Vista City Council
November 15, 2022

Camino Largo Residential Project Noise Assessment Study I December 2021 Table 2

APPLICABLE EXTERIOR PROPERTY LINE NOISE LIMITS
Applicable Limit One -hour
Zone
Time
Average Sound Level
(Decibels)
A-1, E-1, 0, OSR
7:00 a.m. —10:00 p. m.
50 R-16, MHP
10:00 p.m. — 7:00 a. m.
45 7:00 a.m. —10:00 p.m.
55 R-M
10:00 p.m. — 7:00 a.m.
50 C-1, C-2, 0-3, C-T, OP, M-U and
7:00 a.m. —10:00 p.m.
60 Downtown Specific Plan
10:00 p.m. — 7:00 a.m.
55 M-1, I-P, all areas of the Vista Business
Park Specific Plan and Specific Plan 14
Any time
70 Source: City 2014
A-1 = Agricultural; C-1 and C-3 = Commercial; C-T = Commercial Transient; E-1 = Estate; I-P = Industrial; M-1 = Light Manufacturing; MHP = Mobile Home Park; M-U = Mixed Use; 0 = Open Space; 0-3 = Office Park; OP = Office Professional; OSR = Open Space Residential; R-1 and R-16 = Single-family Residential; R-M = Multi -family Residential
The project site will be zoned R-113 (Single-family residential). Neighboring parcels to the south and east are zoned A-1 (Agricultural), and the parcel to the north is zoned C-1(Commercial).

The adopted County of San Diego Noise Ordinance also stipulates controlling construction noise. San Diego County Code Sections 36.408 and 36.409, Construction Equipment, state that, except for emergency work, it shall be unlawful for any person to operate or cause to be operated, construction equipment:

A. Between 7:00 p.m. and 7:00 a.m.

B. On Sunday or a holiday. For the purposes of this section, a holiday means January 1, the last Monday in May, July 4, the first Monday in September, December 25, and any day appointed by the President as a special national holiday or the Governor of the State as a special State holiday. A person may, however, operate construction equipment on a Sunday or holiday between the hours of 10:00 a.m. and 5:00 p.m. at the person's residence or for the purpose of construction of a residence for himself or herself, provided that the operation of construction equipment is not carried out for financial consideration or other consideration of any kind and does not violate the limits in Sections 36.409 and 36.410.

C. Except for emergency work, it shall be unlawful for any person to operate construction equipment or cause construction equipment to be operated, that exceeds an average sound level of 75 dBA for an 8-hour period, between 7:00 a.m. and 7:00 p.m., when measured at the boundary line of the property where the noise source is located or on any occupied property where the noise is being received.

Section 36.410 of the County of San Diego's ordinance provides additional limitation on construction equipment beyond Section 36.404 pertaining to impulsive noise. Except for emergency work or work on a public road project, no person shall produce or cause to be produced an impulsive noise that exceeds the maximum sound level shown in Table 3, Maximum Sound Levels (Impulsive), when measured at the HELIX
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Camino Largo Residential Project Noise Assessment Study I December 2021 boundary line of the property where the noise source is located or on any occupied property where the noise is received, for 25 percent of the minutes in the measurement period.

Table 3

MAXIMUM SOUND LEVELS (IMPULSIVE)
Occupied Property Use Decibels (dBA) L.AX
Residential, village zoning or civic use 82
Agricultural, commercial or industrial use 1 85
Source: County of San Diego Municipal Code Section 36.410 The minimum measurement period for any measurements is one hour. During the measurement period, a measurement must be conducted every minute from a fixed location on an occupied property. The measurements must measure the maximum sound level during each minute of the measurement period. If the sound level caused by construction equipment or the producer of the impulsive noise exceeds the maximum sound level for any portion of any minute, it will be deemed that the maximum sound level was exceeded during that minute.

2.0 ENVIRONMENTAL SETTING

2.1 SURROUNDING LAND USES
Adjacent lands surrounding the project site include single-family residences within unincorporated San Diego County to the north; single-family residences to the east, undeveloped land and single-family residences to the south. See Figure 2 for nearby land uses.

2.2 EXISTING NOISE ENVIRONMENT
The existing noise environment is dominated by traffic noise from North Santa Fe Avenue. The project is subject to some distant aircraft noise, though the site is not located near an active airport. The nearest airports are Oceanside Municipal Airport, located approximately 5.7 miles to the west, and McClellan -Palomar Airport, located approximately 7.4 miles to the south.

2.2.1 Ambient Noise Survey
Two measurements were taken for the ambient noise survey, including one measurement at the project site and one along North Santa Fe Avenue to the west. The first measurement was taken along the southern boundary of the project site along Camino Largo, approximately 600 feet west of North Santa Fe Avenue. The second measurement was taken along North Santa Fe Avenue, at a location approximately 850 feet west of Osborne Street. A traffic count was conducted at this location to estimate the breakdown of heavy trucks (three or more axles), medium trucks (double tires/two axles), and automobiles along North Santa Fe Avenue. The measured noise levels are shown in Table 4, Noise Measurement Results. Traffic counts for the timed measurement and the one -hour equivalent volume are shown in Table 5, Recorded Traffic Volume and Vehicle Mix. Measurement locations are shown on Figure 2.

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Camino Largo Residential Project Noise Assessment Study I December 2021 Table 4

NOISE MEASUREMENT RESULTS
Measurement 1— Traffic
Date:

December 8, 2021
Conditions:

Temperature: 55°F. Wind Speed: 1 mph. 77% humidity. Sunny.

Time:
8:24 a.m. — 8:34 a.m.

Location:

Along the southern boundary of the project site 600 feet west of North Santa Fe Avenue
Measured Noise Level:

47.1 dBA Len
Notes:

Ambient nature sounds. Noise primarily from traffic on Santa Fe Avenue, landscaping equipment, and distant aircraft.

Measurement 2 — Ambient
Date:

December 8, 2021
Conditions:

Temperature: 55°F. Wind Speed: 1 mph. 77% humidity. Sunny.

Time:
8:47 a.m. — 9:02 a.m.

Location:

West of project site approximately 850 feet west of Osborne Street and 60 feet from the North Santa Fe Avenue centerline. Adjacent to North Coast Church parking lot.

Measured Noise Level:

67.9 dBA Len
Notes:

Noise dominated by traffic along North Santa Fe Avenue.

Table 5

RECORDED TRAFFIC VOLUME AND VEHICLE MIX
Measurement
Roadway
Traffic
Autos
MTl
HT
1 North Santa Fe
Avenue
15-minute count
196
7 1
One -hour equivalent
784
28 4
Percent

96.7%

0.9%

2.3%
1 Medium Trucks (double tires/two axles)
z Heavy Trucks (three or more axles)

3.0 ANALYSIS, METHODOLOGY, AND ASSUMPTIONS

3.1 METHODOLOGY

3.1.1 Ambient Noise Survey
The following equipment was used to measure existing noise levels at the project site:
• Larson Davis LxT Noise Meter
• Larson Davis Model CA250 Calibrator
• Windscreen and tripod for the sound level meter
The sound level meter was field -calibrated immediately prior to the noise measurements to ensure accuracy. All sound level measurements conducted and presented in this report were made with a sound level meter that conforms to the American National Standards Institute (ANSI) specifications for HELIX
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Camino Largo Residential Project Noise Assessment Study I December 2021 sound level meters (ANSI S1.4-1983 R2006). All instruments were maintained with National Institute of Standards and Technology traceable calibration per the manufacturers' standards.

3.1.2 Noise Modeling Software
Modeling of the exterior noise environment for this report was accomplished using two computer noise models: Computer Aided Noise Abatement (CadnaA) version 2019 and Traffic Noise Model (TNM) version 2.5. CadnaA is a model -based computer program developed by DataKustik for predicting noise impacts in a wide variety of conditions. CadnaA assists in the calculation, presentation, assessment, and mitigation of noise exposure. It allows for the input of project related information, such as noise source data, barriers, structures, and topography to create a detailed CadnaA model, and uses the most up-to- date calculation standards to predict outdoor noise impacts. CadnaA traffic noise prediction is based on the data and methodology used in the TNM.

TNM was released in February 2004 by the U.S. Department of Transportation (USDOT) and calculates the daytime average hourly LEQ from three-dimensional model inputs and traffic data (California Department of Transportation [Caltrans] 2004). TNM was developed from Computer Aided Design (CAD) plans provided by the project applicant. Input variables included road alignment, elevation, lane configuration, area topography, existing and planned noise control features, projected traffic volumes, estimated truck composition percentages, and vehicle speeds.

Peak -hour traffic volumes are estimated based on the assumption that approximately 10 percent of the average daily traffic would occur during a peak hour. The one -hour LEQ noise level is calculated utilizing peak -hour traffic. Peak hour LEQ can be converted to CNEL using the following equation, where LEQ(h)pk is the peak hour LEQ, P is the peak hour volume percentage of the average daily trips (ADT), d and e are divisions of the daytime fraction of ADT to account for daytime and evening hours, and N is the nighttime fraction of ADT:

CNEL = LEQ(h)pk + 10log10 4.17/P + 10log10(d + 4.77e + 10N) The model -calculated one -hour LEQ noise output is therefore approximately equal to the CNEL (Caltrans 2013).

Project construction noise was analyzed using the Roadway Construction Noise Model (RCNM; USDOT 2008), which utilizes estimates of sound levels from standard construction equipment.

3.2 ASSUMPTIONS

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

General project construction activities would include site clearing, demolition, grading, underground utility installation, physical building construction, paving, and application of architectural coatings. The most prominent noise -generating standard construction equipment anticipated to be used on the site includes excavators, front-end loaders, backhoes, scrapers, dozers, rollers, pavers, and mounted impact hammers.

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Camino Largo Residential Project Noise Assessment Study I December 2021 Demolition would be required for an existing on -site structures and pavements. Grading of the site would require approximately 44,130 CY of export, which is anticipated to be exported via 2,758 haul truck trips over the course of 20 days. Approximately 138 trucks per day, or 17 trucks per hour, would be required.

3.2.2 Operations
The proposed project's operational noise sources are anticipated to include heating, ventilation, and air conditioning (HVAC) systems and vehicular traffic. Upon completion, the project would also be exposed to vehicular traffic noise from North Santa Fe Avenue.

3.2.2.1 Heating, Ventilation, and Air Conditioning Units The analysis assumes that the buildings would use a typical to larger -sized residential condenser mounted on ground level pads. The unit used in this analysis is a Carrier 38HDR060 split system condenser (see Appendix A, Carrier 38HDR060 Split System Condenser). The manufacturer's noise data is provided below in Table 6, Carrier HDR060 Condenser Noise.

Table 6
CARRIER HDR060 CONDENSER NOISE
Noise Levels in Decibels' (dB) Measured at Octave Frequencies Overall Noise Level in 125 Hz 250 Hz 500 Hz 1 KHz 2 KHz 4 KHz 8 KHz A -weighted Scale (dBA)'

63.0 61.5 64.0 66.5 66.0 64.5 55.5 72.0
' Sound Power Level (SwL)
KHz = kilohertz

3.2.2.2 Vehicular Traffic
Traffic volume data along North Santa Fe Avenue for Existing and Existing + Project conditions were provided by Linscott, Law and Greenspan, Engineers (LLG; 2021). Approximately 25 percent of the project's traffic would travel north along North Santa Fe Avenue, and 75 percent would travel south.

Based on the site visit, a typical traffic distribution along North Santa Fe Avenue is 96 percent automobiles, 3.5 percent medium trucks, and 0.5 percent heavy trucks. This breakdown was used in this analysis for non -project traffic. Table 7, Existing Plus Project Traffic Volumes, summarizes the ADT data for the segments of Santa Fe Avenue, Osborne Street, and Taylor Street relevant to this analysis.

Table 7

EXISTING PLUS PROJECT TRAFFIC VOLUMES
Existing
Project
Existing +
Existing +
Roadway Segment
ADT
ADT
Project ADT
Cumulative +
Project ADT
North Santa Fe Avenue
North of Project 1 16,834 1 115 1 16,949 1 17,982
South ofProiect 1 16.279 1 345 1 16.624 1 17.382
Source: LLG, SANDAG 2020
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Camino Largo Residential Project Noise Assessment Study I December 2021

3.3 GUIDELINES FOR THE DETERMINATION OF SIGNIFICANCE
Based on Appendix G of the CEQA Guidelines, implementation of the project would result in a significant adverse impact if it would:

Threshold 1: Generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the Vista General Plan or noise ordinance.

Per the Vista Noise Ordinance, impacts would be significant if the project would generate noise levels at a common property line with the adjacent agricultural zones to the south and east 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 north 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 limits 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 3 CNEL or more.

Construction activity would be considered significant for nearby residences if it exceeds an 8-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 noise exceeding 10 dBA above ambient noise levels at nearby sensitive receptors would be considered a substantial increase.

Threshold 2: Generate excessive ground -borne vibration or ground -borne noise levels.

Excessive ground -borne vibration would occur if construction -related ground -borne vibration exceeds 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 specific by Caltrans (2020).

Threshold 3: For a project located within the vicinity of a private airstrip or an airport land use plan, or where such a plan has not been adopted, within two miles of a public use airport or private airstrip, expose people residing or working in the project area to excessive noise.

Excessive noise exposure is defined as noise levels that exceed the standards in the City General Plan Noise Element for the associated land use.

Threshold 4: Noise compliance for new uses.

Future land uses would be compliant with the City General Plan Noise Element if the project's residential exterior use areas are exposed to noise levels below 65 CNEL and interior noise levels below 45 CNEL.

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Camino Largo Residential Project Noise Assessment Study I December 2021

4.0 IMPACTS

4.1 ISSUE 1: EXCESSIVE NOISE LEVELS
Would the project generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the Vista General Plan or noise ordinance.

4.1.1 Operational On -site Noise Generation
The project would include HVAC units at ground -level locations adjacent to each proposed residence.

Specific locations and planning data for the future HVAC units is not available at this stage of project design; however, the project applicant has indicated that HVAC units would be located on the sides of the proposed residences. Further, as mentioned in Section 3.2.2.1, modeling assumed that the HVAC unit would be a Carrier 38HDR060 split system condenser. A single unit typically generates a noise level of 56 dBA at a distance of 7 feet.

Based on the site plan shown in Figure 3, the closest proposed lot to the nearest off -site residential property line would be Lot 3. For the single-family homes, it is likely that the HVAC units would be installed adjacent to the house structure. The nearest off -site residential structure would be approximately 45 feet from the closest potential HVAC location. At this distance, the HVAC would generate a noise level of approximately 39.8 dBA, which would not exceed the City's nighttime allowable hourly limit of 45 dBA; therefore, impacts from the project's operational noise would be less than significant.

4.1.2 Operational Off -site Transportation Noise Generation The project would generate vehicular traffic that would utilize North Santa Fe Avenue and have the potential to result in increased noise levels at existing single-family residences along the roadway. TNM software was used to calculate the noise contour distances for Existing and Existing + Project conditions along North Santa Fe Avenue. As noted in the assumptions, Existing and Existing + Project traffic noise levels presented in this analysis are based on traffic volumes provided by LLG (2021). Refer to Table 7 for the forecasted ADT data for existing and project -added traffic volumes.

The off -site roadway modeling represents a conservative analysis that does not consider topography or attenuation provided by existing structures. The results of this analysis for the CNEL at the nearest NSLUs to the roadway centerline of North Santa Fe Avenue are shown below in Table 8, Off -site Traffic Noise Levels.

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Camino Largo Residential Project Noise Assessment Study I December 2021 Table 8

OFF -SITE TRAFFIC NOISE LEVELS
CNEL at
CNEL at
CNEL at Distance
Distance to
Distance to
Distance to
to Nearest NSLU
Direct'
Roadway Segment
Nearest
Nearest
(Existing +
Nearest
Impact
NSLU
NSLU
NSLU Change
Project)
(Existing)
from Existing
North Santa Fe Avenue
North of Project 100 feet 62.6 62.7 0.1 No
South of Project 50 feet 69.4 69.5 0.1 No
1 A direct impact to off -site uses would occur if existing noise levels exceed 65 CNEL at single family residences and the project more than doubles (increases by more than 3 CNEL) the existing noise level.

NSLU = noise sensitive land use; CNEL = Community Noise Equivalent Level Impacts would be significant in areas where traffic noise at single-family residential uses exceeds the 65 CNEL maximum noise level specified in the City's General Plan Noise Element and implementation of the project results in a significant increase in noise levels, which is considered greater than a perceptible change of 3 CNEL over existing conditions. As shown in Table 8, noise levels would increase by 0.1 CNEL for nearby residences along North Santa Fe Avenue. This increase would not be a perceptible increase and noise impacts from project -generated traffic would be less than significant.

4.1.3 On -site Construction Noise Generation
Construction of the project would require site clearing, demolition of existing structures, grading, installation of underground utilities/infrastructure, construction of new buildings, paving, and architectural coating. The magnitude of the noise 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 generate elevated noise levels that may disrupt nearby residences north, south, and east of the project site. Construction equipment would be continuously moving across the site, and equipment is not anticipated to be located at a single location during a typical workday. Therefore, construction equipment is modeled at an average distance of 100 feet from the nearest NSLUs. Table 9, Construction Equipment Noise Levels, provides the 100-foot distance noise levels for equipment anticipated to be used for general construction activities.

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Camino Largo Residential Project Noise Assessment Study I December 2021 Table 9

CONSTRUCTION EQUIPMENT NOISE LEVELS
Unit
Percent
Operating Time
LMAX
at 100 feet
dBA LEQ
at 100 feet
Backhoe
40 71.5

67.6 Compactor
20 77.2

70.2 Compressor
40 71.6

67.7 Concrete Mixer Truck
40 72.8

68.8 Concrete Pump Truck
20 75.4

68.4 Dozer
40 75.6

71.7 Dump Truck
50 70.4

66.5 Excavator
40 74.7

70.7 Front End Loader
40 73.1

69.1 Paver
50 71.2

68.2 Roller
20 74.0

67.0 Excavator/Loader/Dump Truck
40 74.7

73.9 Source: RCNM; USDOT 2008
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 8-hour operating day. Further, not all the pieces of equipment included in Table 9 would be used within 100 feet off -site residences. A dozer and an excavator may be working on the site simultaneously but would not be working near one another at a given time due to the nature of their respective operations. An excavator, loader, and dump truck were analyzed together for construction noise impacts due to their likelihood of being used in conjunction with one another.

Based on these assumptions, grading operations using an excavator, loader, and dump truck at the nearest NSLU would be 73.9 dBA LEQ at 100 feet (see Appendix B, Construction Noise Modeling Outputs).

Therefore, construction noise from this equipment was modeled to be below the noise ordinance limit defined in Threshold 4 of 75 dBA LEQ (8-hour), however noise levels may exceed the existing ambient noise levels by 10 dBA.

Ambient noise levels were conducted at the project site approximately 600 feet east of North Santa Fe Avenue. During this short-term measurement, noise levels of 47.1 dBA were taken. Furthermore, using the TNM modeling results for the existing conditions of North Santa Fe Avenue, noise levels 100 feet from the roadway would be approximately 62.7 dBA CNEL1 . By both measures, construction noise levels would likely exceed the existing ambient noise environment by 10 dBA. Mitigation measure N0I-1 would incorporate a construction noise management plan including the use of temporary sound barriers to reduce noise levels at neighboring NSLUs.

NOI-3 Construction Noise Management Plan. Noise levels from project -related construction activities shall not exceed the noise limit specified in San Diego County Code Sections 36.408 and 36.409 of 75 dBA (8-hour average), when measured at the boundary line of the property where the noise is located or any occupied property where noise is being received. A Construction Management Plan that describes the measures included on the construction plans to ensure compliance with the noise limit shall be prepared by the project applicant and submitted to the 1 As described in Section 2.2.2, the CNEL metric includes evening and nighttime noise levels. Construction would not occur during those hours.

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Camino Largo Residential Project Noise Assessment Study I December 2021 City of Vista Planning Division for approval prior to issuance of the grading permit. The following measures may be included to reduce construction noise:
• Construction equipment to be properly outfitted and maintained with manufacturer - recommended noise -reduction devices.
• Diesel equipment to be operated with closed engine doors and equipped with factory - recommended mufflers.
• Mobile or fixed "package" equipment (e.g., arc -welders and air compressors) to be equipped with shrouds and noise control features that are readily available for that type of equipment.
• Electrically powered equipment to be used instead of pneumatic or internal-combustion powered equipment, where feasible.
• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) to be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas to be located as far as practicable from noise sensitive receptors. • The use of noise -producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
• No project -related public address or music system shall be audible at any adjacent sensitive receptor.
• Temporary sound barriers or sound blankets may be installed between construction operations and adjacent noise -sensitive receptors. Due to equipment exhaust pipes being approximately 7 to S feet above ground, a sound wall at least 10 feet in height above grade, to block the line -of -sight between project construction activities and residences along the northern, southern, and eastern property lines. These barriers would mitigate noise levels to within acceptable levels. To effectively reduce noise levels, the sound barrier should be constructed of a material with a minimum weight of two pounds per square foot with no gaps or perforations and remain in place until the conclusion of demolition, grading, and construction activities.

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The project applicant shall notify residences within 100 feet of the project's property line in writing within one week of any construction activity such as demolition, hard rock handling, concrete sawing, asphalt removal, and/or heavy grading operations. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure.

The on -site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the affected resident shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.

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Camino Largo Residential Project Noise Assessment Study I December 2021

4.1.4 Construction Traffic Noise
As discussed in Section 3.2.1., it is anticipated that 2,758 round trips, or 5,516 one-way haul truck trips would be required for soil export over the course of 20 workdays during the grading phase of construction, which would equate to 276 one-way haul truck trips, or passes, per day. Over the course of an eight -hour construction day, it is assumed 34 haul truck trips would occur per hour. This daily traffic level associated with soil export is anticipated to be the highest daily traffic level associated with project construction.

The additional 34 construction trips were added to the existing traffic volumes on North Santa Fe Avenue south of the project site. Using TNM, receivers were modeled at 50 feet from the roadway centerline (the approximate distance to the nearest single family residential NSLUs), and construction haul trips were modeled as heavy trucks. As presented above in Table 8 of Section 4.1.2, the modeled existing traffic noise level along this segment of North Santa Fe Avenue is 69.4 CNEL. The addition of the project's haul truck trips during the grading phase of construction would increase noise levels to

70.1 CNEL, which represents a 0.7 CNEL increase. This would not be a perceptible increase and impacts from construction traffic noise to existing NSLUs would be less than significant.

4.2 ISSUE 2: EXCESSIVE VIBRATION
Would the project expose persons to or generate excessive ground -borne vibration or noise levels?

4.2.1 Construction Vibration
A possible source of vibration during general project construction activities would be a vibratory roller, which may be used for compaction of soil beneath building foundations and could be used within 50 feet of the off -site residence north of Lot 3. Most usage of a vibratory roller, however, would occur at distances greater than 50 feet from any single residence due to the mobile nature of its use across the project site. A vibratory roller would create approximately 0.210 inch per second PPV at a distance of 25 feet (Caltrans 2020). A 0.210 inch per second PPV vibration level would equal 0.098 inch per second PPV at a distance of 50 feet.Z This would be lower than the structural damage impact to older structures of 0.5 inch per second PPV and the "strongly perceptible" impact for humans of 0.1 inch per second PPV.

Additionally, off -site exposure to such ground -borne vibration would be temporary as it would be limited to the short-term construction period. Therefore, even though vibration may be perceptible at nearby residences, temporary impacts associated with the roller (and other potential equipment) would be less than significant.

4.2.2 Operational Vibration
As a residential development, the project would not generate excessive ground -borne vibration during operations; therefore, no impacts would occur.
z Equipment PPV = Reference PPV * (25/D)n (inches per second), where Reference PPV is PPV at 25 feet, D is distance from equipment to the receiver in feet, and n = 1.1 (the value related to the attenuation rate through the ground); formula from Caltrans 2013b.

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Camino Largo Residential Project Noise Assessment Study I December 2021

4.3 ISSUE 3: AIRPORT NOISE EXPOSURE
Would the project expose people residing or working in the project area to excessive noise from a nearby public use airport or private airstrip?

4.3.1 Aircraft Noise
The project is subject to some distant aircraft noise, though the site is not located near an active airport.

The nearest airports are Oceanside Municipal Airport, located approximately 5.7 miles to the west and McClellan -Palomar Airport, located approximately 7.4 miles to the south. At these distances, no effects related to airport noise would occur at the project site, and impacts would be less than significant.

4.4 ISSUE 4: NOISE COMPLIANCE FOR NEW USES

4.4.1 Exterior Noise Levels
Future on -site residential land uses would be exposed to noise from vehicular traffic along North Santa Fe Avenue west of the project site. The noise levels associated with vehicular traffic were modeled at the project site using TNM. Modeling used Horizon Year + Project ADT to conservatively assess future traffic noise conditions at the project site. The new residential land uses would not be compliant with the General Plan Noise Element limits if exterior use areas are exposed to noise exceeding 65 CNEL.

Using TNM, noise level contours were generated for North Santa Fe Avenue. The model provides the distances at which noise levels would exceed 65 CNEL. The 65 CNEL noise level contour would extend approximately 100 feet from the roadway centerline. The backyard exterior use areas of Lots 1 and 2 are located approximately 90 feet from the North Santa Fe Avenue. Therefore, at this distance, these areas may not be compatible with the City General Plan limits for residential developments. Mitigation measure NOI-2 would require the placement of permanent noise walls to reduce noise levels at these locations.

NOI-2 On -Site Noise Barriers. Noise levels within the backyard areas of Lots 1 and 2 may be exposed to noise levels exceeding the City General Plan noise compatibility standards and shall be reduced to below 65 CNEL.

Noise reduction for these exterior use areas shall be accomplished through on -site noise barriers (walls). The wall shall be at least 6 feet in height and would break the line -of -sight between the backyards and North Santa Fe Avenue. To appropriately reduce noise levels, the wall should be constructed at the pad elevation for each Lot.

The sound attenuation barrier must be solid. It can be constructed of masonry, wood, plastic, fiberglass, steel, or a combination of those materials, as long as there are no cracks or gaps, through or below the wall. Any seams or cracks must be filled or caulked. If wood is used, it can be tongue and groove and must be at least one inch total thickness or have a density of at least

3.5 pounds per square foot. Where architectural or aesthetic factors allow, glass or clear plastic 3/8 of an inch thick or thicker may be used on the upper portion, if it is desirable to preserve a view.

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Camino Largo Residential Project Noise Assessment Study I December 2021

4.4.2 Interior Noise Levels
Traditional architectural materials are conservatively estimated to attenuate noise levels by 15 CNEL; therefore, if exterior noise levels at a building fagade exceed 60 CNEL, interior noise levels may exceed the 45 CNEL limit set forth in the City General Plan Noise Element for residential uses. The 60 CNEL noise level contour generated by North Santa Fe Avenue would extend 170 feet from the roadway centerline.

The residences on Lots 1 and 2 have fagades that are located within 110 feet of the North Santa Fe Avenue and would therefore be exposed to noise levels exceeding 60 CNEL. To ensure that the project's habitable rooms do not exceed 45 CNEL, mitigation measure N0I-3 would be required.

NOI-3 On -site Interior Noise Level Reduction. For the project's Lot 1 and 2 habitable areas (both living rooms and bedrooms), the following measures shall be incorporated in the design of the project to reduce interior noise levels to 45 CNEL or less:
• Minimum exterior wall requirement of STC 46 with a construction of standard 3/8-inch exterior one coat stucco over 1.0-inch rigid R-4 insulation over 1/2-inch shearwall on 2x6 studs with 5/8-inch Type "X" Drywall.
• Minimum window requirement of STC 28 with a vinyl frame window construction of dual glazing window thickness 1/8-inch and 1/2-inch air gap. • Appropriate means of air circulation and provision of fresh air intake shall be incorporated in the project to allow windows to remain closed for extended intervals of time so that acceptable levels of noise can be maintained on the interior. • Buildings shall provide mechanical ventilation in accordance with the 2019 California Mechanical Code.

5.0 LIST OF PREPARERS
Jason Runyan, Noise Specialist
Joanne Dramko, AICP, Principal Noise Specialist, QA/QC
Kara Palm, Project Manager
Ana Topete, Word Processing
HELIX Environmental Planning, Inc.
7578 El Cajon Boulevard
La Mesa, CA 91942
HELIX
Environmental Planning
11 /15/2022
PH1

Camino Largo Residential Project Noise Assessment Study I December 2021

6.0 REFERENCES
California Building Standards Commission. 2019. California Building Code, California Code of Regulations, Title 24, Part 2.

California Department of Transportation (Caltrans). 2020. Transportation and Construction Vibration Guidance Manual. April.
2013. Technical Noise Supplement to the Traffic Noise Protocol. September. 2004. California Department of Transportation, Traffic Noise Model (TNM).

Linscott, Law and Greenspan, Engineers (LLG). 2021. Camino Largo Local Transportation Study.

November 30.

San Diego, County. 2020. Municipal Code.

U.S. Department of Transportation (USDOT). 2008. Roadway Construction Noise Model.

Vista, City of (City). 2014. City of Vista Municipal Code, Section 8.32, Noise Control. April. 2012. City of Vista General Plan, Noise Element.

HELIX
Environmental Planning
11 /15/2022
PH1

Appendix A
Carrier 38HDR060 Split System
Condenser
11 /15/2022 PH 1 Page 1062 of 1307

ELECTRICAL DATA
38HDR
UNIT
SIZE
V-PH-Hz
VOLTAGE RANGE*

COMPRESSOR

OUTDOOR FAN MOTOR
MIN
CKT
AMPS
FUSE/

HACR BKR
AMPS
Min
Max
RLA
LRA
FLA
NEC
Hp
kW
Out
018
208/230-1-60
187
253

9.0 48.0

0.80 0.125

0.09 12.1
20 024
208/230-1-60
187
253

12.8 58.3

0.80 0.125

0.09 16.8
25 030
208/230-1-60
187
253

14.1 73.0

1.45 0.25

0.19 19.1
30 208/230-1-60
187
253

14.1 77.0

1.45 0.25

0.19 19.1
30 036
208/230 - 3 - 60
187
253

9.0 71.0

1.45 0.25

0.19 12.7
20 460 - 3 - 60
414
506

5.6 38.0

0.80 0.25

0.19 7.8
15 208/230-1-60
187
253

21.8 117.0

1.45 0.25

0.19 28.7
50 048
208/230-3-60
187
253

13.7 83.1

1.45 0.25

0.19 18.6
30 460-3-60
414
506

6.2 41.0

0.80 0.25

0.19 8.6
15 208/230-1-60
187
253

26.4 134.0

1.45 0.25

0.19 34.5
60 060
208/230-3-60
187
253

16.0 110.0

1.45 0.25

0.19 21.5
35 460-3-60
414
506

7.8 52.0

0.80 0.25

0.19 10.6
15 rermissioie limits of the voltage range at wnicn the unit win operate satistactoruy FLA - Full Load Amps
HACR - Heating, Air Conditininng, Refrigeration
LRA - Locked Rotor Amps
NEC - National Electrical Code
RLA - Rated Load Amps (compressor)
NOTE: Control circuit is 24-V on all units and requires external power source. Copper wire must be used from service disconnect to unit.

All motors/compressors contain internal overload protection.

SOUND LEVEL
Unit Size
Standard
Rating (dB)
Typical Octave Band Spectrum ( dBA ) (without tone adjustment) 125
250
500
1000
2000
4000
8000
018
68 52.0

57.5 60.5

63.5 60.5

57.5 46.5
024
69 57.5

61.5 63.0

61.0 60.0

56.0 45.0
030
72 56.5

63.0 65.0

66.0 64.0

62.5 57.0
036
72 65.0

61.5 63.5

65.0 64.5

61.0 54.5
048
72 58.5

61.0 64.0

67.5 66.0

64.0 57.0
060
72 63.0

61.5 64.0

66.5 66.0

64.5 55.5

CHARGING SUBCOOLING (TXV-TYPE EXPANSION DEVICE)

UNIT SIZE -VOLTAGE, SERIES
REQUIRED SUBCOOLING °F (°C)
018
12(6.7)
024
12(6.7)
030
12(6.7)
036
12(6.7)
048
12(6.7)
060
12(6.7)
6 11 /15/2022 PH 1 Page 1063 of 1307

Appendix B
Construction Noise Modeling
Outputs
11 /15/2022 PH 1 Page 1064 of 1307

Roadway Construction Noise Model (RCNM),Version 1.1
Report date:
12/7/2021
Case Description:

Baselines (dBA)
Description
Land Use
Daytime
Evening
Residential
Residential
70 Impact
Description
Device
Usage(%)
Backhoe
No
Compactor (ground)
No
Compressor (air)
No
Concrete Mixer Truck
No
Concrete Pump Truck
No
Dozer
No
Dump Truck
No
Excavator
No
Front End Loader
No
Paver
No
Roller
No
Calculated (dBA)
Equipment
*Lmax
Leq
Backhoe

71.5 Compactor (ground)

77.2 Compressor (air)

71.6 Concrete Mixer Truck

72.8 Concrete Pump Truck

75.4 Dozer

75.6 Dump Truck

70.4 Excavator

74.7 Front End Loader

73.1 Paver

71.2 Roller
74 Total

77.2 *Calculated Lmax is the Loudest value.
---- Receptor #1----
Night
70 70
Equipment
Spec
Actual
Receptor
Estimated
Lmax
Lmax
Distance
Shielding
(dBA)
(dBA)
(feet)
(dBA)
40 77.6
100
0 20

83.2 100
0 40

77.7 100
0 40

78.8 100
0 20

81.4 100
0 40

81.7 100
0 40

76.5 100
0 40

80.7 100
0 40

79.1 100
0 50

77.2 100
0 20
80 100
0 Results
Noise Limits (dBA)
Day
Evening
Lmax
Leq
Lmax
Leq

67.6 N/A
N/A
N/A
N/A

70.2 N/A
N/A
N/A
N/A

67.7 N/A
N/A
N/A
N/A

68.8 N/A
N/A
N/A
N/A

68.4 N/A
N/A
N/A
N/A

71.7 N/A
N/A
N/A
N/A

66.5 N/A
N/A
N/A
N/A

70.7 N/A
N/A
N/A
N/A

69.1 N/A
N/A
N/A
N/A

68.2 N/A
N/A
N/A
N/A
67 N/A
N/A
N/A
N/A

79.4 N/A
N/A
N/A
N/A
11 /15/2022 PH 1 Page 1065 of 1307

IS/MND Appendix H
Local Transportation Study
11 /15/2022 PH 1 Page 1066 of 1307

Prepared by:

LOCAL TRANSPORTATION STUDY

CAMINO LARGO
Vista, California
November 30, 2021
LLG Ref. 3-21-3452
Under the Supervision of:

Zahira Chayeb John Boarman, RE
Transportation Engineering Technician II Principal
LinscoM Law &
Greenspan, Engineers
4542 Ruffner Street
Suite 100
San Diego, CA 92111
858.300.8800 T
858,300.8810 F
www.ligengineers.com
11 /15/2022 PH 1 Page 1067 of 1307

TABLE OF CONTENTS

SECTION PAGE
Appendices........................................................................................................................................... ii Listof Figures..................................................................................................................................... iii Listof Tables...................................................................................................................................... iii

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

2.0 Project Description.................................................................................................................... 2

3.0 Existing Conditions.................................................................................................................... 6

3.1 Existing Street Network...................................................................................................... 6

3.2 Existing Traffic Volumes.................................................................................................... 7

4.0 Vehicles Miles Traveled Assessment...................................................................................... 10

5.0 Analysis Approach and Methodology.................................................................................... 11

5.1 Analysis Approach............................................................................................................ 11

5.2 Analysis Methodology...................................................................................................... 11

5.2.1 Signalized Intersections........................................................................................ 11

5.2.2 Unsignalized Intersections.................................................................................... 13

5.2.3 Street Segments..................................................................................................... 13

6.0 Substantial Effect Criteria...................................................................................................... 14

7.0 Analysis of Existing Conditions.............................................................................................. 16

7.1 Peak Hour Intersection Levels of Service......................................................................... 16

7.2 Daily Street Segment Levels of Service........................................................................... 17

8.0 Trip Generation/Distribution/Assignment............................................................................ 18

8.1 Project Trip Generation..................................................................................................... 18

8.2 Trip Distribution/Assignment........................................................................................... 18

9.0 Cumulative Traffic................................................................................................................... 22

9.1 Descriptions of Cumulative Projects................................................................................ 22

9.2 Cumulative Projects Trip Generation............................................................................... 23

10.0 Analysis of Existing + Cumulative Projects Scenarios......................................................... 28

10.1 Existing + Project Conditions........................................................................................... 28

10.1.1 Peak Hour Intersection Operations....................................................................... 28

10.1.2 Daily Street Segment Operations.......................................................................... 28 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 PH 1 Page 1068 of 1307

10.2 Existing + Cumulative Projects without Project Conditions ............................................ 28

10.2.1 Peak Hour Intersection Operations....................................................................... 28

10.2.2 Daily Street Segment Operations.......................................................................... 28

10.3 Existing + Cumulative Projects + Project Conditions...................................................... 29

10.3.1 Peak Hour Intersection Operations....................................................................... 29

10.3.2 Daily Street Segment Operations.......................................................................... 29

11.0 Analysis of Horizon Year Scenarios....................................................................................... 32

11.1 Horizon Year Baseline Conditions & Traffic Volumes .................................................... 32

11.2 Horizon Year Conditions.................................................................................................. 32

11.2.1 Peak Hour Intersection Operations....................................................................... 32

11.2.2 Daily Street Segment Operations.......................................................................... 32

11.3 Horizon Year with Project Conditions.............................................................................. 33

11.3.1 Peak Hour Intersection Operations....................................................................... 33

11.3.2 Daily Street Segment Operations.......................................................................... 33

12.0 Site Access................................................................................................................................. 38

13.0 Pedestrian, Bicycle and Transit.............................................................................................. 39

13.1 Pedestrian Mobility........................................................................................................... 39

13.2 Bicycle Mobility............................................................................................................... 39

13.3 Transit Mobility................................................................................................................ 39

14.0 Conclusion................................................................................................................................ 40

APPENDICES

APPENDIX
A.

Intersection and Segment Manual Count Sheets
B.

Peak Hour Intersection Analysis Worksheets
— Existing
C.

Peak Hour Intersection Analysis Worksheets
— Existing + Project
D.

Peak Hour Intersection Analysis Worksheets
— Existing + Cumulative Projects
E.

Peak Hour Intersection Analysis Worksheets
— Existing + Cumulative Projects + Project
F.

Peak Hour Intersection Analysis Worksheets
— Horizon Year
G.

Peak Hour Intersection Analysis Worksheets
— Horizon Year + Project
H.

Cumulative Projects Traffic Study Excerpts
I_
City of San Diego Roadway Classification
LiNScorr, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
;4>' Rg1,,i Kos '("I R2[ 1 ',47'.6,..
11 /15/2022 PH 1 Page 1069 of 1307

LIST OF FIGURES
SECTION —FIGURE
# PAGE
Figure2-1
Vicinity Map................................................................................................................... 3 Figure2-2
Project Area Map............................................................................................................ 4 Figure2-3
Conceptual Site Plan....................................................................................................... 5 Figure 3-1
Existing Conditions Diagram.......................................................................................... 8 Figure 3-2
Existing Traffic Volumes................................................................................................ 9 Figure 8-1
Project Traffic Distribution........................................................................................... 19 Figure 8-2
Project Traffic Volumes................................................................................................ 20 Figure 8-3
Existing + Project Traffic Volumes.............................................................................. 21 Figure 91
Cumulative Projects Traffic Volumes.......................................................................... 25 Figure 9-2
Existing + Cumulative Projects Traffic Volumes......................................................... 26 Figure 9-3
Existing + Cumulative Projects + Project Traffic Volumes ......................................... 27 Figure 11-1
Horizon Year Traffic Volumes................................................................................. 36 Figure 11-2
Horizon Year + Projects Traffic Volumes................................................................ 37 LIST OF TABLES
SECTION —TABLE # PAGE
Table 5-1
Intersection LOS & Delay Ranges..................................................................................... 12 Table 7-1
Existing Intersection Operations........................................................................................ 16 Table 7-2
Existing Street Segment Operations.................................................................................. 17 Table 8-1
Project Trip Generation..................................................................................................... 18 Table 9-1
Cumulative Projects Trip Generation................................................................................ 24 Table 10-1
Existing + Cumulative Projects Intersection Analysis .................................................... 30 Table 10-2
Existing + Cumulative Projects Street Segment Operations ........................................... 31 Table 11-1
Horizon Year Intersection Analysis................................................................................. 34 Table 11-2
Horizon Year Street Segment Operations........................................................................ 35 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
;4>' Rg1,,i Kos '("I R2[ 1 ',47'.6,..
11 /15/2022 PIH 1 Page 1070 of 1307

LOCAL TRANSPORTATION STUDY

CAMINO LARGO
Vista, California
November 30, 2021

1.0 INTRODUCTION
Linscott, Law & Greenspan Engineers (LLG) has prepared this study to document the Vehicle Miles Traveled (VMT) screening process and conduct a Local Mobility Analysis for the proposed Vista Camino Largo ("Project"). The Project consists of 46 single-family residential units located on the northeast corner of the N. Santa Fe Avenue and Camino Largo intersection.

The following items are included in this traffic study:
■ Project Description
■ Existing Conditions Description
■ VMT Assessment
■ Analysis Approach and Methodology
■ Substantial Effect Criteria
■ Existing Conditions Analysis
■ Trip Generation/Distribution/Assignment
■ Cumulative Projects Discussion
■ Near -Term Capacity Analysis
■ Site Access and Circulation Review
■ Pedestrian, Bicycle and Transit Assessment
■ Recommendations
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11/15/2022 P, 1 Pagd1071"O1 T30.r1docx

2.0 PROJECT DESCRIPTION
The proposed Camino Largo Project is located on the northeast corner of the N. Santa Fe Avenue and Camino Largo intersection in the City of Vista. The Project is proposing to develop 46 single-family residential houses. The General Plan designation for this parcel Rural Residential. This project will require a General Plan Amendment to Medium Density Residential. Access to the Project would be provided via Camino Largo.

Figure 2-1 depicts the vicinity map, and Figure 2-2 is the Project area map. Figure 2-3 depicts the conceptual site plan.
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 PP 1 Pagd' 1'072'6f 1'30.r2.docx

i
Project Site

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Vicinity Map
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1 /15/2022 PH 1 Page 1075 Of 1307mino Largo

3.0 EXISTING CONDITIONS
Effective evaluation of the traffic impacts associated with the proposed project requires an understanding of the existing transportation system within the project area. Figure 3-1 shows the Existing conditions diagram, including intersection control and lane configurations. The study area includes the following intersections and street segments based on the anticipated distribution of the project traffic:

Intersections

1. N Santa Fe Ave & Osborne St

2. N Santa Fe Ave & Camino Largo

3. N Santa Fe Ave & Taylor St

4. N Santa Fe Ave & Bobier Dr
Street Seaments
N Santa Fe Avenue
• North of Osborne Street to Melrose Drive
• Osbore Street to Camino Largo
• Camino Largo to Taylor Street
• Taylor Street to E. Bobier Drive
• South of Bobier Drive to Cananea Street

3.1 Existing Street Network
The principal roadways in the Project study area are described briefly below. Roadway classification was determined based on a review of the City of Vista Circulation Element and information gathered from field observations.

