Vista City Council
February 22, 2022

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UA4r£D IANV ARyry
Department: Community Development
Prepared by: Chris Winters, Associate Planner
John Conley, Director
Approved by: Patrick Johnson, City Manager
® CITY COUNCIL
❑ COMMUNITY DEVELOPMENT COMMISSION
❑ SUCCESSOR AGENCY
❑ BUENA SANITATION DISTRICT
❑ JOINT POWERS FINANCING AUTHORITY
Item No: PH1
Meeting Date: February 22, 2022
Agenda Location: Public Hea
SUBJECT: GENERAL PLAN AMENDMENT, ZONE CHANGE, AND 25-LOT TENTATIVE SUBDIVISION MAP AT 2277 VISTA GRANDE DRIVE (APNS 171-100-05 and 171-100-28) RECOMMENDATION:

1. Open, conduct, and close a public hearing to receive testimony regarding Planning Case No. P21- 0114, a proposed Mitigated Negative Declaration, General Plan Amendment, Zone Change, and Tentative Subdivision Map for a 25-lot single-family residential subdivision located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28).

2. Adopt City Council Resolution No. 2022- , adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for a General Plan Amendment, Zone Change, and Tentative Subdivision Map for a 25-lot single-family residential subdivision located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28)

3. Adopt City Council Resolution No. 2022- , approving a General Plan Amendment and Tentative Subdivision Map for a 25-lot single-family residential subdivision located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28)

4. Introduce and adopt City Council Ordinance No. 2022- , approving a Zone Change from the A-1 Agricultural Zone to the E-1 Estates Zone on two parcels located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28).

CORRELATION TO CITY COUNCIL GOALS: Continue to Improve the Flow of Traffic, Reduce Congestion; and Improve Roads and Sidewalks.

PRIOR ACTION: On January 12, 2021, the City Council discussed a preliminary request to amend the General Plan land use designation from Rural Residential to Low Density Residential and a corresponding Zone Change from A-1 Agricultural to E-1 Estates Residential to enable the development of 28 single- family residential lots at a minimum size of one-half acre (No Vote).

On January 10, 2017, the City Council approved Resolution Nos. 2017-11, 2017-12, and 2017-13, approving a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, application to the Local Agency Formation Commission (LAFCO) for the proposed annexation, and a Zone Change to A-1 Agricultural Zone in conjunction with a Tentative Subdivision Map for 14 one -acre single-family residential lots on the subject site (Vote: 3-2, Rigby and Green opposed).

ACTION: Approved above recommendation, adopted the following: 1) City Council Resolution No. 2022-22; 2) City Council Resolution No. 2022-23; and 3) Introduced City Council Ordinance No. 2022-2.

Vote: 3-2 (Contreras and Melendez opposed)
Clerk/Secretary
02/22/2022 PH1 Page 1 of 210

MEETING DATE: February 22, 2022 PAGE 2
SUBJECT: GENERAL PLAN AMENDMENT, ZONE CHANGE, AND 25-LOT TENTATIVE SUBDIVISION MAP AT 2277 VISTA GRANDE DRIVE
PRIOR PLANNING COMMISSION ACTION: On January 18, 2022, the Planning Commission adopted Resolution No. 2022-01, recommending City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and Resolution No. 2022-02, recommending City Council approval of a General Plan Amendment, Zone Change, and Tentative Subdivision Map for a 25-lot single- family residential subdivision located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28) with the following additional Conditions of Approval:
• The project's construction traffic is prohibited from using Vista Grande Terrace, and at no time shall construction or grading activities block access to Vista Grande Terrace or its easement holders. • Vehicular access shall be provided for the residents (homes) that take access on Vista Grande Drive at all times during construction.
• The homes to be built on lots 4 through 10, 22, 24 and 25 shall be single -story only. • The 16 street -side parking stalls shall be reserved for "guest only." This restriction shall be noted on the Final Map and included in the project CCRs.
• The street -side parking areas shall be designed with a curve at both ends (the entrance and the exit) to allow for easier vehicle access.
(Vote: 5-2, Garretson and Looney opposed).

STATEMENT ON THE SUBJECT: The proposal consists of a request for approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, and Tentative Subdivision Map for the development of 25 residential lots and associated improvements on a 17-acre site located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28).

A Location Map is included as Exhibit 6. The proposed General Plan Amendment would change the land use designation from Rural Residential (RR), which allows one dwelling unit per acre to Low Density Residential (LD), which allows two dwelling units per acre. The proposed Zone Change would change the zoning from Agricultural (A-1) to Estates Residential (E-1) thereby allowing the development of single- family residential lots at a minimum size of one-half acre.

Proposed Project. The proposed project consists of 25 residential lots, ranging from 3/4-acre lots (33,644 square feet) to 1/2-acre lots (22,243 square feet), and 16 parking stalls adjacent to the private roads. Currently, the site consists of vacant former agricultural land and a 1,065 square foot single-family residence that would be demolished prior to future grading of the site.

Proposed improvements include a 24-foot-wide private road that would loop from Vista Grande Drive north through the project site. Emergency secondary access would be provided from the easterly Vista Grande Drive to Vista Grande Terrace. This access would be gated and used for emergency secondary access/egress purposes only. The project would construct a five-foot wide sidewalk along the northern side of Vista Grande Drive and within the internal tract on the eastern side of Private Street "A" and southern and western sides of Private Street "B." Three streetlights would be provided at street intersections for traffic safety and new fire hydrants are required to be installed subject to approval by the Vista Fire Department.

The project has been conditioned to provide off -site improvements to the intersection of Warmlands Avenue at E. Vista Way which includes the widening of E. Vista Way at the southeast corner of the intersection, with work to include new pavement, curb, gutter, sidewalk, streetlight, and relocation of a traffic signal. Other improvements at this intersection include new curb ramps, pedestrian push button crossings, and associated striping and crosswalks. The project conditions further require that curve warning signs and "15 MPH" advisory speed placards be installed in each direction for the street curve in Vista Grande Drive located approximately 1,000 feet west of the project site. Additional details regarding the project's improvements are provided in Exhibit 4.
02/22/2022 PH 1 Page 2 of 210

MEETING DATE: February 22, 2022 PAGE 3
SUBJECT: GENERAL PLAN AMENDMENT, ZONE CHANGE, AND 25-LOT TENTATIVE SUBDIVISION MAP AT 2277 VISTA GRANDE DRIVE
General Plan Conformance and Land Use Compatibility. The request to amend the General Plan land use designation from Rural Residential (RR) to Low Density Residential (LD), with a corresponding Zone Change from A-1 Agricultural to E-1 Estates Residential, would allow for the development of 25 residential lots with a minimum size of one-half acre. The proposed density of the project is 1.5 units per acre, which would be in conformance with the requested LD General Plan land use designation. The subsequent residential development would be subject to the development standards of the E-1 Zone which stipulate allowable land uses, maximum building height, required setbacks, and building site area, as well as other applicable sections of the City's Development Code.

The General Plan proposed land use and zoning designations on the project site (LD and E-1 Zone) match the existing land use and zoning designations to the south and southwest of the project site within the City's jurisdiction. County properties adjacent to the project consist of agricultural and residential land uses within Vista's Sphere of Influence that are designated Rural Residential (RR) under Vista's General Plan. To provide transition and compatibility with larger lots located in the County areas north and east of the project site, the proposed subdivision was redesigned (from the original proposal) for Lot Nos. 6 through 11 to be 3/4-acre in size as shown in Exhibit 2C. The zoning standards would be consistent with nearby residential land uses with compatible lot sizes, maximum building heights, architectural design features, and landscaping. Therefore, with compliance to the applicable development standards of the Zoning Ordinance, the project would be compatible with surrounding land uses.

Tentative Subdivision Map. The applicant proposes to subdivide two lots totaling 17 acres into 25 single-family residential lots. All proposed lots would meet the minimum lot size of one-half acre (21,780 square feet) as required by the E-1 Estates Residential Zone, and homes built on the lots would comply with the development standards in that zone. The subdivision will provide all necessary on -site and off - site improvements and the design of the subdivision is consistent with all applicable standards in Titles 16 (Building and Construction) and 17 (Subdivisions) of the Development Code.

Environmental Review. A Mitigated Negative Declaration (MND) was prepared for the proposed project, which is included as Exhibit 1A. The mitigation requirements are summarized in the Mitigation Monitoring and Reporting Program, included as Exhibit 1 B. The MND was circulated for public review from October 2, 2021, to November 1, 2021, and six comment letters were received. The comment letters and the Responses to Comments are included in the MND as Attachment K. Although the Mitigated Negative Declaration analysis was based on a 28-lot subdivision, the proposed project has been redesigned to a 25-lot subdivision in substantially the same configuration as the original design, which reduces the project density from 1.6 units per acre to 1.5 units per acre. The amended project does not include any new potentially significant environmental impacts or increase any of the previously identified potentially significant environmental impacts that would require further mitigation than already required by the Mitigation Monitoring and Reporting Program. Pursuant to 14 CCR Section 15073,5(c), recirculation of a negative declaration is not required in these circumstances (recirculation not required where "measures or conditions of project approval are added after circulation of the negative declaration which are not required by CEQA, which do not create new significant environmental effects and are not necessary to mitigate an avoidable significant effect"). Therefore, the conclusions of the environmental analysis remain valid and no further public review of the MND is required.

Planning Commission Recommendation. On December 7, 2021, the Planning Commission opened a public hearing regarding the request for a recommendation to the City Council for the 28-lot proposal.

During the public hearing, the Planning Commission discussion addressed the compatibility of the proposed lot sizes as compared to the lot sizes within the surrounding areas, the lack of on street parking stalls, the possibility of only one-story homes, the emergency access road connection from the eastern end of Vista Grande Drive to Vista Grande Terrace, and landscape maintenance in certain areas of the project site. At the conclusion of the discussion, the Planning Commission voted 7-0 to continue the item to a future date.
02/22/2022 PH 1 Page 3 of 210

MEETING DATE: February 22, 2022 PAGE 4
SUBJECT: GENERAL PLAN AMENDMENT, ZONE CHANGE, AND 25-LOT TENTATIVE SUBDIVISION MAP AT 2277 VISTA GRANDE DRIVE
On January 18, 2022, the Planning Commission continued the public hearing. In response to the Planning Commission's comments given on December 7, the applicant revised the subdivision map to reduce the number of lots from 28 to 25, enlarged the lot area of lots 6 through 11 to approximately 3/4-acre lots to provide transition and compatibility with the larger lots located north and east of the project site, and added 16 parking stalls adjacent to the private roads. The Planning Commission voted in favor of a recommendation to the City Council with the additional conditions noted above. The Planning Commission's recommended conditions are included in staff's recommendation to the City Council and are reflected in the Conditions of Approval in Exhibit 2A.

The December 7, 2021, and January 18, 2022, Planning Commission staff reports and minutes are attached as Exhibits 4 and 5 to this report.

FISCAL IMPACT: The current assessed value of the property (existing residence with the two parcels comprising the project site) is $1.61 million, which equates to approximately $2,383 in property tax revenue for the City on an annual basis. The applicant's estimated average sales price per residence is $990,000, which would result in an estimated assessed value of $24,750,000 at the completion of sales for the project. This is estimated to generate approximately $36,630 in annual property tax revenue for the City. The project would be responsible for the payment of development impact fees as a condition of development. The property tax revenue generated by the project is anticipated to offset any increase in public services generated by the project.

EXHIBITS:

1. City Council Resolution No. 2022- , adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for a General Plan Amendment, Zone Change, and Tentative Subdivision Map for a 25-lot single-family residential subdivision located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28) (page 5)
A. Final Mitigated Negative Declaration
B. Mitigation Monitoring and Reporting Program

2. City Council Resolution No. 2022- , approving a General Plan Amendment and Tentative Subdivision Map for a 25-lot single-family residential subdivision located at 2277 Vista Grande Drive (APNs 171- 100-05 and 171-100-28) (page 144)
A. Conditions of Approval
B. General Plan Land Use Map Amendment
C. Tentative Subdivision Map

3. City Council Ordinance No. 2022- , approving a Zone Change from the A-1 Agricultural Zone to the E- 1 Estates Zone on two parcels located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100- 28) (page 180)
A. Zone Change Map

4. December 7, 2021 Planning Commission Staff Report and Minutes (page 183)

5. January 18, 2021 Planning Commission Staff Report (memorandum format) and Minutes (page 198)

6. Location Map (page 208)

7. Large Scale Project Plans (limited distribution) (page 209)

8. Public Comment received prior to February 15, 2022 (page 210) 02/22/2022 PH 1 Page 4 of 210

CITY COUNCIL RESOLUTION 2022-

A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF

VISTA, CALIFORNIA, APPROVING A MITIGATED NEGATIVE DECLARATION

AND MITIGATION MONITORING AND REPORTING PROGRAM PREPARED

FOR A GENERAL PLAN AMENDMENT, ZONE CHANGE, AND TENTATIVE SUBDIVISION MAP FOR A 25-LOT SINGLE-FAMILY RESIDENTIAL
SUBDIVISION LOCATED AT 2277 VISTA GRANDE DRIVE
(APNS 171-100-05 AND 171-100-28)
APPLICANT: GREGORY PERRINE
PLANNING CASE NO. P21-0114
The City Council of the City of Vista does resolve as follows:

Findings. The City Council hereby find and declares the following:

A. The applicant, Gregory Perrine, has submitted an application for a General Plan Amendment to change the land use designation from Rural Residential (RR) to Low Density Residential (LD), a Zone Change from Agricultural (A-1) to Estates (E-1), and a Tentative Subdivision Map to develop 25 residential lots, private streets, and associated improvements on the project site located at 2277 Vista Grande Drive (APNs 171-100-05 and 171-100-28).

B. A notice describing the proposed project and the intent to adopt a Mitigated Negative Declaration was duly mailed to all property owners within 500 feet of the property boundaries and published in the "Union Tribune," a newspaper of general circulation, more than 30 days prior to the Planning Commission public hearing in order to provide an opportunity for public comment on the Mitigated Negative Declaration.

C. Six comment letters were received regarding the information included in the Mitigated Negative Declaration. The City's responses to the comments received are included in the Final Mitigated Negative Declaration attached hereto as Exhibit "A".

D. Potential environmental impacts in the areas of Biological Resources, Cultural Resources, Hazards and Hazardous Materials, and Noise would be mitigated to less than significant levels with implementation of the mitigation measures included in the Mitigation Monitoring and Reporting Program, attached hereto as Exhibit "B".

E. On December 7, 2021, the Planning Commission opened and continued a duly noticed public hearing to an undetermined date.

F. On January 18, 2022, the Planning Commission held the continued public hearing, duly noticed and conducted in the manner required by law, on said application and proposed Mitigated Negative Declaration, and at said public hearing every person wishing to address the Planning Commission regarding said application and Mitigated Negative Declaration had an opportunity to do so.

G. On February 22, 2022, the City Council held a public hearing, duly noticed and conducted in the manner required by law on said applications and proposed Mitigated Negative Declaration, and at said public hearing, every person wishing to address the City Council regarding said application and Mitigated Negative Declaration had an opportunity to do so. 00105470 2P21-0114 CC RESO MND EXHIBIT 1
02/22/2022 PH 1 Page 5 of 210

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE NO. 2
H. In accordance with the California Environmental Quality Act and the State CEQA Guidelines, the City Council has reviewed and considered said application and Mitigated Negative Declaration, all written comments received, and all comments presented at the public hearing in reaching its recommendation on the application. Although the Mitigated Negative Declaration analysis was based on a 28-lot subdivision, the proposed project has been redesigned to a 25-lot subdivision in substantially the same configuration as the original design, which reduces the project density from 1.6 units per acre to 1.5 units per acre resulting in a project of less intensity than analyzed by the Mitigated Negative Declaration. The amended project does not include any new potentially significant environmental impacts or increase any of the previously analyzed potentially significant environmental impacts that would require further mitigation than already required by the Mitigation Monitoring and Reporting Program.

Pursuant to 14 CCR Section 15073,5(c), recirculation of a negative declaration is not required in these circumstances (recirculation not required where "measures or conditions of project approval are added after circulation of the negative declaration which are not required by CEQA, which do not create new significant environmental effects and are not necessary to mitigate an avoidable significant effect."). Therefore, the conclusions of the analysis remain valid and no further environmental review is necessary.

2. Action.

A. The above recitals are true and correct.

B. Based upon the Initial Study and the reports, comments and recommendations received, the City Council finds and determines that there is no substantial evidence in the record before it that the project may have a significant effect on the environment.

C. The City Council, pursuant to Section 15074 of the California Environmental Quality Act Guidelines, hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a copy of which is attached hereto as Exhibits "A" and "B".

D. The City Council hereby authorizes and directs the City Planner to prepare and file a Notice of Determination with respect to said Mitigated Negative Declaration in the office of the County Clerk of the County of San Diego, as provided in the California Environmental Quality Act.
[Continued on page 3.]
001054702
02/22/2022 PH 1 Page 6 of 210

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE NO. 3

3. Adoption. PASSED AND ADOPTED at a meeting of the City Council of the City of Vista held on February 22, 2022, by the following vote:

AYES:

NOES:

ABSTAIN:

APPROVED AS TO FORM:

DAROLD PIEPER, CITY ATTORNEY
IN

JUDY RITTER, MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
M
Exhibits (on file with the City Clerk):

A. Mitigated Negative Declaration
B. Mitigation Monitoring and Reporting Program

APPROVED
Darold Pieper
20220208105455
001054702
02/22/2022 PH 1 Page 7 of 210

CITY OF VISTA
C A L I F 0 R N I A
Project Name: Vista Grande Residential Project
Project Location: 2277 Vista Grande Drive, Vista, California APN: 171-100-05 and 171-100-28
Project Applicant: Gregory Perrine
1151 Duryea Avenue
Irvine, California
(714) 600 - 8141
Lead Agency: City of Vista
Community Development Department, Planning Division
200 Civic Center Drive
Vista, California 92084
John Conley, Director of Community Development
(760) 643-5388
Public Review OCTOBER 2, 2021, to NOVEMBER 1, 2021
Period:

This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared pursuant to the California Environmental Quality Act (CEQA) (California Public Resources Code, Section 21000, et seq.) and the CEQA Guidelines (California Code of Regulations, Section 15000, et seq.). It was available for a 30-day public review period as shown above.

Comments regardingthis IS/MND should focus on the sufficiency of the document in identifying and analyzing the potential impacts on the environment that may result from the project and the ways in which any significant effects are avoided or mitigated. All comments must be made in writing and addressed to Mr. John Conley, Director of Community Development, City of Vista Community Development, Department Planning Division, 200 Civic Center Drive, Vista, California 92084. Comments may be sent by e-mail to: [email protected].

Comments must be received in the Planning Division office no later than 5 p.m. on the last day of the public review period noted above.
02/22/2022 PH 1 Page 8 of 210

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TABLE OF CONTENTS
Chapter1 Introduction..............................................................................................................................................1-1 CEQAOverview................................................................................................................................................1-1 Authority..........................................................................................................................................................1-1 Scope...............................................................................................................................................................1-1 Chapter 2 Environmental Setting and Project Description.................................................................................2-1 ProjectOverview.............................................................................................................................................2-1 Historical Uses of the Project Site.................................................................................................................2-1 Existing Environmental Setting......................................................................................................................2-1 SurroundingLand Uses..................................................................................................................................2-2 Building Development and Site Amenities....................................................................................................2-3 Landscaping....................................................................................................................................................2-3 SiteAccess......................................................................................................................................................2-3 Utilities............................................................................................................................................................. 2-4
StormwaterFeatures......................................................................................................................................2-4 Construction....................................................................................................................................................2-4 Approvals.........................................................................................................................................................2-5 TribalConsultation..........................................................................................................................................2-5 Chapter 3 Initial Study Environmental Checklist..................................................................................................3-1 ProjectInformation.........................................................................................................................................3-1 Environmental Factors Potentially Affected..................................................................................................3-2 Evaluation of Environmental Impacts............................................................................................................3-2 I. Aesthetics.................................................................................................................................................3-4 II. Agriculture and Forest Resources..........................................................................................................3-6 III. Air Quality................................................................................................................................................3-7 IV. Biological Resources........................................................................................................................... 3-12
V. Cultural and Tribal Cultural Resources............................................................................................... 3-16
VI. Energy.................................................................................................................................................. 3-20
VII. Geology and Soils............................................................................................................................... 3-22
VIII. Greenhouse Gas Emissions............................................................................................................. 3-25
IX. Hazards and Hazardous Materials..................................................................................................... 3-28
X. Hydrology and Water Quality............................................................................................................... 3-32
XI. Land Use and Planning....................................................................................................................... 3-39
XII. Mineral Resources.............................................................................................................................3-51 XIII. Noise.................................................................................................................................................. 3-51
XIV. Population and Housing................................................................................................................... 3-56
XV. Public Services................................................................................................................................... 3-57
XVI. Recreation......................................................................................................................................... 3-58
XVII. Transportation/Traffic..................................................................................................................... 3-59
XVIII. Utilities and Service Systems......................................................................................................... 3-63
XIX. Wildfire............................................................................................................................................... 3-65
XX. Mandatory Finding of Significance.................................................................................................... 3-67
Chapter 4 References and List of Preparers.........................................................................................................4-1 References......................................................................................................................................................4-1 Individuals and Organizations Consulted......................................................................................................4-2 Preparers.........................................................................................................................................................4-2 Attachment A - Figures
Attachment B - Cultural Resources Report and Addendum to the Cultural Resources Survey and Assessment
Attachment C - Geotechnical Investigation
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Attachment D - Biological Report
Attachment E - Air Quality and GHG Report
Attachment F - Local Transportation Assessment
Attachment G - Phase I Report
Attachment H - Hydrology Study and SWQMP
Attachment I - Acoustical Site Assessment
Attachment J - Water Supply Study and Sewer Flow Analysis Attachment K - Comments and Responses to Comments
NOTE: Attachments B through J (technical reports) are not included in this electronic copy. These technical reports are available for review at the Community Development Department, City of Vista.

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Chapter 1- Introduction
CEQA Overview

INTRODUCTION
The City of Vista's (city's) Planning Division has prepared this Initial Study/Mitigated Negative Declaration (IS/MND) to evaluate the potential environmental consequences associated with the proposed Vista Grande Residential (project). As part of the permitting process, the project is required to undergo an environmental review pursuant to the California Environmental Quality Act (CEQA). One of the main objectives of CEQA is to disclose to the public and decision makers the potential environmental effects of proposed activities. CEQA requires that the lead agency prepare an Initial Study (IS) to determine whether a Negative Declaration (ND), a Mitigated Negative Declaration, or an Environmental Impact Report (EIR) is needed. The city's Planning Division is the lead agency for the project under CEQA and, per CEQA Guidelines, Section 15070, has determined that an MND would be prepared. A description of the project is found in Chapter 2, Environmental Setting and Project Description, of this IS/MND.

Authority
The preparation of this IS/MND is governed bytwo principal sets of documents: CEQA (California Public Resources Code, Section 21000 et seq.) and the CEQA Guidelines (CEQA Guidelines, Section 15000 et seq.). Specifically, the preparation of an IS and an ND is guided by the CEQA Guidelines; Section 15063 describes the requirements for an IS, and Sections 15070-15073 describe the process and requirements for the preparation of an ND.

Where appropriate and supportive to an understanding of the issues, reference will be made either to the CEQA statutes or CEQA Guidelines. This IS/MND contains the contents required by CEQA, which include a project description, a description of the environmental setting, potential environmental impacts, mitigation measures for any significant effects, consistency with plans and policies, and names of preparers.

Scope
This IS/ND evaluates the project's effects on the following resource topics:
• Aesthetics
• Agriculture and forestry resources
• Air quality
• Biological resources
• Cultural and tribal cultural resources
• Energy
• Geology and soils
• Greenhouse gas (GHG) emissions
• Hazards and hazardous materials
• Hydrology and water quality
• Land use and planning
• Mineral resources
• Noise
• Population and housing
• Public services
• Recreation
• Transportation
• Utilities and service systems
• Wildfire
• Mandatory findings of significance
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City of Vista Chapter 2 - Environmental Setting and Project Description

ENVIRONMENTAL SETTING AND

PROJECT DESCRIPTION
Project Overview
The proposed Vista Grande Residential Project (project) involves the approval of a General Plan Amendment, zoning change, and Tentative Subdivision Map to construct 28 single-family detached lots, an access road, and associated utilities situated on two parcels in the northeastern part of the City of Vista (city). The site is currently designated Rural Residential (RR) in the Vista General Plan 2030 (City of Vista 2012), which allows up to one dwelling unit per acre (du/ac). The project proposes to change the General Plan land use designation to Low Density Residential (LD), which would allow up to two du/ac. The property is currently zoned Agricultural Zone (A-1). The project also proposes to rezone the property as Estates Residential (E-1).

Historical Uses of the Project Site
Based on historical aerial photographs, the project site was used for agriculture as an active citrus grove from the late 1940s or early 1950s until the late 1980s. The existing residence on the project site was built between 1946 and 1953, based on historical aerial photographs and has been previously determined to not be of historical significance (Helix 2015a). The site was previously evaluated under CEQA for a Tentative Subdivision Map, zoning change, and annexation of 14 single-family lots to the city, which was approved in 2016.

Existing Environmental Setting

CITY OF VISTA
The city is a largely built -out, predominantly low -density residential community approximately seven miles inland from the Pacific Ocean in northern San Diego County. Clusters of urbanizing, higher -density areas are scattered throughout the central portion of the city and along arterial roads. The city is in the rolling topography of the western foothills of the San Marcos Mountains, with elevations rangingfrom approximately 200 feet (ft) to 750 ft above mean sea level. Pleasant views are found from various points throughout the city, with some higher elevations offering captivating vistas of the Pacific Ocean to the west. In addition to the pleasing topography of the mountains and hills, the city is lushly vegetated from the low-level creek beds to the steep slopes of the foothills, which contribute to the overall beauty of the community. The city also has two major creeks, Buena Vista Creek and Agua Hedionda Creek, that flow through its boundaries.

PROJECT SITE
The 16.99-acre project site is in the northeastern part of the city on the border with unincorporated San Diego County atthe northeastern terminus of Vista Grande Drive (Attachment A, Figures; Figure 1, Regional Location).

The project site is composed of two parcels, Assessor's Parcel Numbers 171-100-05 and 171-100-28 (Figure 2, Project Site). An occupied single-family residence exists on the western parcel, and the remainder of the site is vacant. An existing road easement runs north to south along the western border of the site, and existing aboveground power lines run along the southern border of the project site. Other than the residence, the property supports mostly non-native vegetation (weed -dominated grassland), fuel management areas, and unpaved roads. The existing residence on the project site is more than 50 years old and has been previously determined to not be of historical significance (Attachment B, Cultural Resources Report and Addendum to the Cultural Resources Survey and Assessment).

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City of Vista Chapter 2 - Environmental Setting and Project Description The project site has moderately steep slopes and is on a south -facing slope of an east -to -west -trending ridge.

