ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: PH1
Prepared by: Raffi Mangassarian, Associate Planner Meeting Date: June 27, 2023 Approved by:
Patsy Chow, Acting Director/City Planner
John Conley, City Manager Agenda Location: Public Hearing SUBJECT: VISTA MELROSE RESIDENTIAL PROJECT (P22-0218)
RECOMMENDATION:
1.Open, conduct, and close a public hearing to receive testimony regarding Planning Case No. P22-0218, Vista Melrose Residential project.
2.Adopt City Council Resolution No. 2023- , approving a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for 34 single-family dwelling units located at 560 and 622 S. Melrose Drive and APN 166-280-61-00.
3.Adopt City Council Resolution No. 2023- , authorizing and approving the summary vacation of a scenic tree easement on APN 166-280-60.
4.Adopt City Council Resolution No. 2023- , amending the General Plan land use designation from Commercial Office (CO) and Medium Low Density Residential (MLD) to Medium Density Residential (MD)on three parcels located at 560 and 622 S. Melrose Drive and APN 166-280-61-00.
5.Adopt City Council Ordinance No. 2023- , approving a Zone Change from O-P Office Professional and Residential R-1 Zones to R-1-B Residential Zone Small Lot Development to allow for 34 single-family homes on a 5.55-acre site located at 560 and 622 S. Melrose Drive and APN 166-280-61-00.
6. Adopt City Council Resolution No. 2023- , approving a Site Development Plan and Tentative Subdivision Map for 34 single-family homes located at 560 and 622 S. Melrose Drive and APN 166- 280-61-00.
CORRELATION TO CITY COUNCIL GOALS: Homelessness & Housing PRIOR ACTION: On October 12, 2021, discussed a proposed application for a General Plan Amendment and Zone Change on approximately 5.3 acres located at the southeast corner of S.
Melrose Drive and Matagual Drive, and provided input to the project applicant (Vote: No Vote).
PRIOR PLANNING COMMISSION ACTION: On May 16, 2023, adopted Planning Commission Resolution No. 2023-15, recommending City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for 34 single-family dwelling units located at 560 and 622 S.
Melrose Drive and APN 166-280-61-00; and adopted Planning Commission Resolution No. 2023-16, AGENDA
REPORT
CITY COUNCIL
COMMUNITY DEVELOPMENT COMMISSION
SUCCESSOR AGENCY
BUENA SANITATION DISTRICT
JOINT POWERS FINANCING AUTHORITY
06/27/2023 PH1 Page 1 of 176
Approved above recommendation, adopted the following: 1) City Council Resolution No. 2023-125.
Vote: 5-0; 2) City Council Resolution No. 2023-126. Vote: 5-0; 3) City Council Resolution No. 2023-127.
Vote: 5-0; 4) City Council Ordinance No. 2023-9. Vote 5-0; and 5) City Council Resolution No. 2023-128.
Vote: 5-0.
MEETING DATE: JUNE 27, 2023 PAGE 2
SUBJECT: VISTA MELROSE RESIDENTIAL PROJECT (P22-0218) recommending City Council approval of a General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map for 34 single-family dwelling units located at 560 and 622 S. Melrose Drive and APN 166-280-61-00 (Vote: 4-0, Rosaler and De Jesus absent).
STATEMENT ON THE SUBJECT: The proposed project consists of a Summary Vacation of a scenic tree easement, General Plan Amendment, Zone Change, Site Development Plan, and Tentative Subdivision Map to develop 34 single-family dwelling units, drainage improvements, wet and dry utilities, private streets, common and private open space (including two open space amenity areas), and all associated infrastructure on a 5.55-acre parcel. The 34 proposed units would result in a density of 6.1 dwelling units per acre. The project site is currently designated by the General Plan as Commercial Office (CO) and Medium Low Density residential (MLD) (maximum 5 dwelling units per acre) and the project would require a General Plan Amendment from CO and MLD to Medium Density Residential (MD) land use (maximum of 10 dwelling units per acre) and a zone change from Office Professional (O-P) and Residential (R-1) to Residential (R-1-B) incorporating the small lot subdivision standards, with an average lot size of 4,442 square feet to accommodate the 34 units on the subject site.
The project includes the conversion of the existing church and residential unit to residential land uses. To do so, the project would demolish all existing structures inclusive of the single-family home and the existing church, as well as any associated parking lot and improvements onsite. The 34 homes (4- bedroom plans with optional 5th bedroom) would range from 2,227 square feet (sf) to 2,529 sf and would be two-story structures no greater than 35 feet in height. Architecturally, the project would provide four residential styles: Ranch; two styles of Farmhouse; and Contemporary, each constructed with stucco facades that are enhanced with fiber cement siding, window treatments and varying roof lines. Flat planes would be disrupted with portions of the residences recessed further from the street front, covered front porches, and pitched roofs. Free-standing sand colored slump-stone walls are planned for each lot with a maximum height of approximately five feet. There would also be a free-standing sand colored slump stone wall along the south and east perimeter of the project site with a maximum height of approximately six feet. Furthermore, there would be sand colored slump-stone walls along the west and north perimeter of the project site along both public frontages along S. Melrose Drive and Matagual Drive approximately thirty inches in height topped with a five-foot glass screen wall.
The project would provide 13,082 sf of common open, separated into two amenity areas, each roughly 6,500 sf with one located along the northern and western perimeter of the project site and the other centrally located along the eastern perimeter of the project site. Amenities would include a tot-lot, dog run, open lawn areas, heritage garden, and picnic/seating areas. In addition, the project provides landscaped areas that would support a variety of groundcover and shrubs with mature trees along the western and northern perimeter, as well as along the private street within the project site. Furthermore, there would be street trees along S. Melrose Drive and Matagual Drive to enhance the public frontage on both streets by providing minimum 24-inch box size street trees. The utilization of large trees along the public frontages, coupled with enhanced plant materials and shrubs along the project perimeter and the slump-stone wall with glass panels would enhance the street frontage, benefiting the surrounding neighborhood and commuters along S. Melrose Drive by providing a visually improved public frontage.
Access would be provided by one private cul-de-sac street that extends from Matagual Drive. The private street would maintain a width of 42 feet curb to curb, which would allow for on-street parking as well. The 34 single-family homes would provide garage parking for two vehicles with two guest parking spaces on the driveway. An additional 35 open guest parking spaces are distributed throughout the site. In all, a total of 171 parking spaces would be provided onsite. The project would also include the addition of a stop sign at the intersection of Matagual Drive and the private street.
For a complete description of the project, please refer to the May 16, 2023, Planning Commission Staff Report (Exhibit 5).
06/27/2023 PH1 Page 2 of 176
MEETING DATE: JUNE 27, 2023 PAGE 3
SUBJECT: VISTA MELROSE RESIDENTIAL PROJECT (P22-0218) Planning Review. The project is a proposed General Plan Amendment, Zone Change, Site Development Plan, and Tentative Subdivision Map. Following approval of a Tentative Subdivision Map, the developer has a period of three years (with additional extensions of two or more years granted by the State under various Assembly and Senate Bills if applicable at that time) to process a Final Map, otherwise the Tentative Subdivision Map expires. The Final Map can be approved by the City Council when a licensed engineer submits a map which substantially complies with the Tentative Subdivision Map and satisfies the applicable conditions, including the completion of street and other public improvements or the provision of bonds guaranteeing the construction of those improvements, typically within one year of map recordation. Upon recordation of the Final Map, a legal lot is created and homes may be constructed. Consistent with State law and City policy, associated discretionary permits approved in conjunction with a subdivision map are also valid for the term and life of the map.
The project is proposing a designation of Medium Density (MD) residential land use (maximum of 10 dwelling units per acre) that would allow a maximum of 55 units on the subject site. Therefore, the proposed 34 single-family homes under this project would be consistent with the proposed General Plan designation for the site of Medium Density Residential. The proposed density of approximately 6.1 dwelling units per acre is below the maximum of 10 dwelling units per acre permitted by the proposed General Plan designation. The site would be re- zoned R-1-B, single-family zone as a small lot subdivision in accordance with Chapter 18.33 of the Development Code.
Small Lot Development: Regulations were adopted by the City Council on May 10, 2022, after receiving Planning Commission’s recommendation of approval for these new regulations. Small lot subdivisions are intended to provide an alternative to the traditional single-family subdivisions, thereby increasing options for fee simple homeownership opportunities.
Development standards in the small lot subdivision ordinance concerning minimum lot area, lot width, parking, open space, landscaping, storage, building height and setbacks are being applied in this case.
Conceptual architectural plans for the homes are proposed and included as part of this request. Building permits will be required for subsequent development of the single-family units on the site, which will be limited by the building height and setback standards as shown on the conceptual site development plans -typical lot detail. The average lot size requirement for this project is being met. The maximum allowable building height is 35 feet or two stories, whichever is less. The proposed height for the units is a maximum of 34 feet. The minimum lot width of 45 feet applies and proposed lots are approximately 46 feet wide or more meeting this standard. Four parking spaces per lot are required where all lots are proposing two car garages and two spaces on the driveway. On-street parking is being provided on both sides of the private streets for a total of 35 on-street parking spaces for this project.
All areas not occupied by structures, driveways, parking areas, and pedestrian walkways shall have landscaping in the form of street trees, landscaped parkways, and slope erosion control planting, therefore the project meets this requirement. The overall landscaping of the project would consist of a variety of native and non-native evergreen and deciduous trees and shrubs that would provide shade, ornamental accents, slope stabilization, and integration of the development into the existing surrounding landscape. Non-native and native shrubs would be used on slopes and amenity areas; turf or grass would be limited to the open space areas. Plant selection is based on the Water Efficient Landscaping ordinance in the City’s Development Code, Chapter 18.56.
All of the proposed plant species would require low or moderate water use and would be fairly drought tolerant, with the exception of the turf areas. Common usable open space requirements would also be satisfied through the provision of two open space/park areas totaling 13,082 sf. A total of 6,800 sf of common usable open space is required for this project, therefore this requirement is being met on the site. Further, 6,800 sf of private usable open space would be divided among the 34 units, meeting the minimum required 200 sf of private usable open space per unit with a minimum 10-foot dimension. 06/27/2023 PH1 Page 3 of 176
MEETING DATE: JUNE 27, 2023 PAGE 4
SUBJECT: VISTA MELROSE RESIDENTIAL PROJECT (P22-0218) Minimum setbacks are required as follows:
•20 feet front yard from driveway line to face of garage and 10 feet front yard from driveway line to the remainder of the residential unit;
•5 feet side yard with no encroachments allowed; and
•10 feet rear yards with no encroachments allowed.
The project, as proposed, meets all setback requirements.
Each home will include a minimum 160 cubic feet enclosable overhead storage cabinet in the garage.
Proposed units would be constructed per the requirements of the California Building Code (CBC) that is in effect at the time building plans are submitted for permit approvals (including CALGreen requirements), and would include Heating, Ventilating and Air Conditioning (HVAC) units mounted on the ground. As proposed, the project is consistent with applicable development standards for a small lot development in the R-1-B zone.
General Plan: The proposed General Plan designation for the project site is Medium Density Residential 10 dwelling units per acre (10 du/ac). This land use designation supports residential uses, such as single- family detached units on smaller lots. Allowable uses in this designation and in the R-1-B zone include single-family dwelling, accessory buildings, home occupation, flower and vegetable gardening; therefore, the proposed single-family subdivision would be consistent with the General Plan. Further, the project would improve an underutilized site in a residential neighborhood with single-family homes on individual lots. In addition, the proposed development would provide a higher level of design quality thereby helping preserve and enhance Vista’s identity and image (Land Use and Community Identity (LUCI) Goal 1 in the General Plan).
Zoning / Development Code: The site is proposed to be zoned R-1-B Residential zone for small lot development. The R-1-B zone allows for single-family dwelling on each lot and accessory buildings (i.e. detached garage), home occupation, flower and vegetable gardening. Therefore, if the City Council approves the applicant’s request for a Tentative Subdivision Map and Site Development Plan, the proposed residential development would be consistent with the land uses permitted in the R-1-B zone.
Scenic Tree Easement Vacation: In 1976, a Scenic Tree Easement was recorded on the developed site (APN 166-280-60) along the western boundary of the project site, bordering S. Melrose Drive. The Scenic Tree Easement (“ST Easement”) was recorded by the San Diego County Recorder as Document No. 76- 062951 on March 3, 1976 (Exhibit 8). The Easement, approximately ten feet wide, overlaps the existing sidewalk and landscaped area with shrubs that falls within private property described as APN 166-280-60 along S. Melrose Drive. The present condition of this ST Easement has existed for at least the past five consecutive years immediately preceding the proposed summary vacation request. Therefore, the ST Easement has not been used for the purpose for which it was dedicated as a scenic tree easement, and the applicant desires to vacate the ST Easement. Removing the ST Easement will allow the project to be developed as proposed with improved landscaped parkway and street trees in the public right-of-way area along S. Melrose Drive. The ST Easement vacation area's substandard and disturbed condition as a landscaped area for the past five consecutive years meets the summary vacation requirement of the California Streets and Highways Code Section 8333(a).
Environmental Review: A Mitigated Negative Declaration (MND) was prepared for the proposed project, which is included as Exhibit “A” to Exhibit 1. The mitigation requirements are summarized in Appendix K of the MND. The public review period started on April 12, 2023 and ended on May 1, 2023. No comment letters were received during that period. Impacts to Cultural Resources and Tribal Cultural Resources, Geology and Noise were found to be potentially significant but the proposed mitigation measures would reduce these impacts to less than significant levels.
06/27/2023 PH1 Page 4 of 176
MEETING DATE: JUNE 27, 2023 PAGE 5
SUBJECT: VISTA MELROSE RESIDENTIAL PROJECT (P22-0218) Traffic: The project proposes 34 single-family dwelling units which will generate a total of 340 trips per day as identified in the Local Transportation Study report prepared by LLG, December 22, 2022.
Because the project will generate less than 500 trips per day, the project is concluded to have no significant transportation impacts (VMT or Vehicle Miles Traveled) for purposes of CEQA and no VMT related improvements are required. Senate Bill 743 (SB 743) resulted in a shift in the measure of effectiveness for determining transportation impacts from Level of Service (LOS) and vehicular delay to VMT. As of July 1, 2020, VMT analyses are required for use in all CEQA documents.
Transit service in Vista is provided by the North County Transit District (NCTD). Within the project area, NCTD operates two bus routes: Route 332 is a high frequency route that travels between the Vista Transit Center and Buena Creek SPRINTER station and travels along S. Melrose Drive in the project area. Route 332 has a bus stop approximately six-hundred feet south of the project site. The project would not affect these existing bus operations or facilities.
Planning Commission Hearing. A public hearing was held at the Planning Commission on May 16, 2023, to consider the project. At the completion of the hearing, the Planning Commission voted to approve the project as outlined in the Planning Commission Resolution 2023-16, with the following additional Conditions of Approval:
•The applicant shall prepare a feasibility study regarding the installation of a pedestrian access gate along the western boundary of the project site. Conclusion of said study shall be reviewed and approved by the City Planner.
•Plans submitted for Building plan check shall illustrate enhanced elevations with various architectural features on all four sides of each home within the approved development. Final exterior design of each home shall be reviewed and approved by the City Planner prior to issuance of building permits.
The Planning Commission staff report and minutes from May 16, 2023, are included as Exhibit 5.
FISCAL IMPACT: The estimated value of the project at completion is approximately $31,000,000, which is anticipated to generate approximately $45,880 per year in property tax revenue for the City.
EXHIBITS:
1.City Council Resolution No. 2023- , approving a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for 34 single-family dwelling units located at 560 and 622 S.
Melrose Drive and APN 166-280-61-00 with Exhibit A and B.
2.City Council Resolution No. 2023- , amending the General Plan land use designation from Commercial Office (CO) and Medium Low Density Residential (MLD) to Medium Density Residential (MD)on three parcels located at 560 and 622 S. Melrose Drive and APN 166-280-61-00 with Exhibit A
3.Adopt City Council Resolution No. 2023- , authorizing and approving the summary vacation of a scenic tree easement on APN 166-280-60.
4.City Council Ordinance No. 2023- , approving a Zone Change from O-P Office Professional and R-1 Residential Zones to R-1-B Residential Zone Small Lot Development to allow for 34 single-family homes on a 5.55-acre site located at 560 and 622 S. Melrose Drive and APN 166-280-61-00 with Exhibit A
5.City Council Resolution No. 2023- , approving a Site Development Plan and Tentative Subdivision Map for 34 single-family homes located at 560 and 622 S. Melrose Drive and APN 166-280-61-00 with Exhibits A and B.
6.May 16, 2023, Planning Commission Staff Report
7.Planning Commission Resolution 2023-16 and Minutes
8.Scenic Tree Easement recorded by the San Diego County Recorder as Document No. 76-062951
9.Location Map
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RESOLUTION NO. 2022-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY
OF VISTA, CALIFORNIA, APPROVING A MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING AND REPORTING
PROGRAM FOR 34 SINGLE-FAMILY DWELLING UNITS LOCATED
AT 560 AND 622 S. MELROSE DRIVE AND APN 166-280-61-00
APPLICANT: TTLC VISTA MELROSE, LLC.