N. Santa Fe Avenue is classified as a 4-Lane Major street on the City of Vista Circulation Element.

It is built as a 2-lane street with a two-way left -turn lane in the majority of Project study area. N. Santa Fe Avenue is built as a 4-lane divided roadway north of Melrose Drive. Between Melrose Drive and Osbore Street, N. Santa Fe Avenue varies from a 3-lane roadway with a two-way left -turn lane and a 4-lane roadway with a two-way left -turn lane. Between Osborne Street and Museum Way, N. Santa Fe Avenue is built as a 2-lane roadway with a two-way left -turn lane. Between Museum Way and Taylor Street, N. Santa Fe Avenue is built as a 3-lane roadway with a two-way left- lane. Between Taylor Street and Bobier Drive, N. Santa Fe Avenue is built as a 2-lane roadway with a two-way left - lane. South of Bobier Drive, N. Santa Fe Avenue is built as a 4-lane roadway with a two-way left- lane and then transitions into a 4-lane divided roadway about 500 feet south of Bobier Drive. Limited on - street parking is permitted on the west side of the road. No bicycle facilities are provided on N. Santa Fe Avenue in the Project vicinity. A contiguous sidewalk currently exists on the west side of the street.

The posted speed limit is 45 mph.
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 PP 1 Pagd 15076'6fz1'30.r2.docx

Osborne Street is an un-classified roadway. It is built as a two-lane undivided roadway. No on -street parking is permitted. No bicycle facilities are provided. No sidewalks provided. The posted speed limit is 35 mph.

Camino Largo is an un-classified roadway. It is built as a two-lane street and provides access to the Project Site. No on -street parking is permitted. No bicycle facilities are provided. No sidewalks provided. There is no posted speed limit.

Taylor Street is classified as a 2-Lane Collector (w/ Two -Way Left -Turn Lane) on the City of Vista Circulation Element. It is built as a two-lane street with a two-way left -turn lane in the Project study area. On -street parking is permitted on both the north and south sides of the road. No bicycle facilities are provided on Taylor Street in the Project vicinity. A contiguous sidewalk currently exists on the both the north and south sides of the street. The posted speed limit is 35 mph.

Bobier Drive is classified as a 4-Lane Major street on the City of Vista Circulation Element. It is built as a four -lane street with a two-way left -turn lane in the Project study area. On -street parking is permitted on both the north and south sides of the road. Bicycle lanes are provided on Bobier Drive in both the eastbound and westbound directions in the Project vicinity. A contiguous sidewalk currently exists on the both the north and south sides of the street. The posted speed limit is 40 mph.

3.2 Existing Traffic Volumes
Weekday AM/PM peak period intersection turning movement counts were conducted in October 2021 at four (4) study intersection and five (5) street segments. The intersection counts were conducted between the hours of 7:00-9:00 AM and 4:00-6:00 PM. Appendix A contains the count sheets.

Figure 3-2 depicts the Existing traffic volumes.
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 PP 1 Pagel' 1'07'r6f 1'3g.r2.d°`x

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Existing Conditions Diagram
PH 1 Page 1078 of 130CAmino Largo

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Existing Traffic Volumes
PH 1 Page 1079 of 130CAmino Largo

4.0 VEHICLES MILES TRAVELED ASSESSMENT
An assessment was conducted to determine the impacts on Vehicle Miles Traveled (VMT) for the Project. This assessment utilizes methodologies presented within the Governor's Office of Planning and Research (OPR) Technical Advisory developed to assist with implementation of Senate Bill 743 (SB 743), which resulted in a shift in the measure of effectiveness for determining transportation impacts from Level of Service (LOS) and vehicular delay to VMT. VMT analyses are required for use in all California Environmental Quality Act (CEQA) documents no later than July 1, 2020.

The VMT analysis thresholds are based on the City of Vista's Transportation Impact Analysis Guidelines.

The Project proposes 46 single-family residential houses which will generate a total of 460 trips per day as shown in Table 8-1. The project is not consistent with the General Plan.

Per the City of Vista's Transportation Impact Analysis Guidelines, projects that are considered inconsistent with the General Plan and generate an average daily traffic volume (ADT) of 500 trips or less do not need a VMT analysis.

Due to the Project's ADT volumes, it is presumed that the Project has no significant transportation impacts for the purposes of CEQA, and no VMT-related improvements are required. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11/15/2022 P, 1 Pagd I5080'6I 30./52.docx

5.0 ANALYSIS APPROACH AND METHODOLOGY

5.1 Analysis Approach
The following scenarios were analyzed in the traffic report:
■ Existing
■ Existing + Project
■ Existing + Cumulative Projects
■ Existing + Cumulative Projects + Project
■ Horizon Year
■ Horizon Year + Project

5.2 Analysis Methodology
Level of service (LOS) is the term used to denote the different operating conditions which occur on a given roadway segment under various traffic volume loads. It is a qualitative measure used to describe a quantitative analysis taking into account factors such as roadway geometries, signal phasing, speed, travel delay, freedom to maneuver, and safety. Level of service provides an index to the operational qualities of a roadway segment or an intersection. Level of service designations range from A to F, with LOS A representing the best operating conditions and LOS F representing the worst operating conditions. Level of service designation is reported differently for signalized and unsignalized intersections, as well as for roadway segments.

There are various methodologies used to analyze signalized intersections, unsignalized intersections, and street segments. The measure of effectiveness for intersection and segment operations is level of service (LOS), which denotes the operating conditions which occur at a given intersection or on a given roadway segment under various traffic volume loads.

LOS is a qualitative measure used to describe a quantitative analysis taking into account factors such as roadway geometries, signal phasing, speed, travel delay, freedom to maneuver, and safety. Level of service provides an index to the operational qualities of a roadway segment or an intersection. Levels of service designations range from A to F, with LOS A representing the best operating conditions and LOS F representing the worst. Level of service designation is reported differently for signalized and unsignalized intersections, as well as for roadway segments. In the Highway Capacity Manual (HCM), 6th Edition, Level of Service for signalized intersections is defined in terms of delay. The level of service analysis results in seconds of delay expressed in terms of letters A through F. Delay is a measure of driver discomfort, frustration, fuel consumption, and lost travel time.

Table 5-1 depicts the intersection LOS and corresponding delay ranges, which are based on overall intersection delay (signalized intersections) and the average control delay for any particular minor movement (unsignalized intersections), respectively.

5.2.1 Signalized Intersections
For signalized intersections, level of service criteria is stated in terms of the average control delay per vehicle for a 15-minute analysis period. Control delay includes initial deceleration delay, queue move- 30 LINScoTT, LAw & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd 1508Qt"6 T30.r2.docx

up time, stopped delay, and final acceleration delay. Following is a brief description of the Levels of Service A through F.

Level of service A describes operations with very low delay, (i.e. less than 10.0 seconds per vehicle).

This occurs when progression is extremely favorable, and most vehicles arrive during the green phase.

Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay.

Level of service B describes operations with delay in the range 10.1 seconds and 20.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for LOS A, causing higher levels of Average delay.

Level of service C describes operations with delay in the range 20.1 seconds and 35.0 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping.

Level of service D describes operations with delay in the range 35.1 seconds and 55.0 seconds per vehicle. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or higher volume (demand) / capacity (v/c) ratios. Many vehicles stop, and the proportion of vehicles not stopping declines.

Individual cycle failures are frequent.

TABLE 5-1

INTERSECTION LOS & DELAY RANGES
Source: Highway Capacity Manual6' Edition.
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd 1'082'6f 1'30.r2.docx

Level of service E describes operations with delay in the range of 55.1 seconds to 80.0 seconds per vehicle. This is considered to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurrences.

Level of service F describes operations with delay in excess of over 80.0 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with over -saturation (i.e., when arrival flow rates exceed the capacity of the intersection). It may also occur at high v/c ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels.

5.2.2 Unsignalized Intersections
For unsignalized intersections, level of service is determined by the computed or measured control delay and is defined for each minor movement: level of service is not defined for the intersection as a whole. Level of Service F exists when there are insufficient gaps of suitable size to allow a side street demand to safely cross through a major street traffic stream. This level of service is generally evident from extremely long control delays experienced by side -street traffic and by queuing on the minor - street approaches. The method, however, is based on a constant critical gap size; that is, the critical gap remains constant no matter how long the side -street motorist waits. LOS F may also appear in the form of side -street vehicles selecting smaller -than -usual gaps. In such cases, safety may be a problem, and some disruption to the major traffic stream may result. It is important to note that LOS F may not always result in long queues but may result in adjustments to normal gap acceptance behavior, which are more difficult to observe in the field than queuing.

5.2.3 Street Segments
Roadway segment Level of Service (LOS) standards and thresholds provide the basis for analysis of roadway segment performance. Roadway segment analysis is based upon the comparison of daily traffic volumes (ADTs) to the City of Vista Circulation Element Roadway Classification — Capacity and Levels of Service Table (provided in Appendix F). This table provides segment capacities for different street classifications, based on traffic volumes and roadway characteristics. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd 1'083'6f 1'30.r2.docx

6.0 SUBSTANTIAL EFFECT CRITERIA
The Circulation Element of the Vista General Plan 2030 Update (December 2011, page 3-14) states, "the City has established LOS D as the threshold for acceptable operating conditions in designated areas. Intersections and roadway segments operating at LOS D or better are considered to operate at acceptable levels of service." Roadway segment capacity and LOS standards are generally used as long range planning guidelines to determine the functional classification of roadways. The actual capacity of a roadway facility varies according to its physical attributes. Typically, however, the performance and LOS of a roadway segment is heavily influenced by the ability of an intersection to accommodate peak hour volumes. Within Vista and the San Diego region as a whole, intersection performance rather than roadway segment performance is considered a better indicator of poor traffic operations. Therefore, it should be used as the basis for traffic impact analyses and recommendations for corrective improvements.

A project is considered to have a substantial effect on the operation of an intersection when one of the following occurs:
■ THE ADDITION OF PROJECT TRAFFIC RESULTS IN A SERVICE DROP FROM LOS D OR BETTER TO LOS E OR F.

Under this condition, the project applicant would be responsible for direct project impact mitigation necessary to restore the intersection to LOS D conditions or better. ■ WHEN AN INTERSECTION IS OPERATING AT LOS E OR F UNDER THE NO -

PROJECT SCENARIO AND THE PROJECT ADDS MORE THAN AN ADDITIONAL TWO SECONDS OF AVERAGE VEHICLE DELAY.

Under this condition, the project applicant would be responsible for direct project impact mitigation necessary to restore the intersection LOS to pre -development conditions or better.

IN THE LONGER -RANGE CUMULATIVE CONDITION, IF THE ADDITION OF

PROJECT TRAFFIC RESULTS IN A SERVICE DROP FROM LOS D OR BETTER TO

LOS E OR F, OR IF AN INTERSECTION IS OPERATING AT LOS E OR F AND THE

PROJECT CONTRIBUTES TO THE AVERAGE VEHICLE DELAY (REGARDLESS

OF TIME), THE PROJECT IS DETERMINED TO HAVE A CUMULATIVELY SIGNIFICANT IMPACT.

Under this condition, the project applicant would be responsible for mitigating the intersection LOS to pre -development conditions or better. Identified cumulative transportation related impacts can be mitigated by participation in the City of Vista's Impact fees for Arterial Streets and Traffic Signals program.

As stated previously, roadway segment Level of Service (LOS) standards and thresholds provide the basis for analysis of roadway segment performance. Roadway segment analysis is based upon the comparison of daily traffic volumes (ADTs) to the City of Vista Circulation Element Roadway Classification — Capacity and Levels of Service Table (provided in Appendix F). This table provides segment capacities for different street classifications, based on traffic volumes and roadway 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd 1'084'6fT30.r2.docx

characteristics. The City of Vista's Transportation Impact Analysis Guidelines (December 2020 Final) page 25 states:
"The actual capacity of a roadway facility varies according to its physical attributes. Typically, the performance and LOS of a roadway segment is heavily influenced by the ability of the intersections to accommodate peak hour volumes. The more detailed peak hour intersection analysis explicitly accounts for factors that affect roadway capacity. Therefore, roadway segment widening is typically only recommended if the peak hour intersection analysis indicates the need for additional through lanes and/or to meet the street cross sections in the Circulation Element adjacent to the project boundary. Within the City of Vista and the region as a whole, intersection performance, rather than roadway segment performance, is a more accurate and realistic indicator of true traffic operations and is used as the basis for defining traffic impacts."
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd:108TON'30.r1docx

7.0 ANALYSIS OF EXISTING CONDITIONS
The analysis of existing conditions includes the assessment of the study area intersection and street segment using the methodologies described in Section 5.0.

7.1 Peak Hour Intersection Levels of Service
Table 7-1 summarizes the existing intersection level of service. As seen in Table 7-1, the study area intersections are calculated to currently operate at LOS D or better.

Appendix C contains the Existing intersection analysis worksheets.

TABLE 7-1

EXISTING INTERSECTION OPERATIONS
Intersection
Control
Type
Peak
Hour
Existing
Delaya
LOSb

1. N Santa Fe Ave / Osborne St
Signal
AM

23.5 C
PM

15.0 B

2. N Santa Fe Ave / Camino Largo
TWSC e
AM

13.6 B
PM

16.5 C

3. N Santa Fe Ave / Taylor St
Signal
AM

29.9 C
PM

17.2 B

4. N Santa Fe Ave / Bobier Dr
Signal
AM

50.1 D
PM

46.9 D
Footnotes:
a. Average delay expressed in seconds per vehicle.

SIGNALIZED

UNSIGNALIZED
b. Level of Service.
c. Two -Way Stop Controlled. Worst delay is reported.

Delay
LOS
Delay
LOS

0.0 80.1
F
>50.1
F
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd:150861ON'30.r1docx

7.2 Daily Street Segment Levels of Service
Table 7-2 summarizes the existing roadway segment operations. As seen in Table 7-2, several study area segments are calculated to currently operate worse than LOS C:
• N Santa Fe Avenue: Between Osborne Street and Camino Largo • N Santa Fe Avenue: Between Camino Largo and Taylor Street • N. Santa Fe Avenue: Between Taylor Street and Bobier Drive TABLE 7-2

EXISTING STREET SEGMENT OPERATIONS
Street Segment
Functional
Classification a
Capacity
(LOS E)
ADT °
LOS d
N. Santa Fe Avenue
North of Osborne Street
4-Lane Collector
25,000
16,834
B
(undivided)
Osborne Street to Camino Largo
2-Lane Collector (with
15,000
15,120
F
TWLTL)
Camino Largo to Taylor Street
2-Lane Collector (with
15,000
16,279
F
TWLTL)
Taylor Street to Bobier Drive
2-Lane Collector (with
15,000
17,844
F
TWLTL)
South of Bobier Drive
4-Lane Collector
25,000
19,477
C
(undivided)
Footnotes:
a. City of Vista Circulation Element roadway classification at which the roadway currently functions. b. The capacity of the roadway at Level of Service E.
c. Average Daily Traffic Volumes.
d. Level of Service.
e. Volume to Capacity.
30 LINSCOTr, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pagd 1'08'r6f 1'30.r2.docx

8.0 TRIP GENERATION/DISTRIBUTION/ASSIGNMENT

8.1 Project Trip Generation
The project trip generation was calculated using the trip rates published by the San Diego Association of Governments (SANDAG) in the (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002 for residential homes.

Table 8-1 tabulates the total project traffic generation. As shown in Table 8-1, the project is calculated to generate 460 ADT with 11 inbound / 26 outbound trips during the AM peak hour and 32 inbound / 14 outbound trips during the PM peak hour.

TABLE 8-1

PROJECT TRIP GENERATION
Land Use & Size
Trip Rate
ADT
AM Peak Hour
PM Peak Hour
% of
ADT
In:Out
Volume
% of
ADT
In:Out
Volume
Split
In
Out
Split
In
Out
Single-family 46 Dwelling Units (DU)
10 / DU
460
8%
30:70
11 26
10%
70:30
32 14
Footnotes:
a. Rate is based on SANDAG's (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002.

8.2 Trip Distribution/Assignment
The project traffic was distributed and assigned to the street system based on the project's proximity to state highways and arterials. Figure 8-1 depicts the Projects Trip Distribution. Figures 8-2 depicts the Project Traffic Volumes and Figures 8-3 depicts the Existing + Project Traffic Volumes. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P, 1 Pag6:'T089'0f 3g.r2.d°`x

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PH 1 Page 1089 of 130CAmino Largo

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PH 1 Page 1090 of 130CAmino Largo

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PH 1 Page 1091 of 136cAmino Largo

9.0 CUMULATIVE TRAFFIC
There are other planned projects within the vicinity, which will add traffic to the roadways and intersections in the study area. Based on a review of other potential projects within the area, it was determined that the following cumulative development projects should be included in the traffic analysis.

In addition to the traffic produced by the cumulative projects in the vicinity, an additional 5% growth factor was incorporated to account for other potential cumulative traffic.

LLG prepared the traffic studies for 3 of the 5 cumulative projects. Appendix H includes excerpts from those traffic studies.

9.1 Descriptions of Cumulative Projects
Detailed below are brief descriptions of these cumulative projects.

1. North Santa Fe Plaza Apartments
The Santa Fe Apartments project is a 19-unit apartment and a 760 square foot coffee shop project located at 1558 N. Santa Fe Ave. The project is calculated to generate 646 ADT with 36 AM peak hour trips (18 inbound and 18 outbound) and 47 PM peak hour trips (26 inbound and 21 outbound trips).

2. Alliance North Santa Fe
The Alliance North Santa Fe project is a 60-unit apartment project located at 1559 N. Santa Fe Ave.

The project would generate 360 ADT with 29 AM peak hour trips (6 inbound and 23 outbound) and 32 PM peak hour trips (22 inbound and 10 outbound).

3. Vista Marketplace Expansion
The Vista Marketplace Expansion project is a 4,980 square foot retail expansion project located at 1461 N. Santa Fe Ave. The project would generate 596 ADT with 24 AM peak hour trips (14 inbound and 10 outbound) and 60 PM peak hour trips (30 inbound and 30 outbound).

4. Melrose Heights
The Melrose Heights project is a mixed use project that includes 301 apartment units and 20,000 square feet of commercial space. The project is located at the intersection of N. Melrose Drive and Oceanside Boulevard/West Bobier Drive. The project would generate 4,049 ADT with 340 AM peak hour trips (125 inbound and 215 outbound) and 360 PM peak hour trips (230 inbound and 130 outbound).
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd: I5M216 30. 1docx

5. Modera Melrose
The Modera Melrose project is a project that includes 280 apartment units and 10,000 square feet of commercial retail space. The project is located at the southeast corner of the Melrose Drive and Bobier Drive intersection. The project would generate 2,880 ADT with 182 AM peak hour trips (56 inbound and 136 outbound) and 271 PM peak hour trips (166 inbound and 105 outbound).

9.2 Cumulative Projects Trip Generation
The above cumulative projects are estimated to generate a total of 8,543 trips, with 611 AM peak hour trips (219 inbound and 392 outbound) and 770 PM peak hour trips (474 inbound and 296 outbound).

Table 9-1 tabulates the total cumulative project traffic generation Figure 9-1 depicts the Cumulative Projects AM/PM peak hour traffic volumes. Figure 9-2 depicts the Existing + Cumulative Projects AM/PM peak hour traffic volumes. Figure 9-3 depicts the Existing + Project + Cumulative Projects AM/PM peak hour traffic volumes. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd:'T 3'OfI'3g.r2.d°`x

TABLE 9-1

CUMULATIVE PROJECTS TRIP GENERATION
Cumulative Projects
Land Use
Quantity
ADT
AM Peak Hour
PM Peak Hour
In
Out
Total
In
Out
Total

1. North Santa Fe Plaza
Apartments
Apartments
Coffee Shop'
19 DU

0.76 KSF
114
532
2 16
7 11
9 27
7 19
3 18
10 37

2. Alliance North Santa Fe
Apartments
60 DU
360
6 23
29 22
10 32

3. Vista Marketplace
Expansion
Retail'

4.98 KSF
598
14 10
24 30
30 60

4. Melrose Heights
Mixed -Use
313 DU
4,059
125
215
340
230
130
360

5. Modera Melrose
Commercial
/Retail
Apartments
10 KSF
280 DU
1,200
1,680
29 27
19 107
48 134
60 106
60 45
120
151
TOTAL
8,543
219
392
611
474
296
770
Footnotes:
a. Rate is based on SANDAG's (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002.
b. Rate used: Fast food without drive thru
C. Rate used: Neighborhood shopping center
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd 1'M4'61 T30.r2.docx

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PH 1 Page 1095 of 130CAmino Largo

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PH1 Page 1096 of 130CAmino Largo

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Existing +Cumulative Projects +Project Traffic Volumes
PH1 Page 1097 of 13cAmino Largo

10.0 ANALYSIS OF EXISTING + CUMULATIVE PROJECTS SCENARIOS

10.1 Existing + Project Conditions

10.1.1 Peak Hour Intersection Operations
Table 10-1 summarizes the peak hour intersection operations under Existing + Project conditions. As seen in Table 10-1, with the addition of project traffic, the study intersections are calculated to continue to operate at LOS D or better during the AM and PM peak hours.

Appendix C contains the intersection analysis worksheets.

10.1.2 Daily Street Segment Operations
Table 10-2 summarizes the Existing + Project roadway segment operations. As seen in Table 10-2, with the addition of project traffic the study segments are calculated to continue to operate at LOS C on a daily basis with the exception of the following segments which are calculated to currently operate at LOS F:
• N Santa Fe Avenue: Between Osborne Street and Camino Largo • N Santa Fe Avenue: Between Camino Largo and Taylor Street • N. Santa Fe Avenue: Between Taylor Street and Bobier Drive It is important to note that per City guidelines and as previously discussed in Section 6, intersection performance rather than segment performance is more accurate and a better indicator of true traffic operations and therefore intersections are used as the basis for defining traffic impacts.

10.2 Existing + Cumulative Projects without Project Conditions

10.2.1 Peak Hour Intersection Operations
Table 10-1 summarizes the Existing + Cumulative Projects without project traffic peak hour intersection operations. Table 10-1 shows that in the Existing + Cumulative Projects without Project, the study intersections are calculated to continue to operate at LOS C or better during the AM and PM peak hours with the exception of the following intersection:
• N Santa Fe Ave & Bobier Dr — LOS E (AM/PM)
Appendix D contains the intersection analysis worksheets.

10.2.2 Daily Street Segment Operations
Table 10-2 summarizes the Existing + Cumulative Projects roadway segment operations. As seen in Table 10-2, with the addition of cumulative projects traffic, the study segments are calculated to continue to operate at LOS D on a daily basis with the exception of the following segments which are calculated to currently operate at LOS F:
• N Santa Fe Avenue: Between Osborne Street and Camino Largo 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 PN 1 Pagd 1'M9'6f 1'3g.r2.d°`x

• N Santa Fe Avenue: Between Camino Largo and Taylor Street • N. Santa Fe Avenue: Between Taylor Street and Bobier Drive

10.3 Existing + Cumulative Projects + Project Conditions

10.3.1 Peak Hour Intersection Operations
Table 10-1 summarizes the Existing + Cumulative Projects with Project traffic peak hour intersection operations. Table 10-1 shows that in the Existing + Cumulative Projects with Project traffic, the study intersections are calculated to continue to operate at LOS C or better during the AM and PM peak hours with the exception of the following intersection:
• N Santa Fe Ave & Bobier Dr — LOS E (AM/PM)
The increase in delay due with the addition of project traffic is not greater than 2.0 seconds in either the AM or PM peak hour. Therefore, the addition of project traffic does not create a substantial effect.

Appendix E contains the intersection analysis worksheets.

10.3.2 Daily Street Segment Operations
Table 10-2 summarizes the Existing + Cumulative Projects with Project traffic roadway segment operations. As seen in Table 10-2, in the Existing + Cumulative Projects with Project traffic the study area street segments are calculated to continue to operate at LOS D on a daily basis with the exception of the following segments which are calculated to currently operate at LOS F:
• N Santa Fe Avenue: Between Osborne Street and Camino Largo • N Santa Fe Avenue: Between Camino Largo and Taylor Street • N. Santa Fe Avenue: Between Taylor Street and Bobier Drive It is important to note that per City guidelines and as previously discussed in Section 6, intersection performance rather than segment performance is more accurate and a better indicator of true traffic operations and therefore intersections are used as the basis for defining traffic impacts. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd 15g99'6f 1'30.r2.docx

TABLE1O-1
EXISTING + CUMULATIVE PROJECTS INTERSECTION ANALYSIS
Intersection
Control
Type
Peak
Hour
ExistingYP
Existing +
Project
0`
Existing +
Cumulative Projects
without Project
Existing +
Cumulative
Projects with
Project
A
Delay'
LOSb
Delay
LOS
Delay
LOS
Delay
LOS

1. N Santa Fe Ave /
Osborne St
Signalized
AM

23.5 C

23.7 C

0.2 28.5
C

28.6 C

0.1 PM

15.0 B

15.1 B

0.1 16.8
B

16.9 B

0.1 2. N Santa Fe Ave /
Camino Largo
TWSC d
AM

13.6 B

20.7 C

7.1 14.2
B

22.2 C

8.0 PM

16.5 C

16.5 C

0.0 17.4
C

17.5 C

0.1 3. N Santa Fe Ave /
Taylor St
Signalized
AM

29.9 C

30.2 C

0.3 32.9
C

33.2 C

0.3 PM

17.2 B

17.6 B

0.4 18.1
B

18.7 B

0.6 4. N Santa Fe Ave /
Bobier Dr
Signalized
AM

50.1 D

50.7 D

0.6 56.3
E

57.0 E

0.7 PM

46.9 D

47.9 B

1.0 55.7
E

57.0 E

1.3 Footnotes:
a. Average delay expressed in seconds per vehicle.
b. Level of Service.

C. Increase in delay due to Project traffic in seconds. d. TWSC= Two -Way Stopped Controlled. Worst delay reported.

SIGNALIZED

UNSIGNALIZED
Delay
LOS
Delay
LOS

0.0 80.1
F
>50.1
F
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 PagG§\ I5 1001bI ITV. 1docx

TABLE10-2
EXISTING + CUMULATIVE PROJECTS STREET SEGMENT OPERATIONS Street Segment
Existing
Capacity
(LOS E)a
Existing
Existing + Project
Existing + Cumulative
Projects without Project
Existing + Cumulative
Projects with Project
ADT"
LOSS
V/Cd
ADT
LOS
V/C
Ae
ADT
LOS
V/C
ADT
LOS
V/C
Ae
N Santa Fe Avenue
North of Osborne Street
25,000
16,834
B

0.673
16,889
B

0.676

0.003
17,927
C

0.717
17,982
C

0.719

0.002
Osborne Street to
15,000
15,120
F

1.008
15,235
F

1.016

0.008
16,165
F

1.078
16,280
F

1.085

0.007
Camino Largo
Camino Largo to Taylor
15,000
16,279
F

1.085
16,624
F

1.108

0.023
17,382
F

1.159
17,727
F

1.182

0.023
Street
Taylor Street to Bobier
15,000
17,844
F

1.190
18,166
F

1.211

0.021
19,886
F

1.326
20,208
F

1.347

0.021
Drive
South of Bobier Drive
25,000
19,477
C

0.779
19,707
C

0.788

0.009
21,158
D

0.846
21,388
D

0.856

0.010
Footnotes:
a. The capacity of the roadway at Level of Service E
b. Average Daily Traffic
C. Level of Service
d. Volume to Capacity ratio
e. Increase in V/C ratio due to the addition of project traffic.

LINscoTT, LAW & GREENSPAN, engineers
LLG Ref. 3-21-3452
Camino Largo
11 /15/2022
31 PH1
PadeR1,, 0f"6f.1J07

11.0 ANALYSIS OF HORIZON YEAR SCENARIOS

11.1 Horizon Year Baseline Conditions & Traffic Volumes In order to forecast future traffic volumes for Horizon Year conditions, per the City's guidelines, the SANDAG Series 14 Model was utilized. The project traffic volumes were added onto the Horizon Year (Year 2050) Baseline scenario to develop Horizon Year (Year 2050) with Project traffic volumes.

For the purposes of the 2050 analysis, no roadway network improvements were assumed.

Figure M-1 shows the Horizon Year without Project traffic volumes. Figure 11-2 shows the Horizon Year + Project traffic volumes.

11.2 Horizon Year Conditions

11.2.1 Peak Hour Intersection Operations
Table 11-1 summarizes the peak hour intersection operations under the Horizon Year conditions. As seen in Table 11-1, the study intersections are calculated to operate at LOS D or better during the AM and PM peak hours with the exception of the following intersections:
• N Santa Fe Ave & Osborne Street — LOS E (AM)
• N Santa Fe Ave & Taylor Street — LOS E (AM)
• N Santa Fe Ave & Bobier Dr — LOS E/F (AM/PM)
Appendix F contains the intersection analysis worksheets.

11.2.2 Daily Street Segment Operations
Table 11-2 summarizes the Horizon Year roadway segment operations. As seen in Table I1-2, the study segments are calculated to operate at LOS D on a daily basis with the exception of the following segments which are calculated to operate at LOS F:
• N Santa Fe Avenue: Between Osborne Street and Camino Largo • N Santa Fe Avenue: Between Camino Largo and Taylor Street • N. Santa Fe Avenue: Between Taylor Street and Bobier Drive 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd'T1102'6fT30.r2.d°`x

11.3 Horizon Year with Project Conditions

11.3.1 Peak Hour Intersection Operations
Table 11-1 summarizes the Horizon Year with Project traffic peak hour intersection operations. Table 11-1 shows that in the Horizon Year with Project traffic, the study intersections are calculated to continue to operate at LOS D or better during the AM and PM peak hours with the exception of the following intersections:
• N Santa Fe Ave & Osborne Street — LOS E (AM)
• N Santa Fe Ave & Taylor Street — LOS E (AM)
• N Santa Fe Ave & Bobier Dr — LOS E/F (AM/PM)
The increase in delay due with the addition of project traffic is not greater than 2.0 seconds in either the AM or PM peak hour. Therefore, the addition of project traffic does not create a substantial effect.

Appendix G contains the intersection analysis worksheets.

11.3.2 Daily Street Segment Operations
Table 11-2 summarizes the Horizon Year roadway segment operations. As seen in Table 11 2, with the addition of projects traffic, the study segments are calculated to continue to operate at LOS D on a daily basis with the exception of the following segments which are calculated to currently operate at LOS F:
• N Santa Fe Avenue: Between Osborne Street and Camino Largo • N Santa Fe Avenue: Between Camino Largo and Taylor Street • N. Santa Fe Avenue: Between Taylor Street and Bobier Drive It is important to note that per City guidelines and as previously discussed in Section 6, intersection performance rather than segment performance is more accurate and a better indicator of true traffic operations and therefore intersections are used as the basis for defming traffic impacts. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd'15'f 03'6f 1'30.r2.docx

TABLE 11-1

HORIZON YEAR INTERSECTION ANALYSIS
Intersection
1 Control
Peak
Hour
Horizon Year
Horizon Year +
Project
Ac
Delay'
LOSb
Delay
LOS

1. N Santa Fe Ave /Osborne St
Signalized
AM

58.8 E

59.2 E

0.4PM

27.3 C

27.4 C

0.1 2. N Santa Fe Ave / Camino
Largo
TWSC d
AM

25.3 D

34.4 D

9.1 PM

21.9 C

25.0 C

3.1 3. N Santa Fe Ave / Taylor St
Signalized
AM

63.5 E

65.0 E

1.5 PM

27.8 C

30.6 C

2.8 4. N Santa Fe Ave / Bobier Dr
Signalized
AM

71.6 E

72.3 E

0.7pM

81.5 F

82.9 F

1.4 Footnotes:
a. Average delay expressed in seconds per vehicle.

SIGNALIZED

UNSIGNALIZED
b. Level of Service.

C. Increase in delay due to Project traffic in seconds. d. TWSC= Two -Way Stopped Controlled. Worst delay reported.

Delay
LOS
Delay
LOS

0.0 80.1
F
>50.1
F
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 PagG§1J5J1041bfJ'3a.r2.docx

TABLE 11-2

HORIZON YEAR STREET SEGMENT OPERATIONS
Street Segment
Existing
Capacity
(LOS E)a
Horizon Year
Horizon Year + Project
ADTb
LOS`
V/Cd
ADT
LOS
V/C
Ae
N Santa Fe Avenue
North of Osborne Street
25,000
18,795
C

0.752
18,850
C

0.754

0.002
Osborne Street to Camino
15,000
23,900
F

1.593
24,015
F

1.601

0.008
Largo
Camino Largo to Taylor Street
15,000
23,800
F

1.587
24,145
F

1.610

0.023
Taylor Street to Bobier Drive
15,000
22,700
F

1.513
23,022
F

1.535

0.022
South of Bobier Drive
25,000
20,685
D

0.827
20,915
D

0.837

0.010
Footnotes:
a. The capacity of the roadway at Level of Service E
b. Average Daily Traffic
C. Level of Service
d. Volume to Capacity ratio
e. Increase in V/C ratio due to the addition of project traffic.

LINSCOTT, LAW & GREENSPAN, engineers
LLG Ref. 3-21-3452
Camino Largo
11 /15/2022 P� 1 Pagd'15'f 05'bf 1'30.r2.docx

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Horizon Year Traffic Volumes
PH 1 Page 1106 of 130CAmino Largo

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Figure 11-2
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PH 1 Page 1107 of 13cAmino Largo

12.0 SITE ACCESS
Full access to the project site is provided along Camino Largo as shown in Figure 2-3, Conceptual Site Plan. A two-way left turn -lane is present along N Santa Fe Avenue at Camino Largo and allows for southbound left turns into the project site outside the southbound through movement. The two-way left -turn lane along N Santa Fe Avenue also facilitates outbound left turns from Camino Largo by providing a refuge lane and enabling drivers to only need to cross one direction of traffic at a time.

The intersection analysis at the Camino Largo / N Santa Fe intersection results in LOS C or better in all scenarios. The presence of the two-way left -turn lane and the acceptable LOS results leads us to determine that no improvements are deemed necessary. It is recommended that a stop sign be installed on Camino Largo at N Santa Fe Avenue.
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd'15'f 09'6f 1'30.r2.docx

13.0 PEDESTRIAN, BICYCLE AND TRANSIT

13.1 Pedestrian Mobility
Sidewalks are provided intermittently along N Santa Fe Avenue. There is an existing sidewalk on the east side of the street 300 feet north of N. Paseo Marguerita to about 330 feet south of Taylor Street.

There is also an existing sidewalk on the west side of the street between Museum Way to Bobier Drive.

According to the City of Vista's 2030 General Plan, Chapter 3: Circulation Element, a future pedestrian facility is planned on N. Santa Fe Avenue from Bobier Drive to the northern city boundary.

Taylor Street has a contiguous sidewalk on both the north and south sides of the street. Bobier Drive also has a contiguous sidewalk on both the north and south sides of the street. Camino Largo and Osborne Street have no sidewalks.

13.2 Bicycle Mobility
No bicycle facilities are provided on N. Santa Fe Avenue in the Project vicinity between Osborne Street and Bobier Drive. A Class II bikeway does exist on N. Santa Fe Avenue south of Bobier Drive for 1.5 miles. A future bike lane is proposed in the City of Vista's 2030 General Plan, Chapter 3:

Circulation Element on N. Santa Fe Avenue between Bobier Drive northward to the Oceanside City limit.

No bicycle facilities are provided on Taylor Street in the Project vicinity. There is a planned bike lane on Taylor Street between N. Santa Fe Avenue and E. Vista Way.

Bicycle lanes are provided on Bobier Drive in both the eastbound and westbound directions in the Project vicinity.

13.3 Transit Mobility
Transit service in Vista is provided by North County Transit District. There are currently two (2) bus routes #303 and #318 serving in the project vicinity.

Route 303 is a High Frequency Route that travels between the Oceanside Transit Center and the Vista Transit Center via Town Center North. Route 303 traverses along N Santa Fe Avenue in the study area. Service is Monday through Sunday with frequencies of 30 minutes.

Route 318 travels between the Oceanside Transit Center and the Vista Transit Center via Oceanside Boulevard and Bobier Drive. Route 318 traverses along Bobier Drive in the study area. Service is Monday through Sunday with frequencies of 30 minutes.
30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 P� 1 Pagd'T1W 6fT30.r2.d°`x

14.0 CONCLUSION
Based on the analysis in this report, the Project does not result in any transportation deficiencies and hence no improvements are required.

As discussed in Section 4.0, the project is screened out from needing to conduct a VMT analysis and no significant CEQA transportation impact would occur.

A stop sign is recommended to be installed on Camino Largo at N Santa Fe Avenue intersection. 30 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3452 Camino Largo
11 /15/2022 PJJ 1 Pagd:'T f0'6f 1'30.r2.d°`x

IS/MND Appendix I
Responses to Comments
11 /15/2022 PH 1 Page 1111 of 1307

Responses to Comments
Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15073, the Draft Initial Study/Mitigated Negative Declaration (IS/MND) was circulated for a 20-day period between May 11, 2022, and May 30, 2022 to interested parties for review and comment. No new significant environmental effects were identified during the public comment period.

CEQA Guidelines Section 15074 requires the decision -making body to consider the proposed IS/MND together with any comments received during the public review process. There is no requirement for a formal response to each of the comments received (unlike the requirement for a Final Environmental Impact Report). However, in order to provide the Lead Agency with additional information upon which to base their decision, the following Responses to Comments have been prepared. Five comment letters were received, four of which were received during the comment period, and this document contains a copy of the comment letters and the City of Vista's response.

The City of Vista has prepared this Responses to Comments package to address environmental comments received during the CEQA public review period. The comments have been made a part of the public record. The comments received on the IS/MND during the public review period did not result in changes or clarifications to the text of the IS/MND. As such, no new information has been presented in the Final IS/MND that would require recirculation of the Draft IS/MND pursuant to CEQA Guidelines Section 15073.5. No new significant environmental impacts would result from the project or from new mitigation measures proposed for implementation.

TABLE RTC-1

COMMENTS RECEIVED DURING PUBLIC COMMENT PERIOD
Comment Letter
Agency/Name
Date
A
Cheryl Madrigal, Tribal Historic Preservation Officer Cultural Resources Manager, Rincon Band of Luiseno Indians
5/13/2022
B
Joe and Paula Gregory
5/20/2022
C
Michael Jacobs 1
5/29/2022
D
Ursula Sack (GuARD)
5/31/2022
E
Michael Jacobs 2
6/7/2022
11 /15/2022 Mki Page 1112 of 1307

COMMENTS
Rincon Band of Luiseno Indians
gQpdotLiri,n�o

CULTURAL RESOURCES DEPARTMENT
o 'm
One Government Crnler Lana \ allev CenW CA 92GK:!
(760) 749-1092 I Pax: (760) 749-9901 1i1WQn-I19T1.gnr
May 13, 2022
Sent via email: prhow(d&Lvicla.ra.us
Ms. Patsy Chow
City of vista
Community Development Dept.
200 Civic Center lhive
Vista, CA 920X4-6275
Re: Candno Largo P21-0300, City of Vista, California
Dear Ms. Chow,
This letter is writtat on behalf of the Rincon Band of Luisetlo Indians ("Rincon Band" or "Band"), a ledcrally A-1 recognized Indian Tribe and sovereign govemmcnl. Thank you for providing us with the Notice of Intent to Adopt it Mitigated Negative Declaration (NIND) for the above referenced project. The identified location is within The Territory of the Luiseflo people. and is also within Rino m's specific area of Historic interest.

A-2 F we have reviewed the provided documents and agree in general with the measures, which include archaeological and tribal monitoring, a monitoring report and protocols for discovery of cultural material and human remains.

As mentioned in our letter from April 8, 2022 and throughout our consultation, the Tribe asks that the cultural A-3 materials collected during the survey work will be rcbtaicd en -site. 'We rccognize that measure CR-1 was implemented to accommodate our request, but we believe that it is critical to include explicit language to include reburial or items that have been taken from the property prior to the actual start of the ground -disturbing activities associated with this project. We therefore recommend the following revision:

CRA Isolated cultural items. including the cultural materials previously collected from the project site dunng tiro HELIX survck shall be returned to dno site at a location doicnniucd prier to issuance of grading A-4 permit and fintm identified on the final grading plans as an arnironmcntally sensitive area to bo deed restricted in perpetuity, mutually agreed upon location (agreed upon by the Tribes and the AppIkant'Owtter)
We do request that the Rincon Band be noti tied of any changes in project plans. In addition, we request a copy of A-5 the final monitoring report, whets available and ask that Rincon be afforded the opportunity to monitor the ground disturbances associated witlt this project.

A-( [jif you have additional questions or concerns, please do not hesitate, to contact our office at your convenient at 60)297-2635.

A-7 CThank you for the opportmity to protect and preserve our cultural assets.

RESPONSES
A-1 The comment is an introductory statement and notes that the project site is located within the territory of the Luiseno people and within Rincon's area of historic interest. It also states that Rincon generally agrees with the conclusions and mitigation measures of the Draft Initial Study/Mitigated Negative Declaration (IS/MND). As this comment does not raise any environmental issues with respect to the adequacy of the IS/MND, no further response is required.

A-2/A-3 As noted in Response to Comment A-1, Rincon generally agrees with the proposed mitigation measures identified in the Draft IS/MND but has requested revisions to Mitigation Measure CR-1. As such, Mitigation Measure CR-1, contained in Section V on page 3-18 of the Final IS/MND has been revised as follows:

A-4 CR-1 Isolated cultural items, including; the cultural materials previously collected from the project site for evaluation during; the survey, shall be returned to the site at a location determined prior to issuance of grading permit and further identified on the final grading plans as an environmentally sensitive area to be deed restricted in perpetuity, mutually agreed upon location (agreed upon by the Tribes and the Applicant/Owner).

Ho Manetti Tishman Turner launc F_ Gomalcz .loin Constantino Joseph Linton A-5 In accordance with proposed Mitigation Measures CR-2 and CR-3 Cbainnall Vice Chair C.—Akl vba Cnnca4lavber C—dMavbar contained in Section V of the IS/MND, a cultural resource monitoring program will be implemented during ground -disturbing construction RTC-2
11/15/2022 PH1 Page 1113 of 1307

COMMENTS RESPONSES
(cont.) activities (as specified in Mitigation Measure CR-2) that includes a qualified archaeologist and Native American monitor. While the Native surcorcly. American monitor has not yet been retained as it is premature to do so at this point in the project entitlement process, Rincon will be afforded the opportunity to provide the required Native American monitoring for chcryl':Sadrigal the project. Rincon will be provided a copy of the final monitoring report 'fribel Hisloric Proscrvahon Officer
Whiral Roseurm Manager and will also be notified of any changes in project plans.

A-6/A-7The comment is a concluding statement and provides contact information.

As this comment does not raise any environmental issues with respect to the adequacy of the IS/MND, no further response is required.

RTC-3
11/15/2022 PH1 Page 1114 of 1307

COMMENTS
---------- Forwarded message ----------
From: joe gregory
Date: May 20, 2022 2:37 PM
Subject: re: Camino Largo development
To: Patsy Chow
Cc:

Dear Ms Chow,
This letter is in response to the letter my husband and I received last week. Our main concern is th e high density of this development. This area is zoned RI. The beauty of this area is the mral char and large animal friendly atmosphere. The horse crossing signs are an example of B-1 the equestrian influence in this area. The Rl zoning also respects and preserves the integrity and history of the Guajome Ranch. The 9.3 acres plus our home and the two between were part of the original Guajome Ranch vineyard.

