Construction noise would be significant if:
− Noise levels exceed the FTA daytime criteria of 80 dBA Leq, 85 dBA Leq, and
90 dBA Leq for
an
8-hour period for residential, commercial, and industrial land uses, respectively.  Permanent: Operational noise would be significant if:

Based on Victorville Municipal Code Section 13.01.040, operational noise would be significant if noise levels exceed 65 dBA from 7:00 a.m. to 10:00 p.m. or 55 dBA from 10:00 p.m. to 7:00 a.m. at residential uses
 Traffic-related noise impacts would be considered significant if project-generated traffic would result in exposure of sensitive receivers to an unacceptable increase in noise levels. − For purposes of this analysis, a significant impact would occur if project-related traffic increases the ambient noise environment of noise-sensitive land uses by 3 dBA or more if the locations are subject to noise levels in excess of conditionally compatible levels, or by 5 dBA or more if the locations are not subject to noise levels in excess of the conditionally compatible levels identified in the City of Victorville General Plan. 205
Method
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Noise and Vibra
tion Study 17
 Item 2. The pr
oject would result in the generation of excessive groundborne vibration or groundborne noise levels.
 Vibration levels equal to or below 0.4 in./sec. PPV at residential structures would prevent structural damage for most residential building and vibration levels equal to or less than

1.0 in./sec. PPV would prevent damage to more substantial construction, such as high-rise, commercial, and industrial buildings. For human annoyance, the vibration level threshold at which transient, or temporary, vibration sources are considered to be distinctly perceptible is 0.24 in./sec. PPV.
 Item 3. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, if the project exposes people residing or working in the project area to excessive noise levels.
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18 4 Impa
ct Analysis

4.1 Item
1 – Temporary and Permanent Noise Increase
Item: Would th
e project result in generation of a substantial temporary or permanent increase in ambient n
oise levels in the vicinity of the project in excess of standards established in the local general p
lan or noise ordinance, or applicable standards of other agencies? (Less Than Signific
ant Impact with Recommendation)
Construc
tion
As describ
ed in Section 3.1, at a distance of 100 feet, a grader, front-end loader, a dozer, and a dump truck would generate a noise level of 78 dBA Leq at singl e family uses that west and south of
the project site. For the single-family properties to the north and the church use to the northeast of the project site, project construction noise levels would be 74 dBA Leq and 72 dBA Leq, respec
tively
(see Appendix B for construction noise modeling results). The FTA’s daytime construction noise limit is 80 dBA for residential uses; therefore, project construction noise levels would not exceed construction noise thresholds. Therefore, impacts from construction noise would be less than significant.

Operatio
n
The proj
ect would introduce sources of operational noise to the site, including mechanical equipment (HVAC units and speaker box) and parking. Assumptions for these sources are discussed in Section 3.3. Noise levels at the nearest properties from noise sources within 200 feet of each receiver group and their combined noise levels are shown in Table 9. Noise sources beyond 200 feet from each receiver group would result in noise level contributions that would not increase the combined noise levels.

As shown in Table 9, combined operational activities on the project site would comply with daytime and nighttime operational noise standards of 65 dBA Leq and 55 dBA Leq, respecti
vely, at noise
sensitive uses to the north and west of the project site. Operational activities would generate noise levels between 56 dBA Leq to
58 dBA Leq at adja
cent residential-uses to the south of the project site.

The combined operational noise from the retail and convenient store mechanical HVAC equipment would be the predominant operational noise source attributable to the project and would exceed the City of Victorville’s nighttime noise standard of 55 dBA L eq, and th
us the project would require
HVAC noise reduction measures.
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Impa
ct Analysis

Noise and Vibra
tion Study 19
Table
9 Operational Noise Levels at Off-site Land Uses
Receiver
Group Operation
al Noise Source Distan
ce (feet)
Noi
se
Levels

(dBA
Leq)
Combi
ned
Noi
se Levels
(dBA
Leq)
Exceed
Threshol
d?1
Resid
ences (7 SF
homes) to the north
Parking Lot West
Parking Lot East
Fast Food 5-ton HVAC
Fast Food Speaker Box
190
190
155
130
42 41
42 35
47 No
Residences (4 SF
homes) to the west
Parking Lot West
Retail 3-ton HVAC
Retail 5-ton HVAC
Retail 3-ton HVAC
Retail 3-ton HVAC
Retail 5-ton HVAC
100
70 100
145
170
200
46 49
46 43
41 40
53 No
Resid
ences (3 SF
homes) to the south
of western portion of
project site
Retail 5-ton HVAC
Retail 3-ton HVAC
Retail 3-ton HVAC
Retail 5-ton HVAC
Retail 3-ton HVAC
Retail 3-ton HVAC
Retail 5-ton HVAC
Retail 3-ton HVAC
Parking Lot Central
90 70
65 65
60 60
85 112
155
47 49
50 50
50 50
47 45
40 58 Yes
Resid
ences (3 SF
homes) to the south
of central portion of
project site
Parking Lot Central
Retail 3-ton HVAC
Retail 5ton HVAC
Food 5-ton HVAC
Retail 3-ton HVAC
Retail 3-ton HVAC
Retail 3-ton HVAC
Retail 3-ton HVAC
Fast Food 5-ton HVAC
C-Store 5-ton
60 75
75 75
100
145
165
170
165
200
48 48
48 48
46 43
42 41
42 40
56 Yes
Resid
ences (3 SF
homes) to the south
of eastern portion of
project site
C-Store 5-ton
Retail 3-ton HVAC
Parking Lot East
Food 5-ton HVAC
Retail 3-ton HVAC
60 100
60 110
165
56 46
48 45
42 57 Yes
SF= sin
gle family; dBA=A-weighted decibels; Leq=equ
ivalent continuous noise level over a stated period of time 1In acc
ordance with Section 13.01.040 of the Victorville Municipal Code, the operational noise level limits for commercial noise sources impacting residential uses are 65 dBA Leq duri
ng the daytime hours (7:00 a.m. to 10:00 p.m.) and 55 dBA Leq duri ng the nighttime hours
(10:00 p.m. to 7:00 a.m.)
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20 Off-site T
raffic Noise
The project would generate new vehicle trips that would increase noise levels on nearby roadways, which would occur primarily on Mojave Drive and Amargosa Road. The increase in roadway noise with the addition of project traffic is shown in Table 10. Following the methodology discussed in 0, Traffic Noise, the noise level increases would be approximately 2 dBA L dn for bot
h roadways when
comparing existing to existing plus project traffic scenario, and a 1 dBA Ldn increa
se when comparing
future to future plus project traffic (see Appendix F). Therefore, the project’s traffic noise increase would not exceed 3 dBA or more, and impacts would be less than significant.

HVAC No
ise Reduction Recommendation
N-1 HVAC Noi
se Reduction
The applicant, or their designated representative, shall construct a rooftop parapet along the southern rooftop edge of the Phase II Mixed Use Retail building block located in the southwest portion of the project site. The parapet must be of sufficient height to block the line of sight from HVAC equipment to residential receivers to the south of the project site.

Significa
nce After Recommendation
A rooft
op parapet would reduce future HVAC noise levels by at least 5 dBA to off-site receiver locations to the south (FHWA 2018). Therefore, noise levels would be reduced to approximately 51 dBA L
eq to
53 dBA Leq at ad
jacent residential-uses to the south of the project site, which would not exceed the City of Victorville noise standards.

209
Impact A
nalysis

Noise
and Vibration Study 21
Table 10 Traffic Noise Level
s
dBA Ldn at 50 Feet

Roadway Segme
nt Time Period
Exi
sting
Exi
sting with
Project Traf
fic
Increase w
ith
Project Traf
fic Future

Future
with
Project Traf
fic
Increase w
ith
Project Traf
fic
Mojave
Drive
E
l Evado Road to Amargosa Road Weekday 69 71 2 70 71 1
El Evado Road to Amargosa Road Saturday 69 71 2 70 71 1 El Ev
ado Road to Amargosa Road Sunday 69 71 2 70 71 1
Amargosa
Road
Mo
jave Drive to Roy Rogers Drive Weekday 67 69 2 69 70 1
Mojave Drive to
Roy Rogers Drive Saturday 67 69 2 69 70 1
Mojave Drive to
Roy Rogers Drive Sunday 67 69 2 69 70 1
See Appendix
F for model inputs and results.

Source: Ganddini 2019

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22 4.2 Item 2
– Vibration
Item:

Would the project result in generation of excessive groundborne vibration or groundborne noise lev
els? (Less Than Significant Impact)
Constructi
on activities known to generate excessive groundborne vibration, such as pile driving, would not be conducted by the project. The greatest anticipated source of vibration during general project construction activities would be from a dozer, which may be used within 25 feet of the nearest off-site structure. A dozer creates approximately 0.089 in./sec. PPV at a distance of 25 feet (Caltrans 2020). This vibration level is lower than the threshold of 0.24 in./sec. PPV. Therefore, temporary impacts associated with construction would be less than significant.

The project does not include any substantial vibration sources associated with operation. Therefore, operational vibration impacts would be less than significant.

4.3 Item 3
– Airport Noise
Item:

For a project located within the vicinity of a private airstrip or an airport land use plan or, where
such a plan has not been adopted, within two miles of a public airport or public use airport,
would the project expose people residing or working in the project area to excessive noise lev
els? (No Impact)
The Southern
California Logistics Airport (SCLA) is the nearest airport, located approximately

4.8 miles to the northwest of the project site. According to Figure N-2, SCLA Proposed Future (2025) Airport Noise Contours, of the General Plan Noise Element (Victorville 2008), the project site is located outside the airport’s 60 dBA CNEL noise contour. Therefore, no substantial noise exposure from airport noise would occur to construction workers, users, or employees of the project, and no impacts would occur.
211
Conclusions

Noise and Vibra
tion Study 23
5 Con
clusions
The proj
ect would generate both temporary construction-related noise and long-term noise associated with operation of the project. Construction noise would not exceed FTA construction noise standards at the nearby land uses and impacts from construction noise would be less than significant.

Combined operational activities on the project site would generate noise levels up to 58 dBA Leq at adjacen
t residential uses to the south of the site. The combined operational noise from mechanical equipment would comply with Victorville’s nighttime noise standards with implementation of Recommendation N-1.

Project-generated traffic would generate increases of 2 dBA Ldn for b oth roadways when comparing
existing to existing plus project traffic scenario, and a 1 dBA Ldn incre ase when comparing future to
future plus project traffic. Traffic noise increases due to the project is below the threshold of 3 dBA; therefore, the off-site traffic noise increase would be less than significant.

The project would generate groundborne vibration during construction. Groundborne vibration would not exceed the applicable vibration threshold at the nearest structures, and construction- related vibration impacts would be less than significant.

The project site is outside the noise contours for the Southern California Logistics Airport. Therefore, no substantial noise exposure would occur to construction workers, employees, or users of the project from aircraft noise.

Given the aforementioned, the project would result in less than significant impacts with implementation of the following recommendation:

N-1 HVAC Noise Reduction
The applicant, or their designated representative, will construct a rooftop parapet along the southern rooftop edge of the Phase II Mixed Use Retail building block located in the southwest portion of the project site. The parapet must be of sufficient height to block the line of sight from the HVAC equipment to residential receivers to the south of the project site. 212
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24 6 Referen
ces
Californi
a Department of Transportation (Caltrans). 2013. Technical Noise Supplement to the Traffic Noise Analysis Protocol. (CT-HWANP-RT-13-069.25.2) September. Available at:
http://www.dot.ca.gov/hq/env/noise/pub/TeNS_Sept_2013B.pdf ______. 2020 Transportation and Construction Vibration Guidance Manual. (CT-HWANP-RT-20- 365.01.01) September. Available at: https://dot.ca.gov/-/media/dot- media/programs/environmental-analysis/documents/env/tcvgm-apr2020-a11y.pdf.

Federal Highway Administration (FHWA). 2006. FHWA Highway Construction Noise Handbook. (FHWAHEP-06-015; DOT-VNTSC-FHWA-06-02). Available at:
http://www.fhwa.dot.gov/environment/construction_noise/handbook. ______. 2011. Highway Traffic Noise: Analysis and Abatement Guidance. (FHWAHEP-10-025).

December. Available at:
https://www.codot.gov/programs/environmental/noise/assets/fhwa-noise-guidance-dec- 2011
______. 2018. Techniques for Reviewing Noise Analyses and Associated Noise Reports. (FHWA-HEP- 18-067). June. Available at:
https://www.fhwa.dot.gov/Environment/noise/resources/reviewing_noise_analysis/fhwah ep18067.pdf
Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment.

November. Available at: https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research- innovation/118131/transit-noise-and-vibration-impact-assessment-manual-fta-report-no- 0123_0.pdf
Lawrence E. Kinsler and R. Frey, Austin and B. Coppens, Alan and V. Sanders, James. Fundamentals of Acoustics, 4th Edition. ISBN 0-471-84789-5. Wiley-VCH, December 1999.

Malcolm J. Crocker (Editor). 2007. Handbook of Noise and Vibration Control Book, ISBN: 978-0-471- 39599-7, Wiley-VCH, October.

Riverside County Airport Land Use Commission 2014. March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan. November 13. Available at:
http://www.rcaluc.org/Portals/13/17%20-
%20Vol.%201%20March%20Air%20Reserve%20Base%20Final.pdf?ver=2016-08-15-145812- 700
San Bernardino County. 2019. Appendix J Noise Data. June. Available at:
http://countywideplan.com/eir/
Victorville, City of. 2008. City of Victorville General Plan 2030, Noise Element. September24.