Elevations range from 725 ft above mean sea level in the northern corner of the site on the ridge and 630 ft above mean seal level in the southwestern corner of the site at Vista Grande Drive, with a total elevation difference of approximately 95 ft. Accordingto the Geotechnical Investigation (Attachment C), earth materials encountered on the site consist of colluvium/topsoil and Cretaceous -age granitic rock. The soil is stable and has a very low expansion potential. Additional information on this topic can be found in Section VII, Geology and Soils, in Chapter 3, Initial Study Environmental Checklist, of this document.

According to the Vista Grande Biological Report prepared for the project by Tierra Data (Attachment D), the project site supports five distinct vegetation communities/land covers: approximately 0.13 acre of Diegan coastal sage scrub, 0.01 acre of disturbed coastal sage scrub, 12.65 acres of non-native grassland, 2.85 acres of disturbed habitat, and 1.34 acres of developed areas. No special -status species were observed on site, and none have a high potential to occur on site. In addition, the Multiple Habitat Conservation Plan (MHCP) includes a list of Standard BMPs that are required to limit indirect impacts (SANDAG 2003: Volume II, Appendix B). These BMPs would be incorporated into the overall final project design as Conditions of Project Approval, subject to the review and approval of the city prior to the project obtaining a grading permit.

Specifically, for this project, Measures 1-3, 6, 8, and 10-14 would apply. Further information on this topic can be found in Section IV, Biological Resources, in Chapter 3 of this document.

Hydrologically, the project is situated in the Mission Hydrological Subarea (903.11) of the Lower San Luis Rey Hydrologic Area (903.10) in the San Luis Rey Hydrological Unit (903.0). According to the Stormwater Quality Management Plan, in the existing condition, stormwater runoff flows over land to four main discharge points along the northern, eastern, southeastern, and southwestern boundaries. No underground storm drain system is in Vista Grande Drive near the project site. Stormwater that discharges from the project site along the eastern and northern borders flows north to the San Luis Rey River (Lower), which flows west.

Stormwater that discharges from the project site along the southern and southwestern borders flows west to Guajome Lake, which flows to the San Luis Rey River (Lower), which flows west and ultimately discharges to the Pacific Ocean. Additional information on this topic can be found in Section X, Hydrology and Water Quality, in Chapter 3 of this document.

Surrounding Land Uses
Immediately surrounding land uses include existing large -lot residential to the south, west, and east and agriculture to the north in the County of San Diego (Figure 2). In addition, large -lot residential uses (minimum

0.5 acre) are southwest of the project site in the city. Vista Grande Drive runs east to west along the southern border of the property in the city.

PROPOSED PROJECT DESCRIPTION
The applicant seeks approval of a General Plan Amendment, a zoning change, and a Tentative Subdivision Map for development of 28 single-family detached lots. Each lot would be a minimum of one-half acre and range in size from 21,789 square feet (sf) to 25,078 sf. The various approvals are briefly summarized below:
• General Plan Amendment: Per Chapter 18.48 in the Vista Development Code, this amendment is required for the land use designation change from Rural Residential (RR) (one du/acre) to Low Density Residential (LD) (two du/acre).
• Zoning Change: Per Chapter 18.04 in the Vista Development Code, the project requires a zoning designation change from Agricultural Zone (A-1) to Estate Residential (E-1). • Tentative Subdivision Map: Per Chapter 17.12 in the Vista Development Code, this map is required for the division and development of 28 one -half -acre single-family detached residences.

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City of Vista Chapter 2 - Environmental Setting and Project Description Building Development and Site Amenities
The project proposes to construct 28 residential lots. The proposed single-family detached residences would be a mix between single -story and two-story structures and range in size from approximately 3,200 sf to 4,200 sf (Figure 3, Site Plan). The architectural characteristics of the proposed residences would draw from elements of the surrounding area and maintain consistency with the existing semi -rural environment. In addition, the proposed project would include four open space areas that would contain decomposed granite trails and park benches (Figure 4, Conceptual Landscape Plan).

Landscaping
A total of 4.6 acres of landscaping is proposed. The overall landscape concept plan for the proposed project would consist of a variety of native and non-native evergreen and deciduous trees, shrubs, and ground cover that would be planted on site (Figure 4). Plant selection would be based on the Water Efficient Landscaping Ordinance in Chapter 18.56 of the Vista Development Code. The proposed plant species would be drought tolerant and require low to moderate water use.

In addition, a five- to six-ft-tall black tubular fence would be constructed along the eastern and northern perimeter of the property.

Site Access
The proposed project would improve the existing easterly Vista Grande Drive along the southern boundary of the project site. The proposed private road improvement would loop north to provide access to the proposed interior lots. This portion of the roadway would be 24 ft wide, providing two 12 ft travel lanes and may include curbs and gutters. The existing Vista Grande Drive would then exit west to the existing unnamed easement road on the western side of the project site. This portion of the road would be 24 ft wide, providing two 12 ft travel lanes (Figure 3). Emergency secondary access would be provided from the easterly Vista Grande Drive to Vista Grande Terrace. This access would be gated and used for emergency secondary access/egress purposes only. The project would also provide a five-foot sidewalk along the northern side of the private Vista Grande Drive and within the internal tract on the eastern side of Private Street "A" and southern and western sides of Private Street "B."
As a condition of approval, the project would provide the following improvements at the intersection of East Vista Way and Warmlands Avenue:

Widen East Vista Way at Warmlands Avenue adjacent to 2131 East Vista Way to its ultimate street cross-section as designated in the city's Circulation Element to a 4-Lane Major. The following improvements would be made:
o New pavement, curb and gutter, sidewalk, and one streetlight in the widened section. o A full curb return with two directional curb ramps on the southeastern corner and a curb return with a curb ramp on the northeastern corner.
o Relocating of an existing traffic signal/streetlight pole using new California Department of Transportation (Caltrans) standard pole.
o Two new pedestrian push buttons and poles to allow for pedestrian travel on the southern and eastern legs of the intersection.

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City of Vista Chapter 2 - Environmental Setting and Project Description o Grading as needed to accommodate the widening. Provision of minor grading modifications behind the existing AC curb to allow for transition from the new curb ramp to the dirt walking pathway along East Vista Way heading south.
o Provision of striping as required for the widening as well as crosswalks on the southern and eastern legs of the intersection.
• Eliminate the existing pedestrian crossing on the north leg of the intersection. Include all needed signal modifications.
• Provide improvement design plans in accordance with city requirements prior to constructing the above improvements.

Utilities
New sewer main lines would be constructed in the proposed improvement of Vista Grande Drive (Figure 3).

A new eight -inch gravity sewer main line would be connected to the existing eight -inch gravity sewer main line in Prince Way and extended through an existing easement up to Vista Grande Drive and then east to the project site. New sewer laterals would be extended from the new on -site mains and stubbed to each residence. The project would connect to two existing water service pipelines and meters on the project site that extend from the existing water main line in Vista Grande Drive. The project would install privately owned booster pumps with backflows for areas on the project site above 702 ft. New fire hydrants would be installed on the project site. The Vista Fire Department (VFD) would verify the final locations of all hydrants during review of the precise grading plans. In addition, the existing power poles would be removed, and the proposed project would underground the existing overhead utilities.

Stormwater Features
The project would consist of six drainage basins on site. (Figure 5, Drainage Plan). Stormwater runoff would be conveyed over land and in proposed storm drains to four Modular Wetlands Systems and four proposed underground storage facilities within the six drainage basins to meet the requirements for pollutant control and hydromodification management flow control. A proposed storm drain and curb outlet would be constructed along Vista Grande Drive in the southwestern corner of the site. In addition, tree wells would be installed in drainage basins 1 through 4 and 6. They would be designed with a uniform surface depth of six inches with a 48-inch layer of amended soil and a six-inch perforated subdrain.

Construction
Site development is anticipated to take approximately six months beginning in Apri12O22, with grading of the project site taking approximately 35 working days. The project would require demolition of the existing residence on the property. Development of the project would require approximately 70,000 cubic yards (cy) of earth movement on site, with an average depth of cut at 4.85 ft and an average depth of fill at 5.31 ft (see Figure 3). The cut and fill on site is anticipated to be balanced with no import or export off site when you take into consideration the soil subsidence and shrinkage. On -site phases assumed include demolition and clearing, grading, wet utilities, fencing, dry utilities, concrete flatwork and paving, and parkway landscaping.

Off -site construction phases assumed include demolition and clearing, grading, wet utilities, dry utilities, concrete flatwork and paving, and parkway landscaping. The project is assumed to include no woodburning hearths and repainting of buildings with San Diego Air Pollution Control District (SDAPCD) Rule 67 ROG content compliant coatings. The entire project site would be developed at once, but construction of the residences would be phased. Work is anticipated to begin in April 2022. The land development construction schedule is anticipated to be approximately six months, with the grading of the project site taking approximately 35 working days. A Traffic Control Plan will be prepared.

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City of Vista Chapter 2 - Environmental Setting and Project Description In addition, remedial grading would be required to remove and re -compact the potentially compressible ground materials on site. While heavy grading equipment would appear to be able to achieve the desired grades over the majority of the site, there is a potential to encounter localized, dense bedrock zones, or corestones, which would make excavation more difficult. As a result, the potential for using rock breakers and/or blasting is anticipated locally. As a Condition of Project Approval, any potential blasting undertaken at the project site must meet the requirements set out in the city's Municipal Code, Chapter 16.40.100, Explosives and Fireworks. In addition, construction of the project would require compliance with the California Building Code (CBC) and the Building Department's review process, permit application, inspection, and recommendations in the Updated Geotechnical Investigation and Stormwater Infiltration Evaluation Report prepared by Geo Soils, Inc., for the proposed project (Attachment C).

Approvals
Besides review under CEQA, the applicant and/or contractor of the proposed project would be required to obtain the following additional approvals and/or permits from the city: General Plan Amendment, zoning change, Tentative Subdivision Map, Right -Of -Way Permit, Grading Permit, Landscape Construction Plan, and Building and Occupancy Permits. These approvals require meeting certain conditions of approval before obtaining the required permits. In addition, before the Final Subdivision Map is recorded, it is understood that all conditions of approval tied to the recordation of the Final Map (which include the mitigation measures in this document) must be satisfactorily completed. Other public agency approvals are cited on page 3-1.

Tribal Consultation
California Native American Tribes traditionally and culturally affiliated with the project site requested consultation pursuant to the California Public Resources Code, Section 21080.3.1. City staff conducted notification and consultation with these Tribes per the requirements of the California Public Resources Code, Section 21080.3.2. On June 10, 2021, a Tribal notification letter per Senate Bill 18 was sent out to the San Luis Rey Band of Mission Indians and the Rincon Band of Luiseno Indians. The city met with a representative of the San Luis Rey Band of Mission Indians on August 12, 2021, and September 16, 2021, and with representatives of the Rincon Band of Luiseno Indians on August 16, August 27, September 16, and September 21, 2021. The Rincon Band of Luiseno Indians also submitted written comments and additional information in correspondence dated August 20 and September 8, 2021. Written correspondence has not yet been received from the San Luis Rey Band of Mission Indians as of September 27, 2021.

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City of Vista Chapter 3 - Initial Study Environmental Checklist

INITIAL STUDY ENVIRONMENTAL

CHECKLIST
Project Information
PROJECT TITLE: Vista Grande Residential
LEAD AGENCY NAME AND ADDRESS: City of Vista
Community Development Department
Planning Division
200 Civic Center Drive
Vista, California 92084
CONTACT PERSON: John Conley, Director of Community Development (760) 643-5388
[email protected]
PROJECT LOCATION: 2277 Vista Grande Drive, Vista, California PROJECT APPLICANT: Gregory Perrine
1151 Duryea Avenue
Irvine, California
(714) 600 - 8141
GENERAL PLAN DESIGNATION: Existing - Rural Residential (RR) Proposed - Low Density Residential (LD)
ZONING DESIGNATION: Existing - Agricultural (A-1)
Proposed - Estates Residential (E-1)
DESCRIPTION of PROJECT: See Chapter 2 of this IS/MND.

SURROUNDING LAND USES AND SETTING: See Chapter 2 of this IS/MND.

OTHER PUBLIC AGENCY APPROVALS
General Plan Amendment, Zoning Change, Tentative
Subdivision Map. Stormwater Permit
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City of Vista Chapter 3 - Initial Study Environmental Checklist Environmental Factors Potentially Affected
Based upon the initial evaluation presented in the following IS, it is concluded that the project would not result in significant adverse environmental impacts.

ENVIRONMENTAL DETERMINATION
On the basis of the initial evaluation of the attached Initial Study:
❑ I find the project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared.
® I find that although the project could have a significant effect on the environment there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT (EIR) is required.
❑ I find that the project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the project, nothing further is required.

Conley, Director of Community Development
Evaluation of Environmental Impacts
09/29/2021
Date

1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question.

A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors, as well as general standards (e.g., the project would not expose sensitive receptors to pollutants, based on a project -specific screening analysis).

2. All answers must take account of the whole action involved, including off -site as well as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist

3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.

4. "Negative Declaration: Less Than Significant with Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level.

5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or ND. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a. Earlier Analyses Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project.

6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., General Plans, Zoning Ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.

7. Supporting Information Sources: A source list should be attached, and other sources used, or individuals contacted should be cited in the discussion.

8. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.

9. The explanation of each issue should identify:
a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance

IMPACT TERMINOLOGY
The following terminology is used to describe the level of significance of impacts:
• A finding of no impact is appropriate if the analysis concludes that the project would not affect the particular topic area in any way.
• An impact is considered less than significant if the analysis concludes that it would not cause substantial adverse change to the environment and requires no mitigation. • An impact is considered less than significant with mitigation incorporated if the analysis concludes that it would not cause substantial adverse change to the environment with the inclusion of environmental commitments that have been agreed to by the applicant. • An impact is considered potentially significant if the analysis concludes that it could have a substantial adverse effect on the environment.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist

1. Aesthetics•Less
than
as provided in Public Resources
Significant
with
Significant
No Impact
Code Section 21099, would the project.

ImpactExcept
•Impact
Incorporated
a. Have a substantial adverse effect on a
El
El
®
El
vista?
b. Substantially damage scenic resources,
including, but not limited to, trees, rock
❑
❑
Eloutcroppings,
and historic buildings within
a state scenic highway?
c.In non -urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from a publicly accessible
❑
❑
®
❑
vantage point). If the project is in an
urbanized area, would the project conflict
with applicable zoning and other
regulations governing scenic quality?
d. Create a new source of substantial light or
glare which would adversely affect day or
❑
❑
®
❑
nighttime views in the area?

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. A scenic vista is generally defined as the view of an area that is visually or aesthetically pleasing. The Vista General Plan 2030 Program EIR (PEIR) (City of Vista 2011) identifies scenic resources in the city and its sphere of influence (S01), such as the San Marcos Mountains to the east and northeast; various ridgelines, hills, and valleys; creeks and streams; distant mountains to the north; public and private open space with native vegetation; the city's public parks; a network of hiking and horseback riding trails; various private and public recreation facilities (such as the Guajome Regional Park, a 557-acre San Diego County -owned park); and buildings of historical and cultural significance (such as Rancho Minerva, Rancho Buena Vista Adobe, and the Guajome Ranch House —a National Historic Landmark).

Further, the Vista General Plan 2030 PEIR (City of Vista 2011) identifies two main viewsheds that have been identified within the city and its S01 based on general viewing areas: (1) the San Marcos Mountains to the east and northeast of the city and (2) scenic canyons in the southwestern portions of the city. The project site is located approximately 1.7 miles to the west of the San Marcos Mountains.

Surrounding land uses to the project site include existing large -lot residential to the south, west, and east and agriculture to the north in the County of San Diego. Vista Grande Drive runs east to west along the southern border of the property with additional large -lot residential residences beyond that within the city.

The development of 28 single-family lots would not have a significant impact on scenic viewsheds of the San Marcos Mountains. At locations in close proximity to the project site, the anticipated one-story and two-story dwelling units may provide minor obstructions of views of the San Marcos Mountains depending on the vantage point of the viewer. However, the proposed project would be developed at a scale that would not adversely affect scenic views or vistas from the surrounding area. In addition, the Vista General Plan 2030 Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist continues to allow development of existing land uses within vacant parcels throughout the city that are currently designated for residential development. Therefore, impacts would be less than significant.

B. No IMPACT. There are no officially designated state scenic highways in the city. State Route 76, which parallels the city boundary approximately 1.6 miles to the north of the project site, is an eligible state scenic highway (Caltrans 2019). However, the portions of State Route 76 that run north of the city are located in the developed areas of San Diego County (including Bonsall) and the City of Oceanside. No impact would occur from the proposed project on scenic resources viewed from a state scenic highway. c. LESS THAN SIGNIFICANT IMPACT. The proposed project would alter but would not substantially degrade the existing visual character or quality of the project site or surroundings. The visual character of the existing project site is characterized by vacant land and an occupied residence. The visual character of the surrounding area is a mixture of large -lot and estate residential, commercial, and agriculture uses. The project would enhance the visual quality of the project site by introducing an aesthetically cohesive development with associated landscaping on a currently underutilized piece of land. Existing site character would be improved by implementation of the proposed project because the functionality and visual quality of the site would increase. The architectural characteristics of the proposed residences would draw from elements of the surrounding area and maintain consistency with the existing semi -rural environment. The overall landscape concept plan for the proposed project would consist of a variety of native and non-native evergreen and deciduous trees, shrubs, and ground cover that would be planted on site. The project would include an open space area in the southwestern corner of the project site that would include decomposed granite trails and park benches. A five- to six-ft-tall black tubular fence would be constructed along the eastern and northern perimeter of the property. In addition, existing aboveground utility power poles on the project site would be undergrounded, further enhancing the visual aesthetic of the property. The proposed development would be consistent with nearby estate residential land uses with similar lot sizes, dwelling unit square footage, building heights, architectural design features, and landscaping. Therefore, given the visual character of the existing site, development of the proposed project would have a less than significant impact on the visual character of the site and its surroundings.

D. LESSTHAN SIGNIFICANT IMPACT. Sensitive receptors that could be affected by lighting and glare include nearby residents, motorists, and pedestrians. Glare can emanate from many different sources, some of which include direct sunlight, sunlight reflecting from cars or buildings, and bright outdoor lighting. Potential sources of nighttime lighting and/or glare on the project site include lighting from the occupied residence and glare from existing windows.

Construction of the project would include the installation of new street lights along both the existing and proposed segments of Vista Grande Drive. However, new lights would be required to match city standards for streetlights in the Vista Development Code (e.g., approximate minimum height of 12 ft, shielded and directed awayfrom residential property boundaries). As a result, the installation of the new street lights would not create a significant, substantial source of light or glare. In addition, architectural plans for the buildings would be reviewed by the city's Building Department and Planning Division prior to each lot owner obtaining building permits, including whether the exterior building materials or exterior lights would produce substantial glare. Conformance with the Vista Development Code, permit plan checks, and reviews by city staff would ensure that substantial lighting and glare impacts from future building and site development would not be created. Therefore, the proposed project would not create a substantial source of light or glare, and impacts would be less than significant.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist

11. Agriculture • Forest
•Significant
Less than
Lessthan
ResourcesWould

1. • •.

Impact•Impact
the project.

Incorporated
a. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps
prepared pursuant to the Farmland
❑
❑
®
❑
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
b. Conflict with existing zoning for agricultural
El
El
❑
use, or a Williamson Act contract?
c. Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
❑
❑
❑
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
d. Result in the loss of forest land or
❑
❑
❑
conversion of forest land to non -forest use?
e.Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
❑
❑
❑
Farmland, to non-agricultural use or
conversion of forest land to non -forest use?

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. The project site is located in the northeastern corner of the city. The site was historically used for agriculture as an active citrus grove until the late 1980s and currently contains an occupied residence. Currently, lands in the outskirts of the city support agricultural uses related to small- scale horticulture and specialty crops with no large-scale, commercial agricultural cultivation. Based on farmland maps prepared by the California Department of Conservation (2020), the property is neither designated Prime Farmland, Unique Farmland, or Farmland of Statewide Importance nor currently under active agricultural use. Therefore, impacts would be less than significant.

B-E. No IMPACT. According to the Department of Conservation's San Diego County Williamson Act Lands Map (2008), no Williamson Act lands occur in the city, including the project site. Further, the site is not located in an area designated as forest land or timberland and would not convert forest land to non -forest uses or involve other changes in the existing environment that would result in the conversion of farmland to non- agricultural use. Therefore, no impacts would occur.

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City of Vista Chapter 3 - Initial Study Environmental Checklist Ill. Air Quality PotentiallyLess
than
Significant
with
Significant
• •.

Would•ject: Impact
MitigationImpact
Incorporated
a. Conflict with or obstruct implementation of ❑
❑
®
❑
the applicable air quality plan?
b. Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non -attainment under
❑
❑
®
❑
an applicable federal or state ambient air
quality standard?
c. Expose sensitive receptors to substantial
❑
E]
®
❑
pollutant concentrations?
d. Result in other emissions (such as those
leading to odors) adversely affecting a
❑
❑
®
❑
substantial number of people?
The discussion below is based on the findings contained within the Air Quality and Greenhouse Gas Assessment for the Vista Grande Project (Air Quality and GHG Report) (Attachment E) prepared for the proposed project and information taken from the Air Quality Assessment for the Vista Grande Tentative Subdivision Map Project prepared for the previously approved project (SRA 2015). This report is on file and available for review in the city's Planning Division office.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. The SDAPCD is required, pursuant to the Clean Air Act, to reduce emissions of criteria pollutants for which the San Diego Air Basin is in non -attainment. The project would be subject to the SDAPCD Attainment Plan for San Diego County (Attainment Plan). The Attainment Plan contains a comprehensive list of pollution control strategies directed at reducing emissions and achieving ambient air quality standards. These strategies are developed, in part, based on regional population, housing, and employment projections prepared by the San Diego Association of Governments (SANDAG).

SANDAG projects that population in the city will grow by 5,461 households between the years 2020 and 2035 (Attachment E). The proposed project's addition of 28 housing units would represent approximately one-half of one percent of the total housing growth projected for the city. Such levels of growth are consistent with the forecasts for the city as adopted by SANDAG. Because the SDAPCD has incorporated these same projections into the Attainment Plan, it can be concluded that the proposed project would be consistent with the projections in the Attainment Plan. Therefore, project development would not conflict with or obstruct implementation of the Attainment Plan, and impacts would be less than significant.

B. LESS THAN SIGNIFICANT IMPACT. Air quality Impacts can result from the construction and operation of the project. Construction emissions are finite and include fugitive dust, equipment exhaust, and indirect mobile source emissions associated with construction workers commuting, material hauling, and deliveries.

Operational impacts are primarily due to emissions from mobile sources associated with the vehicular travel along roadways and area sources, such as natural gas use for space and water heating.

The SDAPCD significance thresholds for air quality impacts are shown in Table AQ-1.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE AQ-1. SCREENING -LEVEL CRITERIA FOR AIR QUALITY IMPACTS Pollutant
Total
Construction Emissions
Lb. Per Day
Coarse Particulate Matter (PM1o)
100
Fine Particulate Matter (PM2.5)1
55 Oxides of Nitrogen (NOx)
250
Oxides of Sulfur (SOx)
250
Carbon Monoxide (CO)
550
Volatile Organic Compounds (VOC)2
137
Operational Emissions
Lb. Per Hour
Lb. Per Day
Tons Per Year
Coarse Particulate Matter (PMio)
—
100
15 Fine Particulate Matter (PM2.5)1
—
55 10
Oxides of Nitrogen (NOx)
25 250
40 Oxides of Sulfur (SOx)
25 Carbon Monoxide (CO)
100
550
100
Lead and Lead Compounds
—

3.2 0.6
Volatile Organic Compounds (VOC)2
—
137
15 Source: SDAPCD 2021.
1 PM2.e is not currently regulated under SDAPCD Rule 20.2. PM2.5 thresholds are based on the South Coast Air Quality Management District significance thresholds of 55 lbs./day for construction and operation and 10 tons/year for operation. 2 VOC's are not regulated under SDAPCD Rule 20.2. VOC thresholds are based on City of San Diego's Significance Determination Thresholds.

CONSTRUCTION -RELATED EMISSIONS
Potential impacts associated with construction of the proposed project were evaluated in the Air Quality and GHG Report (Attachment E). Site development is anticipated to take approximately six months beginning in April 2022, with grading of the project site taking approximately 35 working days. Construction phasing and equipment assumptions were provided by the applicant. On -site phases assumed include demolition and clearing, grading, wet utilities, retaining walls, fencing, dry utilities, concrete flatwork and paving, and parkway landscaping. Off -site construction phases assumed include demolition and clearing, grading, wet utilities, dry utilities, concrete flatwork and paving, and parkway landscaping. Development of the project would require approximately 70,000 cy of earth movement on site. The cut and fill on site would be balanced with no import or export off site. The entire project site would be developed at once, but construction of the residences would be phased.

Emissions from construction of the proposed project were estimated using the California Emissions Estimator Model (CaIEEMod) version 2016.3.1 (Attachment E). CalEEMod contains OFFROAD2011 emissions factors and EMFAC2014 emissions factors from the California Air Resources Board (CARB) models for off -road equipment and on -road vehicles, respectively. Emissions calculations assumed application of water during grading and a 15 mile -per -hour (mph) speed limit on unpaved surfaces in compliance with SDAPCD Rule 55 — Fugitive Dust.

Table AQ-2 provides a summary of the expected maximum daily emissions estimate for construction of the proposed project.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE AQ-2. EXPECTED MAXIMUM DAILY CONSTRUCTION EMISSIONS Emission Source ROGI NOxCO SOX PM10
I bs./day
On Site
Demolition and Clearing

0.87 9.96

4.35 0.02

0.74 0.39
Grading

5.16 56.80

35.00 0.09

7.50 3.85
Wet Utilities

0.68 6.49

7.22 0.02

0.34 0.27
Retaining Walls

0.15 1.36

1.47 0.00

0.17 0.09
Fencing

0.15 1.36

1.47 0.00

0.17 0.09
Dry Utilities

0.43 4.30

6.06 0.01

0.28 0.22
Concrete Flatwork and Paving

1.44 15.73

13.08 0.03

0.79 0.63
Parkway Landscaping

0.36 3.86

5.56 0.01

0.26 0.18
Off Site
Demolition and Clearing

0.97 10.91

7.12 0.02

0.48 0.38
Grading

0.97 10.91

7.12 0.02

0.48 0.38
Wet Utilities

0.68 6.49

7.22 0.02

0.34 0.27
Dry Utilities

0.43 4.30

6.06 0.01

0.28 0.22
Concrete Flatwork and Paving

1.66 17.83

16.01 0.03

0.90 0.72
Parkway Landscaping

3.86 5.56

0.01 0.26

0.18 Maximum Daily Emissions

6.53 69.79

49.45 0.12

8.22 4.40
SDAPCD Significance Criteria
137
250
550
250
100
67 Significant?
No
No
No
No
No
No
Source: Attachment E.