We realize that development of this 9.3 acres was inevitable but not 46 houses. Half acre lots would be less than ideal but acceptable.

If a development does go through we do have some concerns and questions.

B-2 Cwater or rather a lack of it in southern California B-3 Cill signs be posted (no through street no turn around) to prevent vehicles from blocking our and our neighbor's driveway? B-4 =ill this be a gated development?
B-5 Chere will our mail box and trash pickup be located? B-6 C ill Camino Largo still be accessible for our large RV as well as fire trucks, first responders etc? B-7 6 46 houses equates to 92 vehicles which add to carbon emissions and noise pollution B-8 WE can be contacted at 760-726-6482 [email protected] Respectfully,
Joe and Paula Gregory

RESPONSES
B-1 The comment notes that the area is zoned as R-1, which is a residential zone in the City of Vista. However, as identified in Chapter 2, page 2-1 of the IS/MND, the project site is zoned as Agricultural (A-1) and designated in the Vista General Plan as Rural Residential (RR). The project would require both a zone change to Residential (R-1-13, small lot subdivision, 3,600 square foot [sf] lots) and General Plan amendment to Medium Density Residential (MD Residential). Surrounding properties have a variety of zoning designations ranging from Specific Plan (SP) and A-1 to the south; A-1, RR, and Commercial (C-1) to the north; Office Professional (OP) to the northwest; Estates (E-1) and Open Space (OS) to the east and northeast; and A-1 to the west and northwest. Thus, the project area is not characterized by a single zone or exclusively designated for residential uses.

The comment notes the equestrian influence in the area; currently the project site supports a nursery that is no longer operable and does not support equestrian uses. The project would not impact or preclude the use of existing equestrian facilities in the project area.

The comment further states that the R-1 zoning preserves the integrity and history of Guajome Ranch. The site's current A-1 zoning allows for a variety of land uses such as packing or processing plants for crops, silos, accessory buildings (including workshops and barns), farm labor housing, and residential care/transition homes (see response to item I c., page 3-5 of the IS/MND). Many of these uses would differ from the residential land uses in the project area. Further, as noted above, none of the surrounding land uses are zoned as R-1 and many of the land uses would allow for more intense development such as a variety of office, professional, and commercial uses. In addition, the project provides landscaped areas (including slopes) that would support a variety of groundcover and shrubs with mature trees within the eastern and northern perimeter of the project site as well as within buffers between individual rear yards. Guajome Ranch is to the west of the project site, across North Santa Fe Avenue, As shown on Figure 3, Site Plan (in Attachment A of the IS/MND), a 6,572-sf biofiltration basin would be RTC-4
11/15/2022 PH1 Page 1115 of 1307

COMMENTS

RESPONSES
B-1 (cont.) constructed in the southwest corner of the project site. Sloped landscaped areas and the rear yards of the two residences along the western portion of the project site would separate the project development from North Santa Fe Avenue. Guajome Ranch itself is approximately a quarter of a mile to the northwest of the project site.

Given the project design features and distance to Guajome Ranch, the project would not impact the integrity and/or history of Guajome Ranch by introducing a new or incompatible use.

While the project would result in denser development than allowed under the current zoning and land use designation, it would be similar to the residential neighborhood to the south in terms of development patterns, and architectural features.

Lastly, the comment introduces a list of questions and/or concerns, each of which is addressed in Responses to Comments B-2 through B-7 below.

B-2 The comment indicates that there is a lack of water in Southern California. As discussed in Section XIX, Utilities and Service Systems, response to item b. on page 3-58 of the IS/MND, water purveyors would have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years. The adequate supply of water as identified by the water purveyor is included in the project's Conditions of Approval.

B-3 The comment asks if signs will be posted to prevent vehicles from blocking driveways of adjacent properties. As described in Chapter 2, page 2-2 of the IS/MND, project parking would be provided via two -car garages and individual driveways. In addition, the five internal private cul-de-sac streets would be 40-feet wide curb to curb to accommodate on street parking on both sides of the internal streets, which would meet the proposed parking requirements set forth in the small lot subdivision/residential development ordinance (Chapter 18.33 of the Vista Municipal Code [VMC]). Thus, it is not anticipated that residents or guests would require additional parking at off -site locations. Camino Largo would be improved from an unclassified gravel road to a two-way paved street with a curb and gutter system and sidewalks with the pavement along Camino Largo extending to a minimum width of 28 feet.

In accordance with VMC Section 10.32.110,
RTC-5
11/15/2022 PH1 Page 1116 of 1307

COMMENTS

RESPONSES
B-3 (cont.) parking is prohibited on streets less than 20 feet in width and on one side of the street as indicated by signs on streets that are 30 feet to 20 feet in width. Currently there is no parking allowed on Camino Largo.

With project implementation, there would continue to be no parking allowed on Camino Largo. Street signs would be posted by the City similar to current conditions. As such, vehicles associated with the project would not block existing driveways.

B-4 As identified in Chapter 2, Environmental Setting and Project Description, page 2-2 of the IS/MND, access would be provided by five private cul-de- sac streets that extend from Camino Largo. These cul de sacs would not be gated.

B-5 The location of mailboxes for the project has not been determined and will require consultation with the United States Post Office. It is anticipated that a single cluster mailbox unit would adequately serve the project. The applicant intends to request that the project mailbox unit be located centrally along Camino Largo, south of Lot 21. Trash pickup will be curbside at the individual residences along internal project streets.

The improvements to Camino Largo would not impact existing mailboxes or trash pickup locations.

B-6 As discussed in Response to Comment B-3, Camino Largo would be improved from an unclassified gravel road to a two-way paved street with a curb and gutter system and sidewalks. The pavement along Camino Largo would be improved to a minimum width of 28 feet. Thus, the current street conditions would be upgraded and the improved roadway would better accommodate recreational vehicles and emergency vehicles access to Camino Largo.

As identified in Section IX, Hazards and Hazardous Materials, response to item f., on page 3-31 of the IS/MND, the project would be required to adhere to the design requirements as established by VMC Title 19 (Streets/Sidewalks) and the Fire Department. These standards ensure that private streets are properly sized and located to facilitate emergency vehicle access and the positioning of emergency response crews during emergencies. In addition, in Section XV, Public Services, response to item a1., page 3-50 of the IS/MND, the project applicant is required to submit project plans to Vista Fire Department (VFD) for review and plan RTC-6
11/15/2022 PH1 Page 1117 of 1307

COMMENTS

RESPONSES
B-6 (cont.) check approval with respect to applicable fire protection standards set forth in Chapter 16.04 of the VMC. Approval is required prior to the issuance of building permits. Through this routine process, VFD confirms that the project meets all of the applicable fire codes set forth by the State Fire Marshal and the City's building code, including sufficient fire flow and emergency access for fire engines and crews including continued access to surrounding properties.

B-7 The comment states that with the increase in vehicles associated with the project, there would be an increase in carbon emissions and noise pollution.

As discussed in Section II, Air Quality, on pages 3-12 through 3-13 of the IS/MND, a carbon monoxide (CO) hotpsot screening analysis was performed as part of a project -specific Air Quality, Greenhouse Gas Emissions, and Energy technical report prepared for the project (included as Appendix A of the IS/MND). As identified, there would be no potential for a CO hotspot or exceedance of State or federal CO ambient air quality standard. In addition, in Section II and shown in Tables AQ-1 and AQ-2, on pages 3-6 3-7 of the IS/MND, the project would not exceed construction- or operation -related carbon dioxide or any other regulated air pollutant emission thresholds set by SDAPCD. Air quality impacts were assessed as less than significant.

A Noise Assessment Study was prepared and included as Appendix G of the IS/MND. The Noise Assessment Study is summarized in Section XIII, Noise, of the IS/MND and addresses traffic -related noise. Traffic noise impacts would be significant in areas where traffic noise at single-family residential uses exceeds the community noise equivalent level (CNEL) maximum noise level of 65 CNEL specified in the City's General Plan Noise Element, and implementation of the project results in a significant increase in noise levels, which is considered greater than a perceptible change of 3 CNEL over existing conditions. The results of the analysis at the nearest noise sensitive land uses to the roadway centerline of North Santa Fe Avenue were presented in Table N-4 on page 3-45 of the IS/MND. As shown in Table N-4 noise levels would increase by 0.1 CNEL for nearby residences along North Santa Fe Avenue. This increase would not be a perceptible increase and noise impacts from project -generated traffic were assessed as less than significant.

RTC-7
11/15/2022 PH1 Page 1118 of 1307

COMMENTS RESPONSES
RTC-8
11/15/2022 PH1 Page 1119 of 1307

C-1

COMMENTS
from: P
To: Kan Palm
Subject: Fw& Camino Laigo scranVOpen letmr to Ciq Council Date: Tuesday, May 31, 2022 3:04:08 PM
---------- Yonvarded message ----------
Prom: Michael Jacobs=mlezjacobs(q_`?gmail.cotn,
Data: May 29, 2022 2:34 PM
Subject: Camino Largo wranv0pen latter to City Council
To: John Conley . jconley'a'ci.vista.ca.us=•.Patsy Chow ° pchowi&ci.tinsta.ca.us_• Cc:

Dear Vista Community. the city council has a development request to change zoning on it 9.31 acre plot of land on No. Santa FcrCamino Largo(a privato access and fire road) by California Nest Communities ('a housing development company in Carlsbad). The current zoning is rural with a unit pre acre. Cal West, which doesn't ex en own the property, but has it in escrow, wants to maximize their profits by rezoning it to allow them to put in 48 units with accompanying vehicles per unit. Their proposal includes using Camino Largo, with the land the road is on, owned by it's southern neighbor and not by ('al West. (11nis is a clear land grab engineered w be able to put more units on the Santa Eye acreage that they have in escrow.)'I'his scheme would also create a major amount of traffic delay for the residents and users of Camino Largo during school and high use hours( well exceeding the limit of 2 minutes in the IS). The North Vista area is traditionally a more family and space oriented community, this proposed projcctrellects downtown thinking and money malting over real community. Please reject this illegitimate proposal and require the builders to adhere to the cun•cnt zoning. Thank you for your consideration in this unseemly matter.

Respectfully submitted,
Michael Jacobs
('amino Largo/Vista resident

RESPONSES
C-1 The project would involve the construction of 46 two story detached single-family residential units on land that is currently zoned Agricultural (A-1). The A-1 zoning would allow for up to nine residences on the site.

Thus, the project would require a zone change from A-1 to Residential (R-1-13, small lot subdivision, 3,600 square foot [sf] lots). In addition, the project site has a General Plan land use designation of Rural Residential (RR) and the project would require a General Plan Amendment to designate the site as Medium Density Residential (MD Residential) (10 dwelling units [du]/acre).

Camino Largo is a private road and utility easement; the existing 28 feet of reciprocal access would be transferred to the project developer with the sale of the property. Additionally, with the proposed project, Camino Largo would be widened and paved to a minimum width of 28 feet and improved with a curb and gutter system (see Chapter 2, Environmental Setting and Project Description, page 2-2 of the IS/MND).

The comment states that the project would create a major amount of traffic delay for the residents and users of Camino Largo during school and high use hours (well exceeding the limit of 2 minutes in the IS).

As identified in Section XVII, Transportation/Traffic, of the IS/MND, a Local Transportation Study (LTS) was prepared for the proposed project and is included as Appendix H of the IS/MND. As identified in response to item XVII a., of the IS/MND, implementation of the project would not result in an increase of traffic that would conflict with the City's thresholds of acceptable operating conditions and thereby the City's General Plan Update 2030 Circulation Element in relation to vehicular RTC-9
11 /15/2022
PH1

COMMENTS

RESPONSES
C-1 (cont.) traffic. As shown in Table 10-1 of the LTS, under the existing plus project traffic scenario, there would be a 7.1 second delay and under the existing plus project plus cumulative traffic scenario an 8.0 second delay at the intersection of Camino Largo and North Santa Fe Avenue. Further as shown in Table 10-1 of the LTS the intersection would continue to operate at LOS C or better during both AM and PM peak hours under both scenarios and thus, is considered to operate at an acceptable LOS.

The comment also mentions that the north Vista area is traditionally more family and space oriented and infers that the project is not reflective of the community character of area. The project proposes four - bedroom, two-story single-family homes, similar to those in the Sandalwood neighborhood to the south of the project site and maintains land uses that are intended for families. Currently the project site is a non -operational nursery that has structures that are in various states of disrepair. Conversely, the site would transform the site to the residential land uses, providing 14,923 sf of open space that would be landscaped with groundcover, shrubs, and mature trees that would be maintained by the project's homeowner's association, contributing to improved visual quality of the site. The project's frontage along Camino Largo would include landscaping, retaining walls, and sidewalks set back from the roadway to accommodate pedestrian usage.

Lastly, the comment concludes by expressing opposition to the proposed zone change. As this comment does not raise any environmental issues with respect to the adequacy of the IS/MND, no further response is required.

RTC-10
11 /15/2022 PH 1 Page 1121 of 1307

COMMENTS
From: Patsy Chow
To: Ka a Palm
Subject: Fwd: Camino Largo project MND comments from GuARD Date: Tuesday, May 31, 2022 3:02:49 PM
---------- Forwarded message ----------
From: Ursula Sack
Date: May 30, 2022 2:28 PM
Subject: Camino Largo project MND comments from GuARD
To: Patsy Chow
Cc:

The Camino Largo project, increasing density from 8 homes to a whopping 46, will have a significant impact on the surrounding semi -rural community, but the MND comes to the D-1 opposite conclusion by leaving out pertinent information, and ignoring the City's policies regarding land uses in the areas bordering rural County land.

When the property was annexed by the City, it was appropriately designated Rural D-2 Residential/Agricultural (one dwelling unit per acre), as is the City's policy, in order to keep the land consistent with surrounding County land.

In a breath -taking twist of logic, the MND claims that this property, in its long-established use as a nursery, is not consistent with the surrounding lands, which include a 4-acre horse D-3 ranch, a handful of homes on one acre lots, a County park, and an open space creek bed with green trees, which borders the property along the south side of Camino Largo.

That green, open space creek bed separates Vista's higher density residential areas from the D-4 semi -rural lands of Camino Largo and all its surrounding properties. It is a natural and logical boundary between urban and semi -rural lands.

The MND does not acknowledge the existence of that creek bed, even though it separates D-5 the property from the Sandalwood housing development to the south by as much as 300 feet.

Instead, the MND falsely claims that the Camino Largo property is "immediately adjacent" to the high density housing.

It is false to claim that 46 homes on the property would constitute a "cohesive development pattern" with Sandalwood, which is not adjacent to the property and has no connection to it.

The MND falsely claims that the proposed project is in compliance with LUCI Goal 2 and D-6 LUCI Policy 2.4, when in fact the project violates these land use policies.

Li
The MND does not consider any of the other City policies regarding preservation of semi - rural lands and community character, even though these policies are prominent in the General Plan. The General Plan emphasizes that Vista's citizens overwhelmingly suppor preserving Vista's semi -rural character and agricultural land uses.

Another striking preference of Vista citizens appears in the recently updated Housing D-7 Element. Vista's citizens oppose rezoning with higher densities, in order to provide the 2,561 units necessary for Vista to meet RHNA housing goals. And the Housing Element analysis clearly showed that amending the General Plan to increase density is not necessary

RESPONSES
D-1 The comment states that the proposed increase in residential density of the project site would result in a significant impact on the surrounding community and that the IS/MND comes to the opposite conclusion by leaving out pertinent information and ignoring City policies. However, no supporting facts or other evidence is provided within this comment. It is presumed that specifics are identified in subsequent comments. No further response is required; see Responses to Comments D-2 through D-7.

D-2 It is noted that when the project site was annexed into the City in October of 2018 the project site was assigned a RR designation. At the time of annexation, the City approved an IS/MND that evaluated the subdivision of the property into eight lots. However, that project did not move forward and has since been rescinded. Subsequent to LAFCO's approval of the annexation of subject project site, the property owners attempted to move the eight lots subdivision project forward but they were not successful in doing so. After several years of project dormancy and inactivity, California West Communities have decided to propose a different residential product at this location that becomes the subject of this request for consideration by the Planning Commission and City Council. Basically, proposing a total of 46 single-family dwelling units and associated site improvements where eight single-family residential homes were once proposed back in 2017.

The comment also references "City policy" with regard to the initial RR land use designation and consistency with surrounding County lands. No specific "City policy" is identified or cited. Additionally, it should be noted that unincorporated lands within the County of San Diego (i.e., County lands) only border the project site on the north and east. Land to the immediate west and south are located within the City of Vista. The RTC-11
11 /15/2022 PH 1 Page 1122 of 1307

COMMENTS RESPONSES
RTC-12
11/15/2022 PH1 Page 1123 of 1307

COMMENTS
in order for Vista to meet those housing goals.

Upzoning this property is not necessary in order to meet the City housing targets. And yet, "while the proj ect would conflict with the current agricultural zoning in terms of density D-7 being proposed, the City's intent is to allow for increased density through small lot cont. subdivision at this location," according to the MND.

Where did "the City's intent" regarding this location come from? Is there an established City policy or ordinance that is driving this intent? Was there public notice, discussion, and public input regarding this decision?
D
is MND can be boiled down to the following statement: This proposed development is D-8 consistent with what we have already decided will be built there.

Ursula Sack
Secretary/Treasurer
Guajome Alliance for Responsible Development (GuARD)
(760)691-0964

RESPONSES
D-3 As discussed in Section XI, Land Use and Planning, of the IS/MND, the project would be consistent with the existing community character of the surrounding area. The project has been designed to adhere to the General Plan Land Use and Community Identity Goal 2 of sharing common development patterns among neighborhoods. The proposed residences are designed to complement the existing residential neighborhood to the south by mirroring similar architectural features such as materials and a neutral color palette. Moreover, the northern perimeter of the site would be sloped, supporting ornamental landscaping providing separation between the residences and the land uses to the north that are within the City's sphere -of -influence but outside of the City's jurisdictional boundaries.

The comment states that the MND claims that the property is not consistent with surrounding lands; however, there is no reference to where this statement occurs in the IS/MND. No such claim is made in the IS/MND. A description of existing site conditions and surrounding land uses occurs in several sections of the IS/MND, such as Chapter 2 (Environmental Setting, pages 2-1 through 2-2), Section Lc (Aesthetics, page 3-5), and Section Xl.a and Xl.b (Land Use, pages 3-36 through 3-40).

The analysis of community character and land use consistency in the IS/MND focuses on the proposed project and the changes resulting from converting the property from a defunct nursery to residential uses. As discussed in Section XI, Land Use and Planning, of the IS/MND and in Response to Comment D-2 above, the project would be consistent with the existing community character of the surrounding area.

D-4 While there is a drainage to the south of Camino Largo, this drainage does not represent a physical barrier that creates a logical boundary between urban and semi -rural lands. The project area contains a variety of land uses and various development intensities such that there is not a clear division of land use types or densities north and south of the drainage. In fact, the land immediate to the north of the project site northeast of the intersection of North Santa Fe Avenue and Osborne Street is designated as neighborhood commercial and zoned as commercial, indicating that there is no established land use pattern that land north of the drainage is intended to be solely rural.

RTC-13
11 /15/2022 PH 1 Page 1124 of 1307

COMMENTS

RESPONSES
D-5 The comment is that the IS/MND does not acknowledge the creek bed to the south. The creek bed, which is south of Camino Largo and is not part of the project site, is referenced as an unnamed drainage or channel in the IS/MND in Section X (Hydrology and Water Quality, page 3-34).

The first sentence of the first paragraph on page 2-2 of the IS/MND has been revised as follows:

The project site is located immediately south of the City's northwest boundary. Land uses surrounding the project site include Osborne Street, rural residential and nurseries to the north, North Coast Church to the north/northwest, rural residential,a+W-an unnamed drainage, and toe single-family homes in the Sandalwood neighborhood to the south, Rancho Guajome Adobe Museum and Rancho Guajome Regional Park (in the City of Oceanside) to the west (see Figure 2 in Attachment A).

In addition, The IS/MND does state in Section XI, Land Use and Planning, page 3-37, response to item b., that the proposed residences would be compatible with the like land uses that already exist to the south in relation to the homes in the Sandalwood neighborhood. Page 3-37, sixth paragraph, second sentence of the IS/MND is revised to state the following:

Therefore, these actions would not constitute a conflict with a land use plan adopted for the purposes of avoiding or mitigating an environmental effect as the proposed residences would be compatible with the like land uses that already exist south of immediately - do-,. eRt #the project site.

D-6 The comment states that it is false to claim that 46 homes on the property would constitute a "cohesive development pattern" with Sandalwood, which is not adjacent to the property and has no connection to it and that the MND falsely claims that the proposed project is in compliance with LUCI Goal 2 and LUCI Policy 2.4, when in fact the project violates these land use policies. The Sandalwood neighborhood is approximately 240 feet (0.04 mile) south of the proposed project.

RTC-14
11/15/2022 PH1 Page 1125 of 1307

COMMENTS

RESPONSES
D-6 (cont.) The project site is within an area developed primarily with residential uses, in addition to a church, a museum, and county park nearby. The proposed project includes the construction of 46 single- family homes on a parcel that contains remnants of a non -operational nursery located within an area that has residential land uses to the south and east. Section XI, Land Use and Planning, on page 3-36, the IS/MND discusses the project's consistency with the General Plan Land Use and Community Identity Policy 2.4 that discourages subdivision design that disrupts the existing development pattern within established neighborhoods. The homes would be single-family and similar in architectural design and size to the neighborhood that is approximately 240 feet to the south and therefore, would not disrupt the existing pattern of development. Currently the site supports the remnants of a former nursery that is no longer operational. Conversely, the project would be a continuation of single-family residential development south of the site, creating a cohesive development pattern.

The comment states that The MND does not consider any of the other City policies regarding preservation of semi -rural lands and community character, even though these policies are prominent in the General Plan.

The comment does not identify specific policies. Policies that are applicable to the proposed project within the context of CEQA are discussed in Section XI, Land Use and Planning, of the IS/MND. In addition, the comment asserts that the General Plan emphasizes that Vista's citizens overwhelmingly support preserving Vista's semi -rural character and agricultural land uses. There are a variety of land use designations surrounding the site, including Neighborhood Commercial (CN), Commercial Office (CO), and Specific Plan (SP) and corresponding zones as discussed in Response to Comment B-6. Therefore, this area has not been designated in the General Plan to be solely maintained as semi - rural and agricultural.

D-7 As part of the Regional Housing Needs Assessment (RHNA), the City is required to identify vacant or underutilized properties that could support the City's housing needs (see Section II, Air Quality, item a., page 3-8, Section XI, Land Use and Planning, item b, page 3-37, and Section XIV, Population and Housing, item a., page 3-49 of the IS/MND). To do so, the City undertakes a site inventory analysis. As part of this analysis, which was included as Appendix B to the City's General Plan Housing Element RTC-15
11/15/2022 PH1 Page 1126 of 1307

COMMENTS

RESPONSES
D-7 (cont.) Update, the project site was identified as an area that is currently underutilized and can support additional housing to meet the City's needs. While there was no density identified for the project parcel, the site is included in the City's overall efforts to develop an additional 2,561 housing units. Prior to CalWest (applicant) submitting the project application, the Vista City Council held a public meeting on June 22, 2021 to discuss the proposed project and the potential rezone. The meeting was noticed via the City's website and a notice was sent to all properties within 500 feet of the project site and all persons on the City's notification list.

D-8 The comment is a concluding statement that reiterates the overall concern about community character and land use consistency. Refer to Responses to Comments D-2 through D-7 for specifics raised in this comment letter.

RTC-16
11/15/2022 PH1 Page 1127 of 1307

COMMENTS
From: Patsv Chow
To: Kara Palm
Subject: FW: Over use of Camino/no use No. Santa Fe
Date: Wednesday, June 8, 2022 11:39:32 AM
Kara, below email from Michael Jacobs I just mentioned to you. By the way, I never heard back from GuARD president Joyce H.. Only comment from them was from Ursula Sack.

Thanks
Patsy
-----Original Message -----
From Michael Jacobs
Sent: Tuesday, June 7, 2022 2:47 PM
To: John Conley , Patsy Chow
Subject: Over use ofCamino/no use No. Santa Fe
Greetings, I an writing to state my appraisal of the projected development of 48 homes next to the intersection of Camino Largo/No. Santa Fe. All of these homes are designed to exit and enter onto Camino Largo. Camino Largo is a fire road that services the current residents. The projected plan has 5 roads leading onto and out of Camino E-1 Largo but none of them utilizing No Santa Fe. This over use of a fire road will cause access risk to the existing and future homes in the community in case of fire. This over use plan design of one street will impact egress and ingress particularly during school hours and traffic hours. The project designers should follow the example of the nearby Sandlewood Community developers and design at least two access points, in other words a second one using No Santa Fe, thereby reducing down congestion on the Camino Largo fire road and allowing freer access of the fire vehicles in case of emergency. This would additionally lessen the pollution and noise factor centered in one area and spread it out over a second section of the development.

Furthermore, the use of Camino Largo by Choice Nursery is extremely questionable and the survey used by them to establish access is flawed. In any event, the land under Camino Largo is owned by the front neighbor whose E 2 property borders the fire road. Cal West wants to take that land and expand the road exponentially to accommodate their projected design. It's a pure land grab to avoid using part of the development land for egress/ingress of the development's vehicles. Please don't allow this maneuver.

The best result would be to maintain current zoning for this property, support the existing more open nature of North E-3 County, and not permitting over development of Vista's remaining available open spaces. Please don't support high density development, a downtown life style, and traffic congestion! Thank you,
Michael Jacobs
Camino Largo resident

RESPONSES
E-1 The proposed project would construct 46 single-family homes that would be accessed via five cul de sacs that extend from Camino Largo.

Currently, Camino Largo is private street with a utility easement and reciprocal access granted to the project site that would be transferred with the sale of the property and provides vehicular access to neighboring properties. With the proposed project, there would be five cul de sacs that would connect to Camino Largo. Additionally, with the project, Camino Largo road would be widened and paved to a minimum width of 28 feet. The comment suggests that the proposed project should have a second access point along North Santa Fe Avenue to reduce congestion and provide for emergency vehicle access on Camino Largo.

The circulation network for the proposed project is designed to safely accommodate the proposed project traffic in addition to existing and future traffic in the project area. Consideration is given to line of sight, turning movements, and roadway capacity. Further, as stated in Section XVII, Transportation/Traffic, on page 3-54 of the IS/MND, the improvements to Camino Largo, as well as the cul-de-sacs would be conditioned to be designed in accordance with City standards. Linscott, Law, and Greenspan (LLG) prepared a Local Transportation Study (LTS) for the proposed project. The LTS, which is included as Appendix H of the IS/MND, was prepared using the City of Vista Transportation Impact Analysis Guidelines. As indicated in the LTS and in Section XVII of the IS/MND, the project as proposed would not have a significant impact upon transportation and traffic. Therefore, the project would not create congestion on Camino Largo such that would warrant a second vehicular access point for the project.

RTC-17
11/15/2022 PH1 Page 1128 of 1307

COMMENTS

RESPONSES
E-1 (cont.) Furthermore, Section XV, Public Services, on page 3-50 of the IS/MND, notes that the project applicant is required to submit project plans to the Vista Fire Department (VFD) for review and plan check approval with respect to applicable fire protection standards set forth in Chapter 16.04 of the City's Municipal Code approval is required prior to the issuance of building permits. Through this routine process, VFD confirms that the project meets all applicable fire codes set forth by the State Fire Marshal and the City's building code, including sufficient emergency access for fire engines and crews. Additionally, as discussed in Section XVII, on page 3-55 of the IS/MND, once operational, access to the project site would be through improvements to the unclassified private street Camino Largo as well as the cul-de-sacs would have sufficient storage for traffic exiting the site. The project has also been designed to incorporate all required VFD standards to ensure adequate emergency access to the site and surrounding areas. Thus, a secondary access point to provide for emergency vehicles would not be necessary.

With regard to air emissions and noise, refer to Response to Comment B-7.

E-2 The commentor questions the use of Camino Largo as a project access and the survey used to establish access. Please see Response to Comment C-1. Camino Largo is a private road and utility easement. There is a 28-foot-wide easement attached to the proposed property that would transfer to the proposed applicant. The applicant would improve the southern portion of the road and install a curb and gutter system as well as a sidewalk. The entire proposed width of Camino Largo would be a minimum of 28 feet in relation to the current 20 feet to accommodate these features.

E-3 The comment is a concluding statement that expresses opposition to the proposed rezone and density of the project. As this comment does not raise any environmental issues with respect to the adequacy of the IS/MND, no further response is required.

RTC-18
11/15/2022 PH1 Page 1129 of 1307

IS/MND Appendix J
Mitigation Monitoring and Reporting
Program
11 /15/2022 PH 1 Page 1130 of 1307

Mitigation Monitoring and Reporting Program
Section 1 Introduction
The California Environmental Quality Act (CEQA) requires a lead or responsible agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) when approving or carrying out a project (Section 21081.6 of the California Public Resources Code). The purpose of the MMRP is to ensure that the mitigation measures identified in an Initial Study/Mitigated Negative Declaration (IS/MND) are implemented as detailed in the draft environmental document. As lead agency for the Camino Largo Residential Project (project), the City of Vista (City) is responsible for implementation of this MMRP per the requirements of CEQA. In this context, this MMRP was prepared to provide a monitoring guide to facilitate the implementation of the adopted mitigation measures and related compliance reporting.

Once the City adopts the MMRP, the mitigation monitoring/reporting requirements will be incorporated into the appropriate permits and construction documents (i.e., engineering specifications, engineering and construction plans, etc.). In accordance with the requirements, this MMRP lists each mitigation measure, describes the timing for implementation and verification, and identifies the responsible party or parties as detailed below in Section 3.

Section 2 Monitoring and Reporting Procedures
This MMRP was developed for the project following the circulation of the Draft IS/MND. The MMRP will be in place through all phases of the project, including design, construction, and long-term management and will facilitate the implementation of mitigation measures proposed to avoid, minimize, or reduce significant environmental effects. The City will be responsible for administering the MMRP and ensuring that all parties, including its contractors, comply with its provisions. The City may delegate implementation and monitoring activities to staff, consultants, or contractors. The City will require that its construction contractors submit an environmental compliance plan for approval by the City and construction manager prior to the beginning of construction activities. This plan shall document how the contractor intends to comply with all measures applicable to the contract, including the application of best management practices (BMPs) in accordance with instructions listed in the construction specifications. The City also will ensure that monitoring is documented through systematic compliance verification and reporting and that deficiencies are promptly corrected.

Section 3 Mitigation Monitoring and Reporting Program Implementation This MMRP was prepared to verify compliance with individual mitigation measures proposed in the Draft IS/MND for the project and adopted as part of the Final IS/MND. Table 1 of this MMRP identifies each mitigation measure by environmental resource and the entity responsible for its implementation.

Certain inspections and reports may require preparation by qualified individuals, and these are specified as needed. The timing and method of verification for each measure are also specified. 11 /15/2022 PH 1 Page 1131 of 1307

Table 1
Mitigation Monitoring and Reporting Program
Mitigation Measure
Timing
Primary ResponsibleTS
Party
econdary Responsible
Party
Verification
Biological Resources
BR-1 If avoidance of construction activities
Prior to and during
City of Vista Community
California Department of
during the avian breeding season (typically
construction
Development Department
Fish and Wildlife
February 1 through August 31, but as early as
January 1 for some raptors as determined by a
Qualified Biological Monitor) is not feasible, the
Applicant and/or Owner shall hire a Qualified
Biological Monitor with experience in conducting
breeding bird surveys to conduct weekly on -site
bird surveys beginning 30 days prior to initiation
of any construction activities (including, but not
limited to, staging, grubbing and clearing). The
weekly bird surveys shall be conducted to detect
the nests of protected native birds and raptors
occurring in suitable nesting habitat that could
be disturbed during construction activities, and
(as access to adjacent areas allows) any other
such habitat within 300 feet of the disturbance
area (and/or within 500 feet for raptors). The
surveys shall continue on a weekly basis with the
last survey being conducted no more than three
days prior to the initiation of construction
activities. The Qualified Biological Monitor shall
provide the City Planner with a summary report
of the results of the recommended protective
measures described above to document
compliance with applicable State and federal
laws pertaining to the protection of native birds.

If an active nest is located, construction activities
within 300 feet of the bird nest (or within
500 feet for raptor nests) or otherwise as
determined by the Qualified Biological Monitor,
11 /15/2022 PH 1 Page 1132 of 1307

Mitigation Monitoring and Reporting Program
Mitigation Measure
Timing
Primary Responsible
Secondary Responsible
Verification
Party
Party
must be postponed until the nest is vacated and
juveniles have fledged, and there is no evidence
of a second attempt at nesting. Flagging, stakes,
and/or construction fencing shall be used to
demarcate the inside boundary of the buffer of
300 feet (or 500 feet) between the construction
activities and the nest. All contractors working
on -site shall be instructed by the Qualified
Biologist on the sensitivity of the area. The
Qualified Biological Monitor shall immediately
notify the City Planner if project activities
damage active avian nests.

If the Qualified Biological Monitor determines
that a narrower buffer between the project
activities and observed active nests is warranted,
he/she shall submit a written explanation to
support this determination (e.g., species -specific
information; ambient conditions and birds'
habituation to them; etc.) to the City Planner,
and upon request to the California Department
of Fish & Wildlife. Based on the submitted
information, the City Planner, in consultation
with the Qualified Biological Monitor, will
determine whether to allow the narrower buffer.

Cultural and Tribal Cultural Resources
CR-1 Isolated cultural items, including the
Prior to the issuance of a
City of Vista Community
Consulting Tribes
cultural materials previously collected from the
grading permit and
Development Department
project site for evaluation during the survey,
during construction
shall be returned to the site at a location
determined prior to issuance of grading permit
and further identified on the final grading plans
as an environmentally sensitive area to be deed
restricted in perpetuity, mutually agreed upon
11 /15/2022 PH 1 Page 1133 of 1307

Mitigation Monitoring and Reporting Program
Mitigation Measure
Timing
Primary Responsible
Party
Secondary Responsible
Party
Verification
location (agreed upon by the Tribes and the
Applicant/Owner).

CR-2 Cultural resource mitigation monitoring
Ongoing during
City of Vista Community
Consulting Tribes and
shall be conducted to provide for the
construction
Development Department
Qualified Archaeologist
identification, evaluation, treatment, and
protection of any cultural resources that are
affected by or may be discovered during the
construction of the proposed project. The
monitoring shall consist of the presence of a
Qualified Archaeologist and a Native American
Monitor for, but not limited to, any tree removal,
demolition and/or removal of remnant
foundations, pavements, abandonment and/or
installation of infrastructure; grading or any
other ground disturbing or altering activities,
including the placement of imported fill
materials (note: all fill materials shall be absent
of any and all cultural resources); and related
off -site road improvements or utility installations
in Camino Largo or North Santa Fe Avenue,
private driveways and/or streets. Other tasks of
the monitoring program shall include the
following:
• The requirement for cultural resource
mitigation monitoring shall be noted on all
applicable construction documents,
including demolition plans, grading plans,
etc.
• The Qualified Archaeologist and Luiseno
Native American Monitor shall attend all
applicable pre -construction meetings with
the Contractor and/or associated
Subcontractors.
11 /15/2022 PH 1 Page 1134 of 1307

Mitigation Monitoring and Reporting Program
Mitigation Measure
Timing
Primary Responsible
Party
Secondary Responsible
Party
Verification
• The Qualified Archaeologist shall maintain
ongoing collaborative consultation with the
Luiseno Native American monitor during all
ground disturbing or altering activities, as
identified above.
• The Qualified Archaeologist and/or Luiseno
Native American monitor may halt ground
disturbing activities if archaeological artifact
deposits or cultural features are discovered.

In general, ground disturbing activities shall
be directed away from these deposits for a
short time to allow a determination of
potential significance, the subject of which
shall be determined by the Qualified
Archaeologist and the Luiseno Native
American monitor. Ground disturbing
activities shall not resume until the Qualified
Archaeologist, in consultation with the
Luiseno Native American monitor, deems
the cultural resource or feature has been
appropriately documented and/or
protected. At the Qualified Archaeologist' s
discretion, the location of ground disturbing
activities may be relocated elsewhere on the
project site to avoid further disturbance of
cultural resources.
• The avoidance and protection of discovered
unknown and significant cultural resources
and/or unique archaeological resources is
the preferable mitigation for the proposed
project. If avoidance is not feasible a Data
Recovery Plan may be authorized by the City
as the Lead Agency under CEQA. If data
recovery is required, then the Luiseno
Native American monitor shall be notified
11 /15/2022 PH 1 Page 1135 of 1307

Mitigation Monitoring and Reporting Program
Mitigation Measure
Timing
Primary Responsible
Secondary Responsible
Verification
Party
Party
and consulted in drafting and finalizing any
such recovery plan.

CR-3 Prior to the issuance of a grading permit,
Prior to the issuance of a
City of Vista Community
Consulting Tribes and
the Applicant or Owner, and/or Contractor shall
grading permit
Development Department
Qualified Archaeologist
provide a written and signed letter to the City's
Director of Community Development, stating
that a Qualified Archaeologist and a Luiseno
Native American Monitor have been retained at
the Applicant or Owner and/or Contractor's
expense to implement the monitoring program,
as described in the pre -excavation agreement. A
copy of the letter shall be included in the
Grading Plan Submittals for the grading permit.

CR-4 Prior to the release of the grading bond, a
Post grading activities
City of Vista Community
Consulting Tribes and
Monitoring Report and/or Evaluation Report,
and prior to release of
Development Department
Qualified Archaeologist
which describes the results, analysis and
grading bond
conclusions of the cultural resource mitigation
monitoring efforts (such as, but not limited to, a
Research Design, Data Recovery Program, etc.)
shall be submitted by the Qualified
Archaeologist, along with the Luiseno Native
American monitor's notes and comments, to the
City's Director of Community Development for
approval.

CR-S The landowner shall relinquish ownership
Ongoing during
City of Vista Community
Consulting Tribes
of all cultural resources collected during the
construction and prior to
Development Department
cultural resource mitigation monitoring
the release of the
conducted during ground disturbing activities,
grading bond
and from any previous archaeological studies or
excavations on the project site to the consulting
tribes for respectful and dignified treatment and
reburial on the project site. If reburial on site is
not feasible, curation at the San Diego
Archaeological Center shall occur. All cultural
11 /15/2022 PH 1 Page 1136 of 1307

Mitigation Monitoring and Reporting Program
Mitigation Measure
Timing
Primary Responsible
Party
Secondary Responsible
Party
Verification
materials that are associated with burial and/or
funerary goods will be repatriated to the Most
Likely Descendant as determined by the Native
American Heritage Commission per California
Public Resources Code Section 5097.98.

CR-6 As specified by California Health and Safety
Ongoing during
City of Vista Community
Consulting Tribes and
Code Section 7050.5, if human remains are
construction
Development Department
Qualified Archaeologist
found on the project site during construction or
during archaeological work, the person
responsible for the excavation, or his or her
authorized representative, shall immediately
notify the San Diego County Coroner's office by
telephone. No further excavation or disturbance
of the discovery or any nearby area reasonably
suspected to overlie adjacent remains (as
determined by the Qualified Archaeologist
and/or the Native American monitor) shall occur
until the Coroner has made the necessary
findings as to origin and disposition pursuant to
Public Resources Code 5097.98. If such a
discovery occurs, a temporary construction
exclusion zone shall be established surrounding
the area of the discovery so that the area would
be protected (as determined by the Qualified
Archaeologist and/or the Native American
monitor), and consultation and treatment could
occur as prescribed by law. As further defined by
State law, the Coroner would determine within
two working days of being notified if the remains
are subject to his or her authority. If the Coroner
recognizes the remains to be Native American,
he or she shall contact the Native American
Heritage Commission (NAHC) within 24 hours.

The NAHC would decide as to the Most Likely
Descendent. If Native American remains are
11 /15/2022 PH 1 Page 1137 of 1307

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discovered, the remains shall be kept in situ ("in
place"), or in a secure location in close proximity
to where they were found, and the analysis of
the remains shall only occur on -site in the
presence of a Luiseno Native American monitor.

Hazards
HAZ-1 Prior to the issuance of a grading permit,
Prior to the issuance of a
County of San Diego DEH

SDRWQCB
the project applicant shall prepare a Soils
grading permit
Management Plan that shall be reviewed and
approved by the County of San Diego
Department of Environmental Health (DEH).

Appropriate engineering controls shall be
incorporated into the improvement plans, as
may be required by DEH and San Diego Regional
Water Quality Control Board (SDRWQCB).

Evacuation, management and disposal of
impacted soils shall be managed as
approved/required by DEH, SDRWQCB, and local,
state and federal requirements.

Land Use
LU-1 On -Site Noise Barriers. Noise levels within
Prior to the issuance of
City of Vista Community
the backyard areas of Lots 1 and 2 may be
an occupancy permit
Development Department
exposed to noise levels exceeding the City
General Plan noise compatibility standards and
shall be reduced to below 65 CNEL.

Noise reduction for these exterior use areas shall
be accomplished through on -site noise barriers
(walls). The wall shall be at least 6 feet in height
and would break the line -of -sight between the
backyards and North Santa Fe Avenue. To
appropriately reduce noise levels, the wall
should be constructed at the pad elevation for
each lot.
11 /15/2022 PH 1 Page 1138 of 1307

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The sound attenuation barrier must be solid. It
can be constructed of masonry, wood, plastic,
fiberglass, steel, or a combination of those
materials, as long as there are no cracks or gaps,
through or below the wall. Any seams or cracks
must be filled or caulked. If wood is used, it can
be tongue and groove and must be at least one
inch total thickness or have a density of at least

3.5 pounds per square foot. Where architectural
or aesthetic factors allow, glass or clear plastic
3/8 of an inch thick or thicker may be used on
the upper portion, if it is desirable to preserve a
view.

LU-2 On -site Interior Noise Level Reduction. For
Prior to the issuance of a
City of Vista Community
the project's Lot 1 and 2 habitable areas (both
building permit
Development Department
living rooms and bedrooms), the following
measures shall be incorporated in the design of
the project to reduce interior noise levels to
45 CNEL or less:
• Minimum exterior wall requirement of STC
46 with a construction of standard 3/8-inch
exterior one coat stucco over 1.0-inch rigid
R-4 insulation over 1/2-inch shearwall on
2x6 studs with 5/8-inch Type "X" Drywall.
• Minimum window requirement of STC 28
with a vinyl frame window construction of
dual glazing window thickness 1/8-inch and
1/2-inch air gap.
• Appropriate means of air circulation and
provision of fresh air intake shall be
incorporated in the project to allow
windows to remain closed for extended
11 /15/2022 PH 1 Page 1139 of 1307

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intervals of time so that acceptable levels of
noise can be maintained on the interior.
• Buildings shall provide mechanical
ventilation in accordance with the 2019
California Mechanical Code.

Noise
N0I-1 Construction Noise Management Plan.

Prior to the issuance of a
City of Vista Community
Noise levels from project -related construction
grading permit and
Development Department
activities shall not exceed the noise limit
during construction
specified in San Diego County Code Sections

36.408 and 36.409 (adopted as Subsection

8.32.020 through 8.32.060 of the City's
Municipal Code) of 75 dBA-8-hour average,
when measured at the boundary line of the
property where the noise is located or any
occupied property where noise is being received.