Available at:
https://www.victorvilleca.gov/home/showpublisheddocument/1730/636727985816700000

213

Appe
ndix A
Noise Measureme
nt Data
214

-
Freq Weight : A
- Time Weight : SLOW
- Level Range : 40-100
- Max dB : 83.0 - 2021/06/01 09:57:38
- Level Range : 40-100
- SEL : 96.9
- Leq : 67.6
-
No.s Date Time (dB)
----------------------------------------------------------------------- 1 2021/06/01 09:42:39 63.8 62.8 71.0 65.0 63.3 6 2021/06/01 09:42:54 64.1 56.1 55.8 60.2 62.9 11 2021/06/01 09:43:09 55.4 59.3 73.0 74.7 75.2 16 2021/06/01 09:43:24 68.5 64.4 62.7 63.2 66.9 21 2021/06/01 09:43:39 62.5 67.2 63.3 68.0 67.9 26 2021/06/01 09:43:54 69.5 70.5 66.6 66.7 69.9 31 2021/06/01 09:44:09 66.5 63.9 59.4 63.7 60.9 36 2021/06/01 09:44:24 58.7 62.5 62.3 67.4 70.9 41 2021/06/01 09:44:39 66.2 62.1 54.5 58.1 61.2 46 2021/06/01 09:44:54 57.2 50.2 49.4 66.2 68.3 51 2021/06/01 09:45:09 70.8 69.4 65.1 63.4 59.7 56 2021/06/01 09:45:24 61.4 60.5 62.6 60.8 67.5 61 2021/06/01 09:45:39 61.3 51.9 46.5 45.8 50.5 66 2021/06/01 09:45:54 60.7 71.7 70.8 67.6 66.8 71 2021/06/01 09:46:09 64.7 61.5 57.6 65.8 69.6 76 2021/06/01 09:46:24 69.0 72.1 63.7 59.4 62.0 81 2021/06/01 09:46:39 62.2 54.8 46.3 43.5 44.0 86 2021/06/01 09:46:54 45.5 55.7 69.5 62.4 58.5 91 2021/06/01 09:47:09 60.9 55.9 71.4 61.7 54.3 96 2021/06/01 09:47:24 66.3 69.2 73.1 68.0 64.5 101 2021/06/01 09:47:39 65.5 71.7 69.5 59.0 59.3 106 2021/06/01 09:47:54 66.2 62.7 65.7 73.9 71.6 111 2021/06/01 09:48:09 68.2 70.1 68.9 64.3 68.2 116 2021/06/01 09:48:24 67.2 69.1 63.3 59.7 52.9 121 2021/06/01 09:48:39 47.6 54.6 68.1 66.6 67.6 126 2021/06/01 09:48:54 61.6 57.4 60.4 61.4 58.7 131 2021/06/01 09:49:09 58.5 50.5 45.8 47.0 59.9 136 2021/06/01 09:49:24 64.7 61.8 65.7 72.8 71.0 141 2021/06/01 09:49:39 72.1 67.0 64.4 65.5 62.1 146 2021/06/01 09:49:54 53.7 50.2 69.2 65.1 62.2 151 2021/06/01 09:50:09 63.9 65.9 60.9 69.8 69.4 156 2021/06/01 09:50:24 73.5 71.9 72.3 74.0 69.1 161 2021/06/01 09:50:39 69.1 67.2 63.2 54.4 49.5 166 2021/06/01 09:50:54 54.1 70.1 69.6 73.1 70.7 171 2021/06/01 09:51:09 68.7 70.4 67.2 65.8 57.5 176 2021/06/01 09:51:24 51.6 60.7 69.8 69.8 64.4 181 2021/06/01 09:51:39 71.1 70.4 71.0 71.7 63.9 186 2021/06/01 09:51:54 62.7 64.4 70.2 61.4 69.9 191 2021/06/01 09:52:09 67.6 61.3 61.0 65.4 60.8 196 2021/06/01 09:52:24 64.0 68.2 61.8 53.1 48.9 201 2021/06/01 09:52:39 58.0 63.5 71.4 73.5 72.2 206 2021/06/01 09:52:54 71.6 66.2 65.2 67.4 66.5 211 2021/06/01 09:53:09 74.5 67.9 56.6 48.0 48.0 216 2021/06/01 09:53:24 50.9 63.4 62.7 63.5 67.7 221 2021/06/01 09:53:39 73.4 69.2 66.9 68.7 60.0 226 2021/06/01 09:53:54 53.6 61.6 80.5 69.5 63.6 231 2021/06/01 09:54:09 61.3 64.2 56.8 49.2 47.7 236 2021/06/01 09:54:24 59.2 67.2 59.2 54.9 64.0 241 2021/06/01 09:54:39 60.5 59.8 68.2 72.3 67.3 246 2021/06/01 09:54:54 65.2 73.0 69.6 66.3 65.7 251 2021/06/01 09:55:09 61.3 63.7 64.5 62.5 60.8 256 2021/06/01 09:55:24 60.6 64.8 64.7 64.6 63.3 261 2021/06/01 09:55:39 59.8 64.4 72.4 69.8 65.1 266 2021/06/01 09:55:54 68.8 61.4 63.5 73.1 74.3 271 2021/06/01 09:56:09 64.6 58.3 58.5 57.9 66.0 276 2021/06/01 09:56:24 68.2 68.2 64.5 59.3 60.7 281 2021/06/01 09:56:39 61.2 66.7 63.0 56.0 47.1 286 2021/06/01 09:56:54 44.8 44.9 46.7 46.8 55.0 291 2021/06/01 09:57:09 69.2 60.9 55.9 59.6 57.5 296 2021/06/01 09:57:24 51.7 53.4 64.4 66.7 83.0 215

-
Freq Weight : A
- Time Weight : SLOW
- Level Range : 40-100
- Max dB : 69.2 - 2021/06/01 10:19:07
- Level Range : 40-100
- SEL : 86.1
- Leq : 56.6
-
No.s Date Time (dB)
----------------------------------------------------------------------- 1 2021/06/01 10:08:03 49.8 55.9 59.4 62.0 63.3 6 2021/06/01 10:08:18 57.2 55.7 56.1 51.1 49.8 11 2021/06/01 10:08:33 52.5 54.8 58.0 60.3 61.1 16 2021/06/01 10:08:48 60.0 54.5 48.5 47.5 51.0 21 2021/06/01 10:09:03 53.9 56.2 55.7 56.7 57.5 26 2021/06/01 10:09:18 59.7 61.4 61.4 56.8 51.8 31 2021/06/01 10:09:33 49.7 53.3 52.7 51.9 51.9 36 2021/06/01 10:09:48 51.2 50.7 51.5 51.6 52.9 41 2021/06/01 10:10:03 63.5 57.1 52.6 52.5 53.4 46 2021/06/01 10:10:18 55.5 57.3 58.9 60.2 60.6 51 2021/06/01 10:10:33 61.9 63.3 57.5 56.7 52.0 56 2021/06/01 10:10:48 53.2 53.5 53.0 54.6 54.9 61 2021/06/01 10:11:03 56.1 54.7 50.4 46.8 43.7 66 2021/06/01 10:11:18 42.4 45.4 51.6 56.6 59.8 71 2021/06/01 10:11:33 58.0 54.6 53.8 54.7 59.2 76 2021/06/01 10:11:48 57.8 58.4 59.7 60.2 64.2 81 2021/06/01 10:12:03 59.1 55.5 54.1 54.0 51.1 86 2021/06/01 10:12:18 49.1 50.1 55.5 57.1 55.9 91 2021/06/01 10:12:33 55.4 54.7 52.3 49.4 49.1 96 2021/06/01 10:12:48 49.5 49.4 51.3 52.2 52.5 101 2021/06/01 10:13:03 52.4 52.2 51.6 49.7 47.5 106 2021/06/01 10:13:18 49.0 52.7 53.3 52.1 49.1 111 2021/06/01 10:13:33 52.4 55.7 57.6 60.3 60.2 116 2021/06/01 10:13:48 61.0 59.0 57.8 55.8 53.4 121 2021/06/01 10:14:03 56.1 55.6 53.6 53.7 56.7 126 2021/06/01 10:14:18 57.0 54.2 54.6 53.9 48.8 131 2021/06/01 10:14:33 48.8 52.6 54.0 54.6 56.8 136 2021/06/01 10:14:48 56.4 56.7 55.4 52.3 55.8 141 2021/06/01 10:15:03 56.0 59.5 61.0 60.9 61.1 146 2021/06/01 10:15:18 60.4 60.5 62.4 62.1 61.8 151 2021/06/01 10:15:33 60.5 58.5 59.8 58.4 53.6 156 2021/06/01 10:15:48 50.5 54.8 56.1 55.2 54.2 161 2021/06/01 10:16:03 55.1 55.6 55.1 53.2 50.8 166 2021/06/01 10:16:18 49.8 49.2 46.0 46.8 50.3 171 2021/06/01 10:16:33 52.6 53.0 52.2 53.3 52.7 176 2021/06/01 10:16:48 52.1 55.3 55.6 58.3 58.7 181 2021/06/01 10:17:03 57.9 56.2 55.6 56.7 55.7 186 2021/06/01 10:17:18 52.8 49.6 49.0 51.1 55.6 191 2021/06/01 10:17:33 59.9 58.5 59.0 57.6 59.0 196 2021/06/01 10:17:48 58.8 57.5 55.5 56.3 56.2 201 2021/06/01 10:18:03 53.8 52.1 49.2 47.3 52.0 206 2021/06/01 10:18:18 51.3 51.0 52.9 55.5 56.4 211 2021/06/01 10:18:33 55.7 53.8 54.8 55.7 58.2 216 2021/06/01 10:18:48 58.2 59.0 59.7 60.0 59.4 221 2021/06/01 10:19:03 58.7 69.1 66.2 61.8 56.7 226 2021/06/01 10:19:18 53.2 53.4 54.5 54.0 51.8 231 2021/06/01 10:19:33 53.9 55.2 54.1 54.1 54.6 236 2021/06/01 10:19:48 56.1 56.5 54.9 52.0 48.0 241 2021/06/01 10:20:03 46.5 50.5 53.4 53.2 50.3 246 2021/06/01 10:20:18 49.1 50.3 56.0 58.3 57.8 251 2021/06/01 10:20:33 56.5 55.5 57.6 58.4 57.6 256 2021/06/01 10:20:48 57.5 57.1 55.8 55.8 55.6 261 2021/06/01 10:21:03 56.6 56.3 54.0 54.1 53.4 266 2021/06/01 10:21:18 52.9 53.4 51.3 47.1 43.1 271 2021/06/01 10:21:33 41.3 40.2 45.0 49.3 52.9 276 2021/06/01 10:21:48 55.9 60.2 60.1 60.0 59.7 281 2021/06/01 10:22:03 56.5 52.4 52.9 53.9 53.2 286 2021/06/01 10:22:18 52.2 51.5 52.1 51.4 49.7 291 2021/06/01 10:22:33 51.9 53.5 57.0 58.4 57.2 296 2021/06/01 10:22:48 53.9 50.9 50.7 50.7 50.3 216

Appe
ndix B
Roadway Const
ruction Noise Model (RCNM) Results
217
Roadway Construction Noise
Model (RCNM),Version 1.1
Report date: 06/07/2021
Case Description: Victorville Redevelopment
**** Receptor #1 ****
Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Residential - Adjacent Residential 65.0 60.0 55.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Grader No 40 85.0 100.0 0.0 Dozer No 40 81.7 100.0 0.0 Front End Loader No 40 79.1 100.0 0.0 Dump Truck No 40 76.5 100.0 0.0

Results
-------
Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- -------------- Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq ---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ Grader 79.0 75.0 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Dozer 75.6 71.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Front End Loader 73.1 69.1 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Dump Truck 70.4 66.5 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 79.0 77.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 218

**** Receptor #2 ****

Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Residential - North Residential 65.0 60.0 55.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Grader No 40 85.0 150.0 0.0 Dozer No 40 81.7 150.0 0.0 Front End Loader No 40 79.1 150.0 0.0 Dump Truck No 40 76.5 150.0 0.0

Results
-------
Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- -------------- Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq ---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ Grader 75.5 71.5 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Dozer 72.1 68.1 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Front End Loader 69.6 65.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Dump Truck 66.9 62.9 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 75.5 74.2 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

219

**** Receptor #3 ****

Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Church - Northwest Commercial 65.0 60.0 55.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Grader No 40 85.0 200.0 0.0 Dozer No 40 81.7 200.0 0.0 Front End Loader No 40 79.1 200.0 0.0 Dump Truck No 40 76.5 200.0 0.0

Results
-------
Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- -------------- Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq ---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ Grader 73.0 69.0 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Dozer 69.6 65.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Front End Loader 67.1 63.1 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Dump Truck 64.4 60.4 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 73.0 71.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 220

Appe
ndix C
HVAC Unit
Specifications
221
38AUZ/D 50 Hz
Commercial Split Systems
Air Conditioning Condensing Units

18.3 kW to 59.2 kW
Product Data
C09227
38AUZ07- -08 shown
the environmentally sound refrigerant
Certified to ISO 9001
Carrier’s air-cooled air conditioning split systems:

S provide a logical solution for commercial needs
S have a rugged, dependable construction
S are available in single and circuit scroll compressor capacity control
S have cooling capability up to 52 _C (125_F) ambient
a n dd o w nt o2_C( 3 5_F) ambient standard

FEATURES/BENEFITS
These dependable outdoor air cooled condensing units
match Carrier’s indoor-air handlers to meet a wide
selection of cooling solutions.

Constructed for long life
The 38AUZ single circuit and 38AUD dual circuit, scroll compressor models are designed and built to last. The
high efficient designed outdoor coil construction allows for a more efficient design in a smaller cabinet size that utilizes an overall reduction in refrigerant charge. Where conditions require, special coil coating coil protection option is available. Cabinets are constructed of prepainted galvanized steel, delivering unparalleled protection from the environment. Inside and outside surfaces are protected to ensure long life, good looks, and reliable operation.

Safety controls are used for enhanced system protection and reliability.

Each unit utilizes the Comfort Alert diagnostic and
troubleshoot control system. This protects the units
operation and provides valuable diagnostic information
when required.

Factory-installed options (FIOPs)
Certified and pre- -engineered factory-installed options (FIOPs) allow units to be installed in less time, thereby reducing installed cost. FIOPs include:

S low ambient controls which provide cooling operation
down to - -29_C( - - 2 0_F) ambient temperatures
S non-fused disconnect
S special coil coating coil protection
S louvered hail guard
222
2 FEATURES AND BENEFITS (cont.)
Efficient operation
These air cooled condensing units will provide EER’s up to 12.6 (tested in accordance with ASHRAE 90.1
standards).

This high efficiency will help reduce overall operating cost and energy consumption.

Controls for performance dependability
The 38AU condensing units offer operating controls and
components designe d for performance dependability. The high efficiency hermetic scroll compressor is engineered for long life and durability. The compressors include
vibration isolation for quiet operation. The high-pressure switch protects the entire refrigeration system from
abnormally high operating pressures. A low-pressure
switch protects the system from loss of charge. These
units also include anti-short-cycling protection, which helps to protect the units against compressor failure.

All units include a crankcase heater to eliminate liquid slugging at start-up. Each unit comes standard with the Comfort Alertt control system. This provides:

S System Go LED indicator
S Fault LED indicator
S Compressor fault LED indicator
S Phase loss protection
S Phase reversal protection
S Safety pressure indicator
S Anti- -short cycle protection
Innovative Carrier 40RU packaged air hand-
lers are custom matched to 38AUZ/D condens-
ing units
Information on matching 40RU DX packaged air handler
follows for convenience. See separate product data for
more details. The 40RU Series has excellent fan
performance, efficient direct-expansion (DX) coils, a
unique combination of indoor-a ir quality features, and is easy to install. Its versatility and state-of-the-art features help to ensure economical performance of the split system both now and in the future.