As shown in Table AQ-2, emissions of criteria pollutants related to project construction would not exceed the SDAPCD thresholds. Therefore, direct and cumulative impacts from criteria pollutants generated during construction would be less than significant

OPERATIONS -RELATED EMISSIONS
According to the Air Quality and GHG Report (Attachment E), operational emissions associated with the proposed project would result from mobile, area, energy, water and wastewater, and solid waste sources.

Operational emissions from mobile source emissions are associated with project -related vehicle trip generation and trip length. Vehicle trip rates were based on the Local Transportation Assessment (LTA) prepared for the project by LSA (Attachment F). Area source emissions include engine emissions from landscape maintenance equipment, ROG emissions from repainting of buildings, and woodburning hearths.

Area source emissions were modeled assuming no woodburning hearths and repainting of buildings with SDAPCD Rule 67 ROG content compliant coatings. Operational emissions from energy sources include the on -site combustion of natural gas for heating and hot water and indirect GHG emissions from the generation of electricity at the power plant supplying the project. Energy source emissions were modeled assuming compliance with 2019 Title 24 standards.

Table AQ-3 presents the summary of estimated operational emissions for the project in comparison with the SDAPCD thresholds.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE AQ-3. OPERATIONAL EMISSIONS
SourceEmission ROG I NOxCO SOX
Summer, lbs./day
Area Sources

43.41 0.76

48.89 0.08

6.40 6.40
Energy Use

0.02 0.16

0.07 0.00

0.01 0.01
Vehicular Emissions

0.43 1.58

5.12 0.02

1.71 0.47
Project Total

43.86 2.49

54.07 0.10

8.12 6.88
Significance Criteria
137
250
550
250
100
55 Significant?
No
No
No
No
No
No
Winter, lbs./day
Area Sources

43.41 0.76

48.89 0.08

6.40 6.40
Energy Use

0.02 0.16

0.07 0.00

0.01 0.01
Vehicular Emissions

0.42 1.62

5.00 0.02

1.71 0.47
Project Total

43.85 2.54

53.95 0.09

8.12 6.88
Significance Criteria
137
250
550
250
100
55 Significant?
No
No
No
No
No
No
Annual, tons/year
Area Sources

0.87 9.96

4.35 0.02

0.74 0.39
Energy Use

5.16 56.80

35.00 0.09

7.50 3.85
Vehicular Emissions

0.68 6.49

7.22 0.02

0.34 0.27
Project TOTAL

0.15 1.36

1.47 0.00

0.17 0.09
Significance Criteria
15 40
100
40 15
10 Significant?
No
No
No
No
No
No
Source: Attachment E.

As shown in Table AQ-3, emissions of criteria pollutants related to project operation would not exceed the SDAPCD thresholds. Therefore, direct and cumulative impacts from criteria pollutants generated during operation would be less than significant.
c. LESS THAN SIGNIFICANT IMPACT. Impacts to sensitive receptors are typically analyzed for CO hotspots and exposure to toxic air contaminants (TACs). An analysis of the project's potential to expose sensitive receptors to these pollutants is provided below.

CO HOTSPOTS
Vehicle exhaust is the primary source of CO. In an urban setting, the highest CO concentrations are generally found within close proximity to congested intersections. Under typical meteorological conditions, CO concentrations tend to decrease as distance from the emissions source (i.e., congested intersection) increase.

Project -generated traffic has the potential of contributing to localized hotspots of CO off site. A CO hotspot is a localized concentration of CO that is above the state or national one -hour or eight -hour CO ambient air standards.

To verify that the project would not cause or contribute to a violation of the one -hour and eight -hour CO standards either on a project or cumulative level, an evaluation of the potential for CO hotspots at nearby intersections was conducted. The LTA (Attachment F) evaluated whether or not there would be a decrease in the level of service (LOS) atthe intersections affected bythe proposed project. Per San Diego County criteria, a CO hotspot analysis would be required if the project would:
• Place sensitive receptors within 500 ft of a signalized intersection with a LOS of E or F, with peak - hour trips exceeding 3,000 vehicles; or
• Cause intersections to operate at LOS E or F, with peak -hour trips exceeding 3,000 vehicles.

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City of Vista Chapter 3 - Initial Study Environmental Checklist According to the LTA (Attachment F), only one intersection would operate at a deficient LOS. East Vista Way at Osborne Street operates at LOS E during the existing AM and PM peak hours. The intersection would have a total of 1,881 PM peak -hour trips with the addition of project -generated traffic. This is less than the 3,000 peak -hour trip screening level. Therefore, impacts to sensitive receptors by CO hotspots would be less than significant.

TOXIC AIR CONTAMINANTS
Construction
Construction activities would result in short-term, project -generated emissions of diesel particulate matter (DPM) from the exhaust of off -road, heavy-duty diesel equipment. CARB identified DPM as a TAC in 1998.

The dose to which receptors are exposed is the primary factor used to determine health risk. Dose is a function of the concentration of a substance or substances in the environment and the duration of exposure to the substance. Thus, the risks estimated for a maximally exposed individual are higher if a fixed exposure occurs over a longer time period. Accordingto the Office of Environmental Health Hazard Assessment, Health Risk Assessments (HRAs), which determine the exposure of sensitive receptors to TAC emissions, should be based on a 30-year exposure period; however, such assessments should be limited to the period/duration of activities associated with the project.

There would be relatively few pieces of off -road, heavy-duty diesel equipment used during construction, and the construction period would be relatively short, especially compared to 30 years. Combined with the highly dispersive properties of DPM and additional reductions in exhaust emissions from improved equipment, construction -related emissions would not expose sensitive receptors to substantial emissions of DPM.

Therefore, impacts from construction emissions of TACs would be less than significant.

Operation
HRAs are typically conducted for substantial sources of diesel particulate emissions (e.g., truck stops, bus stations, and warehouse distribution facilities). In addition, typical sources of acutely and chronically hazardous TACs include industrial manufacturing processes, automotive repair facilities, and dry-cleaning facilities. Since the proposed project would not contain such uses, it does not warrant a health risk assessment. As such, the proposed residential uses would not generate substantial TACs, and impacts would be less than significant.

D. LESS THAN SIGNIFICANT IMPACT. The project could produce odors during proposed construction activities resulting from heavy diesel equipment exhaust; however, standard construction practices would minimize the odor emissions and their associated impacts. Furthermore, any odors emitted during construction would be temporary, short-term, and intermittent in nature and would cease upon the completion of the respective phase of construction. Therefore, odor impacts from construction of the project would be less than significant due to the duration of exposure.

CARB's Air Quality and Land Use Handbook includes a list of the most common sources of odor complaints received by local air districts. Typical sources of odor complaints include facilities such as sewage treatment plants, landfills, recycling facilities, petroleum refineries, and livestock operations. The proposed project, a residential development, would not include these uses. Therefore, operational odor impacts would be less than significant.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
IV. Biological Resources
PotentiallyLess
than
Significant

1. with
Significant
• •.

Would•ject:

Impact
MitigationImpact
Incorporated
a. Have a substantial adverse effect, either
directly orthrough habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local
El
H
El
El
or regional plans, policies, or regulations, or
by the California Department of Fish and
Wildlife, U.S. Fish and Wildlife Service, or
NOAA Fisheries?
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Wildlife
or U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect on state
or federally protected wetlands (including,
but not limited to, marsh, vernal pool,
❑
❑
❑
coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d. Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
e. Conflict with any local policies or
ordinances protecting biological resources,
El
El
❑
such as a tree preservation policy or
ordinance?
f. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
❑
®
❑
❑
approved local, regional, or state habitat
conservation plan?
The discussion below is based on the Biological Resources Report - Vista Grande Tentative Subdivision Map (Biological Report), prepared by Tierra Data on February 12, 2021(Attachment D). This report is on file and available for review in the city's Planning Division office.

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City of Vista Chapter 3 - Initial Study Environmental Checklist

DISCUSSION
A. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. The project site Is located along the northeastern border of the city at the terminus of Vista Grande Drive. The survey area for the Biological Report included the entire 16.99 acres of the project site. The project site is currently occupied with a residence on the western side, and the remainder of the site is vacant and supports mostly non-native vegetation.

VEGETATION COMMUNITIES
Vegetation communities (or habitats) are generally considered "sensitive" if: (1) they are recognized by the wildlife agencies as being generally depleted, (2) they are considered rare within the region by local experts, (3) if they are known to support sensitive wildlife or plant species, and/or (4) they are known to serve as important wildlife corridors or habitat linkages. These sensitive habitats are typically depleted throughout their known ranges or are highly localized and/or fragmented.

Based on a review of existing biological information for the site and site visits in November 2015 and January 2021, five distinct vegetation communities/land covers were identified on site (see Figure 6, Biological Resources). The approximate acreages of each vegetation community anticipated to be affected by the proposed project are provided in Table BR-1.

TABLE BR-1. SUMMARY OF PROPOSED VEGETATION IMPACTS
Vegetation Community Acreage On Site
Coastal Sage Scrub

0.13 Coastal Sage Scrub - Disturbed

0.01 Non -Native Grassland

12.65 Disturbed Habitat

2.85 Developed

1.34 Total Biological Survey Area

16.99 Coastal sage scrub (CSS) and non-native grassland (NNG) vegetation on the subject property are considered sensitive biological resources by the U.S. Fish and Wildlife Service (USFWS), California Department of Fish and Wildlife (CDFW), and the city. CSS is also a target for conservation under the National Community Conservation Planning (NCCP) Act that the city is enrolled in under the MHCP. CSS would be mitigated at a 1 to 1 ratio, and NNG would be mitigated at a 0.5 to 1 ratio. Direct impacts to NNG and CSS are discussed further in Section IV(b).

SENSITIVE PLANTS
Sensitive or "special -status" plants are those listed as "Rare," "Endangered," "Threatened," "of Special Concern," or otherwise noteworthy by the CDFW, USFWS, the California Native Plant Society, or other conservation agencies, organizations, or local botanists.

No special -status plants (sensitive or special -status species in local or regional plans, policies, or regulations or by the USFWS or CDFW) were detected on site during the surveys in 2015 and 2021. In analyses done in 2015 and 2007, most special -status species had no or only a low potential to occur. None had a high potential to occur on site. The site has not appreciably changed; therefore, the assessment for special -status species remains the same.

SENSITIVE WILDLIFE
Sensitive wildlife are those listed as "Rare," "Endangered," "Threatened," "of Special Concern," or otherwise noteworthy by the CDFW, USFWS, National Audubon Society, or other conservation agencies, organizations, or local zoologists.

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City of Vista Chapter 3 - Initial Study Environmental Checklist No special -status wildlife species were observed on site. Sensitive wildlife with a low potential to occur include the Cooper's hawk. Those sensitive wildlife species with a moderate potential to occur are raptors (northern harrier, white-tailed kite) for which the site might provide some foraging habitat and open land generalists (California horned lark) that could nest and forage on site. All three species were detected on parcels north of the project site. The harrier and lark are California Species of Special Concern, and the kite is Fully Protected. The special -status species with a low to moderate potential to occur on site is the northwestern San Diego pocket mouse, a California Species of Special Concern. It is most likely to occur in the northern area of the site since it has been detected in the adjacent CSS off site (Attachment D).

MITIGATION MEASURES
The project has the potential to impact NNG, which has the potential to provide foraging habitat for some raptor species (red -shouldered hawk and Cooper's hawk) and nesting and foraging resources for the California horned lark. CSS on site could support the northwestern San Diego pocket mouse. Therefore, Mitigation Measure BIO-1 would be required to reduce impacts to less than significant. 13I0-1. All shrub trimming, thinning, or removal shall be performed prior to or after the bird breeding season, January 1 through September 15 (i.e., only between September 16 and December 31).

If clearing is planned to occur during the breeding season, pre -construction nest surveys shall be conducted prior to any clearing. Work may proceed if no bird nests are observed. Regular brush management activities shall also occur outside of the bird breeding season. By avoiding clearing and brush management during the bird breeding season, the proposed project will ensure compliance with the Migratory Bird Treaty Act and pertinent sections of the California Fish and Game Code.

B. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. As discussed In Section IV(a), implementation of the proposed project would result in direct impacts on a total of 0.24 acre of CSS, including the disturbed. In addition, the project has the potential to impact 12.98 acres of NNG. Permanent impacts would occur to these vegetation communities from clearing, grading, and project construction. It is assumed that any borrow and staging areas will be on site. No sensitive habitats are likely to be affected by construction vehicles approach or leaving the site to access East Vista Way, the nearest major road. Mitigation Measure BIO-2 would reduce these impacts to less than significant. Purchase of these mitigation credits in these amounts in 2017 satisfied the mitigation requirements, and no further mitigation for habitat is required.

According to the Biological Report (Attachment D), the development of the proposed project would not result in impacts to any riparian habitat wetlands, and no mitigation is required.

INDIRECT IMPACTS
Indirect impacts to sensitive habitats or species can occur from errant grading impacts, construction or operation noise, changes in drainage patterns after grading that modify habitats, degraded surface water quality from runoff during construction, lighting onto habitat areas, introduction of invasive plant species, and brush management that leads to habitat degradation. To ensure all indirect effects are avoided or remain below a level of significance, the MHCP includes a list of Standard BMPs that are required to limit indirect impacts (SANDAG 2003: Volume II, Appendix B). These BMPs would be incorporated into the overall final project design as Conditions of Project Approval, subject to the review and approval of the city prior to the project obtaining a grading permit. Specifically, for this project, Measures 1-3, 6, 8, and 10-14 would apply.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
In addition, to ensure all indirect effects are avoided:
• Any project landscaping shall not include species identified as an invasive non-native plant species as identified by the California Invasive Plant Council (CaIPC) at http://www.cal- ipc.org/paf/.
• Final building plans for the development adjacent to the northern boundary (Lots 6 through 12) shall identify shielded light fixtures and/or fencing/barriers to direct light away from the CSS habitat off site to the north.
• The project proponent shall work with the Vista Fire Protection District and/or VFD and/or the county to ensure that all fuel modification for Lots 6 through 12 shall remain on site. If fuel modification is required off site, mitigation, including credits, to offset any impacts will be required.

MITIGATION MEASURES
B10-2: Per compliance with the Multiple Habitat Conservation Plan, the project shall mitigate the proposed impact to coastal sage scrub at a ratio of 1:1 with acquisition of a minimum of 0.24 acre of coastal sage scrub at an off -site location, acceptable to the city, California Department of Fish and Wildlife, and U.S. Fish and Wildlife Service. The project shall mitigate the proposed impact to non-native grassland at a 0.5:1 ratio with acquisition of a minimum of 6.49 acres of non-native grassland at an off -site location, acceptable to the city, California Department of Fish and Wildlife, and U.S. Fish and Wildlife Service.

C. No IMPACT. Accordingto the Biological Report (Attachment D), the project site does not contain any jurisdictional waters or wetlands. Because of the absence of these features on the project site, Clean Water Act Section 401 and 404 permit applications would not be required to be submitted to the Regional Water Quality Control Board (RWQCB) and U.S. Army Corps of Engineers (USACE), respectively. No impacts would occur.

D. No IMPACT. As noted in the Biological Report (Attachment D), the project site does not contain any regional wildlife corridors or habitat linkages. Furthermore, the site is surrounded by semi -rural development on three sides, with agriculture uses to the north and development beyond on those sides for long distances that would limit wildlife movement. Thus, no impacts would occur.

E. No IMPACT. The city does not have additional specific policies or ordinances that protect biological resources other than compliance with CEQA and the existing MHCP. As a result, no impacts would occur due to a conflict with local policies or ordinances.

F. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. As discussed above, the city participates in the MHCP (SANDAG 2003), a regional habitat conservation plan under the state's NCCP Program. Although the city does not have an approved Subarea Plan, it implements the provisions of the MHCP through the policies and goals in the Vista General Plan 2030. Further, with the implementation of Mitigation Measure 1310-2, potentially significant impacts to CSS and NNG (which are considered sensitive under the MHCP) from construction of the proposed project would be reduced to less than significant. This would result in compliance with the MHCP and reduce impacts to less than significant.

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City of Vista Chapter 3 - Initial Study Environmental Checklist V. Cultural • Tribal
Potentially
Resources
Significant
with
Significant
• •.

ImpactWould
•Impact
the project:

Incorporated
a. Cause a substantial adverse change in the
significance of a historical resource
❑
❑
®
❑
pursuant to in §15064.5?
b. Cause a substantial adverse change in the
significance of an archaeological resource
❑
®
❑
❑
pursuant to §15064.5?
c. Cause a substantial adverse change in the
significance of a tribal cultural resource as
❑
®
❑
❑
defined in Public Resources Code §21074?
d. Disturb any human remains, including
those interred outside of formal
❑
®
❑
❑
cemeteries?
The discussion below is based on the Vista Grande Project Cultural Resources Study Update prepared in January 2021 and the Addendum to the Cultural Resources Survey and Assessment prepared in September 2021 by Helix Environmental (Attachment B) and information from the Cultural Resources Survey and Assessment for the previously approved Vista Grande Subdivision (Helix 2015a). The three reports are referred to collectively as the Cultural Reports.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. The project site was used for agriculture as an active citrus grove until the late 1980s and currently contains an occupied residence with remainder of the site being vacant. A 2015 record search indicated that five historic structures have been recorded within one mile of the project site, none being on the project site. An updated records search was performed in 2021 and confirmed the same results of those found in 2015. The residence on the project site located at 2277 Vista Grande Drive was identified as being more than 50 years of age after review of historical aerial photographs of the property during the 2015 study. The structure was evaluated to assess its potential historic and architectural significance. The Cultural Reports (Helix 2015a and Attachment B) concluded that the house does not meet the historical resource significance criteria in that it is a very plain and unassuming example of its architectural style and is one of tens of thousands of buildings that represent the post -World War II building boom in Southern California. It is not associated with the pioneering phase of the city and lacks the historical associations or architectural distinction to qualify for listing on the California Register of Historical Resources.

No other structures occur on site. Therefore, impacts to historical resources would be less than significant.

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City of Vista Chapter 3 - Initial Study Environmental Checklist B, C, AND D. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED.

IMPACTS TO ARCHAEOLOGICAL RESOURCES
According to the Cultural Reports (Helix 2015a and Attachment B), a records search and Sacred Lands File search and archaeological survey was conducted on site. The records searches in 2015 and 2021 indicated that two archaeological sites had been recorded within one mile of the project site, and none were located on the project site. In addition, one archaeological site (CA-SDI-21774) and one isolate (P-035276) were observed on site during the archaeological survey.

Site CA-SDI-21774 consists of a moderately dense lithic scatter within and adjacent to the dirt pathway in the north -central area of the project site. Surface artifacts were observed from that location to the northeast corner of the project site, and one artifact (a bifacial mano) was embedded within the dirt road. The surface collection totaled 54 items, including one mano, 10 flaked stone tools, one biface preform, 10 cores, 24 pieces of debitage, and eight manuports, including crystals.

The isolate (P-035276) was found embedded in the ground approximately 120 meters south of CA-SDI- 21774. The isolate is a retouched/utilized obsidian flake. The isolate has very limited research potential. It was determined that this isolate does not meet the criteria for archaeological resources under CEQA and is not considered significant.

CA-SDI-21774 yielded a limited amount and variety of cultural material, and no subsurface artifacts were recovered. However, through government -to -government consultation with the Rincon Band of Luiseno Indians, the Tribe provided information that resulted in the reassessment of CA-SDI-21774. The amount of obsidian identified at the site is unusual for a site so far from an obsidian source. This fact, as well as the presence of quartz material, suggests that CA-SDI-21774 may be a nodal part and contribute to the historical and traditional cultural importance of a complex Luiseno path and trail system connected to the manufacture, trade, travel, and habitation meeting place of Tomgav approximately 12 miles northeast of the project site. Tomgav is recorded as an archaeological site but also refers to a much broader indeterminable geographical zone of historical and traditional religious and cultural significance for Rincon Luisenos. The Rincon Band of Luiseno Indians will be conducting a Tribally informed and directed concurrent compliance study documenting this ongoing importance, as well as how CA-SDI-21774 potentially connects to other places in the Rincon Luiseno ancestral traditional use area and traditional cultural landscape.

Because a wealth of informational potential exists concerning the site and its probable connections to a larger traditional use area, including Tomgav and the broader Luiseno ancestral landscape, documenting that connectivity would require additional efforts using Western disciplinary investigations and analyses informed and guided by the Luiseno System of Traditional Knowledge. Through consultation with the Rincon Band of Luiseno Indians, there is sufficient information to conclude that the site meets the criteria for a historical resource/significant Tribal Cultural Resource as defined in California Public Resources Code, Section 21074. However, outside of the already known and identified impacts, all of which do not rise to the level of a substantial adverse change under either California Public Resources Code, Sections 21084.1 or 21084.2, and as was confirmed in the government -to -government consultation process between the Rincon Band of Luiseno Indians and officials from the city, approval and construction of the project does not trigger a finding of a significant effect on a known historical or Tribal Cultural Resource. The Rincon Band of Luiseno Indians does not anticipate that the concurrent compliance study would identify any substantial adverse change, under California Public Resources Code, Sections 21084.1 or 21084.2, in the status of any historical resource/significant Tribal Cultural Resource that would result from approval and construction of the project.

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City of Vista Chapter 3 - Initial Study Environmental Checklist Due to the presence of archaeological site CA-SDI-21774 on site and the presence of Native American archaeological/cultural resources in the area, the project would have the potential to impact unknown archaeological resources. The project could potentially damage or destroy these resources, resulting in potentially significant impacts under CEQA. Avoidance is the preferred choice in dealing with inadvertent discoveries. However, if avoidance cannot be achieved, then implementation of Mitigation Measures CUL-1 through CUL-7 would reduce these impacts to less than significant levels.

IMPACTS TO TRIBAL CULTURAL RESOURCES
All Native American archaeological resources in the area of the proposed project are of significance to the Luiseno Native American people. The Native American Heritage Commission (NAHC) conducted a check of its Sacred Lands File on October 8, 2015, and indicated that no Native American cultural resources are recorded.

A Native American monitor from Saving Sacred Sites was present during the fieldwork for the survey and testing program for the Cultural Report (Helix 2015a). On June 10, 2021, a Tribal notification letter per Senate Bill 18 was sent out to the San Luis Rey Band of Mission Indians and the Rincon Band of Luiseno Indians. The city met with a representative of the San Luis Rey Band of Mission Indians on August 12 and September 16, 2021, and with representatives of the Rincon Band of Luiseno Indians on August 16, August 27, September 16, and September 21, 2021. The Rincon Band of Luiseno Indians also submitted written comments and additional information in correspondence dated August 20 and September 8, 2021. Written correspondence has not yet been received from the San Luis Rey Band of Mission Indians as of September 27, 2021.

Pursuantto California Public Resources Code, Section 21080.3.1, the city initiated consultation with the Rincon Band of Luiseno Indians, who provided information that resulted in the reassessment of CA-SDI-21774, as described previously, and the conclusion that this site meets the criteria for inclusion in the California Register of Historical Resources and, thus, is a significant cultural resource. However, effects from project development would not rise to the level of a substantial adverse change to the significance of the resource.

Due to the presence of archaeological site CA-SDI-21774 on site and the presence of Native American archaeological/cultural resources in the area, impacts on unknown Tribal Cultural Resources would be considered potentially significant. The project could potentially damage or destroy these resources, resulting in potentially significant impacts under CEQA. Avoidance is the preferred choice in dealing with inadvertent discoveries. However, if avoidance cannot be achieved, then implementation of Mitigation Measures CUL-1 through CUL-7 would reduce these impacts to less than significant levels.

IMPACTS TO HUMAN REMAINS
The project site does not lie near any known cemeteries. It is possible that construction activities could unearth previously unknown vestiges, particularly given the cultural sensitivity of the area. This could result in a potentially significant impact. However, implementation of Mitigation Measures CUL-1 through CUL-7 would ensure that human remains are treated with dignity and as specified by law, which would reduce the impact to a less than significant level.

MITIGATION MEASURES
Mitigation Measures CUL-1 through CUL-7 would be implemented to reduce impacts to unknown archaeological resources, Tribal Cultural Resources, and human remains to a less than significant level.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
CUL-1: For discoveries of Native American human remains, the procedures and processes required under California Public Resources Code, Section 5097.98, and California Health and Safety Code, Section 7050.5, shall be followed. If human remains are encountered, all ground - disturbing activities shall halt within 100 feet (buffer area) of the discovery, and orange construction fencing shall be installed to denote the buffer area. Work on the remainder of the project site could continue, but all work within the buffer area shall cease until the processes and procedures required under the aforementioned code sections are completed and the Tribal Representatives have authorized the removal of the fencing around the buffer area.

CUL-2: If, during ground -disturbing activities on the project site, Tribal Cultural Resources, as defined in California Public Resources Code, Section 21074, or unique cultural resources, as defined in California Public Resources Code, Section 21083.2, are discovered that were not assessed by the site -specific archaeological reports, all ground -disturbing activities shall halt within 50 feet (find area) of the discovery until the Tribal Representatives and project archaeologist (defined in Mitigation Measure CUL-4) can assess the discovery and recommend recovery, treatment, and reburial procedures. Work on the remainder of the project site could continue, but all work within the find area shall cease until the Tribal Representatives and project archaeologist have completed their assessments and the Tribal Representatives have made a reburial recommendation.

CUL-3 At least 30 days prior to issuance of the first grading permit for the project, the developer/permit applicant shall enter into agreement(s) with the consulting Tribes for Native American monitors.

In conjunction with the archaeological monitors, the Tribal Representatives/Native American monitors shall attend the pre -grading meeting with the contractors to provide cultural sensitivity training for all construction personnel. In addition, an adequate number of Tribal Representatives/Native American monitors shall be on site during all initial ground -disturbing activities, including clearing, grubbing, tree removal, grading, and trenching, and excavation of each portion of the project site. In conjunction with the archaeological monitors, the Tribal Representatives/Native American monitors have the authority to temporarily divert, redirect, and/or halt the ground -disturbing activities to allow appropriate identification, evaluation, and potential recovery of cultural resources. The developer/permit applicant shall submit a fully executed copy of the agreement(s) to the City of Vista to ensure compliance with this condition of approval. Upon verification, the project archaeologist shall clear this condition. This agreement(s) shall not modify any condition of approval or mitigation measure.

CUL-4: At least 30 days prior to issuance of the first grading permit for the project, the project applicant shall retain a project archaeologist who meets the minimum qualifications of the U.S. Secretary of the Interior's Standards and Guidelines (NPS 1983). The project archaeologist shall be present for all ground -disturbing and grading activities on the project site and shall be responsible for notifying and coordinating monitoring by the consulting Tribe(s).

CUL-5 The project archaeologist and Tribal Representatives shall attend the pre -grading meeting with the project's construction manager and any contractors and shall conduct a cultural sensitivity training to provide an overview of the cultural sensitivity of the project site and surrounding areas, the requirements for the project archaeologist and Tribal Representatives, the protocols that apply in the event of inadvertent finds, and any other appropriate disclosures and discussions.