A Construction Management Plan that describes
the measures included on the construction plans
to ensure compliance with the noise limit shall
be prepared by the project applicant and
submitted to the City of Vista Planning Division
for approval prior to issuance of the grading
permit. The following measures may be included
to reduce construction noise:
• Construction equipment to be properly
outfitted and maintained with
manufacturer -recommended noise -
reduction devices.
• Diesel equipment to be operated with
closed engine doors and equipped with
factory -recommended mufflers.
• Mobile or fixed "package" equipment
(e.g., arc -welders and air compressors) to be
10 11/15/2022 PH1 Page 1140 of 1307

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equipped with shrouds and noise control
features that are readily available for that
type of equipment.
• Electrically powered equipment to be used
instead of pneumatic or internal-combustion
powered equipment, where feasible.
• Unnecessary idling of internal combustion
engines (e.g., in excess of 5 minutes) to be
prohibited.
• Material stockpiles and mobile equipment
staging, parking, and maintenance areas to
be located as far as practicable from noise
sensitive receptors.
• The use of noise -producing signals, including
horns, whistles, alarms, and bells, shall be
for safety warning purposes only.
• No project -related public address or music
system shall be audible at any adjacent
sensitive receptor.
• Temporary sound barriers or sound blankets
may be installed between construction
operations and adjacent noise -sensitive
receptors. Due to equipment exhaust pipes
being approximately 7-8 feet above ground,
a sound wall at least 10 feet in height above
grade, located along the western and
southern property lines between the project
and neighboring residences would mitigate
noise levels to within acceptable levels. To
effectively reduce noise levels, the sound
barrier should be constructed of a material
with a minimum weight of two pounds per
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square foot with no gaps or perforations and
remain in place until the conclusion of
demolition, grading, and construction
activities.
• The project applicant shall notify residences
within 100 feet of the project's property line
in writing within one week of any
construction activity such as demolition,
hard rock handling, concrete sawing, asphalt
removal, and/or heavy grading operations.

The notification shall describe the activities
anticipated, provide dates and hours, and
provide contact information with a
description of a complaint and response
procedure.
• The on -site construction supervisor shall
have the responsibility and authority to
receive and resolve noise complaints. A clear
appeal process for the affected resident
shall be established prior to construction
commencement to allow for resolution of
noise problems that cannot be immediately
solved by the site supervisor.
12 11 /15/2022 PH 1 Page 1142 of 1307

RECORDING REQUESTED BY

CITY OF VISTA
WHEN RECORDED MAIL TO:

CITY OF VISTA
200 CIVIC CENTER DRIVE
VISTA, CA 92084-6275
ATTN: CITY CLERK
RESOLUTION NO. 2022-
Fee Exempt: Government Code Section 27383

A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF

VISTA, CALIFORNIA, AUTHORIZING AND APPROVING THE SUMMARY

VACATION OF A PORTION OF AN OPEN SPACE EASEMENT ON
APN 159-240-31
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. California Streets and Highways Code Section 8333(a) ("Code") enables the City of Vista ("City") to approve the Summary Vacation of a public service easement if the easement has not been used for the purpose for which it was dedicated or acquired for five consecutive years immediately preceding the proposed vacation.

B. An Open Space Easement was recorded by the County Recorder of San Diego County as Document No. 2009-0419582 on July 28, 2009 ("Easement"). The Easement is located on County of San Diego Assessor Parcel No. 159-240-31, on the south side of the private road of Camino Largo.

C. The northern portion of the Easement overlaps the paved portion of Camino Largo. The paved condition of this portion of the Easement has existed for at least the past five consecutive years, based on the current assessment of the site and aerial photographs since 2017 of the proposed area to be vacated. The paved condition has prevented this portion of the Easement from being used for the open space purpose for which it was dedicated.

D. Due to the Easement vacation area's disturbed and degraded condition as a paved road, the City finds that the vacation of this portion of the Easement meets the summary vacation requirements of the Code.

2. Action.

A. From and after the date this Resolution is recorded in the Office of the San Diego County Recorder, the portion of the Open Space Easement as described in the attached Exhibit "A" and shown on the attached Exhibit "B", is hereby vacated and no longer constitutes an Open Space Easement.

B. The City Clerk, or her agent, is hereby authorized to record said Resolution in the Office of the San Diego County Recorder.
00091267311/15/2022 EI IT 2 Page 1143 of 1307

SUMMARY VACATION OF A PORTION OF OPEN SPACE EASEMENT
AP N : 159-240-31

3. Adoption. PASSED AND ADOPTED at a meeting of the City Council of the City of Vista held on November 15, 2022, by the following vote:

AYES:

NOES:

ABSTAIN:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

APPROVED
Walter C. Chung
20221104161041

JUDY RITTER, MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
By:
000912673
11 /15/2022
PH 1 Page 1144 of 1307

EXHIBIT "A"

VACATION AREA DESCRIPTION

A PORTION OF THAT OPEN SPACE EASEMENT AS DESCRIBED IN DOCUMENT, RECORDED JULY 28, 2009, AS DOC# 2009-0419582 OFFICIAL RECORDS OF SAN DIEGO COUNTY, BEING IN THE CITY

OF VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHERLY CORNER OF PARCEL "B" AS DESCRIBED IN CERTIFICATE OF COMPLIANCE, RECORDED AUGUST 12, 2009, AS DOC# 2009-0451798 OFFICIAL RECORDS OF SAN DIEGO COUNTY;
THENCE ALONG THE NORTHEASTERLY LINE OF PARCEL "C" AS DESCRIBED IN CERTIFICATE OF COMPLIANCE RECORDED AUGUST 12, 2009, AS DOC# 2009-0451799 OFFICIAL RECORDS OF SAN DIEGO COUNTY, NORTH 66°13'37" EAST, 466.32 FEET (RECORD, NORTH 66°07'07" EAST, 465.91 FEET) TO AN ANGLE POINT;
THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL "C", SOUTH 88°25146" EAST, 90.97 FEET (RECORD, SOUTH 88°20'53" EAST);
THENCE SOUTH 01 °34'14" WEST, 20.46 FEET;
THENCE NORTH 89°58'31" WEST, 50.00 FEET;
THENCE SOUTH 87°24'09" WEST, 30.46 FEET;
THENCE SOUTH 78°33'50" WEST, 16.55 FEET;
THENCE SOUTH 67°40'26" WEST, 50.00 FEET;
THENCE SOUTH 65°39'22" WEST, 138.03 FEET;
THENCE SOUTH 67'13'03" WEST, 50.00 FEET;
THENCE SOUTH 65'34'12" WEST, 41.83 FEET;
THENCE SOUTH 66°13'25" WEST, 38.15 FEET;
THENCE SOUTH 66'51'29" WEST, 31.91 FEET;
THENCE SOUTH 64044'23" WEST, 33.58 FEET;
THENCE SOUTH 66°19'38" WEST, 34.74 FEET;
THENCE SOUTH 66°40'49" WEST, 31.27 FEET TO THE NORTHEASTERLY LINE OF SAID PARCEL "B"; THENCE ALONG SAID NORTHEASTERLY LINE, NORTH 23°46'23" WEST, 22.66 FEET TO THE POINT OF BEGINNING.

11 /15/2022 PH 1 Page 1145 of 1307

THE ATTACHED PLAT HERETO AND BY THIS REFERENCE IS MADE A PART OF THIS DESCRIPTION.

THIS REAL PROPERTY DESCRIPTION HAS BEEN PREPARED BY ME, OR UNDER MY DIRECTION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS' ACT. r"A
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11 /15/2022 PH 1 Page 1146 of 1307

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11 /15/2022 PH 1 Paae 1148 of 1307

ORDINANCE NO. 2022-

AN ORDINANCE OF THE CITY COUNCIL OF THE CHARTERED CITYOF VISTA, CALIFORNIA, APPROVING A ZONE CHANGE FROM A-1
AGRICULTURAL ZONE TO R-1-13 RESIDENTIAL ZONE SMALL LOT
DEVELOPMENT TO ALLOW FOR 46 SINGLE-FAMILY HOMES ON A 9.3- ACRE SITE LOCATED AT 2123 N. SANTA FE AVENUE (APNs 159-240-07- 00)
APPLICANT: CALIFORNIA WEST COMMUNITIES
PLANNING CASE NO. P21-0300
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares all of the following:

A. This ordinance is enacted by the City Council pursuant to its authority under the Charter of the City of Vista and Article 11, Section 7 of the California Constitution.

B. The applicant, California West Communities, submitted a formal application to change the zoning designation from Agricultural (A-1) to Residential (R-1-13) small lot development on one parcel located at 2123 N. Santa Fe Avenue (APNs 159-240-07-00).

C. A Mitigated Negative Declaration (MND) was prepared for the proposed subdivision, which is included as Exhibit "A" to Exhibit 1. The mitigation requirements are summarized in the Mitigation Monitoring and Reporting Program. The public review period started on May 11, 2022, and ended on May 30, 2022, and five comment letters were received during this public review period. The comment letters and the Responses to Comments are included in the Final MND as Appendix I of the MND.

D. The Planning Commission is an advisory body to the City Council with respect to zoning amendments, and recommended denial of the proposed Zone Change with the approval of Planning Commission Resolution No. 2022-13, consistent with Government Code Section 65855.

E. Subsequent to the Planning Commission public hearing, the City decided that it would recirculate portions of the Draft IS/MND as a Revised IS/MND to provide the public an opportunity to review the additional analysis that further demonstrates the project's consistency with the applicable air quality attainment plan in the Air Quality section, and clarification to the language in the Land Use and Planning, and Population and Housing sections to explain that while the project site is not identified in Appendix B of the General Plan 2021-2029 Housing Element, the City's intent is to provide housing on underutilized sites and the project would assist in meeting the City's overall housing needs as outlined in the Regional Housing Needs Assessment (RHNA).

F. The information in the Revised IS/MND concluded there would be no new significant impacts that were not previously disclosed, nor would new or revised mitigation measures or project revisions be required. The Revised IS/MND was available for a 20-day public review period from September 14, 2022 to October 3, 2022. Twelve comment letters were received during this public review period and were addressed in the City's Responses to Comments included in the Final MND.

EXHIBIT 3
11/15/2022 PH1 Page 1149 of 1307

ORDINANCE 2022-

CITY COUNCIL OF THE CHARTERED CITY OF
VISTA PAGE NO. 2
G. Pursuant to chapters 18.06 and 18.80 of the Vista Development Code, the City Council held a duly noticed public hearing on the requested Zone Change on November 15, 2022.

H. At said public hearing, staff reports, both written and oral were received in evidence and all persons desiring to speak on the proposed project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the City Council reached a decision on the matter as set forth.

2. Code Amendment.

A. The zoning designation on one parcel located at 2123 N. Santa Fe Avenue is hereby changed from Agricultural (A-1) to Residential (R-1-B) small lot development. The City Planner is hereby authorized to make a corresponding change to the official Zoning Map on the effective date of this Ordinance. The recommended Zone Change is attached as Exhibit "A".

3. Severability. If any word, sentence, paragraph, or other portion of this ordinance is deemed to be invalid or unenforceable for any reason by a court of competent jurisdiction, the City Council declares its intent that all remaining words, sentences, paragraphs or portions of the ordinance not held to be invalid or unenforceable shall remain in full force and effect, and shall be so construed, as if the original ordinance did not contain the invalid or unenforceable language.

4. Effective Date. This Ordinance shall be in full force and effect on the thirty-first day following the date of its adoption.

5. Adoption. INTRODUCED and ADOPTED at a meeting of the City Council of the City of Vista held on November 15, 2022, by the following vote:

AYES:

NOES:

ABSTAIN:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY

JUDY RITTER, MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
By: By:

Exhibits: Zone Change Exhibit

APPROVED
Walter C. Chung
20221104161522
11 /15/2022 PH 1 Page 1150 of 1307

Zone Change
APN 1592400700
Existing e
•
Commercial: �.•Agricultural
(C-1) �.' (A-1)
�s
Agricultural
yG (A-1)
Estates
Residential
(E-1)
Specific Plan (SPI)
Proposed
�.•� Single -Family
Commercial. �.• Residential
(C-1) :..'� (R-1-13)
4s
Al Agricultural
yG (A-1)
Estates
Residential
(E-1)
Specific Plan (SPI)
11 /15/2022 PH 1 Page 1151 of 1307

RESOLUTION NO. 2022-

A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF VISTA,

CALIFORNIA, APPROVING A GENERAL PLAN AMENDMENT, SITE
DEVELOPMENT PLAN AND TENTATIVE SUBDIVISION MAP FOR 46 SINGLE- FAMILY HOMES LOCATED AT 2123 N. SANTA FE AVENUE
APPLICANT: CALIFORNIA WEST COMMUNITIES
PLANNING CASE NO. P21-0300
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. The applicant, California West Communities, has submitted an application for a Summary Vacation of a portion of an Open Space Easement, General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map to construct 46 single-family dwelling units on a 9.3-acre site located at 2123 N. Santa Fe Avenue. The project proposes to construct 46 homes, open space amenities, guest parking, and associated site improvements.

B. The property for which the approvals are requested is more specifically described as follows:

A 9.3-acre parcel located at the northeast corner of N. Santa Fe Avenue and Camino Largo, addressed as 2123 N. Santa Fe Avenue, and also known as Assessor's Parcel Number 159-240-07-00.

C. On July 19, 2022, the Planning Commission held a duly noticed public hearing to consider the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map for the project.

D. On July 19, 2022, the Planning Commission took no action on the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and adopted Resolution 2022-13, recommending City Council denial of the General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map.

E. On November 15, 2022, the City Council held a duly noticed public hearing to consider the request for the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Summary Vacation of a portion of an Open Space Easement, General Plan Amendment, Zone Change, Site Development Plan, and Tentative Subdivision Map, including the Conditions of Approval attached as Exhibit A.

F. At the public hearing staff reports both written and oral were received in evidence, and all persons desiring to speak on the project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the City Council made certain findings and reached a decision on the project as hereinafter set forth.

P21-0300 RESO SDPTSM
EX
11 /15/2022 PH 1 4

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2

2. Action.

A. The above recitations are true and correct.

B. For the following reasons, the City Council hereby amends the General Plan Map for 2123 N. Santa Fe Avenue as proposed by the applicant:

1. The General Plan, Land Use and Community Identity (LUCI) Element, Goal 2 promotes the preservation and enhancement of neighborhoods that share common development patterns, topography, major streets, and zoning patterns. The proposed General Plan amendment would allow for small lot residential development that would be compatible with other existing surrounding single-family residential development and their lot sizes in the immediate vicinity of this project. Camino Largo (private street) would also be improved to benefit proposed development as well as existing homes that currently access N. Santa Fe Avenue via Camino Largo; currently Camino Largo is only paved 20 feet wide whereas the proposed project would improve Camino Largo to a minimum of 28 feet in road width along with new proposed sidewalk abutting the project site along Camino Largo. The subject property is surrounded by single-family residential uses to the immediate north, east and south. Therefore, the proposed residential single-family project is compatible with adjacent land uses. The density of the proposed project is consistent with the density allowed by the proposed General Plan designation.

C. The City Council makes the following findings with regard to the Site Development Plan request:

The project conforms to the following:
a. All applicable elements of the General Plan, Development Code regulations, Design Review Manual, including the community's goals and objectives as established by said documents, and other applicable City codes, ordinances and policies, state laws and applicable safety codes.
i. As a related approval, the City Council considered a General Plan Amendment to allow for 46 single-family residential lots on the subject property and implement the proposed Summary Vacation, Zone Change, Tentative Subdivision Map and Site Development Plan for a total of 46 single-family homes. The small lot residential development requirements contained under Chapter 18.33 of the Development Code will regulate the development of the proposed residential subdivision, including building setbacks, height, parking, landscaping, and lot design. Subject to the approval of the proposed General Plan Amendment and Zone Change, the proposed project would be consistent with the General Plan land use designation of Medium Density (MD) at 10 DU/AC, resulting in a density of 4.95 dwelling units per acre.
ii. As a related approval, the City Council considered a Zone Change and Tentative Subdivision Map for the creation of the 46 single-family lots and associated homes and improvements. The proposed single-family residential subdivision is consistent with the allowed uses within the R-1-B zone, subject to approval of a Site Development Plan. Consistent with this requirement, the Site Development Plan is being reviewed by the City Council.

P21-0300 RESO GPASDPTSM
11 /15/2022 PH 1 Page 1153 of 1307

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 3
iii. The proposed project is consistent with the requirements of the Design Review Manual with respect to architectural design, landscaping, and recreational amenities. Consistent with Design Review Manual requirements, the project incorporates the use of various materials and decorative elements to provide an attractive architectural design including a varied -height roof line, stucco -finished exterior walls that are enhanced with wood and other stone accents in complementary colors. Flat planes would be disrupted with portions of the residences recessed further from the street front, covered front porches, and pitched roofs. Internally, the development would have commonality by using a neutral color palette while expressing individuality through a variation of architectural features such as shutters, arches, and porch and entryway size and placement.
iv. All construction on the site will be required to conform to the applicable building and safety regulations.
b. Specific conditions of approval that have been levied as a result of any previous discretionary approval(s); examples of which include, but are not limited to the following: subdivision map, specific plan, special use permit, etc.

There are no prior discretionary approvals or conditions of approval applicable to the project
C. The proposed project, as conditioned, includes the required on - and off -site improvements to implement the purpose and intent of the Development Code and the City's design and development standards.
i. All required on- and off -site improvements are either included in the project design or imposed as Conditions of Approval in Exhibit "A".

D. The City Council hereby makes following findings with regard to the Tentative Subdivision Map request:

1. The proposed map is consistent with the General Plan of the City of Vista, and every element thereof, for the following reasons:
a. The project site is currently designated by the General Plan as Rural Residential (RR) 1 du/ac. The proposed designation is Medium Density (MD) residential land use (maximum of 10 dwelling units per acre) that would allow a maximum of 93 units on the subject site. The 46 proposed units would result in a density of 4.95 units per acre.

Therefore, the density of the proposed project will be consistent with the proposed designation in the Vista General Plan Land Use and Community Identity Element. b. The project as designed is consistent with the Land Use and Community Identity Element. The subject property is surrounded by single-family residential uses to the immediate north, east and south. Therefore, the proposed residential single-family project is compatible with adjacent land uses. The density of the proposed project is consistent with the density allowed by the proposed General Plan designation.

2. The design and improvements of the proposed subdivision are compatible with the Vista General Plan for the following reason:

P21-0300 RESO GPASDPTSM
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PAGE 4
a. The design and improvements meet the criteria of Development Code Titles 16, 17 and 18 to implement the General Plan.

3. The site is physically suitable for the type of development for the following reason:
a. The land area and topography will support the 46 single-family units and related common private streets and driveways proposed by the Tentative Subdivision Map.

4. The site is suitable for the proposed density of development for the following reason:
a. The density of the subdivision is 4.95 dwelling units per acre which is below the proposed density (maximum 10 dwelling units per acre) allowed by the General Plan. And the site is surrounded by other single-family residential development within close proximity to schools, park and open space areas.

5. The design of the subdivision or the proposed improvement are not likely to cause substantial environmental damage, or substantially and avoidably injure fish, wildlife or their habitat for the following reason:
a. The project site is substantially surrounded by existing single- family units. Approval of the project would not result in significant effects related to noise, air quality, or water quality with implementation of proper mitigation measures as described in the Final Mitigated Negative Declaration and Conditions of Approval attached as Exhibit A. The project site does not support any riparian habitat or wetlands identified by federal, state, regional or local agencies. Furthermore, native wildlife corridors do not exist on the project site, and the property does not contain any biological resources that are protected by local policies. A biological resources mitigation measure has been incorporated into the project Conditions of Approval to address the potential of construction activities during the avian breeding season (from Feb. 1 st through August 31 st). Weekly surveys and a biological monitor shall report results of the surveys and if any protective measures done in compliance with State and federal laws for protection of birds.

6. The design of the subdivision or the type of improvements is not likely to cause serious public health problems for the following reasons:
a. Adequate public services, including emergency services, and utilities, including sewer service, will be extended to the subdivision to ensure no public health problems occur as a result of the subdivision. Additionally, mitigation measures related to Hazards and Hazardous Waste, and Noise, have been imposed upon the project to further protect against public health impacts, as described in the Final Mitigated Negative Declaration and Conditions of Approval attached as Exhibit A.
b. The road improvements as proposed and imposed by the Conditions of Approval meet City standards. The related City Council approval for Summary Vacation of a portion of an Open Space easement ensures no conflict between the open space easement, the proposed project improvements and the historic use of the Camino Largo roadway.

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PAGE 5

7. The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgement acquired by the public at large for access through, or use of property within the proposed subdivision for the following reason:
a. All such easements shall be relocated or reserved from development, and, to the extent this finding is applicable to the Open Space Easement located on APN 159-240-31, the related City Council approval for Summary Vacation of a portion of that Open Space Easement ensures no conflict between the Open Space Easement, the proposed project improvements and the historic use of the Camino Largo roadway.

8. All requirements of CEQA have been met. A Mitigated Negative Declaration was prepared for the project and all pertinent mitigation measures have been imposed and incorporated into the project as conditions of approval.

E. The above findings satisfy all of the requirements of the Subdivision Map Act and Title 17 of the City's Development Code.

F. In view of the above findings and the applicable law, the City Council approves the General Plan Amendment, Site Development Plan and Tentative Subdivision Map to construct 46 single-family dwelling units on a 9.3-acre site located at 2123 N. Santa Fe Avenue (Planning Case No. P21-0300), a copy of which is attached hereto as Exhibit B, subject to the Conditions of Approval in Exhibit A to this Resolution.

G. The Tentative Subdivision Map, or any portion thereof for which a Final Map is not yet recorded, shall become null and void as set forth in Exhibit "A".

H. The applicant must execute a written acceptance of these Conditions of Approval in Exhibit A to this Resolution no later than thirty (30) days after the permit is approved or the permit shall become null and void.

I. Failure to abide by and faithfully comply with any and all conditions of approval included in Exhibit "A" shall constitute grounds for revocation of the approvals by the City Council.

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RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 6

3. Adoption. PASSED AND APPROVED at a regular meeting held on the 15th day of November, 2022, by the Vista City Council by the following vote:

AYES:

NOES:

ABSTAIN:

JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:

WALTER CHUNG, CITY ATTORNEY KATHY VALDEZ, CITY CLERK
By: By:

APPROVED
Walter C. Chung
20221104162018
Exhibits:

A. Conditions of Approval
B. Project Plans
C. General Plan Amendment
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EXHIBIT "A"

CONDITIONS OF APPROVAL
P21-0300
Camino Largo
California West Communities
PROJECT: A request for a General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map for 46 single-family dwelling units in the proposed Medium Density Residential land use designation (10 du/ac) and located at 2123 N. Santa Fe Avenue.

A. SCOPE OF PROJECT
This project consists of 46 single-family dwelling units in the proposed Medium Density Residential land use designation (10 du/ac) and located at 2123 N. Santa Fe Avenue which shall conform to Exhibit "B".

B. APPLICABLE REGULATIONS
Where not otherwise specified, this project shall be subject to the regulations of the City of Vista Municipal and Development Codes as well as other applicable local, State and Federal regulations.

2. Prior to any construction on the site, all required permits shall be obtained.

3. VIOLATION OF CONDITIONS: Should significant violations of conditions be reported to the City, the City may take action pursuant to Chapter 17.88 of the Vista Development Code
C. FINAL MAP
A Final Map is required for this subdivision as set forth in Condition F-1.

D. EXPIRATION AND PHASING OF TENTATIVE MAP

1. Unless a Final Map is recorded or an extension granted pursuant to Title 17 of the Development Code, this Tentative Subdivision Map shall expire at 11:59 PM on the third anniversary of the adoption of this Resolution.

2. The recordation of the Final Map and construction of all access improvements and public utility improvements may not be phased.

E. BUILDING AND STRUCTURAL INFORMATION AND CONDITIONS

1. All construction and designs are to comply with the model codes adopted by the City of Vista at the time permit applications are filed, and construction documents are submitted for plan check.

2. Separate permit is required for each building and retaining walls. 21-0300exa
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F. ENGINEERING INFORMATION AND CONDITIONS
General
a. A Final Map shall be prepared by a Registered Civil Engineer or Licensed Land Surveyor, and shall be in accordance with the approved Tentative Map, the Subdivision Map Act and Vista Development Code Title 17, Chapter 17.64, and shall be subject to approval by the Land Development Engineer. The Final Map shall be approved by City Council per City of Vista ordinances.
b. Prior to issuance of any building permits, the public improvement plans shall be approved by the Land Development Engineer and bonded for. c. An Owners Association shall be formed for this project to address the maintenance of private facilities. The applicant shall submit two sets of CC&Rs with the Final Map for concurrent review and approval. The CC&Rs shall address maintenance of private street(s), monument signage, common area (and inaccessible non -common area) landscaping, landscaping along proposed non-contiguous sidewalk within public right-of-way, private drainage systems (including BMPs and BMP outlet pipes to existing offsite drainage channel or public storm drains), access roads, streetlights, gates, perimeter fencing, retaining walls and any other private improvements. The full width of Camino Largo along the frontage of the project shall be maintained by this subdivision. A private street maintenance agreement for Camino Largo shall be recorded concurrently with the Final Map. d. The CC&Rs submittal shall include a matrix noting each applicable condition of approval and the page within the CC&Rs where the item is addressed.

Recorded CC&Rs shall include a signature line for the City with a declaration that the recorded CC&Rs satisfy the terms of the land use approval authorizing the map. The signature block for the CC&Rs shall be accepted by the City with the following signature block:

The City of Vista has reviewed these CC&Rs and the terms of the land use approval authorizing the map have been complied with, based on language included in the following provisions or the CC&Rs. Any amendment to those provisions must be countersigned by the City to confirm that the changes do not materially modify the preceding list of the CC&Rs in a manner to deviate from the requirements of the land use approvals.

City of Vista Representative
e. The approval of the Tentative Subdivision Map shall not mean that closure, vacation, or abandonment of any public street, right of way, easement, or facility is granted or guaranteed to the applicant. Section 66434(g) or 664450) of the Government Code may be applied at the discretion of the City Engineer. If not applied, the applicant is responsible for applying for all 21-0300exa
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closures, vacations, and abandonments as necessary. The application(s) for such actions shall be reviewed and approved or rejected by the City under separate process per codes, ordinances, and policies in effect at the time of the application.
f. A private road and utility easement over Lot "C" as shown on the approved Tentative Map P21-0300 shall be recorded concurrently with the Final Map for the benefit of APN's 159-240-05, 06, 13 & 14.
g. Where proposed off -site improvements, including but not limited to slopes, public utility facilities, and drainage facilities, are to be constructed, the applicant shall, at his own expense, obtain all necessary easements or other interests in real property and shall dedicate the same to the City as required.

The applicant shall provide documentary proof satisfactory to the City that such easements or other interest in real property have been obtained prior to the approval of the Final Map. Additionally, the City, may at its sole discretion, require that the applicant obtain at his sole expense a title policy insuring the necessary title for the easement or other interest in real property to have vested with the City of Vista or the applicant, as applicable. h. The applicant shall obtain any necessary permits and clearances from all public agencies having jurisdiction over the project due to its type, size, or location, including but not limited to the U. S. Army Corps of Engineers, California Department of Fish & Game, U. S. Fish and Wildlife Service and/or San Diego Regional Water Quality Control Board (including NPDES), San Diego County Health Department, prior to the issuance of grading permits.

This project shall provide year-round erosion control including measures for the site required for the phasing of grading. Prior to the issuance of grading permit, an erosion control plan, designed for all proposed stages of construction, shall be reviewed, secured by the applicant with cash securities and approved by the Land Development Engineer.

The drainage design on the Tentative Map is conceptual only. The final design shall be based upon a hydrologic/hydraulic study to be approved by the Land Development Engineer during final engineering. All drainage picked up in an underground system shall remain underground until it is discharged into an approved channel, or as otherwise approved by the Land Development Engineer. All public storm drains shall be shown on City standard plan and profile sheets. All storm drain easements shall be dedicated where required. The applicant shall be responsible for obtaining any off -site easements for storm drainage facilities. Runoff from the lots shall be conveyed safely in an underground system to prevent erosion. k. A detention/diffusion structure/device shall be designed and constructed on the south side of Camino Largo just outside the new boundary of the 21-0300exa 3
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Open Space Easement to detain and diffuse runoff water coming from the proposed stormwater pump station on Lot B. This structure/device shall be concrete at least 50 feet in length and shall detain/dissipate concentrated flows from the pump system to prevent concentrated point source discharge into the open space area that might cause erosion/hydromodification.

I. Prior to grant of occupancy, the Engineer of record must submit "As -Built" drawings to construction inspector assigned to his project for final approval.

The Inspector will review the "As -Built" drawings, sign and return them to the Engineer.

Submit two (2) full size paper copies of the plans marked with as-builts in red or bubbled to show areas that changed from the original design. Each set should be wet signed by the EOW in the as -built signature block as well as wet signed by the soils/geotechnical engineer for his/her approval of the compaction of the site.
m. The development shall comply with all applicable regulations established by the United States Environmental Protection Agency (USEPA) as set forth in the National Pollutant Discharge Elimination System (N.P.D.E.S.) permit requirements for urban runoff and storm water discharge and any regulations adopted by the City pursuant to the N.P.D.E.S. regulations or requirements. Further, the applicant may be required to file a Notice of Intent with the State Water Resources Control Board to obtain coverage under the N.P.D.E.S. General Permit for Storm Water Discharges Associated with Construction Activity and may be required to implement a Storm Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of grading activities. SWPPPs include construction pollution control measures. The applicant shall comply with all the provisions of the Clean Water Program during and after all phases of the development process, including but not limited to: mass grading, rough grading, construction of street and landscaping improvements, and construction of dwelling units. The applicant shall design the Project's storm drains and other drainage facilities to include Best Management Practices to minimize non -point source pollution, satisfactory to the Land Development Engineer. n. Any existing broken pavement, concrete curb, gutter, or sidewalk or any damaged during construction along the frontage of the project, shall be repaired or replaced as directed by the Public Works Inspector.

2. Grading
21-0300exa
a. Prior to any grading of any part of the project, a comprehensive soils and geologic investigation shall be conducted of the soils, slopes, and formations of the project. All necessary measures shall be taken and implemented to assure slope stability, erosion control, and soil integrity. No grading shall 4 11/15/2022 PH1 Page 1161 of 1307

occur until a detailed grading plan, to be prepared in accordance with the Development Code, is approved by the Land Development Engineer. b. If the project involves demolition of an existing structure or surface improvements, the grading and erosion control plans shall be approved by the Land Development Engineer prior to the issuance of a demolition permit.

No demolition shall be permitted without an approved erosion control plan. c. A precise grading and private improvement plan shall be prepared, reviewed, secured and approved prior to the issuance of any building permits. The grading plan shall be prepared by a California Registered Civil Engineer. The plan shall reflect all pavement, flatwork, drainage devices, utility services, landscaped areas, special surfaces, curbs, gutters, walls, medians, striping, signage, streetlights, and footprints of all structures.

Parking lot striping shall be shown on all precise grading and private improvement plans. An erosion control plan shall be submitted along with the grading plans for the site. A BMP plan shall also be submitted with the grading plans and shall include locations of all BMP's, construction details and notes as required.
d. The applicant shall monitor, supervise, and control all construction and construction -supportive activities, so as to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:

1. Dirt, debris and other construction material shall not be deposited on any public street or within the City's storm water conveyance system.

2. All grading and related site preparation and construction activities shall be limited to the hours of 7 AM to 5 PM, Monday through Friday, and from 8 AM to 4 PM on Saturdays. No Engineering related construction activities shall be conducted on Sundays or legal holidays unless written permission is granted by the Land Development Engineer with specific limitations to the working hours and types of permitted operations. All on -site construction staging areas shall be as far as possible (minimum 100 feet) from any existing residential development. Because construction noise may still be intrusive in the evening or on holidays, the City's Noise Ordinance also prohibits any disturbing, excessive, or offensive noise which causes discomfort or annoyance to reasonable persons of normal sensitivity.

3. The construction site shall accommodate the on -site parking of all motor vehicles used by persons working at or providing deliveries to the site.
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4. During active construction, areas shall be watered to reduce fugitive dust.
e. Grading and drainage facilities shall be designed and installed to adequately accommodate the local storm water runoff and shall be in accordance with the City's Development Code and as directed by the City Engineer.

Drainage facilities shall include an onsite detention basin to attenuate the peak flows resulting from a 100-year storm event down to a level equal or less than the pre -development flow.
f. This project requires off site grading and road improvements. Access to all existing residences shall be maintained at all times. No grading for private improvements shall occur outside the limits of this approval unless Developer obtains, records and/or submits a recorded copy of an appropriate easement from the owners of the affected properties. If Developer is unable to obtain the required easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the City Engineer and Planning Director g. The portion of existing reciprocal private road and utility easement per recorded documents 2007-0706045 and 2013-0426168 to be quitclaimed under a separate document before the approval of the proposed improvements within such easement area.
h. Project should coordinate with adjacent properties to establish new 40' private road and utility easement over the full width of proposed improved Camino Largo Drive along the project frontage of such private street.

Project shall grant the northern half of improved Camino Largo from N Santa Fe to the SE corner of project boundary within proposed LOT C to adjacent properties, including but not limited to APN 159-240-05, 06, 10, 11, 12, 13, 14, 31, 32, 33, to be able to legally access through full width of improved Camino Largo.

Developer to obtain private road easement from adjacent property APN 159- 240-31-00 for proposed offsite private street improvements beyond the east end of existing reciprocal private road and utility easement before the approval of the proposed private road improvements within such proposed easement area. Proposed offsite private road improvements to be maintained by HOA.
k. Developer to obtain private permanent easement and establish legal agreement with adjacent properties for HOA's future maintenance of both onsite of offsite private street improvements before the approval of plans. 21-0300exa 6
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Developer to obtain private drainage easement from APN 159-240-31-00 for proposed offsite storm drain(s), head walls, and riprap installations within such property before the approval of the proposed improvements within such easement area.
m. Developer shall establish proper private drainage easement on proposed map along proposed drainage ditch across Lot 2, 3, 14, and 15 while avoid conflict with existing or future adjacent SDGE facilities and easement. n. During active construction, areas shall be watered to reduce fugitive dust.

3. Improvements
a. Prior to approval of the Final Map all improvement requirements shall be covered by a subdivision agreement and secured with sufficient improvement securities or bonds guaranteeing performance and payment for labor and materials, setting of monuments, and warranty against defective materials and workmanship. Any private streets that are created shall be subject to a Private Street Maintenance Agreement to be recorded concurrently with the Final Map.
b. All public improvements are required at the time of subdivision and/or development and shall be under construction to the satisfaction of the Land Development Engineer prior to the issuance of the first building permit, excluding retaining wall permits. All public improvements including underground conversion of overhead utilities shall be completed prior to issuance of any Certificate(s) of Occupancy.
c. Engineered street, and sewer improvement plans for Camino Largo and N.

Santa Fe Ave. shall be prepared and submitted by a California Registered Civil Engineer for plan check and approval of the Land Development Engineer.
d. The following streets shall be dedicated on the Final Map and improved as noted:

North Santa Fe Avenue:
a.) A 100-foot-wide right-of-way (ROW) improved with an 80-foot- wide curb -to -curb pavement section centered within the ROW. b.) Improvements shall be to ultimate street centerline and shall consist of streetlights, 6-inch curb/gutter, 5-foot-wide sidewalk within a ten -foot -wide parkway, a minimum pavement section of 4" AC over 8" CLI IAB structural pavement section with a TI of 8.5 per city standard SRF-06C. For this project an in -lieu fee shall be paid for construction of the required center median.
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c) Streetlight(s) shall be placed meeting spacing requirements per city standard ELE-01A.

Camino Largo:
a.) A 40-foot-wide private road and utility easement, improved with a minimum 28-foot-wide flow line to flow line pavement section. b.) Improvements shall consist of standard curb and gutter, 6-foot- wide parkway, a minimum pavement section of 4 inches of AC on 8 inches of class 2 base with a TI of 6.0 for a 28-foot-wide street section.
e. Prior to the start of any work, grading or otherwise on Camino Largo the developer shall submit for review and approval, a phasing plan to maintain a 10-foot minimum travel lane for any existing homeowners currently using Camino Largo to access their property.

Street name signs and traffic control devices shall be built to City standards and as required by the Land Development Engineer and the Traffic Engineer.
g. All right-of-way alignments, street dedications, exact geometrics and widths shall be dedicated and improved as required by the Land Development Engineer.
h. Sight distance requirements at all street intersections shall conform to the Cal Trans intersectional sight distance criteria. Landscaping features such as slopes, fencing, retaining walls, trees, shrubs, and signage shall be designed to conform to the Cal Trans sight distance criteria.

City streetlights shall be installed on all streets under the City's LS-2 rate schedule. The applicant shall pay all applicable fees, energy charges, and/or assessments and privately maintain said streetlights on all public or private streets within the subdivision boundary or along the frontage of the project.

Streetlight plans shall be submitted and approved prior to recordation of the Final Map. A private street and private street light maintenance agreement shall be prepared and recorded before occupancy.

Design and construction of all improvements shall be in accordance with standard plans and requirements of the City of Vista and subject to approval by the Land Development Engineer.
k. All public streets, with the exception of those designated in the ordinance as "hillside" or "rural", shall provide a minimum of 10 feet parkway between the 21-0300exa
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face of curb and the right of way line. Public and private sidewalk and hardscape designated as "ADA path of travel" shall comply with ADA requirements.

For projects that require a building permit, any public street adjacent to the project shall be improved as required by the Land Development Engineer. m. All existing overhead utility lines within the property and/or in the public right of way on the same side of a public right-of-way or private street abutting a new project, and all new extension services for the development of the project, including but not limited to, electrical, cable and telephone, shall be placed underground per City Code requirements and as required by the Land Development Engineer and current City policy.
n. Pavement sections for all streets, alleys, driveways, and parking areas shall be based upon approved soil tests and traffic indices. The pavement design is to be prepared by the applicant's soil engineer and must be approved by the Land Development Engineer, prior to paving.
o. Prior to approval of the grading and improvement plans the applicant shall contract with a geotechnical engineering firm to perform a field investigation of the existing pavement on all streets adjacent to the project boundary. The limits of the study shall be half -street plus twelve (12) feet along the project frontage. The field investigation shall include a minimum of one pavement boring per every fifty (50) linear feet of street frontage. Should the existing AC thickness be determined to be less than three (3) inches or without underlying Class II base material, the applicant shall remove and reconstruct the pavement section as determined by the pavement analysis submittal process detailed in following condition.
p. Upon review of the pavement investigation, the Land Development Engineer shall determine whether the applicant shall: 1) Repair all failed pavement sections, header cut and grind per the direction of the Public Works Inspector, and construct a minimum two (2)-inch thick rubberized AC overlay; or 2) Provide reconstruction recommendations which shall then be approved by the City Engineer.
q. Owner shall provide City of Oceanside of proposed grading plans and improvement plans to coordinate protection of existing 42-inch water line and corrosion test stations. Project utilities crossing designs should meet State Water Resource Control Board Division of Drinking Water, City of Oceanside, and Vista Sanitation District's requirements. Proposed grading and improvement plans should be submitted to City of Oceanside Water Utilities Department's for concurrent review and approval. Signature blocks should be provided on both grading and improvement plans for City of Oceanside's sign -off at final plan approval. Owner shall also coordinate with Oceanside on required ROW permit and Encroachment Removal Agreement 21-0300exa
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(ERA) as determined needed by City of Oceanside. Waterline corrosion test stations should be protected in place and brought to grade if necessary.

4. Stormwater
21-0300exa
a. This project will need to provide continuous simulation modeling to meet the requirements of the current storm water MS4 permit. This shall be provided with the first grading plan submittal for review. b. The applicant shall re -submit the Storm Water Quality Management Plan (SWQMP) and the Operations & Maintenance (O&M) Plan to the Engineering Division with the first submittal of engineering plans. Any and all changes must be clearly highlighted and noted for our review.

The O&M Plan shall be prepared by the applicant's Civil Engineer. It shall be directly based on the project's approved SWQMP. c. The applicant shall prepare and submit an Operations & Maintenance (O&M) Plan to the Engineering Division with the first submittal of engineering plans. The O&M Plan shall be prepared by the applicant's Civil Engineer. The O&M Plan shall be approved by the City Engineer prior to approval of any plans by the Land Development Division. At a minimum the O&M Plan shall include the designated responsible parties to manage the storm water BMP(s), employee's training program and duties, operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, copies of resource agency permits, and any other necessary elements.
d. The applicant shall enter into a City -Standard Stormwater Facilities Maintenance Agreement with the City obliging the future owner(s) to maintain, repair and replace the storm water Best Management Practices (BMPs) identified in the project's approved Storm Water Quality Management Plan (SWQMP), as detailed in the O&M Plan into perpetuity. The Agreement shall be approved by the City Attorney and shall be recorded at the County Recorder's Office prior to issuance of any precise grading permit.
e. At a minimum, maintenance agreements shall require the staff training, inspection and maintenance of all BMPs on an annual basis. The project proponent shall complete and maintain O&M forms to document all maintenance activities. Parties responsible for the O&M plan shall retain records at the subject property for at least 5 years. These documents shall be made available to the City for inspection upon request at any time.
f. The BMPs described in the project's approved Storm Water Quality Management Plan (SWQMP) shall not be altered in any way, shape or 10 11 /15/2022 PH 1 Page 1167 of 1307

form without formal approval by the project's final approving authority at a public City hearing, if such hearing was required for the approval of the project.
g. The grading plans shall show all details to construct the proposed BMP's and storm water facilities, including plan and profile details with elevations called out on the plans. In the event that proposed facilities are not built correctly or do not function as they are intended the owner shall correct the identified deficiencies, revise the plans and provide redesign with the calculations needed to meet the requirements. A post - construction inspection of the project specific BMP's will be performed, and all storm water issues shall be corrected before occupancy will be allowed and bonds released.
h. This project will be required to implement post construction BMPs in accordance with the City of Vista BMP Design Manual and the San Diego Regional Water Quality Control Board (SDRWQCB) MS4 permit reissued as order no R9-2013-0001. A separate sheet shall be provided as part of the grading plans that indicates all site design, source control and treatment control BMP's. This sheet shall be signed by the architect, civil engineer, landscape architect, and geotechnical engineer. It shall show construction level details for all BMP's as required by the City Engineer.

The project shall provide a separate sheet as part of the grading plan showing all construction BMPs required. This construction BMP sheet shall be phased as needed and required by the City of Vista, alterations and or updated plans may be required during construction. Additional BMP's when requested by the City of Vista shall be implemented at least before the next rain event or within 48 hours of request whichever comes first.

All post construction BMPs shall be surveyed by a professional land surveyor. A written certification signed and stamped by the Civil Engineer of record shall be submitted prior to final inspection and occupancy release. The certification shall include language that the civil engineer has personally visited the site and confirms the BMPs as constructed are in conformance with the approved SWQMP and H&H reports and that all water quality requirements have been satisfied.
k. Prior to approval of either the Final SWAMP or Final Drainage Report the following must be addressed:
a) Provide hydraulic sizing for all drainage appurtenances and tie-in connections to the existing public storm drain system.
b) Provide an outlet structure detail for the proposed vault, 21-0300exa
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corresponding to the HMP design calculations.
c) Address flow control and treatment control requirement for all newly created or replaced impervious area, including the full improvements expected on Camino Largo.
d) Provide flow based MWS sizing calculations.
e) Implement measures to satisfy the DCV retention requirement associated with the selection of Proprietary Biofiltration. f) Engineer of work will be required to verify that the proposed structural BMP(s) has been designed to mitigate for any increases in pollutant loadings, peak flow rates and/or runoff volume arising from future changes to the site plan.