Indoor- -air quality (IAQ) features
The unique combination of IAQ features in the 40RU
Series air handlers help to ensure that only clean, fresh, conditioned air is delivered to the occupied space.

Direct-expansion (DX) 4 row cooling coils prevent the
build-up of humidity in the room, even during part-load conditions.

Standard 2-in. (51mm) disposable filters remove dust and airborne particles from the occupied space for cleaner air.

The pitched, non-corroding drain pan can be adjusted for a right-hand or left-hand connection to suit many
applications and provide positive drainage and prevent
standing condensate.

The accessory economizer can provide ventilation air to improve indoor-air quality by using demand control
ventilation. When used in conjunction with Carrier
Comfort System and CO
2 sensors, the economizer admits
fresh outdoor air to replace stale, recirculated indoor air.

Economy
The 40RU Series packaged air handlers provide reduced
installation expense and energy-efficient performance.

Quick installation is ensured by the multipoise design.

Units can be installed in either the horizontal or vertical configuration without modifications. Fan motors and
contactors are pre- -wired and thermostatic expansion
valves (TXVs) are factory-installed on all 40RU models.

High efficiency, precision-balanced fans minimize air
turbulence, surging, and unbalanced operation, cutting
operation expenses.

The economizer accessory precisely controls the blend of outdoor air and room air to achieve comfort levels. When the outside air enthalpy is suitable, outside air dampers can fully open to provide “free” cooling without
energizing mechanical cooling.

Rugged dependability
The 40RU series units are made to last. The die-formed
galvanized steel panels ensure structural integrity under all operating conditions. Galvanized steel fan housings are securely mounted to a die-formed galvanized steel fan
deck.

Rugged pillow-block beari ngs (40RU14) are securely
fastened to the solid steel fan shaft with split collets and clamp locking devices. Smaller unit sizes have spider-type bearings.

Coil flexibility
Model 40RU direct- expansion coils have galvanized steel casings; inlet and outlet connections are on the same end.

The coils are designed for use with Puron (R- -410A)
refrigerant and have
3/8-in. diameter copper tubes
mechanically bonded to aluminum sine-wave fins. The
coils include matched, factory-installed thermostatic
expansion valves (TXVs) with matching distributor
nozzles and offers a removable power element and
extended connections.

Easier installation and service
The multipoise design and component layout ensures
quick unit installation and operation. Units can be
converted from horizontal to vertical operation by simply repositioning the unit. Drain pan connections are
duplicated on both sides of the unit. The filters, motor, drive, TXVs, and coil connections are all easily accessed by removing a single side panel.
38AU
223
3 MODEL NUMBER NOMENCLATURE
123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8
3 8 A U Z A 0 7 A 0 A 9 -- 0 A 0 A 0
_____________ ____
Model Type Brand / Packaging
Commercial Air Cooled Cond. Unit 0=S t a n d a r d
Puronr R - - - 410A Refrigerant 1=L T L
Type of Coil Electrical Options
D=D u a lC i r c u i t A=N o n e
Z = Single Circuit C = Non - - - Fused Disconnect
Refrigerant Options Service Options
A=S t a n d a r d 0=N o n e
B = Low Ambient Controls
Factory Assigned
Nominal T onnage A=D e f a u l t
07 = 18.3 kW (5.2 T ons)
08 = 23.2 kW (6.6 T ons) Base Unit Controls
12 = 29.1 kW (8.3 T ons) 0 = Standard Electro- - - Mechanical Controls 14 = 35.2 kW (10.0 T ons)
16 = 45.8 kW (13.0 T ons) Design Rev
25 = 59.2 kW (16.8 T ons) --- = F a c t o r y A s s i g n e d Factory Assigned
A=D e f a u l t Voltage
9 = 4 0 0 --- 3 --- 5 0
Factory Assigned
0=D e f a u l t
Coil Options (Condenser)
With Round Tube/Plate Fin Design
All models except 14 size (12.5 T on)
A=A l / C uS t a n d a r d
B=P r eC o a tA l / C u
C = E --- C o a t A l / C u
E= C u / C u
M=A l / C uS t a n d a r dw i t hl o u v e r e dh a i lg u a r d N = Pre Coat Al/Cu with louvered hail guard
P=E - - - C o a tA l / C uw i t hl o u v e r e dh a i lg u a r d R = Cu/Cu - - - Louvered hail guard
Coil Options (Condenser)
W i t h A l l A l u m i n u m --- N O V A T I O N D e s i g n ( 0 7 --- 1 6 s i z e s ) G=A l / A lS t a n d a r d
K = E --- C o a t A l / A l
T=A l / A lw i t hl o u v e r e dh a i lg u a r d
W = E- - - Coat Al/Al with louvered hail guard
38AU
224
4 AHRI CAPACITY RATINGS

UNIT COOLING
STAGES
NOM.

CAPACITY
(TONS)
NET

COOLING CAPACITY
(MBH)

TOTAL POWER
(kW) EER
38AUZ07/40RU07 1 5 62.7 5.1 12.2
38AUZ08/40RU08 1 6.3 79.3 6.9 11.5
38AUD12/40RU12 2 8.3 103.0 8.2 12.6
38AUD14/40RU14 2 10.4 125.0 10.9 11.5
38AUD16/40RU16 2 12.5 162.0 13.5 12.0
38AUD25/40RU25 2 16.7 202.2 16.6 12.2
LEGEND
AHRI - - - Air Conditioning, Heating and Refrigeration
Institute
ASHRAE - - - American Society of Heating, Refrigerating and Air Conditioning, Inc.

EER - - - Energy Efficiency Ratio
IEER - - - Integrated Energy Efficiency Ratio
NOTES

1. Rated in accordance with AHRI Standard 340/360, as
appropriate.

2. Ratings are based on:

Cooling Standard: 27_C( 8 0_F) db, 19 _C( 6 7_F) wb
indoor air temp and 35 _C( 9 5_F) db outdoor air temp.

3. All units comply with ASHRAE 90.1 Energy Standard for minimum EER and IEER requirements.

SOUND POWER LEVELS, dB

UNIT COOLING
STAGES
OUTDOOR SOUND (dB)
A --- W E I G H T E D 63 125 250 500 1000 2000 4000 8000 N O V A T I O N --- A l l A l u m i n u m C o i l D e s i g n 38AUZ07 1 82 78.7 91.2 84.4 79.7 76.9 73.5 71.9 67.5
38AUZ08 1 81 81.7 89.7 82.6 77.6 74.4 70.3 68.0 64.2
38AUD12 2 78 79.2 81.1 78.4 75.0 72.9 68.2 66.4 68.2
38AUD14 2 79 76.2 78.6 78.1 75.1 75.2 71.4 67.9 65.1
38AUD16 2 80 90.3 81.8 78.0 76.7 75.2 70.5 66.4 61.9
RTPF - - - Round Tube/Plate Fin Coil Design
38AUZ07 1 83 81.7 88.2 84.0 79.7 78.1 74.0 71.4 68.0
38AUZ08 1 83 81.7 88.2 84.0 79.7 78.1 74.0 71.4 68.0
38AUD12 2 80 76.0 79.9 79.8 77.4 75.6 69.8 67.8 66.4
38AUD16 2 83 86.7 81.2 78.9 80.4 78.0 74.2 70.2 65.0
38AUD25 2 85 91.0 85.0 80.0 86.0 79.0 73.0 68.0 63.0
NOTE: Outdoor sound data is measure in accordance with AHRI standard 270 - - - 2008.

LEGEND:
dB = Decibel
38AU
225
5 PHYSICAL DATA
SINGLE CIRCUIT MODELS with RTPF - - - Round Tube/Plate Fin Coil Design 38AUZ07 38AUZ08
Refrigeration System
# Circuits / # Comp. / Type 1/1/S c r o l l 1/1/S c r o l l R - - - 410a shipping charge A/B (lbs, 50 Hz) 11 13
System charge w/ fan coil* (50 Hz) 14 17
Metering device TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117
Cond. Coil
Material Al/Cu Al/Cu
Coil type RTPF RTPF
Rows / FPI 2/1 7 2/1 7
To t a l f a c e a r e a ( f t 2 ) 17.5 17.5
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t
Motor HP / RPM 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22
Nominal Airflow (cfm) 6000 6000
Watts (total) 610 610
Piping Connections
Qty / Suction (in. ODS) 1/ 11 / 8 1/ 11 / 8
Qty / Liquid (in. ODS) 1/ 3 / 8 1/ 1 / 2
SINGLE CIRCUIT MODELS with NOVATION - - - All Aluminum coil Design 38AUZ07 38AUZ08
Refrigeration System
# Circuits / # Comp. / Type 1/1/S c r o l l 1/1/S c r o l l R - - - 410a shipping charge A/B (lbs) 4.4 4.9
System charge w/ fan coil 8.4 10.2
System charge w/ fan coil (50hz) 9.0 12.3
Metering device TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117
Cond. Coil
Material Al Al
Coil type microchannel microchannel
Rows / FPI 1/1 7 1/1 7
total face area (ft2) 17.5 20.5
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t
Motor HP / RPM 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22
Nominal Airflow (cfm) 6,000 6,000
Watts (total) 610 610
RTPF - - - Round tube /plate fin design
* Approximate system charge with about 25 ft piping of sizes indicated with matched 40RU. 38AU
226
6 PHYSICAL DATA (CONT)
DUAL CIRCUIT MODELS with RTPF - - - Round Tube/Plate Fin Coil Design 38AUD12 38AUD16 38AUD25
Refrigeration System
# Circuits / # Comp. / Type 2/2/S c r o l l 2/2/S c r o l l 2/2/S c r o l l R - - - 410a shipping charge A/B (lbs, 50 Hz) 8.0 / 8.0 16.0 / 16.0 14.0 / 14.0 System charge w/ fan coil* (50 Hz) 11.0 / 10.0 22.0 / 22.0 19.0 / 19.0 Metering device TXV TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117 54 / 117 Compressor
Model ZP51 (2) ZP83 (2) ZP103 (2)
Oil Charge A/B (oz) 42 / 42 60 / 60 110 / 110
Speed rpm 50 Hz 2900 2900 2900
Cond. Coil
Material Al/Cu Al/Cu Al/Cu
Coil type RTPF RTPF RTPF
Rows / FPI 2/1 7 2/1 7 2/1 7
To t a l f a c e a r e a ( f t 2 ) 25.1 23.5 x 2 25.0 x 2 Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 3/d i r e c t 4/d i r e c t Motor HP / RPM 1/4 / 1100 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22 22
Nominal Airflow (cfm) 6000 9000 12000
Watts (total) 610 970 1150
Piping Connections
Qty / Suction (in. ODS) 2/ 11 / 8 2/ 13 / 8 2/ 13 / 8
Qty / Liquid (in. ODS) 2/ 3 / 8 2/ 1 / 2 2/ 1 / 2
DUAL CIRCUIT MODELS with NOVATION - - - All Aluminum coil Design 38AUD12 38AUD14 38AUD16
Refrigeration System
# Circuits / # Comp. / Type 2/2/Scroll 2/2/Scroll 2/2/Scroll R - - - 410a shipping charge A/B (lbs) 3.0 /3.1 3.7/3.9 6.1/6.1 System charge w/ fan coil 7.4 / 7.4 10.8 / 10.8 12.0/12.0 System charge w/ fan coil (50hz) 7.5 / 7.5 11.2 / 11.2 14.0 /14.0 Metering device TXV TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117 54 / 117 Cond. Coil
Material Al Al Al
Coil type microchannel microchannel microchannel
Rows / FPI 1/1 7 1/1 7 1/1 7
total face area (ft2) 25.0 31.8 25.0 x 2
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t 3/d i r e c t Motor HP / RPM 1/4 / 1100 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22 22
Nominal Airflow (cfm) 6,000 6,000 10,000
Watts (total) 610 610 970
RTPF - - - Round tube /plate fin design
* Approximate system charge with about 25 ft piping of sizes indicated with matched 40RU. 38AU
227
7 DIMENSIONS
C10590
38AU
228
8 DIMENSIONS (cont.)
C10591
38AU
229
9 DIMENSIONS (cont.)
C10592
38AU
230
10 OPTIONS AND ACCESSORIES
38AUZ/D OPTIONS AND ACCESSORIES
ITEM OPTION* ACCESSORY†
Disconnect Switch (non-fused) X
Special- - - coated Coil Protection X
Low Ambient T emperature
MotorMaster Ir Control X X
Wired Condenser Coil Grille
(Novation 07- - - 14 models only)
X
Louvered Hail Guard X X
Programmable Thermostats X
* Factory-installed option.
† Field-installed accessory.
38AUZ/38AUD factory-installed options
E-coated aluminum-fin coils have a flexible and durable epoxy coating uniformly a pplied to all coil surfaces.

Unlike brittle phenolic dip and bake coatings, E-coating provides superior protection with unmatched flexibility, edge coverage, metal adhesion, thermal performance, and most importantly, corrosion resistance.

E-coated coils provide this protection since all coil
surfaces are completely encapsulated from environmental contamination. This coating is especially suitable in
industrial environments.

Pre- -coated coils(RTPF coils only) provide protection in mild coastal environments.
–29_C (–20_ F) low-ambient temperature kit option
(MotorMaster I r) controls outdoor-fan motor operation
to maintain the correct head pressure at low outdoor
ambient temperatures.

Louvered hail guard package protects coils against
damage from flying debris and hail.

Non-fused disconnect switch is used to remove power
locally at the condensing unit. This switch also includes a power lockout capability to pr otect the service person.

This lockout switc h saves the service person time and
effort because there is no need to access a distant
disconnect switch while servicing the unit.

NOTE: Non- -fused disconnect switch cannot be used
when unit MOCP electrical rating exceeds 80 amps.
38AUZ/D field-installed accessories
–29_C (–20_F) low-ambient temperature kit accessory
(MotorMaster I r) controls outdoor-fan motor operation
to maintain the correct head pressure at low outdoor
ambient temperatures.

Louvered hail guard package protects coils against
damage from flying debris and hail.

Condenser coil grille package protects condensing unit
coil from impact by large objects and vandalism.

Carrier’s line of thermostats provide both
programmable and non-progra mmable capability with the
new Debonairr line of commercial programmable
thermostats. The Commercial Electronic thermostats
provide 7-day pr ogrammable capab ility for economical
applications.