PLANNING CASE NO. P22-0218
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 filed an application for a General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map to develop 34 single- family dwelling units located at 560 S. Melrose Drive, 622 S. Melrose Drive and APN 166-280-61-00.
B.A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program was prepared for the project.
C.A notice describing the proposed project and the intent to adopt a Mitigated Negative Declaration was duly mailed to all property owners within 500 feet of the property boundaries and published in the “Union Tribune,” a newspaper of general circulation, more than 30 days prior to the Planning Commission public hearing in order to provide an opportunity for public comment on the Mitigated Negative Declaration.
D.The Draft Mitigated Negative Declaration was available for a 20-day public review period from April 12, 2023, to May 1, 2023. No comment letters were received regarding the information included in the Draft Mitigated Negative Declaration.
E.Potentially significant environmental impacts in the areas of cultural resources, geology and soils, and noise would be mitigated to less than significant levels with implementation of the mitigation measures included in the Mitigation Monitoring and Reporting Program, attached hereto as Appendix “K” to Exhibit “A”.
F.On May 16, 2023, the Planning Commission held a public hearing, duly noticed and conducted in the manner required by law, on said application and proposed Mitigated Negative Declaration, and at said public hearing every person wishing to address the Planning Commission regarding said application and Mitigated Negative Declaration had an opportunity to do so.
G.On June 27, 2023, the City Council held a public hearing, duly 06/27/2023 PH1 Page 6 of 176EXHIBIT 1
P22-0218 RESO MND
RESOLUTION 2023- CITY COUNCIL OF THE CHARTERED CITY OF VISTA PAGE 2 noticed and conducted in the manner required by law on said applications and proposed Mitigated Negative Declaration, and at said public hearing, every person wishing to address the City Council regarding said application and Mitigated Negative Declaration had an opportunity to do so.
H.In accordance with the California Environmental Quality Act and the State CEQA Guidelines, the City Council has reviewed and considered said application and Mitigated Negative Declaration, all written comments received, and all comments presented at the public hearing in reaching its decision on the application.
2.Action.
A.The above recitals are true and correct.
B.Based upon the Initial Study and the reports, comments and recommendations received, the City Council finds and determines that there is no substantial evidence in the record before it that the project, if mitigated as proposed in the Mitigation Monitoring and Reporting Program, may have a significant effect on the environment.
C.The City Council, pursuant to Section 15074 of the California Environmental Quality Act Guidelines, hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a copy of which is attached hereto as Exhibit "A", and Appendix "K" to Exhibit "A".
D.The City Council hereby authorizes and directs the City Planner to prepare and file a Notice of Determination with respect to said Mitigated Negative Declaration in the office of the County Clerk of the County of San Diego, as provided in the California Environmental Quality Act.
06/27/2023 PH1 Page 7 of 176
P22-0218 RESO MND
RESOLUTION 2023- CITY COUNCIL OF THE CHARTERED CITY OF VISTA PAGE 3
3. Adoption. PASSED AND ADOPTED at a meeting of the City Council held on June 27, 2023, by the following vote:
AYES:
NOES:
ABSTAIN:
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By:
JOHN FRANKLIN, MAYOR
ATTEST:
KATHY VALDEZ, CITY CLERK
By:
APPROVED
Amanda L. Guy
20230613092948
Exhibits:
A.Mitigated Negative Declaration
B.Mitigation Monitoring and Reporting Program
06/27/2023 PH1 Page 8 of 176
EXHIBITS
1A (Mitigated Negative Declaration)
AND
1B (Mitigation Monitoring and Reporting Program)
ON FILE IN THE CITY CLERK’S OFFICE
and available online: Current Agenda and Reports
06/27/2023 PH1 Page 9 of 176
RESOLUTION NO. 2023-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY
OF VISTA, CALIFORNIA, AMENDING THE GENERAL PLAN LAND
USE DESIGNATION FROM COMMERCIAL OFFICE (CO) AND
MEDIUM LOW DENSITY RESIDENTIAL (MLD) TO MEDIUM DENSITY
RESIDENTIAL (MD) ON THREE PARCELS LOCATED AT 560 AND 622 S. MELROSE DRIVE AND APN 166-280-61-00
The City Council of the City of Vista does resolve as follows:
1. Findings. The City Council hereby makes the following findings:
A.The applicant, TTLC Vista Melrose, LLC., has submitted a formal application for a General Plan Amendment to change the land use designation from Commercial Office (CO) for 560 and 622 S. Melrose Drive and APN 166-280-61-00, and Medium Low Density Residential (MLD) for 622 S. Melrose Drive to Medium Density Residential (MD) for all three parcels, Zone Change from Office Professional (O-P) for 560 S. Melrose Drive and APN 166-280-61-00 and Residential (R-1) for 622 S. Melrose Drive to Residential (R-1-B), a Tentative Subdivision Map and Site Development Plan to develop 34 single-family dwelling units and associated site improvements on a 5.55-acre parcel located at 560 and 622 S. Melrose Drive and APN 166-280-61-00.
B.The properties for which the approvals are requested is more specifically described as follows:
A 5.55-acre site located at the southeast corner of S. Melrose Drive and Matagual Drive, addressed as 560 and 622 S. Melrose Drive, and also known as Assessor's Parcel Numbers 166-280-60-00, 166-280-61-00 and 166-280-18-00.
C.On May 16, 2023, the Planning Commission adopted Planning Commission Resolution 2023-16, recommending City Council approval of the Mitigated Negative Declaration for this project with the finding that the project, if properly mitigated, will not have a significant impact on the environment.
D.Pursuant to Chapter 18.48 of the Development Code, the Planning Commission held a duly noticed public hearing on the requested General Plan Amendment on May 16, 2023.
E.At said hearing, Staff Reports both written and oral were received in evidence and all persons desiring to speak on the proposed General Plan Amendment were heard. At the conclusion of said hearing, after consideration of all evidence presented, the Planning Commission reached a recommendation on the matter.
F.The Planning Commission is an advisory body to the City Council with respect to General Plan Amendments, and recommended approval of the proposed General Plan Amendment with the approval of Planning Commission Resolution No. 2023- .
06/27/2023 PH1 Page 10 of 176EXHIBIT 2
RESOLUTION NO. 2023 –
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2
G.Pursuant to Chapter 18.48 of the Vista Development Code, the City Council held a duly noticed public hearing on the requested General Plan Amendment on June 27, 2023.
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. Action.
A.The above recitations are true and correct.
B.For the following reasons, the City Council hereby amends the General Plan Map for 560 and 622 S. Melrose Drive and APN 166-280-61-00 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 project would provide for a new residential development that would be compatible with existing housing and other land uses in the surrounding area.
Surrounding land uses include single-family residential development to south and east, a church use to the north and commercial development and multi-family residential developments to the west. Future medium density residential development on the subject site would successfully integrate with the residential uses to the south and east while complementing the commercial development along S. Melrose Drive. The proposed use would provide a desirable, transitional land use between more intense high-density residential uses and commercial areas to the west and less intense, lower density residential uses to the south and east.
2.General Plan LUCI Goal 1 promotes the application of the design guidelines such as site design and architecture. The proposed project would enhance the neighborhood by providing a variety of architectural styles ranging from modern contemporary to modern farmhouse. Furthermore, the site design will include two amenity areas for public open space for the residents of this subdivision such as a tot- lot, dog park, open lawns and outdoor seating areas. LUCI Policy 2.1 requires the development to maintain the existing residential character of single-family residential developments in Vista. The development will include enhanced street frontages along S.
Melrose Drive and Matagual Drive which will include decorative walls with glass panels, plants, shrubs and street trees that will enhance the area and be compatible with the surrounding single-family residences.
3.The proposed small-lot single-family residential development would promote the efficient utilization of the site. The proposal furthers the goals of the City’s General Plan Housing Element for additional housing and will be compatible with the intended character of the area.
06/27/2023 PH1 Page 11 of 176
RESOLUTION NO. 2023 –
CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 3
C.The City Council hereby approves a General Plan Amendment from Commercial Office (CO) for 560 S. Melrose Drive and APN 166-280-61-00, and Medium Low Density Residential (MLD) for 622 S. Melrose Drive to Medium Density Residential (MD)for all three parcels.
D.The City Council authorizes the City Planner to make the appropriate changes to the General Plan land use map at the time the subject amendment takes effect.
3. Adoption. PASSED AND ADOPTED by the City Council of the City of Vista, California, at a regular meeting held on the 27th day of June 2023, by the following vote:
AYES:
NOES:
ABSTAIN:
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By:
JOHN FRANKLIN, MAYOR
ATTEST:
KATHY VALDEZ, CITY CLERK
By:
Exhibits:
A.General Plan Land Use Designation Change
APPROVED
Amanda L. Guy
20230612174503
06/27/2023 PH1 Page 12 of 176
Exhibit A Proposed General Plan Amendment
06/27/2023 PH1 Page 13 of 176
RECORDING REQUESTED BY:
CITY OF VISTA
WHEN RECORDED MAIL TO:
CITY OF VISTA
200 CIVIC CENTER DRIVE
VISTA, CA 92084-6275
ATTN: CITY CLERK
Fee Exempt: Government Code Section 27383
RESOLUTION NO. 2023-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED
CITY OF VISTA, CALIFORNIA, AUTHORIZING AND
APPROVING THE SUMMARY VACATION OF A SCENIC TREE
EASEMENT ON APN 166-280-60
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.A Scenic Tree Easement was recorded by the County Recorder of San Diego County as Document No. 76-062951 on March 3, 1976 ("Easement"). The Easement is located on County of San Diego Assessor Parcel No. 166-280-60, on the east side of the public road of S. Melrose Drive.
C.The Easement, approximately ten feet wide, overlaps the existing sidewalk and landscaped area with shrubs that falls within private property described as APN 166- 280-60 along S. Melrose Drive. The present condition of this Easement has existed for at least the past five consecutive years. Therefore, the Easement has not been used for the purpose for which it was dedicated as a scenic tree easement for the past five consecutive years immediately preceding the proposed summary vacation.
D.Due to the Easement vacation area's substandard and disturbed condition as a landscaped area, the City finds that the vacation of this 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 Scenic Tree Easement as described in the attached Exhibit "A" and shown on the attached Exhibits "B" and “C”, is hereby vacated and no longer constitutes a Scenic Tree Easement.
B.The City Clerk, or her agent, is hereby authorized to record said Resolution in the Office of the San Diego County Recorder.
06/27/2023 PH1 Page 14 of 176EXHIBIT 3
SUMMARY VACATION OF A SCENIC TREE EASEMENT
APN: 166-280-60
3.Adoption. PASSED AND ADOPTED at a meeting of the City Council of the City of Vista held on June 27, 2023, by the following vote:
AYES:
NOES:
ABSTAIN:
JOHN FRANKLIN, MAYOR
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By:_______________________
APPROVED
Amanda L. Guy
20230621083932
Exhibits:
A.Vacation Area Description
B.Easement Exhibit
C.Enlarged Easement Exhibit
ATTEST:
KATHY VALDEZ, CITY CLERK
___________________________________________
06/27/2023 PH1 Page 15 of 176
SUMMARY VACATION OF A SCENIC TREE EASEMENT
APN: 166-280-60
EXHIBIT “A”
VACATION AREA DESCRIPTION
06/27/2023 PH1 Page 16 of 176
SUMMARY VACATION OF A SCENIC TREE EASEMENT
APN: 166-280-60
EXHIBIT “B”
See Exhibit “C”
06/27/2023 PH1 Page 17 of 176
SUMMARY VACATION OF A SCENIC TREE EASEMENT
APN: 166-280-60
EASEMENT TO BE VACATED:
EXHIBIT “C”
06/27/2023 PH1 Page 18 of 176
ORDINANCE NO. 2023-
AN ORDINANCE OF THE CITY COUNCIL OF THE CHARTERED
CITY OF VISTA, CALIFORNIA, APPROVING A ZONE CHANGE
FROM O-P OFFICE PROFESSIONAL AND RESIDENTIAL R-1
ZONES TO R-1-B RESIDENTIAL ZONE SMALL LOT
DEVELOPMENT TO ALLOW FOR 34 SINGLE-FAMILY HOMES ON
A 5.55- ACRE SITE LOCATED AT 560 AND 622 S. MELROSE DRIVE AND APN 166-280-61-00
APPLICANT: TTLC VISTA MELROSE, LLC.
PLANNING CASE NO. P22-0218
The City Council of the City of Vista does ordain 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, TTLC Vista Melrose, LLC., submitted a formal application to change the zoning designation from Office-Professional (O-P) and Residential (R-1) to Residential (R-1-B) small lot development on three parcels located at 560 and 622 S. Melrose Drive and APN 166-280-61-00.
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 April 12, 2023, and ended on May 1, 2023, and no comment letters were received during this public review period.
D.The Planning Commission is an advisory body to the City Council with respect to zoning amendments, and recommended approval of the proposed Zone Change with the approval of Planning Commission Resolution No. 2023-16, consistent with Government Code Section 65855.
E.Pursuant to chapters 18.06 and 18.80 of the Vista Development Code, the City 06/27/2023 PH1 Page 19 of 176EXHIBIT 4
ORDINANCE 2023-
CITY COUNCIL OF THE CHARTERED CITY OF
VISTA PAGE NO. 2
Council held a duly noticed public hearing on the requested Zone Change on June 27, 2023.
F.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 three parcels located at 560 and 622 S.
Melrose Drive and APN 166-280-61-00 is hereby changed from Office-Professional (O- P) and Residential (R-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 at a meeting of the City Council of the City of Vista held on June 27, 2023, by the following vote:
AYES:
NOES:
ABSTAIN:
Exhibit: Zone Change Exhibit
APPROVED
Amanda L. Guy
20230613092606
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By:
JOHN FRANKLIN, MAYOR
ATTEST:
KATHY VALDEZ, CITY CLERK
By:
06/27/2023 PH1 Page 20 of 176
Proposed Zone Change Exhibit A
EXISTING
PROPOSED
06/27/2023 PH1 Page 21 of 176
P22-0218 res
RESOLUTION NO. 2023-
A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY
OF VISTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN AND TENTATIVE SUBDIVISION MAP FOR 34 SINGLE- FAMILY HOMES
LOCATED AT 560 AND 622 S. MELROSE DRIVE AND APN 166-280-61-00 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, TTLC Vista Melrose, LLC., has submitted an application for aGeneral Plan Amendment, Zone Change, Site Development Plan, and Tentative Subdivision Map to construct 34 single-family dwelling units on a 5.55-acre site located at 560 and 622 S. Melrose Drive and APN 166-280-61-00. The project proposes to construct 34 homes, open space amenities, guest parking, and associated site improvements.
B.The properties for which the approvals are requested is more specifically described as follows:
A 5.55-acre site located at the southeast corner of S. Melrose Drive and Matagual Drive, addressed as 560 and 622 S. Melrose Drive, and also known as Assessor's Parcel Numbers 166-280-60-00, 166-280-61-00 and 166-280-18-00.
C.On May 16, 2023, the Planning Commission adopted Planning Commission Resolution No. 2023-16, recommending City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, Site Development Plan and Tentative Subdivision Map for the project site located at 560 and 622 S. Melrose Drive and APN 166-280-61-00.
D.On June 27, 2023, the City Council held a duly noticed public hearing to consider a request for 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 site located at 560 and 622 S. Melrose Drive and APN 166-280- 61-00.
E.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.
2. Action.
A.The above recitations are true and correct.
B.The City Council makes the following findings with regard to the Site Development Plan request:
1.The project conforms to the following:
a.All applicable elements of the General Plan, Development 06/27/2023 PH1 Page 22 of 176EXHIBIT 5
RESOLUTION 2023- CITY COUNCIL OF THE CHARTERED CITY OF VISTA PAGE 2 P22-0218 res
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 34 single-family residential lots on the subject property and implement the proposed Zone Change, Tentative Subdivision Map and Site Development Plan for a total of 34 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 6.1 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 34 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. 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 cement siding and other 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, various styles of fiber cement siding, 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. i.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. 06/27/2023 PH1 Page 23 of 176
RESOLUTION 2023- CITY COUNCIL OF THE CHARTERED CITY OF VISTA PAGE 3 P22-0218 res
i.All required on- and off-site improvements are
either included in the project design or imposed as Conditions of Approval in Exhibit "A".