Proposed outlet pipes and cleanouts discharging private BMP Basin A to city's existing public storm drain system are considered private facilities and should be maintained by future HOA. For the portion located within City's public right-of-way (ROW), City's Encroachment Agreement is required to be recorded before approval of such proposed improvements. m. Any proposed green street features or structural BMPs located within N Santa Fe's ROW should be maintained by future HOA with city's Encroachment Agreement required to be recorded. Landscaping between non-contiguous sidewalks and N Santa Fe's curb should be maintained by future HOA and clarified in development's CC&Rs.

3. Public Sewer and Water Utilities
1) The proposed residential development project is NOT within the City of Vista Sewer Service Area as determined by the current `2017-Sewerage Master Plan' and the `Sewer Facility Maps'. However, this project is within the sewer service area OV5(82- 84A) of the `Oceanside -Vista Flow Transfer Agmt'. Therefore, there is sewer service available for this project.
2) An existing 12-in DIP (Dwg-1934, 1986-Yr, aka, Barsby Trunkline) public sewer main along Camino Largo Road is available for connection.
3) The residential development proposed density is in compliance with the current General Plan and zoning requirements. Therefore, the project proposed sewer capacity is within the allowable sewer capacity for these parcels as determined by the current `2017-Sewerage Master Plan'. Therefore, there is enough sewer capacity for this residential development.
4) The proposed peak sewer capacity estimate for this project, based on the Site Development Plan submittal dated May - 2022, will be calculated based on the 21-0300exa 12
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current City of Vista Municipal Codes (Ref. VMC Sections 14.01.030, 06.110, 120, & 130).
5) Developer shall obtain a `Sewer Discharge' permit from the City of Vista, and pay all related fees and charges, prior to obtaining a Building permit. Commitment to provide sewer services is made by the District's Board and/or City Council, and is subject to compliance with Sewer District's conditions, terms, rules, and regulations, posting required securities/bonds, and payment of all pertinent fees and charges. 6) Water Meter Requirements: Two (2) water meters (min) are required to be installed and labeled separately (Ref. VMC 18.56.080.G6.ix). One separate, individual, dedicated water meter for interior domestic use for each separate residential parcel.

Another separate, individual, dedicated water meter for exterior landscape irrigation use of the common areas.
7) Sewer connection to existing sewer facilities — Developer shall hire a qualified California Registered Land Surveyor or Engineer to survey and certify the invert elevations of the existing sewer manholes #OV5.84A, 83, 82, 81, 80, 79, where the proposed sewer main extension is connecting — Add note to the improvement Plans. 8) A signed and stamped and dated `Survey Manhole Certification' shall be submitted to the Sanitation Engineer, prior to approval of the Grading and Improvement Plans. 9) The certificate shall include manhole IDs, top of rim and invert elevations, city Benchmark, and survey date.
10) Developer to relocate approximately 350-If (from SMHOV5.82 to SMH #OV5.84A) of the existing off -site public 8-in sewer main along center of N Santa Fe Avenue, and/or as directed by the Sanitation Engineer or his representative. 11) Prior to the relocation of the existing sewer facilities, the existing sewer main is to be CCTV inspected by a city approved NASSCO Certified CCTV Inspection firm to locate existing sewer lateral connections.
12) All existing sewer laterals are to be reconnected per current standards. 13) Existing sewer manhole #OV5.84A is to be reconstructed to current standards — add note to the improvement plans.
14) Developer to install approximately 1,400-If of 8" PVC, SDR-35 (GREEN) sewer main along the center line of the private streets.
15) Sewer pipe shall be designed to maintain a self-cleaning velocity of a minimum of two feet per second (2 fps) to avoid deposition of solids and odor. Otherwise, maintain a minimum 1.00% slope. Plus maintain a minimum 7-ft cover over the pipe. 16) Each proposed parcel shall have a separate, individual, dedicated gravity flow, private sewer lateral, and a `standard two-way' cleanout with utility box fronting and 21-0300exa 13
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connecting to the private sewer main — Add note to the Improvement and Grading Plans.
17) Each proposed parcel shall have a separate individual dedicated `Backflow Preventer' for each sewer lateral as noted on the plans — Add note to the Improvement and Grading Plans.
18) Manhole installation over and existing ductile iron sewer pipe requires `special inspection and testing' to minimize potential corrosion of the existing sewer DIP — add special inspection and testing notes on plans. The `Special Inspection and Testing' shall be performed by an experienced and qualified and Certified Corrosion Engineering Inspector. Add note to the improvement Plans. 19) Improvement Plans to include a City of Oceanside signature block for the review of the waterline -sewer crossing clearance.
20) Developer shall obtain an Oceanside Right -of -Way permit for any work crossing Oceanside waterline. Add note to plans to reflect this requirement. 21) Private Street `H' is to be extended with a fully improved Turn -Around Access area.

The turn -around area shall be an integral part of the private street extension and shall be designed to enhance the accessibility and safety for emergency, utility, and delivery vehicles such as the Fire department, EDCO trash pick-up, Sewer maintenance, Post Office mail delivery, and other utility and delivery vehicles. 22) The Turn -Around Access area must be provided to all sewer main appurtenances.

Access roads shall be a minimum of 20 feet wide, with a maximum 15 percent slope, and shall have a minimum asphalt concrete or Portland cement concrete road section designed for H-20 & HS-20 loading and per City of San Diego Drawing SDG-113, Schedule "J", plus installation of 6" type `G' curb along both edges of the access area.

Where access roads are not for the exclusive use of sewer maintenance vehicles, the road shall be designed to maintain pedestrian and/or vehicular access (as applicable) during sewer main repair and maintenance operations and shall be a minimum of 24 feet in width. The minimum turning radius for access roads shall be 30 feet for right angle turns and 50 feet for turnarounds per City of San Diego Drawing FHPS-101. All dead-end access roads longer than 150 feet shall have a turn -around consistent with City of San Diego Drawing FHPS-101.
23) In addition, a `NO PARKING' signs shall be posted along the Turn -around area as noted on the plans, and the surface area shall be striped and mark as `NO PARKING ZONE', plus the face of the curve is to be painted RED to prevent parking. 24) For existing sewer flow data to design and spec the Sewerage By -Pass system, refer to the 2017 Sewerage Master Plan Update Report, Appendix C2, Table-1 (available at the public city website). However, it is the responsibility of the contractor to perform daily field inspection of the actual daily sewer flows. Add note to the Improvement Grading Plans.
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25) This parcel is currently being served by an existing private active septic system.

Developer shall obtain a County Department of Environmental and Health (DEH) Plumbing Permit to abandon the septic system. Below is the link to the County of San Diego's website for abandonment of septic systems. Click the link at the bottom of the page "Design Manual for Onsite Wastewater Systems". This will provide you the latest requirements.
a) http://www.sdcounty.ca.gov/deh/water/lu septic systems.html, b) Also, the Geotechnical/Soils Report shall address the removal & backfill of the septic system.
26) Upon abandonment of the existing private septic system, developer shall submit a County DEH Certificate of Abandonment as proof the sewer system was properly removed/abandoned.
27) Construction Sewer Improvement plans (`PRIVATE AND PUBLIC') are to be designed and prepared by a Registered Professional Civil Engineer, per Public Standards and/or as directed by the City Engineer.
28) Construction and inspection of the `private' sewer main is to be done per Public Standards and/or as directed by the City Engineer, including Pre- & Post -CCTV inspection (Ref. VMC 14.08).
29) All sewer work is to be inspected by the City of Vista Engineering Inspector. All work done without proper inspection will be rejected. Add note to plans to reflect this requirement.
a) The Construction Sewer Improvement Plan As -Built Signature block shall include a sanitation signature block for review/approval of the as-builts as noted below. "AS B U I LTS"
PROJECT ENGINNER_

RCE EXP
REVIEWED BY:

INSPECTION:

SANITATION:

DATE:

DATE:

DATE
NOTE: AS-BUILTS WILL BE SIGNED UPON FINAL FIELD

INSPECTION BY THE SANITATION AND PW-WASTEWATER
SUPERVSORS.
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30) This project does NOT qualify for public sewer reimbursement. All cost incurred for the removal and replacement of the `off -site' public sewer facilities shall be borne by the developer (Ref. VMC14.08-050, & 16.56.150).
31) This parcel is part of the Hansen Reimbursement Agmt. Sewer service to this residential development is subject to the terms, conditions, fees, and charges outlined in the `Hansen Reimbursement Agreement' per document number 1986-162229, recorded April 25, 1986. However, the agreement has expired, but it states that the city of Vista shall continue collecting the reimbursement fee. 32) The reimbursement fee amount is $6,797.50, which includes two (2) EDUs — no interest is stipulated in the agreement. Payment to the City of Vista is due prior to approving or recording the Final Map — Add a statement on the Final Map stating payment has been made receipt # , dated:
33) The FINAL MAP GENERAL NOTES shall include the following notes:
a) GRADING, DRAINAGE, SURFACE & UNDERGROUND IMPROVEMENTS,

LANDSCAPE AND IRRIGATION, AND BMPS REQUIREMENTS PER

APPROVED PLANNING COMMISSION (CITY COUNCIL) RESOLUTION
2022-
b) ALL PUBLIC UTILITY EASEMENTS DEDICATED WITHIN THE FINAL MAP SHALL BE SUBJECT TO THE `VSD RESTRICTIONS FOR SEWER &
DRAINAGE EASEMENTS', DOC#1991-0433396, RECORDED AUGUST23, 1991.
c) ALL PARCELS SHALL BE SUBJECT TO A RECORDED `PRIVATE SEWER REIMBURSEMENT AGMT' (aka, HANSEN REIMBURSEMENTAGMT) DOC# 1986-162229, RECORDED 4/25, 1986.
d) ALL PARCELS SHALL BE SUBJECT TO A RECORDED `COVENANTS, CONDITIONS AND RESTRICTIONS' (CC&RS) DOC#2022-
RECORDED , 2022. ALL PARCELS CREATED BY THIS
FINAL MAP SHALL BE SUBJECT TO A RECORDED `IRREVOCABLE

OFFER OF ANNEXATION TO THE CITY OF VISTA AND AGREEMENT TO PAY FUTURE ANNEXATION' DOC#2022- RECORDED
.2022.
e) ALL PARCELS WITHIN THIS RESIDENTIAL SUBDIVISION ARE PART OF THE `OCEANSIDE-VISTA (OV) FLOW TRANSFER AGMT'.
f) PUBLIC STREETS AND UTILITY EASEMENTS DEDICATED AND

REJECTED HEREON SHALL REMAIN PRIVATE EASEMENTS TO BE

CONVEYED WITH EACH LOT WITHIN THIS MAP UNTIL CITY OF VISTA ACCEPTS THE OFFER OF DEDICATION.
34) Statewide General Discharge Requirements for Sanitary Systems Compliance:
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a) Developer is to comply with the SWRCB requirements to prevent Sanitary Sewer Overflows (SSOs) and Spills. Compliance can be met by complying with the conditions and requirements noted above, and by performing the required pre- and post -CCTV inspection and installing approved sewer manholes and access roads or turn -around areas.

4. Miscellaneous
a. Traffic control during the construction of streets which have opened to public travel shall be in accordance with construction signing, marking and other protection as required by the State Department of Transportation (CalTrans) Traffic Manual.
b. Water improvements are separately approved by and bonded with the Vista Irrigation District prior to approval of the grading plan. Please submit with VID concurrently to avoid project delays.

C. A Right -of -Way permit shall be required prior to commencement of any work within the City right-of-way.

G. FIRE DEPARTMENT CONDITIONS AND REQUIREMENTS
Fire Department Access
Private residential driveways and roadways that provide access to not more than two single-family dwellings or dwelling lots are required to be a paved minimum unobstructed width of 16 feet and a minimum 13'6" vertical clearance.

Roadway design features (speed bumps, speed humps, speed control dips, etc.) which may interfere with emergency apparatus responses shall not be installed or allowed to remain on fire access roadways.

2. Address Numbers
Address numbers shall be at least 4 inches in height and placed upon a background of contrasting color. Additional address number signs visible from either direction of approach shall be provided at the entry to driveways when the building address cannot be read from the street.

3. Fire Sprinklers
All residential structures and attached garages built on the subject property are required to have residential fire sprinkler systems installed.

4. Gates
Any gate or barrier across a fire access roadway must meet Vista Fire Department standards and have specific plans reviewed and approved prior to installation. Gate swing shall not obstruct the width of any fire lane.

All gates serving residential projects must be automatic. Automatic gates 21-0300exa 17
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must be equipped with sensors detecting emergency vehicle strobe lights from any direction of approach. In addition, Knox brand key -operated electric switches keyed to Vista Fire Department specifications are required. Both the strobe light detector and Knox switch shall override all gate functions and open the gate.

H. VISTA IRRIGATION DISTRICT INFORMATION AND CONDITIONS

1. The site is entirely within the Vista Irrigation District.

2. Payment to the Vista Irrigation District for the Water Availability Letter and Water Availability Letter update has not been made and will be due when payment for all other processing fees are made.

3. All Grading and Improvement plans are required to be submitted to District for review and approval, including all City/County conditioned offsite improvements that are required in proximity to existing waterlines. All offsite improvements must be disclosed to the District and may require waterline replacement or relocation due to resulting encroachments.

4. One or more of the following requirements apply in order for the District to supply water to this project:
a. A public water line extension
b. Installation of a reduced pressure detector assembly (RPDA) to serve your private system
C. Installation of water facilities off existing District water line(s) d. All lots being created must be adjacent to a public water main and served through individual water meters(s) and/or RPDA(s)

5. A Specific Easement (ref. Vista Irrigation District Standard Drawing 5-1) is necessary for: X public water line extension. In addition, the District may require easements through the property for future extensions. If any off -site easements are needed, the owner of the property is responsible for obtaining them and for the expenses that may be incurred.

6. Service is being provided via an existing 2-inch water meter (Acct 9995- 0950). Additional meters or water facilities may be needed.

7. This project is subject to payment of the District's Capacity Fee as well as the San Diego County Water Authority's Capacity Charge at the time application is made for water service.

8. In order to provide fire protection reliability and minimize water quality concerns, this project may require more than one connection to the District's system in order to create a loop.

9. The hydraulic analysis and design study completed November 15, 2021 determines available domestic service pressures, fire flow availability, on -site 21-0300exa 18
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and/or off -site system improvements required to serve the project.

10. When the required fire flow amount and fire hydrant locations are known, the developer and his engineer must meet with District staff to discuss water service to the site.

11. If the owner of this residential development desires to construct it in phases, he is required to request it in writing before or at the time the improvement plans are submitted to the District for plan checking. The owner must also get written approval from the City of Vista Building Department.

12. The District's water system design criteria requires that a minimum residual pressure of 40 psi during peak hour conditions be provided at each water meter required for the project. Additionally, required fire flows for the project must maintain a minimum of 20 psi during maximum day conditions. The District has 10-inch size waterline in N. Santa Fe Avenue with a maximum hydraulic gradient of 565 feet. The owner shall contact the Fire Agency having jurisdiction over this project to obtain fire flow requirements and fire control facilities needed to serve the project and inform the District to determine if a fire flow analysis is necessary.

13. Meters serving commercial, industrial, agricultural, governmental, or multi- family residential zoned lands; any property with a well, private pumping system, auxiliary water supply, where substances harmful to health have the potential to enter the water supply, or where cross -connections are likely to occur; and dedicated fire protection and irrigation uses are required to have a District approved backflow prevention device. The project may trigger the requirement under District Rules and Regulations for existing water service facilities of private customers in proximity to the project to install a District approved backflow prevention device as a result of this development. Notice to all affected District customers of this potential requirement must be provided by the project applicant in connection with public noticing requirements for the project and prior to project approval, and the applicant may obtain addresses and contact information from the District to accomplish such notice. If fire hydrants are required which are not adjacent to any District waterlines or which are adjacent to undersized waterlines, a waterline extension may be required which may also require specific easements.

VISTA UNIFIED SCHOOL DISTRICT INFORMATION AND CONDITIONS The applicant must mitigate the impact of this development before a building permit is issued. Fees may be paid at the Vista Unified School District Office, 1222 Arcadia Avenue, Vista, California, 92084 between the hours of:

Monday through Thursday 9 a.m. to 1 p.m.

Monday through Thursday 1 p.m. to 4 p.m. by appointment only Fridays 9 a.m. to 4 p.m. by appointment only
Appointments can be made by telephone at 760-726-2170 ext. 2893 or 2820.

J. TRAFFIC
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Install stop sign and markings on Camino Largo at N. Santa Fe Avenue as shown in the detail in the project's Tentative Subdivision Map.

2. Install right turn only signing and markings on Camino Largo at N. Santa Fe Avenue as shown in the detail in the project's Tentative Subdivision Map.

3. Provide improvements at the intersection of N. Santa Fe Avenue & Osborne Street to accommodate northbound U-turns as shown in the detail in the project's Tentative Subdivision Map. Detailed improvement plans will be required for this improvement when the project goes to the final engineering stage. A road easement from the County of San Diego will likely be required to accommodate the improvements, which the applicant will need to obtain.

In addition, the existing equestrian trail may need to be reconfigured to be outside of the new improvements.

K. PLANNING INFORMATION AND CONDITIONS

1. Any proposed fence or wall details and materials shall be submitted for review and approval by the City Planner. No razor wire, barb wire or chain link fencing is allowed. The use of unfinished CMU as a wall material is not permitted.

2. Building setbacks shall conform to the setback lines delineated on the Tentative Subdivision Map and Site Plan. Setbacks shall also be shown on the Final Map.

3. Building plans, architectural elevations, floor plans, building colors and materials shall conform to Exhibit "B" and material sample boards submitted by the applicant to the City and on file in the Planning Division.

4. All subsequent development permits, including but not limited to building and grading, shall be in compliance with the site plan, floor plan(s) and elevations in Exhibit "B". All contemplated changes must be submitted and approved by the Planning Division prior to construction. Any changes not authorized by appropriate Site Development Plan amendment may be cause to withhold occupancy until the matter is rectified.

5. Street Name, Numbers and Warning Signs:
a. Building addresses shall be assigned by the Planning Division. 21-0300exa
b. The applicant shall cause to be installed in all public and private rights of way, at his/her expense, street signs and City standard warning signs, including stop signs, as required by the Traffic Engineer, to ensure the safety of the public. Street name signs shall be of the type approved by the Traffic Engineer. The placement of all signs shall be shown on the approved street improvement plans. Public street name signs shall be green with white letters and private street name signs shall be blue with white letters.
20 11 /15/2022 PH 1 Page 1177 of 1307

6. Prior to Final Map approval, the subdivider shall give notice to public utilities as required by the Subdivision Map Act.

7. Prior to the Final Map approval, the subdivider shall have a mail collection system approved by the Postmaster. The mail collection system shall be installed with the onsite street systems.

8. Final Map shall conform to the Tentative Map as determined by the Land Development Engineer. A Final Map shall be deemed to conform if public infrastructure meets City standards, even if it is not as shown on the Tentative Map. A Final Map shall also be deemed to conform to the Tentative Map if there are fewer residential lots, or if the lots are larger, or if the grading varies slightly from the concept shown but meets the City Ordinance and generally conforms as determined by the City Planner.

Parking

9. The project shall provide a two -car garage for each unit, with a total of 92 covered parking spaces.

10. The project shall provide 92 open guest or resident spaces, which shall be located on the private driveways, plus an additional 46 open spaces on the private streets. All open parking spaces shall be a minimum of 9 feet in width by 19 feet in depth. Total parking provided for this project: 230 spaces.

11. Accessible parking shall be provided for the common open space/park area consistent with Development Code Chapter 18.54.

12. A parking management plan shall be incorporated into the CC&Rs to address no storage allowed in the garages that will prevent parking of 2 cars inside the garages of each single-family unit.

Landscaping

13. Prior to Final Map approval, construction drawings showing all slopes, street trees, and any other proposed landscaping shall be submitted to the City Planner. These plans shall be prepared by a licensed landscape architect and shall comply with the applicable City ordinances. The plans must be approved by the City Planner prior to Final Map approval.

14. The construction drawings shall be consistent with the conceptual landscape plan (Exhibit "B") and shall contain complete planting and irrigation plans, details & specifications to meet the requirements of the City of Vista's Water Efficient Landscaping Ordinance (Chapter 18.56) and The City of Vista's Landscape Manual
( http://www.citvofvista.com/Weblink8/DocView.aspx?id=507774&dbid=0 http://www.cityofvista.com/departments/communitvdev/documents/LandscapeManual2011.p df).
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15. The following statement must be provided on the plan, and must be signed by both the applicant and the landscape architect responsible for the preparation of the plan(s):
"1 am familiar with and agree to comply with the requirements for landscape improvements as described in Chapter 18.56 of the Vista Development Code. This plan has been prepared in compliance with those regulations. 1 certify that the plan implements the regulations to provide efficient landscape water use."

16. Any retaining walls at or above 5 feet in height shall be "plantable" and shall incorporate landscape materials and permanent irrigation to the satisfaction of the City Planner. Any retaining walls exceeding 3 feet in height that are not plantable shall include vines planted along the exposed faces. All retaining wall planting details and specifications shall be indicated on the construction landscape drawings and shall meet the approval of the City Planner.

17. Maintenance of landscaping within all perimeter slope areas shall be the responsibility of the homeowner's association for the project in perpetuity.

The Final Map and CC&Rs shall include easements over perimeter landscaped slope areas and require homeowner's association maintenance of the perimeter slope areas in perpetuity.

18. Prior to final Site Development Plan mylar signature by the Planning Division, a Notice of Land Use Restriction in a form approved by the City Planner and City Attorney, shall be recorded. It shall set forth the terms of this Resolution.

19. All areas that are graded or disturbed as a result of the project must be re - landscaped to the requirements of the City of Vista's Water Efficient Landscaping Ordinance (Chapter 18.56) and the City of Vista's Landscape Manual.

20. Following grading put prior to the commencement of the irrigation system's installation, a soils management report must be submitted to the City for review and approval. It shall contain the following: An analysis of the soil for the proposed landscape area of the project including soil texture, soil infiltration rate, pH, total soluble salts, plant sodium, percent organic matter, horticultural suitability, and recommendations for soil amendments and mulch that may be necessary to provide for healthy plant survival and growth.

21. The project Landscape Architect shall supervise the installation to insure that the work is installed per the plans approved by the City. This shall include an observation of the irrigation system of all points of connection (prior to backfill), backflow protection devices, mainlines, electrical connections, automatic controllers, control valves, as well as all soil amendments, root barriers, existing and proposed plantings, tree staking and mulch. The 21-0300exa
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completed irrigation system must be tested to verify adequate coverage and that no overspray or runoff is occurring.

22. Prior to the request of the applicant for review and approval by the City of the project's completion, provide an irrigation schedule showing the time period when irrigation will be scheduled and confirm that no overhead irrigation shall be used between the hours of 10:00 a.m. and 8:00 p.m. and also in compliance with current Vista Irrigation District's limitations.

23. Prior to the request of the applicant for review and approval by the City of the project's completion, identify the entity who will be responsible for maintenance and provide a landscape and irrigation maintenance schedule to include the following:

A. Adjustments and repair of the irrigation system to prevent runoff and erosion and to detect irrigation system failure,
B. Replacement of dead, dying and diseased vegetation,
C. Eradication of invasive species,
D. Addition of soil amendments when necessary to support and maintain healthy plant growth,
E. Fertilizing, pruning and weeding and maintaining turf areas, and F. Maintenance to avoid obstruction of motorists' view, solar conflicts of plantings, separation of plantings along property lines of adjacent properties.

G. Maintenance within the public or private street rights -of -way in perpetuity.

24. The submission by the project landscape architect's Certificate of Completion shall serve as a formal request for final observation by the City. The Certificate of Completion shall include:

A. Conformance with the approved plans and specifications with any deviations noted,
B. an updated irrigation schedule,
C. irrigation and maintenance schedule, and
D. soils management report.

25. The City's inspection shall include, but not be limited to conformance with the approved irrigation and planting plans. Tentative approval shall be granted when the City is satisfied that the installation of the landscaping and irrigation system has been satisfactorily installed per the approved plans.

26. Final approval of landscape installation shall require an additional field observation of the landscaping and irrigation system by the City no sooner than one year from the date of tentative approval. Prior to the request for final approval, the owner is required to obtain an irrigation audit report prepared by a certified landscape irrigation auditor, certifying satisfactory testing for the following: distribution uniformity, over spray and runoff control, and that water use does not exceed the MAWA once landscaping has been 21-0300exa
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established. This report must be submitted prior to the requested final inspection by the City.

27. All plantings shall be maintained in a healthy and thriving condition and relatively weed free. All plants which fail to thrive because of disease, damage, accident or other cause shall be immediately replaced with a plant of the same species and size as originally approved. At the discretion of the City planner, replacement of any plant materials that have been improperly maintained shall be required at a size equal to the size of the plant had it been properly cared for.

28. All trees shall be maintained in a manner that retains the natural form of the species. Topping and aggressive pruning will not be allowed.

29. All screening shrubs shall be maintained at a height that effectively screens the area that they were planted to obscure (ex: walls, parking areas, trash enclosures, loading areas).

Signage

30. Prior to building final, the applicant shall submit a Comprehensive Sign Program (CSP) for all project identification and directional signs. The CSP shall conform to all requirements of Development Code Chapter 18.52, subject to approval of the City Planner.

Mechanical Screening

31. All above ground mechanical equipment for utilities shall be completely screened from public view. At a minimum, equipment boxes shall be painted with a neutral color and screened with landscaping compatible with adjacent landscaped areas. The equipment's owner and the City Planner shall approve all screening designs prior to permitting.

Lighting

32. A photometric lighting plan shall be submitted for any outdoor lighting, which is subject to review and approval by the City Planner prior to signature of final Site Development Plan. The plan shall show light levels onsite and offsite, a minimum light level of one foot candle is required on all driveways, parking areas and pedestrian walkways. Manufacturers cut sheets shall be submitted for all exterior lights including wall packs.

Development Service Fees:

33. The proposed project will require development fees to be paid at the time of building permit issuance. Please check with the Development Services Division for the current City fee schedule.

Indemnification:

34. By accepting the permit or approval, applicant agrees to accept responsibility for defending against any third party challenge to the grant of this permit or approval. Except as otherwise provided by state or federal law, the applicant 21-0300exa
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shall defend, indemnify and hold the City harmless from any costs, claims, penalties, fines, judgments, or liabilities arising from the approval, including without limitation, any award or attorney's fees that might result from the third party challenge.

35. The City shall promptly notify the applicant of any challenge and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any challenge or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. For the purposes of this indemnity, the term "City" shall include the City of Vista, its officers, officials, employees, agents and representatives. For the purposes of this section, the term "challenge" means any legal or administrative action to dispute, contest, attach, set aside, limit, or modify the approval, project conditions, or any act upon which the approval is based, including any action alleging a failure to comply with the California Environmental Quality Act or other laws.

36. For this permit or approval to become effective, the applicant must, within thirty business days of the grant of this permit or approval, execute a form accepting the permit or approval with all conditions. Upon executing the form, the applicant may not challenge the imposition of any condition, except as otherwise provided by law.

Mitigation Measures:

The following Mitigation Measures have been incorporated into the project design or are to be implemented before, during construction, or after construction, but before occupancy, in accordance with the project conditions of approval, thereby reducing all identified potentially significant impacts to a less than significant level:

BR-1 If avoidance of construction activities during the avian breeding season (typically February 1 through August 31, but as early as January 1 for some raptors as determined by a Qualified Biological Monitor) is not feasible, the Applicant and/or Owner shall hire a Qualified Biological Monitor with experience in conducting breeding bird surveys to conduct weekly on -site bird surveys beginning 30 days prior to initiation of any construction activities (including, but not limited to, staging, grubbing and clearing). The weekly bird surveys shall be conducted to detect the nests of protected native birds and raptors occurring in suitable nesting habitat that could be disturbed during construction activities, and (as access to adjacent areas allows) any other such habitat within 300 feet of the disturbance area (and/or within 500 feet for raptors). The surveys shall continue on a weekly basis with the last survey being conducted no more than three days prior to the initiation of construction activities. The Qualified Biological Monitor shall provide the City Planner with a summary report of the results of the recommended protective measures described above to document compliance with applicable State and federal laws pertaining to the protection of native birds.

If an active nest is located, construction activities within 300 feet of the bird nest (or within 500 feet for raptor nests) or otherwise as determined by the Qualified 21-0300exa 25
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Biological Monitor, must be postponed until the nest is vacated and juveniles have fledged, and there is no evidence of a second attempt at nesting. Flagging, stakes, and/or construction fencing shall be used to demarcate the inside boundary of the buffer of 300 feet (or 500 feet) between the construction activities and the nest. All contractors working on -site shall be instructed by the Qualified Biologist on the sensitivity of the area. The Qualified Biological Monitor shall immediately notify the City Planner if project activities damage active avian nests.

If the Qualified Biological Monitor determines that a narrower buffer between the project activities and observed active nests is warranted, he/she shall submit a written explanation to support this determination (e.g., species -specific information; ambient conditions and birds' habituation to them; etc.) to the City Planner, and upon request to the California Department of Fish & Wildlife. Based on the submitted information, the City Planner, in consultation with the Qualified Biological Monitor, will determine whether to allow the narrower buffer.

CR-1 Isolated cultural items, including the cultural materials previously collected from the project site for evaluation during the survey, shall be returned to the site at a location determined prior to issuance of grading permit and further identified on the final grading plans as an environmentally sensitive area to be deed restricted in perpetuity, mutually agreed upon location (agreed upon by the Tribes and the Applicant/Owner).

CR-2 Cultural resource mitigation monitoring shall be conducted to provide for the identification, evaluation, treatment, and protection of any cultural resources that are affected by or may be discovered during the construction of the proposed project. The monitoring shall consist of the presence of a Qualified Archaeologist and a Native American Monitor for, but not limited to, any tree removal, demolition and/or removal of remnant foundations, pavements, abandonment and/or installation of infrastructure; grading or any other ground disturbing or altering activities, including the placement of imported fill materials (note: all fill materials shall be absent of any and all cultural resources); and related off -site road improvements or utility installations in Camino Largo or North Santa Fe Avenue, private driveways and/or streets. Other tasks of the monitoring program shall include the following:
• The requirement for cultural resource mitigation monitoring shall be noted on all applicable construction documents, including demolition plans, grading plans, etc.
• The Qualified Archaeologist and Luiseno Native American Monitor shall attend all applicable pre -construction meetings with the Contractor and/or associated Subcontractors.
• The Qualified Archaeologist shall maintain ongoing collaborative consultation with the Luiseno Native American monitor during all ground disturbing or altering activities, as identified above.
• The Qualified Archaeologist and/or Luiseno Native American monitor may halt ground disturbing activities if archaeological artifact deposits or cultural features are discovered. In general, ground disturbing activities shall be directed away from these deposits for a short time to allow a determination of 21-0300exa 26
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potential significance, the subject of which shall be determined by the Qualified Archaeologist and the Luiseno Native American monitor. Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the Luiseno Native American monitor, deems the cultural resource or feature has been appropriately documented and/or protected. At the Qualified Archaeologist' s discretion, the location of ground disturbing activities may be relocated elsewhere on the project site to avoid further disturbance of cultural resources.

The avoidance and protection of discovered unknown and significant cultural resources and/or unique archaeological resources is the preferable mitigation for the proposed project. If avoidance is not feasible a Data Recovery Plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the Luiseno Native American monitor shall be notified and consulted in drafting and finalizing any such recovery plan.

CR-3 Prior to the issuance of a grading permit, the Applicant or Owner, and/or Contractor shall provide a written and signed letter to the City's Director of Community Development, stating that a Qualified Archaeologist and a Luiseno Native American Monitor have been retained at the Applicant or Owner and/or Contractor's expense to implement the monitoring program, as described in the pre -excavation agreement. A copy of the letter shall be included in the Grading Plan Submittals for the grading permit.

CR-4 Prior to the release of the grading bond, a Monitoring Report and/or Evaluation Report, which describes the results, analysis and conclusions of the cultural resource mitigation monitoring efforts (such as, but not limited to, a Research Design, Data Recovery Program, etc.) shall be submitted by the Qualified Archaeologist, along with the Luiseno Native American monitor's notes and comments, to the City's Director of Community Development for approval.

CR-5 The landowner shall relinquish ownership of all cultural resources collected during the cultural resource mitigation monitoring conducted during ground disturbing activities, and from any previous archaeological studies or excavations on the project site to the consulting tribes for respectful and dignified treatment and reburial on the project site. If reburial on site is not feasible, curation at the San Diego Archaeological Center shall occur. All cultural materials that are associated with burial and/or funerary goods will be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission per California Public Resources Code Section 5097.98.

CR-6 As specified by California Health and Safety Code Section 7050.5, if human remains are found on the project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the San Diego County Coroner's office by telephone. No further excavation or disturbance of the discovery or any nearby area reasonably suspected to overlie adjacent remains (as determined by the Qualified Archaeologist and/or the Native American monitor) shall occur until the Coroner has made the necessary 21-0300exa
27 11 /15/2022 PH 1 Page 1184 of 1307

findings as to origin and disposition pursuant to Public Resources Code 5097.98. If such a discovery occurs, a temporary construction exclusion zone shall be established surrounding the area of the discovery so that the area would be protected (as determined by the Qualified Archaeologist and/or the Native American monitor), and consultation and treatment could occur as prescribed by law. As further defined by State law, the Coroner would determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner recognizes the remains to be Native American, he or she shall contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC would decide as to the Most Likely Descendent. If Native American remains are discovered, the remains shall be kept in situ ("in place"), or in a secure location in close proximity to where they were found, and the analysis of the remains shall only occur on -site in the presence of a Luiseno Native American monitor.

HAZ-1 Prior to the issuance of a grading permit, the project applicant shall prepare a Soils Management Plan that shall be reviewed and approved by the County of San Diego Department of Environmental Health (DEH). Appropriate engineering controls shall be incorporated into the improvement plans, as may be required by DEH and San Diego Regional Water Quality Control Board (SDRWQCB). Evacuation, management and disposal of impacted soils shall be managed as approved/required by DEH, SDRWQCB, and local, state and federal requirements.

LU-1 On -Site Noise Barriers. Noise levels within the backyard areas of Lots 1 and 2 may be exposed to noise levels exceeding the City General Plan noise compatibility standards and shall be reduced to below 65 CNEL.

Noise reduction for these exterior use areas shall be accomplished through on -site noise barriers (walls). The wall shall be at least 6 feet in height and would break the line -of -sight between the backyards and North Santa Fe Avenue. To appropriately reduce noise levels, the wall should be constructed at the pad elevation for each lot.

The sound attenuation barrier must be solid. It can be constructed of masonry, wood, plastic, fiberglass, steel, or a combination of those materials, as long as there are no cracks or gaps, through or below the wall. Any seams or cracks must be filled or caulked. If wood is used, it can be tongue and groove and must be at least one inch total thickness or have a density of at least 3.5 pounds per square foot. Where architectural or aesthetic factors allow, glass or clear plastic 3/8 of an inch thick or thicker may be used on the upper portion, if it is desirable to preserve a view.

LU-2 On -site Interior Noise Level Reduction. For the project's Lot land 2 habitable areas (both living rooms and bedrooms), the following measures shall be incorporated in the design of the project to reduce interior noise levels to 45 CNEL or less:
• Minimum exterior wall requirement of STC 46 with a construction of standard 3/8-inch exterior one coat stucco over 1.0-inch rigid R-4 insulation over 1/2-inch shearwall on 2x6 studs with 5/8-inch Type "X" Drywall.
21-0300exa 28
11 /15/2022 PH 1 Page 1185 of 1307

• Minimum window requirement of STC 28 with a vinyl frame window construction of dual glazing window thickness 1/8-inch and 1/2-inch air gap.

Appropriate means of air circulation and provision of fresh air intake shall be incorporated in the project to allow windows to remain closed for extended intervals of time so that acceptable levels of noise can be maintained on the interior.

Buildings shall provide mechanical ventilation in accordance with the 2019 California Mechanical Code.

N0I-1 Construction Noise Management Plan. Noise levels from project -related construction activities shall not exceed the noise limit specified in San Diego County Code Sections

36.408 and 36.409 (adopted as Subsection 8.32.020 through 8.32.060 of the City's Municipal Code) of 75 dBA — 8-hour average, when measured at the boundary line of the property where the noise is located or any occupied property where noise is being received. A Construction Management Plan that describes the measures included on the construction plans to ensure compliance with the noise limit shall be prepared by the project applicant and submitted to the City of Vista Planning Division for approval prior to issuance of the grading permit. The following measures may be included to reduce construction noise:
• Construction equipment to be properly outfitted and maintained with manufacturer -recommended noise -reduction devices.
• Diesel equipment to be operated with closed engine doors and equipped with factory -recommended mufflers.
• Mobile or fixed "package" equipment (e.g., arc -welders and air compressors) to be equipped with shrouds and noise control features that are readily available for that type of equipment.
• Electrically powered equipment to be used instead of pneumatic or internal-combustion powered equipment, where feasible.
• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) to be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas to be located as far as practicable from noise sensitive receptors. • The use of noise -producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
• No project -related public address or music system shall be audible at any adjacent sensitive receptor.
• Temporary sound barriers or sound blankets may be installed between construction operations and adjacent noise -sensitive receptors. Due to equipment exhaust pipes being approximately 7-8 feet above ground, a sound wall at least 10 feet in height above grade, located along the northern, southern and eastern property lines between the project and neighboring residences would mitigate noise levels to within acceptable levels. To effectively reduce noise levels, the sound barrier should be constructed of a material with a 21-0300exa 29
11 /15/2022 PH 1 Page 1186 of 1307

21-0300exa
minimum weight of two pounds per square foot with no gaps or perforations and remain in place until the conclusion of demolition, grading, and construction activities.

The project applicant shall notify residences within 100 feet of the project's property line in writing within one week of any construction activity such as demolition, hard rock handling, concrete sawing, asphalt removal, and/or heavy grading operations. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure.

The on -site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the affected resident shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
30 11 /15/2022 PH 1 Page 1187 of 1307

LEGEND:
(s)
(s)
(s)
(s)
(s)
(s)
(w)
(w)
(w)
(w)
(w)
(w)
800
(E)
(E)
(E)
(E)
(E)
(E)
(T)
(T)
(T)
(T)
(T)
(T)
- (OH)
(OH)
(OH)
(OH)
(OH)
(OH) -
- (FO)
(FO)
- (FO)
(FO)
- (FO)
(FO)-
0 0 0
s s s s s s
S
- s s s---0- s s sy y
9 500 PAD
10, 000 SF
w w w w w w
F
C
^�
as -
In
w w w -
w w w w w w
SITE

LOCATION MAP

NO SCALE
�
CP Go
Z ERrl»
l�l�r
J
�z
A r
m
TAYLOR
ST.

VICINITY MAP

NO SCALE

EXISTING FIRE HYDRANT

EXISTING SO

EXISTING SEWER

EXISTING WA TER LINE

EXISTING EASEMENT

EXISTING CONTOURS

EXISTING ELECTRIC LINE

EXISTING OVERHEAD TELEPHONE LINE

EXISTING OVERHEAD ELECTRIC
LINE

EXISTING FIBER OPTIC LINE

SUBDIVISION BOUNDARY

PROPOSED PROPERTY LINE

PROPOSED STREET EASEMENT

EXISTING CITY BOUNDARY
(w

PROPOSED FIRE H YDRA N T

PROPOSED SEWER

PROPOSED SEWER LA TERAL

PROPOSED SEWER MANHOLE

PROPOSED DETENTION AREA
PROPOSED L 0 T NUMBER

PROPOSED PAD ELEVA T/ON
PROP
SEE D

PROP FILL SLOPE
(2. 1 MAX)

PROP CUT SLOPE
(2. 1 MAX)

PROPOSED DAY LITE

PROPOSED WATER LINE

PROPOSED CONTOURS

PROPOSED CUT / FILL LINE

PROPOSED CONCRETE SWALE

PROPOSED STREET LIGHT

PROPOSED RETAINING WALL

PROPOSED CURB & GUTTER

PROPOSED STORM DRAIN

PROPOSED CATCH BASIN

PROPOSED FIRE HYDRANT
PER V. L D. STANDARDS

PROPOSED WATER LINE
ABBREVIATIONS I ]EN I A TIVE S UBDI VISION MAP
AC -

ASPHAL T CONCRETE
BC -

BEGIN CURVE
B VC -

BEGIN VER TI CAL CURVE
BW -

BOTTOM OF WALL
C&G -

CURB AND GUTTER
CDS -

CUL-DE-SAC
CL -

CENTERLINE
CO -

CLEANOUT
C TR -

CEN TER
DC -

DEPRESSED CURB
EC -

END CURVE
EG -

EXISTING GROUND
EP -

EDGE OF PAVEMENT
EVC -

END VERTICAL CURVE
FFC -

FRONT FACE OF CURB
FL -
FL 0WL/NE
FG -

FINISHED GRADE
GB -

GRADE BREAK
HP -

HIGH POINT
1E
- INVERT ELEVATION
LT
- LEFT
OSED,
ETAI

FU TURE
RW
10'
?FA
2%
5' SIDPER
SDRSD G- 7 (FUTURE)
6" CURB & GUTTER PER
SDRSD G-2 (FUTURE)

SHEET INDEX
SHEET 1

TITLE SHEET
SHEET 2

PLAN VIEW
SHEET 3

PLAN VIEW
SHEET 4

LOT DIMENSIONS
SHEET 5

DETAILS
SHEET 6

SIGHT DISTANCE
SHEET 7

STORM DRAIN CROSSING
SHEET 8

EX/STING CONDITIONS
SHEET 9

BMP EXHIB/ T
SHEET 10

BMP DETAILS
SHEET 11

BMP DETAILS

EASEMENTS
MH -

MANHOLE
PCC -

PO/N T OF COMPOUND CURVE
PRC -

POINT OF REVERSE CURVE
R -
RADIUS
RCP -

REINFORCED CONCRETE PIPE
RT -
RIGHT
R W -

RI GH T- OF- WA Y
SF -

SQUARE FEET
SS -

SANITARY SEWER
SD -

STORM DRAIN
SDRSD-

SAN DIEGO REGIONAL

STANDARD DRAWING
SW -

SIDEWALK
TC -

TOP OF CURB
TW -

TOP OF WALL
TYP -

TYPICAL
VC -

VERTICAL CURVE

EXISTING
R.W VARIES
50'
32'

IN LIEU FEE TO BE PAID

FOR CENTER MEDIAN
4%
100'
CL
d
d
6" CURB PER
SDRSD G-1
(FU TURE)

CENTERLINE PER
DWG. NO. J81 J
50'
32'
4 %

EXISTING

PA VEMEN T

NOR TH SANTA FE
(UL T/MA TE IMPROVEMENT)
(PUBLIC)

NOT TO SCALE
8'

PORTION OF ESM T

TO BE QUI TCLAIMED , I

Q AN EASEMENT FOR PUBLIC ROAD PURPOSES TO THE COUNTY OF SAN DIEGO, RECORDED: DECEMBER 6, 1926, IN BOOK 1251, PAGE 469 OF DEEDS.