LOW AMBIENT CONTROL
(FACTORY-INSTALLED OR

FIELD-INSTALLED)

FACTORY-INSTALLED

DISCONNECT SWITCH

FACTORY-INSTALLED

COIL PROTECTION

OPTIONAL
C10609
38AU
231
11 OPTIONS AND ACCESSORIES (cont.)
40RU OPTIONS AND ACCESSORIES
ITEM OPTION* ACCESSORY†
Alternate Fan Motors X
Alternate Drives X
CO2 Sensors X
Condensate Drain Trap X
Discharge Plenum X
Economizer X
Electric Heat X
Hot Water Heating Coils X
Overhead Suspension Package X
Prepainted Units X
Return Air Grille X
Steam Heating Coil X
Subbase X
* Factory-installed option.
† Field-installed accessory.
40RU factory-installed options
Alternate fan motors and drives are available to provide the widest possible range of performance.

Units constructed of prepainted steel are available from the factory for applications that require painted units. Unit color is American Sterling Gray.
40RU field-installed accessories
Two-row hot water coils have 5/8-in. diameter copper
tubes mechanically bonded to aluminum plate fins. Coils have non-ferrous headers.

One-row steam coil has 1-in. OD copper tube and
aluminum fins. The Inner Distributing Tube (IDT) design provides uniform temperatures across the coil face. The IDT steam coils are especially suited to applications
where sub-freezing air enters the unit.

Electric resistance heat coils have an open-wire design and are mounted in a rigid frame. Safety cutouts for high temperature conditions are standard.

Economizer (enthalpy controlled) provides ventilation
air and provides “free” cooling if the outside ambient
temperature and humidity are suitable. The economizer
can also be used in conjunction with Carrier Comfort
System thermostats and CO
2 sensors to help meet indoor
air quality requirements. The economizer can be used in both vertical and horizontal positions.

Discharge plenum directs the air discharge into the
occupied space; integral hor izontal and ver tical louvers enable redirection of airflow. This accessory is available unpainted or painted.

Return-air grille provides a protective barrier over the return-air opening and gives a finished appearance to units installed in the occupied space. This accessory is available unpainted or painted.

Subbase provides a stable, raised platform and room for condensate drain connection for floor-mounted units. This accessory is available unpainted or painted.

Overhead suspension package includes necessary
brackets to support units in horizontal installations.

CO2 sensors can be used in conjunction with the
economizer accessory to he lp meet indoor ai r quality
requirements. The sensor signals the economizer to open when the CO 2 level in the space exceeds the setpoint. A Carrier Comfort System programmable thermostat can
also be used to override the sensor if the outside-air
temperature is too high or too low.

Condensate drain trap includes an overflow shutoff
switch that can be wired to turn off the unit if the trap becomes plugged. The kit also includes a wire harness
that can be connected to an alarm if desired. The
transparent trap is designed for easy service and
maintenance.
38AU
232
12 OPTIONS AND ACCESSORIES (cont.)

ECONOMIZER

DISCHARGE
PLENUM

RETURN-AIR
GRILLE

SUBBASE
FAN
COIL
UNIT

FAN COIL
UNIT

HOT WATER OR

STEAM COIL
40RU WITH DISCHARGE PLENUM
RETURN-AIR GRILLE AND SUBBASE 40RU WITH HOT WATER OR STEAM COIL 40RU WITH ECONOMIZER 40RU WITH CONDENSATE TRAP
C10610
38AU
233
13 TYPICAL WIRING SCHEMATIC
TDR2 3
TDR
1 5
TDR
1 5
TDR2 3
GR
FIELD
POWER
SUPPLY
T1
T2
T3
L1
L2
L3

DISCONNECT
OFM2
BLK
YEL
BRN
T1
T3
T2
BLK
BLU
YEL
COMP1
BLK
YEL
11 21
13 23
C1
FC
T Q
T1
T3
T2
RED
ORN
BRN
COMP2
RED
BRN
11 21
13 23
C2
OFM1
BLK
YEL
BRN
BLK
YEL
BLK
YEL
TB3
BLK
YEL
TB1
BLK
BLU
YEL
CADM1
T1
T2
T3
CADM2
T1
T2
T3
BLU
ORN
4 2

SPEED CONTROL COIL TEMP
SENSOR
RED
BLK
SEE NOTE 5
BLK
YEL
BLK
LAR
42 H FC
1 P A CT Q
YEL
OFM3
BLK
BRN
BRN
BLK
BLK
C
BLK
YEL
400
TRAN1
24V
BRN
24V

GRN/YEL
RED
BLK
BLK CH1
BLK
BLK
CH2
BLK
BLK
LOAD
YEL
YEL
2 P A C

FIELD SPLICE

MARKED WIRE

TERMINAL(MARKED)

TERMINAL(UNMARKED)

TERMINAL BLOCK

SPLICE

FACTORY WIRING

FIELD CONTROL WIRING

FIELD POWER WIRING

ACCESSORY OR OPTIONAL WIRING

TO INDICATE COMMON

POTENTIAL ONLY, NOT

TO REPRESENT WIRING
X
X
X

FIELD CONTROL
WIRING
NOTES:

1. IF ANY OF THE ORIGINAL WIRE FURNISHED

MUST BE REPLACED, IT MUST BE REPLACED
WITH TYPE 90 C WIRE OR ITS EQUIVALENT.

2. USE COPPER CONDUCTORS ONLY.

3. COMPRESSORS AND FAN MOTORS ARE
THERMALLY PROTECTED. THREE PHASE

MOTORS ARE PROTECTED AGAINST PRIMARY
SINGLE PHASING CONDITIONS.

4. TRANSFORMER IS WIRED FOR 400V UNIT.

5. ON UNITS WITH SPEED CONTROL, CONNECT THE
BLACK WIRES FROM OFM1 AND OFM3 TO BLK

WIRES FROM SPEED CONTROL MODULE AND
CONNECT THE BLACK WIRE FROM OFM2 TO
TERMINAL 2 ON THE LOW AMBIENT RELAY (LAR).

C CONTACTOR, COMPRESSOR

CAP CAPACITOR

CADM COMFORT ALERT - DIAGNOSTICS MODULE

CH CRANKCASE HEATER

COMP COMPRESSOR MOTOR

EQUIP EQUIPMENT

FU FUSE

GR GROUND

HPS HIGH PRESSURE SWITCH

LAR LOW AMBIENT RELAY

LAS LOW AMBIENT SWITCH

LLSV LIQUID LINE SOLENOID VALVE

LPS LOW PRESSURE SWITCH

OFM OUTDOOR FAN MOTOR

OFR OUTDOOR FAN RELAY

QT QUADRUPLE TERMINAL

SVR SOLENOID VALVE RELAY

TB TERMINAL BLOCK

TDR TIME DELAY RELAY

TRAN TRANSFORMER
LEGEND
R
Y1
Y2
W1
W2
G
C
X
RED
YEL
1 2
3 4
5 6
7 8
P
Y L
R C
CADM1
BRNRED
BRN
C1

OUTDOOR

CONNECTION

BOARD(TB)
TB2
A1
9 R
Y1
Y2
W1
W2
G
C
X
1 2
3 4
5 6
7 8
A1
9 R
Y1
Y2
W1
W2
G
C
INDOOR

CONNECTION

BOARD(TB)
BLU

BLU BLU
BRNBLK
RED
LPS1
BLUBLU
LLSV1
1 S P H

K L B K L B
C
C
SVR1
P
Y L
R C
CADM2
ORN ORNLPS2
ORNORN
2 S P H

O I V OI V
RED
BLK
VIO
VIO
C2ORN
SVR2
LAR
BRN
YEL
C
BRN C
A2
10 A2
10 LLSV2
BRN
BRN
BLU
C
24V
BRN
24V

GRN/YEL
RED
400
42 SVR2
42 SVR1
BLK
BRN
WHT
WHT
BRN

BLK BRN
C2-11 C2-13
TRAN3

LOAD LIQUID LINE SOLENOID VALVE
C
YEL
LAS

OFR BRN
BLU

DISCONNECT PER NEC

FIELD WIRING

CONNECTION BOARD(TB)
CADM1
C1

CONTROL BOX COMPONENT ARRANGEMENT
1113
2123
T1
T2
T3
DATA
PORT
R
Y1
Y2
W1
W2
G
C
X
1 2
3 4
5 6
7 8
TB1
CAP2
H

F
A1
9 C2
1113
2123
Y

L
R
C
P
CADM2
T1
T2
T3
DATA
PORT
Y

L
R
C
P
OFR
0 3
4 1
7 8
2 6
A2
10 SVR1
0 3
4 1
7 8
2 6
SVR2
0 3
4 1
7 8
2 6
CAP1
C

F LAR
0 3
4 1
7 8
2 6
TB3
BRN
RED
RED
RED
RED
BLU
TB2
TDR1
TRAN3
24V
24V
C
400
1 2
3 5
TDR2
1 2
3 5
TRAN1
24V
24V
C
400

THERMOSTAT
86 OFR
SEE NOTE 5
SEE NOTE 5
-38AU500824

SCHEMATIC
15T 400V DUAL
C10593
T ypical 38AUD16 Dual Circuit
38AU
234
38AUZ/D 50 Hz
Commercial Split Systems
Air Conditioning Condensing Units

18.3 kW to 59.2 kW
Product Data
C09227
38AUZ07- -08 shown
the environmentally sound refrigerant
Certified to ISO 9001
Carrier’s air-cooled air conditioning split systems:

FEATURES/BENEFITS
These dependable outdoor air cooled condensing units
match Carrier’s indoor-air handlers to meet a wide
selection of cooling solutions.

Safety controls are used for enhanced system protection and reliability.

Each unit utilizes the Comfort Alert diagnostic and
troubleshoot control system. This protects the units
operation and provides valuable diagnostic information
when required.

Factory-installed options (FIOPs)
Certified and pre- -engineered factory-installed options (FIOPs) allow units to be installed in less time, thereby reducing installed cost. FIOPs include:

S low ambient controls which provide cooling operation
down to - -29_C( - - 2 0_F) ambient temperatures
S non-fused disconnect
S special coil coating coil protection
S louvered hail guard
235
2 FEATURES AND BENEFITS (cont.)
Efficient operation
These air cooled condensing units will provide EER’s up to 12.6 (tested in accordance with ASHRAE 90.1
standards).

This high efficiency will help reduce overall operating cost and energy consumption.

All units include a crankcase heater to eliminate liquid slugging at start-up. Each unit comes standard with the Comfort Alertt control system. This provides:

Indoor- -air quality (IAQ) features
The unique combination of IAQ features in the 40RU
Series air handlers help to ensure that only clean, fresh, conditioned air is delivered to the occupied space.

Direct-expansion (DX) 4 row cooling coils prevent the
build-up of humidity in the room, even during part-load conditions.

Standard 2-in. (51mm) disposable filters remove dust and airborne particles from the occupied space for cleaner air.

The pitched, non-corroding drain pan can be adjusted for a right-hand or left-hand connection to suit many
applications and provide positive drainage and prevent
standing condensate.

Economy
The 40RU Series packaged air handlers provide reduced
installation expense and energy-efficient performance.

Quick installation is ensured by the multipoise design.

High efficiency, precision-balanced fans minimize air
turbulence, surging, and unbalanced operation, cutting
operation expenses.

Rugged pillow-block beari ngs (40RU14) are securely
fastened to the solid steel fan shaft with split collets and clamp locking devices. Smaller unit sizes have spider-type bearings.

Coil flexibility
Model 40RU direct- expansion coils have galvanized steel casings; inlet and outlet connections are on the same end.

Easier installation and service
The multipoise design and component layout ensures
quick unit installation and operation. Units can be
converted from horizontal to vertical operation by simply repositioning the unit. Drain pan connections are
duplicated on both sides of the unit. The filters, motor, drive, TXVs, and coil connections are all easily accessed by removing a single side panel.
38AU
236
3 MODEL NUMBER NOMENCLATURE
123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8
3 8 A U Z A 0 7 A 0 A 9 -- 0 A 0 A 0
_____________ ____
Model Type Brand / Packaging
Commercial Air Cooled Cond. Unit 0=S t a n d a r d
Puronr R - - - 410A Refrigerant 1=L T L
Type of Coil Electrical Options
D=D u a lC i r c u i t A=N o n e
Z = Single Circuit C = Non - - - Fused Disconnect
Refrigerant Options Service Options
A=S t a n d a r d 0=N o n e
B = Low Ambient Controls
Factory Assigned
Nominal T onnage A=D e f a u l t
07 = 18.3 kW (5.2 T ons)
08 = 23.2 kW (6.6 T ons) Base Unit Controls
12 = 29.1 kW (8.3 T ons) 0 = Standard Electro- - - Mechanical Controls 14 = 35.2 kW (10.0 T ons)
16 = 45.8 kW (13.0 T ons) Design Rev
25 = 59.2 kW (16.8 T ons) --- = F a c t o r y A s s i g n e d Factory Assigned
A=D e f a u l t Voltage
9 = 4 0 0 --- 3 --- 5 0
Factory Assigned
0=D e f a u l t
Coil Options (Condenser)
With Round Tube/Plate Fin Design
All models except 14 size (12.5 T on)
A=A l / C uS t a n d a r d
B=P r eC o a tA l / C u
C = E --- C o a t A l / C u
E= C u / C u
M=A l / C uS t a n d a r dw i t hl o u v e r e dh a i lg u a r d N = Pre Coat Al/Cu with louvered hail guard
P=E - - - C o a tA l / C uw i t hl o u v e r e dh a i lg u a r d R = Cu/Cu - - - Louvered hail guard
Coil Options (Condenser)
W i t h A l l A l u m i n u m --- N O V A T I O N D e s i g n ( 0 7 --- 1 6 s i z e s ) G=A l / A lS t a n d a r d
K = E --- C o a t A l / A l
T=A l / A lw i t hl o u v e r e dh a i lg u a r d
W = E- - - Coat Al/Al with louvered hail guard
38AU
237
4 AHRI CAPACITY RATINGS

UNIT COOLING
STAGES
NOM.

CAPACITY
(TONS)
NET

COOLING CAPACITY
(MBH)

EER - - - Energy Efficiency Ratio
IEER - - - Integrated Energy Efficiency Ratio
NOTES

1. Rated in accordance with AHRI Standard 340/360, as
appropriate.

2. Ratings are based on:

Cooling Standard: 27_C( 8 0_F) db, 19 _C( 6 7_F) wb
indoor air temp and 35 _C( 9 5_F) db outdoor air temp.