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City of Vista Chapter 3 - Initial Study Environmental Checklist Any cultural and heritage material/artifacts identified and collected during construction grading activities shall not leave the project site and shall remain on site in a secure location until final disposition. Materials collected previously during survey and testing shall be returned to the site for reburial.

CUL-6 Upon completion of all ground -disturbing and grading activities on the project site, the Tribal Representatives shall rebury any resources recovered from the project site in an open space area that shall remain free from any active recreational uses or any further excavation or ground disturbance. Any reburial site shall be culturally appropriate and explicitly approved in writing by the consulting Tribes. The reburial location shall be covered first by a layer of geomat and then backfilled with clean fill dirt. Once reburial activities are completed, the site shall be protected via a restrictive covenant or similar deed restriction that prohibits future excavation or disturbance of the reburial location.

CUL-7 Prior to Grading Permit Final Inspection, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the City of Vista Community Development Department's requirements for such reports for all ground -disturbing activities associated with this grading permit. The report shall follow the City of Vista's cultural resources standard procedures. The report shall include results of any feature relocation or residue analysis required and evidence of the required cultural sensitivity training for construction staff held during the required pre - grade meeting and evidence that any cultural and heritage material/artifacts have been treated in accordance to procedures stipulated in the Phase IV Cultural Resources Monitoring Report.

The Phase IV Cultural Resources Monitoring Report shall be filed with the City of Vista under a confidential cover and shall not be subject to public records requests.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT.

CONSTRUCTION -RELATED ENERGY IMPACTS
The project, like all development, would be responsible for an incremental increase in the consumption of energy resources during construction due to on -site use of construction equipment and vehicle and truck trips. Construction activities that include the use of natural gas, petroleum, or electricity would be temporary and negligible and would not have an adverse effect. Construction equipment would be required to comply with CARB emissions requirements for construction equipment, which include measures to reduce fuel - Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist consumption, such as imposing limits on idling and requiring older engines and equipment to be retired, replaced, or repowered. The project would also be designed according to the most recent 2019 Title 24 or future, more stringent versions of Title 24 that are applicable as the project is built out. Therefore, impacts during construction would be less than significant.

OPERATION -RELATED ENERGY IMPACTS
The project would construct 28 single-family residences. Implementation of the project would increase the demand for electricity and natural gas at the project site relative to the existing single residence on the site.

Operational emissions from energy sources would include the on -site combustion of natural gas for heating and hot water and indirect energy use from the generation of electricity at the power plant supplying the project. Energy source emissions were modeled using CaIEEMod, as discussed in Section III, Air Quality, assuming compliance with 2019 Title 24 standards.

Although electricity consumption would increase due to the construction of the 28 single-family residences compared to one existing single-family residence, the project is anticipated to be highly energy efficient due to Title 24 requirements, including additional energy efficiencies that may be realized through implementation of the design measures within the homes, includingthe inclusion of solar energy and Energy Star appliances. Therefore, the project's electricity consumption would not be considered wasteful, unnecessary or inefficient. As a result, project impacts would be less than significant.

E. LESS THAN SIGNIFICANT IMPACT. Electricity and natural gas are supplied to the project site by San Diego Gas & Electric (SDG&E). The sources of power for SDG&E include 33 percent renewable energy sources (solar, wind, and hydroelectric). Although the project would result in a net increase in total square footage and in total electricity and natural gas consumption compared to the existing single residence, implementation of the project would provide energy efficient residential development that meets the 2019 Title 24 Standards, which include energy efficiency measures, sustainable design measures, incorporation of best practices for water conservation, and implementation of green construction methods. Furthermore, the project would not require new or expanded energy generation or infrastructure facilities. As a result, the project would not have an adverse effect on state or local plans for renewable energy or energy efficiency, and impacts would be less than significant.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
Geology and Soils
Potentially
Less than
Significant
with
Significant
No Impact
Would the project:

Impact
Mitigation
Impact
Incorporated
a. Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map issued
by the State Geologist for the area or based
❑
❑
❑
on other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
ii) Strong seismic ground shaking?
❑
❑
®
❑
iii) Seismic -related ground failure, including
❑
El
®
❑
liquefaction?
iv) Landslides?
❑
❑
®
❑
b. Result in substantial soil erosion or the loss
❑
❑
®
Elof
topsoil?
c. Be located on a geologic unit or soil that is
unstable, or that would become unstable
as a result of the project, and potentially
❑
El
®
❑
result in on- or off -site landslide, lateral
spreading, subsidence, liquefaction or
collapse?
d. Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
❑
El
®
❑
(1994), creating substantial direct or
indirect risks to life or property?
e. Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems
❑
❑
❑
11 where sewers are not available for the
disposal of wastewater?
f. Directly or indirectly destroy a unique
paleontological resource or site or unique
❑
❑
❑
geologic feature?
he discussion below is based on the Geotechnical
Investigation (Attachment C).

DISCUSSION
Al. No IMPACT. The purpose of the Alquist-Priolo Earthquake Fault Zoning Act is to mitigate the hazard of surface faulting by preventing the construction of buildings used for human occupancy over an area with known faults.

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City of Vista Chapter 3 - Initial Study Environmental Checklist Unlike damage from ground shaking, which can occur at great distances from the fault, impacts from fault rupture are limited to the immediate area of the fault zone where the fault breaks along the grounds surface.

As discussed in the Geotechnical Investigation (Attachment C), the project site does not contain and is not adjacent to an Alquist-Priolo Special Study Zone Area. Therefore, impacts from fault rupture would not be expected to occur on the project site, and no impacts would arise from implementation of the project.

A2-4. LESS THAN SIGNIFICANT IMPACT. The project site, like most of Southern California, is subject to strong ground shaking from seismic events. Consequently, when the project is occupied, it could expose people and/or structures to potential impacts associated with seismic ground shaking. The ground motion characteristics of any future earthquakes in the region would depend on the characteristics of the generating fault, the distance to the epicenter, the magnitude of the earthquake, and the site -specific geologic conditions. Major faults in the region could be a source of a strong seismic -related movement at the project site. According to the Geotechnical Investigation (Attachment C), the closest known active fault is the Newport Inglewood (offshore) fault located approximately 13.6 miles from the project site.

The 28 single-family residences proposed to be built on site would be constructed in compliance with the seismic safety standards set forth in the CBC, as amended.' Compliance with the CBC would include the incorporation of (1) seismic safety features to minimize the potential for significant effects as a result of earthquakes, (2) proper building footings and foundations, and (3) construction of the building structure so that it would withstand the effects of strong ground shaking. In addition, the city's Building Department would review the building plans through building plan checks, issuance of a building permit, and inspection of the residences during construction, which would ensure that all required CBC seismic safety measures are incorporated into all of the residences. Compliance with the CBC and the Building Department's review process, permit application, inspection, and recommendation in the Geotechnical Investigation (Attachment C) would result in a less than significant impact.

The proposed project would not expose people and structures to potential seismic -related ground failure, including liquefaction. Liquefaction is a phenomenon in which a saturated cohesionless soil causes a temporary transformation of the soil to a fluid mass, resulting in a loss of support. According to the Geotechnical Investigation (Attachment C), seeps, springs, or other indications of a high regional groundwater level were not noted on the site during the time of field investigation. The depth to groundwater is estimated to be greater than 50 ft. As a result, based on the review and analysis of site conditions, the potential for earthquake -induced liquefaction at the project site is considered to be very low. However, if the pads are not over -excavated, the potential for perched groundwater would increase, and homeowners would need to be notified of the potential increases of perched groundwater. Compliance with the CBC would include the incorporation of seismic safety features to minimize any potential for significant effects as a result of seismic -related ground failure. In addition, compliance with all the geotechnical recommendations in the Geotechnical Investigation (Attachment C) would result in less than significant impacts.

The project site is not located within a landslide hazard zone. According to the Geotechnical Investigation (Attachment C), evidence of landslides and slope instabilities was not observed on site and slopes greater than five ft are not planned on the site. Therefore, impacts related to landslides would be less than significant. 1 The CBC incorporates relevant sections of the Uniform Building Code of the International Conference of Building Officials.

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City of Vista Chapter 3 - Initial Study Environmental Checklist B-D. LESS THAN SIGNIFICANT IMPACT. According to the Geotechnical Investigation (Attachment C), the project site consists of colluvium/topsoil and Cretaceous -age granitic rock. The colluvium/topsoil encountered generally consists of various shades of brown, silty sands. These materials were dry to moist, loose, and porous.

Granitic bedrock encountered on the site typically consists of a near -surface zone of decomposed granitic bedrock, which grades into unweathered bedrock. The decomposed bedrock consists of light brown very coarse sands and small pebbles. The materials generally were dry to moist and medium dense to very dense and were found at depths ranging from around 1.5 to nine ft. However, the upper portion (about one ft) was generally weathered, loose, and porous below the colluvium.

As stated in the Geotechnical Investigation (Attachment C), all colluvium/topsoil and any highly weathered granitic rock in areas proposed for settlement -sensitive improvements (e.g., residential foundations, concrete slab -on -grade floors, site walls, underground utilities, roadways, exterior hardscape) are considered potentially compressible and are unsuitable for support of these improvements. Therefore, remedial grading is required to remove and re -compact these materials. Based on available data, removal depths are anticipated to range between approximately two and five ft; however, deeper removals should be anticipated.

In addition, the Geotechnical Investigation (Attachment C) noted that while heavy grading equipment would appear to be able achieve the desired grades over the majority of the site, there is a potential to encounter localized, dense bedrock zones, or corestones, which would make excavation more difficult. As a result, the potential for using rock breakers and/or blasting is anticipated locally. However, as a Condition of Project Approval, any potential blasting undertaken at the project site must meet the requirements set out in the city's Municipal Code, Chapter 16.40.100, Explosives and Fireworks. This section of the code updates and revises the California Uniform Fire Code sections that are applicable to city requirements, such as permit requirements and conditions, insurance requirements, blasting hours, and additional operational requirements (e.g., noticing of residents).

As stated in the Geotechnical Investigation (Attachment C), construction of the project would not increase the potential for on -site or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse. These hazards are considered negligible and/or avoided as a result of site location, soil characteristics, currently proposed site development areas, and typical site development procedures (e.g., remedial grading). In addition, colluvium/topsoil typically has a very low expansion potential. Therefore, given the remedial grading requirements and other geotechnical recommendations that are required to be followed in the Geotechnical Investigation (Attachment C) and the required implementation of standard erosion control measures and stormwater construction Best Management Practices (BMPs), less than significant impacts would occur regarding soil erosion or loss of topsoil, unstable soils and geology, and expansive soils.

E. No IMPACT. The proposed project would tie into existing sewers, avoiding the need to use septic tanks or alternative wastewater disposal systems. Therefore, no impact would occur.

F. No IMPACT. The probability of discovering paleontological resources depends on the geologic formation being excavated and the depth and volume of the excavation. Sedimentary rocks, such as those found in coastal areas, usually contain fossils. Granite rocks, such as those found in inland areas, usually will not contain fossils. According to the Geotechnical Investigation (Attachment C), on -site fieldwork revealed that the underlying geology of the project site is composed of bedrock consisting of Cretaceous -age granite rocks commonly referred to as granitics. According to the Vista General Plan 2030 PER (City of Vista 2011), granitic rock such as those found beneath the site have a low to zero sensitivity for paleontological resources.

Further, the County of San Diego's online Zoning and Property Information Tool (2021) indicates that the subject property has no paleontological sensitivity and does not require paleontological monitoring.

Therefore, no impacts to paleontological resources are anticipated to occur with project implementation.

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City of Vista Chapter 3 - Initial Study Environmental Checklist PotentiallyVill. Greenhouse Gas Emissions
SignificantSignificant
Significant
No Impact
project:Would the •.Impact
with
Mitigation
a. Generate greenhouse gas emissions, either
directly or indirectly, that may have a ❑
❑
®
❑
significant impact on the environment?
b. Conflict with an applicable plan, policy or
regulation adopted for the purpose of
❑
❑
®
❑
reducing the emissions of greenhouse
gases?
The discussion below is based on the findings contained within the Air Quality and GHG Report (Attachment E) prepared for the proposed project and information taken from the Greenhouse Gas Analysis for the Vista Grande Tentative Subdivision Map Project prepared for the previously approved project (SRA 2015). This report is on file and available for review in the city's Planning Division office.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. Global climate change refers to changes in average climatic conditions on Earth, including temperature, wind patterns, precipitation, and storms. Global temperatures are moderated by atmospheric gases. These gases are commonly referred to as GHGs because they function like a greenhouse by letting sunlight in but preventing heat from escaping, thus warming Earth's atmosphere. The GHGs defined under California's Assembly Bill 32 include carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6).

Given the relatively small levels of emissions generated by a typical development in relationship to the total amount of GHG emissions generated on a national or global basis, individual development projects are not expected to result in significant, direct impacts with respectto climate change. However, given the magnitude of the impact of GHG emissions on the global climate, GHG emissions from new development could result in significant, cumulative impacts with respect to climate change. Thus, the potential for a significant GHG emissions impact is limited to cumulative impacts.

The city has not established a GHG significance threshold to date. Several lead agencies in California have adopted a screening threshold as recommended by the California Air Pollution Control Officers Association (CAPCOA) Report, CEQA and Climate Change - Evaluating and Addressing Greenhouse Gas Emissions from Projects Subject to the California Environmental Quality Act, which proposes a screening -level threshold of 900 metric tons of CO2e (MTCO2) to evaluate whether a project must conduct further analysis. Therefore, the 900 MTCO2threshold adopted by CAPCOA is used in this analysis.

CONSTRUCTION GREENHOUSE GAS EMISSIONS
Construction GHG emissions are generated by vehicle engine exhaust from construction equipment, on -road truck trips, and worker commuting trips. Construction GHG emissions were estimated using CalEEMod (2016).

CaIEEMod contains emissions factors from the OFFROAD2007 model for heavy construction equipment and from the EMFAC2014 model for on -road vehicles. Project -specific input was based on detailed information provided bythe applicant and default model settings to estimate reasonably conservative conditions. Additional details of phasing, selection of construction equipment, and other input parameters, including CaIEEMod data, are included in the updated Air Quality and GHG Report (Attachment E).

Table GHG-1 presents the construction -related emissions associated with construction of the proposed project.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE GHG-1. CONSTRUCTION GHG EMISSIONS
Construction Phase MTCO2e
On Site
Demolition and Clearing

6.19 Grading

96.67 Wet Utilities

30.17 Retaining Walls

2.81 Fencing

2.81 Dry Utilities

5.91 Concrete Flatwork and Paving

31.37 Parkway Landscaping

3.76 Off Site
Demolition and Clearing

4.17 Grading

5.83 Wet Utilities

26.81 Dry Utilities

9.85 Concrete Flatwork and Paving

36.74 Parkway Landscaping

3.76 Total Construction Emissions
266.85
Amortized Construction Emissions

8.90 Source: Attachment E.

GHG emissions generated from construction activities are finite and for a relatively short-term period. Unlike the numerous opportunities available to reduce a project's long-term GHG emissions through design features, operational restrictions, and use of green building materials, GHG emissions reduction measures for construction equipment are relatively limited. As such, construction emissions are amortized over a 30-year project lifetime. As shown in Table GHG-1, the 30-year amortized construction emissions would be 8.90 MTCO2e per year.

OPERATIONAL GREENHOUSE GAS EMISSIONS
Operational sources of GHG emissions include energy use (electricity and natural gas), area sources (landscaping equipment), vehicle use, solid waste generation, and water conveyance and treatment. As illustrated in Table GHG-2, the total combined net operational and amortized construction emissions is approximately 446 MTCO2e, which is below the screening threshold of 900 MTCO2e per year. As such, emissions are considered less than significant, and additional analysis is not required.

TABLE GHG-2. ESTIMATED ANNUAL GHG EMISSIONS
EmissionsMTCO2e
Area

36.42 Energy

73.16 Mobile
303.08
Solid Waste

12.37 Water

11.57 Operational Subtotal
436.60
Construction Emissions

8.90 Total Proposed Project Emissions
445.50
CAPCOA Screening Level
900
Significant Impact?
No
Source: Attachment E.

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City of Vista Chapter 3 - Initial Study Environmental Checklist B. LESS THAN SIGNIFICANT IMPACT. There are numerous state plans, policies, and regulations adopted for the purpose of reducing GHG emissions. The principal overall state plan and policy is AB 32, the California Global Warming Solutions Act of 2006. The quantitative goal of AB 32 was to reduce GHG emissions to 1990 levels by 2020. Senate Bill 32 requires further reductions of 40 percent below 1990 levels by 2030. Statewide plans and regulations, such as GHG emissions standards for vehicles (AB 1493), the low carbon fuel standard, and regulations requiring an increasing fraction of electricity to be generated from renewable sources, are being implemented at the statewide level; as such, compliance at the project level is not addressed. Since 2012, the City of Vista has been implementing a Climate Action Plan (CAP) to address the threat of climate change to the local community (City of Vista 2012). The project's consistency with applicable policies is analyzed in Table GHG-3.

TABLE GHG-3. VISTA 2013 CAP IMPLEMENTATION STRATEGIES
ProjectMeasure
E-1: Energy Efficient Buildings Standards
Consistent. All new construction will comply with the
city's Municipal Code requirements and achieve the latest Title 24 energy efficiency standards.

E-4: Small -Scale Renewable Energy Installations
Consistent. The project would be constructed in
compliance with all Title 24 standards for solar energy.

S-1: Expanded Recycling
Consistent. The project would be consistent with AB 341 requiring the diversion of 75 percent of solid waste from landfills.

S-2: Construction and Demolition Debris Diversion
Consistent. The project will redirect at least 50 percent of the total construction and demolition debris generated
via reuse or recycling.

In addition, the city has recently developed an update to their 2013 CAP. The city's 2019 CAP provides an update to the inventory, projections, and GHG reduction measures included in the city's 2013 CAP and is in compliance with applicable policies in the Vista General Plan 2030. The 2019 CAP is slated to be approved in fall 2021. Due to its anticipated approval, the project has also been analyzed for consistency with the 2019 CAP, as detailed below in Table GHG-4.

TABLE GHG-4. VISTA 2019 CAP IMPLEMENTATION STRATEGIES
ProjectMeasure
T-7: Require Electric -Powered or Alternative Fuel
Consistent. Project construction would include at least Construction Equipment
30 percent of its construction equipment be electric -
powered or alternatively fueled.

W-1: Reduce Solid Waste disposal and Increase
Consistent. The project would be consistent
Recycling
with the citywide reduction goal of diverting 85 percent of solid waste from landfills.

C-2: Increase Tree Planting at New Private Properties
Consistent. The project would include a series of trees, as outlined in the landscape plan (see Figure 4).

As shown in Tables GHG-3 and GHG-4, implementation of the proposed project would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing GHG emissions. Therefore, GHG impacts would be less than significant, and no mitigation measures would be required.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
HazardsIX • Hazardous
Potentially
Materials
Significant
with
Significant
No Impact
ImpactWould
•Impact
the project:

Incorporated
a. Create a significant hazard to the public or the
environment through the routine transport,
❑
®
❑
❑
use, or disposal of hazardous materials?
b. Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
❑
❑
®
❑
involving the release of hazardous
materials into the environment?
c. Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
❑
❑
®
❑
substances, or waste within one -quarter
mile of an existing or proposed school?
d. Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
❑
El
❑
11 65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
e. For a project located within 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 result in a safety hazard or
excessive noise for people residing or
working in the project area?
f. Impair implementation of or physically
interfere with an adopted emergency response
❑
❑
®
❑
plan or emergency evacuation plan?
g. Expose people or structures, either directly
or indirectly, to a significant risk of loss,
❑
❑
®
❑
injury or death involving wildland fires?
The discussion below is summarized and based on the findings contained within the Phase I Environmental Site Assessment Vista Grande Drive, Vista, CA (Phase I Report) prepared by Vinje & Middleton Engineering, Inc. (VME), on October 6, 2015, for the previously approved project. The report is on file and available for review in the city's Planning Division office.

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City of Vista Chapter 3 - Initial Study Environmental Checklist

DISCUSSION
A. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. Typically, residential uses do not generate, store, dispose of, or transport quantities of hazardous substances. Therefore, operation of the project would not expose on -site users or the surrounding community to any health hazards from hazardous materials.

However, the existing 1,065 sf single-family residence located in the western portion of the property is slated to be demolished as part of site development. According to available records, the home was apparently constructed between 1946 and 1953, and the use of asbestos -containing materials and lead paint (which were used at that time) is unknown. The presence and demolition of these materials would have the potential to result in a significant impact. However, with the implementation of Mitigation Measure HAZ-1, potentially significant impacts would be reduced to a less than significant level.

MITIGATION MEASURES
HAZ-1: Prior to obtaining a Demolition Permit for the removal of the on -site single-family residence located in the western portion of the project site, the applicant/owner shall have a survey conducted of the existing residence for asbestos -containing materials and lead paint, followed by the preparation of a written report. The report shall include, at minimum, the following components that are to be conducted during the survey:
• Locate and quantify readily accessible suspect asbestos -containing materials and lead paint throughout the structure, including exterior surfaces.
• Assess the condition of each suspect asbestos -containing materials and lead paint location identified.
• Collect bulk samples of homogeneous suspect asbestos -containing materials and lead paint location using an appropriate sampling protocol.
• Analyze each asbestos -containing materials and lead paint sample collected using standard techniques (e.g., Polarized Light Microscopy with Dispersion Staining) for asbestos - containing materials and lead paint.
• Recommend appropriate response actions for materials analyzed as containing asbestos - containing materials and lead paint.

If asbestos -containing materials and/or lead paint is found on or within the structure, it shall be removed by a licensed/certified abatement contractor and disposed of at a Class I Landfill facility in accordance and compliance with all federal, state, and local laws, regulations and guidelines. A copy of the above -noted report, as well as written documentation of the removal and legal disposal of any identified material, shall be sent to the City Engineer and City Planner for their records.

B. LESS THAN SIGNIFICANT IMPACT.

CONSTRUCTION
Construction equipment that would be used to build the proposed project has the potential to release relatively small amounts of oils, greases, solvents, and other finishing materials through accidental spills.

Spill or upset of these materials could have the potential to significantly impact surrounding land uses; however, federal, state, and local controls have been enacted to reduce the effects of such potential hazardous materials spills. The VFD enforces city, state, and federal hazardous materials regulations for the city. City regulations include spill mitigation, and containment and securing of hazardous materials containers to prevent spills. In addition, the State Fire Marshal enforces oil and gas pipeline safety regulations, and the federal government enforces hazardous materials transport pursuant to its interstate Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist commerce regulation authority. Compliance with all of these requirements is mandatory as standard permitting conditions, and would minimize the potential for the accidental release or upset of hazardous materials, thus ensuring public safety. Therefore, compliance with the above referenced requirements would result in a less than significant impact with respect to the creation of significant hazards to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment during project construction.

OPERATION
Typically, residential uses do not generate, store, dispose of, or transport quantities of hazardous substances. However, according to the Phase I Report (Attachment G), the majority of the subject property appears to have been utilized for agricultural purposes (i.e., orchards) from the late 1940s or early 1950s until the late 1980s. The Phase I Report states that, during historical agricultural activities throughout the State of California, various pesticides and, more specifically, organochlorine phosphates were commonly applied during the normal course of agricultural operations. Such compounds have since been banned from production and use in the United States. Section 105215 of the California Health and Safety Code discusses the regulatory reporting of incidents that pertain to pesticide spills and accidental releases of pesticide products. Based on the regulatory and historical research completed during the preparation of the Phase I Report, no information has been revealed that would lead to the conclusion that an accidental spill or release of pesticide products has occurred at the subject property. In addition, neither stressed vegetation, nor evidence of the storage of pesticides was observed on the property during the site reconnaissance or based on regulatory and historical research reviews. As such, the historical agricultural use of the subject property is not considered to be a recognized environmental condition in connection with the development of the proposed project.

As discussed in the Phase I Report (Attachment G), soil samples from six locations on the property were gathered and analyzed for organochlorine pesticides (OCPs) by U.S. Environmental Protection Agency (USEPA) test method 8081A. Minor detections of OCPs were reported in three of the samples analyzed. Detected concentrations include dichlorodiphenyldichloroethylene (DDE) reported at 3. 29 micrograms per kilogram (ug/kg) (sample 133-0.5), dichlorodiphenyltrichloroethane (DDT) reported at 1.65 ug/kg (sample 135-0.5), and chlordane reported at 1.06 ug/kg (sample 131-0.5). The detected concentrations of DDE, DDT, and chlordane did not exceed their respective residential soil screening levels. Based on the negligible OCP concentrations detected in the soil, no additional subsurface assessment at the property was recommended.

The Phase I Report (Attachment G) included a review of standard regulatory record sources, including federal, state, and local environmental databases provided by Environmental Data Resources (EDR), for information pertaining to documented and/or suspected releases of regulated hazardous substances and/or petroleum products within specified search distances. The property is not listed on any of the databases reviewed by EDR. There are multiple properties within the project vicinity that appear on several of the regulatory databases; however, they are not considered to be environmental concerns to the project site. This determination is based on several factors, including distance of the properties from the site, orientation of the properties relative to the site, depth and flow of groundwater in the area and reported property conditions. Therefore, proposed project development would not require disposal or remediation of hazardous substances, resulting in less than significant impact during project operation.

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City of Vista Chapter 3 - Initial Study Environmental Checklist c. LESS THAN SIGNIFICANT IMPACT. The closest existing public school to the project site is Alta Vista High School located approximately 0.87 mile to the south at 1575 Bonair Road. No schools are located within 0.25 mile of the project site. As stated above, neither construction nor operation of the proposed project would result in a release of any significant amounts of hazardous substances that could cause an off -site public health hazard at this local public school. As a result, no significant impacts to nearby schools would occur. Once constructed, the project would not support uses that would emit hazardous emissions or handle hazardous or acutely hazardous substances or waste. Therefore, impacts would be less than significant.

D. No IMPACT. The Cortese List database identifies facilities designated by State Water Resources Control Board (SWRCB), the Integrated Waste Board, and the Department of Toxic Substances Control. According to the Phase I Report, the project site is not listed on a search of the Cortese List database www.envirostor.dtsc.ca.gov) . A review of the EnviroStor database (2021) confirmed the Phase I Report's findings. Further, as stated above, multiple properties within the project vicinity appear on several of the regulatory databases; however, they do not pose an environmental concern to the project site. No impact would occur.

E. No IMPACT. The nearest airport is the Oceanside Municipal Airport located approximately 7.66 miles west of the project site. The property is not located within the Airport Influence Area of the airport (Airport Land Use Commission San Diego County 2010). It is also sufficiently distanced from it so that it would not affect the safe operation of the airport, and the project would not be affected by noise created through airport operations. Consequently, construction of the project would not result in a significant impact. There are no private airstrips within the vicinity of the project site. Therefore, the development of the project would not result in a safety hazard for people residing or working on the project site. No impact would occur.