C.The City Council herby makes the following findings regarding the Tentative Subdivision Map:
1.The project conforms to the following:
a.The proposed map is consistent with the General Plan of the City of Vista, and every element thereof, for the following reasons:
i.The applicant is requesting a General Plan Amendment
from Commercial Office (CO) and Medium Low Density Residential (MLD) to Medium Density Residential (MD) which allows a maximum density of ten dwelling units per acre. The proposed subdivision has a density of 6.1 dwelling units per acre, which is less than the maximum number allowed under the General Plan Medium Density Residential (MD) designation (maximum of 10 dwelling units per acre) that would allow a maximum of 55 units on the subject site. The 34 proposed units would result in a density of 6.1 units per acre. Therefore, upon approval of the General Plan Amendment and Zone Change, the density of the proposed project would be consistent with the Land Use Element of the General Plan. ii.The proposed subdivision is located in a semi-rural area adjacent to single-family residential land uses of various lot sizes ranging in size from 9,000 square feet to one-half-acre or larger parcels. The proposed density (6.1 dwelling units per acre) and smaller lot sizes of the proposed subdivision would allow for the construction of a subdivision development of 34 single-family homes. This project would be consistent with the single-family residential developments to the south and east. The proposed project provides a better transition of land uses from the higher density multi-family residential development and commercial uses to the west, to the lower density single family residential uses to the south and east, by providing a medium density subdivision with smaller single-family lots. The single-family residential lots will be developed with single-family homes that will be designed to be compatible with the surrounding neighborhood with architecture and landscaping. Therefore, the project is compatible with surrounding land uses in compliance with the policies of the General Plan. iii.The proposed map is consistent with the Housing Element of the General Plan because the project helps to achieve the Housing Element goal to provide a wide range of housing by location, type of unit, and price to meet the existing and future needs of Vista residents; also, the project helps the City to provide its fair share of regional housing needs.
b.The design and improvements of the proposed subdivision are compatible with the Vista General Plan for the following reason:
i.The design and improvements must meet the criteria of Development Code Titles 16, 17, and 18 to implement the General Plan. Construction of the project requires compliance with Title 16 Building and Construction, and the California Building Code. Construction drawings must be reviewed and approved through the City’s permit application, plan check, and inspection process. The proposed subdivision must comply with 06/27/2023 PH1 Page 24 of 176
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Section 18.33 which regulates the design of subdivisions including minimum requirements for lot areas, frontage, lot depth and width, and access to public utilities. The project has been reviewed for conformance with the requirements of Section 18.33. The Individual building permits will be required for the construction of each residence, at which time the construction drawings shall be reviewed for compliance with the development standards required by Title 18 Zoning.
c.The site is physically suitable for the type of development for the following reason:
i.The land area and topography will support the 34-lot
subdivision and associated roadway improvements proposed by the Tentative Subdivision Map. d.The site is suitable for the proposed density of development for the following reason:
i.The density of the proposed project is 6.1 dwelling units per acre, which is below the maximum allowable density of 10 dwelling units per acre allowed by the General Plan MD Land Use designation, and the project would comply with the minimum lot size requirements for the Residential (R-1-B) Zone pursuant to Section 18.33 – Small Lot Residential Development Standards of the Vista Development Code upon approval of the General Plan Amendment and Zone Change. Therefore, this project would be consistent with the City of Vista Title 18 Development Code. The site is surrounded by other single-family residential development within close proximity to schools, parks and open space areas.
Furthermore, existing utilities and services are available to the site. ii.The proposed development furthers the goals of the
General Plan Housing Element by providing additional housing resources for the community that will be designed to be compatible with the intended character of the area. e.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:
i.The project site is substantially surrounded by existing single-family homes and it does not contain any endangered, rare or threatened species.
Approval of the project would not result in significant effects related to traffic, noise, air quality, or water quality. Impact on cultural resources, geology and noise as a result of this project will have a less than significant impact with the implementation of the proposed mitigation measures.
f.The design of the subdivision or the type of improvements is not likely to cause serious public health problems for the following reasons:
i.Adequate public services, including emergency services, and utilities such as 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 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.
06/27/2023 PH1 Page 25 of 176
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ii.The road improvements as proposed and imposed by the Conditions of Approval meet City standards. All residences within the subdivision will have public road access to S. Melrose Drive for emergency services. iii.GP LUCI Goal 3 promotes the protection of residential neighborhoods from land uses that may have an adverse impact upon the enjoyment of the residential living environment. The proposed project will include street trees and associated landscaping to beautify the surrounding area. The project will also provide sufficient off-street parking to serve the proposed residential development.
g.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:
i.All such easements shall be relocated or reserved from development.
h.All requirements of CEQA have been met, through the preparation of a Mitigated Negative Declaration (MND). The Mitigation Monitoring and Reporting Program has been addressed and prepared in accordance with CEQA.
D.The above findings satisfy all of the requirements of the Subdivision Map Act, Section 18.33 of the Vista Development Code and Title 17 of the City’s Development Code.
E.In view of the necessary findings heretofore made, and considering the applicable law, the City Council approves the General Plan Amendment, Zone Change, Site Development Plan, and Tentative Subdivision Map (Planning Case No. P22-0218) for the development of 34 residential lots and associated improvements on a 5.55-acre site located on the east side of S. Melrose Drive, south of Matagual Drive (APNs 166-280-18-00, 166-280-60- 00 and 166-280-61-00), a copy of which is included in the Project Plans, attached hereto as Exhibit “B”, subject to the Conditions of Approval in Exhibit “A” to this Resolution.
F.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”.
G.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 Planning Commission.
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RESOLUTION 2023- CITY COUNCIL OF THE CHARTERED CITY OF VISTA PAGE 6 P22-0218 res
3. Adoption. PASSED AND ADOPTED by the City Council of the City of Vista, California, at a regular meeting held on the 27th day of June 2023, by the following vote:
AYES:
NOES:
ABSTAIN:
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By:
JOHN FRANKLIN, MAYOR
ATTEST:
KATHY VALDEZ, CITY CLERK
By:
Exhibits:
A.Conditions of Approval
B.Project Plans
APPROVED
Amanda L. Guy
20230613151338
06/27/2023 PH1 Page 27 of 176
P22-0218 EX2A 1
EXHIBIT “A”
CONDITIONS OF APPROVAL
P22-0218
VISTA MELROSE RESIDENTIAL PROJECT
TTLC VISTA MELROSE, LLC.
A.SCOPE OF PROJECT
This project consists of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Zone Change, Site Development Plan, and Tentative Subdivision Map for34single-family dwelling units located at 560 and 622 S. Melrose Drive and APN 166-280-61-00 (APNs 166-280- 60-00, 166-280-61-00, and 166-280-18-00) which shall conform to Exhibit “B”.
B.APPLICABLE REGULATIONS
1.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.
C.FINAL MAP
A Final Map is required for this subdivision as set forth in Engineering Condition F.1.a., below.
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.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.
F.ENGINEERING INFORMATION AND CONDITIONS
1. 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 City Engineer. b.Prior to acceptance of any building plans, the grading and public improvement plan sets shall be submitted for the second plan check and deemed substantially complete by the City Engineer. Prior to issuance of 06/27/2023 PH1 Page 28 of 176
P22-0218 EX2A 2
any building permits, the public improvement plans shall be approved by the City 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/Parcel Map for concurrent review and approval. The CC&R’s shall be recorded before or concurrent with the Final Map recordation. The CC&R’s shall address the maintenance of private street(s), monument signage, common area (and inaccessible non- common area) landscaping, private drainage systems (including detention basins), BMP’s, access roads, streetlights, gates, and perimeter fencing.
The CC&R submittal shall include a spreadsheet noting each applicable condition of approval and the page within the CC&R’s 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&R’s shall be accepted by the City with the following signature block:
The City of Vista has reviewed these CC&R’s 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&R’s. 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&R’s in a manner to deviate from the requirement s of the land use approvals.
____________________________
City of Vista Representative
d.The approval of the Tentative Final 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 66445(j) 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 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.
e.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 06/27/2023 PH1 Page 29 of 176
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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.
f.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.
g.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 City Engineer.
h.The drainage design on the Tentative Final Map is conceptual only. The final design shall be based upon a hydrologic/hydraulic study to be approved by the City 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 City 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.
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 of Record.
j.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 is required to implement a Storm Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of grading activities. SWPPPs shall include construction pollution prevention and 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 06/27/2023 PH1 Page 30 of 176
P22-0218 EX2A 4
grading, rough grading, construction of street and landscaping improvements, and construction of dwelling units.
k.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 approved by the City Engineer.
l.Center to curb face radius for private cul-de-sacs shall be 40 feet minimum with an easement radius of 45 feet.
2.Grading
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 occur until a detailed grading plan, to be prepared in accordance with the Development Code, is approved by the City 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 City Engineer prior to the issuance of a demolition permit. No demolition shall be permitted without an approved erosion control plan.
c.For development of the proposed residential subdivision project 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. An erosion control plan shall be submitted along with the grading plans for the site.
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 onany 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 City Engineer with specific limitations to the working hours 06/27/2023 PH1 Page 31 of 176
P22-0218 EX2A 5
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.
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. No grading for private improvements shall occur outside the limits of this approval unless Developer/Owner obtains, records and submits a recorded copy to the City Engineer a grading or slope easement or agreement from the owners of the affected properties. If Developer/Owner is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer/Owner 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.Developer/Owner shall execute a covenant of easement for, Private Street and the private drainage system as shown on the tentative map. The obligation to execute and record the covenant of easement shall be shown and recording information called out on the Final Map. Developer shall provide City Engineer with proof of recordation prior to issuance of building permit. h.Developer/Owner shall execute, record, and submit a recorded copy to the City Engineer, a deed restriction on the property which relates to the proposed cross lot drainage as shown on the Tentative Map. The deed restriction document shall be in a form acceptable to the City Engineer and shall:
1.Clearly delineate the limits of the drainage course;
2.State that all future use of the property along the drainage course will not restrict, impede, divert or otherwise alter drainage flows in a manner that will result in damage to the underlying and adjacent properties or the creation of a public 06/27/2023 PH1 Page 32 of 176
P22-0218 EX2A 6
nuisance.
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 City 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.Street, sanitary sewer, and water improvement plans for South Melrose Drive and Matagual Drive shall be prepared and submitted by a California Registered Civil Engineer for plan check and approval of the City Engineer. d.South Melrose Drive
1.Required Right of Way width for South Melrose Drive is 110 feet per the Circulation Element. The Right of Way width from project property line to centerline shall be 55 feet. South Melrose Drive is classified as 6 – lane Urban Arterial, with a bike lane and 8-foot wide parkway. A 5 feet dedication is required along property frontage of South Melrose Drive.
2.Improvements shall consist of a new 11-foot wide driveway, 6-foot bike lane, streetlights, 6-inch curb/gutter, 5-foot wide sidewalk, a minimum pavement section of 6” AC over 8” CLIIAB structural pavement section with a TI of 9.
3.South Melrose Drive improvements may require removal and replacement of the existing raised median along the property frontage.
The owner/developer shall provide a cost estimate for removal and replacement of the raised median and post in-lieu fee based on the cost estimate approved by the City Engineer.
4.Developer/Owner shall depict, on Final Map, the relinquishment of vehicular access rights along the property frontage of South Melrose Drive.
e.Matagual Drive
1.Required Right of Way width for Matagual Drive is 60 feet per the Circulation Element. The Right of Way width from project property line to centerline shall be 30 feet. A 5 feet dedication is required along 06/27/2023 PH1 Page 33 of 176
P22-0218 EX2A 7
property frontage of Matagual Drive.
2.Matagual Drive is classified as 2-lane light collector, with an 8-foot wide bike lane, and 10-foot wide parkway.
3.Improvements shall consist of streetlights, 6-inch curb/gutter, 4-foot wide sidewalk, a minimum pavement section of 4” AC over 8” CLIIAB structural pavement section with a TI of 8.
4.Developer/Owner shall depict, on Final Map, the relinquishment of vehicular access rights along the property frontage of Matagual Drive except for the driveway access opening shown on the Tentative Final Map.
f.ADA ramp is required at the proposed driveway and curb return of southeast corner of South Melrose Drive and Matagual Drive per SDRSD.
ADA ramp shall be within City Right of Way.
g.Street name signs and traffic control devices shall be built to City standards and as required by the City Engineer and the Traffic Engineer. h.All right-of-way alignments, street dedications, exact geometrics and widths shall be dedicated and improved as required by the City Engineer. i.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. j.City streetlights shall be installed on South Melrose Drive, Matagual Drive and Private 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 street lights on all public or privates streets within the subdivision boundary. Streetlight plans shall be submitted and approved prior to approval of public improvement plans. k.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 City Engineer.
l.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 City Engineer, prior to paving.
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 06/27/2023 PH1 Page 34 of 176
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by the City Engineer and current City policy.
n.Prior to approval of the grading 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.
o.Upon review of the pavement investigation, the City Engineer shall determine whether the applicant shall: 1) Repair all failed pavement sections, 2) header cut and grind per the direction of the Public Works Inspector, and construct a minimum two (2)-inch thick rubberized AC overlay; or 3) Perform R-value testing and submit a study that determines if the existing pavement meets current City standards/traffic indices.
Should the study conclude that the pavement does not meet current requirements, rehabilitation/mitigation recommendations shall be provided in a pavement analysis report, and the applicant shall reconstruct the pavement per these recommendations, subject to approval by the City Engineer.
p.The City of Vista does not provide water service for projects within our city limits. A separate submittal and/or permits, fees, bonds, agreements and other conditions may be required to be attained by Vista Irrigation District. q.Any private water lines shall be designed by a registered Civil Engineer in the State of California. The plan check and inspection for private water lines shall be paid for by the developer as part of the Engineering review and construction process.
4.Stormwater
a.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. It shall be directly based on the project’s Storm Water Quality Management Plan (SWQMP) previously approved by the City Engineer. The O&M Plan shall be approved by the City Engineer prior to approval of Precise Grading Plan.
At a minimum the O&M Plan shall include the designated responsible parties 06/27/2023 PH1 Page 35 of 176
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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
b.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. c.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. d.The Agreement shall include a copy of executed onsite and offsite access easements necessary for the operation and maintenance of BMPs that shall be binding on the land throughout the life of the project to the benefit of the party responsible for the O&M of BMPs, until such time that the storm water BMP requiring access is replaced, satisfactory to the City Engineer. e.The project shall provide a separate sheet as part of the grading plan showing all construction BMP’s 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. f.The conceptually deemed complete Storm Water Quality Management Plan (SWQMP) shall be submitted with the first grading plan submittal and approved during Final Engineering prior to grading plan approval. g.This project will be required to implement post construction BMP’s 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. 06/27/2023 PH1 Page 36 of 176
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h.All post construction BMP’s 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 BMP’s as constructed are in conformance with the approved SWQMP and H&H reports and that all water quality requirements have been satisfied.
5. 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.
6.Public Sewer and Water Utilities - Sanitation Engineering Conditions a)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 and is available for these parcels as determined by the current ‘2017-Sewerage Master Plan’. The existing sewer capacity will be credited to the total required capacity for the proposed project.
b)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. c)The proposed Residential development project is within the City of Vista Sewer Service Area V30.50d as determined by the current ‘2017- Sewerage Master Plan’ and the ‘Sewer Facility Maps’. Therefore, sewer service is available for this parcel.
d)An existing 8-VCP (Dwg-A63.04, 1964-Yr) public sewer main along Matagual Drive is available for connection. Refer to the existing record drawings and the existing CCTV inspection logs and videos for location and condition of the existing pipes, respectively. Connection of private sewer laterals into an existing public defective or substandard sewer pipe will not be permitted.
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e)Developer shall hire a qualified California Registered Land Surveyor or Engineer to survey and certify the invert elevations and top of rim elevations of the existing sewer manhole #V30.50d where the proposed public sewer main extension is connecting. 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. f)The existing sewer manholes #V30.50d is to be reconstructed per current standards and epoxy lined.
a.Developer shall install approximately 1,300-LF of 8-in PVC, SDR35 (GREEN) Public sewer main. 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.
b.Each proposed detached building shall have a separate, individual, dedicated gravity flow, private sewer lateral and standard ‘two-way’ cleanout fronting and connecting to the private sewer main. A separate individual dedicated ‘Backflow Preventer’ for each sewer lateral as noted on the plans.
c.The existing building private sewer lateral is to be removed and capped at the sewer main wye connection per public standards. d.Existing private sewer laterals from adjacent parcels found crossing this parcel, are to be relocated per public standards and as directed by the Sanitation Engineer.
e.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.
f.Construction and inspection of the ‘public’ sewer main is to be done per Public Standards and/or as directed by the City Engineer, including Pre- & Post-CCTV inspection. All sewer work is to be inspected by the City of Vista Engineering Inspector. All work done without proper inspection will be rejected.
g.The Construction Sewer Improvement and Grading Plan As-Built Signature blocks shall include a sanitation signature block for review/approval of the as-builts as noted below.
“AS BUILTS”
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g) Construction Landscape Plans should be prepared on City approved AutoCAD Templates similar to the Grading Plans CAD templates (available at the city website) – as a minimum, it shall have a Sanitation Conflict Review block for sanitation’s signature, and an As-Built block for sanitation’s review/inspection and signature.
h)The new 3-ft sewer easement along with the existing 10-ft sewer easement (per PM-8977) shall be graded and recompacted to the maximum extent practicable and as directed by the soils engineer. i)This access road between Lots 6 and 7 shall be delineated with the installation of a “0” type ‘G” curb along both edges of the access road to prevent erosion, and to prevent any future construction over the easement.
j)All Private Streets (full width) are to be dedicated to the benefit of the City of Vista as public sewer easements on the final map.
k)A 3-ft wide sewer easement along the most southeasterly boundary of Lots 18 and 19 is to be dedicated to the benefit of the City of Vista as public sewer easement on the final map.
l)A 20-ft wide sewer easement between Lots 6 and 7 is to be dedicated to the benefit of the City of Vista as public sewer easement on the final map. m)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 2023-_____.