3. All units comply with ASHRAE 90.1 Energy Standard for minimum EER and IEER requirements.

SOUND POWER LEVELS, dB

LEGEND:
dB = Decibel
38AU
238
5 PHYSICAL DATA
SINGLE CIRCUIT MODELS with RTPF - - - Round Tube/Plate Fin Coil Design 38AUZ07 38AUZ08
Refrigeration System
# Circuits / # Comp. / Type 1/1/S c r o l l 1/1/S c r o l l R - - - 410a shipping charge A/B (lbs, 50 Hz) 11 13
System charge w/ fan coil* (50 Hz) 14 17
Metering device TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117
Cond. Coil
Material Al/Cu Al/Cu
Coil type RTPF RTPF
Rows / FPI 2/1 7 2/1 7
To t a l f a c e a r e a ( f t 2 ) 17.5 17.5
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t
Motor HP / RPM 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22
Nominal Airflow (cfm) 6000 6000
Watts (total) 610 610
Piping Connections
Qty / Suction (in. ODS) 1/ 11 / 8 1/ 11 / 8
Qty / Liquid (in. ODS) 1/ 3 / 8 1/ 1 / 2
SINGLE CIRCUIT MODELS with NOVATION - - - All Aluminum coil Design 38AUZ07 38AUZ08
Refrigeration System
# Circuits / # Comp. / Type 1/1/S c r o l l 1/1/S c r o l l R - - - 410a shipping charge A/B (lbs) 4.4 4.9
System charge w/ fan coil 8.4 10.2
System charge w/ fan coil (50hz) 9.0 12.3
Metering device TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117
Cond. Coil
Material Al Al
Coil type microchannel microchannel
Rows / FPI 1/1 7 1/1 7
total face area (ft2) 17.5 20.5
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t
Motor HP / RPM 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22
Nominal Airflow (cfm) 6,000 6,000
Watts (total) 610 610
RTPF - - - Round tube /plate fin design
* Approximate system charge with about 25 ft piping of sizes indicated with matched 40RU. 38AU
239
6 PHYSICAL DATA (CONT)
DUAL CIRCUIT MODELS with RTPF - - - Round Tube/Plate Fin Coil Design 38AUD12 38AUD16 38AUD25
Refrigeration System
# Circuits / # Comp. / Type 2/2/S c r o l l 2/2/S c r o l l 2/2/S c r o l l R - - - 410a shipping charge A/B (lbs, 50 Hz) 8.0 / 8.0 16.0 / 16.0 14.0 / 14.0 System charge w/ fan coil* (50 Hz) 11.0 / 10.0 22.0 / 22.0 19.0 / 19.0 Metering device TXV TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117 54 / 117 Compressor
Model ZP51 (2) ZP83 (2) ZP103 (2)
Oil Charge A/B (oz) 42 / 42 60 / 60 110 / 110
Speed rpm 50 Hz 2900 2900 2900
Cond. Coil
Material Al/Cu Al/Cu Al/Cu
Coil type RTPF RTPF RTPF
Rows / FPI 2/1 7 2/1 7 2/1 7
To t a l f a c e a r e a ( f t 2 ) 25.1 23.5 x 2 25.0 x 2 Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 3/d i r e c t 4/d i r e c t Motor HP / RPM 1/4 / 1100 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22 22
Nominal Airflow (cfm) 6000 9000 12000
Watts (total) 610 970 1150
Piping Connections
Qty / Suction (in. ODS) 2/ 11 / 8 2/ 13 / 8 2/ 13 / 8
Qty / Liquid (in. ODS) 2/ 3 / 8 2/ 1 / 2 2/ 1 / 2
DUAL CIRCUIT MODELS with NOVATION - - - All Aluminum coil Design 38AUD12 38AUD14 38AUD16
Refrigeration System
# Circuits / # Comp. / Type 2/2/Scroll 2/2/Scroll 2/2/Scroll R - - - 410a shipping charge A/B (lbs) 3.0 /3.1 3.7/3.9 6.1/6.1 System charge w/ fan coil 7.4 / 7.4 10.8 / 10.8 12.0/12.0 System charge w/ fan coil (50hz) 7.5 / 7.5 11.2 / 11.2 14.0 /14.0 Metering device TXV TXV TXV
High - - - press. Trip / Reset (psig) 630 / 505 630 / 505 630 / 505 Low- - - press. Trip / Reset (psig) 54 / 117 54 / 117 54 / 117 Cond. Coil
Material Al Al Al
Coil type microchannel microchannel microchannel
Rows / FPI 1/1 7 1/1 7 1/1 7
total face area (ft2) 25.0 31.8 25.0 x 2
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t 3/d i r e c t Motor HP / RPM 1/4 / 1100 1/4 / 1100 1/4 / 1100
Fan diameter (in) 22 22 22
Nominal Airflow (cfm) 6,000 6,000 10,000
Watts (total) 610 610 970
RTPF - - - Round tube /plate fin design
* Approximate system charge with about 25 ft piping of sizes indicated with matched 40RU. 38AU
240
7 DIMENSIONS
C10590
38AU
241
8 DIMENSIONS (cont.)
C10591
38AU
242
9 DIMENSIONS (cont.)
C10592
38AU
243
10 OPTIONS AND ACCESSORIES
38AUZ/D OPTIONS AND ACCESSORIES
ITEM OPTION* ACCESSORY†
Disconnect Switch (non-fused) X
Special- - - coated Coil Protection X
Low Ambient T emperature
MotorMaster Ir Control X X
Wired Condenser Coil Grille
(Novation 07- - - 14 models only)
X
Louvered Hail Guard X X
Programmable Thermostats X
* Factory-installed option.
† Field-installed accessory.
38AUZ/38AUD factory-installed options
E-coated aluminum-fin coils have a flexible and durable epoxy coating uniformly a pplied to all coil surfaces.

E-coated coils provide this protection since all coil
surfaces are completely encapsulated from environmental contamination. This coating is especially suitable in
industrial environments.

Louvered hail guard package protects coils against
damage from flying debris and hail.

Non-fused disconnect switch is used to remove power
locally at the condensing unit. This switch also includes a power lockout capability to pr otect the service person.

This lockout switc h saves the service person time and
effort because there is no need to access a distant
disconnect switch while servicing the unit.

Louvered hail guard package protects coils against
damage from flying debris and hail.

Condenser coil grille package protects condensing unit
coil from impact by large objects and vandalism.

LOW AMBIENT CONTROL
(FACTORY-INSTALLED OR

FIELD-INSTALLED)

FACTORY-INSTALLED

DISCONNECT SWITCH

FACTORY-INSTALLED

COIL PROTECTION

OPTIONAL
C10609
38AU
244
11 OPTIONS AND ACCESSORIES (cont.)
40RU OPTIONS AND ACCESSORIES
ITEM OPTION* ACCESSORY†
Alternate Fan Motors X
Alternate Drives X
CO2 Sensors X
Condensate Drain Trap X
Discharge Plenum X
Economizer X
Electric Heat X
Hot Water Heating Coils X
Overhead Suspension Package X
Prepainted Units X
Return Air Grille X
Steam Heating Coil X
Subbase X
* Factory-installed option.
† Field-installed accessory.
40RU factory-installed options
Alternate fan motors and drives are available to provide the widest possible range of performance.

Electric resistance heat coils have an open-wire design and are mounted in a rigid frame. Safety cutouts for high temperature conditions are standard.

Discharge plenum directs the air discharge into the
occupied space; integral hor izontal and ver tical louvers enable redirection of airflow. This accessory is available unpainted or painted.

Return-air grille provides a protective barrier over the return-air opening and gives a finished appearance to units installed in the occupied space. This accessory is available unpainted or painted.

Subbase provides a stable, raised platform and room for condensate drain connection for floor-mounted units. This accessory is available unpainted or painted.

Overhead suspension package includes necessary
brackets to support units in horizontal installations.

ECONOMIZER

DISCHARGE
PLENUM

RETURN-AIR
GRILLE

SUBBASE
FAN
COIL
UNIT

FAN COIL
UNIT

HOT WATER OR

STEAM COIL
40RU WITH DISCHARGE PLENUM
RETURN-AIR GRILLE AND SUBBASE 40RU WITH HOT WATER OR STEAM COIL 40RU WITH ECONOMIZER 40RU WITH CONDENSATE TRAP
C10610
38AU
246
13 TYPICAL WIRING SCHEMATIC
TDR2 3
TDR
1 5
TDR
1 5
TDR2 3
GR
FIELD
POWER
SUPPLY
T1
T2
T3
L1
L2
L3

SPEED CONTROL COIL TEMP
SENSOR
RED
BLK
SEE NOTE 5
BLK
YEL
BLK
LAR
42 H FC
1 P A CT Q
YEL
OFM3
BLK
BRN
BRN
BLK
BLK
C
BLK
YEL
400
TRAN1
24V
BRN
24V

GRN/YEL
RED
BLK
BLK CH1
BLK
BLK
CH2
BLK
BLK
LOAD
YEL
YEL
2 P A C

FIELD SPLICE

MARKED WIRE

TERMINAL(MARKED)

TERMINAL(UNMARKED)

TERMINAL BLOCK

SPLICE

FACTORY WIRING

FIELD CONTROL WIRING

FIELD POWER WIRING

ACCESSORY OR OPTIONAL WIRING

TO INDICATE COMMON

POTENTIAL ONLY, NOT

TO REPRESENT WIRING
X
X
X

FIELD CONTROL
WIRING
NOTES:

1. IF ANY OF THE ORIGINAL WIRE FURNISHED

MUST BE REPLACED, IT MUST BE REPLACED
WITH TYPE 90 C WIRE OR ITS EQUIVALENT.

2. USE COPPER CONDUCTORS ONLY.

3. COMPRESSORS AND FAN MOTORS ARE
THERMALLY PROTECTED. THREE PHASE

MOTORS ARE PROTECTED AGAINST PRIMARY
SINGLE PHASING CONDITIONS.

4. TRANSFORMER IS WIRED FOR 400V UNIT.

5. ON UNITS WITH SPEED CONTROL, CONNECT THE
BLACK WIRES FROM OFM1 AND OFM3 TO BLK

WIRES FROM SPEED CONTROL MODULE AND
CONNECT THE BLACK WIRE FROM OFM2 TO
TERMINAL 2 ON THE LOW AMBIENT RELAY (LAR).

C CONTACTOR, COMPRESSOR

CAP CAPACITOR

CADM COMFORT ALERT - DIAGNOSTICS MODULE

CH CRANKCASE HEATER

COMP COMPRESSOR MOTOR

EQUIP EQUIPMENT

FU FUSE

GR GROUND

HPS HIGH PRESSURE SWITCH

LAR LOW AMBIENT RELAY

LAS LOW AMBIENT SWITCH

LLSV LIQUID LINE SOLENOID VALVE

LPS LOW PRESSURE SWITCH

OFM OUTDOOR FAN MOTOR

OFR OUTDOOR FAN RELAY

QT QUADRUPLE TERMINAL

SVR SOLENOID VALVE RELAY

TB TERMINAL BLOCK

TDR TIME DELAY RELAY

TRAN TRANSFORMER
LEGEND
R
Y1
Y2
W1
W2
G
C
X
RED
YEL
1 2
3 4
5 6
7 8
P
Y L
R C
CADM1
BRNRED
BRN
C1

OUTDOOR

CONNECTION

BOARD(TB)
TB2
A1
9 R
Y1
Y2
W1
W2
G
C
X
1 2
3 4
5 6
7 8
A1
9 R
Y1
Y2
W1
W2
G
C
INDOOR

CONNECTION

BOARD(TB)
BLU

BLU BLU
BRNBLK
RED
LPS1
BLUBLU
LLSV1
1 S P H

K L B K L B
C
C
SVR1
P
Y L
R C
CADM2
ORN ORNLPS2
ORNORN
2 S P H

O I V OI V
RED
BLK
VIO
VIO
C2ORN
SVR2
LAR
BRN
YEL
C
BRN C
A2
10 A2
10 LLSV2
BRN
BRN
BLU
C
24V
BRN
24V

GRN/YEL
RED
400
42 SVR2
42 SVR1
BLK
BRN
WHT
WHT
BRN

BLK BRN
C2-11 C2-13
TRAN3

LOAD LIQUID LINE SOLENOID VALVE
C
YEL
LAS

OFR BRN
BLU

DISCONNECT PER NEC

FIELD WIRING

CONNECTION BOARD(TB)
CADM1
C1

CONTROL BOX COMPONENT ARRANGEMENT
1113
2123
T1
T2
T3
DATA
PORT
R
Y1
Y2
W1
W2
G
C
X
1 2
3 4
5 6
7 8
TB1
CAP2
H

F
A1
9 C2
1113
2123
Y

L
R
C
P
CADM2
T1
T2
T3
DATA
PORT
Y

L
R
C
P
OFR
0 3
4 1
7 8
2 6
A2
10 SVR1
0 3
4 1
7 8
2 6
SVR2
0 3
4 1
7 8
2 6
CAP1
C

F LAR
0 3
4 1
7 8
2 6
TB3
BRN
RED
RED
RED
RED
BLU
TB2
TDR1
TRAN3
24V
24V
C
400
1 2
3 5
TDR2
1 2
3 5
TRAN1
24V
24V
C
400

THERMOSTAT
86 OFR
SEE NOTE 5
SEE NOTE 5
-38AU500824

SCHEMATIC
15T 400V DUAL
C10593
T ypical 38AUD16 Dual Circuit
38AU
247

Appe
ndix D
Parking Lot Mod
eling Results

248

AM-PM P
eak HR
Noise Mod
el Based on Federal Transit Adminstration General Transit Noise Assessment Developed f
or Chicago Create Project
Copy
right 2006, HMMH Inc.

Case:

Noise Source
All S
ources
Source 1
Sourc
e 2
Sourc
e 3
Source 4
Source 5
Source 6
Source 7
Sourc
e 8
Enter noise receiv
er land use category below.
3 Enter data for up to
8 noise sources below - see reference list for source numbers.

NOISE SOUR

CE PARAMETERS
Parameter
Source Num. Park & Ride Lot 23 Park & Ride Lot 23 Park & Ride Lot 23 Distance (source
to receiver) distanc
e (ft) 60 distance (ft) 190 distance (ft) 80
Noisiest Hour of autos/hour 56
autos/hour 196 autos/hour 188
Activ
ity During buses/hou
r buses/hour buses/hour
Sensitiv
e Hours
28 196 188
Wheel Flats?
Jointed T
rack?
Embedded T
rack?
Aeri
al Structure?
Barrier
Present? Y/N n Y/N Y/N
Interven
ing Rows of of Buildings number of rows 0 number of rows number of rows

RESULTS
Source 1 Source 2 Source 3

LAND USE CATEGORY
Noise receiver land use category (1, 2 or 3)
0 0
0 Victorville Retail Redevolpment Project
Leq - 1-hr (dB)
54 48
41 50
42 46

Page 1 ends

249

Appe
ndix E
Drive-thr
u Speaker Box Specifications
250

Building and Commercial Services Division
St. Paul, MN 55144-1000
1-800-328-0033
www.3M.com/XT1
3M is a trademark of 3M.