F. LESS THAN SIGNIFICANT IMPACT. The City of Vista is a participant in the Multi -Jurisdictional Hazard Mitigation Plan (MJHMP) for San Diego County, which identifies risks by natural and human -made disasters and ways to minimize the damage from those disasters. The proposed project would provide residential uses that would be permitted and approved in compliance with existing safety regulations, such as the CBC and Uniform Fire Code to ensure that it would not conflict with implementation of the MJHMP. Furthermore, prior to receipt of building permits, the project plans would be subject to plan check to ensure the project has been designed to incorporate all required VFD standards to ensure that its implementation would not result in evacuation interference and include proper emergency access. Therefore, impacts related to interference with an adopted emergency response plan or emergency evacuation plan would be less than significant.

G. LESS THAN SIGNIFICANT IMPACT. According to the California Fire Hazard Severity Zone Viewer (CAL FIRE 2021), the majority of the project site is located within a State Responsibility Area Moderate Fire Hazard Severity Zone with a small portion along the eastern project site boundary located in a Very High Fire Hazard Severity Zone (VHFHSZ). The project site is surrounded by existing development to the south, east, and west. However, undeveloped lands border the northern part of the project site, specifically proposed Lots 6 through 10. The project has been designed to meet all applicable development and fire codes, including landscaping and vegetation requirements. Once applications for building permits are submitted, the VFD would review all construction plans for adequate fire suppression, fire access, and emergency evacuation. In addition, the project would comply with all VFD fire mitigation requirements associated with the fire zones applicable to the subject property. Future homes would be required to comply with the 2019 California Fire Code and CBC, which includes minimum standards for ignition -resistant construction, methods, and design in these fire hazard zones. Compliance with the CBC would ensure the minimum standards for construction materials, methods, and design are incorporated into the proposed project. Thus, impacts would be less than significant.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
X. Hydrology and Water Quality
Potentially
Less than
Significant

1. with Significant
•.

Would•ject:

Impact
MitigationImpact
Incorporated
a. Violate any water quality standards or
waste discharge requirements or otherwise
❑
❑ ®
❑
substantially degrade surface or ground
water quality?
b. Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such the project may
❑
❑
®
❑
impede sustainable groundwater
management of the basin?
c. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
El
El
®
El
or river or through the addition of
impervious surfaces, in a manner which
would:
(i) result in substantial erosion or
El
El
®
El
on- or off -site;
(ii) substantially increase the rate or
amount of surface runoff in a manner
El
El
®
El
result in flooding on- or off -
site;would
site;
(iii) create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater drainage
❑
❑
®
❑
systems or provide substantial additional
sources of polluted runoff; or
(iv) impede or redirect flood flows?
❑
❑
®
❑
d. In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
❑
❑
❑
inundation?
e. Conflict with or obstruct implementation of
a water quality control plan or sustainable
❑
❑
®
❑
groundwater management plan?
The discussion below is based on the Hydrology Study prepared by Pasco, Laret, Suiter and Associates (Attachment H) and the Stormwater Quality Management Plan (SWQMP) prepared by Pasco, Laret, Suiter and Associates (Attachment H). These reports are on file and available for review in the city's Planning Division office.

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DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. The project proposes development of a 28 single-family lots. Hydrologically, the site is situated in the Mission Hydrologic Subarea (903.11) within the San Luis Rey Hydrologic Unit (903.00).

In the existing condition, the site has one single-family residence and an asphalt paved driveway alongthe western boundary. The remainder of the project site is undeveloped land with moderately steep slopes facing north, east, south, and west. Elevations across the site range from a high of approximately 725 ft in the north -central portion of the property to a low of approximately 630 ft at the southwestern corner of the property.

In the existing condition, stormwater runoff flows over land to the north, east, south, and west. There are four main discharge points located along the northern, eastern, southeastern, and southwestern boundaries.

Stormwater that discharges the project site along the eastern and northern borders flows northerly to the San Luis Rey River (Lower), which flows westerly. Stormwater that discharges from the project site along the southern and southwestern borders flows westerly to Guajome Lake, which flows to the San Luis Rey River (Lower), which flows westerly and ultimately discharges to the Pacific Ocean.

The pollutants of concern that could be generated by the development of the proposed project consist of pesticides, sediment, nutrients, heavy metals, organic compounds, trash and debris, oxygen -demanding substances, oil and grease, and bacteria and viruses.

To address potential water quality impacts due to project development, BMPs would be implemented during construction and operation, which would reduce pollutants, as further described below.

CONSTRUCTION IMPACTS
Construction of the proposed project would require grading and excavation of soils, which would loosen sediment and then have the potential to mix with surface water runoff and degrade water quality.

Additionally, construction would require the use of heavy equipment and construction -related chemicals, such as concrete, cement, asphalt, fuels, oils, antifreeze, transmission fluid, grease, solvents, and paints.

These potentially harmful materials could be accidentally spilled or improperly disposed of during construction and, if mixed with surface water runoff, could wash into and pollute receiving waters.

These types of water quality impacts during construction of the project would be prevented through implementation of a Grading and Erosion Control Plan that is required by the city's Grading Ordinance (Vista Development Code, Chapter 17.56) and the current State General Permit to Discharge Stormwater Associated with Construction Activities, which requires preparation of a Stormwater Pollution Prevention Plan (SWPPP) by a Qualified SWPPP Developer. The Grading and Erosion Control Plan and SWPPP are required for plan check and approval by the Land Development Engineer, as well as the Planning Division, prior to provision of permits for the project. The Grading and Erosion Control Plan would include construction BMPs such as the following:
• Silt fence, fiber roll, or gravel bag
• Street sweeping and vacuuming
• Storm drain inlet protection
• Stabilized construction entrance/exit
• Vehicle and equipment maintenance, cleaning, and fueling • Hydroseeding
• Material delivery and storage
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City of Vista
Chapter 3 - Initial Study Environmental Checklist
• Stockpile management
• Silt prevention and control
• Solid waste management
• Concrete waste management
In addition, in accordance with the requirements of the most recent National Pollutant Discharge Elimination System (NPDES) General Construction Activities Permit, a Notice of Intent filed with the SWRCB and preparation of a SWPPP would also be required before project construction commences. Adherence to the existing requirements and implementation of the appropriate BMPs per the permitting process would ensure that potential water quality degradation associated with construction activities would be minimized, and impacts would be less than significant.

OPERATIONAL IMPACTS
The proposed project would develop residential uses on the project site, which would introduce the potential for pollutants such as chemicals from household cleaners, pathogens from pet wastes, nutrients from fertilizer, pesticides and sediment from landscaping, trash and debris, and oil and grease from vehicles.

These pollutants could potentially discharge into surface waters and result in degradation of water quality.

Guajome Lake, San Luis Rey River (Lower), and the Pacific Ocean, to which the project site ultimately drains, are listed as impaired on the USEPA's 303(d) for eutrophic, bifenthrin, chloride, indicator bacteria, nitrogen, phosphorus, total dissolved solids, and toxicity. Therefore, operation of the proposed project could create new impairments or exacerbate existing impairments within the waterbodies, which could result in a water quality impact.

In accordance with the city's BMP Design Manual (2016), as detailed in the city's Stormwater Standards Manual (Municipal Code, Chapter 13.18, Stormwater Management and Discharge Control Program) and the requirements of the Municipal Separate Storm Sewer System (MS4) (San Diego RWQCB Order R9-2013- 0001 as amended by R9-2015-001 and R9 2015-0100), all new and significant redevelopment projects that are categorized as "priority" development projects (PDP) are required to incorporate post -construction (or permanent) Low Impact Development (LID) Site Design, source control, treatment control (structural) BMPs, and hydromodification measures into the project's design. The proposed project meets three of the "priority project" categories: (1) redevelopment projects that create and/or replace 5,000 sf or more of impervious surface (collectively over the entire project site on an existing site of 10,000 sf or more of impervious surfaces), (2) new and redevelopment projects that create and/or replace 5,000 sf or more of impervious surface (collectively over the entire project site), and (3) new or redevelopment projects that result in the disturbance of one or more acres of land and are expected to generate pollutants post - construction. This means any activity that moves soils or substantially alters the pre-existing vegetated or human -made cover of any land.

LID Site Design BMPs are intended to minimize impervious surfaces and promote infiltration and evaporation of runoff before it can leave the location of origination by mimicking the natural hydrologic function of the site. Integrated management practices would be used in conjunction with LID BMPs as they provide small- scale treatment, retention, and/or detention that are integrated into site layout, landscaping and drainage design. Source Control BMPs are intended to minimize, to the maximum extent practicable, the introduction of pollutants and conditions of concern that may result in significant impacts generated from site runoff to off -site drain systems. Treatment Control BMPs are intended to treat stormwater runoff before it discharges off site. According to the city's Stormwater Standards Manual (2015), specific localized Treatment Control BMPs are more effective at reducing or minimizing pollutants of concern than other types of BMPs. Each type of BMP that would be implemented is shown in Table HWQ-1.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE HWQ-1. PROPOSED PROJECT BMPS
.- of BMP
Description of BMP and Project
Maintain Natural Drainage Pathways and Hydrologic Features: The project would maintain existing drainage discharge points.

Conserve Natural Areas, Soils and Vegetation: The project would provide landscaping where feasible throughout the site and along the perimeter slopes.

Minimize Impervious Areas: The project proposes decomposed granite sidewalks/trails within the subject project. The project would also provide a five-foot sidewalk along the northern side of the LID
private Vista Grande Drive and within the internal tract on the eastern side of Private Street "A" Site Design
and southern and western sides of Private Street "B."
Minimize Soil Compaction: Soil compaction would be minimized in proposed landscape areas.

Impervious Area Dispersion: Roof runoff would be designed to discharge to pervious areas.

Runoff Collection: On -site runoff would be effectively collected, conveyed and discharged via proposed storm drain.

Landscaping with Native or Drought Tolerant Species: The project site would be landscaped with native and non-native evergreen and deciduous trees, shrubs, and ground cover and drought tolerant plant species.

Landscape/Outdoor Pesticide Use: Landscape/outdoor pesticides would be applied per local requirements.

Prevent Illicit Discharges into the MS4: The project would provide effective irrigation and dispersion of non-stormwater discharges into landscape.

Storm Drain Stenciling or Signage: The project would provide prohibitive dumping placards and/or signage and maintain legibility of placards and/or signage. Posted signage would be provided at Source
public access points to deter prohibitive dumping.

Control
Additional BMPs Based on Potential Sources of Runoff Pollutants: Additional BMPs would be incorporated based on potential sources of runoff pollutants such as chemicals from household cleaners, pathogens from pet wastes, nutrients from fertilizer, pesticides and sediment from landscaping, trash and debris, and oil and grease from vehicles.

Landscape/Outdoor Pesticide Use: Landscaping would be designed to minimize irrigation and runoff, to promote surface infiltration where appropriate, and to minimize the use of fertilizers and pesticides that can contribute to stormwater pollution.

Treatment
Modular Wetland Systems: Linear biofiltration systems would be used to provide pollution control.

Control
Underground storage vaults: Proposed underground storage vaults would receive flows treated in the biofiltration system and release them slowly to the points of compliance.

Source: Attachment H.

With implementation of the operational BMPs that would be required by the city pursuant to the city's Stormwater Standards and checked during the permitting and approval process of the proposed project, potential pollutants would be reduced to the maximum extent feasible. Development of the proposed project would not violate any water quality standards or waste discharge requirements, including but not limited to increasing pollutant discharges to receiving waters. Impacts would be less than significant.

B. LESS THAN SIGNIFICANT IMPACT. Groundwater was not encountered during subsurface investigations undertaken for the Geotechnical Investigation (Attachment C) and is expected to be more than 50 ft below the ground surface. Under post -development conditions, the impervious surface from the proposed project would consist of 4.25 acres of the site (or 185,130 sf), which would be due to the improvement of Vista Grande Drive, residential foundations, a sidewalk, and driveways. As a result, the project site would consist of approximately 25 percent of impervious surfaces. Consequently, significant impacts to groundwater resources are not anticipated with development of the project.

C. LESS THAN SIGNIFICANT IMPACT. The project's potential to substantially alter the existing drainage pattern of the site or area on or off site during construction and operation is discussed below. The site does not include and is not adjacent to a stream or river. Thus, impacts related to alteration of the course of a stream or river would not occur.

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City of Vista Chapter 3 - Initial Study Environmental Checklist

CONSTRUCTION
Construction of the proposed project would require grading and excavation of 70,000 cy of soil, which would loosen sediment and could result in erosion or siltation. However, construction of the proposed project requires a Grading and Erosion Control Plan, and a SWPPP is required in accordance with the city's Grading Ordinance (Vista Development Code, Chapter 17.56) and the current NPDES General Construction Activities Permit. Typical BMPs for erosion or siltation are discussed in Section IX(a). Adherence to the existing requirements and implementation of the required BMPs per the permitting process would ensure that erosion and siltation associated with construction activities would be minimized, and impacts would be less than significant.

OPERATION
Under the existing condition, there are four main discharge points located along the northern, eastern, southeastern, and southwestern boundaries ofthe projectsite. In the post -construction condition, the projectsite would consist of six drainage basins. Stormwater runoff would be conveyed over land and in proposed storm drains to four Modular Wetlands Systems and four proposed underground storage facilities (see Figure 5).

Drainage Basin 1 consists of the northwestern portion of the site. Runoff would flow westerly to a proposed Modular Wetlands System (BMP-1) and subsequently a proposed underground storage facility (BMP-A) located near the western boundary. BMP-A would discharge via proposed storm drain and curb outlet to the surface of Vista Grande Drive at the southwestern corner of the site.

Drainage Basin 2 consists of the central western portion of the site. Runoff would flow westerly to a proposed Modular Wetlands System (BMP-2) and subsequently a proposed underground storage facility (BMP-B) located near the western boundary. BMP-B would discharge via proposed storm drain and curb outlet to the surface of Vista Grande Drive at the southwestern corner of the site.

Drainage Basin 3 consists of a small area at the southwestern corner of the site. Runoff would flow southerly and westerly to a proposed Modular Wetlands System (BMP-3), which would discharge via proposed storm drain and curb outlet to the surface of Vista Grande Drive at the southwestern corner of the site.

Drainage Basin 4 consists of the eastern portion of the site. Runoff would flow easterly and southerly to a proposed underground storage facility (BMP-D) located near the southeastern corner of the site. BMP-D would discharge to the surface of Vista Grande Drive at the southeastern corner of the site, flow westerly in the street, confluencing with flow from Drainage Basin 6, to a proposed curb inlet and storm drain that discharges to a proposed Modular Wetlands System (BMP-4) and subsequently another proposed underground storage facility (BMP-C) located near the southwestern corner of the site.

Drainage Basin 5 consists of the small area of perimeter landscape slopes along the northern and eastern boundaries. Runoff would flow off site northerly and easterly as in the existing condition.

Drainage Basin 6 consists of the southern portion of the site. Runoff would flow westerly, confluencing with discharge from BMP-D, to a proposed Modular Wetlands System (BMP-4) and subsequently a proposed underground storage facility (BMP-C) located near the southwestern corner of the site. BMP-C would discharge via proposed storm drain and curb outlet to the surface of Vista Grande Drive at the southwestern corner of the site.

In addition, tree wells would be installed in Drainage Basins 1-4 and 6 to provide additional peak flow volume retention.

Table HWQ-2 shows the total calculated 100-year peak flow rate underthe existing (pre -developed) and post - construction condition.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE HWQ-2. SUMMARY OF 100-YEAR PEAK DISCHARGE RATES
Existing Condition
Proposed
Detained Condition
Discharge Point
Acres
Q100 (cfs)
Discharge Point
Acres
Q100 (cfs)
110

2.45 4.76
N/A
0 0
120

3.1 5.36
503

0.91 1.17
135

1.1 2.18
N/A
0 0
145

0.85 1.35
301

16.16 9.92
155

8.97 14.28
N/A
0 0
165

0.53 0.84
N/A
0 0
Source: Attachment H.

As shown in Table HWQ-2, with the incorporation of the Modular Wetlands Systems and underground stormwater storage facilities, the peak flow rates post -construction would be less than the existing condition.

In addition, the project site is not identified within a 100-year floodplain and would not place any habitable structures which would impede or redirect flood flows.

As a result, implementation of the proposed project would not substantially increase the rate or amount of surface runoff in a manner that would result in substantial erosion or flooding on or off site, exceed capacity of existing or planned stormwater drainage facilities, or impede or redirect flows. Impacts would be less than significant.

D. No IMPACT. The project site is not at risk for seiche or tsunami from area lakes or the Pacific Ocean. The closest body of water is Squires Dam, which is downstream from the city and any seiche related to Squires Dam would not impact the project site (City of Vista 2011). In addition, the city is approximately seven miles from the Pacific Ocean with elevations ranging from 200 to 750 ft above mean sea level. As a result, the project site is not at risk for tsunami inundation, and impacts would not occur.

In addition, the project site does not have the potential to produce mudflows due to the relatively flat and moderately sloped topography of the site and surrounding area. Vista Development Code, Section 16.48, requires that developments within or near slopes apply slope stabilization measures, which include (but are not limited to): hydroseeding and use of erosion control blankets, silt fencing, fiber rolls, and gravel bags. As a result, impacts related to mudflows would not occur. In addition, the project site does not have the potential to produce mudflows due to the relatively flat to moderately sloped topography of the site, and it is not in proximity to the ocean or other water bodies to be affected by a tsunami or seiche. No impacts would occur.

E. LESS THAN SIGNIFICANT IMPACT. The project site is situated in the Mission Hydrologic Subarea (903.11) within the San Luis Rey Hydrologic Unit (903.00). The project site ultimately drains into the Lower San Luis Rey River and subsequently discharges directly into the Pacific Ocean. The proposed project is not located in the San Diego River Valley San Luis Rey Valley Groundwater Basin. Therefore, there is no sustainable groundwater management plan prepared for the project site.

The following are the designated beneficial uses for the San Luis Rey River identified in the Basin Plan:

Agricultural Supply (AGR); Industrial Services Supply (IND); Municipal and Domestic Supply (MUN); Water Contact Recreation (REC1); Non -Contact Water Recreation (REC2); Biological Habitats of Special Significance (BIOL); Areas of Special Biological Significance (ASBS); Warm Freshwater Habitat (WARM); Wildlife Habitat (WILD); and Rare, Threatened, or Endangered Species (RARE).

As discussed in Section X(a), construction and operation activities associated with the proposed project could result in an increase in potential discharge of pollutants to receiving waters, including waters designated as impaired for certain contaminates of concern. Hydromodification could increase stormwater runoff and intensify erosion and the transport of sediments and other pollutants.

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CONSTRUCTION
Construction of the proposed project would require grading and excavation of soils, which would loosen sediment and then have the potential to mix with surface water runoff and degrade water quality.

Additionally, construction would require the use of heavy equipment and construction -related chemicals, such as concrete, cement, asphalt, fuels, oils, antifreeze, transmission fluid, grease, solvents, and paints.

Construction could result in significant short-term impacts to water quality impacts from uncontrolled sediment and pollutants in stormwater runoff that could conflict with the policies of the Basin Plan.

In order to comply with the policies in the Basin Plan, all construction projects would be required to comply with the city's Grading Ordinance (Vista Development Code, Chapter 17.56) and the current State General Permit to Discharge Stormwater Associated with Construction Activities, which requires preparation of a SWPPP by a Qualified SWPPP Developer. The SWPPP must identify BMPs that the discharger would actively use to protect stormwater runoff from pollutants and the placement of those BMPs to ensure stormwater would not leave active construction sites. Construction -related BMPs are discussed in Section X(a).

Adherence to the existing requirements and implementation of the appropriate BMPs per the permitting process would ensure that any short-term water quality impacts during construction would be minimized and would not cause a conflict with or obstruct implementation of the San Diego Basin Plan. Therefore, potential impacts would be less than significant.

OPERATION
Implementation of the proposed project that would have the potential to generate pollutants that could degrade the surface water quality of downstream receiving waters. The proposed project would introduce new residential uses to the project site, which would introduce the potential for pollutants such as chemicals from household cleaners, pathogens from pet wastes, nutrients from fertilizer, pesticides and sediment from landscaping, trash and debris, and oil and grease from vehicles. Therefore, the proposed project could result in significant long-term water quality impacts from uncontrolled pollutants in stormwater runoff that could conflict with the policies of the Basin Plan.

As discussed in Section X(a), the proposed project requires the implementation of Site Design, Source Control, and Treatment Control BMPs to prevent pollutants from reaching receiving waters. Site Design BMPs, including LID measures, would reduce runoff or pollutants atthe source. Source Control BMPs would eliminate post -project runoff and control sources of pollutants. Treatment Control BMPs would use treatment mechanisms with performance standards to remove targeted pollutants that have entered stormwater runoff.

With the incorporation of the proposed Site Design, Source Control and Treatment Control BMPs, water quality impacts associated with changes in stormwater runoff would be minimized and would not conflict with or obstruct implementation of the Basin Plan. Therefore, potential impacts would be less than significant.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist

DISCUSSION
A. No IMPACT. Development of the proposed project would not create any new land use barriers, preclude the development of surrounding parcels or otherwise divide or disrupt the physical arrangement of the surrounding community. Overall, the proposed project would result in a residential development that would be consistent with the established community. As a result, no impact would occur.

B. LESS THAN SIGNIFICANT IMPACT. The site is currently designated Rural Residential (RR) in the Vista General Plan 2030 (City of Vista 2012), which allows up to one du/ac. The project proposes to change the General Plan land use designation to Low Density Residential (LD), which would allow up to two du/ac. The property is currently zoned Agricultural Zone (A-1). The project also proposes to rezone the property as Estates Residential (E-1). In order to be consistent with the Vista General Plan 2030, a General Plan Amendment and a zoning change would be adopted as a part of this project.

The proposed project's consistency with Vista General Plan 2030, Zoning Code, and other land use plans and policies is discussed below.

LAND USE AND COMMUNITY IDENTITY ELEMENT
The site is currently designated Rural Residential (RR) in the Vista General Plan 2030 (City of Vista 2012) which allows up to one du/ac. The project proposes to change the General Plan land use designation to Low Density Residential (LD), which would allow up to two du/ac.

The following policies under the Land Use and Community Identity (LUCI) Element would be applicable to the proposed project. Table LU-1 summarizes the project's consistency with the policies.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-1. CONSISTENCY WITH GENERAL PLAN LUCI ELEMENT GOALS AND POLICIES LUCI Element Policies
ProjectDescription
Policy 1.1: Require the application of the City of
As described in the Project Description the Site
Y
Vista Design Guidelines, including Site Design,
Design, lighting, landscape, and signage would
architecture, lighting, and signage, when
meet or exceed all design guidelines and
reviewing and approving new development and
standards.
redevelopment.

Policy 1.3: Ensure that public and private
The proposed project would include an open
Y
gathering places and activity centers are
space lot and other open spaces areas with a
designed to provide a safe, comfortable
decomposed granite trail. The open space areas
environment for users, and incorporate features
would include benches and flowering ground
such as shade trees, benches, tables, adequate
cover.
lighting, and visible links to public streets for
enhanced security.

Policy 1.5: Require public and /or private
Trees and landscaping would be provided along
Y
landscaping along all arterial roadways to:

Vista Grande Drive, as shown on Figure 4. The
minimize the visual dominance of paved
landscaping is designed to provide scale with the
surfaces; create more appropriately defined and
surrounding community. All of the planned
human -scaled public places; help distinguish
plantings would be moderate, low, or very low
spaces designated for pedestrian and non-
water use. The primary on -site paths of travel for
motorized use from those designated for
automobiles and pedestrians would also be lined
vehicular travel and parking; and provide
with trees and landscaping.
environmental benefits, such as absorbing
carbon dioxide, helping manage stormwater, and
shading to reduce heat island effects. Preference
shall be given to native or drought tolerant
landscape species.

Policy 1.6: Encourage undergrounding of utilities,
All electric and communication utilities are
Y
and discourage new electric and
currently aboveground and would be placed
communications lines to be added to existing
underground during construction.
aboveground utility systems.

Policy 2.1: Maintain the existing residential
The project does not propose large -lot single-
Y
character of Vista, characterized by large- lot
family residential development. However, the
single-family residential development, by
proposed project is consistent with the goal of
encouraging land uses and intensities of
providing denser housing near public transit
development that are consistent with this image.
corridors.

Policy 2.2: Provide flexibility in development
The project proposes to construct 28 single-
Y
standards to accommodate and enhance
family lots. Each lot would be a minimum of one -
neighborhood variations within the City while
half acre ranging in size from 21,789 sf to
ensuring that site and building design,
25,078 sf. The proposed setbacks would be
landscaping, and other amenities reflect
consistent with city standards.
neighborhood characteristics.

Policy 2.4: Discourage subdivision design that
The project site is surrounded by residential uses
Y
disrupts the existing development pattern within
to the south, east and west. The proposed
established neighborhoods.
project would improve the existing easterly Vista
Grande Drive along the southern boundary of the
project site. The newly constructed road would
loop north to provide access to the new interior
lots and would exit to the west to the easement
road on the western side of the project site. The
design of the project would not disrupt existing
development.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-1. CONSISTENCY WITH GENERAL PLAN LUCI ELEMENT GOALS AND POLICIES LUCI Element Policies
ProjectDescription
Policy 2.5: Ensure that multiple -family residential
The proposed single-family development
Y
development is sited and designed to enhance
incorporates architectural design elements that
the residential character of Vista; includes
would enhance the residential character of Vista.
amenities such as open space, landscaping, and
The on -site landscaping would include trees,
architectural design that contributes to this
shrubs, and ground cover. Existing residences to
character; and minimizes impacts on adjacent
the south and east would be screened by the
residential development that is of a lower
proposed landscape trees.
density.

Policy 2.8: Consider adoption of a slope
The project site contains sloping land. Proposed
Y
protection ordinance as an amendment to the
grading would maintain landscaped slopes
zoning ordinance to better define grading
within the proposed development.
standards for hillside development and ensure
the protection of natural landforms in the review
of new development.

Policy 2.9: Prohibit mass grading to protect the
Grading of the site is proposed in a manner that
Y
visual continuity of the hillsides.
creates a relatively flat building site, while
creating landscaped slopes. Slopes would be
landscaped with variety of native and non-native
evergreen and deciduous trees, shrubs, and
ground cover which would be layered in a natural
way to provide scale and reduce visual impacts.

Policy 2.10: Discourage development on skyline
The subject site is not defined as a skyline ridge.

Y
ridges visible from scenic roadways and gateway
corridors. Skyline ridges are those which define
the horizon.

Policy 2.11: Preserve immediate ridges and
The project would preserve the immediate ridges
Y
hilltops in a natural state to the maximum extent
and hilltops. At locations in close proximity to the
possible. Intermediate ridges are those with
project site, the anticipated one-story and two -
visible land behind them that creates a backdrop
story dwelling units may provide minor
to the ridge as viewed from the valley floor.
obstructions of views of the San Marcos
Development should be sited such that buildings
Mountains depending on the vantage point of
do not project above the natural landform.
the viewer. However, the proposed project would
Development applications shall be designed so
be developed at a scale that would not adversely
that site plans concentrate development in the
affect scenic views or vistas from the
subordinate or hidden locations, and grading
surrounding area.
plans minimize disruption of the natural
landform and vegetation.