Q2 AN EASEMENT FOR PUBLIC ROAD PURPOSES TO THE COUNTY OF SAN DIEGO, PROPOSED PUBLIC RECORDED: DECEMBER 6, 1926, IN BOOK 1301, PAGE 119 OF DEEDS. UTILITY EASEMENT Q3 AN EASEMENT FOR POLE LINES & UNDERGROUND CONDUITS TO SAN DIEGO CONSOLIDATED GAS & ELECTRIC CO., RECORDED: SEPTEMBER 3, 19JO , IN BOOK 1814, PAGE 157 OF DEEDS ® AN EASEMENT FOR POLE LINES & UNDERGROUND CONDUITS TO SAN DIEGO CONSOLIDATED GAS & ELECTRIC CO., RECORDED: MARCH 6, 1953 , IN BOOK 4774, PAGE 1 OF OFFICIAL RECORDS. (NON-PLOTTABLE) 05 A 56 FOOT WIDE GRANT OF RECIPROCAL EASEMENT TO LINDAGREEN LLC, & KYUN TAE KIM, FRANK SOHAEI, TRUSTEE OF THE FALOR FAMILY TRUST, RECORDED: JUL Y 8, 2013, AS F/P # 2013-0426168 OF OFFICIAL RECORDS.
© A 20.00 FOOT EASEMENT FOR PIPELINE PURPOSES TO THE CITY OF VISTA, RECORDED:

JUNE 26, 1986, AS F/P # 86-260189 OF O.R.
07 A 20.00 FOOT EASEMENT FOR WA TERLINE PURPOSES TO THE C/TY OF OCEANSIDE, RECORDED: NOVEMBER 14, 1990, AS F/P # 90-615897 OF O.R. ® A 20.00 FOOT WIDE PRIVATE ROAD EASEMENT TO GREGORY REVOCABLE TRUST DATED MAY 21, 200J PER DOC. NO. 2018-0166997, REC. 4-26-2018(APN 159-240-14), JACOBS FAMILY TRUST DATED APRIL 23, 2010 PER DOC. NO. 2010-0205254, REC. 4-26-2010(APN 159-240-05), R/CHARD WENDRUCK PER DOC.

NO. 2017-0426408, REC. 9-18-2017(APN 159-240-06) & WINONA CHALISON PER DOC. NO. 2018-0411102, REC. 10-03-2018(APN 159-240-13).

CAMINO LARGO
100' 50' 0 100 200 300
SCALE: 1 " = 100'

PROPOSED EXISTING
RW RW

PORTION OF EXISTING RW TO

BE VACATED AND SEWER

REL OCA TED TO RW
10' I VARIES
2i 2•,1
PROPOSED 5' SIDEWALK R/W
PER SDRSD G-7 LANDSCAPE
PROPOSED 6" CURB PARKWA Y 6
PER SDRSD G-I 5' 5'
5" AC OVER 8" CLASS 2 BASE MIN. PER CITY OF VISTA
STANDARD. IMPROVE TO CL AS RECOMMENDED PER SOILS
ENGINEER AND AS APPROVED BY THE CITY OF VISTA.
- - _
-------------------
---------
Obscured Area /
IONI / �pNl
00 / ----- = ----------
pNl ---------
/-
/°N' ---- -- LOT AREA TABLE
L 0 T

GROSS SF
NET SF
L 0 T

GROSS SF
NET SF
1 6,409
6,409
28 11,304
11,304
2 11,944
11,944
29 4,394
4, 394
3 7, 239
7, 239
30 4, 300
4,300
4 41590
4,590
31 4, 300
4,300
5 4,885
4,885
32 4, 300
4,300
6 5,050
5,050
33 4, 853
4,229
7 5,050
5,050
34 5, 263
4,512
8 5, 934
5,085
35 4,500
4,500
9 1 4,712
4,106
36 1 4,500
4,500
10 4,200
4,200
37 4,500
4,500
11 4,200
4,200
38 16,081
16,081
12 4, 336
4, 336
39 10,861
10,861
13 3, 949
3, 949
40 4,959
4,959
14 6,681
6,681
41 4,544
4,544
15 11,215
11,215
42 5,139
4,486
16 1 4,971
4,971
43 5,505
4,755
17 5, 350
5, 350
44 5,168
5,168
18 5, 350
5, 350
45 5,147
5,147
19 5, 350
5, 350
46 9,968
9,968
20 6,279
5, 375
A
16,219
15,460
21 5,135
4,466
B
14, 923
14,153
22 4,550
4,550
C
20,509
23 4,550
4,550
D
16,016
24 4,550
4,550
E
17,825
25 4,479
4,479
F
20, 033
26 4,009
4,009
G
15,219
27 6, 645
6,645
H
4,807
60' PUBLIC UTILITY EASEMENT
50' PRIVATE STREET EASEMENT
40' CURB TO CURB
20' , 20'
5'
R/W
6'
5'

LANDSCAPE

PARKWA Y
Tl= 8.5

2. 1
29 -_
2%
�=
2%
r
I 2: 1
MAX.

MAX.
5' SIDEWALK PER
5' SIDEWALK PER
SUBDI VISON SDRSD G-7

AC PA VEMENT OVER
SDRSD G-7

BOUNDARY
CLASS 2 BASE
6" CURB & GUTTER
6" CURB & GUTTER
PER SDRSD G-2 pR OPOSED PRIVA TE STREETS
PER SDRSD G-2
EXISTING 56' PRIVATE ROAD & UTILITY EASEMENT
(PRIVATE)
PROPOSED 40' PRIVATE
ROAD & UTILITY EASEMENT 8'

NOT TO SCALE
No 20'

EXIST SEWER EASEMENT
4'
PROPOOED 9 T LINE

TO VISTA & WATER

PORTION OF ESMT

EASEMENT TO OCEANSIDE

TO BE QUITCLAIMED
1 '
28' MIN.
- VARIES (29'-36')
5'
5'
14'
VARIES (15'-22')
- -

AC PAVEMENT OVER
CLASS 2 BASE
- - -

EXISTING
FENCE
2: 1 I 2% 2% \
MAX.

4.8' EXISTING GROUND
5' SIDEWALK PER �
SDRSD G- 7 11 '
6" CURB & GUTTER
PER SDRSD G-2 i PORTION OF EXISTING PAVEMENT TO BE ANALYZED - PROPOSED PUBLIC __ ' SHALL MEET STRUCTURAL SECTION REQUIREMENTS 8" WATERLINE EXISTING 12" SEWER 4" AC OVER 8" CLASS 2 BASE MIN. PER SOILS ENGINEER (VID) (VISTA) EXISTING 42" WATERLINE AND AS APPROVED BY THE CITY OF VISTA. (OCEANSIDE) CAMINO LARGO
(PRIVATE - NO PARKING)

NOT TO SCALE
P21-0300
SHEET 1 OF 11 SHEETS

O WNERS

WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE

PROPERTY SHOWN ON THIS TENTA TI VE SUBDIVISION MAP AND THAT

SAID MAP SHOWS OUR ENTIRE CONTIGUOUS OWNERSHIP (EXCLUDING SUBDIVISION LOTS). WE UNDERSTAND THAT PROPERTY IS CONSIDERED

CONTIGUOUS EVEN /F /T IS SEPARATED BY ROADS, STREETS, UTILITY EASEMENTS OR RAILROADS RIGHTS -OF -WAY.

OWNER

KYUN TAE KIM

FRANK SOHAEI, TRUSTEE OF THE FALOR FAMILY TRUST
2359 P/0 P/CO DR/ VE
CARLSBAD, CA. 92008
(760) 420-1267
KYU T�, AS OWNER FRANK SOHAD, TRUSTEE, AS OWNER

FALOR FAMILY TRUST

DEVELOPER

CALIFORNIA WEST COMMUNITIES
5927 PRIESTL Y DRI VE, SU/ TE 110
CARLSBAD, CA 92008
760-918-6768
ENGINEER OF WORK. -
4gpFESSIOfV
bhAinc.oo � 9tcn
band p�annhg, c�A engh�adngo surrveyhg RONALD L. c
C-11 HOLLOWAY
5115 AVENIDA ENCINAS NO. 29271
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700 `s'?� CIVIL
9T� OF CALt���
07-05-22
RONALD L. HOLLOWA Y RCE 29271 EXP. 3-31-23 DA TE

LEGAL DESCRIPTION
THA T PORTION OF THE EAST 1/2 OF SECT/ON 12, TOWNSHIP 11 SOUTH, RANGE 4 WEST, SAN BERNARD/NO MERIDIAN, BEING WITHIN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA.

AERIAL TOPOGRAPHY
AERIAL TOPOGRAPHY SUPPLIED BY- INLAND AERIAL SURVEYS, INC., 7117 ARLINGTON AVE., SUITE A, RIVERSIDE CA. 92503,
AS JOB# 21-11292, FLOWN ON 8-04-2021.

GENERAL NOTES:

1. APN: 159-240-07

2. TO TA A CREAGE.• 9.3
J. NUMBER OF LOTS. 46 (EXCLUDING LOTS A & B-BASINS &

LOTS C, D, E, F, G & H-PRIVATE STREET)

4. NUMBER OF DWELLING UNITS: 46

5. EXISTING ZONING. A-1 SINGLE FIMIL Y RESIDENTIAL/1 AC MIN. A-1 ZONE PROPOSED ZONING: R-1-B (SMALL LOT DEVELOPMENT)

6. EX/STING GENERAL PLAN. RR RURAL RESIDENT/AL 1 DU/AC (CITY OF VISTA) PROPOSED GENERAL PLAN: MEDIUM DENSITY RESIDENTIAL 10 DU/AC (CITY OF VISTA)

7. FINISH GRADES SHOWN HEREON ARE APPROXIMATE AND ARE SUBJECT TO CHANGE /N FINAL DESIGN.

8. PROPOSED DENSITY- 5 DU/AC

9. CUT AND FILL SLOPES NO STEEPER THAN 2: 1

10. PUBLIC SERVICES AND DISTRICTS.

GAS AND ELECTRIC : SAN DIEGO GAS AND ELECTRIC COMPANY
TELEPHONE : AT&T
WA TER : VISTA /RRIGA T/ON DISTRICT
SEWER : CITY OF VISTA
FIRE DISTRICT : CITY OF VISTA
SCHOOL DISTRICT : VISTA UNIFIED SCHOOL DISTRICT

11. PROPOSED SETBACK: FRONT - 20' GARAGE
10' HOUSE
SIDE - 5'
REAR - 10,

12. SEE STORM WATER MI TIGA T/ON PLAN PREPARED BY- BHA INC.

DATED: 8120121, TITLED: PRIORITY DEVELOPMENT PROJECT, STORM WATER QUALITY MANAGEMENT PLAN FOR CAMINO LARGO.

13. SEE PRELIMINARY DRAINAGE STUDY PREPARED BY- BHA INC., DATED: 8120121, TITLED: PRELIMINARY HYDROLOGY AND HYDRAULIC REPORT FOR CAMINO LARGO.

14. SEE PRELIMINARY GEOTECHNICAL INVESTIGATION PREPARED BY- GEOCON INC., DATED: 5117121, TITLED: GEOTECHN/CAL DUE DILIGENCE REVIEW, CAMINO LARGO.

EAR THWORK QUANTITIES
CUT. 69,765 CY
FILL: 28,815 CY
EXPORT.• 40, 950 CY
K:\Civjl�p 6\6 tG> G\TM\1154-TM-01.dwa, 10/25/2022 9:04:05 AM PH1 Page 1188 of 1307

IENTATIVE SUBDIVISION MAP

CAMINO LARGO
SHEET 2 OF
� - .�1 ice.. �,•
MAIKII�
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1 ,,� • I ,�.r 1 ..:, ) �; , , , , , , / - • ter' • , / : • ��� • , •• c ►OFr 1 rl • , �, i 1 •` � , \\ • ; / �t i • `► ,�I. - 1 � . � !! III �1 � �I�' • .�- � I �i_- � 0 �i ��'��� � • � L� �1 i, ��� • �� _ ..�►.����i�1YY\ ------ -�� ,.�i-��111 .. .� �� _��17 •_ _ _ . \\►1,�� _����� - ►r� • 1 ` �����)�\t� .�, III � � � . �� � � � � �� A c � � � � 1� � 1 i � MWAW
:: •,,/ - • ���' �,, �,,,. '., � . �-�,wr■', -��!1 1 /� ,�� of ���•� - �+ / / • � ` \ ������I � T, 7 • .1 - it � ��� �' / I , � � � !�� I // - • •/ _����1 ■�. -� �.�Yi 1� . �.�rG�111� �i e_��� �IIYr_���`���ii► ►►\\►�c-� v �� �� FFFI `r — -- — -- — � � ter. ,lll�l►�` ► � �,_�►� — —_ �� n�/ - I / ��� ►�����A���'�� ���� 1����� � � �i� i:, � . � � A ire►: ���� � � � �1��� I ' / � �� �_� I �� �► �� � � ����►►.i � � �� �+ ,
a ♦ ��► ► �� h�� v� i���Yt� .� ■i Il��f\ �ii���r�% i �r�i�h� .��•ll �� III► �, ryr2*i�. ®� � ���� Li �,a � � ri � �i - c'-� A MUM
021
Wj
• © • w ,
All
\\
�lk • �C1�.•. �� ���s�a�w•r������ h _ �,1 - 7r- �� �� ��l/ �/�'ll�i f gAlpl
I "Ric IN 41
I I — .�__._ �, r. -• _ .7 _r_—�. • \ -� . / ; .� np I I 11,NEW Ems Ira
• "� i/ /'' I 1�
EM

1. we 01, —
•
a
Q� i i � Ire(' � ' � ®i I- • • �•• • -• • I• -
-� � - - , , ,; � �!��� • i � �, ■u� ,�, � � _ / � land planning, civil engineering, surveying ■ _- P21-0300
11 SHEETS
r7�
777,
30' 15' 0' 30' 60' 90'
SCALE: 1 " = 30'
K:\Cll�p 6\6 tG> G\TM\1154-TM-02.dwa, 10/25/2022 9:51:20 AM PH1

A
323.0
1 HP
i
i
l
RETAINING LOT 18
WALL
PAD 323.2
FF323.87
� j l
GF323.37
D
322.0 �'"� �5p
1 D
LP ool o 001
07 r LP
v
o
(n
a a
ac
a
a
°
��
1y
�
i
LP
- YARD DRAIN
(TYP.)
- RETAINING
WALL
HP
LP
- YARD DRAIN
(TYP.)

OUTLET PIPE

THROUGH
CURB

TYPICAL DRAINAGE DETAIL
SCALE.- 1 " = 20'

PROPERTY
LINE
I
I

PROPOSED HOME

REAR YARD
ACCESS
' PROPOSED FENCE
'C ® PROPERTY LINE

C -PROPOSED SWALE
LOT 13 PROPOSED----'

REAR YARD
ACCESS
Cat
V
SEWER NOTES:
1) SEE SEWER MANHOLE DATA
TABLE ON SHEET J.
2) ALL PR/VA TE STREETS WILL BE

DEDICATED TO THE BENEFIT OF

THE CITY OF VISTA AS PUBLIC
SEWER EASEMENTS (FULL WIDTH).
3) CONNECT/ON TO THE EXISTING

SEWER MAIN IN CAMINO LARGO

IS SUBJECT TO THE TERMS &

CONDITIONS LISTED ON THE

RECORDED REIMBURSEMENT
AGREEMENT PER DOC. NO.
1986-162229, REC. 412511986
AGREEMENT TERMINA TED 10
YEARS AFTER EFFECTIVE DATE.
4) MAINTAIN MINIMUM OF 5 FOOT

SEPARATION BETWEEN SEWER

LATERALS AND OTHER
UNDERGROUND UTILITIES.
5) RECONSTRUCT EXIST. SEWER
MANHOLES NO. 4, 7 & 9 PER
CURRENT STANDARDS.

PROPERTY
LINE
I
-PROPOSED HOME
' PROPOSED FENCE
® PROPERTY LINE

IENTATIVE SUBDIVISION MAP

REAR YARD
ACCESS
_ RETAINING WALL LOT 12

PROPOSED
RETAINING WALL LOT 11
- - - - - - - - - - - - - - PROPOSED

EX/STING GROUND RETAINING WALL

TYPICAL LOT CROSS SECTION
SCALE. • 1" = 10'

MANHOLE DATA TABLE
DESCRIPTION I I� STATION I TR RIM ELEV. I 1E INVERT ELEV. 0 EXIST. SMH 11OV5.84A
1+00
(292.5)
(284.6)

TO BE REMOVED &

SEWER REALIGNED
TO MH #22 & 23
20 EXIST. SMH #OV5.843
1+36 E/0+00 N
293.8
(286.4)
30 NEW SMH #3
2+64
297.7
(291.8)
®
EXIST. SMH #0V5.081
4+80
307.6
(300.9)
50 NEW SMH #5
4+99
308.2
(JO1.1)
©
NEW SMH #6
7+47
316.0
(303.5)
07 EXIST. SMH #0V5.081A
8+30
314.9
(J04.3)
®
NEW SMH #8
9+ 73
312. 2
(J04. 9)
90 EXIST. SMH #OV5.079
11+66
310.3
(J05.6)
®
NEW SMH #10
11 +87
310. 3
(J05. 7)
0 NEW SMH #11
4+42 N
293.9
286.7
©
NEW SMH #12
1 +50 N
293.7
286.7

PROPERTY
LINE
I

PROPOSED HOME

PROPOSED FENCE
© PROPERTY LINE
- _LOT 10

MANHOLE DATA TABLE
NO.

DESCRIPTION

STATION
TR RIM ELEV.
1E INVERT ELEV.
©
EXIST. SMH #OV5.082
(TO BE ABANDONED &
REPLACED WITH SMH #12)
3+43 N
(295.0)
(287.2)
®
NEW SMH #14
3+46 (LOT D)
318.8
310.8
©
NEW SMH #15
2+54 (LOT E)
320.6
312.6
®
NEW SMH #16
4+00 (LOT E)
333.4
325.4
©
NEW SMH #17
2+66 (LOT F)
329.7
321.7
®
NEW SMH #18
4+37 (LOT F)
345.4
337.4
®
NEW SMH #19
3+ 34 (L 0 T G)
331.3
323.3
NEW SMH #20
2+41 (LOT H)
312.5
307.1
©
NEW SMH #21
3+ 03 (L 0 T H)
314.5
307.7
NEW SMH #22
1 +20
293.4
284.8
Q
NEW SMH #23
1 +26
293.7
288.0

CAMINO LARGO
zAMMERHEAD ' l
TURNAROUND FOR\ VISTA
SANI TA TiON MAINTENANCE
\VEHICLES
P21-0300
SHEET 3 OF 11 SHEETS
scuv�',cc l Ar'
Lp4SE FLOW THAT
D1F/CA TION

ANY ADVERSE
q,5 cr u -
5+ / rn _-7 - - ---------_
-- XISTING EDGE --------_
-----
'\' TING_PRta-rf �RAI>vAi -= ----- ----- ----------------- --- --- --
SROF-0S&9 ' ----- - EASE - _ 4 =1 $=05$_ --- ------------------------ -',P;, _-- RE6: ;O�f1$9& ;,- """ - ------------------------- � - 234
StMEAI' F" SE6GE t1NES AND
' 3 / w 5 8 = / EvG ,- APPURTENA�1l6E PTO
- ---- THE CITY OF VISTA, ------------------ -------
ENO ---REC �2-99�f2 AS HOC N0. 2012-0075727 -
2�'' PORT/ON OF EXISTIKG _ _----- --
�,,��, REC/PROCAL PRIVATE EXISTING 20' WIDE PRIVATE--
/A� �% - ROAD & UTILITY ROAD EASEMENT TO�fPN
'- �6Z L� RQP_050-;%; �� EASEMENT 159-240-05, 06, 13 & 14 ,-'RIVA-E,'S7T�EE'� TO BE QUITCLAIMED
_7h Tr-�,ircol Arco
EA$�40T' S/dlD,/ ,� ,,fiPN -
ASEMtN,'� fi01,8E 1,59-240 31
0�- - '; RANTED 10 1APN,'l
g,1
NSri
rid
st-
W G530
- 0 p,�ME H 40

N G P PSEMEN
WALL NOTE.•
30' 15' 0' 30' 60' 90'
SCALE: 1 " = 30'
bhA,incm
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
ALL WALLS TO BE 4.9'
IN HEIGHT MAX.

K:\Civjl�p 6\6 t�G\TM\1154-TM-03.dwa, 10/25/2022 11:19:42 AM PH1 Page 1190 of 1307

DATA TABLE
NO.

LENGTH

BEARING -DEL TA
RADIUS
1 74.95'
4 `15'51 "
1007.05'
2 52.13'
2 5535"
1020.58'
3 133.05'
736'50"
7007.22'
4 19.00'
N23 4623"W
-
5 25.00'
N68 46'02 "E
-
6 25.28'
N66.1337"E
-
7 29.42'
N75 2534 "W
-
8 39.27'
90 00'00"

25.00'
9 39.17'
49 5233"

45. 00'
10 9.46'
1153'20"

45.59'
11 100.44'
127 53'20"

45. 00'
12 40.50'
51 3339 "

45. 00'
13 48.01 '
61 07'37"

45. 00'
14 1.30'
1 39'11 "

45. 00'
15 19.12'
24 20'26 "

45. 00'
16 39.27'
90 00'00"

25.00'
17 30.24'
N23 4623"W
-
18 7.51 '
N27 47'15 "E
-
19 39.27'
90 00'00"

25.00'
20 0.70'
0 53'16"

45. 00'
21 29.89'
38 03'17"

45. 00'

IENTATIVE S UBDI VISION MAP

CAMINO LARGO
APN
159-240-02
P21-0300
SHEET 4 OF 11 SHEETS

PROPOSED TURN

AROUND EASEMENT
SEWER NOTES. FOR VISTA SANITATION

66.24' N88 2546 "W 597.77'
1) SEE SEWER MANHOLE DATA ,� 148.27' z 142.44'
TABLE ON SHEET J. 01UI`101 SAGO' W 143.82'
2) ALL PRIVATE STREETS WILL BE R� / II 015E ENT �930, N � a, a, � 20' PUBLIC 99' DEDICATED TO THE BENEFIT OF v��P EPSc, 9/3/9 15PIMEp N_Nc,w� 9 �, 46 20 3 UTILITY EASEMENT THE CITY OF VISTA AS PUBLIC p �,, I E �� L rn_ 3 E E
SEWER EASEMENTS FULL WIDTH). tJ / O IR K 1g1 Q0ITC �' -- LQ� 05SIN LF GROSS/N ��^ o cv � ) APN �`��Sv° / � 6 o BE � OT 38 sIN�� - � S61 SF GR g,965 s 3) CONNECTION TO THE EXISTING g0 L RO // \ 1p '07 E
SEWER MAIN IN IS SUBJECT TO THE INO TERMS & 159-240-01 LARGO50 � -� / � II \ � 16 0S15F G � \ `�'�,, N N77*1

67.9251 Z LOT B
CONDITIONS LISTED ON THE / / �� 14,923 SF GROSS
RECORDED REIMBURSEMENT / sr�,, II \ LO� GSS(1`TE s �,+ ' b� 55 14,153 SFNET AGREEMENT PER DOC. NO. / Z� ET \ q SF GR II I ti6 T 45
AGREEMENT 9TERMlNA4TED5 �1986 LQ BOBBIN II II II 11,30 I 52 0 BOSS/NET 3.73' N YEARS AFTER EFFECTIVE DATE. /� 6645 sF G 1� II 2 32' 3 40 /I '3�'�E 96 9 $o 0 5147 S 84.2-0' I 40' PRIVATE N I 65 gA• �� 613 cV, p7 E N
4) MAINTAIN MINIMUM OF 5 FOOT // o I B 7"E /N6 Y C � N77'10 STREET & PUBLIC ao APN- SEPARATION BETWEEN SEWER / �; �p 0° �2 II .13 3 N cPPE WP h 1� UTILITY EASEMENT L 159 240 06 LATERALS AND OTHER �`'-�,'- 10 �6 9 O \I N66 "� ao 61q 85�� Qo , LPNp N�'PPRK 0 Z �� LQT 44 ET M o N UNDERGROUND UTILITIES. , �Z9 ET Z 11 a 6 ME ET O � OSS/N o N N 66'13 3 6 \\ `�� I LOG 0551N ''E 3� ET EPSE LO GR05SIN �1y. 516S,SF GDSCAPE 1.Y o W '- o 5) MANHOLES NO. RECONSTRUCT EXIST
& SEWER PER N O5 E o 3g F 13' L TR N \\ 9 5F 86 0 6 LA MEN / WA o z // 6 LQ� SIN II s 6. 3 O G OS51 b II 59 ° SE 7 PARK �: 3 CURRENT STANDARDS 15 NET Zs�.s� 09 SF GR �cs'- N6' �0 00 q 500 SF`�� �'� •13'3� E EET 8� 0 6= EA •10'07» E 79.71 o W w N �R05SIo DO , �o z u C 6'_ N66 �PtE STRESM� 46 N�7PUE3[ ENT o o N 06 // 11215 sF ; �1 g1 $5 5 ��, II LQf �lssrNvl 6.00 �5 oo. w �� W 50' PRc To A• S51NE� UTILITY EASEM 5 - `L 111.91
�. GR 1 36 E� �\ C� P0g RO co Z
Q� �SS�N �� r cs q 300 SF�c ENT ,3�''E tp'f osslN �'_ o cn ��_ cr qq SF G T o W 4R SS L APN ?4 66.13 SF GR II oo , P08L EPSE 6613 00 SF G Sco goo w+ "w� o ,�POBU EPSEMEN86 °° 0 5 505 SF T- 159-240-16 �56 O \ N $ q79 \� o 0-�U f'� N 0 ,�0 00 �,5 6, LPN EN-��PP �� o. 51110 13,3 E �0 00 4,755 Sr NEI' 1 9' 0p \`ro i ` d z 5\ 0 31 T EN5, op \\cs� o � car 066 OT �ROss 51 S4 / 6 o N E 0' S Q w \ L G T 52 53
1 E 1 9 2 ET '�,� Q SSIN 0 a 5F E
IN O� SIN T 9�' �Q� SIN oo, o GRp 1�6. 35 $T oo_ - A N_ A 131 6 sF - / B / 50 5.39' PROPOSED 5' WIDE PRI VA TE LO GROSS II N II L GR , 3� E 10 00 A", GRO N� N G rn_ s p0 SF p cP?E wP �„ 0 G 05s� N 0, 5, �g, 2/ >, , DRAINAGE EASEMENT OVER / z SF 71 s 13 0 SF IG E w �,+ o 4 3 N S P •K 3 E L R c E T 5 o / j N8 25 46 90. 97 LOTS 2, 3 14 & 15 w 6,651 11 q 9 N66 4 55, P�6L EPSEM rn � C� � oo_ 6' LP MENT� 613 Soo S POBLI EPSEM 25 of / ' - - - / II �TIUTY�\ N EPSE N 0� 10 �o d U pL1 25, -
°�' �- \1 N I �� NON 9$ 00 �6 0 0 0- 'r 32 INE� 0' �5 00 00. \ s / / EXISTING PRIVATE EXISTING 6' WIDE 'r 3 ��T 61.26 pro' �� 02 1 SSINET 1 Z3 E III o_ �� - \ LO GRp5sEE1 1j6 0 DRAINAGE EASEMENT PER UTILITY EASEMENT / L� BOSS °'E 1 66 3 \\ �, 27 SF GRo .13,37 E �0 C; LOGROS �� Y �+ �o 30p SI PIE EsM3 3�''E O,' 3R0S5 / 00 0/ 1TY j PROPOSED DOC. 1998-0562349, REC.

TO SDG&E 239 s 6.13' 3� " 6� LQTR S5li'� \ 5,35 �1G ME 1. N66 50 SF - RKw P \ o ' P C OIL N 61 00 63 sF G NET rn / OTIL 10 PRI VA TE 0910211998 / N6 G o 20 o UB SE N 5 6 LPN ENT�PP o_ POBL 6 �0 5,� 125� / / 05LIG NTEp / SF �' ' P EP o EM p0 4,5 P RP ROAD
9q9 \ o� 5 LILY OZp ,� s� EPS � � � $�. / .� � E G / / EASEMENT EXISTING 28' EASEMENT FOR SEWER APN 5g 3, 0� � EE 0 00 I o FREE TO B / / LINES AND APPURTENANCES TO THE 159-240-28 / 18 90' �` �S, 6� \moo r TE Y 19 '° 6. 3 /, S° �5 RIvP 0�L g $ $ I� o, 50 �Q'r GROSS �pj / RIvPT p,SEMEN3 % / PORTION OF EXISTING CITY OF VISTA, REC. 02/09/12 AS / O SIN 1 �' O P IG 1 N E 0 2 ET 25 5F ET / P E 6/ r DOC. NO. 2012-0075727 / 12 \ S GROS ''E �p Q� �� 5I� o. 5& P� MEN �Q GR05SI 6.13, 3� ,�0 0 LO �R0551N 5' oo_ A,S5229 S� N / OPOSE� SPIO 05, - RECIPROCAL PRIVATE / \ 4,590 66.13' 3� 6 sF G Ic ENS �' z �o E��� 5, 0 Sf�136 N6 5 5� 2 �' � / PR SEMEN �2�oi ROAD & U rill rY
EPSEM\b �, 0 35 50 II �, / 5 P 9/ TO EA SEMEN

BE QUITCLAIMED
O 0� 6 5 Ipj f`(, �\ N`��-+ o� ,�OZ 9 �� Op' .off o_ 37 / A�f % APN �6 sr 0 0 �` z G 1 Vf S 8 i / 159 240-3I
II OSGPPEPRKWPY 185 0 g 00 o\jc;n-
w� LROSSIN 1g /-If 11,r�11T ,`�� cn 5F . �'3� E �0 t n� u0ss RG PSLM� LU 055�i.r 3,3 / ,. �0 j_ �� �Ro�,�- o\��� 5 ��� c�P� WPC 66•� - -- • y- S� E GR 66.1 SF G PE Y w� cn cA o NpS P PRK N 5,135 5F N / F GR / / LQT oSS�ET �\ gg5 SF N Z00 NpSCP PPRKWP "'\`� w, oo. 6' LP MENT� 6j 440 6 / �I 09 S PRY /
\ / F GR �o oo T �' 6 SEMEN / �� �_ EPSE ,�02 0o i / C CA 20 500j / 11'944 s \� O r �g �E S �R YE 185 °°' g °o so o_ �'� ZD SS /61 p0/ LQ� U6pli0Nj ING 0 E Cl PR1v �TIL 6 NET oo. 50 LQ GROT / / 61.6$ 6°� i EXIST (0 ��Ep ��• "E 119 \\ d 50 P0BLENT L� ROSSI. '3�''E �0 0o T 10 NET �� 25, 6,2�9 5 Sv x' / "E 9 �006 / OF ENS cP .13' 3� `ro EPSEM 05o SF N6613 LO GR0551 25, \ o_ 5,3�5 pow 6613 3� 1031 g3 / POR GE EPSTO BE vP N66 1 8.82' moo\ N oo. 5, �00 SF 136 - N 13'3� / SPF �S�P LO ROS51N G 9
G p5' �'�LOT pSSIN�� 185'°°
s 6,409 • 33�'�E 12 6LIG EMENT w o �' 5 05o S� GR • 3' 3�''E 10 �0 QT 9 Oss r1661 5' PUTY EPS �� rn v � rn c0 gLIG SEMENN661 L SF GR�� j / / cAy SEWS NE UTILI F* �,� �, o. 5' P� �,( EP o� 0106 SF N _ / 06L1G PTERL 20. 0o EXIST•p OTIL 96 p0 q,1 / / W P WE °T
O o0 00, OF GP�E PE P� g /0' / G 20' 01015 P0511 EMEN 1 q° ,-900 � TI00 E vP SGN RKVJ � N OT oss /� 0 TIN T T 0cE ENS 8c R G00N�IE'( �� v\ o\\' POR IV g 6, NO EN � IPP ;, �_ 50 U, 9 SF NET / j / I �i EP EMEE � 0 ?00 06, 13 PE Pp 50 2�1�� s EPS �, A oSS \\ 25 5, 5 0g5 s / / X PSEM RIgP 0 Fop 39 '�� �r �_ Ep LO GR 25 0. /0 N / WIpE P Sg,2
N �o Q, R0P05 219 SFSF NET �� \ / $.� 0 / Ppo
R/W 16'15,460 / APN
o_ / I 159-240-33
56 D & I PRIv P ENS
EX►SREGIPR R0P0 ENT, XISIINE EPSEM
APN PRIvPr( EP�O 3" 0 & I PIPELIN
159-240-21 /�0/ / 0� LY $' GLPIME 40,
RQPpY Sp 7 / / ��0 Q01T p \V110PQIc I
G PONE GOK 1251 \ _ / / BR PLRvMEN� I
,015 TO PER 61926
5 SE N p1E 0/ I I 2 ME G �EF SPN REc. P j66
119 01,5 / APN
0 �4691301, ' 6 R�� / 159-240-32 I
P& gIC 12/06p / I
G g50 5
RE ' a ER

DATA TABLE
NO.

LENGTH

BEARING -DEL TA
RADIUS
22 24.70'
312644"

45. 00'
23 76.57'
972949"

45. 00'
24 76.57'
972949"

45. 00'
25 24.70'
312644"

45. 00'
26 29.89'
38 03'17"

45. 00'
27 0.70'
0 53'16"

45. 00'
28 39.27'

90.00'00"

25.00'
29 39.27'

90.00'00"

25.00'
30 6.55'
8 20'06"

45. 00'
31 24.04'
30 3627"

45. 00'
32 30.54'
38 53'05"

45. 00'
33 70.77'

90.01 '06"

45.05'
34 101.27'
128 56'33"

45. 00'
35 24.04'
30 3627"

45. 00'
36 6.55'
8 20'06"

45. 00'
37 39.27'

90.00'00"

25.00'
38 36.67'
S23 4623"E
-
39 39.27'

90.00,00"

25.00'
40 3.63'
4 3724 "

45. 00'
41 67.14'
85 29'06"

45.00'
42 114.87'
146.15'04 "

45.00'

DATA TABLE
NO.

LENGTH

BEARING -DEL TA
RADIUS
43 13.48'
17 09'33"

45. 00'
44 30.70'

39.05'31 "

45. 00'
45 39.27'
90 00'00"

25.00'
46 23.57'
N45 4844 "E
-
47 33.51 '
N54 01 '22 "E
-
48 36.15'
N60 4927 "E
-
49 40.05'
N134'14"E
-
50 43.17'

11.7 744 "
219. 00'
51 41.48'
10 51 '11 "
219.00'
52 12.21'
3°11'42"
219.00'
53 9.43'
S88 2546 "E
-
54 38.90'
N67 56'31 "W
-
55 3.59'
N16 5636"E
-
56 14.95'
10 50'34 "

79.00'
57 40. 00'
N7249'06"E
-
58 22.52'
10 50'34 "
119.00'
59 36.20'
S234623"E
-
60 21.90'
S23 4623"E
-
61 38.43'
S38 51 '26 "E
-
62 50.99'
S35 04'59 "E
-
63 50.99'
S35 04'59 "E
-

DATA TABLE
NO.

LENGTH

BEARING -DELTA
RADIUS
64 52.33'
S40 56'02 "E
-
65 50.21 '
S29 04'29 "E
-
66 19.92'
N23 4623"W
-
67 40.34'
S38 07'39 "E
-
68 50.99'
S35 04'59 "E
-
69 50.99'
S35 04'59 "E
-
70 50.99'
S35 04'59 "E
-
71 50.52'
S31 58'03 "E
-
72 17.35'
N23 4623"W
-
73 42.83'
S10`16'21 "E
-
74 50.99'
S1227'48"E
-
75 50.99'
S1227'48"E
-
76 50.99'
S1227'48"E
-
77 16.49'
S23 4623"E
-
78 46.94'
N12`15'23"W
-
79 53.02'
S13 09'41 "E
-
80 13.78'
N 17°10'54 "W
-
81 17.68'
N 17°10'54 "W
-
N0• I

I I REVISIONS
bhAinc.

No. Description Approved by Date
40' 20' 0' 40' 80' 120'
/ I I 5115 AVENIDA ENCINAS
\, SCALE: 1" = 40' SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
KACivjl�%&�G\TM\1154-TM-04.dwci, 10/25/2022 9:49:32 AM PH 1 Page 1191 of 1307

P21-0300
w�
w

U TURN DETAIL
SCALE.- 1 "=20'
20' 10' 0' 20' 40' 60'
SCALE: 1 " = 20'

IENTATIVE SUBDIVISION MAP

CAMINO LARGO

RIGHT TURN STRIPING DETAIL
10' 5' 0' 10' 20' 30'
SCALE: 1 " = 10'
SCALE.- 1 "=10'
5R

FIRE TR UCK TURNING DETAIL
SCALE.- 1 "=10'
bhA,incl
5115 AVENIDA ENCINAS
SUITE 1"
CARLSBAD, CA. 92008-4387
(760) 931-8700
SHEET 5 OF 11 SHEETS
10' 50' 10' 20' 30'
SCALE: 1 " = 10'
K:\Cll�p 6\6 tG> G\TM\1154-TM-05.dwa, 10/24/2022 3:24:32 PM PH1 Page 1192 of 1307

TENTATIVE SUBDIVISION MAP
SIGHT DISTANCE EXHIBIT NORTH SANTA FE AVE. C CAMINO LARGO �lj
-------------
Ly o
0 0 LO
r'
k
\\ Q I
OS STREE f I

PR TS I I
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159-240-31
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400' SI T� DI8TA ,,
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EMOVE &ATION AS -___
' - I EXIST. RY TO PROVIDE
TRAILERT 45 PH;;pESIN\ED
\ \ I o I Ek�l`T.
— / I
---------------
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TIST \ `\ P lr� ® CURB & GUTTER
40'
\ I
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EP DGE I EXIST. -
Of-- ----------
p' ---------- -------------
3 - ---___ -- __ _-_-_-_-----_-_-________ _____-_____________ r
1----------
i' N�----------
\�- /
---------------------------
-----------------------
' I TE DISTANCE
I II I
I ,
4 H DESIGN SPE
----------------
C�O
/ '
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00 c
r r
r
-' 30' 15' 0' 30' 60' 90'
SCALE: 1 " = 30'
P21-0300
SHEET 6 OF 11 SHEETS
1%1JA I r, ^ No.
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700

REVISIONS
Description I Approved by I Date
11 /15/2022 PH 1 Page 1193 of 1307

o qn
31 30C
29C
27 1�nn
3+00
MEN
cR ossj
H: 1"
V: 1"
10 08
06 04

IENTATIVE SUBDIVISION MAP

STORM DRAIN CROSSING

CAMINO LARGO
Y/ /Pl //LJ/Y L!L/ /.
rl�
777,
60' 30' 0' 60' 120' 180'
SCALE: 1 " = 60'
bhA,incl
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
P21-0300
SHEET 7 OF 11 SHEETS
' THA T IS
A T/ON
iE
K:\Cll�p 6\6 tG> G\TM\1154-TM-07.dwa, 10/25/2022 9:54:06 AM PH1 Page 1194 of 1307

IENTATIVE SUBDIVISION MAP

EXISTING CONDITIONS

CAMINO LARGO
Am —or AN
Val
raft
P21-0300
SHEET 8 OF 11 SHEETS
x 310.7
I \ \
' 7'71" /------- —________------_--- ----
31 ,_2--fJr _ - -- ---- ----- ---�`_--------__--__--_---__ _ _ - ____ 3ce_ 1 / I 11I 40„5'//'�=UDy>+�_ I/ % —---—_—

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-----------
---------------
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159-240-06
1 31

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----
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------------

W------------
/ ' / APPUR7El1MCES_TA-- CITy OF VISTA,
------------ `-------- / // \201 REPLp Rpp p E G\TM\1154-TM-08.dwa, 10/25/2022 10:40:56AM PH1 Page 1195 of 1307

ft
3�w��Al-M M

MAINTENANCE INDICATORS AND ACTIONS FOR

BIOFILTRATION BMPS

TYPICAL MAINTENANCE INDICATORS

TYPICAL MAINTENANCE ACTIONS
ACCUMULATION OF SEDIMENT (OVER 2

REMOVE AND PROPERLY DISPOSE OF

INCHES DEEP OR COVERS VEGETATION),

ACCUMULATED MATERIALS WITHOUT

LITTER, OR DEBRIS
DAMAGE TO THE VEGETATION. CONFIRM

THAT SOIL IS NOT CLOGGING AND THAT THE
AREA DRAINS AFTER STORM EVENT. TILL OR
REPLACE SOIL AS NECESSARY.

POOR VEGETATION ESTABLISHMENT

ENSURE VEGETATION IS HEALTHY AND

DENSE ENOUGH TO PROVIDE FILTERING AND
TO PROTECT SOILS FROM EROSION.

REPLENISH MULCH AS NECESSARY (IF LESS
THAN 3 INCHES DEEP), REMOVE FALLEN

LEAVES AND DEBRIS, PRUNE LARGE SHRUBS
OR TREES, AND MOW TURF AREAS.

OVERGROWN VEGETATION -WOODY

MOW OR TRIM AS APPROPRIATE, BUT NOT

VEGETATION NOT PART OF DESIGN IS

LESS THAN THE DESIGN HEIGHT OF THE

PRESENT AND GRASS EXCESSIVELY TALL
VEGETATION (TYPICALLY 4-6 INCHES FOR
(GREATER THAN 10 INCHES)
GRASS). CONFIRM THAT IRRIGATION IS

ADEQUATE AND NOT EXCESSIVE AND THAT

SPRAYS DO NOT DIRECTLY ENTER
OVERFLOW GRATES. REPLACE DEAD PLANTS

AND REMOVE NOXIOUS AND INVASIVE
WEEDS.

EROSION DUE TO CONCENTRATED

REPAIR/RE-SEED ERODED AREAS AND

IRRIGATION FLOW
ADJUST THE IRRIGATION.

EROSION DUE TO CONCENTRATED

REPAIR/RE-SEED ERODED AREAS AND MAKE

STORMWATER RUNOFF FLOW

APPROPRIATE CORRECTIVE MEASURES SUCH

AS ADDING EROSION CONTROL BLANKETS,

ADDING STONE AT ENTRY POINTS, OR
RE -GRADING WHERE NECESSARY. REMOVE

OBSTRUCTIONS AND SEDIMENT
ACCUMULATIONS SO WATER DISPERSES.

STANDING WATER (BMP NOT DRAINING). IF

WHERE THERE IS AN UNDERDRAIN, SUCH AS

MOSQUITO LARVAE ARE PRESENT AND

IN PLANTER BOXES AND MANUFACTURED

PERSISTENT, CONTACT THE SAN DIEGO

BIOFILTERS, CHECK THE UNDERDRAIN PIPING
VECTOR CONTROL PROGRAM AT (858)

TO MAKE SURE IT IS INTACT AND
694-2888. MOSQUITO LARVICIDES SHOULD
UNOBSTRUCTED. ABATE ANY POTENTIAL

BE APPLIED ONLY WHEN ABSOLUTELY

VECTORS BY FILLING HOLES IN THE GROUND

NECESSARY AND THEN ONLY BY A LICENSED

IN AND AROUND THE BIOFILTER FACILITY
INDIVIDUAL CONTRACTOR.