PROJECT ENGINNER___________________ ___________
RCE ___________ EXP __________ DATE REVIEWED BY:
INSPECTION: ___________________ DATE: ___________
SANITATION: ___________________ DATE: ___________
NOTE: AS-BUILTS WILL BE SIGNED UPON:
•COMPLETION OF LANDSCAPE WORK
•POST-CCTV INSPECTION OF ALL SEWER FACILITIES
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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 AUGUST 23, 1991.
c.ALL PARCELS CREATED BY THIS FINAL PARCEL MAP SHALL
BE SUBJECT TO THE ‘VSD RESTRICTIONS FOR SEWER &
DRAINAGE EASEMENTS’, DOC#1991-0433396, RECORDED
AUGUST 23, 1991.
d.ALL PARCELS SHALL BE SUBJECT TO A RECORDED ‘SEWER
ACCESS MAINTENANCE AGMT’ DOC#2023-___________,
RECORDED _____________, 2023.
e.ALL PARCELS SHALL BE SUBJECT TO A RECORDED
‘COVENANTS, CONDITIONS AND RESTRICTIONS’ (CC&RS)
DOC#2023-___________, RECORDED _____________, 2023.
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.
n)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.
G.FIRE DEPARTMENT CONDITIONS AND REQUIREMENTS
1.Fire Department Access
a.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 feet6 inches vertical clearance.
b.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. c.Fire apparatus roads shall be designed and maintained to support an imposed load of at least 75,000 pounds and shall provide an approved paved surface.
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d.All fire access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. If the roadway becomes undriveable, a Stop Work Order will be requested until access is restored.
e.A paved all-weather driving surface approved by the fire chief, capable of supporting fire apparatus, must be installed prior to combustible building materials being brought to the site. (Exception: forming lumber for foundations permitted prior to all-weather surface.) As a minimum the first lift of paving must be installed prior to combustibles being brought on site. Complete paving is required prior to building final inspection.
f.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.
2.Address Numbers
a.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
a.All residential structures and attached garages built on the subject property are required to have residential fire sprinkler systems meeting NFPA 13D standard, latest edition and local VFD sprinkler policy.
4. Gates
a.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.
b.All gates serving residential projects must be automatic. Automatic gates 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.
5.Hydrants & Waterlines
a.Prior to any building construction at the site all fire hydrants shall be 06/27/2023 PH1 Page 41 of 176
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installed and operational. If any existing fire hydrant does not meet minimum fire flow or approved type, it shall be the responsibility of the applicant to improve the system as needed.
H.VISTA IRRIGATION DISTRICT INFORMATION AND CONDITIONS
1.The site is totally within the Vista Irrigation District.
2.Payment to the Vista Irrigation District for this Water Availability Letter 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 the 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.District Blanket Easement No. C44 encumbers the property.
7.An existing District waterline crosses or is adjacent to the land being developed (see-attached plat) and should be shown on the final map. These waterlines may need to be replaced or relocated due to the grading operations or project configuration. The District’s 10-inch steel pipeline that runs northeast from Las Palmas Drive and into the southern portion of the Project will be abandoned as part of the Project. Therefore, the pipeline will need to be cut at the connection to the Las Palmas Drive 12-inch pipeline.
The existing water meters and service laterals to APNs 166-280-33, 41, and 39 from this 10-inch pipeline will be relocated to the existing 12-inch pipeline within Las Palmas Drive, and the water meter and service lateral to APN 166-280-18 will be removed and capacity credited to the Project. The section of 10-inch pipeline within the southern portion of the development will need to 06/27/2023 PH1 Page 42 of 176
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either be removed or quitclaimed with ownership of the abandoned pipeline transferred to the developer. Also, the water meter and service lateral to APN 166-280-60 from Melrose Drive will be removed and capacity credited to the Project.
8.Service is being provided via existing water meters (APN 166-280-60 has a 5/8” meter Acct 6515-0665 and APN 166-280-18 has a 1” meter Acct 6515- 0650). Additional meters or water facilities may be needed.
9.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.
10.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.
11.The water supply study and hydraulic analysis completed September 22, 2022 determines available domestic service pressures, fire flow availability, on-site and/or off-site system improvements required to serve the project.
12.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.
13.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.
14. The District’s water system design criteria recommends 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 a 6-inch size waterline in Matagual Drive with a maximum hydraulic gradient of 637 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.
15.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 06/27/2023 PH1 Page 43 of 176
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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.
I.VISTA UNIFIED SCHOOL DISTRICT INFORMATION AND CONDITIONS
1. 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.BUILDING DEPARTMENT
1.All construction and designs are to comply with the model codes in effect at the time a permit application is filed and plans submitted for plan check.
K.PLANNING INFORMATION AND CONDITIONS
Landscape:
Standard Conditions:
1.The landscape construction drawings shall be consistent with the conceptual plans (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
2.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.
3.Following grading 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.
4.The project Landscape Architect shall supervise the installation to insure that the work is installed per the plans approved by the City. This shall 06/27/2023 PH1 Page 44 of 176
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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 completed irrigation system must be tested to verify adequate coverage and that no overspray or runoff is occurring.
5.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.
6.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.
7.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.
8.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.
9.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, 06/27/2023 PH1 Page 45 of 176
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and that water use does not exceed the MAWA once landscaping has been established. This report must be submitted prior to the requested final inspection by the City.
10.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.
11.All trees shall be maintained in a manner that retains the natural form of the species. Topping and aggressive pruning will not be allowed.
12.All screening shrubs shall be maintained at a height that effectively screens the area that they were planted to obscure (ex: parking areas, trash enclosures, loading areas).
13.Slopes with grades 4:1 or steeper shall be planted and irrigated. Reinforced straw matting shall be provided.
14.Provide root barriers for all street trees located within six feet of hardscape and underground utilities. Root barriers shall be a minimum of 10 feet long and 24 inches deep.
15.A minimum of 24-inch box trees shall be required for all street trees along S.
Melrose Drive and Matagual Drive.
General:
1.Any proposed fence or wall details and materials shall be submitted for review and approval by the City Planner. No razor wire, barbed 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 Map. Setbacks shall also be shown on the Final Map.
3.The project shall provide parking in conformance with the Development Code, Section 18.54.050. The project requires a minimum of 2 enclosed garage parking spaces per dwelling unit and a minimum 2 open guest parking spaces per dwelling unit, for a total of 4 parking spaces per residential lot, for an overall site total of 171 parking spaces.
4.Street Name, Numbers and Warning Signs:
a.Building addresses shall be assigned by the Planning Division. b.The applicant shall cause to be installed in all public and private rights 06/27/2023 PH1 Page 46 of 176
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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.
5.Prior to Final Map approval, the subdivider shall give notice to public utilities as required by the Subdivision Map Act.
6.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.
7.The Final Map shall conform to the Tentative Map as determined by the City 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.
8.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.
9.Any retaining walls exceeding 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 and be in compliance with the City of Vista Landscape Manual.
10.Prior to Final Map approval, a Notice of Land Use Restriction approved by the City Planner must be recorded acknowledging all Conditions of Approval.
11.A photometric lighting plan shall be submitted and reviewed for any outdoor lighting prior to issuance of any grading permit. The project will be required to meet all of the applicable requirements in Section 18.58.260 - Outdoor Lighting Facilities and/or Fixture in the City’s Development Code.
Parking
12.The project shall provide a two-car garage for each unit, with a total of 68 06/27/2023 PH1 Page 47 of 176
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covered parking spaces.
13.The project shall provide two open guest or residential spaces per unit, for a total of 68 open residential spaces, which shall be located on the private driveways. All open parking spaces shall be a minimum of 9 feet in width by 19 feet in depth.
14.A total of 35 guest parking spaces on the street shall be maintained. Total parking provided for this project: 171 spaces.
15.A parking management plan shall be incorporated into the CC&R’s to address no storage allowed in the garages that will prevent parking of 2 cars inside the garages of each single-family unit.
Mechanical Screening
16.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
17.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:
18.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:
19.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 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.
20.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 06/27/2023 PH1 Page 48 of 176
P22-0218 EX2A 22
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.
21.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 shall be incorporated into the project design or are to be implemented before or during construction in accordance with the project conditions of approval, thereby reducing all identified impacts to a less than significant level.
MM-CUL-1 Cultural resource mitigation monitoring shall be conducted on the site 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 full-time presence of a Qualified Archaeologist and a traditionally and culturally affiliated (TCA) Native American Monitor associated with a TCA tribe for, but not limited to, any clearing or grubbing of vegetation, 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 any imported fill materials (note: all fill materials shall be absent of any and all cultural resources); and any related road improvements, including, but not limited to, the installation of infrastructure, realignments, and/or expansions to parking lots. 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 TCA Native American Monitor shall attend at least one pre-construction meeting with the Contractor and/or associated Subcontractors (e.g., Grading Contractor) and a representative from the City of Vista’s Engineering or Community Development departments to present the archaeological monitoring program as presented in these measures.
•The Qualified Archaeologist shall maintain ongoing collaborative consultation with the TCA Native American Monitor during all ground 06/27/2023 PH1 Page 49 of 176
P22-0218 EX2A 23
disturbing or altering activities, as identified above. The Contractor or Grading Contractor shall notify the Director of Community Development & Engineering, preferably through e-mail, of the start and end of all ground-disturbing activities.
•The Qualified Archaeologist and/or TCA 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 TCA Native American Monitor. If a determination is made that the unearthed artifact deposits or tribal cultural resources are considered potentially significant, the consulting TCA Tribe(s) shall be notified and consulted in regards to the respectful and dignified treatment of those resources. Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the TCA 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, culturally appropriate treatment of those resources, including but not limited to funding an ethnographic or ethnohistoric study of the resource(s), and/or developing a data recovery plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the consulting TCA Tribe(s) shall be notified and consulted in drafting and finalizing any such recovery plan. •Should any cultural resources be found on the project site during construction of the project, consultation with the TCA Tribal Monitor shall occur. Based upon consultation with the TCA monitor, the cultural resources will be relocated for reburial to a portion of the existing site that will remain as open landscaped area (not active recreation areas).
MM-CUL-2 Prior to the submission of a grading plan to City staff for review, the Applicant or Owner, and/or Contractor shall enter into a Pre-Excavation Agreement with a Traditionally and Culturally Affiliated Native American Tribe (“TCA Tribe”). A copy of the agreement shall be included in the grading plan submission. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant or Owner, and/or Contractor, and the TCA tribe for the protection and treatment of, including but not limited to, Native American human remains, funerary 06/27/2023 PH1 Page 50 of 176
P22-0218 EX2A 24
objects, cultural and religious landscapes, ceremonial items, traditional gathering areas and cultural items, located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, off- site infrastructure installation, grading, and all other ground disturbing activities.
MM-CUL-3 Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which shall comply with Government Code Section 6254(r), shall be submitted by the Qualified Archaeologist, along with the TCA Native American Monitor’s notes and comments, to the City Planner for the project administrative record.
MM-CUL-4 All cultural materials that are associated with burial and/or funerary goods shall be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission (NAHC) per California Public Resources Code Section 5097.98.
MM-CUL-5 Recovered cultural material of historic significance, but not of tribal significance, shall be curated with accompanying catalog, photographs, and reports to a San Diego curation facility that meets federal standards per 36 CFR Part 79. If cultural material will be returned to the Tribe(s) rather than curated, diagnostic artifacts or particularly good examples of specific tool types, if such are recovered, should be scanned for 3D printing, with the permission of the Tribe(s). The data from 3D scanning would be curated at an appropriate repository, such as the San Diego Archaeological Center. The cultural material can then be returned to the Tribe(s) for reburial or other treatment. Recovered cultural material of tribal cultural significance shall be repatriated as stipulated in the pre-excavation agreement as described in MM-CUL-2
MM-CUL-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 TCA 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 TCA 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 within 24 hours. The Native American Heritage Commission would then make a determination as to the Most Likely Descendent. If Native American remains are 06/27/2023 PH1 Page 51 of 176
P22-0218 EX2A 25
discovered, the remains shall be kept in situ (“in place”), or in a secure location in close proximity to where they were found, until after the Medical Examiner makes its determination and notifications, and until after the Most Likely Descendant is identified. The analysis of the remains shall only occur on-site in the presence of a Most Likely Descendant. The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply, and the mediation process will occur with NAHC. In the event that mediation is not successful, the landowner shall rebury the remains at a location free from future disturbance (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
Onsite Resource Reburial: Upon completion of all ground-disturbing and grading activities on the Project site, the TCA monitor and representatives from the Tribe(s) will rebury any resources recovered from the Project site in an open space area that will remain free from any active recreational uses or any further excavation or ground disturbance. Any reburial site shall be culturally appropriate and explicitly approved in writing by the consulting Tribe(s). The reburial location will be covered first by a layer of geomat and then backfilled with clean fill dirt. Once reburial activities are completed, the site will be protected via a restrictive covenant or similar deed restriction that prohibits future excavation or disturbance of the reburial location.
MM GEO-1 If an inadvertent discovery of paleontological resources (e.g., fossilized plant, shell, or animal bone) is made during project-related construction activities, ground disturbance in the area of the find shall be halted; the discovered resource shall be roped off; and the City of Vista and a qualified professional paleontologist shall be contacted. The qualified paleontologist shall be assigned to determine whether the resource is potentially significant as per the Society of Vertebrate Paleontology 2010 and County of San Diego (2009) guidelines for mitigation and develop appropriate treatment measures.
MM-NOI-1 The following recommendations from Appendix I shall be implemented by the construction contractor to reduce construction noise onsite, to the satisfaction of the City of Vista Community Development Department, to ensure that project construction would not exceed the City’s adopted daytime threshold for construction noise exposure of 75 dBA for an eight-hour period:
•Administrative controls (e.g., prohibit usage of equipment type[s] within certain distances).
•Engineering controls (upgrade noise controls, such as install better engine exhaust mufflers).
06/27/2023 PH1 Page 52 of 176
P22-0218 EX2A 26
•Install noise abatement on the site boundary fencing (or within, as practical and appropriate) in the form of sound blankets or comparable temporary barriers (e.g., stacked sheets of plywood supported with framing) to occlude construction noise emission between the site (or specific equipment operation as the situation may define) and offsite noise-sensitive receptor(s) of concern.
•At the outset of a project construction activity, an unattended noise level monitor shall be deployed onsite to measure and document that noise exposure levels attributed to project construction activity at adjacent offsite sensitive receptors are in conformance with the 75 dBA 8-hour Leq threshold.
MM-NOI-2 Where exterior noise levels are predicted to exceed 65 dBA CNEL at useable open space areas, the contractor should install noise-reducing features external to or upon the useable open space areas (or within, as practical and appropriate) in the form of sound walls, fencing, landscape berms, or similarly performing barriers of at least 6 feet in height to occlude incoming roadway traffic noise, to the satisfaction of the City of Vista Community Development Department, to ensure that there is no exceedance of the 65 dBA CNEL threshold. 06/27/2023 PH1 Page 53 of 176
SHEET INDEX
1 Cover Sheet
2 Site Development Plan
3 Style Plotting Site Plan
4 Building Front Elevations
5 Building Elevations - Plan 1
6 Building Elevations - Plan 1 Enhanced
7 Building Elevations - Plan 1
8 Building Elevations - Plan 1 Enhanced
9 Building Elevations - Plan 2
10 Building Elevations - Plan 2 Enhanced
11 Building Elevations - Plan 2
12 Building Elevations - Plan 2 Enhanced
13 Unit Plans - Plan 1
14 Unit Plans - Plan 2
15 Color and Materials
16 Civil Title Sheet
17 Rezone Plan
18 Slope Analysis
19 Details and Sections
20 Preliminary Grading Plan
21 Preliminary Retaining Will Plan
22 Existing Map
23 Proposed Map
24 BMP Site Plan
25 Conceptual Landscape Plan
26 Conceptual Space Enlargements
27 Melrose Parkway Enlargements
28 Enclosure Diagram
29 Conceptual Imagery and Notes
30 Planting Palette
31 Photometric Plan
32 Lighting Details
33 Perspective Views
34 Perspective Views
35 Perspective Views
Matagual and Melrose
Architecture + Planning
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
CITY OF VISTA-PROJECT INFORMATION TABLE
OWNER:
ADDRESS:
ADDRESS:
TYPE OF DEVELOPMENT: 34 SMALL LOT SUBDIVISION AND SITE DEVELOPMENT PLAN EXIST. ZONE: O-P, R-1
TTLC VISTA-MELROSE, LLC PHONE:
PHONE:
949-645-5370
949-851-2133
4350 VON KARMAN AVE, SUITE 200, NEWPORT BEACH, CA 92660 KTGY ARCHITECTURE + PLANNING
17911 VON KARMAN AVE, SUITE 200, IRVINE, CA 92614
APN(S): 166-280-60-18, 166-280-60, 166-280-60-61
SITE DATA DWELLING UNITS COMMON OPEN SPACE
LOT:
BUILDING:
PARKING/PAVEMENT:
LANDSCAPING:
AREA (SQ. FT.)COVERAGE %2 BDRM
3 BDRM -
4 BDRM
5 BDRM
PROVIDED REQ'D
TOTAL UNITS
PARKING
GARAGE:
DRIVEWAY:
OPEN:
LOADING
HANDICAP
TOTAL
REQUIRED
-
-
REC. VEH.