Policy 2.12: Restrict development of hillsides so
The majority of the project site has a slope
Y
that the natural appearance and landform of the
greater than 3.5 percent. The project proposes
site is preserved. Development projects on
to develop the project site into 28 single-family
terrain with a slope greater than 3.5 percent
lots and would require approximately 70,000 cy
shall
of earth movement. The cut and fill would be
balanced on site. The project site would be
landscaped with a variety of native and non-
native evergreen and deciduous trees, shrubs,
and ground cover. All private yards slopes would
be landscaped to stabilize slopes, reduce
erosion and enhance the visual appearance of
the development.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-1. CONSISTENCY WITH GENERAL PLAN LUCI ELEMENT GOALS AND POLICIES LUCI Element Policies
ProjectDescription
conform with the following standards:
development shall be designed to minimize
grading requirements by conforming to the
natural contours of the site; the site shall be
landscaped with existing trees and natural
vegetation, as much as possible, to stabilize
slopes, reduce erosion, and enhance the visual
appearance of the development; and grading,
terracing, padding, and cut -and -fill shall be
minimized to protect the visual continuity of the
hillsides.

Policy 3.1: Require all new development to be
The proposed project would improve the existing
Y
designed to minimize impacts on adjoining
easterly Vista Grande Drive along the southern
residential neighborhoods.
boundary of the project site. The newly
constructed road would loop north to provide
access to the new interior lots and would exit to
the west to the easement road on the western
side of the project site. Vista Grande Drive would
act as a divide between the proposed
development and the existing residential units.

In addition, a variety of native and non-native
evergreen and deciduous trees would be planted
along Vista Grande Drive.

Policy 3.2: Mitigate unacceptable levels of noise,
The project's MND provides avoidance or
Y
odors, pollution, dust, light, and glare upon
mitigation measures to ensure that all impacts
residential areas and other sensitive receptors,
are reduced to less than significant levels.
such as schools and day care centers.

Policy 3.3: Require visual and acoustic buffering
The project is surrounded on residential uses on
Y
between non-residential and residential land
the south, east and west. The newly constructed
uses and other sensitive receptors by employing
Vista Grande Drive would serve as a boundary
techniques such as landscaping, setbacks,
between the existing and proposed
sound walls, and sensitive siting of buildings.
development. A variety of native and non-native
evergreen and deciduous trees would line Vista
Grande Drive.

Policy 3.4: Require adequate off-street parking
No additional off-street parking is required.

Y
for all residential development.

Policy 4.3: Ensure that new and redeveloped
Bicycle lanes and sidewalks are provided along
Y
projects are designed to improve pedestrian and
East Vista Way and Warmlands Avenue. The
transit connections, and connections to trail and
nearest bus stop to the project site is located to
bicycle networks.
the southeast along East Vista Way and Barsby
Street, approximately 0.6 mile from the project
site. The bus stop is for North County Transit
District's (NCTD) BREEZE Bus Line Route No.
306.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-1. CONSISTENCY WITH GENERAL PLAN LUCI ELEMENT GOALS AND POLICIES LUCI Element Policies
ProjectDescription
There are no existing sidewalks or bicycle lanes
along the existing portion of Vista Grande Drive
near the project site. The proposed project would
include decomposed granite sidewalks/trails
within the project boundary. The project would
also provide a five-foot sidewalk along the
northern side of the private Vista Grande Drive
and within the internal tract on the eastern side
of Private Street "A" and southern and western
sides of Private Street "B."
Policy 4.4: Encourage new and redeveloped
Future residents would have bicycle storage in
Y
projects to incorporate facilities that support
their private garages. No bicycle parking spaces
bicycle use, such as bike racks, lockers, and/or
are required for single-family residential uses.
showers, to the extent possible and appropriate.

Policy 4.9: Ensure that new development
The project would comply with all applicable
Y
complies with the California Green Building
building codes and standards in effect at the
Standards Code (the CALGreen Code) to promote
time of construction.
sustainable design and construction practices
and positive environmental impacts in planning
and design, energy efficiency, water efficiency
and conservation, and material conservation and
resource efficiency.

Policy 5.2: Ensure that the entire right -of - way is
The proposed project would improve the existing
Y
designed to accommodate appropriate modes of
easterly Vista Grande Drive along the southern
transportation.
boundary of the project site. The newly
constructed road would loop north to provide
access to the new interior lots. This portion of
the roadway would be 24 ft wide, providing two
12 ft travel lanes. The newly constructed road
would then exit to the west to the easement road
on the western side of the project site. This
portion of the road would be 28 ft wide, providing
two 14 ft travel lanes. The provided rights -of -way
would accommodate vehicle modes of
transportation.

Policy 5.3: Study and remove barriers, where
No barriers would be placed that would prohibit
Y
feasible, to allow people of all abilities to access
people of all abilities to access the mobility
the mobility infrastructure serving the
infrastructure serving the community.
community.

Policy 5.4: Promote the provision of multi -
The proposed project would incorporate
Y
modal access to activity centers such as public
adequately sized travel lanes to support the
facilities, commercial centers and corridors,
movement of automobiles, bicycles and
employment centers, transit stops, schools,
pedestrians to and from the site.
parks, recreation areas, and tourist attractions.

Policy 6.4: Employ a proactive code compliance
The project site is composed of two parcels, An
Y
effort to improve the appearance and safety of
occupied single-family residence exists on the
non -complying or neglected properties.
western parcel, and the remainder of the site is
vacant. The parcels are not considered non-
complying or neglected properties.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-1. CONSISTENCY WITH GENERAL PLAN LUCI ELEMENT GOALS AND POLICIES LUCI Element Policies
ProjectDescription
Policy 9.1: Provide land use designations that
The proposed development would be consistent
Y
support semi -rural, suburban, and urban housing
with nearby estate residential land uses with the
options.
incorporation of similar lot sizes, anticipated
dwelling unit square footage, building heights,
architectural design features, and landscaping.

Policy 11.1: Encourage community participation
Project comments will be considered during the
Y
in planning and development of land use
public review period for the MND prepared for
policies, plans, and programs through outreach
the project.
efforts, workshops, community meetings, public
hearings, newsletters, and electronic media.

Policy 11.2: Foster coordinated planning and
Consultation with the California Native American
Y
cooperation with non -governmental
Tribes would occur as part of the MND process
organizations, particularly those involved in
to ensure the protection of cultural resources.
resource protection, in implementation of the
City's land use planning policies.

Policy 11.3: Provide and support opportunities
Through the CEQA process and public hearings,
Y
for diverse groups to participate in the planning
local residents are encouraged to participate in
process.
the planning process.

As shown in Table LU-1, the proposed project would be consistent with the applicable goals and policies in the LUCI Element of the Vista General Plan 2030 (City of Vista 2011). Therefore, impacts would be less than significant.

CIRCULATION ELEMENT
As described in Table LU-2, the proposed project would be consistent with the following goals and policies of the city's Circulation Element. Therefore, impacts related to consistency with Circulation Element would be less than significant.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-2. CONSISTENCY WITH GENERAL PLAN CIRCULATION ELEMENT GOALS AND POLICIES Goal/PolicyCirculation Element
. - Description
CE Policy 1.2: Strive to maintain a vehicular
As discussed in Section XVII,
Y
Level of Service (LOS) D or better throughout the
Transportation/Traffic, all study area
City except for within areas designated for mixed-
intersections are anticipated to operate at an
use development.
acceptable LOS (LOS D or better) in the AM and
PM peak hours with implementation of the
proposed project except for East Vista
Way/Osborne Street (LOS E during both peak
hours). However, the proposed project would not
contribute more than five seconds of delay to
East Vista Way/Osborne Street during the AM or
PM peak hour.

CE Policy 1.5: When a traffic analysis indicates
According to the LTA prepared for the project
Y
that the LOS reaches "Y or below, the City will
(Attachment F), all study area intersections are
determine what improvements or operational
anticipated to operate at an LOS D or better in
changes are needed to maintain or improve the
the AM and PM peak hours with implementation
LOS. Such improvements will either be the
of the proposed project except for East Vista
responsibility of the project applicant or the City
Way/Osborne Street (LOS E during both peak
will identify potential funding and prioritization
hours). However, because the proposed project
for the necessary improvements through the CIP
would not contribute more than five seconds of
process.
delay to East Vista Way/Osborne Street during
the AM or PM peak hour, the proposed project
would not be required to implement an
intersection improvement based on the county's
improvement thresholds.

CE Policy 1.6: Make all feasible transportation
As discussed in Section XVII, no additional
Y
improvements in order to meet the threshold
intersection improvements are required as a
LOS
result of the proposed project. However, the
identified in CE Policy 1.5 unless the City
project would include a variety of improvements
determines that the unacceptable LOS is a direct
as a condition of approval at the intersection of
result of regional traffic or that the
Warmlands Avenue and East Vista Way.
improvements necessary to achieve the
threshold LOS: (1) exceed the available funding
sources; (2) are not compatible with the
surrounding land uses; (3) are the result of a
design that is contrary to other established City
policies; or (4) if added benefits are gained for
other modes such as biking and walking.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-2. CONSISTENCY WITH GENERAL PLAN CIRCULATION ELEMENT GOALS AND POLICIES Goal/PolicyCirculation Element
. - Description
CE Policy 1.10: Require necessary conditions of
According to the LTA prepared for the project
Y
approval on development projects to achieve
(Attachment F), all study area intersections are
LOS standards prescribed in this Element.
anticipated to operate at an LOS D or better in
Develop a checklist for development and
the AM and PM peak hours with implementation
redevelopment project to ensure the inclusion of
of the proposed project except for East Vista
infrastructure that provides for safe travel for all
Way/Osborne Street (LOS E during both peak
users and enhances the project outcome and
hours). However, because the proposed project
community impact.
would not contribute more than five seconds of
delay to East Vista Way/Osborne Street during
the AM or PM peak hour, the proposed project
would not be required to implement an
intersection improvement based on the county's
improvement thresholds.

CE Policy 1.11: Require all new development
The project would be required to participate in
Y
projects to participate in the City's transportation
the city's transportation fee program.
fee programs. These programs will be designed
to ensure that all new development projects fund
their fair share of the necessary long-term
transportation improvements identified in this
Element.

CE Policy 1.12: Require all new development
The proposed project would improve the existing
Y
projects to either fund or install their fair share of
Vista Grande Drive along the southern boundary
all required feasible transportation
of the project site. The newly constructed road
improvements necessary to achieve a multi-
would loop north to provide access to the new
modal LOS identified in this Element as
interior lots and a sidewalk and would exit to the
mitigation for the direct impacts on the
west to the easement road on the western side
circulation network from the proposed project.
of the project site. No additional intersection or
roadway improvements would be required as a
result of the proposed project. However, the
project would include a variety of improvements
as a condition of approval at the intersection of
Warmlands Avenue and East Vista Way.

CE GOAL 2: Improve the safety and efficiency of
The proposed project would improve the existing
Y
existing transportation facilities by providing
Vista Grande Drive along the southern boundary
complete and safe connections on roadways,
of the project site. The newly constructed road
sidewalks, and bikeways.
would loop north to provide access to the new
Facilities should be accessible to all users, with
interior lots and a sidewalk and would exit to the
appropriate and necessary amenities.
west to the easement road on the western side
of the project site. No additional intersection or
roadway improvements would be required as a
result of the proposed project. The project would
also provide a five-foot sidewalk along the
northern side of the private Vista Grande Drive
and within the internal tract on the eastern side
of Private Street "A" and southern and western
sides of Private Street "B."
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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-2. CONSISTENCY WITH GENERAL PLAN CIRCULATION ELEMENT GOALS AND POLICIES Goal/PolicyCirculation Element
. - Description
CE Goal 6 - Develop an efficient bicycle and
There is no existing sidewalk along the existing
Y
pedestrian circulation system that improves
portion of Vista Grande Drive near the project
access and linkages in a manner that is human-
site. However, the project would include
scaled, bicycle and pedestrian oriented, and
decomposed granite sidewalks/trails within the
transit accessible, encourages the use of these
project boundary. The project would also provide
facilities for recreation and provides alternatives
a five-foot sidewalk along the northern side of
to the personal automobile.
the private Vista Grande Drive and within the
internal tract on the eastern side of Private
Street "A" and southern and western sides of
Private Street "B."
CE Policy 6.4: Require proposed developments
There is no existing sidewalk along the existing
Y
to install sidewalks and wheelchair ramps that
portion of Vista Grande Drive near the project
comply with the Americans with Disabilities Act
site. However, the project would include
(ADA) standards adjacent to all roadways within
decomposed granite sidewalks/trails within the
each development.
project boundary. The project would also provide
a five-foot sidewalk along the northern side of
the private Vista Grande Drive and within the
internal tract on the eastern side of Private
Street "A" and southern and western sides of
Private Street "B."
CE Policy 6.7: Require developers to provide
There is no existing sidewalk along the existing
Y
facilities for pedestrian travel such as sidewalks,
portion of Vista Grande Drive near the project
design developments to provide pedestrian
site. However, the project would include
access to the development via sidewalks, and
decomposed granite sidewalks/trails within the
avoid requiring that pedestrians use driveways to
project boundary. The project would also provide
access development.
a five-foot sidewalk along the northern side of
the private Vista Grande Drive and within the
internal tract on the eastern side of Private
Street "A" and southern and western sides of
Private Street "B."
Source: City of Vista 2011.

HOUSING ELEMENT
The 2013-2021 Housing Element of the Vista General Plan 2030 includes a Housing Plan that outlines adopted goals and policies to achieve the city's share of affordable housing goals, and its share of regional housing growth. The goals and policies that apply to the proposed project are as follows:

2. Housing Opportunities
Goal 2.0 - Encourage adequate provision of a wide range of housing by location, type of unit, and price to meet the existing and future needs of Vista residents.

Policy 2.1: Seek to provide a variety of residential development opportunities to meet the city's share of regional housing needs.

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Chapter 3 - Initial Study Environmental Checklist
State law requires jurisdictions to provide for their fair share of regional housing needs through income categories to accommodate the forecasted growth in the number of households. The proposed project would provide new housing opportunities within the city, consistent with the General Plan and Zoning Code land use designations, and in accordance with the above -noted goal and policy of the Housing Element. Therefore, the proposed project would not conflict with the Housing Element of the Vista General Plan 2030, and impacts would be less than significant.

RESOURCE CONSERVATION AND SUSTAINABILITY ELEMENT
As described in Table LU-3, the proposed project would be consistent with the following goals and policies of the city's Resource Conservation and Sustainability Element. Therefore, impacts related to consistency with Resource Conservation and Sustainability Element would be less than significant.

TABLE LU-3. CONSISTENCY WITH GENERAL PLAN RESOURCE CONSERVATION AND SUSTAINABILITY

ELEMENT GOALS AND POLICIES
Resource Conservation •
Project Description..Goal/Policy
RCS Policy 2.7: Through the
Section of this MND evaluates and
Y
California Environmental Quality Act
discloses the contribution the
(CEQA) documents, evaluate and
proposed project could have on
disclose the contribution new
climate change.
projects could have on climate
change and require mitigation
measures as appropriate.

RCS Goal 4: Preserve, protect, and
As discussed in Section X, operation
Y
enhance water quality in watersheds
of the proposed project could create
to which the City contributes
new impairments or exacerbate
stormwater and urban runoff.
existing impairments within the
waterbody, which could result in a
water quality impact. Table HWQ-1
identifies the projects proposed
BMPs including Site Design, source
control and Treatment Control
BMPs. Implementation would
reduce potential pollutants to the
maximum extent practicable to
preserve, protect and enhance local
watersheds.

RCS Policy 4.6: Require the
The project incorporates LID
Y
incorporation of Low Impact
techniques into the proposed
Development (LID) techniques in
project including Modular Wetland
accordance with current stormwater
Systems and underground storage
regulations to manage stormwater
facilities.
and urban runoff, reduce runoff and
pollution, reduce the footprint of
development on each parcel, and
assist in maintaining or restoring the
natural hydrology of the site.

RCS Goal 9: Continue to provide
The proposed project would include
Y
parkland to effectively serve the
an open space area in the
recreational needs of the
southwestern corner of the project
community.
site that would include decomposed
granite trails and park benches.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE LU-3. CONSISTENCY WITH GENERAL PLAN RESOURCE CONSERVATION AND SUSTAINABILITY

ELEMENT GOALS AND POLICIES
Conservation and
ProjectResource
Description..Goal/Policy
RCS Policy 9.8: Encourage and
The proposed project would include
Y
where appropriate, require the
an open space area in the
inclusion of recreational facilities,
southwestern corner of the project
permanently dedicated open space
site that would include decomposed
and/or trails within new residential
granite trails and park benches.
subdivisions, and multi -family,
commercial, and industrial
developments, and within the
Opportunity Areas identified in the
Land Use and Community Identity
Element.

RCS Goal 12: Acknowledge,
As described in Section V, Cultural
Y
preserve, and protect the City's
and Tribal Cultural Resources, the
Native American heritage.
project would protect unknown
resources in the event of discovery
during construction activities which
would help to preserve and protect
the city's Native American heritage.

RCS Policy 12.3: Ensure that the
As described in Section V,
Y
San Luis Rey Band of Mission
representatives of the San Luis Rey
Indians is notified of any proposed
Band took part in on -site field
discretionary planning or grading
surveys conducted as part of the
applications affecting lands with
preparation of the cultural resources
potential archaeological resources.
report, and contributed to the
procedures for protecting known
and unknown significant
archaeological features.

RCS Policy 12.4: If significant Native
As discussed in Section V, due to
Y
American artifacts are discovered
the presence of Native American
during pre -construction or
archaeological and cultural
construction phases of a
resources in the area, a grading
discretionary project or during
monitoring program shall be
implementation of a grading permit,
implemented for the project during
the first priority shall be: a) to avoid
construction.
any further disturbance of those
areas by re -designing the proposed
development or project; and b) to
have those areas placed into a
protected open space via an open
space easement of other protective
measure. If avoidance is not
feasible based on consultation with
the Most Likely Descendant of the
artifact, appropriate mitigation shall
be required. Any discovered Native
American artifacts shall be returned
to their Most Likely Descendant and
repatriated at the earliest
opportunity.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
TABLE LU-3. CONSISTENCY WITH GENERAL PLAN RESOURCE CONSERVATION AND SUSTAINABILITY

ELEMENT GOALS AND POLICIES
Conservation and
ProjectResource
Description..Goal/Policy
RCS Policy 12.5: If Native American
As discussed in Section V, it is
Y
human remains and/or associated
possible, though, that construction
grave goods found during any
activities could unearth previously
activities identified in RCS Policy
unknown vestiges, particularly given

12.4, the first priority shall be: a) to
the cultural sensitivity of the area.
avoid any further disturbance of
This could result in a potentially
those areas in which remains have
significant impact. The proposed
been found, and b) to have the
grading monitoring plan would
remains and/or associated goods
ensure that human remains are
preserved in place via an open
treated with dignity and as specified
easement or similar protective land
by law.
use measure. The second priority
shall be that the Most Likely
Descendant of the remains and/or
goods, as determined by the NAHC,
must also have the opportunity to
recommend other culturally
appropriate treatment.

HABITAT CONSERVATION PLAN OR NATURAL COMMUNITY PRESERVATION PLAN The city participates in the MHCP, a regional conservation plan under the state's NCCP Program that will also act as a Habitat Conservation Plan (HCP) under the Environmental Site Assessment. While the city's Subarea Plan has not been adopted, the city enforces the MHCP through its General Plan. With the implementation of mitigation measures for impacts to MHCP-sensitive habitats as described in Section IV, would ensure the proposed project would be consistent with the MHCP.

OTHER GENERAL PLAN ELEMENTS
The proposed project would be conditioned to comply with all applicable noise standards, would be adequately served by existing public services, and would require compliance with the city's building, and fire codes and with the city's Building Code. Consequently, no inconsistencies with the city's Noise Element and Public Safety, Facilities, and Services Element are anticipated as a result of project development; therefore, impacts would be less than significant.

ZONING CODE
Consistency with Residential Zone Desidnation
The project site is currently zoned Agricultural Zone (A-1). The project also proposes to rezone the property as Estates Residential (E-1). With approval of the zoning change and Tentative Subdivision Map and compliance of the residential development standards and design guidelines discussed below, the proposed project would be consistent with the residential zoning designation, and impacts would be less than significant.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist

DISCUSSION
A -a. No IMPACT. The California Department of Conservation's Division of Mines and Geology (2019) does not identify the city as an area with high potential for aggregate or mineral resources. The Vista General Plan 2030 (City of Vista 2012) does not identify any specific mineral resources or locally important mineral resources recovery sites in the city. Compliance with the Vista General Plan 2030 policies and the Vista Development Code would be required. Chapter 15.16 of the Vista Development Code contains the city's implementation provisions, which recognize mineral extraction, including borrow of fill and construction materials, as essential to the city's economic well-being and the needs of society but also stress the need to protect public health and safety and support the Vista General Plan 2030 goals and objectives (City of Vista 2012). No impact to mineral resources would occur.

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City of Vista Chapter 3 - Initial Study Environmental Checklist The discussion below is based on the findings contained within Vista Grande Project Acoustical Site Assessment Report prepared by Helix Environmental (Attachment 1) for the proposed project with information taken from the Vista Grande Project Acoustical Site Assessment prepared for the previously approved project (Helix 2015b). These reports are on file and available for review in the city's Planning Division office.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. Impacts would be significant if the project would expose proposed residential uses to exterior noise levels exceeding 65 CNEL or interior noise levels exceeding 45 CNEL, as described in the city's Noise Element.

Per the Vista Noise Ordinance, impacts would be significant if the project would generate noise levels at a common property line with the adjacent single-family residential zone to the west that would exceed the following one -hour average exterior noise levels: 50 dBA from 7:00 a.m. to 10:00 p.m. and 45 dBA from 10:00 p.m. to 7:00 a.m. The adjacent single-family residential properties to the south of the project site are within unincorporated San Diego County. While the proposed project is not subject to the regulations of the County of San Diego, the same 50 dBA daytime limit and 45 dBA nighttime limit are considered at these property lines for analysis purposes.

For traffic -related noise, impacts are considered significant in areas where traffic noise at single-family residential uses exceeds 65 CNEL and implementation of the project would result in an increase of the noise level by three CNEL or more.

Construction activity would be considered significant for nearby residences if it exceeds an eight -hour average exterior noise level of 75 dBA, or a maximum impulsive noise level of 82 dBA on an occupied residential use. The ordinance prohibits construction and building work between the hours of 7:00 p.m. and 7:00 a.m. of the next day, on Sundays, or on a holiday.

CONSTRUCTION
Construction of the project would generate elevated noise levels that may disrupt nearby noise -sensitive land uses (NSLUs), such as nearby residences. The magnitude of the impact would depend on the type of construction activity, equipment, duration of each construction phase, distance between the noise source and receiver, and any intervening structures.

Construction would require the use of equipment throughout the site for the full term of construction.

Construction activities would include grading, rock breaking, excavating, and road paving. Equipment used on site is assumed to include (but not be limited to) a dozer, excavator, loaders, dump trucks, breaker, and a rock driller. Blasting may be required at the site during initial grading activity. Blasting operations would be conducted through the use of drilling and blasting to fracture rocks.

The nearest residences to the proposed grading areas are adjacent to the project site. Construction equipment is mobile and would be moving across the site throughout the construction period. For modeling purposes, the construction equipment was assumed to operate at a reasonably conservative distance of 150 ft from the nearest residence. Over the course of a day, a dozer or excavator may be closer or farther than 150 ft from the nearest residence.

Construction noise impact analysis includes hard rock handling, which is typically significantly louder than other activities and has the greatest potential to create impacts to off -site NSLUs. For hard rock handling, the project would require material excavation and/or fill. Blasting may be performed to assist with grading given the underlying geology of the site. The necessity and extent of blasting would not be known until surface clearing is completed. The expected general construction equipment noise levels are shown in Table NO-1.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE NO-1. CONSTRUCTION EQUIPMENT NOISE LEVELS
Unit
Backhoe
Percent Time
40 LMAX at • Feet
68 dBA LEQ
at • feet
64 Compactor
20 73.7

66.7 Compressor
40 68.1

64.1 Concrete Mixer Truck
40 69.3

65.3 Concrete Pump Truck
20 71.9

64.9 Dozer
40 72.1

68.1 Dump Truck
50 66.9

62.9 Drum Mixer
40 75.5

71.5 Excavator
40 71.2

67.2 Front End Loader
40 69.6

65.6 Generator
50 71.1

68.1 Paver
50 67.7

64.7 Roller
20 70.5

63.5 Scraper
40 74

70.1 Scraper/Dozer
40 74

72.2 Source: Attachment 1.

Notes: LMAX = maximum noise level; dBA = A -weighted decibel; LEQ = equivalent sound level Construction equipment would not all operate at the same time or location and would not be in constant use during the eight -hour operating day. Further, not all the pieces of equipment included in Table NO-1 would be used within 150 ft of off -site residences. As shown, at 150 ft, construction equipment, including the combination of a scraper and dozer, would not exceed the 75 dBA LEQ (eight -hour) threshold.

Grading and Hard Rock Handling
The project's most prominent noise -generating construction activities are anticipated to include grading and hard rock handling, rock crushing, and blasting. Grading would occur across the project site and is anticipated to involve the simultaneous use of a scraper and dozer. At a distance of 150 ft, a scraper and dozer would together generate a noise level of 72.2 dBA LEQ. This does not exceed the 75 dBA LEQ construction noise level limit and impacts would be less than significant.

A hydraulically operated impact hammer attached to a tracked excavator is commonly called a breaker.

These units are used to reduce large granitic materials and pavement to a size where they can either be transported off site, buried on site for fill, or used as riprap or landscaping materials. If blasting is to occur, leftover boulders may be large enough for a breaker to be used at the project site. The exact location(s) that a breaker would be used at the project site is unknown at this time. Therefore, it is assumed that a breaker would be used at the approximate center of the project site at a distance of 350 ft from off -site residences.

Breakers create impulsive noise that is subject to the eight -hour average noise level limit of 75 dBA LEQ and the maximum impulsive noise level limit of 82 dBA LMAX. A breaker generates an eight -hour average noise level of 80 dBA LEQ at a distance of 50 ft and a maximum noise level of 90 dBA LMAX at a distance of 350 ft. Assuming a noise attenuation rate of six dBA per doubling of distance, noise levels from the breaker would reduce to 75 dBA LEQ at a distance of 90 ft. The maximum noise level would be below 82 dBA LMAX at 125 ft. Therefore, construction noise from a breaker would be below the thresholds of 75 dBA LEQ and 82 dBA LMAX at 350 ft, or any distance over 125 ft. Impacts would be less than significant.