3M™ Wireless Communication System Model XT-1
Technical Data

3M Wireless Communications System Model XT-1’s Night Volume feature to comply with City Decibel Level output ordinance.

With the concern over environmental noise today, many communities restrict the audio level of drive-thru intercom systems during normal day-time business hours and for business operations during night time. Usually, this audio level is specified to be below some number at the property line.

Audio levels are measured in terms of “Sound Pressure Level” with the unit of change being the “Decibel”. For example, the city of South Plainfield, NJ requires that sound levels not exceed 65 decibels SPL (sound pressure level) in an industrial area. Taking this into consideration, 3M intercom systems provide an adjustable menu speaker volume to assure compliance with city sound ordinances.

The 3M XT-1 Intercom System can be adjusted at installation to produce an audio sound pressure level of 65 decibels (*) at a distance of 4 feet on axis to the center of the speaker. It is VERY easy for the installation company to verify this reading using an Audio dB meter (set to A weighing, slow response). Please note that sound diminishes at the rate of 6 decibels every time the distance from the sound source is doubled. So, at a distance of 8 feet, the level is 59 decibels, at 16 feet it is 53 decibels and so on.

The 3M XT-1 Intercom System also provides an AUTOMATIC reduction of sound volume for night time operation to maintain compliance with cities that require lower operating sound levels after normal business hours. This feature assures compliance 24 hours a day.

To give you a reference of comparative audio levels, please peruse the attached list of typical sound levels. Be aware that acoustic barriers (shrubbery, trees, fences, walls, etc) will reduce the distance faster than shown in the chart.

(* These level measurements assume the use of recommended 3M components.)

251

Building and Commercial Services Division
St. Paul, MN 55144-1000
1-800-328-0033
www.3M.com/XT1
3M is a trademark of 3M.

Table of Sound Levels and Corresponding Sound Pressure and Sound Intensity

To get a feel for decibels, look at the table below which gives values for the sound pressure levels of common sounds in our environment. Also shown are the corresponding sound pressures and sound intensities.

From these, you can see that the decibel scale gives numbers in a much more manageable range.

252

Building and Commercial Services Division
St. Paul, MN 55144-1000
1-800-328-0033
www.3M.com/XT1
3M is a trademark of 3M.

A given sound pressure level Lp in dBSPL without the distance of the measurement to the specific sound source is useless.

The reference for 0 dBSPL sound pressure level is p = 20 μPa = 2 * 10-5 pascal, the threshold of hearing.

The sound pressure level decreases in the free field with 6dB per distance doubling.

That is the 1/r law.

Often it is argued the sound pressure would decrease after the 1/r 2 law (inverse square law).

That is wrong.

The sound pressure in a free field is inversely proportional to the distance from the mic to the source. p ~ 1/r

Note: 20 dB is approximately the threshold of hearing. This occurs at approximately 700 feet from the speaker post in a very QUIET environment. In an environment of average traffic noise, a 35 dB limit is virtually inaudible and should be considered the practical limit. This occurs are approximately 125 feet from the speaker post.
253

Appe
ndix F
Traff
ic Noise Modeling Results

254
Proj
ect Name : Victorville Retail Development
Project Number : 21-11375
Modeling Con
dition : Existing
Grou
nd Type : Hard Peak ratio to ADT:

Metric (Leq, Ldn, CNEL) : Ldn Traff
ic Desc. (Peak or ADT) : ADT
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Day Evening Night 1 Mojave Drive - Weekday El Evado Road Amargosa Road 11,251 50 50 97 0.5 2.5 80 20 2 Mojave Drive - Saturday El Evado Road Amargosa Road 11,251 50 50 97 0.5 2.5 80 20 3 Mojave Drive - Sunday El Evado Road Amargosa Road 11,251 50 50 97 0.5 2.5 80 20 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 8,118 45 50 97 0.5 2.5 80 20 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 8,118 45 50 97 0.5 2.5 80 20 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 8,118 45 50 97 0.5 2.5 80 20 Model Res
ults
Proj
ect Number : Victorville Retail Development
Modeling Condition : 21-11375
Ground Type : Existing
Metric (Le
q, Ldn, CNEL) : Ldn
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Total 70 dB 65 dB 60 dB 55 dB 50 dB 1 Mojave Drive - Weekday El Evado Road Amargosa Road 68.1 0.0 0.0 51.6 63.1 69.4 43 137 432 1,367 4,323 2 Mojave Drive - Saturday El Evado Road Amargosa Road 68.1 0.0 0.0 51.6 63.1 69.4 43 137 432 1,367 4,323 3 Mojave Drive - Sunday El Evado Road Amargosa Road 68.1 0.0 0.0 51.6 63.1 69.4 43 137 432 1,367 4,323 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 65.8 0.0 0.0 49.6 61.2 67.1 26 82 259 820 2,593 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 65.8 0.0 0.0 49.6 61.2 67.1 26 82 259 820 2,593 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 65.8 0.0 0.0 49.6 61.2 67.1 26 82 259 820 2,593 Segment
Speed (mph)
Distance to
Centerline K-Factor
Segment
Number Roadway Traffic Volume
Vehicle Cassification Mix (%) 24-Hour Traffic Distribution (%) Segment
Segment
Number Roadway
Noise Levels (dB) Ldn Distance to Traffic Noise Contours (feet) Appe
ndix F
Rincon
FHWA Traffic Noise Model
Model Input
255
Proj
ect Name : Victorville Retail Development
Project Number : 21-11375
Modeling Con
dition : Existing Pl
us Project
Grou
nd Type : Hard Peak ratio to ADT:

Metric (Leq, Ldn, CNEL) : Ldn Traff
ic Desc. (Peak or ADT) : ADT
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Day Evening Night 1 Mojave Drive - Weekday El Evado Road Amargosa Road 15,011 50 50 97 0.5 2.5 80 20 2 Mojave Drive - Saturday El Evado Road Amargosa Road 15,300 50 50 97 0.5 2.5 80 20 3 Mojave Drive - Sunday El Evado Road Amargosa Road 14,619 50 50 97 0.5 2.5 80 20 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 11,878 45 50 97 0.5 2.5 80 20 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 12,167 45 50 97 0.5 2.5 80 20 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 11,486 45 50 97 0.5 2.5 80 20 Model Res
ults
Proj
ect Number : Victorville Retail Development
Modeling Condition : 21-11375
Ground Type : Existing Plus Project
Metric (Le
q, Ldn, CNEL) : Ldn
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Total 70 dB 65 dB 60 dB 55 dB 50 dB 1 Mojave Drive - Weekday El Evado Road Amargosa Road 69.4 0.0 0.0 52.8 64.3 70.6 58 182 577 1,824 5,767 2 Mojave Drive - Saturday El Evado Road Amargosa Road 69.4 0.0 0.0 52.9 64.4 70.7 59 186 588 1,859 5,878 3 Mojave Drive - Sunday El Evado Road Amargosa Road 69.2 0.0 0.0 52.7 64.2 70.5 56 178 562 1,776 5,617 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 67.4 0.0 0.0 51.2 62.8 68.8 38 120 379 1,200 3,793 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 67.5 0.0 0.0 51.3 63.0 68.9 39 123 389 1,229 3,886 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 67.3 0.0 0.0 51.1 62.7 68.7 37 116 367 1,160 3,668 Vehicle Cassification Mix (%) 24-Hour Traffic Distribution (%) K-Factor
Segment
Number Roadway
Segment Noise Levels (dB) Ldn Distance to Traffic Noise Contours (feet) Segment
Number Roadway
Segment
Traffic Volume Speed (mph)
Distance to
Centerline
Appe
ndix F
Rincon
FHWA Traffic Noise Model
Model Input
256
Proj
ect Name : Victorville Retail Development
Project Number : 21-11375
Modeling Con
dition : Future
Grou
nd Type : Hard Peak ratio to ADT:

Metric (Leq, Ldn, CNEL) : Ldn Traff
ic Desc. (Peak or ADT) : ADT
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Day Evening Night 1 Mojave Drive - Weekday El Evado Road Amargosa Road 12,967 50 50 97 0.5 2.5 80 20 2 Mojave Drive - Saturday El Evado Road Amargosa Road 12,967 50 50 97 0.5 2.5 80 20 3 Mojave Drive - Sunday El Evado Road Amargosa Road 12,967 50 50 97 0.5 2.5 80 20 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 11,663 45 50 97 0.5 2.5 80 20 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 11,663 45 50 97 0.5 2.5 80 20 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 11,663 45 50 97 0.5 2.5 80 20 Model Res
ults
Proj
ect Number : Victorville Retail Development
Modeling Condition : 21-11375
Ground Type : Future
Metric (Le
q, Ldn, CNEL) : Ldn
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Total 70 dB 65 dB 60 dB 55 dB 50 dB 1 Mojave Drive - Weekday El Evado Road Amargosa Road 68.7 0.0 0.0 52.2 63.7 70.0 50 158 498 1,575 4,982 2 Mojave Drive - Saturday El Evado Road Amargosa Road 68.7 0.0 0.0 52.2 63.7 70.0 50 158 498 1,575 4,982 3 Mojave Drive - Sunday El Evado Road Amargosa Road 68.7 0.0 0.0 52.2 63.7 70.0 50 158 498 1,575 4,982 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 67.3 0.0 0.0 51.1 62.8 68.7 37 118 372 1,178 3,725 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 67.3 0.0 0.0 51.1 62.8 68.7 37 118 372 1,178 3,725 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 67.3 0.0 0.0 51.1 62.8 68.7 37 118 372 1,178 3,725 Vehicle Cassification Mix (%) 24-Hour Traffic Distribution (%) K-Factor
Segment
Number Roadway
Segment Noise Levels (dB) Ldn Distance to Traffic Noise Contours (feet) Segment
Number Roadway
Segment
Traffic Volume Speed (mph)
Distance to
Centerline
Appe
ndix F
Rincon
FHWA Traffic Noise Model
Model Input
257
Proj
ect Name : Victorville Retail Development
Project Number : 21-11375
Modeling Con
dition : Future P
lus Project
Grou
nd Type : Hard Peak ratio to ADT:

Metric (Leq, Ldn, CNEL) : Ldn Traff
ic Desc. (Peak or ADT) : ADT
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Day Evening Night 1 Mojave Drive - Weekday El Evado Road Amargosa Road 16,727 50 50 97 0.5 2.5 80 20 2 Mojave Drive - Saturday El Evado Road Amargosa Road 17,016 50 50 97 0.5 2.5 80 20 3 Mojave Drive - Sunday El Evado Road Amargosa Road 16,335 50 50 97 0.5 2.5 80 20 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 15,423 45 50 97 0.5 2.5 80 20 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 15,712 45 50 97 0.5 2.5 80 20 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 15,031 45 50 97 0.5 2.5 80 20 Model Res
ults
Proj
ect Number : Victorville Retail Development
Modeling Condition : 21-11375
Ground Type : Future Plus Project
Metric (Le
q, Ldn, CNEL) : Ldn
From To Automob
iles Motorcycles Bus Medium Trucks Heavy Trucks Total 70 dB 65 dB 60 dB 55 dB 50 dB 1 Mojave Drive - Weekday El Evado Road Amargosa Road 69.8 0.0 0.0 53.3 64.8 71.1 64 203 643 2,032 6,426 2 Mojave Drive - Saturday El Evado Road Amargosa Road 69.9 0.0 0.0 53.4 64.9 71.2 65 207 654 2,067 6,538 3 Mojave Drive - Sunday El Evado Road Amargosa Road 69.7 0.0 0.0 53.2 64.7 71.0 63 198 628 1,985 6,276 4 Amargosa Road - Weekday Mojave Drive Roy Rogers Drive 68.6 0.0 0.0 52.4 64.0 69.9 49 156 493 1,558 4,925 5 Amargosa Road - Saturday Mojave Drive Roy Rogers Drive 68.6 0.0 0.0 52.4 64.1 70.0 50 159 502 1,587 5,018 6 Amargosa Road - Sunday Mojave Drive Roy Rogers Drive 68.4 0.0 0.0 52.2 63.9 69.8 48 152 480 1,518 4,800 Vehicle Cassification Mix (%) 24-Hour Traffic Distribution (%) K-Factor
Segment
Number Roadway
Segment Noise Levels (dB) Ldn Distance to Traffic Noise Contours (feet) Segment
Number Roadway
Segment
Traffic Volume Speed (mph)
Distance to
Centerline
Appe
ndix F
Rincon
FHWA Traffic Noise Model
Model Input
258

PLANNING COMMISSION

ATTACHMENT K

Traffic Study

259
Traffic Impact Analysis
for
The Retail Development Project
In the City of Victorville
Prepared for:

A & S Engineering, Inc.

July, 2021
260

TRAFFIC IMPACT ANALYSIS
FOR THE RETAIL DEVELOPMENT PROJECT
IN THE CITY OF VICTORVILLE

Prepared for:

A & S Engineering, Inc.