STORAGE
SPACES:
N/A
DRIVEWAY (SIZE & SLOPE)SITE DATA
FRONT
L. SIDE
R. SIDE
10'/20'
5'
5'
REAR
SPECIAL
ACCESS. BLDG
10'
N/A
N/A
ARCHITECT:
-
PRIVATE OPEN SPACE
PROVIDED REQ'D
GENERAL PLAN AMENDMENT (CO, MLD to MD), ZONE CHANGE (OP, R1 to R-1-B), TENTATIVE SUBDIVISION MAP, and SITE DEVELOPMENT PERMIT (34 LOTS) - FILE #P22-0218 17 34
227,752
47,940
72,436
107,376
136
171
68 35
68 100%
21%
32%
47%
1 Way: 12' Min.
2 Way: 24' Min.
SLOPE: VARIES
17 13,082 SF 6,800 SF
18,700 SF 6,800 SF
P22-0218
PROP. ZONE: R-1-B
1COVER SHEET
06/27/2023 PH1 Page 54 of 176
06/27/2023 PH1 Page 55 of 176
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Newport Beach, CA 92660
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VISTA, CA # 2021-1070
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CONCEPT DESIGN
OCTOBER 27, 2022
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STYLE & COLOR PLOTTING
Plan 1 Contemporary
Plan 1 Farmhouse
Plan 2 Farmhouse
Plan 2 Ranch
- -Enhanced Elevation
CITY OF VISTA-PROJECT INFORMATION TABLE
GP AMEND (CO, MLD TO MD), ZONE CHANGE (OP,R1 TO RM), AND TSM (34 FILE #P21-O114
LOTS) -
OWNER: TTLC VISTA-MELROSE, LLC PHONE: 948.661-6695
ADDRESS: 4350 VON KARMAN, SUIT£ 200, NEWPORT BEACH, CA 92660 ARCHITECT: KTGY ARCHITECTURE + PLANNING PHONE:949.851.2133 ADDRESS: 17911 VON KARMAN AV£ SUIT£ 200, IRVINE, CA 92614 TYPE OF DEVELOPMENT: 34-LOT TENTATIVE SUBOIVISION MAP
ZONE: EXISTING: 0-P, R-1 PROPOSED: R-M(/0) ASSESSOR��S): 166-280-60, -61, & -HI PAACEl NOS: SITE DATA DWELLING UNITS tOMMON OPEN SPACE AREA (SQ. FT.) COVERAGE % 1 BDRM -PROVIDED REQ'D
LOT: 227,752 100% 2 BDRM -12,773 SF 6,800 SF
BUILDING: 50,010 22% 3 BDRM -PRIVATE OPEN SPACE
PARKING/PAVEMENT, 70,821 31% 4 BDRM 34 PROVIDED REQ'D
LANDSCAPING: 106,921 47% TOTAL UNITS 34 18,700 SF 6,800 SF PARKING REQUIRED 170 DRIVEWAY SITE DATA (SIZE &. SLOPE) GARAGE: 68 LOADING -REC. VEH. 1 Woy 12' Min. FRONT 10·;20· REAR 10' STORAGE DR=AY, 68 HANDICAP -SPACES: 2 Woy 24' Min. L.SIDE 5' SPECIAL N/A OPEN: 35 TOTAL 171 N/A SLOPE VARIES R. SIDE s· ACCESS. BLDG N/ A
SITE PLAN
COLOR PLOTTING 3
P22-0218
06/27/2023 PH1 Page 56 of 176
FrontPlan 1 - Farmhouse FrontPlan 1 - Contemporary
FrontPlan 2 - Farmhouse FrontPlan 2 - Ranch
0 2 4 8 4FRONT ELEVATIONSArchitecture + Planning
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
06/27/2023 PH1 Page 57 of 176
Left Elevation
Rear Elevation Right Elevation
Front Elevation
Lots: 10, 16, 29
13 6 7 32
2 ±3
1 '
-
6 "
ROOF RIDGE
F.FL.
T.O.P.
T.O.P.
F.FL.
9'
-
1 "
9'
-
1 "
11 4
Roof Plan (1/8" = 1'-0")
6:12
6:12
10 :
1 2
10 :
1 2
2 36
6 62 1
MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
5 7
RI
D
G
E
RIDGE
COLOR LEGEND
A.SW7100 ARCADE WHITE
B.SW7003 TOQUE WHITE
C.SW7103 WHITE FLOUR
D.ENTRY DOOR - SW7620 SEAWORTHY
E.SW7000 IBIS WHITE
F.FRAME - SW 7069 IRON ORE
G.ROOF - LANDMARK TL - COUNTRY GRAY
B
D
A
E
A BG
0 2 4 8
Architecture + Planning
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
5BUILDING ELEVATIONS
Plan 1 - Farmhouse
06/27/2023 PH1 Page 58 of 176
Enhanced Right Elevation
Lots: 1, 6, 14, 22, 26
132
Roof Plan (1/8" = 1'-0")
6 MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
RI
D
G
E
RIDGE
COLOR LEGEND
A.SW7100 ARCADE WHITE
B.SW7003 TOQUE WHITE
C.SW7103 WHITE FLOUR
D.ENTRY DOOR - SW7620 SEAWORTHY
E.SW7000 IBIS WHITE
F.FRAME - SW 7069 IRON ORE
G.ROOF - LANDMARK TL - COUNTRY GRAY
3 BA
6:12
6:12
10 :
1 2
10 :
1 2
0 2 4 8
Architecture + Planning
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
6BUILDING ELEVATIONS
Plan 1 - Farmhouse Enahanced
06/27/2023 PH1 Page 59 of 176
Left Elevation
Rear Elevation Right Elevation
Front Elevation; Lots: 3, 17, 24, 27
61 3 67
3 ±2
8 '
-
7 "
ROOF RIDGE
F.FL.
T.O.P.
T.O.P.
F.FL.
9'
-
1 "
9'
-
1 "
2 11
4 Roof Plan (1/8" = 1'-0")
3:
1 2
3:
1 2
RI
D
G
E
1 36
3 6 163
MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
5 COLOR LEGEND
A.SW6259 SPECIAL WHITE
B.SW7033 BRAINSTORM BRONZE
C.SIDING - SW7705 WHEAT PENNY
D.ENTRY DOOR - SW6048 TERRA BRUN
E.GARAGE - SW 60006 BLACK BEAN
F.SW7000 IBIS WHITE
G.FRAME - SW 7650 ELLIE GRAY
H.ROOF - LANDMARK TL - MOIRE BLACK
ECA
DE
1 B
C
8 E
3:12
0 2 4 8 7BUILDING ELEVATIONS
Plan 1 - Contemporary
Architecture + Planning
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
06/27/2023 PH1 Page 60 of 176
Rear Elevation Enhanced Right Elevation
Lots 7, 11, 21, 32, 34
Front Elevation
61 67
6 ±2
8 '
-
7 "
ROOF RIDGE
F.FL.
T.O.P.
T.O.P.
F.FL.
9'
-
1 "
9'
-
1 "
8 4
Roof Plan (1/8" = 1'-0")
3:12
3:
1 2
3:
1 2
3 6 163
MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
8.STUCCO PANELS
5 COLOR LEGEND
A.SW6259 SPECIAL WHITE
B.SW7033 BRAINSTORM BRONZE
C.SIDING - SW7705 WHEAT PENNY
D.ENTRY DOOR - SW6048 TERRA BRUN
E.GARAGE - SW 60006 BLACK BEAN
F.SW7000 IBIS WHITE
G.FRAME - SW 7650 ELLIE GRAY
H.ROOF - LANDMARK TL - MOIRE BLACK
EE
DE
1 B
C
1 A
1 A B
8 E
3:12
0 2 4 8 8BUILDING ELEVATIONS
Plan 1 - Contemporary Enhanced
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
06/27/2023 PH1 Page 61 of 176
Left Elevation
Rear Elevation Right Elevation
Front Elevation
Lots: 2, 5, 8, 12, 30, 33
3 1
3 2 17
6 ±3
3 '
-
4 "
ROOF RIDGE
F.FL.
T.O.P.
T.O.P.
F.FL.
9'
-
1 "
9'
-
1 "
61 4
Roof Plan (1/8" = 1'-0")
6:12
6:12
10 :
1 2
10 :
1 2
26 2 3 62
MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
8.STANDING SEAM ROOF
5 3
10 :
1 2
10 :
1 2
B A
DE
COLOR LEGEND
A.SW7658 GRAY CLOUDS
B.SW7048 URBAN BRONZE
C.SW6994 GREENBLACK
D.SW6509 GEORGIA BAY
E.SW7675 SEALSKIN
F.FRAME - BRONZE
1 CA B
0 2 4 8
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
9BUILDING ELEVATIONS
Plan 2 - Farmhouse
06/27/2023 PH1 Page 62 of 176
Enhanced Left Elevation
Lots: 15, 19, 25
1 Roof Plan (1/8" = 1'-0")
26 MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
8.STANDING SEAM ROOF
3 COLOR LEGEND
A.SW7658 GRAY CLOUDS
B.SW7048 URBAN BRONZE
C.SW6994 GREENBLACK
D.ENTRY DOOR - SW6509 GEORGIA BAY
E.SW7675 SEALSKIN
F.FRAME - BRONZE
1 C
3 B
6:12
6:12
10 :
1 2
10 :
1 2
10 :
1 2
10 :
1 2
0 2 4 8
Architecture + Planning
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
10BUILDING ELEVATIONS
Plan 2 - Farmhouse Enhanced
06/27/2023 PH1 Page 63 of 176
Left Elevation
Rear Elevation Right Elevation
Front Elevation
Lots: 4, 9, 20, 23, 28, 31
66271 1
±2
8 '
-
5 "
ROOF RIDGE
F.FL.
T.O.P.
T.O.P.
F.FL.
9'
-
1 "
9'
-
1 "
6 4
Roof Plan (1/8" = 1'-0")
4:
1 2
4:
1 2
4:12
4:12 RIDGE
RI
D
G
E
4:
1 2
4:
1 2
12 12 6 3 2 16
1 1
5 CBE
3 A
DG
H
MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
8.VENEER STONE
COLOR LEGEND
A.SW9129 JADE DRAGON
B.SW7010 WHITE DUCK
C.SW6150 UNIVERSAL KHAKI
D.ENTRY DOOR - SW2801 ROOKWOOD
E.TRIM - SW7055 ENDURING BRONZE
F.FRAME - BRONZE
G.GARAGE - SW6174 ANDIRON
H.ROOF - LANDMARK TL - PLATINUM
I.BELDEN BRICK - FIELD GRAY VELOUR
8 I
RI
D
G
E
1 CB
0 2 4 8
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
11BUILDING ELEVATIONS
Plan 2 - Ranch
06/27/2023 PH1 Page 64 of 176
Enhanced Left Elevation
Lots: 18
6 Roof Plan (1/8" = 1'-0")
1213
MATERIAL LEGEND
1.STUCCO
2.COMPOSITION SHINGLE ROOF
3.FIBER-CEMENT SIDING
4.SECTIONAL GARAGE DOOR
5.ENTRY DOOR
6.VINYL WINDOW
7.LIGHT FIXTURE
8.VENEER STONE
COLOR LEGEND
A.SW6110 STEADY BROWN
B.SW7031 MEGA GREIGE
C.SW7053 ADAPTIVE SHADE
D.ENTRY DOOR - SW2801 ROOKWOOD
E.TRIM - SW7055 ENDURING BRONZE
F.FRAME - BRONZE
G.GARAGE - SW6174 ANDIRON
H.ROOF - LANDMARK TL - PLATINUM
I.BELDEN BRICK - FIELD GRAY VELOUR
8 I
CB
4:
1 2
4:
1 2
4:12
4:12
4:
1 2
4:
1 2
RIDGE
RI
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0 2 4 8
Architecture + Planning
888.456.5849
ktgy.com
MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
12BUILDING ELEVATIONS
Plan 2 - Ranch Enhanced
06/27/2023 PH1 Page 65 of 176
Plan 1
4 Bed+Loft, 3 Bath
2,315 SQ. FT. Gross Area
2,227 SQ. FT. Net Area
Entry
Second Floor
1287 SQ. FT. Gross Area
1251 SQ. FT. Net Area
First Floor
988 SQ. FT. Gross Area
933 SQ. FT. Net Area
Great
Room
25'-4"x14'-6"
Primary
Bedroom
14'-8"x14'-10"
45 '
-
0 "
Garage
20'-2"x20'-4"
410 SQ. FT.
Dn.
Up.
Kitchen
Bath 3
45 '
-
0 "
Bed 3
11'-0"x11'-0"
Lau.
Bath 2
Primary
Bath
Bed 2
11'-0"x10'-11"
Bed 4
10'-1"x10'-3"
W.I.C.
Coat
Loft
12'-10"x11'-9"
Lin.
Roof Below
Li
n
.
40 '
-
0 "
36'-0"36'-0"
5'
-
0 "
40 '
-
0 "
45 '
-
0 "
WH Storage
210 CF
7'x3'-10"x8'
20'-9"
18'-0"
13FLOOR PLAN
PLAN 10 2 4 8
Architecture + Planning
888.456.5849
ktgy.com
MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
06/27/2023 PH1 Page 66 of 176
Plan 2
5 Bed, 3 Bath
2,529 SQ. FT. Gross Area
2,407 SQ. FT. Net Area
Entry
Second Floor
1470 SQ. FT. Gross Area
1410 SQ. FT. Net Area
First Floor
1012 SQ. FT. Gross Area
947 SQ. FT. Net Area
Great
Room
29'-1"x14'-6"
Primary
Bedroom
15'-2"x13'-7"
45 '
-
0 "
Garage
20'-2"x20'-4"
410 SQ. FT.
Dn.
Up.
Kitchen
Bath 3
45 '
-
0 "
Bed 3
12'-8"x10'-8"
Lau.
Bath 2
Primary
Bath
W.I.C.
Coat
Pan.
Bed 4
10'-1"x10'-8"
Lin.
Lin.
Lin.
Roof Below
36'-0"
40 '
-
0 "
5'
-
0 "
45 '
-
0 "
45 '
-
0 "
36'-0"
W.I.C.
Bath 4
Bed 2
11'-0"x10'-9"
Bed 5
11'-9"x11'-2"
Roof Below
WH Storage
300 CF
12'-9"x3'x8'
20'-9"
18'-0"
14FLOOR PLAN
PLAN 20 2 4 8
Architecture + Planning
888.456.5849
ktgy.com
MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
P22-0218
06/27/2023 PH1 Page 67 of 176
Architecture + Planning
888.456.5849
ktgy.com
MATAGUAL & MELROSE
VISTA, CA # 2021-1070
CONCEPT DESIGN
APRIL 25, 2023
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660 15COLOR & MATERIALS
06/27/2023 PH1 Page 68 of 176
06/27/2023 PH1 Page 69 of 176
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06/27/2023 PH1 Page 77 of 176
MATAGUAL & MELROSE SUBDIVISION
VISTA, CALIFORNIA 2661-01-RS21 February 16, 2023
EVERGREEN ACCENT TREE
RHUS LANCEA / AFRICAN SUMAC
DECIDUOUS FLOWERING TREE
CHILOPSIS LINEARIS / DESERT WILLOW
EVERGREEN STREET TREE
GEIJERA PARVIFLORA / AUSTRALIAN WILLOW
SYMBOL SPECIES
TREE LEGEND
SITE PLAN LANDSCAPE KEY
LANDSCAPE CALCULATIONS
MATAGUAL DRI
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V
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0’120’80’40’160’
SCALE 1” = 40’NORTH
CONCEPTUAL LANDSCAPE PLAN
1 2
3 4
4 10
9 11
7 6
5 7
8 9
10 11
2 10
3 8
1 5
6 PARKWAY PLANTING
(LOW, DROUGHT TOLERANT GROUNDCOVER)
SIDEWALK
ENTRY DRIVE
HABITAT AND HERITAGE GARDEN
40’ DIA PLAY AREA WITH STRUCTURE AND LOW SEAT WALLS/
RETAINING WALLS. PLAY AREA TO BE ACCESSIBLE WITH ENTRY
RAMP, FIBAR SURFACING, AND ACCESSIBLE EQUIPMENT
(per 11b-1008 of the 2019 CBC)
SHORT TREE BUFFER
RECREATION LAWN
20’-0” WIDE SEWER EASEMENT, UNOBSTRUCTED. PATH DOUBLES
AS ALL-WEATHER 6’ WIDE ACCESS ROAD TO MANHOLE.