OPERATION
Anticipated project site operational noise sources include residential heating, ventilation, and air conditioning (HVAC) systems and vehicular traffic.

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City of Vista Chapter 3 - Initial Study Environmental Checklist Heating, Ventilation and Air Conditioning Systems
Specific planning data for the future HVAC systems and exact building site locations are not available at this stage of project design; however, analysis using a typical to larger -sized residential condenser mounted on ground level pads provides a reasonable basis for analysis. Modeling assumed that the air conditioning condenser would be a Carrier 38HDR060 split system. This unit typically generates a noise level of 56 dBA at a distance of seven ft. Based on the site plan (Figure 3), residential pads would be located approximately 25 ft from the project boundary. For single-family homes, it is anticipated that the HVAC units would be installed adjacent to the house structure in the back yard. At 25 ft, a condenser would generate a noise level of 44.9 dBA, which does not exceed the city's nighttime allowable hourly limit of 45 dBA. Furthermore, the HVAC units are not likely to be located at the edge of the pad and are therefore likely be located beyond 25 ft from nearby residences. Impacts would be less than significant.

Interior Noise Levels
The nearest city roadways with traffic volumes substantial enough to affect the exterior noise levels at the project site are Warmlands Avenue to the south of the project, and East Vista Way to the west of the project site. East Vista Way is approximately 1,600 ft from the project site. Warmlands Avenue is approximately 550 ft away from the project site at its nearest point. Traffic data for roadways in the project vicinity (East Vista Way and Warmlands Avenue) and project trip generation for the current project are based on volumes from the project's traffic consultant (Attachment F). Table NO-2 summarizes the average daily trips (ADT) data for nearby roadways, both with and without the project.

TABLE NO-2. ROADWAY SEGMENT ADT EXISTING PROJECT EXISTING + PROJECT Roadway
_
East Vista Way
North of Warmlands Avenue
31,000
140
31,140
South of Warmlands Avenue
31,000
140
31,140
Warmlands Avenue
East of East Vista Way
3,000 1 280 3,280
Source: Attachment F.

Modeling was based upon the posted speed limits of 50 mph for East Vista Way north of Warmlands Avenue and 40 mph south of Warmlands Avenue. Warmlands Avenue's posted speed limit is 30 mph. For a conservative analysis, the percentage breakdown of vehicles for modeling traffic noise was assumed to be 97 percent automobiles, two percent medium trucks, and one percent heavy trucks.

Anticipated exterior noise levels at the project site from traffic volumes (including project -added trips) on East Vista Way Avenue would be 46 CNEL, well below the any applicable exterior noise limits (65 CNEL).

Traffic noise from Warmlands Avenue at 550 ft would be 42 CNEL, also below exterior noise limits. Therefore, impacts related to the exposure of proposed residential limits to exterior acceptable levels would be less than significant.

Traditional architectural materials are normally able to reduce exterior to interior noise by up to 15 dBA.

Because the project building fapade noise levels will not exceed 60 CNEL, traditional architectural materials would be expected to attenuate interior noise to a level of 45 CNEL. Therefore, impacts related to interior noise limits would be less than significant.

Vehicular Traffic Noise
A significant direct impact would occur if existing conditions approach or exceed city standards and the project more than doubles (increases by more than three CNEL) the existing noise level. As shown in Table NO-3, the project does not increase any of the noise levels by more than three CNEL. Therefore, exterior off - site direct transportation noise impacts would be less than significant.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE NO-3. OFF -SITE TRAFFIC NOISE LEVELS
SegmentRoadway Distance to Existing Plus Change from Direct - _ Impact
East Vista Way
North of Warmlands
100

66.7 66.7
0 No
Avenue
South of Warmlands
100

66.7 66.7
0 No
Avenue
Warmlands Avenue
East of East Vista
50 55.6

56.0 0.4
No
Way
Source: Attachment F.

Notes: NSLU = noise sensitive land use; CNEL = Community Noise Equivalent Level B. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. Excessive groundborne vibration would occur If construction -related groundborne vibration would exceed the "strongly perceptible" vibration annoyance potential criteria for human receptors of 0.1 inch per second peak particle velocity (PPV) or the damage potential criteria to relatively old residential structures 0.5 inch per second PPV for continuous/frequent intermittent construction sources (such as impact pile drivers, vibratory pile drivers, and vibratory compaction equipment), as specified by Caltrans (2020).

Potentially, blasting in limited areas may be required at the site during initial grading activity. Blasting operations would be conducted through the use of drilling and blasting to fracture rocks. Blasting operations would be conducted by a licensed blasting contractor in strict compliance with pertinent federal, state, and county requirements.

A full analysis cannot be done until after the site is cleared of all surface material (including any rippable material) to expose the underlying geological structure to determine the specific type of material that may not yield to heavy ripping. Single-family residences are located on adjacent lots. The highest elevation on the project site and, therefore, potentially the area where blasting may be necessary, is near the center of the site. From this location, the closest off -site homes would be located approximately 350 ft from this location.

This analysis assumes that proper blast planning would be used, all flyrock would be controlled with blast mats or other flyrock control techniques, and proper stemming materials for the charge hole would be used.

An on -site source of vibration during project construction would be a vibratory roller (primarily used to achieve soil compaction as part of the foundation and paving construction), which is expected to be used within 40 ft of the nearest occupied residence. A vibratory roller creates approximately 0.210 in/sec PPV at a distance of 25 ft. Using the construction vibration damage criteria from the Vista General Plan 2030 PEIR (City of Vista 2011), a vibratory roller would fall below the 0.2 in/sec PPV threshold for non -engineered buildings at 40 ft.

Therefore, although vibration may be perceptible by nearby residences, temporary impacts associated with the vibratory roller (and other potential equipment) would be less than significant.

Because project -specific details regarding blasting operations are not available at this time, impacts to off - site residences are conservatively assessed as significant. Implementation of Mitigation Measure N01-1 would ensure that potential impacts are reduced to a less than significant level.

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City of Vista
Chapter 3 - Initial Study Environmental Checklist
NOI-1: Prior to any blasting on the project site, the project applicant shall prepare a Blasting Management Plan that minimizes potential blasting effects on adjacent residences. All blast planning must be done by a City of Vista approved blasting contractor and submitted to the city with the appropriate blasting permits, and all other applicable local, state, and federal permits, licenses, and bonding. The blasting contractor or owner must conduct all notifications, inspections, monitoring, and major or minor blasting requirements planning with seismograph reports, as necessary.
c. LESS THAN SIGNIFICANT IMPACT. The project site is subject to some existing distant aircraft noise, though the site is not located near any active airports. The closest airport is Oceanside Municipal Airport, located approximately 7.66 miles to the west of the project site. Fallbrook Community Airpark is located 8.1 miles to the north, and Marine Corps Air Station Camp Pendleton, located 8.5 miles to the northwest. Furthermore, no private airstrips are located in the vicinity of the project site. At these distances, no effects related to airport noise would occur at the project site, and impacts would be less than significant.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. The site is currently designated Rural Residential (RR) in the Vista General Plan 2030 (City of Vista 2012), which allows up to one du/ac. The project proposes to change the General Plan land use designation to Low Density Residential (LD), which would allow up to two du/ac. The Vista General Plan 2030 and associated PEIR anticipated 14,775 additional people and up to an additional 4,532 residential units. The proposed project would involve the construction of 28 single-family lots. Based on the U.S. Census Bureau's City Quick Facts for the City of Vista, the average household size is 3.27 people (U.S.

Census Bureau 2019). Applyingthis rate the project would result in approximately 92 residents. The addition of 92 residents would result in a small incremental increase in the city's population and would not result in substantial unplanned population growth in an area. Furthermore, the project would be constructed on a site and within an area of the city that has existing infrastructure and public services. As a result, development of the project would not result in potentially growth -inducing effects by extending utilities into an undeveloped area. Impacts would be less than significant.

B. LESS THAN SIGNIFICANT IMPACT. The project site contains one existing residential home, which would be demolished. The project would construct 28 new single-family residences. Therefore, the project would not Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist result in the displacement of a substantial number of existing people or housing, necessitating the construction of replacement housing elsewhere. Impacts would be less than significant.

DISCUSSION
Al. LESS THAN SIGNIFICANT IMPACT. The proposed project would be constructed in accordance with all applicable fire codes set forth by the State Fire Marshal, the VFD, and the city's Building Code. Development of the proposed project may result in an incremental increase in the demand for emergency services; however the size and location of the project would not place an undue hardship on the fire department because it is presently servicing the area. Fire protection services would be available from Fire Station No. 3 located at 1070 Old Taylor Street, Vista, California 92084, less than one mile to the south.

In addition, the VFD has reviewed the Tentative Map and identified recommendations to reduce potential impacts to fire protective services. Also, development impact fees would help to ensure funding continues to be provided to the VFD. Therefore, development of the proposed project would not exceed the capacity of the VFD to serve the site or other areas with existing fire protection services and resources, and would result in less than significant impacts.

A2. LESS THAN SIGNIFICANT IMPACT. The San Diego County Sheriff's Department is contracted by the city to provide law enforcement to the city and the surrounding unincorporated areas. The Sheriff's Station (or the Vista Patrol Station) is located at 325 South Melrose Drive, Suite 210. There are also two neighborhood offices, one at 340 Townsite Drive and the other at 1477 Moon Road; one storefront office is located at 30 Main Street in Vista Village, which is located approximately 3.3 miles southwest of the project site. The Sheriff's Station on South Melrose Drive is approximately 4.7 miles northwest of the project site. The Sheriff's Department's services include general patrol, traffic enforcement, criminal investigation, juvenile services, communications and dispatch, and various management support services. Law enforcement services are available 24 hours per day, seven days per week, and include Community Service Officers, canine handlers, and narcotics and gang investigators.

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City of Vista Chapter 3 - Initial Study Environmental Checklist The proposed project would result in additional on -site population that could create the need for police services. However, the development would occur within an area adjacent to existing residential uses that is regularly patrolled by the Sheriff's Department. In addition, the Sheriff's Department has reviewed the site and architectural plan submittals and provided recommendations to the applicant to reduce potential security impacts. Overall, it is anticipated that the proposed project would not result in the need for new or expanded police facilities. Therefore, the project would not exceed the capacity of the San Diego County Sheriff's Department to provide police protective services to the residents of the project, and impacts would be less than significant.

A3. LESS THAN SIGNIFICANT IMPACT. The proposed project would result in a small incremental increase in the city's population that could place cumulative demands on Vista Unified School District schools or school operations, which would require additional school facilities. However, with payment of the Residential Development School Fee as a condition of Building Permit approval, which is authorized by Section 17620 of the Education Code and based on $3.79 per sf of assessable space (as of June 2020), no significant impacts to school facilities would occur. Impacts would be less than significant.

A4. LESS THAN SIGNIFICANT IMPACT. The project would add 92 residents, which would introduce new residents to the area that would likely use parks. A small minor increase in demand on existing recreational resources may be expected with any new residential development within the city. In addition to residential backyards, the proposed project would include an open space area in the southwestern corner of the project site that would include decomposed granite trails and park benches. Impacts would be less than significant.

A5. LESS THAN SIGNIFICANT IMPACT. Due to the relatively small size of the proposed project (28 residences), no impacts on libraries, senior centers, or other public facilities are anticipated. Consequently, impacts would be less than significant.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. There are currently no parks or recreational facilities located within two miles of the project site. When fully occupied, the residential units are anticipated to house approximately 92 residents, assuming an average of 3.27 people per household in the city (U.S. Census Bureau 2019). A minor increase in demand on existing recreational resources may be expected from the new residential development. However, this impact would not lead to a substantial physical deterioration of recreational facilities.

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City of Vista Chapter 3 - Initial Study Environmental Checklist B. LESS THAN SIGNIFICANT IMPACT. The project does not propose the development of any public recreational facilities. As stated above, a small demand increase on existing recreational resources may be expected with any residential development within the city; however, this impact is anticipated to be minimal, and would not require the expansion of existing recreational facilities or the construction of new recreational facilities that might adversely affect the environment. As a result, a less than significant impact would occur.

XVIL Transportation/Traffic
PotentiallyLess
than
Significant
with
Significant
No Impact
project:Would the
•.
•Impact
Incorporated
a. Conflict with a program, plan, ordinance, or
policy addressing the circulation system,
E]
El
®
E]including
transit, roadway, bicycle and
pedestrian facilities?
b. Would the project conflict or be
inconsistent with CEQA Guidelines section
❑
❑
®
❑
15064.3, subdivision (b)?
c. Substantially increase hazards due to a
geometric design feature (e.g., sharp
E]
El
®
E]curves
or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
d. Result in inadequate emergency access?
❑
❑
®
❑
The discussion below is based on the findings contained within the LTA for the Vista Grande Residential Project (Attachment F) prepared for the proposed project. The document is on file and available for review in the city's Planning Division office.

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT.

THRESHOLD OF SIGNIFICANCE
The city's threshold of significance relies upon peak -hour traffic operations at intersections rather than roadway segment analyses. Roadway segment LOS standards are generally used as long-range planning guidelines to determine the functional classification of roadways and are not always accurate indicators of roadway performance. Typically, the performance and LOS of a roadway segment is heavily influenced by the ability of intersections to accommodate peak -hour volumes.

LOS is the term used to denote the different operating conditions that occur under various traffic volume loads. LOS designations range from A to F, with LOS A representing the best operating conditions and LOS F representing the worst operating conditions. The city considers LOS D or better during the AM and PM peak hours to be the threshold of significance for intersection LOS. This is consistent with the approach of other jurisdictions within San Diego County and past studies conducted within the city.

A significant traffic impact in the city would include the following: (1) the addition of project traffic results in a LOS dropping from LOS D or better to LOS E or F or (2) if an intersection is operating at LOS E or F under existing conditions and the project adds more than an additional two seconds of average vehicle delay. In Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist the longer -range cumulative (or build -out) condition, if the addition of project traffic results in a LOS dropping from LOS D or better to LOS E or F, or if an intersection is predicted to operate at LOS E or F without the project and the project contributes to the average vehicle delay (regardless of time), the project is determined to have a cumulatively significant impact and mitigation is required.

EXISTING TRANSIT SERVICE
The nearest bus stop to the project site is located to the southeast along East Vista Way and Barsby Street, approximately 0.6 mile from the project site. The bus stop is for North County Transit District's (NCTD) BREEZE Bus Line Route 306.

EXISTING PEDESTRIAN AND BICYCLE ACCESS
There is no existing sidewalk along the existing portion of Vista Grande Drive near the project site. In addition, there are no existing bicycle lanes on Vista Grande Drive.

PROPOSED PROJECT TRIP GENERATION
To determine the forecast of trips that would be generated by the proposed project, the trip generation rates from SANDAG's "(Not so) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region" were utilized. The proposed project is anticipated to generate a total of 280 ADT, including 22 trips (6 inbound and 16 outbound) in the AM peak hour and 28 trips (20 inbound and eight outbound) in the PM peak hour.

The proposed project trip generation is shown in Table TRA-1.

TABLE TRA-1. PROPOSED PROJECT TRIP GENERATION
Construction
The proposed project would require the demolition of the existing residence which is anticipated to take 10 days and would require 23 debris haul trips. The project would requires 70,000 cy of earth movement. No haul trips would be required due to the balanced cut and fill on site. As a project design features and Condition of Project Approval, the applicant and/or contractor would be required to prepare and implement a Traffic Control Plan to the satisfaction of the City Traffic Engineer. Therefore, with the Traffic Control Plan in place, short-term temporary impacts to traffic duringthe construction period would be less than significant.

Operation
Table TRA-2 summarizes the results of the Existing Plus Project AM and PM peak -hour LOS analysis for the four study area intersections.

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City of Vista Chapter 3 - Initial Study Environmental Checklist TABLE TRA-2. EXISTING PLUS PROJECT INTERSECTION LEVEL OF SERVICE SUMMARY I
AM Peak
PM Peak
AM Peak
PM Peak
Hour
Hour
Hour
Hour
EM
Delay LOS
Delay LOS
Delay LOS
Delay LOS AM
PM
East Vista
1 Way/Gopher

25.5 C

47.8 D

25.5 C

42.8 D

0.00 0.40
No
Canyon Road
East Vista
2 Way/Osborne

67.7 E

75.4 E

69.1 E

75.6 E

1.40 0.20
No
Street
East Vista
3 Way/Warmlands

9.6 A

18.3 B

10.7 B

20.1 C

1.10 1.80
No
Avenue
East Vista
4 Way/Taylor

11.2 B

12.6 B

11.3 B

12.6 B

0.10 0.00
No
Street
Source: Attachment F.

As shown in Table TRA-2, all study area intersections are anticipated to operate at an acceptable LOS (LOS D or better) in the AM and PM peak hours with implementation of the proposed project except for East Vista Way/Osborne Street (LOS E during both peak hours). However, because the proposed project would not contribute more than five seconds of delay to East Vista Way/Osborne Street during the AM or PM peak hour, a significant impact would not occur and the proposed project would not be required to implement any improvements at this intersection.

Table TRA-3 summarizes the Existing Plus Project daily traffic volumes for the five study area roadway segments with the addition of project traffic.

TABLE TRA-3. EXISTING PLUS PROJECT ROADWAY SEGMENT LEVEL OF SERVICE SUMMARY Roadway
Segment
ExistingStudy
a•a
Baselines
Existing
Plus ProjectImprovement
Area
ADT
V/C
LOS
ADT
V/C
LOcity S
Required
East Vista
Gopher Canyon
1 Way
Road to Osborne
15,000 27,200

1.81 F
27,298

1.82 F 0.01
No
Street
East Vista
Osborne Street to
2 Way
Warmlands
15,000
31,000

2.07 F
31,140

2.08 F

0.01 No
Avenue
East Vista
Warmlands
3 Way
Avenue to Taylor
15,000
31,000

2.07 F
31,140

2.08 F

0.01 No
Street
4 Warmland
East of Vista Way
7,900
3,000

0.38 A
3,280

0.42 A

0.04 No
s Avenue
Vista
North of
5 Grande
Warmlands
7,900
500

0.06 A
780

0.10 A

0.04 No
Drive
Avenue
Source: Attachment F.

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P-21-0114

City of Vista Chapter 3 - Initial Study Environmental Checklist As Table TRA-3 indicates, the study area roadway segments of Warmlands Avenue and Vista Grande Drive are anticipated to continue operating at an acceptable LOS (LOS A) with implementation of the proposed project.

However, the three study area roadway segments along East Vista Way would continue to operate at an unacceptable LOS (LOS F). As previously described, intersection performance is a more accurate and realistic indicator of true traffic operations and is used as the city's basis for requiring improvements. Because the proposed project would not require intersection improvements based on the LTA (2021), the proposed project would not be required to implement any roadway improvements along East Vista Way. However, as a condition of approval, the project would implement a variety of improvements at the intersection of East Vista Way and Warmlands Avenue. Please refer to Chapter 2, Environmental Setting and Project Description, for a detailed description of the improvements. Impacts would be less than significant.

B. LESS THAN SIGNIFICANT IMPACT. According to the city's Transportation Impact Analysis Guidelines, a Vehicle Miles Traveled (VMT) analysis for CEQA purposes will be required if a project equals to or exceeds 1,000 ADT and is consistent with the adopted General Plan. If a project is inconsistent with the adopted General Plan, a VMT analysis will be required if the project would result in 500 or more ADT. The project requires a General Plan Amendment to change the Land Use designation from Rural Residential (RR) to Low Density Residential (LD). As discussed above, the project would generate 280 ADT, which is below the city's threshold for a VMT analysis. Therefore, the project would not conflict and would be consistent with CEQA Guidelines, Section 15064.3(b), and impacts would be less than significant. c. LESS THAN SIGNIFICANT IMPACT. Implementation of the proposed project would not involve potentially dangerous traffic or transportation hazards or result in incompatible uses that could affect existing traffic or circulation on the project site. The proposed project would improve the existing Vista Grande Drive along the southern boundary of the project site. The newly constructed road would loop north to provide access to the new interior lots and would exit to the west to the easement road on the western side of the project site. The proposed roadway would be built according to city's design standards. In addition, new curve warning signs and 15 mph advisory speed placards would be installed in each direction for the curve along Vista Grande Drive just west of the project. Impacts would be less than significant.

D. LESS THAN SIGNIFICANT IMPACT. Access to the proposed development would be from the improvement of Vista Grande Drive. Emergency secondary access would be provided at Vista Grande Terrance to Vista Grande Drive. This access would be gated and used for emergency secondary access/egress purposes only.

Furthermore, prior to receipt of building permits, the project plans would be subject to plan check to ensure the project has been designed to incorporate all required VFD standards to ensure that its implementation would not result in hazardous design features or inadequate emergency access to the site or areas surrounding the site. In addition, the VFD reviewed the project pre -submittal and the project would be required to make all roadways a minimum of 24 ft wide with no parking on the street throughout the development. Therefore, impacts related to inadequate emergency access would be less than significant.

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City of Vista Chapter 3 - Initial Study Environmental Checklist XV111. Utilities • Service
Potentially
Less than
Systems
Significant
with
Significant
No Impact
ImpactWould
•Impact
the project:

Incorporated
a. Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or stormwater
drainage, electric power, natural gas, or
❑
❑
®
❑
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
b. Have sufficient water supplies available to
serve the project and reasonably
❑
El
®
❑
foreseeable future development during
normal, dry and multiple dry years?
c. Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it has
❑
❑
®
❑
adequate capacity to serve the project's
projected demand in addition to the
provider's existing commitments?
d. Generate solid waste in excess of State or
local standards, or in excess of the capacity
of local infrastructure, or otherwise impair
❑
❑
®
❑
the attainment of solid waste reduction
goals?
e. Comply with federal, state, and local
management and reduction statutes and
❑
❑
®
❑
regulations related to solid waste?
The discussion below is based in part on the findings contained within the 2277 Vista Grande Drive Water Supply Study prepared by the Vista Irrigation District (2021) and the Vista Grande Development Flow Analysis prepared by Buena Sanitation District (2021) (Attachment J).

DISCUSSION
A. LESS THAN SIGNIFICANT IMPACT. The proposed project would develop 28 single-family residential lots. All wet and dry public utilities, facilities, and infrastructure are in place and available to serve the project site without the need for relocated, new, or expanded facilities. While new utility and service connections would need to be extended to and from the project site (e.g., sewer, stormwater runoff, electrical), these new connections would not result in a need to modify the larger off -site infrastructure. As a result, implementation of the proposed project would not require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities.

Impacts would be less than significant.

B. LESS THAN SIGNIFICANT IMPACT. Development proposed project would increase the demand for potable water to serve the proposed 28 single-family residences. Water service for the project would be provided by the Vista Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist Irrigation District (VID) from the water main in Vista Grande Drive. The project would connect to two existing water service pipelines and meters on the project site that extend from the existing water main line in Vista Grande Drive. The VID is a member agency of the San Diego County Water Authority (SDCWA). The VID imports approximately 70 percent of its potable water supply from SDCWA, who in turn buys it from the Metropolitan Water District of Southern California (MWD). The remaining 30 percent of the VID's supply is from Lake Henshaw, which is fed through precipitation from the San Luis Rey watershed. A looped public water system is proposed through the project; the water system would make connections to the VID's existing system within Vista Grande Drive along the southern end of the project. Based on a Water Supply Study prepared for the project (Attachment J), the projected average daily demand of potable water for the proposed project would be approximately 18,689 gallons per day (gpd). The Water Supply Study did not identify any existing system deficiencies within the project limits or in the vicinity of the development during a maximum day plus fire flow demand scenario. However, peak - hour pressures are below 40 psi for pipeline/pad elevation above 702 ft. The study recommended the project install privately owned booster pumps with backflows for these areas above 702 ft. Therefore, the VID would be able to adequately serve the project, and impacts would be less than significant. c. LESS THAN SIGNIFICANT IMPACT. A Vista Grande Development Flow Analysis was prepared by City of Vista/Buena Vista Sanitation District in March 2021(Attachment J) to evaluate whether the proposed project wastewater flow would impact downstream sewer pipeline. Based on the city's Sewer Master Plan 2017 Update (August 2018), the proposed project is anticipated to generate approximately 5,740 gpd of wastewater (205 gpd per 28 Equivalent Dwelling Units (gpd/EDU). A new eight -inch gravity sewer main line would be connected to the existing eight -inch gravity sewer main line in Prince Way and extended through an existing easement up to in Vista Grande Drive and then easterly to the project site. Based on the model, wastewater generation from the proposed project would not exceed the capacity of the existing gravity mains in the flow path downstream of the project site.

Therefore, the project's contribution of wastewater would not require new water/wastewater facilities to be built or existing facilities to be expanded; as a result, impacts would be less than significant.

D. LESS THAN SIGNIFICANT IMPACT. Development of the proposed 28 single-family residences would result in a negligible increase in domestic municipal solid waste generation. Construction of the project would entail demolition and removal of one single-family residence. As a result, the construction of the proposed residential development and associated improvements would likely generate both green waste (e.g., vegetation) and construction and demolition debris. Once construction of the residential homes begins, it would generate various types of construction debris, including asphalt, metal, and wood. In compliance with AB 939 and the city's Municipal Code, Chapter 13.17, Construction and Demolition Debris Recycling, the city would require the diversion of at least 50 percent of the total construction and demolition debris generated by a project via reuse or recycling via a Waste Management Plan. To comply with this requirement, construction and demolition debris would typically be hauled to a Construction, Demolition, and Inert (CDI) Recycling Facility, such as the Escondido Disposal Corporation's (EDCO) CDI facility in San Marcos. Any remaining debris that is not recyclable would be disposed at a licensed landfill, such as the Sycamore Landfill in San Diego.

Once operational, the project is estimated to generate approximately 280 pounds per day or 3,650 pounds of solid waste per dwelling unit per year (City of Los Angeles 2006). Therefore, the project would generate a total of approximately 51 tons of solid waste per year. As discussed in the Vista General Plan 2030 PEIR (City of Vista 2011), EDCO is the current contracted solid waste hauler for the city and would serve the project.

EDCO has several recycling programs, and the company processes over 1,000 tons of recyclables each day within its three material recovery facilities. Once all recyclables are recovered, the remaining solid waste would be taken to the Sycamore Landfill, which has a permitted capacity of 5,000 tons per day (tpd), and a remaining capacity of 113,972,637 cy (CalRecycle 2018). The average daily weight received at the Sycamore Landfill during September 2018 was 3,356 tons. Based on the project's projected daily generation of solid Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist waste, the Sycamore Landfill can adequately accommodate the anticipated solid waste from the proposed project. Therefore, development of the proposed project would generate solid waste that would be within the capacity of local landfills, resulting in a less than significant impact.

E. LESS THAN SIGNIFICANT IMPACT. The city complies with all federal, state, and local statutes and regulations related to solid waste, such as AB 939 and AB 341. EDCO also complies with all applicable federal and state solid waste regulations. The San Diego County Department of Environmental Health issues permits to all solid waste facilities in the county, including the Sycamore Landfill, which undergoes monthly inspections. As solid waste generated by the proposed project would be diverted to material recovery facilities, with the remaining waste hauled to the Sycamore Landfill (or any active, permitted landfill facility in the county), it would comply with existing regulations related to solid waste. Therefore, the project would comply with all applicable federal, state, and local management and reduction statues and regulations regarding solid waste, resulting in a less than significant impact.