AND BY INSURING THAT THERE ARE NO

AREAS WHERE WATER STANDS LONGER
THAN 96 HOURS FOLLOWING A STORM.

OUTLET INLET OR OUTLET STRUCTURE
CLEAR OBSTRUCTIONS.

DAMAGE TO STRUCTURAL COMPONENTS
REPAIR OR REPLACE AS APPLICABLE.

SUCH AS WEIRS, INLET, OR OUTLET

STRUCTURES

BEFORE THE WET SEASON AND AFTER RAIN

WHERE CISTERNS ARE PART OF THE SYSTEM
EVENTS: REMOVE SEDIMENT AND DEBRIS

FROM SCREENS AND OVERFLOW DRAINS
AND DOWNSPOUTS: ENSURE PUMPS ARE
FUNCTIONING, WHERE APPLICABLE; CHECK
INTEGRITY OF MOSQUITO SCREENS; AND;

CHECK THAT COVERS ARE PROPERLY SEALED
AND LOCKED.

SITE SPECIFIC DATA

PROJECT NUMBER
15086

PROJECT NAME

CAMINO LARGO

PROJECT LOCATION

VISTA, CA

STRUCTURE ID
----

TREATMENT REQUIRED

VOLUME BASED (CF)

FLOW BASED (CFS)
N/A

0.6 TREATMENT HGL AVAILABLE (FT)
N/K
PEAK BYPASS REQUIRED (CFS) —

IF APPLICABLE

OFFLINE

PIPE DATA
LE.

MATERIAL

DIAMETER
INLET PIPE 1
J05.45
PVC
12"
INLET PIPE 2
N/A
N/A
N/A

OUTLET PIPE
J04.58
RCP
18"

PRETREATMENT

BIORLIRA TION

DISCHARGE

RIM ELEVATION
J14.50
J14.50
J14.50

SURFACE LOAD

PEDESTRIAN

PEDESTRIAN

PEDESTRIAN

FRAME & COVER
JEA OJO"
JEA J6" X 60"
2EA OJO"

WETLANOMEDIA VOLUME (CY)

11.41 ORIFICE SIZE (DIA. INCHES)

02.58 EA
NOTES: PRELIMINARY NOT FOR CONSTRUCTION UPSTREAM BYPASS TO BE SET AT JOZ 66.

INSTALLATION NOTES

PROPOSED OR EXISTING SURFACE

FLOW BASED

MODULAR

WETLAND SYSTEM
•
vQVQVQVQVQVQVQVQVQVQv
v Q v Q v Q v Q v Q v Q v Q v Q v Q v Q
.•
.

QvQvQvQvQvQvQvQvQvQv
vQvQvQvQvQvQvQvQvQvQ
v v v v v v v v v v

Q Q Q Q Q Q Q Q Q Q
v v v v v v v v v v
ovovovovovovovovovov
vovovovovovovovovovo
Q v Q v Q v Q v Q v Q v Q v Q v Q v Q v
vQvQvQvQvQvQvQvQvQvQ
v v v v v v v v v v

Q Q Q Q Q Q Q Q Q Q
v v v v v v v v v v

Q Q Q Q Q Q Q Q Q Q
v v v v v v v v v v

Q Q Q Q Q Q Q Q Q Q
vQvQvQvQvQvQvQvQvQvQ
QvQvQvQvQvQvQvQvQvQv
v v v v v v v v v v

Q Q Q Q Q Q Q Q Q Q
ORIFICE BMP-1—""*'
DISCHARGE CHAMBER WETLAND CHAMBER PRE—TREATMENT CHAMBER — FLOW CONTROL —WETLAND MEDIA —INCLUDES PRE —FILTER

ORIFICE RISER SIZED UTILIZING PATENTED MEDIA CARTRIDGES

TO DRAIN DOWN IN HORIZONTAL PERIMETER
LESS THAN 36 HOURS FLOW BIORETENTION
►,►, , ► a a►
• �•v.?� -��LV{fir I I
"-IS£E NOTES \-PRE—FILTER `DRAIN

CARTRIDGE DOWN LINE

PLAN VIEW
FRAMES AND CO4/ERS SHIPPED LOOSE TO
BE GROUTED INTO PLACE BY CONTRACTOR. C/L

OUTLET PIPE

SEE NOTES
W OF
.1
4 6"

CURB INLET/BYPASS STRUCTURE

OPENING
100—YR HGL

WATER QUALITY

FLOW KA N
N
L
12" OUTFLOW
PIPE

0.50'
1447CH I A4WHOE f

1. CONTRACTOR TO PROVIDE ALL LABOR, EQUIPMENT, MATERIALS AND P INCIDENTALS REQUIRED TO OFFLOAD AND INSTALL THE SYSTEM AND 70TOULT 01,

APPURTENANCES IN ACCORDANCE WITH THIS DRAWING AND THE VA

MANUFACTURERS' SPECIFICATIONS, UNLESS OTHERWISE STATED IN MANUFACTURER'S CONTRACT.

2. UNIT MUST BE INSTALLED ON LEVEL BASE. MANUFACTURER ]RGA1MOVT W RECOMMENDS A MINIMUM 6" LEVEL ROCK BASE UNLESS SPECIFIED BY UP5TRE& BYPASS THE PROJECT ENGINEER. CONTRACTOR IS RESPONSIBLE FOR VERIFYING FLOW PROJECT ENGINEERS RECOMMENDED BASE SPECIFICATIONS. CONTROL '

4. CONTRACTOR TO SUPPLY AND INSTALL ALL EXTERNAL CONNECTING /RSE►q PIPES. ALL PIPES MUST BE FLUSH WITH INSIDE SURFACE OF
CONCRETE (PIPES CANNOT INTRUDE BEYOND FLUSH). INVERT OF OUTFLOW PIPE MUST BE FLUSH WITH DISCHARGE CHAMBER FLOOR. IE IN ALL PIPES SHALL BE SEALED WATERTIGHT PER MANUFACTURERS i o o STANDARD CONNECTION DETAIL.

IE OUT N

5. CONTRACTOR RESPONSIBLE FOR INSTALLATION OF ALL PIPES, RISERS, MANHOLES, AND HATCHES. CONTRACTOR TO USE GROUT AND/OR s" 24'—O" 6" BRICKS TO MATCH COVERS WITH FINISHED SURFACE UNLESS SPECIFIED 25'—O" OTHERWISE.

6. CONTRACTOR RESPONSIBLE FOR CONTACTING BIO CLEAN FOR ELEVATION VIEW 8'4' 160
9 =O"

LEFT END VIEW

AANHOLE CA HATCH
I

RIGHT END VIEW
i
' o

ACTIVATION OF UNIT MANUFACTURERS WARRANTY IS VOID WITHOUT

TREATMENT FLOW (CFS)

0.611
PROPER ACTIVATION BY A BIO CLEAN REPRESENTATIVE.

OPERATING HEAD (FT)
J.0

PRETREATMENT LOADING RATE (GPM/SF)

1.8 GENERAL NOTES

WETLAND MEDIA LOADING RATE (GPM/SF)

1.0 1. MANUFACTURER TO PROVIDE ALL MATERIALS UNLESS OTHERWISE NOTED.

PROPRIETARY AND CONFIDENTIAL:
► ►►
MWS-L-8-24-5 -14 -V-UG

2. ALL DIMENSIONS, ELEVATIONS, SPECIFICATIONS AND CAPACITIES ARE SUBJECT TO M ° TLXW THE INFOwwN cONTAINED IN THrs DOCUMENT Is THE sort BiowClear STORM WA TER B10F1 L TRA TION SYSTEM
CHANGE. FOR PROJECT SPECIFIC DRAWINGS DETAILING EXACT DIMENSIONS, WEIGHTS „� PAV= MY � � � a� � ,,� � PROPERTY OF FTHEREOA AND 1B USO, lE� THIS DOCUMENT

NOR ANY PART THEREOF, MAY BE USED, REPRODUCED OR MODIAED AND ACCESSORIES PLEASE CONTACT BIO CLEAN.
111E fb,�,F„,T T4 14
a hn v rrrMs av IN ANY MANNER WITH OUT THE WRITTEN CONSEM OF FORTERRA. AFortwm Cam

STANDARD DETAIL
18" OUTFLOW
PIPE

0.50'

VAULT SYSTEM
100—YR HGL
N
TYPE G-2 CATCH BASIN
PER D-8
12" OUTFLOW
PIPE

DEEP ROUTED, DENSE,

DROUGHT TOLERANT

PLANTING SUITABLE FOR

WELL DRAINED SOIL
P21-0300
SHEET 10 OF 11 SHEETS
LEGEND
=III— III;
?' 2 7 oQF- —
—j 10 FREEBOARD = 12.00 (CONJUNCTIVE USE FACILITY)
4 FCV�
N I I_
_ HC — O2 BASIN HEIGHT HMAx = 30.00"
O3 6 PC 3" MULCH — —1 �
— — — I — I , O PONDING DEPTH = 6.00"
' I — 18" AMENDED SOIL MIN. INFILTRATION RATE 5"/HR — ' ' I I O RISER INVERT HTOP = 18.00" _ _ 4 PEA GRAVEL
I *EMERGENCY WEIR INVERT = 18.00"
O O U O O 7" GRAVEL LAYER 0 *LOWER SLOT INVERT = 6.00"
FOR V2 STORAGE 11 »
OUTFLOW 1— 5 HIGH X 34 LONG OPENING
—
70 *UPPER SLOT INVERT = 7.00"
THREE (3) 12" RCP I _ I I 6" PERFORATED PVC PIPE 1 — 4" HIGH X 10" LONG OPENING OUTLET PIPES _ CONFORMING TO ASTM D POLLUTANT CONTROL WSEL = 6.00" 30 ML I ILk�
- _i I I i 3034 OR EQUIVALENT
IMPERMEABLE 3" DEAD STORAGE HC HYDROMODIFICATION CONTROL WSEL = 14.52" LINER* EXIST. GROUND RESTRICTER CAP TO LIMIT FLOW
OUT OF V2 STORAGE AREALID BELOW UNDERDRAIN
,
DRAIN DOWN HOLE, d = 4.00"
BIOFILTRATION BASIN DETAIL, BMP 1

NOT TO SCALE
*30 MIL LINER NOTE: 30—MIL IMPERMEABLE LINER FOR BIORETENTION CONFORM TO THE FOLLOWING SPECIFICATIONS: SPECIFIC GRAVITY (ASTM D792): 1.2 (G/CC, MIN.); TENSILE (ASTM D882): 73 (LB/IN—WIDTH, MIN); ELONGATION AT BREAK (ASTM D882): 380 (%, MIN); MODULUS (ASTM D882):
30 (LB/IN—WIDTH, MIN.); AND TEAR STRENGTH (ASTM D1004): 8 (LB/IN, MIN); SEAM SHEAR STRENGTH (ASTM D882) 58.4 (LB/IN, MIN); SEAM PEEL STRENGTH (ASTM D882) 15 (LB/IN, IN).

SEE COLORADO LINING INTERNATIONAL PVC 30
HTTP: //WWW.COLORADOLINING.COM/PRODUCTS/PVC.PDF) OR APPROVED EQUAL.

MALE NATIONAL PIPE THREAD

PVC ADAPTER CAST

IN SIDE OF RISER WALL
/— RISER WALL
a a d BRA VEL STORAGE LA YER
UNDERDRAIN ORIFICE ° �a

THREADED FEMALE NATIONAL
PIPE THREAD PVC CAPA __2( )� D( =
WITH DRILLED ORIFICE 6" FRENCH DRAIN,

PERFORATED PVC PIPE
=III III III III-1I1=III

BOTTOM OF BASIN
d d
a °
a
d ° Q ° d
° d d
°
d ° °
6" PERFORA TED PVC PIPE ° °
°

UNDERDRAIN ORIFICE

THREADED FEMALE NATIONAL
PIPE THREAD PVC CAP a °°
WITH DRILLED ORIFICE a 4 ° °
°
RESTRICTOR CAP DETAIL BMP 1

NOT TO SCALE
FC FLOOD CONTROL WSEL = 18.00"
*ELEVATION MEASURED FROM BASIN SURFACE
_�ohxinclllll
land planning, civil engineering, surveying
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
K:\Cililf\6��bg'� G\SWMP\BMP_TSM.dwg, 10/24/2022 3:50:50 PM PH 1 Page 1197 of 1307

P21-03001

STRUCTURAL DESIGN LOADING CRITERIA
LIVE LOADING: AASHTO HS-20 HIGHWAY LOADING
GROUND WATER TABLE: BELOW INVERT OF SYSTEM
SOIL BEARING PRESSURE:3000PSF
SOIL DENSITY: 120 PCF

EQUIVALENT UNSATURATED
LATERAL ACTIVE EARTH PRESSURE:35 PSF / FT.

EQUIVALENT SATURATED
LATERAL ACTIVE EARTH PRESSURE:80 PSF/FT. (IF WATER TABLE PRESENT) APPLICABLE CODES:ASTM C057
ACI-318
BACKFILL TYPE: SEE SHEET 4.0 FOR BACKFILL OPTIONS

STORMTRAP SYSTEM INFORMATION SITE SPECIFIC DESIGN CRITERIA WATER STORAGE PROV: 16,513.28 CUBIC FEET 1. STORMTRAP UNITS SHALL BE MANUFACTURED AND INSTALLED ACCORDING TO SHOP DRAWINGS APPROVED BY UNIT HEADROOM: 3'-6" SINGLETRAP THE INSTALLING CONTRACTOR AND ENGINEER OF RECORD. THE SHOP DRAWINGS SHALL INDICATE SIZE AND

LOCATION OF ROOF OPENINGS AND INLET/ OUTLET PIPE TYPES, SIZES, INVERT ELEVATIONS AND SIZE OF OPENINGS.

2. COVER RANGE: MIN. 0.70' MAX. 2.20' CONSULT STORMTRAP FOR ADDITIONAL COVER OPTIONS.

3. ALL DIMENSIONS AND SOIL CONDITIONS, INCLUDING BUT NOT LIMITED TO GROUNDWATER AND SOIL BEARING CAPACITY ARE REQUIRED TO BE VERIFIED IN THE FIELD BY OTHERS PRIOR TO STORMTRAP INSTALLATION.

4. FOR STRUCTURAL CALCULATIONS THE GROUND WATER TABLE IS ASSUMED TO BE BELOW INVERT OF SYSTEM IF WATER TABLE IS DIFFERENT THAN ASSUMED, CONTACT STORMTRAP.

5. SYSTEM DESIGN MAY ALLOW FOR INCIDENTAL LEAKAGE AND WILL NOT BE SUBJECT TO LEAKAGE TESTING.

SEE SHEET 4.0

FOR BACKFILL
-----------

SPECIFICATIONS ------------------'

0.70' -_ _ --- _ --- - -
i�
=I' -Om MIN. OVERHANG

REINFORCED CONCRETE FOUNDATION
FOR STORMTRAP SYSTEM - BY OTHERS.
(SEE SHEET 2.1 FOR
3'-6" SINGLETRAP

OPERATION AND MAINTENACE FOR MODULAR WETLAND SYSTEM (MWS) INSTALLATION NOTES

2.20'
MAX GRADE = 311.00
MIN GRADE = 309.50
= 308.30
3'-1 SINGLETRAP
-SYSTEM INVERT = 304.80
EE SHEET 2.1

FOR DETAILS

EVERY INSTALLED MWS-LINEAR UNIT IS TO BE MAINTAINED BY THE SUPPLIER, OR A SUPPLIER APPROVED CONTRACTOR FOR AT

1. CONTRACTOR TO PROVIDE ALL LABOR, EQUIPMENT, MATERIALS AND INCIDENTALS LEAST THE FIRST YEAR. THE COST OF THIS SERVICE VARIES AMONG OUTSIDE SERVICE PROVIDERS. THE MWS-LINEAR IS A

REQUIREDTO OFFLOAD AND INSTALL THE SYSTEM AND APPURTENANCES IN MULTI -STAGE SELF-CONTAINED TREATMENT TRAIN FOR STORMWATER TREATMENT. EACH STAGE IS DESIGNED AND INTENDED

ACCORDANCE WITH THIS DRAWING AND THE MANUFACTURERS SPECIFICATIONS, TO PROTECT SUBSEQUENT STAGES FROM CLOGGINGS. STAGES INCLUDE SCREENING, SEPARATION, CARTRIDGE MEDIA UNLESS OTHERWISE STATED IN MANUFACTURERS CONTRACT.

FILTRATION, AND BIOFILTRATION. THE BIOFILTRATION STAGE CAN CONTAIN VARIOUS TYPES OF VEGETATION OR PLANTINGS.

ANNUAL INSPECTION IS REQUIRED TO EVALUATE PLANT HEALTH AND TRIM EXCESS VEGETATION. THE MAINTENANCE

2. UNIT MUST BE INSTALLED ON LEVEL BASE. MANUFACTURER RECOMMENDS A PROCEDURES ARE DESCRIBED BELOW.

MINIMUM 6" LEVEL ROCK BASE UNLESS SPECIFIED BY THE PROJECT ENGINEER.

CONTRACTOR IS RESPONSIBLE TO VERIFY PROJECT ENGINEERS RECOMMENDED BASE CLEAN CATCH BASIN FILTER - SCREENING IS PROVIDED BY A CATCH BASIN FILTER. THE FILTER WILL CONTAIN COARSE SEDIMENT, SPECIFICATIONS.

TRASH, AND OTHER FLOATABLES. SEDIMENT CAPACITY IS REACHED AT 2 CUBIC FEET FOR THE CURB STYLE INLET AND 4 CUBIC FEET FOR THE DROP OR GRATED INLET CONFIGURATION (VARIES WITH SMALLER AND LARGER MODELS). THE FILTER REMOVES

3. ALL PIPES MUST BE FLUSH WITH INSIDE SURFACE OF CONCRETE. (PIPES CANNOT GROSS SOLIDS, INCLUDING LITTER, AND SEDIMENT GREATER THAN 200 MICRONS. THE CLEANING PROCEDURE IS EASILY DONE BY INTRUDE BEYOND FLUSH). INVERT OF OUTFLOW PIPE MUST BE FLUSH WITH DISCHARGE �n HAND OR WITH A SMALL INDUSTRIAL VACUUM DEVICE. THIS FILTER IS LOCATED DIRECTLY UNDER THE MANHOLE COVER OR CHAMBER FLOOR. ALL GAPS AROUND PIPES SHALL BE SEALED WATER TIGHT WITH A CRATE FOR EASY ACCESS.

NON -SHRINK GROUT PER MANUFACTURERS STANDARD CONNECTION DETAIL AND SHALL MEET OR EXCEED REGIONAL PIPE CONNECTION STANDARDS.

1. CLEAN PRE-TREATMENT CHAMBER - SEPARATION OCCURS IN THE PRE-TREATMENT CHAMBER'S SETTLING AREA LOCATED DIRECTLY UNDER THE CURB OR GRATED INLET. THIS CHAMBER HAS A CAPACITY OF APPROXIMATELY 21 CUBIC FEET FOR

4. CONTRACTOR TO SUPPLY AND INSTALL ALL EXTERNAL CONNECTING PIPES.

TRASH, DEBRIS, AND SEDIMENTS FOR MOST MODEL SIZES (VARIES WITH SMALLER AND LARGER MODELS). THE CHAMBER

5. CONTRACTOR RESPONSIBLE FOR INSTALLATION OF ALL RISERS, MANHOLES, AND TARGET TOTAL SUSPENDED SOLIDS AND PARTICULATE METALS AND NUTRIENTS. CLEANING THE SETTLING AREA CAN BE HATCHED. CONTRACTOR TO GROUT ALL MANHOLES AND HATCHES TO MATCH PERFORMED WITH A STANDARD VACUUM TRUCK OR HAND HELD INDUSTRIAL SHOP VACUUM. THIS CHAMBER IS LOCATED FINISHED SURFACE UNLESS SPECIFIED OTHERWISE.

DIRECTLY UNDER THE MANHOLE OR GRATE ACCESS COVER FOR EASY ACCESS INTO THE CHAMBER.

6. DRIP OR SPRAY IRRIGATION REQUIRED ON ALL UNITS WITH VEGETATION.

2. REPLACE PRE -FILTER CARTRIDGE MEDIA (BIOMEDIAGREEN') - INITIAL FILTRATION IS PROVIDED BY A HORIZONTAL FLOW CARTRIDGE FILTER UTILIZING BIOMEDIAGREEN MEDIA. MEDIA LIFE DEPENDS ON LOCAL SEDIMENT LOADING CONDITIONS

GENERAL NOTES
AND CAN EASILY BE REPLACED AND DISPOSED OF WITHOUT ANY EQUIPMENT. THE BIOMEDIAGREEN MEDIA IS HELD WITHIN THE MEDIA CARTRIDGE PRE -FILTERS THAT ARE HOUSED IN THE PRE-TREATMENT CHAMBER. ENTRY INTO THE

1. MANUFACTURER TO PROVIDE ALL MATERIALS UNLESS OTHERWISE NOTED.

PRE-TREATMENT CHAMBER IS REQUIRED TO REPLACE THE BIOMEDIAGREEN MEDIA. THE LID OF THE MEDIA CARTRIDGE PRE -FILTER IS REMOVED BY LOOSENING TWO BOLTS. ONCE REMOVED MAINTENANCE PERSONNEL HAVE UNIMPEDED

2. ALL DIMENSIONS, ELEVATIONS, SPECIFICATIONS AND CAPACITIES ARE SUBJECT TO

ACCESS TO EACH MEDIA CAGE HOUSING THE BIOMEDIAGREEN WHICH CAN BE QUICKLY REMOVED BY HAND OR WITH A CHANGE. FOR PROJECT SPECIFIC DRAWINGS DETAILING EXACT DIMENSIONS, WEIGHTS VACUUM TRUCK. ONCE OLD BIOMEDIAGREEN IS REMOVED NEW MATERIAL, PROVIDED IS PRE -WEIGHED BAGS, IS AND ACCESSORIES PLEASE CONTACT MANUFACTURER.

DROPPED INTO THE MEDIA CAGE HOUSINGS. ONCE COMPLETED, THE CARTRIDGE LID IS REPLACED AND BOLTS TIGHTENED ON THE LID OF THE MEDIA CARTRIDGE PRE -FILTER.

3. REPLACE DRAIN DOWN FILTER MEDIA (BIOMEDIAGREENNTM) - AN OPTIONAL DRAIN DOWN FILTER, SIMILAR IN FUNCTION TO THE MEDIA CARTRIDGE PRE -FILTER IS LOCATED IN THE DISCHARGE CHAMBER. THIS FILTER ALLOWS ANY STANDING

WATER FROM THE PRE-TREATMENT CHAMBER TO DRAIN FROM UNDER THE PERVIOUS PAVERS THROUGH THE SMALL FILTRATION CARTRIDGE LOCATED IN THE DISCHARGE CHAMBER. THE DRAIN DOWN DEVICE ADDRESSES ANY VECTOR ISSUES, BY ELIMINATING ALL STANDING WATER WITHIN THE MWS-LINEAR. REPLACEMENT OF MEDIA CAN BE PERFORMED BY HAND.

4. TRIM VEGETATION - THE MWS-LINEAR UTILIZES MULTIPLE PLANTS IN THE WETLAND CHAMBER TO ENHANCE POLLUTANT REMOVAL. THE VEGETATION WILL NEED TO BE MAINTAINED (TRIMMED) AS NEEDED AND IS DONE AS PART OF REGULAR SITE LANDSCAPING OR SYSTEM MAINTENANCE. MODULAR WETLAND SYSTEMS, INC. RECOMMENDS THAT THE PLANTINGS ARE NEVER GIVEN ANY FERTILIZER TO PROMOTE PLANT GROWTH OR HEALTH.

5. EVALUATE FLOW HYDRAULIC CONDUCTIVITY - THE SYSTEMS FLOW CHARACTERISTICS CAN BE ASSESSED FROM THE DISCHARGE CHAMBER. THIS INSPECTION FOR ADEQUATE FLOW CAPACITY SHOULD BE DONE DURING A RAIN EVENT. BY

INSPECTION AND VIEWING THE DISCHARGE CHAMBER, THE FLOW OUT OF THE SYSTEM CAN BE EASILY OBSERVED OR MEASURE. IF FLOW OUT OF THE ORIFICE IS TOO LOW, IT COULD INDICATE MEDIA CARTRIDGE PRE -FILTER FOULING AND MAINTENANCE MAY NEED TO BE PROVIDED TO THE BIOMEDIAGREEN AS DESCRIBED ABOVE.

6. WETLANDMEDIA MAINTENANCE - BIOFILTRATION IS PROVIDED BY AN ADVANCED HORIZONTAL FLOW VEGETATED WETLAND CHAMBER. THIS BIOFILTRATION CONTAINS A MIX OF SORPTIVE MEDIA, KNOWN AS WETLANDMEDIA, WHICH IS DESIGNED TO SUPPORTS ABUNDANT PLANT AND BIOLOGICAL LIFE. THE LIFE OF THIS MEDIA CAN BE UP TO 20 YEARS WHEN PROPERLY MAINTAINED. THE PERIPHERAL VOID AREA SURROUNDING THE PERIMETER OF THE WETLANDMEDIA CAN BE ACCESSED TO REMOVE ANY SURFACE CLOGGING. THE VERTICAL RISERS IN THE MIDDLE OF THE WETLANDMEDIA CAN ALSO BE ACCESSED AND WATER INJECTED TO BACKWASH THE WETLANDMEDIA. THESE FEATURES ALLOW FULL FLOW CAPACITY CANNOT BE RESTORED BY THESE STEPS, THE WETLANDMEDIA CAN BE REPLACED.

7. WETLANDMEDIA REPLACEMENT - REMOVAL OF SPENT WETLANDMEDIA CAN BE DONE WITH A SHOVEL NOSE OF ANY VACUUM TRUCK. REPLACEMENT OF THE WETLANDMEDIA, ALTHOUGH NOT ANTICIPATED FOR 20 YEARS, IS DONE BY

ADDING NEW WETLANDMEDIA FROM A NUMBER OF VENDOR SUPPLIED SUPERSACS AND ADDED TO FILL THE WETLAND CHAMBER TO RECOMMENDED LEVELS.
i I W:iP✓/IIDYIMP.D�V1
1287 VMNDII PAIR( AY
RMECMLLE, IL 60446
P.i­4549 / F:331-318-5347
ENGINEER INFORMATION:

BHA ENGINEERS
5115 AVENIDA ENCINAS

SUITE L
CARLSBAD, CA 92008
760.931.8700
PROJECT INFORMATION:

CAMINO LARGO

VISTA, CA
CURRENT ISSUE DATE:
3/29/2022
ISSUED FOR:

PRELIMINARY
:==a
■_-m
■_-m
■_-m
■_-m
■_-m
■_-m
Immm=©
SCALE:

NTS
SHEET TITLE:

SINGLETRAP
DESIGN

CRITERIA
SHEET NUMBER:
160

BILL OF MATERIALS
QTY.

UNIT TYPE

DESCRIPTION
WEIGHT
0 I
3'-6" SINGLETRAP
0 23
II
3'-6" SINGLETRAP
15844
0 III
3'-6" SINGLETRAP
0 21
IV
3'-6" SINGLETRAP
14146
0 VII
3'-6" SINGLETRAP
0 3
SPIV
3'-6" SINGLETRAP
VARIES
0 T2 PANEL
6" THICK PANEL
0 5
T4 PANEL
6" THICK PANEL
1988
0 T7 PANEL
6" THICK PANEL
0 9

JOINTWRAP
150' PER ROLL
32 JOINTTAPE

14.5' PER ROLL
TOTAL PIECES = 47
TOTAL PANELS = 5
HEAVIEST PICK WEIGHT = 15844
38 LOADING DISCLAIMER: DESIGN ERIMAX (GRADE = 311.00 SHEET 11 OF 11 SHEETS STORMTRAP IS NOT DESIGNED TO ACCEPT ANY ADDITIONAL LOADINGS FROM NEARBY STRUCTURES NEXT TO OR OVER THE TOP OF ALLOWABLE MIN GRADE = 309.50 m��w■ ■ ■ ■ ■ ■ �■� STORMTRAP. IF ADDITIONAL LOADING CONSIDERATIONS ARE REQUIRED FOR STRUCTURAL DESIGN OF STORMTRAP, PLEASE CONTACT INSIDE HEIGHT ELEVATION = 308.30 STORMTRAP IMMEDIATELY. SYSTEM INVERT=304.80 eawlsIAlkDFFAA/�. Wwwl] TREE LOADING DISCLAIMER: NOTES: 1297 VANDI-IAM PAIiMY

1. DIMENSIONING OF STORMTRAP SYSTEM SHOWN BELOW ALLOW FOR A 3/4" ROMEDALLF, IL 60446 THE STORMTRAP SYSTEM HAS NOT BEEN DESIGNED TO SUPPORT THE ADDITIONAL WEIGHT OF ANY TREES. FURTHERMORE, THE GAP BETWEEN EACH MODULE. P.815-941-4.549 / F:331-318-&W ROOTS OF THE TREES MUST BE CONTAINED TO PREVENT FUTURE DAMAGE TO THE STORMTRAP SYSTEM. STORMTRAP ACCEPTS NO 2. ALL DIMENSIONS TO BE VERIFIED IN THE FIELD BY OTHERS.

LIABILITY FOR DAMAGES CAUSED BY TREES OR OTHER VEGETATION PLACE AROUND OR ON TOP OF THE SYSTEM. ENGINEER INFORMATION:

3. SEE SHEET 3.0 FOR INSTALLATION SPECIFICATIONS.

SEDIMENT/SAND FILTER DISCLAIMER: 4. SP - INDICATES A MODULE WITH MODIFICATIONS. BHA ENGINEERS FOR SYSTEMS CONTAINING SEDIMENT AND SAND FILTER MODULES; IF REQUIRED TO BE SEALED TO PREVENT SAND AND/OR 5. P - INDICATES A MODULE WITH A PANEL ATTACHMENT. 5115 AVENIDA ENCINAS

PRE-TREATED WATER FROM MIGRATING INTO ADJOINING MODULES, IT IS THE SOLE RESPONSIBILITY OF THE INSTALLING CONTRACTOR SUITE L TO ENSURE THAT THOSE MODULES ARE SEALED. 6. CONTRACTORS RESPONSIBILITY TO ENSURE CONSISTENCY/ACCURACY TO CARLSBAD CA 92008 FINAL ENGINEER OF RECORD PLAN SET.

7. IF A WATERTIGHT SOLUTION IS REQUIRED FOR AN OUTLET CONTROL 1 760.931.8700 AND BASE 'MO ULES,ALL EB10ETWEEN TOP OLD JOINTS,
(NCLUDING BASE OF ADJOINING SYMONBETWEEN S°P PROJECT INFORMATION:

WALLS, AND JOINTS BETWEEN MODULE AND ADJACENT END PANELS WILL

BE THE SOLE RESPONSIBILITY OF THE INSTALLING CONTRACTOR TO

PROVIDE AND INSTALL THE WATERTIGHT APPLICATION PER THE EOR'S SPECIFICATION.

IV
IV
N
IV
N
IV
SPIV
8'-I
II
II
II
II
II
IV
IV
IV
IV
-9"
II
II
II
II
II
II
II
II
II
SPIV
IV
II
II
II
II
II
II
II
II
II
IV
30'-
SPI
IV
IV
IV
IV
IV
IV
IV
IV
IV
LOUTLET CONTROL STRUCTURE, SEE NOTE 7 J
�18" HDPE OUTLET. CONNECT 18" HDPE OUTLET. CONNECT I 12" HDPE OUTLET.

TO UNDERGROUND VAULT. TO UNDERGROUND VAULT. CONNECT TO MODULAR 12' _ _ I I 14 WETLAND SYSTEM
...
11' CURB OPENING

PLAN VIEW
11' CURB OPENING
18" OUTLET 12" OUTLET

SECTIONA A
'E OUTLET.

T TO MOD.

CURB INLET

ASS WEIR FOR
LARGO
in
12" HDPE INL
CONNECT TO MOD. -

TYPE B CURB INLET

W/ BYPASS WEIR FOR
DRIVEWAY "H"
5'
TOP OF 8"
CURB
J. 5' d
r P. I�
4'
2' 2'
a
tY
N 1�'
0 d -4
d
305.45 IE 305.45 IE
18" OUTLET 12" OUTLET

SECTIONB-B

MODIFIED TYPE B CURB INLET WITH BYPASS WEIR
13' CURB OPENING
13' CURB OPENING
i"
N
12" INLET 18" OUTLET 12" OUTLET
DRl VEWA Y "H"

NOT TO SCALE
NOTE: MODIFIED CURB INLETS WITH BYPASS

WEIR ARE HYDRAULICALLY CONNECTED
TO THE MODULAR WETLAND SYSTEM.

CAMINO LARGO

VISTA, CA
CURRENT ISSUE DATE:
3/29/2022
ISSUED FOR:

PRELIMINARY
REV,
DATE:

ISSUED FOR.

DWN
1�
3/29/22

PRELIMINARY
KW
SCALE:

NTS
SHEET TITLE:

SINGLETRAP

SYSTEM LAYOUT
SHEET NUMBER:
200
5'

SECTIONB-B

MODIFIED TYPE B CURB INLET WITH BYPASS WEIR
,Inc.
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
K:\Cililf\6)�b� G\SWMP\BMP_TSM.dwg, 10/24/2022 3:52:57 PM PH1 Page 1198 of 1307

LEGEND:
----------�
(s)
(s)
(s)
(s)
(s)
(s)
(W)
(W)
(W)
(W)
(W)
(W)
800
(E)
(E)
(E)
(E)
(E)
(E)
(T)
(T)
(T)
(T)
(T)
(T)
— (OH)
(OH)
(OH)
(OH)
(OH) —
(OH)
— (FO)
(FO)
(FO)
(FO)
(FO) —
(FO)

EXISTING

FIRE HYDRANT

EXISTING
SO

EXISTING
SEWER

EXISTING

WATER LINE

EXISTING

EASEMENT

EXISTING

CONTOURS

EXISTING

ELECTRIC LINE

EXISTING

OVERHEAD TELEPHONE LINE

EXISTING

OVERHEAD ELECTRIC LINE

EXISTING

FIBER OPTIC LINE
Q11Qniiiicinni Qr)IlAlr)APV

PROPOSED

STREET EASEMENT

EXISTING CITY BOUNDARY

PROPOSED

FIRE H YDRA N T
s s s s s s

PROPOSED
SEWER
S

PROPOSED

SEWER LA TERAL
— s s s­0— s s s—

PROPOSED

SEWER MANHOLE

PROPOSED

DETENTION AREA
9 PROPOSED
L 0 T NUMBER
500 PAD
10,000 SF

PROPOSED

PAD ELEVATION

PROP FILL
SLOPE
(2: 1 MAX)

PROP CUT
SLOPE
y
y
(2: 1 MAX)
w w w w

PROPOSED

DAY LITE
w w w w w w

PROPOSED

WATER LINE
Soo

PROPOSED

CONTOURS
F
C

PROPOSED

CUT / FILL LINE
=> �i �i

PROPOSED

CONCRETE SWALE

PROPOSED

STREET LIGHT

PROPOSED

RETAINING WALL
°

PROPOSED

CURB & GUTTER
-----------------------------------------

PROPOSED

STORM DRAIN
®

PROPOSED

CATCH BASIN

PROPOSED

FIRE HYDRANT
w w w—
PER V. L D. STANDARDS
SITE
(�7'�
7,0"71

LOCATION MAP

NO SCALE
J
� SITS
CP GO
Z ER
J
�z
TAYLOR ST.

VICINITY MAP

NO SCALE
FUTURE
RW
10'
2• � 2�
5' SIDEWALK PER
SDRSD G— 7 (FUTURE)

EXISTING

RW VARIES
50'
32'

IN LIEU FEE TO BE PAID

FOR CENTER MEDIAN
4%

SITE DEVELOPMENT PLAN

CAMINO LARGO
SCALE: 1 " = 100' 1 /� RETAINING WALL
i

PROPOSED EXISTING
Rey RW PORTION OF EXISTING RW TO
100' BE VA CA TED AND SEWER

CENTERLINE PER RELOCATED TO RW
CL DWG. NO. J813 8
50' PORTION OF ESMT.
8' 8' 32' 10 TO BE QUITCLAIMED 4
VARIES
Z'1 PROPOSED PUBLIC
�2q 4% UTILITY EASEMENT —
5'
PROPOSED 5' SIDEWALK
PER SDRSD G— 7
6" CURB PER EXISTING
SDRSD G-1 PA VEMEN T
(FU TURE)

NOR TH SANTA FE
r OTH

TYPICAL LOT DETAIL
a
P21-0300
SHEET 1 OF 3 SHEETS
OWNER:

KYUN TA KIM

FRANK SOHAEI, TRUSTEE OF THE FALOR FAMILY TRUST
2359 PIO PICO DRI VE
CARLSBAD, CA. 92008
(760) 420-1267
DEVELOPER:

CALIFORNIA WEST COMMUNITIES
5927 PRIESTLY DRIVE, SUITE 110
CARLSBAD, CA 92008
760-918-6768
ENGINEER OF WORK:
bhA,inc.

Dand p0annhg, dA enghaafung, surnueyhg
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
LEGAL DESCRIPTION.•
THA T POR T/ON OF THE EA S T 112 OF SEC T/ON 12, TO WNSH/P 11 SOUTH, RANGE 4 WEST, SAN BERNARD/NO MERIDIAN, BEING WITHIN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA.

LAND AREA:

9.3 ACRES GROSS
PROJECT DESCRIPTION:

PROPOSED 46 DWELLING UNIT PROJECT
GENERAL PLAN:

EX/STING GENERAL PLAN: RR RURAL RESIDENTIAL 1 DU/AC (CITY OF VISTA) PROPOSED GENERAL PLAN: MEDIUM DENSITY RESIDENTIAL 10 DU/AC (CITY OF VISTA) PROPOSED USE:

SIGNAL FAMILY RESIDENTIAL
SOURCE OF TOPOGRAPHY•
AERIAL TOPOGRAPHY SUPPLIED BY- ANALYTICAL PHOTOGRAMMENTR/C SURVEYS, INC., 647 MAIN STREET, SUITE 1A, RIVERS/DE CA. 92501,
AS JOB# 03-134, FLOWN ON 9-08-2003.

PROPER TYADDRESS:

NORTH SANTA FE. / CAMINO LARGO

DENSITY
.-
5 DU/AC (PROPOSED)
PUBLICAGENCIES:

FIRE: CITY OF VISTA
SCHOOLS: VISTA UNIFIED SCHOOL DISTRICT
SEWER: CITY OF VISTA
WA TER: VISTA IRRIGATION DISTR/CT
GAS. SDG&E
ELECTRIC: SDG&E
SHEET INDEX.•
PORTION OF ESMT. 1 TITLE SHEET
TO BE QUITCLAIMED 2 SITE DEVELOPMENT PLAN
3 SITE DEVELOPMENT PLAN
ZONING:
2: 1 , 1 2y_ 2� 2� EXISTING ZONING: A-1 SINGLE F/MIL Y RESIDENTIAL/1 AC M/N. A-1 ZONE PROPOSED 6" CURB MAX. I . PROPOSED ZONING: R-1—B (SMALL LOT DEVELOPMENT) PER SDRSD 6-1 — — — —
5" AC OVER 8" CLASS 2 BASE MIN. PER CITY OF VISTA 5' SIDEWALK PER 4'8 EXISTING GROUND STANDARD. IMPROVE TO CL AS RECOMMENDED PER SOILS SDRSD G-7 ENGINEER AND AS APPROVED BY THE CITY OF VISTA. 6" CURB & GUTTER \ 77=8.5 PER SDRSD G-2 i \
(UL T/MA TE IMPROVEMENT)
(PUBLIC)

EASEMENTS NOT TO SCALE
0 AN EASEMENT FOR PUBLIC ROAD PURPOSES TO THE COUNTY OF SAN DIEGO, RECORDED: DECEMBER 6, 1926, IN BOOK 1251, PAGE 469 OF DEEDS. 0 AN EASEMENT FOR PUBLIC ROAD PURPOSES TO THE COUNTY OF SAN DIEGO, RECORDED: DECEMBER 6, 1926, IN BOOK 1301, PAGE 119 OF DEEDS 03 AN EASEMENT FOR POLE LINES & UNDERGROUND CONDUITS TO SAN DIEGO CONSOLIDATED GAS RA& ELECTRIC CO., RECORDED: SEPTEMBER 3, 19JO , IN BOOK 1814, PAGE 157 OF DEEDS. LANDSCAPE ® AN EASEMENT FOR POLE LINES & UNDERGROUND CONDUI TS TO SAN DIEGO CONSOLIDA TED GAS & ELECTRIC PARKWAY 6' CO., RECORDED: MARCH 6, 195J , IN BOOK 4774, PAGE 1 OF OFFICIAL RECORDS (NON—PLOTTABLE) 5' 5' 05 A 56 FOOT WIDE GRANT OF RECIPROCAL EASEMENT TO LINDAGREEN LLC, & KYUN TAE KIM, FRANK SOHAEI, TRUSTEE OF THE FALOR FAMILY TRUST, RECORDED: JUL Y 8, 2013, AS F/P # 2013-0426168

OF OFFICIAL RECORDS

NOT TO SCALE

SUBDI VISION

BOUNDARY
EXISTING 56' PRI VA TE ROAD & UTILITY EASEMENT
PROPOSED 40' PRI VA TE ROAD & UTILITY EASEMENT
20'

EXIST SEWER EASEMENT
—PROPOSED LOT LINE TO VISTA & WATER
19' EASEMENT TO OCEANSIDE
1 ' 28' MIN. — VARIES (29'-36)
514' VARIES (15'-22)

AC PAVEMENT OVER
CLASS 2 BASE

EXISTING
FENCE
PORTION OF EXISTING PA VEMENT TO BE ANAL YZED —
PROPOSED PUBLIC _, SHALL MEET STRUCTURAL SECTION REQUIREMENTS 8" WATERLINE EXISTING 12" SEWER 4" AC OVER 8" CLASS 2 BASE MIN. PER SOILS ENGINEER (VID) (VISTA) EXISTING 42" WATERLINE AND AS APPROVED BY THE CITY OF VISTA. (OCEANSIDE) CAMINO LARGO
1 60' PUBLIC UTILITY EASEMENT
50' PRIVATE STREET EASEMENT
40' CURB TO CURB
20' 1 20'
RA

LANDSCAPE
6 PARKWA Y
5' 5'
© A 20.00 FOOT EASEMENT FOR PIPELINE PURPOSES TO THE CITY OF VISTA, RECORDED:
2 1
MAX.
2% 2q ?�
-- --
I 2: 1
MAX.

JUNE 26, 1986, AS F/P # 86-260189 OF O.R.
0 A 20.00 FOOT EASEMENT FOR WATERL/NE PURPOSES TO THE CITY OF OCEANSIOE, 5' SIDEWALK PER
5' SIDEWALK PER
RECORDED: NO VEMBER 14, 1990, AS F/P # 90— 615897 OF 0. R.