SEATING AREA WITH ACCESSIBLE SEATING
(per 11-b division 9 of the 2019 CBC)
CONCRETE WALKWAY
LAWN AND DOG RUN OVER UNDERGROUND WATER CISTERN
SEWER NOTES:
PROVIDE ROOT BARRIER WHERE TREES ARE WITHIN 10’ OF
SEWER EASEMENT. TREES SELECTED DO NOT HAVE INVA-
SIVE ROOT SYSTEMS. NO OBSTRUCTIONS (TREES, SHRUBS,
OR FENCES) TO OCCUR IN PUBLIC SEWER EASEMENT
P22-0218
25 SEE COVER SHEET FOR SITE CALCULATIONS.
DUPLICATED BELOW FOR REFERENCE
06/27/2023 PH1 Page 78 of 176
MATAGUAL & MELROSE SUBDIVISION
VISTA, CALIFORNIA 2661-01-RS21 February 16, 2023
0’30’20’10’40’
SCALE 1” =10’NORTH
1 6
2 3
4 6
5 7
8 RETAINING WALLS
SEAT WALL
CURVING CONCRETE PATH
RECREATION LAWN
HABITAT AND HERITAGE GARDEN
40’ DIA PLAY AREA WITH STRUCTURE AND
LOW SEAT WALLS/RETAINING WALLS.
PLAY AREA TO BE ACCESSIBLE WITH
ENTRY RAMP, FIBAR SURFACING, AND
ACCESSIBLE EQUIPMENT
(per 11b-1008 of the 2019 CBC)
SHORT TREE BUFFER
PICNIC TABLES
OPEN SPACE: 6,715 SF
AMENITY AREA 1 KEYNOTES
AMENITY AREA 1 AMENITY AREA 212
CONCEPTUAL SPACE ENLARGEMENTS
KEY PLAN: NTS
1 2
3 4
5 6
SHORT TREE BUFFER
CONCRETE WALKWAY
20’-0” WIDE SEWER EASEMENT,
UNOBSTRUCTED. PATH DOUBLES AS
ALL-WEATHER 6’ WIDE ACCESS ROAD
TO MANHOLE.
BENCHES AND SEATING AREA
(per 11-b division 9 of the 2019 CBC)
LAWN AND DOG RUN
UNDERGROUND WATER CISTERN
OPEN SPACE: 6,367 SF
AMENITY AREA 2 KEYNOTES
AMENITY AREA 2
AMENITY AREA 1
5 6
4 2
1 3
7 1
2 2
5 3
4 1
0 6
’
-
3 ”
63’-4”
66’-1”
1 0
2 ’
-
6 ”
EASEMENT SECTION SKETCH
1/4” = 1’’-0”
8 P22-0218
26 06/27/2023 PH1 Page 79 of 176
MATAGUAL & MELROSE SUBDIVISION
VISTA, CALIFORNIA 2661-01-RS21 February 16, 2023
T
T
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D
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D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
S
S
S
S
S
S
S
S
NORTH
0 feet20
1" = 10'
10 30 40
5 '
5'-6"
4 0
'
-
0 "
2'-6"2'-6"3'
1 2
3 4
5 PARKWAY PLANTING
SIDEWALK
PARKWAY TREE
GRATE OVER SOIL VOLUME
SITE WALL
PLAN KEYNOTES
MELROSE PARKWAY ENLARGEMENT MELROSE PARKWAY ELEVATION12
MELROSE PARKWAY ENLARGEMENTS
KEY PLAN: NTS
ENLARGEMENTAREA
P22-0218
27 1
2 3
4 5
1 2
3 4
ELEVATION KEYNOTES
1 2
3 4
PARKWAY PLANTING
SIDEWALK
PARKWAY TREE
SITE WALL WITH GLASS ABOVE
30 "
5'
-
0 "
0 feet40
1/2" = 1'-0"
20 60 80
T
T
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S
D
S
D
S
D
S
D
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D
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D
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D
S
D
S
D
S
D
S
D
S
S
S
S
S
S
S
S
NORTH
0 feet20
1" = 10'
10 30 40
5 '
5'-6"
4 0
'
-
0 "
2'-6"2'-6"3'
06/27/2023 PH1 Page 80 of 176
MATAGUAL & MELROSE SUBDIVISION
VISTA, CALIFORNIA 2661-01-RS21 February 16, 2023
5-
6 "
VARIES
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SLUMP-STONE BLOCK WALL
0’120’80’40’160’
SCALE 1” = 40’NORTH
ENCLOSURE DIAGRAM
5’-0” SLUMP-STONE CMU WALL WITH CAP COLOR: SAND
-NEIGHBORHOOD WALLS
6’-0” SLUMP-STONE CMU WALL WITH CAP COLOR: SAND
- PERIMETER WALL
30” SLUMP-STONE CMU WALL WITH 5’-0” GLASS SCREEN,
CAP COLOR: SAND - PERIMETER WALL ADJ. TO ROAD
3’-0” SLUMP-STONE CMU WALL WITH CAP COLOR: SAND
SITE ENCLOSURE LEGEND
5-
6 "
VARIES
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6 "
VARIES
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-
0 "
VARIES
WALL ELEVATION
WALL ELEVATION
WALL ELEVATION
5’
-
6 ”
-
6 ’
-
0 ”
AP
P
R
O
X
3 0
”
MATAGUAL DRI
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SITE LANDSCAPE LEGEND
SITE ENCLOSURE IMAGERY
36” H 360 DEGREE BOLLARD ON CONCRETE PLINTH
Product Data Sheet
Hawthorne Path Light
2 Revised April 28, 2022 | Landscape Forms Inc. | 800.521.2546 | F 269.381.3455 | 7800 E. Michigan Ave., Kalamazoo, MI 49048 11"
37"
8"
Product Modifications
Don't see what you are looking for? Our goal is to partner with you as the designer to manufacture solutions needed for the space you are creating. We offer the option to modify our standard product to meet certain design specifications or needs.
Contact your local Landscape Forms representative to learn more about these offerings.
Warranty
LED lighting products are warranted for six years.
Certifications
UL Listed, CE, RoHS Compliant, Dark-Sky Approved
Hawthorne is designed by Robert A.M. Stern Architects
Click here for patent information related to this product.
Finish
Pangard II®, offered exclusively by Landscape Forms, is a 19 step program of cleaning, priming, and powdercoating that resists rusting, chipping, peeling and fading to produce the finest metal finish available for site furniture and outdoor lighting. In addition, Pangard II® contains no heavy metals and is free of Hazardous Air Pollutants.
Product Lamp Drive Current Color Temp. Input Voltage Mounting HWHawthorne
006L4
( 6 LED, Type 4 )
012L5( 12 LED, Type 5 )
035F( 350 mA )
40K ( 4000K )
35K ( 3500K )
30K ( 3000K )
UV1( 100-277VAC )SM( Surface Mount )
To Order
Specify: Product, Lamp, Drive Current, Color Temperature, Input Voltage, Mounting Option, and Powdercoat Color.
EXAMPLE: HW – 006L4 – 035F – 35K – UV1 – SM – Powdercoat Color Visit landscapeforms.com for more information. Specifications are subject to change without notice. Landscape Forms supports the Landscape Architecture Foundation at the Second Century level. ©2022 Landscape Forms, Inc. Printed in U.S.A.
landscapeforms.com | [email protected]
BOLLARD: “HAWTHORNE” BY LANDSCAPE FORMS
WALL NOTES
DECORATIVE COLUMNS TO BE PROVIDED
EVERY +/- 20’-0” ON CENTER
+/- 20’-0” o.c.
+/- 20’-0” o.c.
+/- 20’-0” o.c.
5-
6 "
VARIES
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-
0 ”
P22-0218
BLOCK AND GLASS
28 5-
6 "
VARIES
\\corp\rrm\on-site\2400\2583-01-RS21-Texas-St-Subdivision\Landscape-Architecture\Task-L1-Concept Design\GraphicImag 06/27/2023 PH1 Page 81 of 176
MATAGUAL & MELROSE SUBDIVISION
VISTA, CALIFORNIA 2661-01-RS21 February 16, 2023
CONCEPTUAL IMAGERY AND NOTES
GAMES
GAMES
GAMES
GAMES
GAMES
Artificial Turf Play Structure (5-12 years)
Habitat Garden Decomposed Granite Trail
Bollard Light
PRODUCT IMAGERY
PLANTING DESIGN CRITERIA
BASED ON THE CITY OF VISTA CITYWIDE DESIGN GUIDELINES, THE PLANT PALETTE
BELOW IS COMPRISED OF PLANT MATERIALS AND TREES KNOWN TO THRIVE IN THE LOCAL CLIMATE AND SOIL CONDITIONS. THE PLANT PALETTE IS COMPRISED OF PLANTS NATIVE TO MEDITERRANEAN CLIMATES. 20% OR LESS OF THE PLANT MATERIAL WILL
REQUIRE MODERATE WATER, AND THE REMAINDER WILL REQUIRE LOW TO VERY LOW WATER ONCE ESTABLISHED. THIS PLANT PALETTE COUPLE WITH THE IRRIGATION SYSTEM
DESCRIBED AT THE LEFT WILL MEET OR EXCEED THE STATE AND LOCAL STANDARDS FOR WATER CONSERVATION THROUGH WATER EFFICIENT LANDSCAPE IRRIGATION DESIGN. 90% OF ORNAMENTAL SHRUBS AND GRASSES BY AREA WILL BE 1 GALLON CONTAINERS SPACED ON AVERAGE 30” O.C. 10% OF PLANTING BY AREA WILL BE 5 GALLON CONTAINERS, AND WILL BE UTILIZED FOR SPECIMEN PLANTING AND SCREENING.
ALL ABOVE UTILITIES WILL BE SCREENED WITH VEGETATION.
IRRIGATION DESIGN CRITERIA
A WEATHER SENSING, ‘SMART CONTROLLER’ WILL BE USED TO MONITOR THE
IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE.
ALL TREES, POTTERY, SHRUB AND GROUNDCOVER AREAS WILL BE IRRIGATED ON
SEPARATE HYDROZONES WITH DRIP OR BUBBLER IRRIGATION, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER.
I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBED
ABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).
SCOTT NEIMAN
LANDSCAPE ARCHITECT | CA LICENSE NUMBER 6104
LANDSCAPE NOTES
P22-0218
29 06/27/2023 PH1 Page 82 of 176
MATAGUAL & MELROSE SUBDIVISION
VISTA, CALIFORNIA 2661-01-RS21 February 16, 2023
TREES TYPE SIZE
SHRUBS COMMON NAME SIZE
CONCEPTUAL PLANT PALETTE
RHUS LANCEACHILOPSIS LINEARISARBUTUS ‘MARINA’
ACCA SELLOWIANA ACHILLEA ‘MOONSHINE’ ALYOGYNE HUEGELII ARCTOSTAPHYLOS EDMUNDSII ARTEMISIA ARBORESCENS BOUTELOUA GRACILIS
DODONAEA VISCOSA
JUSTICIA SPICIGERAGREVILLEA ALPINA ‘MT. DANDENONG’
PEROVSKIA ‘LITTLE SPIRE’
PENSTEMON MARGARITA BOP
CEANOTHUS ‘DARK STAR’ ERIOGONUM UMBELLATUM
LEONOTIS LEONURUS
ECHIUM CANDICANS
LAVATERA MARITIMA
FESTUCA MAIREI
LESSINGIA FILAGINIFOLIA ‘SILVER CARPET’ MUHLENBERGIA DUBIA PEROVSKIA ‘BLUE JEAN BABY’
AGAVE ATTENUATA
TEUCRIUM FRUTICANS WESTRINGIA FRUTICOSA ‘GREY BOX’
FESTUCA ‘SISKYOU BLUE’
SALVIA CHAMAEDRYOIDES SANTOLINA CHAMAECYPARISSUSPHLOMIS FRUTICOSA
ENCELIA CALIFORNICA
ARBUTUS ‘MARINA’ TYPICAL RESIDENTIAL TREE 15 GAL
CHILOPSIS LINEARIS ACCENT DECIDUOUS TREE 15 GAL
GEIJERA PARVIFLORA STREET TREE 15 GAL
RHUS LANCEA MULTI-TRUNK EVERGREEN 24” BOX
ACCA SELLOWIANA PINEAPPLE GUAVA 1 GAL
ACHILLEA ‘MOONSHINE’ FIREFLY DIAMOND YARROW 1 GAL
AGAVE ATTENUATA FOX TAIL AGAVE 1 GAL
ALYOGYNE HUEGELII BLUE HIBISCUS 1 GAL
ARCTOSTAPHYLOS EDMUNDSII ‘CARMEL SUR’ CARMEL SUR MANZANITA 1 GAL ARISTIDA PURPUREA PURPLE THREE AWN GRASS 1 GAL
ARTEMISIA ARBORESCENS SILVER WORMWOOD 1 GAL
BOUTELOUA GRACILIS BLONDE AMBITION BLUE GRAMA 1 GAL
CEANOTHUS ‘DARK STAR’ DARK STAR CEANOTHUS 1 GAL
DODONAEA VISCOSA GREEN HOPSEED BUSH 1 GAL
ECHIUM CANDICANS PRIDE OF MADEIRA 1 GAL
ENCELIA CALIFORNICA CALIFORNIA BRITTLEBUSH 1 GAL
ERIOGONUM UMBELLATUM SULFUR FLOWER 1 GAL
FESTUCA MAIREI ATLAS FESCUE 1 GAL
FESTUCA ‘SISKYOU BLUE’ SISKYOU BLUE FESCUE 1 GAL
GREVILLEA ALPINA ‘MT. DANDENONG’ MOUNTAIN GREVILLEA 1 GAL JUSTICIA SPICIGERA MEXICAN HONEYSUCKLE 1 GAL
LAVATERA MARITIMA MEDITERRANEAN TREE MALLOW 1 GAL
LEONOTIS LEONURUS LION’S TAIL 1 GAL
LESSINGIA FILAGINIFOLIA ‘SILVER CARPET’ SILVER CARPET BEACH ASTER 1 GAL MUHLENBERGIA DUBIA PINE MUHLY 1 GAL
PENSTEMON MARGARITA BOP BEARDTONGUE 1 GAL
PEROVSKIA ‘BLUE JEAN BABY’ BLUE JEAN BABY RUSSIAN SAGE 1 GAL PEROVSKIA ‘LITTLE SPIRE’ RUSSIAN SAGE 1 GAL
PHLOMIS FRUTICOSA JERUSALEM SAGE 1 GAL
SALVIA CHAMAEDRYOIDES GERMANDER SAGE 1 GAL
SALVIA ‘POZO BLUE’ CLEVELAND SAGE 1 GAL
SALVIA LEUCANTHA ‘SANTA BARBARA’ MEXICAN BUSH SAGE 1 GAL SANTOLINA CHAMAECYPARISSUS SANTOLINA 1 GAL
TEUCRIUM FRUTICANS BUSH GERMANDER 1 GAL
WESTRINGIA FRUTICOSA COAST ROSEMARY 1 GAL
PLANTING PALETTE
GEIJERA PARVIFLORA
P22-0218
30 06/27/2023 PH1 Page 83 of 176
PAD
SF
1 349.50
3,668PAD
SF
2 349.00
3,450PAD
SF
3 347.50
3,450PAD
SF
4 346.75
3,450PAD
SF
5 345.50
3,645
PAD
SF
6 345.50
4,119
PAD
SF
7 344.00
3,608
PAD
SF
8 345.00
3,607
PAD
SF
9 348.00
3,772
P
A
D
S
F
1 0
3 4
9 .
7 5
3 ,
6 5
5 PAD
SF
11 352.75
4,529
PAD
SF
23 359.00
3,606
PAD
SF
24 356.75
3,263
PAD
SF
25 352.25
3,611
PAD
SF
HOA
-
6,367
PAD
SF
22 363.00
5,024
PAD
SF
HOA
-
6,406
PAD
SF
16 388.50
4,094
PA
D
SF
17 393
.
5 0
3,9
2 6
PA
D
SF
18 398
.
5 0
8,3
6 7
PAD
SF
15 378.50
6,734
PA
D
SF
19 398
.