Prepared by:

Kimley-Horn and Associates, Inc.
1100 W Town and Country Road, Suite 700
Orange, CA 92868

July, 2021

261

TRAFFIC IMPACT ANALYSIS
FOR THE RETAIL DEVELOPMENT PROJECT
IN THE CITY OF VICTORVILLE
TABLE OF CONTENTS
INTRODUCTION................................................................................................................................................................................1 PROJECT DESCRIPTION.................................................................................................................................................................1 ANALYSIS SCENARIOS AND METHODOLOGY......................................................................................................................4 Analysis Scenarios............................................................................................................................................................................4 ANALYSIS METHODOLOGY..........................................................................................................................................................4 Significant Impact Criteria............................................................................................................................................................5 AREA CONDITIONS..........................................................................................................................................................................6 Existing Street System....................................................................................................................................................................6 Existing Transit Services...............................................................................................................................................................7 Existing Traffic Volumes...............................................................................................................................................................8 PROJECT TRAFFIC.........................................................................................................................................................................13 Project Trip Generation..............................................................................................................................................................13 Project Trip Distribution and Assignment..........................................................................................................................13 PROJECTED OPENING YEAR TRAFFIC.................................................................................................................................19 Opening Year Cumulative 2022 Conditions.......................................................................................................................23 Opening Year Cumulative 2022 Plus Project Conditions.............................................................................................25 PROJECTED FUTURE TRAFFIC................................................................................................................................................27 Future Year 2032 Conditions...................................................................................................................................................27 Future Year 2032 Plus Project Conditions.........................................................................................................................29 FINDINGS AND CONCLUSIONS................................................................................................................................................31

APPENDICES
Appendix A Approved Scope of Study Form
Appendix B Traffic Data Collection Sheets
Appendix C Cumulative Project Information
Appendix D Intersection Analysis Worksheets
Appendix E SBTAM model plots and B-Turns worksheets 262
LIST OF FIGURES
Figure 1 – Vicinity Map ......................................................................................................................................................................... 2 Figure 2 – Project Site Plan ................................................................................................................................................................. 3 Figure 3 – General Plan Existing Roadway Classifications ................................................................................................. 9 Figure 4 – Public Transportation Services .............................................................................................................................. 10 Figure 5 – Existing Lane Configuration and Traffic Control ........................................................................................... 11 Figure 6 – Existing Traffic Volumes ............................................................................................................................................ 12 Figure 7 – Trip Distribution ............................................................................................................................................................ 15 Figure 8 – Project-Related Traffic Volumes ............................................................................................................................ 16 Figure 9 – Pass-By Traffic Volumes ............................................................................................................................................. 17 Figure 10 – Total Project Traffic Volumes ............................................................................................................................... 18 Figure 11 – Cumulative Project Locations ............................................................................................................................... 21 Figure 12 – Cumulative Project Traffic Volumes .................................................................................................................. 22 Figure 13 – Opening Year 2022 Traffic Volumes ................................................................................................................. 24 Figure 14 – Opening Year 2022 Plus Project Traffic Volumes ...................................................................................... 26 Figure 15 – Future Year 2032 Traffic Volumes ..................................................................................................................... 28 Figure 16 – Future Year 2032 Plus Project Traffic Volumes .......................................................................................... 30 LIST OF TABLES
Table 1 - Summary of Existing Conditions........................................................................................................................... 8 Table 2 – Summary of Project Trip Generation.....................................................................................................................14 Table 3 – Summary of Cumulative Projects ............................................................................................................................20 Table 4 – Opening Year 2022 Conditions ................................................................................................................................23 Table 5 – Opening Year 2022 Plus Project Conditions ......................................................................................................25 Table 6 – Future Year 2032 Conditions.....................................................................................................................................27 Table 7 – Future Year 2032 Plus Project Conditions......................................................................................................... 29

263
Victorville Retail Development Project - 1 - Traffic Impact Analysis
Kimley-Horn and Associates, Inc.

July, 2021
TRAFFIC IMPACT ANALYSIS
FOR THE PROPOSED RETAIL DEVELOPMENT PROJECT
IN THE CITY OF VICTORVILLE

INTRODUCTION
This traffic impact analysis has been prepared to evaluate the project-related traffic impacts associated with the proposed retail development project located at the southwest corner of Mojave Drive and Amargosa Road in the City of Victorville, California. The analysis assesses the project impact by providing an analysis of existing and future conditions, with and without the addition of project traffic. This Traffic Impact Analysis (TIA) document follows the assumptions established during discussions with the City of Victorville staff and within the approved Scope of Work. The approved Scope of Work is provided in Appendix A.

This report has been prepared in accordance with the City of VictorvilleGeneral Guidelines for Conducting Traffic Studies and the Determination of Intersection Level of Service and Improvement Needs (2005) and with the San Bernardino County Congestion Management Program (CMP).

PROJECT DESCRIPTION
The project will involve the development of approximately 18,950 square-feet of retail, a gas station with 16 fueling positions, a 4,200-square-foot convenience market, a 3,150-square-foot high-turnover restaurant, and a 3,000-square-foot fast-food restaurant with drive-through. The project site location is currently vacant and is shown in its regional setting onFigure 1. The project site plan is shown onFigure

2. The project is anticipated to be open in the year 2022.

The site is bounded by Mojave Drive to the north, Amargosa Road to the east, and residential land uses to the south and west. Ingress and egress to the site will be provided via four unsignalized driveways: two right-in right-out (RIRO) only driveways along Mojave Drive, one left-turn out restricted driveway along Mojave Drive, and one RIRO only driveway along Amargosa Road.

264
15 INTERSTATE
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ANALYSIS SCENARIOS AND METHODOLOGY
Analysis Scenarios
Based on the City’s guidelines and per the approved Scope of Study, this traffic analysis provides an evaluation of morning and evening peak hour operations for the following scenarios:
· Existing Conditions
· Opening Year 2022 (Existing + Ambient Growth + Cumulative Projects) · Opening Year 2022 Plus Project (Existing + Ambient Growth + Cumulative Projects + Project) · Future Year 2032 Without Project
· Future Year 2032 With Project
The study area was determined with input from City Staff through the scoping process. A copy of the approved Scope of Study Form, as previously mentioned, is provided in Appendix A. The following study intersections were identified for evaluation:

Study Intersections:

1. Mojave Drive and El Evado Road

2. Mojave Drive and Amargosa Road

3. Mojave Drive and Village Drive

4. Amargosa Road and Roy Rogers Drive/Hook Boulevard

Additionally, each project driveway will be analyzed in the “with project” scenarios.

ANALYSIS METHODOLOGY
Synchro 11 software was used to analyze the peak hour operations of both signalized and unsignalized intersections. Synchro uses the methodologies outlined in the latest Highway Capacity Manual.

The Highway Capacity Manual, 6 th Edition (HCM 6), published by the Transportation Research Board (TRB), establishes a system whereby highway facilities are rated for their ability to accommodate traffic volumes. The terminology “Level of Service” is used to provide a qualitative evaluation based on certain quantitative calculations, which are related to empirical values.

Level of Service (LOS) for signalized and unsignalized intersections is defined in terms of average vehicle delay, which is a measure of driver discomfort, frustration, fuel consumption, and loss of travel time.

Specifically, LOS criteria are stated in terms of the average control delay per vehicle for the peak 15- minute period within the hour analyzed. The average control delay includes initial deceleration delay, queue move-up time, and final acceleration time, in addition to the stop delay. The Level of Service criteria for the various LOS designations are summarized on the following chart.

All analysis parameters were consistent with guidelines established by the City of Victorville and by the San Bernardino County Congestion Management Program (CMP). 267
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LEVEL OF SERVICE DESCRIPTIONS
HCM METHODOLOGY

LOS
Average Delay
(sec / vehicle) Description
Signalized Unsignalized
A < 10.0 < 10.0 LOS A represents free flow. Individual users are virtually unaffected by the presence of others in the traffic stream.

B > 10.0 - 20.0 > 10.0 - 15.0
LOS B represents stable flow, but the presence of others in the traffic stream begins to be noticeable. Freedom to select desired speeds is relatively unaffected, but there is a slight decline in the freedom to maneuver.

C > 20.0 - 35.0 > 15.0 - 25.0
LOS C is in the range of stable flow, but marks the
beginning of operation in which individual users become affected by interaction with others in the traffic stream.

D > 35.0 - 55.0 > 25.0 - 35.0
LOS D represents high-density, but stable flow. Speed
and freedom to maneuver are restricted, and the driver
experiences a generally poor level of comfort and
convenience.

E > 55.0 - 80.0 > 35.0 - 50.0
LOS E represents operating conditions at or near the
capacity of the intersection. All speeds are reduced to a low, but relatively uniform level. Small increases in flow will cause breakdowns in traffic movement.

F > 80.0 > 50.0
LOS F represents forced, or breakdown flow. This
condition occurs when the amount of traffic approaching the intersection exceeds the volume which can pass
through the intersection, resulting in queues and
congestion.

Significant Impact Criteria
The City of Victorville has established LOS “D” as the threshold for acceptable service level for peak hour intersection volumes.
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AREA CONDITIONS
This section summarizes the existing roadway circulation network, peak-hour traffic volumes, and existing operating conditions and Level of Service at the study intersections.

Existing Street System
Regional access to the site is provided by the I-15 Barstow Freeway. The I-15 Freeway is located approximately 1 mile east of the project site. The I-15 Freeway runs in the north-south direction and can be accessed via I-215 and I-40 Freeways.

Local access to the project vicinity is provided by several roadways. Roadway classifications were taken from the City of Victorville Circulation Map. These roadway classifications are shown on Figure 3.

Mojave Drive is a four-lane undivided roadway with two lanes in each direction. Parking is prohibited on both sides of the street. The posted speed limit is 50 miles per hour in the project vicinity and the street is oriented in the east-west direction. Mojave Drive is classified as a Super Arterial roadway in the City of Victorville Circulation Map.

El Evado Road is a four-lane undivided roadway south of Mojave Drive, and a three-lane undivided roadway north of Mojave Drive. Parking is prohibited on both sides of the roadway. The posted speed limit is 50 miles per hour. The street is oriented in the north-south direction. El Evado Road is classified as a Super Arterial roadway in the City of Victorville Circulation Map.

Amargosa Road is a four-lane undivided roadway with two lanes in each direction. Parking is prohibited on both sides of the roadway. The posted speed limit is 45 miles per hour. The street is oriented in the north-south direction. Amargosa Road is classified as an Arterial roadway in the City of Victorville Circulation Map.

Village Drive is a four-lane undivided roadway with two lanes in each direction. Parking is prohibited on both sides of the roadway. The posted speed limit is 45 miles per hour. The street is oriented in the north- south direction. Village Drive is classified as an Arterial roadway in the City of Victorville Circulation Map.

Hook Boulevard/Roy Rogers Drive is a four-lane undivided roadway with two lanes in each direction.

Parking is prohibited on both sides of the roadway. The posted speed limit is 45 miles per hour. The street is oriented in the east-west direction. Hook Boulevard is classified as an Arterial roadway and Roy Rogers Drive is classified as a Super Arterial in the City of Victorville Circulation Map. 269
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Existing Transit Services
Public transit within the City of Victorville is provided by Victor Valley Transit Authority (VVTA). Bus line 32, 51, and 52 all operate within the vicinity of the Project site.

VVTA Line 32 is a bus route that travels along Amargosa Road within the vicinity of the project. Line 32 operates seven days a week and its closest stop to the Project is at the northeast corner of Mojave Drive and Amargosa Road.

VVTA Line 51 is a bus route that travels along Mojave Drive and Amargosa Road within the vicinity of the project. Line 51 operates seven days a week and its closest stop to the Project is located at the northeast corner of Mojave Drive and Condor Road.

VVTA Line 52 is a bus route that travels along Hook Boulevard and Roy Rogers Drive within the vicinity of the project. Line 52 operates seven days a week and its closest stop to the Project is located at the southeast corner of Roy Rodgers Drive and Amargosa Road.

A map of Public Transportation Services in the City is shown on Figure 4.

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Existing Traffic Volumes

Existing morning peak period (7:00 to 9:00 AM) and evening peak period (4:00 to 6:00 PM) turning movement counts were collected for all study intersections. The counts were completed in June, 2021.

As requested by the city, a growth rate of 5% was applied to existing traffic volumes to account for any traffic related effects of the COVID-19 pandemic. The existing lane configurations and traffic control at the study intersections are shown in Figure 5. Existing peak hour turning movement volumes at the study intersections are shown in Figure 6. Peak hour intersection traffic count worksheets are provided in Appendix B.

Intersection Analysis – Existing Conditions
The study intersections were analyzed for Existing Conditions. Intersection Level of Service worksheets are provided in A p p e n d i x D . The Existing Conditions analysis results and Level of Service for the study intersections are presented in Table 1. Review of this table indicates that all study intersections currently operate at an acceptable Level of Service.

Table 1 – Summary of Intersection Operations –
Existing Conditions
Int. # Intersection Intersection
Control
Peak
Hour
Delay
(sec/veh) LOS
1 Mojave Drive at El Evado Road Signal AM 16.6 B
PM 20.5 C
2 Mojave Drive at Amargosa
Road Signal AM 38.8 D
PM 42.2 D
3 Mojave Drive at Village Drive Signal AM 19.6 B
PM 34.0 C
4 Amargosa Road at Hook
Boulevard/Roy Rogers Drive Signal AM 14.0 B
PM 21.1 C

271
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272
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273

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive
LEGEND:
= Study Intersection
= Turn or Through Lane
= Signal

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
- 11 -
D= Defacto Right Turn
OVL= Right Turn Overlap
D
OVL
274

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
- 12 -
LEGEND:
= Study Intersection
= AM/PM Peak Hour
Volumes
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PROJECT TRAFFIC
Project Trip Generation
Daily and peak hour trips for the proposed project were determined based on data provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10 th Edition. Trip generation rates for the Shopping Center (Land Use 820); High-Turnover (Sit Down) Restaurant (Land Use 932); Fast-Food Restaurant w/ Drive-Through (Land Use 934); and Gasoline/Service Station with Convenience Market (Land Use 945) were used in determining project trips.

It is recognized that not all inbound and outbound trips to the proposed project will be “new” trips on the roadway system in the vicinity of the proposed project. Some trips to the project site will consist of “pass- by” trips -- motorists who are already traveling on the surrounding roadways from one place to another.

Common pass-by trips for retail uses would be individuals who stop at the project site on the way to work or school.

Based on the direction of City of Victorville Staff, pass-by percentages were applied to the proposed land uses as follows:
· Shopping Center: 10% Daily, 25% AM, 10% PM
· High-Turnover (Sit-Down) Restaurant: 25% PM
· Fast-Food Restaurant w/ Drive-Through: 35% Daily, 35% AM, 35% PM · Gasoline Station w/ Convenience Market: 50% Daily, 45% AM, 45% PM Daily, morning peak hour, and evening peak hour trip generation estimates are summarized on Table 2.

The project is estimated to generate 5,767 daily trips, 369 morning peak hour trips, and 426 evening peak hour trips. After applying pass-by reductions, the development is projected to generate a net of 3,557 daily trips, 233 morning peak hour trips, and 275 evening peak hour trips.

Project Trip Distribution and Assignment
Project trip distribution and assignment assumptions for the proposed project were developed based on likely origins and destinations of drivers. Assumptions were reviewed and approved by City Traffic Engineering staff. Trip distribution assumptions are shown on Figure 7.