SDRSD G— 7
A C VEMEN T 0 VER
SDRSD G— 7
CLASS 2 BASE
S
® A 20.00 FOOT WIDE PRI VA TE ROAD EA SEMEN T TO GREGOR Y REVOCABLE TRUST DA TED MAY 21, 200J PER 6 " CURB & GU TIER
6 " CURB & GU TIER
DOC. NO. 2018-0166997, REC. 4-26-2018(APN 159-240-14), JACOBS FAM/L Y TRUST DATED APR/L 23, PER SDRSD G-2
pR OPOSED PRIVATE STREETS
PER SDRSD G-2
2010 PER DOC. NO. 2010-0205254, REC. 4-26-2010(APN 159-240-05), R/CHARD WENORUCK PER DOC.

NO. 2017-0426408, REC. 9-18-2017(APN 159-240-06) & WINONA CHALISON PER DOC. NO. (PRI VA TE)
2018-0411102, REC. 10-03-2018(APN 159-240-13).

NOT TO SCALE
(PRI VA TE — NO PARKING)

NOT TO SCALE
A].]
K:\Cll�p 6\6 t�1 G\SDP\1154-SDP 01.dwq, 10/25/2022 9:17:03 AM PH1 Page 1199 of 1307

SITE DEVELOPMENT PLAN

CAMINO LARGO
� - .�1 ice.. �,•
�� , i 1'
6 t"m eNW-71
Emu
al
NF-I«�f ��� �� ����� mil/ i�---� ► . 1 ► �� „� ► , , �! • • � \ � ( �r� �- •• � � sec /!�. � �� �. ■. . '� �\�' 7 ��■ ► , � _ 1 , \ I ► � , . �.. � �L� 1li�j II �� �� ► � MORE
Will
I V-4 Awl I—T-- — 6
Ell WE
J � � � � �� fit!-� •. .�� � \ I ►-I ►. � �
,fir'
MI
0 NOR
M�k IRA
��i�i� �j- � � � �� 9� ���o ■Sill A���� � �� , 11 � ��Hod Will
ON " MIN 1//►
�� ��r.�■�������«�-��,. �I I,� I�1.• I D `t�'�i► !� '- �I, � ���� I���\ iT�: � ► � � II� � ������ ���1► .� 1 ■
�• . �_ . � •► � ,. � �, , 11.E ►►.����� 7fl r
Yam■ -�.�Yi ����� . ���G�11�\ � .� e_��� -- �IIYr�������.► ►►\\►�-- '� ��� �� Erl
-- _ fir_ _ �� - -- - -- - -- - - -- - - _ _ _■ �_._ - - -- -- - ������1►11`► � ���,_�►��- - - -- ��� - IME
MI W-12
`' I� v In
.• ♦ 00aEVIL
1 I • �h%. Nh664
i— \ i r C11i , ,��� _� , ► sI ■ice p ` ��
Offil
F ,� ♦�► ���►,�♦ .�� ♦♦ 1■�� _ter%., ►� �, . .��._� �lo�i \ �.� ♦� ♦ �� ♦ �I
a ♦ ♦ ►� ♦ ���►���� i���Yt���,������1� �Ir �r.���11� �l��1�i� - � -- _ -
�� �� ♦ �Ma♦ ♦C�►�.'♦.� d III ry, I ,�11�.��� •�� , I;d 1 �%� I �t 1// ♦.�♦ �♦ 1 ��� 0 �. - 0
09 11 �� MINIMUM
1 /%//'.%I•♦�-,c�""��� ����.� `���\�� , P../►_ � �� _` ��i/A�/��.� � _��~i���Y� �_, \ ��`��lii—�— -��.,G�I�� �lrl\ �_��= jMq
111
is —
.,,..,/���■�. - �,�. a - _ sae rh'- ��
.�i , ���:_� �' �1 .ems -' �
010
I�,.. _•.�__ ��3ILI �-.-.y- �r I I � / _ ,,� � / � +/ ...' Ll/�)1� " � / �/`� � I-'�_ya!���il��lt��__ _
I Elm,v . • _�\.� _ �� 419_1_Mono
. o I , • / Del ■
I
NMI
In
0 ■ I !_ \u� e
� . I \ • � - j�:� �`���� '�. � - — � I•nd .I•nnin• civil �n•inc�rin• s rv� in• ■ _- P21-0300
SHEET 2 OF 3 SHEETS
r7�
777,
30' 15' 0' 30' 60' g0'
SCALE: 1 " = 30'
K:\Cll�p 6\6 tGj G\SDP\1154-SDP 02.dwci, 10/25/2022 10:06:48 AM PH1 Page 1200 of 1307

P21-0300

SITE DEVELOPMENT PLAN

CAMINO LARGO
Kt -71- MUUAL ll I.VA IL
ROAD & UTILtrY

EASEMENT

TORE QUITCLAIMED ,
,
�iD"-------------
PRfOPOSED
PRtVA-TE,STREE T
& PUBLI6,UTILITY

EASEMENT ' SAID

EASEMENT TO BE

RANTED TO APN
1 9-240-05,06,13&14
30' 15' 0' 30, 60' 90'
SCALE: 1 " = 30'
SHEET 3 OF 3 SHEETS

SE FLOW THAT

VRWODIFICA TION
�69DEffi/ATT
------------- --- ------
----------------
X 7?NG AR/VATE DRAINAGE
----_- _ "______-EASEMENT PER DOC. 1998-0562349,
------- REC. 0910211998 -----
EXISTING 28' EASEMENT -FOR SEWER LINES AND

APPURTENANCE -TO' THE CITY OF VISTA,
REC. 02109112 AS DOC. NO. 2012-0075727
,Inc.
hand p�annhg, c� A
�nginc�ring, surveying
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
A3.3
K:\Cll�p 6\6 tGj G\SDP\l154-SDP 03.dwq, 10/25/2022 10:11:25 AM PH1 Page 1201 of 1307

HOME OWNER SLOPES, HOA AREAS AND STREET TREES
TREES
STREET TREES SHALL BE 24" BOX MINIMUM ALL OTHER TREES SHALL BE 15 GALLON MINIMUM

NAME COMMON NAME

WULCOLS

RHUS LANCEA AFRICAN SUMAC
LOW

PBOTANICAL

ARBUTUS UNEDO 'MARINA' STRAWBERRY TREE
LOW

QUERCUS AGRIFOLIA COAST LIVE OAK
LOW

LOPHOSTEMON CONFERTUS BRISBANE BOX
MEDIUM

JACARANDA MIMOSIFOLIA JACARANDA MEDIUM

LAGERSTROEMIA INDICA CRAPE MYRTLE MEDIUM

HOME OWNER SLOPES AND HOA LANDCAPE AREAS
SHRUBS

BOTANICAL NAME

COMMON NAME

SPACING

WULCOLS
AGAVE SP.

AGAVE
24"
O.C.

LOW
+ +
+

BOUGAINVILLEA'LA JOLLA'

BOUGAINVILLEA
48"
O.C.

LOW
LANTANA SP.

LANTANA
36"
O.C.

LOW
ALOE SP.

ALOE
24"
O.C.

LOW

CISTUS 'SUNSET'

ROCKROSE
30"
O.C.

LOW
+ +

DIETES BICOLOR

FORTNIGHT LILY
30"
O.C.

LOW
+ +

FESTUCA MAIREI

MAIRE'S FESCUE
30"
O.C.

LOW
+ +

SALVIA'SANTA BARBARA'
SAGE
30"
O.C.

LOW
BOUTELAUA GRACILIS.

BLONDE AMBITION
24"
O.C.

LOW
ACACIA SP.

ACACIA
8' O.C.

LOW

CALLISTEMON'LITTLE JOHN'

BOTTLEBRUSH
36"
O.C.

LOW

CISTUS SALVIIFOLIUS

ROCKROSE
36"
O.C.

LOW
RHAPHIOLEPIS SP.

INDIAN HAWTHORN
42"
O.C.

LOW
VINES (100% 1 GALLON) LOCATED ON WALL WITHIN HOA AREAS

BOTANICAL NAME COMMON NAME
--A— r ii, u 3 r u ivuj ti

CREEPING FIG

MINIMUM PLANTING REQUIREMENTS
SLOPES (AREAS WITH GRADES 4:1 OR STEEPER):

SLOPES UP TO EIGHT FEET IN HEIGHT SHALL CONTAIN THE FOLLOWING QUANTITY OF LANDSCAPING:

1. ONE 15 GALLON TREE PER 500 SQUARE FEET

2. ONE 1 GALLON SHRUB PER 100 SQUARE FEET AND ONE 5 GALLON SHRUB PER 200 SQUARE FEET

3. GROUNDCOVER SHALL BE PLANTED FROM LINERS OR FLATS AT 12 INCHES ON —CENTER OR 1 GALLONS AT 18" O.C.

4. INSTALL REINFORCED STRAW MATS (SC 150 MANUFACTURED BY NORTH AMERICAN GREEN 1-800-473-1965 OR CITY APPROVED EQUAL) TO ALL SLOPE AREAS INCLUDING BIO—BASIN SIDES.

SLOPES GREATER THAN EIGHT FEET IN HEIGHT SHALL CONTAIN THE FOLLOWING QUANTITY OF LANDSCAPING:

I . ONE 15 GALLON TREE PER 500 SQUARE FEET AND ONE 5 GALLON TREE PER 1,000 SQUARE FEET

2. ONE 1 GALLON SHRUB PER 100 SQUARE FEET AND ONE 5 GALLON SHRUB PER 200 SQUARE FEET

3. GROUNDCOVER SHALL BE PLANTED FROM LINERS OR FLATS AT 12 INCHES ON —CENTER OR 1 GALLON AT 18" O.C.

4. INSTALL REINFORCED STRAW MATS (SC 150 MANUFACTURED BY NOR AMERICAN GREEN 1-800-473-1965 OR CITY APPROVED EQUAL) w

MAINTENANCE RESPONSIBILITIES

HOMEOWNER MAINTAINED

HOA MAINTAINED BASIN
0 "I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND

IRRIGATION PLANS CONTAINED IN THE CITY OF VISTA'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE

PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE

LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMIT ING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENT OS GULATIONS TO PROVIDE EFFICIENT USE OF WATER." 12-6-21
ARK LL 405 DATE

PICNIC TABLE
LpT 46

RETENTION
• ♦ ♦ i �i►!C'• s- SOA' i O:O'O,i.�
� � � �GALLON)• rMAINTAINED frl��♦I!`♦' � � `. s.� �rfl�� �OAp��A. ♦ � pO.j1 �..,��'. ! IQ�IF, •♦ ®,� d.�� �I

BOTANICAL
•. . • • SPACING
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8312 1262 33022

TENTATIVE MAP/
SHEET
�• oil �f�i ;-j%,\ GRAPHIC SCALE
1 landscape architecture CAMINO LARGO
40' 0 40' 12 OF
�\ land planning
_0 /
IIIIII
lill,�ll�' o�\ � � www.sjainc.com RESIDENTIAL 3
I(MJ�I/ SCALE: 1" = 40'-0"
11 /15/2022 PH 1 Page 1202 of 1307

ETIMATED TOTAL WATER USE (ETWU) WORKSHEET
The project's Estimated Total Water Use is calculated using the following formula:

Fx
ETWU = (E7`r�)( .62 IE
ETWU = Estimated total water use per year (gallons per year) ETo = Evapotranspiration rate (inches per year)
PF = Plant Factor (see requirements in chart)
HA= Hydrozone Area (squarefeet): Define hydrozones by water use: very low, low, moderate and high SLA Special Landscape Area (square feet): Edible plants, irrigated with recycled water, &turf used for active play

0.62 = Conversion Factor (to gallons per square foot)
IE= Irrigation Efficiency (see requirements in chart)

CITY OF VISTA ESIMATED TOTAL WATER USE (ETUA) WORKSHEET Hydrozone Number (1- 4 Below— use as many tables as
Line
necessary to complete all hydrozones)
1 SLOPES
2 BASINS
3 TREES AND
4 LAWN
SLA
VINES
Evapotranspiration Rate (ETo)*
1 51.1

51.1 for Vista area
Conversion Factor -.62
2 0.62
(Line 1x Line 2)
3 31.682
Plant Factor (PF)**
4 0.3

0.6 0.6

0.8 Hydrozone Area (HA) - in square
5 101,585
6,500
6,132
5,800
feet
(Line 4 x Line 5)
6 30,476
3,900
3,679
4,640
Irrigation Efficiency (IE)***
7 0.75

0.75 0.75

0.75 (Line 6- Line 7)
8 40,634
i 5,200
4,906
6,187
TOTAL aII Line 8s+SLA)
9 56,926
Line 3x Line 9 Estimated Total
Water Use - ETWU (gallons per
10 1,803,538
year) Total shall not exceed
MAWA below
*ETo= Eva potra ns pi rati on rate = 51.1
**PF-PIantFactor(WaterUse) —
***IE—Irrigation
for Vista,
from WUCOLS
Efficiency
CA Average calculated from values in
Select based on type of plants in
Spray=.55
State Model Water Efficiency
hydrozone:

MP rotators = .75
LandscapeOrdinance(MWELO)-

0.1=VLW-Very Low WaterUse
Rotor=.70
AppendixA
Plants
Bubbler=.75

0.3=LW- Low WaterUse Plants
Drip&Micro-spray =.81

0.6= MW - Moderate Water Use
MAXIMUM APPLIED WATER APPLICATION (MAWA) calculation:

31.682 [(ETAF x ) + (1-ETAF) x MAWA = 2,091,308
Total Landscape Area Total SLA
ETAF = Evapotranspiration adjustment €actor (use .55 residential, .45 non-residential) " X
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HYDROZONE MAP AND WATER CALL GRAPHIC SCALE 2
40' 0 40' 120' CAMINO LARGO
landscape architecture OF
j land planning
- - SCALE: 1" = 40'-0"
RESIDENTIAL 3
�� --- - www.s�atnc.com
11/15/2022 PH1 Page 1203 of 1307

WALL AND FENCE LEGEND
5' VINYL FENCE
5' TUBULAR STEEL (BLACK)
5' BLOCK WALL (SLUMP)
111 \ \
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8-31-21 12-6-21 3-30-22

TENTATIVE MAP/
SHEET

GRAPHIC SCALE WALL AND FENCE PLAN
;s;- ; 40' 0 40' 120' AMINO LARGO
'IIIIII ;%\ j landscape architecture C OF
[and planning = RESIDENTIAL
� www.sjaine.com
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11 /15/2022 PH 1 Page 1204 of 1307

CAMINO LARGO - LIGHTING CONCEPTUAL PLAN
CaliforniaWestl

SCHEDULE AND SUMMARIES
Luminaire
Schedule
Type
Symbol
Qty
Label
Arrangement
Description
Lum. Lumens
Lum. Watts
Total Watts
LLF
SL1
17 Eaton Streetworks Vision Small - T3
Single

0.920
LUMINAIRE: AVS-E01-LED-E-U-SL2-7030 @ 20FT
2790
25 450
POLE: SSS-4-A-20-S-T-F-1-X-G
5 Eaton Streetworks Vision Small - T4
Single

0.920
ARM: SA1071-GM
LUMINAIRE: AVS-E01-LED-E-U-SL4-7030 @ 20FT
2698
25 150
SL2
POLE: SSS-4-A-20-S-T-F-1-X-G
Eaton Streetworks Vision Small - Double
Single

0.920
ARM: SA1071-GM
LUMINAIRE:
5488
50 SL3
1 50
0 O O
(1) AVS-E01-LED-E-U-SL3-7030 @ 20FT
(1) AVS-E01-LED-E-U-SL3-7030 @ 20FT
POLE: SSS-4-A-20-S-T-F-1-X-G
ARM: SA1071-GM
Calculation Summary
Label
Dog Park
Vehicle Hardscape
Vehicle Hardscape (ALL)
CalcType
Illuminance
Illuminance
Illuminance
Units
Fc
Avg

0.32 0.45

0.43 Max

1.9 1.4

1.3 Min

0.0 0.0

0.1 Avg/Min
N.A.

N.A.

4.30 Max/Min
N.A.

N.A.

13.00 Fc
Fc

LOT C - CAMINO LARGO
Illuminance
Fc

0.41 0.8

0.0 N.A.

N.A.

LOT D - PRIVATE STREET
Illuminance
Fc

0.45 1.2

0.1 4.50

12.00 LOT E - PRIVATE STREET
Illuminance
Fc

0.40 1.3

0.1 4.00

13.00 LOT F - PRIVATE STREET
Illuminance
Fc

0.37 1.2

0.1 3.70

12.00 LOT G - PRIVATE STREET
Illuminance
Fc

0.45 1.3

0.1 4.50

13.00 LOT H - PRIVATE DRIVEWAY
Illuminance
Fc

0.55 1.9

0.0 N.A.

N.A.

SHEET INDEX
1 SUMMARIES & SCHEDULES
2 ELECTRICAL LIGHTING PLAN 1
3 ELECTRICAL LIGHTING PLAN 2
4 SPEC SHEET 1
MAKE: COOPER-EATON STREETWORKS
MODEL: VISION SITE LED 'AVS'
QTY: 24
WATTAGE: 25 @ 3000K
SPEC: SHEET 04

SITE MAP

PROJECT SITE
GPM�GOr� iJ����
TAYLoR sr.

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9 11 /15/2022
PH1

CAMINO LARGO -LIGHTING CONCEPTUAL PLAN
LIGHTING PLAN 1
I
Ull CAMINO LARGO
z
I'
�I
I �I
MAKE: COOPER-EATON STREETWORKS
MODEL: VISION SITE LED 'AVS'
QTY: 24
WATTAGE: 25 @ 3000K
SPEC: SHEET 04
D
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z
m
I
V)
m
m
W
m
w
/Q�OFESS/pN\
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w m
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NOTE:

ANY CHANGE OR DEVIATION FROM THE LIGHTING SPECIFICATIONS ON PLAN SHALL INVALIDATE THIS PHOTOMETRIC ANALYSIS.
11 /15/2022
PH1
30 15 0 (IN FEET) 30 60
I Ww']
1 INCH = 30 FEET
02 of 04
Pa' e 1�2071 , 307 O 2 2
9 CAMINO LARGO -LIGHTING CONCEPTUAL PLAN
LIGHTING PLAN 2
D
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r_
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m
V)
m
m
U)
m
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MAKE: COOPER-EATON STREETWORKS
MODEL: VISION SITE LED 'AVS'
QTY: 24
WATTAGE: 25 @ 3000K
SPEC: SHEET 04
CaliforniaWest
-1
/Q�OFESS/pN\
�\i3 A. pF F2
Z3 E22246 m
w m
C)*-, 31.2 -40
NOTE:

ANY CHANGE OR DEVIATION FROM THE LIGHTING SPECIFICATIONS ON PLAN SHALL INVALIDATE THIS PHOTOMETRIC ANALYSIS.
11 /15/2022
PH1
30 15 0 (IN FEET) 30 60
1 INCH = 30 FEET
03 of 04
Pa' a 1�2081 � � 307 O 2 2
9 CAMINO LARGO -LIGHTING CONCEPTUAL PLAN
r'aliforniaWest
SPECIFICATION: PRIVATE STREET LIGHT

DESCRIPTION
The classic lines and sophisticated construction of Vision Site LED luminaire makes it an ideal complement to site design. Offering LED technology across the AVS and AVM, the Vision Site luminaire provides true family scaling in both physical form and lumen capability for architectural site lighting applications. UL/cUL listed for use in wet locations.

SPECIFICATION FEATURES
Construction
HOUSING: Heavy -wall one-piece,
die-cast aluminum housing has
precise tolerance control and
repeatability in manufacturing.

Housing features a partition wall
that isolates driver components
for cooler operation. Integral
aluminum heat sink provides
superior thermal heat transfer
in +40°C ambient environments.

DOOR: One-piece, die-cast
aluminum construction with tool -
less release latch. Door swings
down and is retained on two catch
hinges. GASKET: Continuous
gasket provided to seal housing to
optic tray. LENS: Downlight lens is
LED board integrated acrylic over -
optics, each individually sealed for
IP66 rating. HARDWARE: Tool -less
release door latch is stainless steel/
aluminum construction, painted to
match housing and allows access
to internal housing and electrical
components.

Optics
Choice of twelve patented, high -
efficiency AccuLED Optics'"
distributions. Optics are precisely
designed to shape the light
output, maximizing efficient and
p 9 Y
application spacing. AccuLED
Optics technology creates
consistent distributions with the
scalability to meet customized
application requirements. Offered
Standard in 4000K (+/- 275K) CCT
and minimum 70 CRI. Optional
3000K CCT, 5000K CCT and 5700K

DIMENSIONS
CCT. For the ultimate level of spill
light control, an optional house -
side shield accessory can be field
or factory installed. The house -side
shield is designed to seamlessly
integrate with the SL2, SL3 or SL4
optics.

Electrical
LED drivers mount to die-cast
aluminum back housing for
optimal heat sinking, operation
efficacy, and prolonged life.

Standard drivers feature electronic
universal voltage (120-277V
50/60Hz), 347V 60Hz or 480V 60Hz
operation. 480V is compatible for
use with 480V Wye systems only.

Greater than 0.9 power factor, less
than 20% harmonic distortion, and
is suitable for operation in -40'C
to 40°C ambient environments.

All fixtures are shipped standard
with 10kV/10kA common -
and differential - mode surge
protection. LightBARs feature
and IP66 enclosure rating and
maintain greater than 95% lumen
maintenance at 60,000 hours per
IESNA TM-21. Occupancy sensor
and dimming options available.

Mounting
ARM: One-piece extruded
aluminum arm available in
standard 5" lengths (AVS) and
6" and 10" (AVM). Internal bolts
guides allow easy positioning of
fixture during installation to pole
or wall surface. STRUCTURAL
MOUNT: Die-cast aluminum cleat
factory mounted to luminaire
and finished in luminaire color.

Stainless steel structural rod
measures 1/2" in diameter and
is provided in luminaire finish
color or optional natural finish.

Product works in conjunction with
dedicated accessory arms (order
separately). Poles are provided
pre -drilled when structural mount
option drill pattern is specified.

Additional mounting accessories
available.

Finish
Housing is finished in five -stage
super premium TGIC polyester
powder coat paint, 2.5 mil nominal
thickness for superior protection
against fade and wear. LightBAR
cover plates are standard white
and may be specified to match
finish of luminaire housing.

Standard colors include black,
bronze, grey, white, dark platinum
and graphite metallic. RAIL and
custom color matches available.

Consult Outdoor Architectural
Colors brochure for a complete
selection.

Warranty
Five-year warranty.

Y Y
AS
6" [152mm]
AVM
7" [178mm] z Iq
I�
AVS 13-1/2" [343mm]J I AVS 23" [584mm]
AVM 17" [432mm] AVM 28" [724mm] AVS
5" [127mm]
AVM
6" or 10" 1152mm or 254mm]
E:T•N
Powering Business Worldwide
'www. desig n I i g hts.org
Streetworks

AVS/AVM

VISION SITE LED
1 - 6 LightBARS
Solid State LED

AREA/SITE LUMINAIRE

CERTIFICATION DATA
UL/CUL Listed
ISO 9001
IP66 LightBARs
LM79 / LM80 Compliant

1.5 G Vibration Tested
DesignLights ConsortiumT" Qualified*

ENERGY DATA
Electronic LED Driver
>0.9 Power Factor
www.designlights.org Qualified Products List under Family Models for details.

3. Arm not included. Order separately.

4. Standard 4000K CCT and greater than 70 CRI.

5. 21 LED LightBAR powered at 350mA, 7 LED LightBAR powered at 1A.

S. Available on AVM only.

7. Only for use with 480V Wye systems. Per NEC, not for use with ungrounded systems, impedance grounded systems or corner grounded systems (commonly known asThree Phase Three Wire Delta,Three Phase High Leg Delta and Three Phase Corner Grounded Delta systems).

8. Custom and RAL color matching avialable upon request. Consult your customer service representative for more information.

9. Add as suffix in the order shown.
,a. Compatible with 5" SA1071 (AVS) or 10" SA1051 (AVM) arm only.

11. Compatible with 5" SA1074 (AVS) or 10" SA1053 (AVM) arm only.

12. Wall mount structural options do not include arm assembly (See accessories). Compatible with 5" SA1071 (AVS) or SA1231 (AVM) arm only.

13. Low-level output varies by bar count. Consult factory. Requires two or more light bars.

14. Extended lead times apply. See website for IES files. 15 Available with E01-E02 and F01-F02 configurations only (AVS) or E01-E04 and F01-F04 configurations only (AVM). Specify 120V or 277V. LED cold weather integral battery pack is rated for minimum operating temperature -4'F (-200
C). Operates one light bar for 90-minutes. Not available in all configurations, consult factory. Rated for use in 250C ambient.

16. Sensor mounted to the luminaire. Available in E01-E04 and F01-F04 configurations (AVS) or E01-E06 and F01-1`06 configurations (AVM). Replace XX with mounting height in feet for proper lens selection (e.g., MS-1_25).

Consult factory for more information.

17. Sensor mounted to the luminaire. Available in E02-E04 and F02-F04 configurations (AVS) or E01-E06 and F01-F06 configurations (AVM). Replace X with number of light bars operating at low output mode and replace XX with mounting height in feet for proper lens selection (e.g., MS/3-1_25). Maximum four light bars in low output mode. Consult factory for more information.

18. LumaWatt wireless sensors are factory installed only requiring network components RF-EM1, RF-GW1 and RF-ROUT1 in appropriate quantities. See www.eaton.wm/lighting for LumaWatt application information.

19. Only for use with SL2, SL3 and SL4 distributions. Not available with L90 or R90 options.

20. Replace XX with color designation.

21. One required for each light bars. Not available with L90 or R90 options.

22. For use in downlighting applications only.

23. Use when mounting fixture heads at 9W increments.

24. Includes arm only. Must specify CPW or CSW in fixture ordering logic. Downlighting applications only.

Eaton
1121 Highway 74 South
s and
E �T• N Pe7770-486-4800 A 30269 dimens nlsSpecificatonsubject to Powering Business Worldwide www.eaton.com/lighting change without notice.

TD500002EN
2015-12-21 13:42:28

SSS SQUARE

STRAIGHT STEEL

DESIGN CONSIDERATIONS
Steel Poles

FEATURES
• ASTM Grade steel base plate with ASTM A366 base cover • Hand hole assembly 3" x 5" on 5" and 6" pole; and 2" x 4" on 4" pole • 10'-39' mounting heights
• Drilled or tenon (specify)
Wind induced vibrations resulting from steady, unidirectional winds and other aerodynamic forces, as well as vibration and coefficient of height factors for non -grounded mounted installations (e.g., installations on bridges or buildings) are not included in this document. The information contained herein is for general guidance only and is not a replacment for professional judgement.

Consult with a professional, and local and federal standards, before ordering to ensure product is appropriate for the intended purpose and installation location. Also, please review Eaton's Light Pole White Paper for risk factors and design considerations. Learn more.

Specifications and dimensions subject to change without notice. Consult your lighting representative at Eaton or visit www.eaton.com/lighting for available options, accessories and ordering information.

ORDERING INFORMATION
SAMPLE NUMBER: SSS5A20SFM1XG
SSS=Square 4=4" A=0.120" 10=10' S=Squar F=Dark Bronze 2=2-3/8" O.D.Tenon (4" Long) 1=Sin le X=None A=1/2"Tapped Hubs Strai ht 5=5" M=0.188" 15=15' Steel G=Galvanized Steel 3=3-1/2" O.D.TenonIS" Long) 2=2 at180° 6=3/4"Tapped Hubs tee 6=6" X=0.250" 20=20' Base J=Summit White 4=4" O.D.Tenon (6" Long) 3=Triplet C=Convenience 25=25' K=Carbon Bronze 9=3" O.D.Tenon (4" Long) 4=4 at 90° Outlet' 30=30' L=Dark Platinum 6=2-3/8" O.D.Tenon (6" Long) 5=2 at 90° E=GFCI Convenience 35=35' R=Hartford Green 7=4" O.D.Tenon(10" Long) X=None Outlet4 39=39' S=Silver A=TypeA Drilling G=Ground Lu
T=Gra hite Metallic C=Type C Drilling H=Additional Hand V=Grey E=Tvve E Drillinq Holes
W=White I F=Type F Drilling V=Vibration
X=Custom Color G=Type G Drilling Dampener
Y=Black J=Type J Drilling
K=Type K Drilling
M=Type M Drilling
N=Type N Drilling
R=Type R Drilling
Z=Type Z Drilling
NOTES: 1. All shaft sizes nominal. 2. Square poles are 3 at 90°, round poles are 3 at 120°. 3.Tapped Hub is located 5' below the pole top and on the same side of pole as hand hole, unless specified otherwise. 4. Outlet is located 4' above base and on same side of pole as hand hole, unless specified otherwise. Receptacle not included, provision only. 5. Additional hand hole is located 12" below pole top and 90° from standard hand hole location, unless otherwise specified.

DIMENSIONS
BC
�I I
D
0 Hand Hole
12-5/16"
IP
LBJ
Base View
F o 0
Base ❑
Size
(S)
O O
See technical information.

E:T•N
Powering Business Worldwide
TD513013EN
January 31, 2018 1:34 PM
F=2.

L.:. c1 _ `I-1NF=_ 1N .
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11 /15/2022
PH1
04 of 04
PaMax917, 022
9 11/15/2022 PH1 Page 1210 of 1307

5 0 . 0 0 '
6 5

.

0 0

'

5'-0"40'-0"5'-0"
18 '
-
0 "
37 '
-
0 "
10 '
-
0 "
GARAGE
20 2 20 4X
ENTRY
PORCH

KITCHEN
BA. 3
DINING
13 4 13 8X
BEDROOM 4
10 5 10 4X
UP
17 R
GREAT
ROOM
18 9 15 0X
10 '
-
0 "
19 '
-
6 "
OPT. CAB. / OPT.

HOME MANAGEMENT
PA
N
T
R
Y

STORAGE
MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
18 L.F.

MASTER
BATH
LAU.OPEN TO
BELOW
DN
17 R
OPT.

SINK
MASTER

BEDROOM
15 8 15 0X
BEDROOM 3
11 0 11 4X
BA. 2
BEDROOM 2
11 0 12 0X
LINEN
LINEN
OPT. UPPER CAB.

OPT. OBSCURE GLASS
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 44 SQ. FT.
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,129 SQ. FT.
2ND FLOOR 1,137 SQ. FT.
1ST FLOOR 992 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS
TARGET: 2,000 SQ. FT.
2,129 SQ. FT.

PLAN 1

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
1 A
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
R e f l e c t s S a n t a B a r b a r a E l e v a t i o n 11/15/2022 PH1 Page 1211 of 1307

11/15/2022 PH1 Page 1212 of 1307

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,129 SQ. FT.
2ND FLOOR 1,137 SQ. FT.
1ST FLOOR 992 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS
TARGET: 2,000 SQ. FT.
2,129 SQ. FT.

PLAN 1
59 SQ. FT.

GARAGE
20 2 20 4X
ENTRY

KITCHEN
BA. 3
DINING
13 4 13 8X
BEDROOM 4
10 5 10 4X
UP
17 R
GREAT
ROOM
18 9 15 0X
OPT. CAB. / OPT.

HOME MANAGEMENT
PA
N
T
R
Y

STORAGE
MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
5 0 . 0 0 '
6 5

.

0 0

'

5'-0"40'-0"5'-0"
18 '
-
0 "
37 '
-
0 "
10 '
-
0 "
10 '
-
0 "
19 '
-
6 "
PORCH
18 L.F.

MASTER
BATH
LAU.OPEN TO
BELOW
DN
17 R
OPT.

SINK
MASTER

BEDROOM
15 8 15 0X
BA. 2
BEDROOM 2
11 0 12 0X
LINEN
LINEN
OPT. OBSCURE GLASS
BEDROOM 3
11 0 11 8X
OPT.

SINK
OPT. UPPER
CAB.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,129 SQ. FT.
2ND FLOOR 1,137 SQ. FT.
1ST FLOOR 992 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS
TARGET: 2,000 SQ. FT.
2,129 SQ. FT.

PLAN 1
59 SQ. FT.

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
1 B
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
R e f l e c t s F a r m h o u s e E l e v a t i o n 11/15/2022 PH1 Page 1213 of 1307

11/15/2022 PH1 Page 1214 of 1307

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 44 SQ. FT.
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,129 SQ. FT.
2ND FLOOR 1,137 SQ. FT.
1ST FLOOR 992 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS
TARGET: 2,000 SQ. FT.
2,129 SQ. FT.

PLAN 1
5 0 . 0 0 '
6 5

.

0 0

'

5'-0"40'-0"5'-0"
18 '
-
0 "
37 '
-
0 "
10 '
-
0 "
10 '
-
0 "
19 '
-
6 "
GARAGE
20 2 20 4X
ENTRY

KITCHEN
BA. 3
DINING
13 4 13 8X
BEDROOM 4
10 5 10 4X
UP
17 R
GREAT
ROOM
18 9 15 0X
OPT. CAB. / OPT.

HOME MANAGEMENT
PA
N
T
R
Y

STORAGE
MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
PORCH
18 L.F.

MASTER
BATH
LAU.OPEN TO
BELOW
DN
17 R
OPT.

SINK
MASTER

BEDROOM
15 8 15 0X
BA. 2
BEDROOM 2
11 0 12 0X
LINEN
LINEN
OPT. UPPER CAB.

OPT. OBSCURE GLASS
BEDROOM 3
11 0 11 8X
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 44 SQ. FT.
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,129 SQ. FT.
2ND FLOOR 1,137 SQ. FT.
1ST FLOOR 992 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS
TARGET: 2,000 SQ. FT.
2,129 SQ. FT.

PLAN 1

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
1 C
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 1
R e f l e c t s S p a n i s h R a n c h E l e v a t i o n 11/15/2022 PH1 Page 1215 of 1307

11/15/2022 PH1 Page 1216 of 1307

11/15/2022 PH1 Page 1217 of 1307

5 0 . 0 0 '
6 5

.

0 0

'

5'-0"37'-0"
35 '
-
0 "
12 '
-
0 "
18 '
-
0 "
10 '
-
0 "
DINING
13 6 10 0X

KITCHEN
GREAT
ROOM
17 6 13 8X
UP
17 R
GARAGE
20 2 20 4XENTRY
PORCH
BA. 3
BEDROOM 4
10 6 10 0X
LINEN

STORAGE
8'-0"
3'-0"
PANTRY
OPT.

CAB.

MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
LOFT /
OPT. BEDROOM 5
14 5 11 0X
MASTER

BEDROOM
16 0 14 8X
MASTER
BATH
BA. 2LAU.

BEDROOM 2
10 2 11 0X
BEDROOM 3
10 6 11 0X
DN
17 R
22 L.F.

OPT.

SINK
OPT.

UPPER CAB.

LINEN
OPT. OBSCURE GLASS
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 69 SQ. FT.
2 - CAR GARAGE 428 SQ. FT.

TOTAL 2,236 SQ. FT.
2ND FLOOR 1,215 SQ. FT.
1ST FLOOR 1,021 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS / LOFT /
OPT. BEDROOM 5
TARGET: 2,150 SQ. FT.
2,236 SQ. FT.

PLAN 2
DN
17 R
BEDROOM 5
13 8 11 0X
OPT. BEDROOM 5

IN LIEU OF LOFT

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
2 A
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
R e f l e c t s S a n t a B a r b a r a E l e v a t i o n 11/15/2022 PH1 Page 1218 of 1307

11/15/2022 PH1 Page 1219 of 1307

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 69 SQ. FT.
2 - CAR GARAGE 428 SQ. FT.

TOTAL 2,236 SQ. FT.
2ND FLOOR 1,215 SQ. FT.
1ST FLOOR 1,021 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS / LOFT /
OPT. BEDROOM 5
TARGET: 2,150 SQ. FT.
2,236 SQ. FT.

PLAN 2
DINING
13 6 10 0X

KITCHEN
GREAT
ROOM
17 6 13 8X
UP
17 R
GARAGE
20 2 20 4XENTRY
PORCH
BA. 3
BEDROOM 4
10 6 10 0X
LINEN

STORAGE
PANTRY
OPT.

CAB.

MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
5 0 . 0 0 '
6 5

.

0 0

'

5'-0"37'-0"
35 '
-
0 "
12 '
-
0 "
18 '
-
0 "
8'-0"
10 '
-
0 "
LOFT /
OPT. BEDROOM 5
14 5 11 0X
MASTER

BEDROOM
16 0 14 8X
MASTER
BATH
BA. 2LAU.

BEDROOM 2
10 2 11 0X

BEDROOM
10 6 11 0X
DN
17 R
22 L.F.

OPT.

SINK
OPT.

UPPER CAB.

LINEN
OPT. OBSCURE GLASS

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
2 B
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
R e f l e c t s F a r m h o u s e E l e v a t i o n 11/15/2022 PH1 Page 1220 of 1307

11/15/2022 PH1 Page 1221 of 1307

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 428 SQ. FT.

TOTAL 2,236 SQ. FT.
2ND FLOOR 1,215 SQ. FT.
1ST FLOOR 1,021 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS / LOFT /
OPT. BEDROOM 5
TARGET: 2,150 SQ. FT.
2,236 SQ. FT.

PLAN 2
58 SQ. FT.

DINING
13 6 10 0X

KITCHEN
GREAT
ROOM
17 6 13 8X
UP
17 R
GARAGE
20 2 20 4XENTRY
BA. 3
BEDROOM 4
10 6 10 0X
LINEN

STORAGE
PANTRY
OPT.

CAB.

MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
5 0 . 0 0 '
6 5

.

0 0

'

5'-0"37'-0"
35 '
-
0 "
12 '
-
0 "
18 '
-
0 "
8'-0"
10 '
-
0 "
LOFT /
OPT. BEDROOM 5
14 5 11 0X
MASTER

BEDROOM
16 0 14 8X
MASTER
BATH
BA. 2LAU.

BEDROOM 2
10 2 11 0X

BEDROOM
10 6 11 0X
DN
17 R
22 L.F.

OPT.

SINK
OPT.

UPPER CAB.

LINEN
OPT. OBSCURE GLASS

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
2 C
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 2
R e f l e c t s S p a n i s h R a n c h E l e v a t i o n 11/15/2022 PH1 Page 1222 of 1307

11/15/2022 PH1 Page 1223 of 1307

11/15/2022 PH1 Page 1224 of 1307

5 0 . 0 0 '
6 5

.

0 0

'

5'-0"40'-0"5'-0"
18 '
-
0 "
37 '
-
0 "
10 '
-
0 "
UP
17 R
10 '
-
0 "
GARAGE
20 4 20 6X
ENTRY
PORCH

KITCHEN

STORAGE
BA. 3
DINING
10 8 13 6X
GREAT
ROOM
18 9 15 9X
BEDROOM 4 /
OPT. OFFICE
10 8 10 0X
15 '
-
0 "
PANTRY
MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
LINEN
BA. 2
28 L.F.MASTER
BATH
LAU.

OPEN TO
BELOW
BEDROOM 2
10 0 12 4X
BEDROOM 3
10 0 10 5X
DN
17 R
LOFT /
OPT. BEDROOM 5
W/ BA 4
13 0 15 4X
MASTER

BEDROOM
17 0 16 0X
OPT.

SINK
OP
T
.

U
P
P
E
R
CA
B
.

OPT. OBSCURE GLASS
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 48 SQ. FT.
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,374 SQ. FT.
2ND FLOOR 1,310 SQ. FT.
1ST FLOOR 1,064 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS / LOFT /
OPT. BEDROOM 5 W/ BA. 4
TARGET: 2,350 SQ. FT.
2,374 SQ. FT.

PLAN 3

OPEN TO
BELOW
DN
17 R
OPT. BEDROOM 5 w/ BATH 4

IN LIEU OF LOFT
BEDROOM 5
10 6 10 0X
BA. 4

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
3 A
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 3
R e f l e c t s S a n t a B a r b a r a E l e v a t i o n 11/15/2022 PH1 Page 1225 of 1307

11/15/2022 PH1 Page 1226 of 1307

UP
17 R
GARAGE
20 4 20 6X
ENTRY

KITCHEN

STORAGE
BA. 3
DINING
10 8 13 6X
GREAT
ROOM
18 9 15 9X
BEDROOM 4 /
OPT. OFFICE
10 8 10 0X
PANTRY
MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
5 0 . 0 0 '
6 5

.

0 0

'

5'-0"40'-0"5'-0"
18 '
-
0 "
37 '
-
0 "
10 '
-
0 "
10 '
-
0 "
15 '
-
0 "
LINEN
BA. 2
28 L.F.MASTER
BATH
LAU.

OPEN TO
BELOW
BEDROOM 2
10 0 12 4X
BEDROOM 3
10 0 10 5X
DN
17 R
LOFT /
OPT. BEDROOM 5
W/ BA 4
13 0 15 4X
MASTER

BEDROOM
17 0 16 0X
OPT.

SINK
OP
T
.

U
P
P
E
R
CA
B
.

OPT. OBSCURE GLASS
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,374 SQ. FT.
2ND FLOOR 1,310 SQ. FT.
1ST FLOOR 1,064 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS / LOFT /
OPT. BEDROOM 5 W/ BA. 4
TARGET: 2,350 SQ. FT.
2,374 SQ. FT.

PLAN 3
35 SQ. FT.

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
3 B
.

D
W
G
Copyright 2022 Bassenian | Lagoni Architects
2031 Orchard Drive, Suite 100
tel. +1 949 553 9100
fax +1 949 553 0548 5 4 9 . 2 1 2 8 9
Newport Beach, CA USA 92660
0 2 4 8
P L A N 3
R e f l e c t s F a r m h o u s e E l e v a t i o n 11/15/2022 PH1 Page 1227 of 1307

11/15/2022 PH1 Page 1228 of 1307

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH
2 - CAR GARAGE 429 SQ. FT.

TOTAL 2,374 SQ. FT.
2ND FLOOR 1,310 SQ. FT.
1ST FLOOR 1,064 SQ. FT.

FLOOR AREA TABLE
2 - CAR GARAGE
4 BEDROOMS / 3 BATHS / LOFT /
OPT. BEDROOM 5 W/ BA. 4
TARGET: 2,350 SQ. FT.
2,374 SQ. FT.

PLAN 3
45 SQ. FT.

UP
17 R
GARAGE
20 4 20 6X
ENTRY

KITCHEN

STORAGE
BA. 3
DINING
10 8 13 6X
GREAT
ROOM
18 9 15 9X
BEDROOM 4 /
OPT. OFFICE
10 8 10 0X
PANTRY
MINIMUM 160 CUBIC FEET OF OVER HEAD STORAGE
5 0 . 0 0 '
6 5

.

0 0

'

5'-0"40'-0"5'-0"
18 '
-
0 "
37 '
-
0 "
10 '
-
0 "
10 '
-
0 "
15 '
-
0 "
PORCH
LINEN
BA. 2
28 L.F.MASTER
BATH
LAU.

OPEN TO
BELOW
BEDROOM 2
10 0 12 4X
BEDROOM 3
10 0 10 5X
DN
17 R
LOFT /
OPT. BEDROOM 5
W/ BA 4
13 0 15 4X
MASTER

BEDROOM
17 0 16 0X
OPT.

SINK
OP
T
.

U
P
P
E
R
CA
B
.

OPT. OBSCURE GLASS

TYPICAL GARAGE SECTION
SCALE: 3/16" = 1'-0"
V i s t a , C a l i f o r n i a
C A M I N O L A R G O 1 2 . 1 6 . 2 1
J:
\
G
R
O
U
P
2 1
\
5 4
9 2
1 2
8 9
\
1 2
8 9
F
L
R
3 C
.