5 0
12,
2 3
2 PAD
SF
20 393.50
6,440
PAD
SF
26 346.25
3,959
PAD
SF
27 346.50
4,160
PAD
SF
28 348.25
4,545
PAD
SF
29 348.75
4,930
PAD
SF
30 349.75
4,785
PAD
SF
31 351.25
4,337
PAD
SF
34 352.25
3,661
PAD
SF
33 352.00
4,605
PAD
SF
32 353.75
5,082
PAD
SF
12 352.25
3,742
PAD
SF
13 353.50
3,644
PAD
SF
14 355.50
3,756
PAD
SF
21 370.00
8,207
0.51 0.72 1.11 1.56
0.29 0.57 0.99 1.37 2.06 1.49
0.18 0.25 0.48 0.85 1.35 1.48 1.15 0.76
0.27 0.39 0.42 0.31 0.30 0.42 0.68 1.02 0.93 0.59
0.16 0.27 0.53 0.78 0.98 0.98 0.74 0.52 0.31 0.19 0.23 0.41 0.50 0.42
0.12 0.11 0.12 0.16 0.24 0.47 0.82 1.33 1.71 1.28 0.82 0.47 0.25 0.14 0.09 0.14 0.19
0.35 0.28 0.20 0.17 0.14 0.15 0.21 0.31 0.48 0.76 1.17 1.78 1.56 0.89 0.48 0.21 0.13 0.06 0.06 0.07
0.43 0.66 0.58 0.39 0.25 0.15 0.10 0.09 0.12 0.18 0.33 0.58 1.01 0.04 0.02
0.27 0.86 1.13 0.84 0.57 0.29 0.07 0.06 0.07 0.10 0.16
0.70 1.46 1.46 1.34 0.81 0.13 0.06
0.42 0.92 1.32 1.73 1.69
0.45 0.76 0.95 1.26
0.38 0.49 0.64 0.73
0.25 0.30 0.35 0.22
0.18 0.16 0.23 0.23
0.15 0.16 0.19 0.14
0.16 0.17 0.21 0.14
0.23 0.24 0.31 0.17
0.40 0.45 0.44 0.26
0.74 0.76 0.67 0.36
1.31 1.17 0.96 0.38
1.98 1.67 1.10 0.31
1.11 1.45 1.31 0.97 0.27
0.70 0.85 0.88 0.71
0.14 0.16 0.24 0.28 0.25 0.28 0.28 0.23 0.25 0.47 0.54 0.63 0.47
0.24 0.21 0.21 0.33 0.57 0.85 1.00 0.98 0.78 0.51 0.33 0.39 0.39 0.47
0.38 0.28 0.24 0.29 0.47 0.69 1.06 1.46 1.33 0.90 0.60 0.44 0.33 0.26 0.32
0.40 0.49 0.35 0.22 0.22 0.36 0.67 1.15 1.68 1.60 0.95 0.55 0.33 0.23
0.72 0.77 0.52 0.25 0.21 0.25
1.14 1.13 1.14 0.63 0.18
1.75 1.74 1.58 0.66
1.51 1.52 1.40 0.64
0.93 0.96 0.97 0.54
0.57 0.65 0.62 0.38
0.33 0.40 0.39 0.29
0.26 0.30 0.32 0.21
0.26 0.32 0.30 0.21
0.20 0.32 0.44 0.37 0.25
0.27 0.55 0.61 0.55
0.37 0.84 0.89 0.90
0.42 1.16 1.41 1.46
0.48 1.29 1.79 1.87
0.53 1.08 1.17 1.23
0.45 0.76 0.79 0.73 0.33
0.36 0.54 0.51 0.50 0.32 0.25
0.43 0.39 0.46 0.44 0.60 0.69 0.58 0.51 0.37 0.23
0.26 0.40 0.56 0.83 1.33 1.57 1.15 0.76 0.46 0.29 0.24 0.25 0.35 0.59 1.00
0.33 0.51 0.89 1.45 1.99 1.24 0.82 0.60 0.44 0.35 0.37 0.53 0.76 1.13 1.65 1.62 1.03 0.59 0.32 0.25
0.88 1.51 1.70 1.15 0.74 0.44 0.30 0.26 0.32 0.49 0.77 1.22 1.63 1.33 0.89 0.59 0.34 0.25 0.24 0.39 0.34
0.26 0.24 0.19 0.22 0.30 0.47 0.68 0.82 0.92 0.75 0.50 0.35 0.37 0.35 0.49 0.65 0.64 0.37
0.16 0.20 0.28 0.32 0.28 0.20 0.21 0.40 0.67 0.89 1.14 0.84 0.30
0.11 0.30 0.86 1.32 1.49 1.37 0.73
1.69 1.92 1.42 1.02 0.48
1.40 1.13 0.91 0.55
0.95 0.91 0.71 0.55
0.55 0.83 0.71 0.53
0.64 0.98 0.93 0.73
0.24 0.90 1.30 1.35 1.08
0.30 1.07 1.78 1.94
0.41 0.99 1.26 1.46
0.83 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.01 0.01
0.01 0.01
0.02 0.03
0.02 0.02
0.01 0.02
0.02 0.02
0.01 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.01 0.01
0.01 0.01
0.01 0.01
0.000.000.000.00
0.00 0.00
0.00 0.00
0.00 0.00
0.01 0.01
0.01 0.01
0.01 0.08
0.15 0.21
0.17 0.18
0.16 0.13
0.100.070.050.040.020.010.010.010.010.010.010.000.000.000.000.000.000.000.000.000.000.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.03
0.05 0.04 0.02 0.01 0.00 0.00 0.00 0.00
0.01 0.01
0.01 0.01
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
PRIVATE STRE
E
T
LOT:241,689
BLDG:
REQUIREDPARKING/PVMT:
LANDSCAPE:
PARKING
ADDRESS:
PROVIDED
GARAGE
GUEST
OPEN
PROVIDED1 BDRM
2 BDRM
3 BDRM
TOTAL UNITS
ORD. REQ.
LOADING
HANDICAP
TOTAL
REC. VEH.
STORAGE
SPACES
DRIVEWAY
(SIZE & SLOPE)SETBACKS
FRONT 10'/20' REAR 10'
SPECIAL N/A
ACCES. BLDG N/AR. SIDE 5'
L. SIDE 5'2 WAY
1 WAY
SLOPE
COVERAGE %
PHONE: 949-735-1000
SIGNATURES CONSTITUTE THAT ALL PLANS, SPECIFICATIONS, GUARANTEES, AND OTHER
REQUIREMENTS NECESSARY FOR ISSUANCE OF A BUILDING PERMIT CONFORMING TO THIS SITE
DEVELOPMENT PLAN HAVE BEEN COMPLETED AND APPROVED BY THE APPROPRIATE DEPARTMENT.
PLANNING DEPARTMENT DATE
ENGINEERING DEPARTMENT
FIRE DEPARTMENT
PUBLIC WORKS DEPARTMENT
DATE
DATE
DWELLING UNITSSITE DATA
AREA (SQ. FT.)
APN(S): 166-280-18, 166-280-60, 166-280-61
TYPE OF DEVELOPMENT:
DATE
PROP. ZONE: R-M (10)
4 BDRM
-
-
-
24' MIN.
12' MIN.
VARIESN/A
-
-
EXIST. ZONE: O-P, R-1
REQUIRED
12,773 SF 6,800 SF
PRIVATE OPEN SPACE
COMMON OPEN SPACE
OFSHEET
ADDRESS:
ARCHITECT, ENGINEER
OR DESIGNER
OWNER: TTLC Vista - Melrose, LLC PHONE: (949) 645-5370
GP AMEND (CO, MLD TO MD), ZONE CHANGE (OP, R1 TO RM), AND TSM (37 LOTS) - FILE # P21-0114 CITY of VISTA
WEST COAST DESIGN GROUP
383 BAY VIEW TERRACE, COSTA MESA, CA, 92627
34 LOTS
CONTACT: MICHAEL TORRES
SUBMITTAL NUMBER DATE
1 AUGUST 2022
2 CHANGES
INITIAL SUBMITTAL
3 ------
------
47,940
82,450
111,299
100%
20%
34%
46%34
68 -
-
P22-0218PROJECT FILE NUMBER:
4350 Von Karman Ave., Suite 200, Newport Beach, ca 92660 Luminaire Schedule
Qty Label Arrangement Description LLF Luminaire
Lumens
Luminaire
Watts
Mounting
Height
Arm BUG Rating
5 ers1_23c1750-120-277v_tcm201-Single ERS1_23C1750_____-120-277V 1.000 3500 41 25 6 B1-U0-G1 Calculation Summary
Label CalcType Units Avg Max Min
PL Illuminance Fc 0.01 0.21 0.00
ASSESSOR'S PARCEL NUMBER
166-280-18, 166-280-60, 166-280-61
TAX RATE AREA:
PROJECT SITE
V
C I N I T Y M A P
C I T Y O F V I S
T
A
I
0 40 80 120
SCALE: 1" = 40'
MATAGUAL
DRIVE
M
E
L
R
O
S
E
D
R
I
V
E
LAS
P
A
L
M
A
S
D
R
I
V
E
BREEZE HILL
DRIVE
MELROSE WAY
1 231
06/27/2023 PH1 Page 84 of 176
LOT:241,689
BLDG:
REQUIREDPARKING/PVMT:
LANDSCAPE:
PARKING
ADDRESS:
PROVIDED
GARAGE
GUEST
OPEN
PROVIDED1 BDRM
2 BDRM
3 BDRM
TOTAL UNITS
ORD. REQ.
LOADING
HANDICAP
TOTAL
REC. VEH.
STORAGE
SPACES
DRIVEWAY
(SIZE & SLOPE)SETBACKS
FRONT 10'/20' REAR 10'
SPECIAL N/A
ACCES. BLDG N/AR. SIDE 5'
L. SIDE 5'2 WAY
1 WAY
SLOPE
COVERAGE %
PHONE: 949-735-1000
SIGNATURES CONSTITUTE THAT ALL PLANS, SPECIFICATIONS, GUARANTEES, AND OTHER
REQUIREMENTS NECESSARY FOR ISSUANCE OF A BUILDING PERMIT CONFORMING TO THIS SITE
DEVELOPMENT PLAN HAVE BEEN COMPLETED AND APPROVED BY THE APPROPRIATE DEPARTMENT.
PLANNING DEPARTMENT DATE
ENGINEERING DEPARTMENT
FIRE DEPARTMENT
PUBLIC WORKS DEPARTMENT
DATE
DATE
DWELLING UNITSSITE DATA
AREA (SQ. FT.)
APN(S): 166-280-18, 166-280-60, 166-280-61
TYPE OF DEVELOPMENT:
DATE
PROP. ZONE: R-M (10)
4 BDRM
-
-
-
24' MIN.
12' MIN.
VARIESN/A
-
-
EXIST. ZONE: O-P, R-1
REQUIRED
12,773 SF 6,800 SF
PRIVATE OPEN SPACE
COMMON OPEN SPACE
OFSHEET
ADDRESS:
ARCHITECT, ENGINEER
OR DESIGNER
OWNER: TTLC Vista - Melrose, LLC PHONE: (949) 645-5370
GP AMEND (CO, MLD TO MD), ZONE CHANGE (OP, R1 TO RM), AND TSM (37 LOTS) - FILE # P21-0114 CITY of VISTA
WEST COAST DESIGN GROUP
383 BAY VIEW TERRACE, COSTA MESA, CA, 92627
34 LOTS
CONTACT: MICHAEL TORRES
SUBMITTAL NUMBER DATE
1 AUGUST 2022
2 CHANGES
INITIAL SUBMITTAL
3 ------
------
47,940
82,450
111,299
100%
20%
34%
46%34
68 -
-
P22-0218PROJECT FILE NUMBER:
4350 Von Karman Ave., Suite 200, Newport Beach, ca 92660 1 232
06/27/2023 PH1 Page 85 of 176
Architecture+ Planning
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TTL C MANAGEMENT INC
------
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
3 ----
----------
27 24
28 2
23 I ' ' I '
----
------
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
20 I I
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I
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I
CONCEPT DESIGN
OCTOBER 27, 2022
I I
I
I I
I
I I
I
I I
I
0 20 40 80
STYLE & COLOR PLOTTING
Plan 1 Contemporary
Plan 1 Farmhouse
Plan 2 Farmhouse
Plan 2 Ranch
- -Enhanced Elevation
CITY OF VISTA-PROJECT INFORMATION TABLE
GP AMEND (CO, MLD TO MD), ZONE CHANGE (OP,R1 TO RM), AND TSM (34 FILE #P21-O114
LOTS) -
OWNER: TTLC VISTA-MELROSE, LLC PHONE: 948.661-6695
ADDRESS: 4350 VON KARMAN, SUIT£ 200, NEWPORT BEACH, CA 92660 ARCHITECT: KTGY ARCHITECTURE + PLANNING PHONE:949.851.2133 ADDRESS: 17911 VON KARMAN AV£ SUIT£ 200, IRVINE, CA 92614 TYPE OF DEVELOPMENT: 34-LOT TENTATIVE SUBOIVISION MAP
ZONE: EXISTING: 0-P, R-1 PROPOSED: R-M(/0) ASSESSOR��S): 166-280-60, -61, & -HI PAACEl NOS: SITE DATA DWELLING UNITS tOMMON OPEN SPACE AREA (SQ. FT.) COVERAGE % 1 BDRM -PROVIDED REQ'D
LOT: 227,752 100% 2 BDRM -12,773 SF 6,800 SF
BUILDING: 50,010 22% 3 BDRM -PRIVATE OPEN SPACE
PARKING/PAVEMENT, 70,821 31% 4 BDRM 34 PROVIDED REQ'D
LANDSCAPING: 106,921 47% TOTAL UNITS 34 18,700 SF 6,800 SF PARKING REQUIRED 170 DRIVEWAY SITE DATA (SIZE &. SLOPE) GARAGE: 68 LOADING -REC. VEH. 1 Woy 12' Min. FRONT 10·;20· REAR 10' STORAGE DR=AY, 68 HANDICAP -SPACES: 2 Woy 24' Min. L.SIDE 5' SPECIAL N/A OPEN: 35 TOTAL 171 N/A SLOPE VARIES R. SIDE s· ACCESS. BLDG N/ A
SITE PLAN
COLOR PLOTTING 3
P22-0218
Intersection of Melrose Drive and Matagual Drive 33
06/27/2023 PH1 Page 86 of 176
Architecture+ Planning
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ktgy.com
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TTL C MANAGEMENT INC
------
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
3 ----
----------
27 24
28 2
23 I ' ' I '
----
------
30 I I
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31 I
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
20 I I
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I
I I
I
CONCEPT DESIGN
OCTOBER 27, 2022
I I
I
I I
I
I I
I
I I
I
0 20 40 80
STYLE & COLOR PLOTTING
Plan 1 Contemporary
Plan 1 Farmhouse
Plan 2 Farmhouse
Plan 2 Ranch
- -Enhanced Elevation
CITY OF VISTA-PROJECT INFORMATION TABLE
GP AMEND (CO, MLD TO MD), ZONE CHANGE (OP,R1 TO RM), AND TSM (34 FILE #P21-O114
LOTS) -
OWNER: TTLC VISTA-MELROSE, LLC PHONE: 948.661-6695
ADDRESS: 4350 VON KARMAN, SUIT£ 200, NEWPORT BEACH, CA 92660 ARCHITECT: KTGY ARCHITECTURE + PLANNING PHONE:949.851.2133 ADDRESS: 17911 VON KARMAN AV£ SUIT£ 200, IRVINE, CA 92614 TYPE OF DEVELOPMENT: 34-LOT TENTATIVE SUBOIVISION MAP
ZONE: EXISTING: 0-P, R-1 PROPOSED: R-M(/0) ASSESSOR��S): 166-280-60, -61, & -HI PAACEl NOS: SITE DATA DWELLING UNITS tOMMON OPEN SPACE AREA (SQ. FT.) COVERAGE % 1 BDRM -PROVIDED REQ'D
LOT: 227,752 100% 2 BDRM -12,773 SF 6,800 SF
BUILDING: 50,010 22% 3 BDRM -PRIVATE OPEN SPACE
PARKING/PAVEMENT, 70,821 31% 4 BDRM 34 PROVIDED REQ'D
LANDSCAPING: 106,921 47% TOTAL UNITS 34 18,700 SF 6,800 SF PARKING REQUIRED 170 DRIVEWAY SITE DATA (SIZE &. SLOPE) GARAGE: 68 LOADING -REC. VEH. 1 Woy 12' Min. FRONT 10·;20· REAR 10' STORAGE DR=AY, 68 HANDICAP -SPACES: 2 Woy 24' Min. L.SIDE 5' SPECIAL N/A OPEN: 35 TOTAL 171 N/A SLOPE VARIES R. SIDE s· ACCESS. BLDG N/ A
SITE PLAN
COLOR PLOTTING 3
P22-0218
Matagual Drive Looking West 34
06/27/2023 PH1 Page 87 of 176
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888.456.5849
ktgy.com
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TTL C MANAGEMENT INC
------
TTLC VISTA - MELROSE, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, CA 92660
3 ----
----------
27 24
28 2
23 I ' ' I '
----
------
30 I I
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31 I
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MATAGUAL & MELROSE
VISTA, CA # 2021-1070
20 I I
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CONCEPT DESIGN
OCTOBER 27, 2022
I I
I
I I
I
I I
I
I I
I
0 20 40 80
STYLE & COLOR PLOTTING
Plan 1 Contemporary
Plan 1 Farmhouse
Plan 2 Farmhouse
Plan 2 Ranch
- -Enhanced Elevation
CITY OF VISTA-PROJECT INFORMATION TABLE
GP AMEND (CO, MLD TO MD), ZONE CHANGE (OP,R1 TO RM), AND TSM (34 FILE #P21-O114
LOTS) -
OWNER: TTLC VISTA-MELROSE, LLC PHONE: 948.661-6695
ADDRESS: 4350 VON KARMAN, SUIT£ 200, NEWPORT BEACH, CA 92660 ARCHITECT: KTGY ARCHITECTURE + PLANNING PHONE:949.851.2133 ADDRESS: 17911 VON KARMAN AV£ SUIT£ 200, IRVINE, CA 92614 TYPE OF DEVELOPMENT: 34-LOT TENTATIVE SUBOIVISION MAP
ZONE: EXISTING: 0-P, R-1 PROPOSED: R-M(/0) ASSESSOR��S): 166-280-60, -61, & -HI PAACEl NOS: SITE DATA DWELLING UNITS tOMMON OPEN SPACE AREA (SQ. FT.) COVERAGE % 1 BDRM -PROVIDED REQ'D
LOT: 227,752 100% 2 BDRM -12,773 SF 6,800 SF
BUILDING: 50,010 22% 3 BDRM -PRIVATE OPEN SPACE
PARKING/PAVEMENT, 70,821 31% 4 BDRM 34 PROVIDED REQ'D
LANDSCAPING: 106,921 47% TOTAL UNITS 34 18,700 SF 6,800 SF PARKING REQUIRED 170 DRIVEWAY SITE DATA (SIZE &. SLOPE) GARAGE: 68 LOADING -REC. VEH. 1 Woy 12' Min. FRONT 10·;20· REAR 10' STORAGE DR=AY, 68 HANDICAP -SPACES: 2 Woy 24' Min. L.SIDE 5' SPECIAL N/A OPEN: 35 TOTAL 171 N/A SLOPE VARIES R. SIDE s· ACCESS. BLDG N/ A
SITE PLAN
COLOR PLOTTING 3
P22-0218
Melrose Ave Looking North 35
06/27/2023 PH1 Page 88 of 176
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HAn 3
RECORDING REQUESTED BY:. 191
City of Vista
AP # 166-280-01
WHEN RECORDED MAIL TO:
City of Vista
P.O. Box 188
Vista, California 92083 DiflCl"~ R~~QIID'UN I'IQ OUHh'.ll4LI', ULOOM
DIlDjill
SCENIC T.REE EASEMENT DEED
FH
SDP 75-5
THIS DEED, made this ~ :j"..I day of
Documentary Traufer Tax , ~
V..Au"7 ' 19z(,
Vista, a corporation,
between First Church of Reliqious Science,
hereinafter referred to as "Grantors", and the CITY OF VISTA, a muni- cipal corporation of the State of California, hereinafter referred to as "Grantee":
RECITALS
1. The Grantors are the owners in fee of certain real propertysituatedintheCOuntyofSanDiego, State of California, more parti-cularly described in Exhibit "A", attached hereto and incorporatedhereinasifsetforthinfull, hereinafter referred to as "the subject property" ;
2. The real property of Grantors is an open space or open area within the meaning of Section 6954 of the Government Code of the State of California;
3. Both the Grantors and the Grantee desire to preserve and conserve for the public benefit the subject property for planting, growing and maintenance of trees for scenic beauty;
4. forth wish
the nature
The Grantors, subject to the reservations hereinafter set to grant to the City of Vista a scenic tree easement of and character and to the extent hereinafter expressed.