Wildfire
Less than
PotentiallyXlX.

If located in or near state responsibility
Significantareas or lands classified as Very High
I
_
• •.

Fire Hazard Severity zones, would the Impact
Mitigation
Impact
project:

Incorporated
a. Substantially impair an adopted emergency
response plan or emergency evacuation ❑
❑
®
❑
plan?
b. Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and
thereby expose project occupants to,
❑
❑
®
❑
pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
c. Require the installation or maintenance of
associated infrastructure (such as roads,
fuel breaks, emergency water sources,
power lines or other utilities) that may
❑
❑
®
❑
exacerbate fire risk or that may result in
temporary or ongoing impacts to the
environment?
d. Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
❑
❑
®
❑
post -fire slope instability, or drainage
changes?
The proposed project is located in a State Responsibility Area Moderate Fire Hazard Severity Zone with a small portion along the eastern project site boundary located in a VHFHSZ. Therefore, this IS/MND includes an analysis of the project's wildfire impacts.

A. LESS THAN SIGNIFICANT IMPACT. The Vista Fire Protection District has adopted Emergency Evacuation Plans in its Community Wildfire Protection Plan to identify evacuation routes, emergency facilities, and available VFD personnel and equipment to effectively deal with emergency situations.

Vista Grande Residential - IS/MND
Nove��r�Q-9,2022
PM
P-21-0114

City of Vista Chapter 3 - Initial Study Environmental Checklist The proposed project would provide all required emergency access in accordance with the requirements of the VFD. In addition, the project has been designed to meet all applicable development and fire codes, including landscaping and vegetation requirements. Once applications for building permits are submitted, the VFD would review all construction plans for adequate fire suppression, fire access, and emergency evacuation. Therefore, implementation of the proposed project would not impair or physically interfere with an evacuation plan. As a result, impacts would be less than significant.

B. LESS THAN SIGNIFICANT IMPACT. As discussed in the Vista General Plan 2030 PEIR (City of Vista 2011), the combination of Southern California's Mediterranean climate (winter and spring rainfall and hot dry summers) and the frequency of high wind velocity from Santa Ana winds (which generally blow east to west) creates optimum conditions for wildfires. Steep terrain also contributes to the rapid spread of wildfires. Slopes affect the behavior of fire because they can change the proximity of separate burns. Many hillside areas within the city have slopes with a gradient greater than 30 percent, resulting in long, winding roads that terminate on the sides and tops of ridges leading to single-family residences.

The proposed project is located in a State Responsibility Area Moderate Fire Hazard Severity Zone with a small portion along the eastern project site boundary located in a VHFHSZ. The project site is surrounded by existing development to the south, east, and west. However, undeveloped lands border the northern part of the project site, specifically proposed Lots 6 through 10.

The VFD serves the Vista Fire Protection District and administers the Weed Abatement Program and Defensible Space requirements for new residential developments in the District, among other duties. The VFD and other city departments are active participants in the MJHMP for San Diego County (County of San Diego 2017), which identifies risks by natural and human -made disasters and ways to minimize the damage from these disasters.

The city's portion of the MJHMP (2017) includes goals, objectives, and actions to reduce wildfire hazards within the city. The city is responsible for implementing these goals and actions, which includes such actions as "continue to promote cooperative vegetation management programs that encompass hazard mitigation in the city and unincorporated areas that threaten the city" (County of San Diego 2017).

The project has been designed to meet all applicable development and fire codes, including landscaping and vegetation requirements to inhibit prevailing winds and project slopes from exacerbating wildfires. Once applications for building permits are submitted, the VFD would review all construction plans for adequate fire suppression, fire access, and emergency evacuation. Future homes would be required to comply with the 2019 California Fire Code and CBC which includes minimum standards for ignition -resistant construction, methods, and design in these fire hazard zones. Compliance with the CBC would ensure the minimum standards for construction materials, methods and design are incorporated into the proposed project. In addition, slopes greater than five ft are not planned on the site. Thus, the project would not result in exacerbating wildfire risks, and impacts from wildfire pollution would be less than significant.

C. LESS THAN SIGNIFICANT IMPACT. As previously discussed, all proposed project components (including utilities, roadway, buildings, walls, and landscaping) would be located within the boundaries of the project site, and impacts associated with the development of the project are analyzed throughout this document. The project has been designed to meet all applicable development and fire codes, including landscaping and vegetation requirements. As a result, adherence to standard city policies in the installation or maintenance of associated infrastructure would not exacerbate fire risk, and potential impacts would be less than significant.

D. LESS THAN SIGNIFICANT IMPACT. Land -disturbing construction activities associated with the project, such as vegetation clearing and grading of project sites, could result in localized alteration of drainage patterns and temporarily increase in erosion and sedimentation in the construction area. Temporary flooding could also result from such activities from temporary alterations of the drainage system (reducing its capacity of carrying Vista Grande Residential - IS/MND P-21-0114
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City of Vista Chapter 3 - Initial Study Environmental Checklist runoff) or from the temporary creation of a sump condition due to grading. Alterations may temporarily result in increased erosion and siltation if flows were substantially increased or routed to facilities or channels without capacity to carry the additional flow. Construction -related activities would be required to comply with the city's Grading Ordinance (Vista Development Code, Chapter 17.56) and the current State General Permit to Discharge Stormwater Associated with Construction Activities, which requires preparation of a SWPPP by a Qualified SWPPP Developer.

Post -construction, the projectsite would consist of six drainage basins. Stormwater runoff would be conveyed over land and in proposed storm drain to four Modular Wetlands Systems and four proposed underground storage facilities. The proposed LID features designed to reduce stormwater runoff from by promoting infiltration and reducing the peak flow rates. In addition, the project site is not located within a landslide hazard zone. According to the Geotechnical Investigation (Attachment C), evidence of landslides and slope instabilities was not observed on site and slopes greater than five ft are not planned on the site. Therefore, the project would not expose people or structures to significant risk associated with post -fire landslides, mudflows, and flooding.

XX Mandatory Finding of
Potentially
Less than
Significant
Lessthan
Significance
Significant
11 with
Significant
• ..

Impact•Impact
Incorporated
a. Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a
❑
®
❑
❑
plant or animal community, substantially
reduce the number or restrict the range of
a rare or endangered plant or animal or
eliminate important examples of the major
periods of California history or prehistory?
b. Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
El
El
®
El
are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and
the effects of probable future projects)?
c. Does the project have environmental
effects which will cause substantial
❑
®
El
❑
adverse effects on human beings, either
directly or indirectly?

DISCUSSION
A. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. With the Incorporation of mitigation measures, the proposed project would not have the potential to degrade the quality of the environment, reduce the habitat of any sensitive plant or wildlife species, or eliminate important examples of California history or prehistory.

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City of Vista Chapter 3 - Initial Study Environmental Checklist As discussed in Section IV, Biological Resources, in this chapter, based on the analysis in the Biological Report (Attachment D) it was determined that the project would have potentially significant impacts to nesting birds and to CSS and NNG. Construction of the proposed project could result in significant temporary (direct) impacts to active bird nests during the bird breeding season. However, if avoidance of the bird breeding season is not feasible, then Mitigation Measure BIO-1 would be undertaken, which would reduce this potentially significant temporary impact to a biological resource to a less than significant level. Mitigation Measure BR-2 would be implemented to mitigate CSS at a ratio of 1:1 and to mitigate NNG at a 0.5:1. With implementation of Mitigation Measure B10-2, impacts on sensitive vegetation communities would be mitigated to less than significant levels, Further, implementation of Mitigation Measures 1310-1 and BIO-2 would ensure compliance with the MHCP, and impacts would be reduced to less than significant.

According to the Cultural Reports (Helix 2015a and Attachment B), one archaeological site and one isolate were observed on site during the archaeological survey. Through consultation with the Rincon Band of Luiseno Indians, the archaeological site CA-SDI-21774 was found to meet the criteria for inclusion in the California Register of Historical Resources. Due to the presence of CA-SDI-21774 on site and Native American archaeological and cultural resources in the area, Mitigation Measures CUL-1 through CUL-7 would be implemented, which would include proper procedures for inadvertent discoveries of human remains or archaeological resources, the addition of a Tribal Representatives, retaining a project archaeologist, holding a pre -construction meeting, on -site resource reburial, and a Phase IV Cultural Resources Monitoring Report.

Implementation of Mitigation Measures CUL-1 through CUL-7 would reduce impacts to unknown archaeological resources, Tribal Cultural Resources, and human remains to a less than significant level.

B. LESS THAN SIGNIFICANT IMPACT. Implementation of the proposed project would not result in individually limited or cumulatively considerable significant impacts. All resource topics associated with the project have been analyzed in accordance with CEQA and the CEQA Guidelines and were found to pose no impacts, less than significant impacts, or less than significant impacts with mitigation. In addition, taken in sum with other projects in the area, the scale of the proposed project is small, and impacts to any environmental resource or issue areas would not be cumulatively considerable. Therefore, impacts would be less than significant.

C. LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. There are Several potentially hazardous Conditions associated with the project site. Firstly, there is a residence currently on site that would need to be removed prior to building the proposed project. According to available records, the home was apparently constructed in 1953, and the use of asbestos -containing materials and lead paint (which were used at that time) is unknown. The presence and demolition of these housing materials would be considered a significant impact.

However, with the implementation of Mitigation Measure HAZ-1, which requires a survey to remove any potential asbestos -containing materials, this potentially significant impact would be reduced to a less than significant level. In addition, blasting may be required at the site during initial grading activity. Blasting operations would be conducted through the use of drilling and blasting to fracture rocks. Blasting operations would be conducted by a licensed blasting contractor, in strict compliance with pertinent federal, state, and local requirements. Because project -specific details regarding blasting operations are not available at this time, impacts to off -site residences are conservatively assessed as significant. Mitigation Measure N01-1 would be implemented to employ a blasting program, which would ensure that potential impacts are reduced to a less than significant level.

All resource topics associated with the proposed project have been analyzed in accordance with CEQA and the CEQA Guidelines and were found to pose no impacts, less than significant impacts, or less than significant impacts with mitigation. Consequently, with mitigation, the proposed project would not result in any environmental effects that would cause substantial adverse effects on human beings directly or indirectly.

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City of Vista
Chapter 4 - References and List of Preparers
References
Section 15150 of the CEQA Guidelines permits an environmental document to incorporate by reference other documents that provide relevant data. The documents listed below are hereby incorporated by reference.

The pertinent material is summarized throughout this IS/ND where that information is relevant to the analysis of impacts of the project.

CAL FIRE (California Department of Forestry and Fire Protection). 2021. California Fire Hazard Severity Zone Viewer.

California Department of Conservation. 2019. "SMARA Mineral Land Classification." Division of Mines and Geology. Accessed September 2021. https://www.conservation.ca.gov/cgs/minerals/mineral-land- classification-smara#maps-and-reports.

California Department of Conservation. 2008. San Diego County Williamson Act Lands Map.

California Department of Conservation. 2020. San Diego County Important Farmland Map. Accessed September 2021. https://maps.conservation.ca.gov/DLRP/CIFF/ .

CalRecycle. 2018. Sycamore Landfill SWIS Facility/Site Activity Details. Accessed September 2021. https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/1798?sitel D=2871.

Caltrans (California Department of Transportation). 2019. Scenic Highways System List Excel Spreadsheet.

Accessed September 2021. https://dot.ca.gov/programs/design/lap-landscape-architecture-and- commu nity-livability/lap-liv-i-scenic-highways.

Caltrans. 2020. Transportation and Construction Vibration Guidance Manual. April.

City of Los Angeles. 2006. LA CEQA Thresholds Guidelines. Accessed September 2021. https://pla n n i ng.lacity.org/ei r/CrossroadsHwd/dei r/f i les/ refere n ces/AO7. pdf.

City of Vista. 2011. General Plan 2030 Program Environmental Impact Report. December. Accessed September 2021. https://www.cityofvista.com/city-services/city-departments/community-development/building- planning-permits-applications/vista-general-plan-2030.

City of Vista. 2012. Vista General Plan 2030. Adopted February 28. Accessed September 2021. https://www.cityofvista.com/city-services/city-departments/community-development/building- planning-permits-applications/vista-general-plan-2030.

City of Vista. 2015. Stormwater Standards Manual.

City of Vista. 2016. BMP Design Manual.

County of San Diego. 2017. Multi -Jurisdictional Hazard Mitigation Plan.

County of San Diego. 2021. Zoning and Property Information Tool.

EnviroStor. 2021. EnviroStor Database.

Helix (Helix Environmental). 2O15a. Cultural Report.

Helix. 2O15b. Vista Grande Project Acoustical Site Assessment.

San Diego County Airport Land Use Commission. 2010. Airport Land Use Compatibility Plan for Oceanside Municipal Airport. January.

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City of Vista Chapter 4 - References and List of Preparers SANDAG (San Diego Association of Governments). 2003. Multiple Habitat Conservation Program.

SDAPCD (San Diego Air Pollution Control District). 2021. "Attainment Status." Accessed September 2021. http://www.sdapcd.org/content/sdc/apcd/en/air-quality-planning/attainment-status.html .

SRA. 2015. Air Quality Assessment for the Vista Grande Tentative Subdivision Map Project.

U.S. Census Bureau. 2019. Quick Facts City of Vista. Accessed September 2021. https://www.census.gov/ quickfacts/vistacitycalifornia.

Individuals and Organizations Consulted
City of Vista
• John Conley, AICP, Director of Community Development
Gregory Perrine
• Gregory Perrine, Chief Executive Officer
Preparers
Harris & Associates
• Diane Sandman, AICP, Senior Director
• Esther Daigneault, Senior Environmental Analyst
• Kelsey Hawkins, Environmental Analyst
• Lindsey Messner, Technical Editor
• Randy Deodat, GIS Analyst
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City of Vista
Attachment A - Figures
02/22/2022 PH 1 Page 90 of 210

City of Vista
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02/22/2022 PH 1 Page 91 of 210

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Figure 4
Conceptual Landscape Plan
Vista Grande Residential

City of Vista Attachment A - Figures
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Vista Grande Residential - IS/MND P-21-0114
Novel, ej�2/2022 P�181 Page 99 of 210

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Figure 5
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Vista Grande Residential
00 of 210

City of Vista Attachment A - Figures
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Vista Grande Residential - IS/MND P-21-0114
Novel, ej�2/2022 PM Page 101 of 210

Vezetation Types (I00` huffer) -
Coastal Sage Scrub
Disturbed Coastal Sage Scrub
Non -Native Grassland
Non -Native Vegetation
Disturbed Habitat
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Vista Grande Residential
02/2212022 PH1 Page 1102 of 210

City of Vista Attachment A - Figures
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Vista Grande Residential - IS/MND P-21-0114
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City of Vista
Attachment K - Comments and Responses to Comments
During the public review period (October 2, 2021, to November 1, 2021) of the Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed Vista Grande Residential Project (project), the City of Vista (city) received six comment letters. These letters and the city's responses to them are attached. The responses to the comments are based on the California Environmental Quality Act (CEQA) Guidelines, Section 15088(c), Evaluation of and Response to Comments, which states the following:

The written response shall describe the disposition of significant environmental issues raised (e.g., revisions to the proposed project to mitigate anticipated impacts or objections). In particular, the major environmental issues raised when the lead agency's position is at variance with recommendations and objections raised in the comments must be addressed in detail giving reasons why specific comments and suggestions were not accepted. There must be good faith, reasoned analysis in response. Conclusory statements unsupported by factual information will not suffice.

The comment letters and responses are indexed below.

CommentResponse
Page(s)
Page(s)
A
Bob and Sue Carnall 2390 Vista Grande Terrace,
K-3
K 25
Vista, California 92084
B
U.S. Fish and Wildlife Service,
2177 Salk Avenue, Suite 250,
K-4
K-26
Janet Stuckrath
Carlsbad, California 92008
C
County of San Diego,
PO Box 129261
K-6
K-27
Department of Environmental
San Diego, California 92112
Health and Quality, Land and
Water Quality Division, Colleen
Hines
D
Alisa Willens-Davis and Haydn
2350 Vista Grande Terrace,
K-8
K-28
Davis
Vista, California 92084
E
California Department of Fish
3883 Ruffin Road, San Diego,
K-13
K-32
and Wildlife, David Mayer
California 92123
F
Guajome Alliance for
Not provided
K-18
K-33
Responsible Development,
Ursula Sack
The city appreciates the commenters' participation in the review of the IS/MND for the project. Your comment letter and the city's responses to them will be included in the administrative record for the project.

Vista Grande Residential - IS/MND
Nove��r�Q2,2022
PM
P-21-0114

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Vista Grande Residential - IS/MND P-21-0114
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10/11/21, 12:37 PM
MUROW CM Mail - RE: Vista Grande Residential Project
K1O DEVELOPMENT coNsurraNTs
RE: Vista Grande Residential Project
From: Sue
Sent: Friday, October 8, 2021 9:06 AM
To: John Conley
Subject: Vista Grande Residential Project
Greg Perrine
We will just cut to the chase. We do not want Vista Grande Terrace being used as a fire exit or have any traffic from the new development. It's very possible those of us living at the end of the cul-de-sac would be trapped during an emergency. This is A-1 especially concerning since exits could easily be made at the other end of the development and put cars onto E. Vista Way. Vista Grande Terrace is a private street that the residents maintain and any extra traffic at anytime would damage our street.

My husband is also wondering if the seller of these new homes is going to disclose the pipelines on the north edge of their property that emits a low -pitch noise 24/7.

My husband has confirmed with Vista Irrigation District this is where the sound is A-2 originating that he hears every day and night.

Thank you and please do not use Vista Grande Terrace for any traffic including large trucks used for this development.

Bob and Sue Carnall
2390 Vista Grande Terrace
Vista, CA 92084
760-732-0026
02/22/2022 PH 1 Page 106 of 210
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10/27/21, 2:13 PM
MUROW CM Mail - FW: Vista Grande TSM MND Comments
1 J�/j I I D �/��
f 1►1 V R O y 1► Greg Perrine

DEVELOPMENT CONSULTANTS
FW: Vista Grande TSM MND Comments
John Conley Wed, Oct 20, 2021 at 4:10 PM
To: Christopher Winters , Greg Perrine
From: Stuckrath, Janet
Sent: Wednesday, October 20, 2021 3:53 PM
To: John Conley
Cc: Zoutendyk, David ; Drewe, Karen@Wildlife ;
Jennifer.Turner
Subject: Vista Grande TSM MND Comments
In Reply Refer to:

FWS-SDG-22B0008-22CPA0007
John,
Thank you for the opportunity to review the draft Mitigated Negative Declaration (MND) for the Vista Grande Residential Project (P21-0114). Our comments and recommendations are based on the information provided in the MND and associated documents; our knowledge of sensitive and declining vegetation communities in San Diego County; and our participation in the Multiple Habitat Conservation Program (MHCP).

The primary concern and mandate of the Service is the protection of public fish and wildlife resources and their habitats. The Service has legal responsibility for the welfare of migratory birds, anadromous fish, and threatened and endangered animals and plants occurring in the United States. The Service is also responsible for administering the Federal Endangered Species Act of B-1 1973 (Act), as amended (16 U.S.C. 1531 et seq.), including habitat conservation plans (HCP) developed under section 10(a)(1) of the Act.

The proposed Vista Grande Residential Project (project) involves the approval of a General Plan Amendment, zoning change, and Tentative Subdivision Map to construct 28 single-family detached lots, an access road, and associated utilities situated on two parcels in the northeastern part of the City of Vista (city). The site is currently designated Rural Residential (RR) in the Vista General Plan 2030 (City of Vista 2012), which allows up to one dwelling unit per acre (du/ac). The project proposes to change the General Plan land use designation to Low Density Residential (LD), which would allow up to two du/ac. The property is currently zoned Agricultural Zone (A-1). The project also proposes to rezone the property as Estates Residential (E-1).

The approximately 17-acre property generally lies east of East Vista Way, north of Warmlands Avenue, and west of Green Hills Way in the northeast of the City bordering the 02/22/2022 PH 1 Paige 107 of 210
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10/27/21, 2:13 PM MUROW CM Mail - FW: Vista Grande TSM MND Comments unincorporated San Diego County to the north and east. The property is comprised of two parcels, Assessor's Parcel numbers (APNs) 171-100-05 and -28 at 12.12 acres and 4.93 acres B-1 respectively, immediately north of Vista Grande Drive, northwest of Vista Grande Terrace, south of cont. the San Diego County Water Authority pipeline maintenance road (identified as Pipeline Road), east of an unnamed easement road, and west of a private development, all on the south -facing slope of an east -west trending ridge.

To assist the City in avoiding, minimizing, and adequately mitigating project -related impacts to the B-2 coastal California gnatcatcher (Polioptila californica californica, gnatcatcher), the Service recommends that updated protocol -level gnatcatcher surveys be conducted to determine the status of gnatcatchers within the on- and off -site coastal sage scrub. If found, potential impacts to the gnatcatcher could be addressed under section 7 (if there is a federal nexus) or 10 of the Act.

Jest► rCk4-at1V
Carlsbad Fish and Wildlife Office
2177 Salk Avenue, Suite 250
Carlsbad, CA 92008
(760) 431-9440 ext. 270
[email protected]
I am currently working from home and infrequently checking my office voicemail. Please email me if you'd like to schedule a phone call or meeting.
02/22/2022 PH 1 Page 108 of 210
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10/27/21, 2:14 PM MUROW CM Mail - FW: Comments -Mitigated Negative Declaration, Vista Grande Residential Project P21-0114 FS]J�/j I I D �/��
1 f 1►1 V R O y 1► Greg Perrine

DEVELOPMENT CONSULTANTS
FW: Comments -Mitigated Negative Declaration, Vista Grande Residential Project P21-0114
John Conley
To: Greg Perrine
Cc: Christopher Winters
Mon, Oct 25, 2021 at 10:51 AM
From: Hines, Colleen
Sent: Monday, October 25, 2021 10:41 AM
To: John Conley
Cc: Ippolito, Sharon
Subject: Comments -Mitigated Negative Declaration, Vista Grande Residential Project P21-0114 Good Morning,
Regarding the MND for the Vista Grande Residential Project, the Department of Environmental Health and Quality C-1 (DEHQ), Land and Water Quality Division previously commented on this project in a letter dated 6/13/2021. The comments still apply and are as follows below.

The MND does not adequately address two potential impacts of the project related to existing and potential on -site wastewater disposal systems, both on and adjacent to the project site, which could affect privately owned lands in the unincorporated county. These issues should be disclosed and addressed in the MND prior to approval of any grading plan for the project site. The first issue is the potential risk to groundwater related to the "abandonment' of the existing on -site wastewater treatment systems within the project boundary. County Code of Regulatory Ordinance provisions that C-2 implement State standards and that are applicable County -wide regulate the decommissioning of existing septic systems. (See, County Code§§ 68.301 and 68.314.) Those provisions allow abandonment in place, with conditions, but that practice may not be protective of groundwater in the context of future development of the site. We recommend that the project description commit to the removal of all existing sewage and all existing septic system components prior to any grading of the site.

The second issue is the potential for site grading to reduce the area available for on -site wastewater treatment system dispersal fields on contiguous private lots outside of the project area. Dispersal fields must be set back five feet for each one foot of grading cut. A tall bank cut near the property line could push this required setback into the contiguous private C-3 parcels. If septic systems have been installed on those parcels before grading on the project site begins, that grading could compromise the ability of those installed systems to confine sewage below ground. "Daylighting" sewage would be a threat public health. To avoid this potential impact, the MND should commit to consultations with the DEHQ Land and Water Quality Division before any grading plans are approved.

DEHQ staff are available on a cost -recovery basis to assist in the review process. Please contact Craig C-4 Caes, Supervising Environmental Health Specialist in the DEH Land and Water Quality Division, at (858) 694-2551 for further information.
02/22/2022 PH 1 Paige 109 of 210
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10/27/21, 2:14 PM MUROW CM Mail - FW: Comments -Mitigated Negative Declaration, Vista Grande Residential Project P21-0114 Regards,
Colleen Hines
Supervising Environmental Health Specialist
Site Assessment and Mitigation Program & Well Program
Land and Water Quality Division
Department of Environmental Health and Quality
Phone: (858) 505-6874
Help us make sure our customers have a positive experience. Please take 60 seconds to provide us with your feedback. 02/22/2022 PH 1 Page 110 of 210
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IBM
FRIVA
Alisa Willens-Davis and Haydn Davis Iq
2350 Vista Grande Terrace
Vista, Ca 92084
October 28, 2021
RE: Vista Grande
Mr. John Conley, Director of Community Development
City of Vista
200 Civic Center Drive
California 92084
Dear Mr. Conley:

This may be an exercise in futility, nonetheless, it feels important to address the truth of this challenge to negotiate in good faith with a Goliath. I don't know who the owners/investors are that have hired the Murow Development Consultants of Irvine to move this project forward, so it feels like we are having to negotiate with a team of development consultants who have a network of power brokers that know how to influence the decision makers in the City of Vista and that the likely owners/investors may not even know the first thing about the Vista community. When reading the MND, I see that the preparers are staff of Harris and Associates of San Diego who generally do the same kind of work as Murow, i.e., supporting development/construction projects by navigating all the governmental, economic, environmental etc. challenges such developments come up against. It would not surprise me if these companies have a quid pro quo arrangement. Which leads to the crux of this letter: All the areas of concern listed and addressed in this MND have been massaged to assuage the points of argument that the City of Vista may raise.

I acknowledge the inevitability, and indeed, the moral imperative of growth and development. Home ownership is part of the American Dream, as it is to find a residential environment that suits everyone's pursuit of happiness. Some people love the "big city" others love places like Vista. Our city is wonderful because it answers this call to all manner of dreams.

Vista is eclectic that way.

So, here we have developer "consultants" that are pulling all sorts of strings and weaving explanations that are just ambiguous enough to evade accountability (I can not figure out how the preparers come up with a Y response to "Consistent" in every case.). Their goal is to have a project that generates a financial profit for the investors/owners and essentially build a tract housing project in the middle of a unique, diverse, and even quirky semi -rural residential community. If our city cedes to the influence of such power brokers, we will become a Levittown and not the individualistic, diverse, environmentally conscientious Vista that it aspires to be in 2030.

Allow me to ground my argument in specifics that are taken from the LUCI Table 1:
(I will copy and past the LUCI Element Policies, the Project Description, then the assessment if it is Consistent Y or N.

Finally, I will list my comment.)
Policy 1.6: Encourage undergrounding of utilities and discourage new electric and communications lines to be added to existing aboveground utility systems.

All electric and communication utilities are currently aboveground and would be placed underground during construction.

Y
On the Landscape Concept Plan the existing power pole near lot 15 is "to remain". But, in the Project Description it states "all" utilities would be placed underground.
02/22/2022
PH1