Based on the proposed project trip distribution, project trips were assigned through the study intersections. Figure 8 shows new project trips that would be added to the study intersections. However, these trips do not include pass-by trips, which would typically be added to project driveways but not to non-adjacent study intersections; pass-by trips are assumed to be part of the existing flow of traffic until reaching the project site. Pass-by trips are shown on Figure 9 and should be added to the volumes shown on Figure 8 to determine the total net project trips at each study intersection. The total project trips are shown on Figure 10.
276
Trip Generation Rates 1
ITEAM Peak HourPM Peak Hour
Land UseCodeUnitDailyInOutTotalInOutTotal
Shopping Center820KSF37.750

0.583 0.3570.941.829 1.9813.81
High-Turnover (Sit-Down) Restaurant932KSF112.180 5.467 4.4739.946.057 3.7139.77 Fast-Food Restaurant w/ Drive-thru934KSF470.950 20.497 19.693 40.19 16.988 15.682 32.67 Gasoline Station w/ Convenience Market945Fueling Position 205.360 6.3606.110 12.47 7.135 6.855 13.99 Trip Generation Estima tes
AM Peak HourPM Peak Hour
Land UseQuantityUnitDailyInOutTotalInOutTotal
Shopping Center18.950KSF715
11 7 18 35 38 73
-72-3 -2 -5 -4 -4 -8
High-Turnover (Sit-Down) Restaurant3.150KSF353 17 14 31 19 12 31 - - - --5 -3 -8
Fast-Food Restaurant w/ Drive-thru3.000KSF1,41361 59 120 51 47 98 -495 -21 -21 -42 -18 -16 -34
Gasoline Station w/ Convenience Market16Fueling Position3,286102 98 200 114 110 224 -1,643-46 -44 -90 -51 -50 -101
3,557 121 112 233 141 134 275
TABLE 2
SUMMARY OF PROJECT TRIP GENERATION
Total Project Trips
1 Sourc
e: Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition 2 Source: City of Victorville Staff
Pass-by (25% PM)2
Pass-by (10% Daily, 25% AM, 10% PM)2
Pass-by (35% Daily, 35% AM, 35% PM)2
Pass-by (50%, 45% AM, 45% PM)2
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LEGEND:

Project Site
Trip Distribution
PercentageXX%
10%
15 INTERSTATE
15%10%
25%
10%
10%5%
5%10%
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278
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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279
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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280
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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PROJECTED OPENING YEAR TRAFFIC
Opening Year Cumulative 2022 Conditions

Opening Year Cumulative 2022 traffic forecasts were developed using the following “build-up” forecasting method:
· Existing traffic volumes, plus
· An annual ambient growth rate of 2.0% per year to the Existing traffic volumes, plus · Cumulative projects traffic
§ Cumulative projects consist of projects that have been approved but are not yet built and fully occupied, as well as projects that are in various stages of the application and approval process but have not yet been approved. These projects are considered to be “reasonably foreseeable,” and must therefore be included in the Cumulative Projects analysis.

Cumulative Project information was obtained from City of Victorville Staff. The complete list of cumulative projects is provided in Appendix C. For the purpose of this traffic study, the projects were assessed for their proximity to the project site and for their potential to contribute traffic through the study intersections based on their approved or pending land uses. Therefore, not all cumulative projects are anticipated to affect the study area. A summary of the Cumulative Projects is provided on Table 3. The location of the Cumulative Projects in relation to the project site is shown on Figure 11. Cumulative project-related trips at study intersections are shown on Figure 12. 282
Trip Generation Estimates
Proj #Descripti
onLand Use
DailyInOutTotalInOutTotal
1Auto Parts StoreAutomobile Parts and Service Center8.000KSF130 11 4 15 7 11 18 2Coffee Shop w/ Drive ThroughCoffee/Donut Shop w/ D.T.3.000KSF2,461 136 131 267 65 65 130 3Commercial RetailShopping Center25.000KSF944 15 9 24 46 50 96 4Multi-Family Apartment ComplexMultifamily Housing (Mid-Rise)310DU1,686 29 82 111 83 53 136 5Single-Family HomeSingle-Family Detached Housing1DU 9 0 1 1 1 0 1 Total Project Trips5,230 191 227 418 202 179 381
TABLE 3
SUMMARY OF CUMULATIVE PROJECTS
QuantityUnitsAM Peak HourPM Peak Hour
DU = Dwelling Unit, KSF = 1,000 square feet
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LEGEND:
= Cumulative Project Location
15 INTERSTATE
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284
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
- 22 -
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Intersection Analysis – Opening Year Cumulative 2022 Conditions

The study intersections were analyzed for the Opening Year Cumulative 2022 Conditions. Intersection Level of Service worksheets are provided in Appendix D. The Opening Year Cumulative 2022 Conditions analysis results and Level of Service for the study intersections are presented in Table 4. Opening Year 2022 Cumulative peak hour traffic volumes are shown on Figure 13. Review of this table indicates that all study intersections would continue to operate at an acceptable Level of Service.

Table 4 – Summary of Intersection Operations –
Opening Year Cumulative 2022 Conditions
Int. # Intersection Intersection
Control
Peak
Hour
Delay
(sec/veh) LOS
1 Mojave Drive at El Evado Road Signal AM 16.9 B
PM 21.2 C
2 Mojave Drive at Amargosa
Road Signal AM 41.9 D
PM 43.4 D
3 Mojave Drive at Village Drive Signal AM 20.5 C
PM 42.0 D
4 Amargosa Road at Hook
Boulevard/Roy Rogers Drive Signal AM 16.1 B
PM 24.6 C
286
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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Opening Year Cumulative 2022 Plus Project Conditions

Project-related traffic was added to the Opening Year Cumulative 2022 traffic volumes to develop the Opening Year Cumulative 2022 Plus Project peak hour forecasts, which are shown on Figure 14.

Intersection Analysis – Opening Year Cumulative 2022 Plus Project Conditions

The study intersections were analyzed for the Opening Year Cumulative 2022 Plus Project Conditions in accordance with the analysis methodology described earlier in this report. Intersection Level of Service worksheets are provided in Appendix D. The Opening Year Cumulative 2022 Plus Project Conditions analysis results and Level of Service for the study intersections are presented in Table 5. Review of this table indicates that all study intersections would continue to operate at an acceptable Level of Service.

Table 5 – Summary of Intersection Operations –
Opening Year Cumulative 2022 Plus Project Conditions
Without
Project With Project
Int. # Intersection Intersection
Control
Peak
Hour
Delay
(sec/veh) LOS Delay
(sec/veh) LOS
1 Mojave Drive at El Evado Road Signal AM 16.9 B 17.3 B PM 21.2 C 21.5 C
2 Mojave Drive at Amargosa
Road Signal AM 41.9 D 48.3 D
PM 43.4 D 44.2 D
3 Mojave Drive at Village Drive Signal AM 20.5 C 21.0 C PM 42.0 D 45.2 D
4 Amargosa Road at Hook
Boulevard/Roy Rogers Drive Signal AM 16.1 B 16.4 B
PM 24.6 C 25.4 C
D1 Project Driveway at Mojave
Drive Unsignalized AM - - 12.1 B
PM - - 13.2 B
D2 Project Driveway at Mojave
Drive Unsignalized AM - - 12.3 B
PM - - 12.9 B
D3 Project Driveway at Mojave
Drive Unsignalized AM - - 12.3 B
PM - - 13.4 B
D4 Project Driveway at Amargosa
Road Unsignalized AM - - 10.5 B
PM - - 11.4 B
288
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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PROJECTED FUTURE YEAR TRAFFIC
Future Year 2032 Conditions
To derive the Future Year 2032 intersection turning movement forecasts, the San Bernardino Transportation Analysis Model (SBTAM) Base Year 2016 and Build-out Year 2040 future traffic projections were used. The raw volumes obtained from the model output were post-processed by determining the annual growth between the base model year and the future model year and applying the growth increment to existing count volumes. This was accomplished using the B-Turns methodology, developed by the Federal Highway Administration (FHWA). As a conservative approach, if a turning movement volume produced by this process was less than the Opening Year 2022 Plus Cumulative Projects forecast volume for that movement, manual adjustments were made to assure that all forecast build-out year volumes would not be less than the Opening Year 2022 forecast volumes. The SBTAM Model plots and B-Turns worksheets are provided in Appendix E. The resulting traffic volumes for Future Year 2032 condition are shown on Figure 15.

Intersection Analysis – Future Year 2032 Conditions

The study intersections were analyzed for the Future Year 2032 Conditions. Intersection Level of Service worksheets are provided in Appendix D. The Future Year 2032 Conditions analysis results and Level of Service for the study intersections are presented in Table 6. Review of this table indicates that all study intersections would continue to operate at an acceptable Level of Service.

Table 6 – Summary of Intersection Operations –
Future Year 2032 Conditions
Int. # Intersection Intersection
Control
Peak
Hour
Delay
(sec/veh) LOS
1 Mojave Drive at El Evado Road Signal AM 17.6 B
PM 22.0 C
2 Mojave Drive at Amargosa
Road Signal AM 36.1 D
PM 40.6 D
3 Mojave Drive at Village Drive Signal AM 19.0 B
PM 36.3 D
4 Amargosa Road at Hook
Boulevard/Roy Rogers Drive Signal AM 14.9 B
PM 21.6 C

290
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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Intersection Analysis – Future Year 2032 Plus Project Conditions

The study intersections were analyzed for the Future Year 2032 Plus Project Conditions in accordance with the analysis methodology described earlier in this report. Intersection Level of Service worksheets are provided in Appendix D. The resulting traffic volumes for Future Year 2032 condition are shown on Figure 16. The Future Year 2032 Plus Project Conditions analysis results and Level of Service for the study intersections are presented in Table 7. Review of this table indicates that all study intersections would continue to operate at an acceptable Level of Service.

Table 7 – Summary of Intersection Operations –
Future Year 2032 Plus Project Conditions
Without Project With Project
Int. # Intersection Intersection
Control
Peak
Hour
Delay
(sec/veh) LOS Delay
(sec/veh) LOS
1 Mojave Drive at El Evado Road Signal AM 17.6 B 17.9 B PM 22.0 C 22.4 C
2 Mojave Drive at Amargosa
Road Signal AM 36.1 D 41.1 D
PM 40.6 D 41.8 D
3 Mojave Drive at Village Drive Signal AM 19.0 B 19.4 B PM 36.3 D 39.7 D
4 Amargosa Road at Hook
Boulevard/Roy Rogers Drive Signal AM 14.9 B 15.2 B
PM 21.6 C 22.2 C
D1 Project Driveway at Mojave
Drive Unsignalized AM - - 12.2 B
PM - - 13.1 B
D2 Project Driveway at Mojave
Drive Unsignalized AM - - 12.4 B
PM - - 12.9 B
D3 Project Driveway at Mojave
Drive Unsignalized AM - - 12.5 B
PM - - 13.3 B
D4 Project Driveway at Amargosa
Road Unsignalized AM - - 10.4 B
PM - - 11.2 B

292
LEGEND:
= Study Intersection

2. Mojave Drive at
Amargosa Road

1. Mojave Drive at
El Evado Road

3. Mojave Drive at
Village Drive

4. Amargosa Road at
Roy Rogers Drive/
Hook Boulevard
D1. Mojave Drive at
Project Driveway 1
D2. Mojave Drive at
Project Driveway 2
D3. Mojave Drive at
Project Driveway 3
D4. Amargosa Road at
Project Driveway 4
= AM/PM Peak Hour
Volumes
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FINDINGS AND CONCLUSIONS
This traffic impact analysis has been prepared to evaluate the project-related traffic impacts associated with the proposed retail development project located at the southwest corner of Mojave Drive and Amargosa Road intersection in the City of Victorville, California. The project is estimated to generate 5,767 daily trips, 369 morning peak hour trips, and 426 evening peak hour trips. After applying pass-by reductions, the development is projected to generate a net of 3,557 daily trips, 233 morning peak hour trips, and 275 evening peak hour trips.

Existing morning peak period (7:00 to 9:00 AM) and evening peak period (4:00 to 6:00 PM) turning movement counts were collected for all study intersections. The counts were completed in June, 2021.

Existing lane geometrics and traffic control at each intersection were used in conducting peak hour Level of Service (LOS) analyses. Under Existing Conditions, all study intersections would operate at an acceptable Level of Service.

An ambient growth factor of 2.0%, COVID-19 growth factor of 5%, and cumulative project traffic were added to the Existing scenario to develop the Opening Year Cumulative 2022 scenario volumes. In the Opening Year Cumulative 2022 scenario, all study intersections would continue to operate at an acceptable Level of Service.

Proposed project trips were added to the Opening Year Cumulative 2022 traffic volumes to determine the traffic volumes for the Opening Year Cumulative 2022 Plus Project scenario. In the Opening Year Cumulative 2022 Plus Project scenario, all study intersections would continue to operate at an acceptable Level of Service.

Future Year 2032 trips were determined based on the SBTAM and B-Turns methodology to predict traffic conditions under general plan build-out conditions. Analysis of the Future Year 2032 scenario shows that all study intersections would continue to operate at an acceptable Level of Service.

Project trips were added to Future Year 2032 conditions to determine the future impact of project traffic conditions. Analysis of the Future Year 2032 scenario shows that all study intersections would continue to operate at an acceptable Level of Service.

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APPENDIX A

APPROVED SCOPE OF STUDY FORM
295
June 7, 2021
Anwar Wagdy
City of Victorville
Public Works Department
RE: Traffic Study Scope of Work for the Proposed Retail Project at the Southwest Corner of Mojave Drive and Amargosa Road
Kimley-Horn and Associates, Inc. is pleased to submit this Scope of Work for the proposed retail development at the southwest corner of Mojave Drive and Amargosa Road in the City of Victorville. The scope of the traffic analysis is summarized below. This scope of work is based on the review of the City of Victorville General Guidelines for Conducting Traffic Studies and the Determination of Intersection Level of Service and Improvement Needs (2005).

Project Description
The applicant proposes to develop an approximately 18,950 square-feet of retail, a gas station with 16 fueling positions and a 4,200-square-foot convenience market, a 3,150-square-foot high- turnover restaurant, and a 3,000-square-foot fast-food restaurant with drive-through. The current site is vacant. Per comments from the City of Victorville Department of Development, a traffic impact study will be required for this project. Kimley-Horn will prepare a Traffic Impact Study in accordance with the City of Victorville’s guidelines, as well as the SANBAG CMP guidelines. The project site plan is shown on Attachment 1. The project is anticipated to open in 2022.

Study Scenarios
The following study scenarios will be included for analysis:
· Existing
· Opening Year 2022 (Existing + Ambient Growth + Cumulative Projects) · O p e n i n g Y e a r 2 0 2 2 w i t h P r o j e c t ( E x i s t i n g + A m b i e n t G r o w t h + C u m u l a t i v e P r o j e c t s + Project)
· Future Year 2032 Without Project
· Future Year 2032 With Project
Each study scenario will include morning peak hour and evening peak hour analysis.

Traffic Growth
This project will be assumed to open in 2022. An annual ambient growth rate of 2% will be used to grow existing volumes to the Opening Year scenario. Future Year 2032 volumes will be determined by factoring volumes based on SBTAM model data. 296

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Victorville City CouncilMay 17, 2022

Victorville City Council
May 17, 2022