NOW, THEREFORE, for and in consideration of the premises, the Grantors grant and convey to the City of Vista, a municipal corpora-tion, a scenic tree easement of the nature and character and to the extent hereinafter expressed, in the subject property.
This easement shall constitute a servitude upon the subject property, which results from the restrictions imposed by this instru- ment upon the use of the property by Grantors. To that end and for the purpose of accomplishing the intent of the parties, the Grantors do covenant on behalf of themselves, their successors and assigns with the Grantee to do and refrain from doing severally and collectively upon the subject property the various acts hereinafter mentioned. It is the intent of the parties that the restrictions imposed upon the subject property by this easement have been imposed pursuant to the authority contained in Chapter 12, Division 7, Title 1 of the Govern- ment Code of the State of California, commencing with Section 6950.
Con t I d . . . .
jnlf
06/27/2023 PH1 Page 173 of 176EXHIBIT 8
i
192
2 -
FIRST: The subject property shall be used for no purposes other than those which will maintain the existing openness and rural char- acter of the site.
SECOND: The Grantors, their successors and assigns, shall refrain from doing any of the following acts upon the subject pro- perty:
1. Place or erect any building upon the subject
property.
2. Locate on or within the property any advertising
of any kind or nature.
3. To do or cause to be done any act which will
materially change the general topography of the present natural form of the subject property, and in particular, grade the subject property to produce a resulting slope steeper than two units of distance in a horizontal dir- ectionfor each one unit of distance in a vertical dir-
ection, and all edges created shall be rounded with a
minimum five-foot radius.
THIRD: The Grantors, on behalf of themselves, their successors and assigns, expressly reserve the following rights and privileges with respect to the subject property, to-wit:
1. All uses, occupancy, ingress and egress to, in
and upon the subject property, not inconsistent with the restrictions specifically enumerated above, including the right to prohibit entry thereon by unauthorized persons.
2. The right to lay, construct, repair and replace
underground pipes and conduits for the transportation of water.
3. The right to manage the land and its resources in
a manner consistent with accepted principles of conservation practice.
FOURTH: In the event an action in eminent domain for condemna- tion of any interest in the subject property is filed or when it is acquired in lieu of eminent domain for a public improvement by a public agency or person, these restrictions are null and void as to such interest in land actually being condemned or acquired.
FIFTH:This
1-._ 11
grant shall bind the successors and assigns of
nnstitute a servitude upon the subject property,
k~norit of the Grantors, their
ss.193
Jl
STATE OF tALlFORNIA
COUNTY OF SAN DIEGO
On Februarv 23, 1976
1 the undersj~ned, a Not P bl" ..
before me,
ry U Ie In and for said CpersonallyappearedPRBBII. _ ....R9~&.- oUl ty and State,
known to me to Le Ihe .
tI'tt ~
President ~FOR NOTARY SEAL OR STAMP
kHS1'131 . I
w~th~n Instrument, known t: r:.: t~
he corporation that executed thewIthmIns.trument on behalf of th be the pe.rsans wh? executed theknowledgedtomethatsuch ~ corpor,atJOn therein named, and
m,strument purSUant to its b.l
orporatlOn e~ecuted the within
directors. yaws or a resolUtion of its board of
c:i
iii"
0 5\~l\a\\II~f~
Gacss
iI~ \1 ~~~~ ~t ~til\\t~)
l \ . ~ C~\I\\\~ al\~ ~\a\t
a~~ ~i ~~\
OFFICIAL UBlIC-CAlIFORNIA :
r';,);'J.....II'Al OFt-ICE IN .
S:'.f" r:.![r;0 COU;HY .
My Commission Expkcs S~~t. 15, 1979 :
06/27/2023 PH1 Page 174 of 176
194
EXHIBIT ""A"
A portion of Lot 18 of Orleavo Heigntp Unit No.5, in the City of Vista, County of San Diego, State of California, according to Map thereof No. 2131, filed in the office of the County Recorder of said County, September 25, 1928, described as follows:
Beginning at a point on the Southerly line of said Lot 18 distant there- on East 25.18 feet from the Southwesterly corner of said Lot; thence along a line which lies 50.00 feet Easterly from and parallel with the centerline of Melrose Drive (shown as Los Angeles Drive on said Map No. 2131) North 6049'29" West 352.73 feet; thence leaving said parallel line North 83010' 31" East .10.00 feet; thence along a line which lies
60.00 feet Easterly from and parallel with the centerline of aforemen- tioned Melrose Drive South 6049'29" East 353.93 feet to a point on the Southerly lot line of said Lot No. 18; thence leaving said parallel line and along said Southerly lot line 10.07 feet to the point of beginning.
Easement contains 3533 square feet more or less.
if
t
lIIJ;, r '..:"" ' ::'.....
I \, ~:' '!' l" '>:~''
S.~{'' ';"
v"'.
J: "" ~'. "~t~ '1
06/27/2023 PH1 Page 175 of 176
EXHIBIT 7: PROJECT LOCATION MAP
MELROSE MATAUGAL 34-UNIT SMALL LOT SUBDIVISION
SITE
Melrose Way
06/27/2023 PH1 Page 176 of 176EXHIBIT 9
CITY OF VISTA
C A L I F 0 R N I A
Project Name: Vista Melrose Residential Project
560 S. Melrose Drive, 622 S. Melrose Drive and APN#166-280-61-00 Project Location: Vista, California 92084
APNs: 166-280-60-00, 166-280-61-00, and 166-280-18-00
Project Applicant: TTLC Vista Melrose,
LLC
4350 Von Karman Ave,
Suite 200
Newport Beach,
California 92660
925.331.7006
Lead Agency: City of Vista
Community Development Department, Planning Division 200 Civic Center Drive Vista, California 92084
Raffi Mangassarian, Associate Planner
(760) 643-5424
Public Review Period: April 12, 2023 to May 1, 2023
This Draft Initial Study/Mitigated Negative Declaration has been prepared pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000, et seq.) and the State CEQA Guidelines (California Code of Regulations Section 15000, etseq.). It is available for a 20--day public review period as shown above.
Comments regarding this document should focus on the sufficiency of the document in identifying and analyzing the potential impacts on the environment that may result from the proposed project, and the ways in which any significant effects are avoided or mitigated. All comments must be made in writing and addressed to Mr. Raffi Mangassarian, Associate Planner, City of Vista Planning Division, 200 Civic Center Drive, Vista, California 92084. Comments may be sent by e-mail to: [email protected].
Comments must be received in the Planning Division office no later than 5:00 P.M. on the last day of the public review period noted above.
Upon review of the final IS/MND, clarifications and revisions have been incorporated into the Final IS/MND regarding a Summary Vacation of a Scenic Tree Easement along the project's western boundary along S. Melrose Drive. More specifically, clarifications have been made to Chapter 1, Introduction, page 1, and Chapter 2, Environmental Setting and Project Description, pages 3 through 4 (as discussed below) to acknowledge that the proposed project entitlements include the approval of a summary vacation to accommodate the proposed project improvements within the existing disturbed portion of the project site. The text modifications within the final environmental document do not affect the environmental analysis or conclusions of the IS/MND. Revisions to the IS/ MND are reflected in a strikeout/underline format.
In accordance with CEQA Guidelines Section 15073.5(c)(4), the addition of new information that clarifies, amplifies, or makes insignificant modifications does not require recirculation as there are no new impacts and no new mitigation identified. An environmental document need only be recirculated when there is the identification of new significant environmental impact(s), or the addition of a new mitigation measure required to avoid a significant environmental impact.
This "Final" version of the MND Public Review Comments and the responses to them are also included in this document as Appendix K at the end of this document. There were no public comments received during the public review period of this MND document.
Final Mitigated Negative Declaration
Vista Melrose Residential Project
May 2023
Prepared for:
CITY OF VISTA
200 Civic Center Drive
Vista, California 92084
Contact: John Conley, AICP
Community Development Director
Prepared by:
DVDr.i%
605 Third Street
Encinitas, California 92024
Contact: Shawn Shamlou, AICP
Printed on 30% post -consumer recycled material.
Table of Contents
SECTION
PAGE
Acronymsand Abbreviations............................................................................................................................................. v 1 Introduction...........................................................................................................................................................1
1.1 Project Overview.....................................................................................................................................1
1.2 California Environmental Quality Act Compliance..................................................................................1
1.3 Project Planning Setting.........................................................................................................................1
1.4 Public Review Process............................................................................................................................2 2 Project Description...............................................................................................................................................3
2.1 Project Location......................................................................................................................................3
2.2 Environmental Setting............................................................................................................................3
2.3 Project Characteristics............................................................................................................................3
2.4 Project Construction and Phasing..........................................................................................................4
2.5 Project Approvals....................................................................................................................................4 3 Initial Study Checklist...........................................................................................................................................5
3.1 Aesthetics.............................................................................................................................................10
3.2 Agriculture and Forestry Resources.................................................................................................... 12 3.3
Air Quality............................................................................................................................................. 14 3.4
Biological Resources............................................................................................................................ 27 3.5
Cultural Resources............................................................................................................................... 31 3.6
Energy...................................................................................................................................................35
3.7 Geology and Soils................................................................................................................................ 40 3.8
Greenhouse Gas Emissions................................................................................................................ 44 3.9
Hazards and Hazardous Materials..................................................................................................... 49 3.10
Hydrology and Water Quality............................................................................................................... 52 3.11
Land Use and Planning........................................................................................................................ 56 3.12
Mineral Resources............................................................................................................................... 57 3.13
Noise.................................................................................................................................................... 58 3.14
Population and Housing...................................................................................................................... 64 3.15
Public Services..................................................................................................................................... 65 3.16
Recreation............................................................................................................................................ 67 3.17
Transportation......................................................................................................................................68
3.18 Tribal Cultural Resources.................................................................................................................... 70 3.19
Utilities and Service Systems.............................................................................................................. 72 3.20
Wildfire................................................................................................................................................. 76 3.21 Mandatory Findings of Significance.................................................................................................... 78 14613
CITY OF VISTA -MAY 2023
4 References and Preparers................................................................................................................................ 81
4.1 References Cited................................................................................................................................. 81
4.2 List of Preparers................................................................................................................................... 86 TABLES
3.3-1
Project Construction Phasing, Vehicle Trips, and Equipment......................................................................... 17 3.3-2
Estimated Maximum Daily Construction Criteria Air Pollutant Emissions...................................................... 18 3.3-3
Estimated Operational Criteria Air Pollutant Emissions.................................................................................. 19 3.4-1
Potential Impacts to Land Covers and Vegetation Communities at the Project ............................................ 29 3.6-1
Total Project Construction Petroleum Demand............................................................................................... 37 3.6-2
Annual Mobile Source Petroleum Demand...................................................................................................... 39 3.8-1
City of Vista CAP Consistency............................................................................................................................ 45 3.8-2
Estimated Annual Construction GHG Emissions............................................................................................. 47 3.8-3
Summary of Estimated Annual GHG Emissions.............................................................................................. 48 3.13-1
Predicted Construction Noise Levels per Activity Phase................................................................................. 59 3.13-2
Roadway Traffic Noise Modeling Results......................................................................................................... 60 3.13-3
Future Ambient Noise Levels at Residential Facades..................................................................................... 61 3.13-4
Predicted Net Sound Transmission Class of Occupied Room fagade............................................................ 61 FIGURES
1 Project Location..................................................................................................................................................87 2 Project Site......................................................................................................................................................... 89 3-A
Existing Land Use.............................................................................................................................................. 91 3-13
Existing Zoning.................................................................................................................................................. 93 4-A
Proposed Land Use........................................................................................................................................... 95 4-13
Proposed Zoning................................................................................................................................................ 97 5-A
Visual Simulation............................................................................................................................................... 99 5-13
Visual Simulation............................................................................................................................................. 101
5-C
Visual Simulation.............................................................................................................................................103 6 Noise Measurement Locations....................................................................................................................... 105
7-A
Scenic Tree Easement to be Vacated............................................................................................................ 107
7-13 Enlarged Scenic Tree Easement to be Vacated............................................................................................. 109 14613
CITY OF VISTA -MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
APPENDICES
A Air Quality and Greenhouse Gas Technical Reports
B Biological Resources
C Historical Resources Technical Report
D Negative Cultural Resources Phase I Letter Report
E Geotechnical and Infiltration Evaluation
F Phase I Environmental Site Assessment
G Hydrology Study
H Stormwater Quality Management Plan
I Noise Technical Report
J-1 Local Transportation Assessment
J-2 Vehicle Miles Travelled Study
K Mitigation, Monitoring, and Reporting Program
14613
CITY OF VISTA -MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613
CITY OF VISTA -MAY 2023
Acronyms and Abbreviations
Acronym/Abbreviation
BMP
Definition
best management practice
BVSD
Buena Vista Sanitation District
C
commercial
CaIEEMod
California Emissions Estimator Model
CAP
Climate Action Plan
CEQA
California Environmental Quality Act
CH4
methane
CHRIS
California Historical Resources Information System
City
City of Vista
CO
Commercial Office
CO
carbon monoxide
CO2e
CO2 equivalent
CRHR
California Register of Historical Resources
DPM
diesel particulate matter
GHG
greenhouse gas
GWP
global warming potential
HFHSZ
high fire hazard severity zone
1-5
Interstate 5
IWMP
Integrated Waste Management Plan
kWh
kilowatt-hours
LOS
level of service
MD
Medium Low Density Residential
MG
million gallons
MND
Mitigated Negative Declaration
MT
metric tons
N20
nitrous oxide
NAAQS
National Ambient Air Quality Standards
NAHC
Native American Heritage Commission
NO2
nitrogen dioxide
NOx
oxides of nitrogen
NPDES
National Pollutant Discharge Elimination System
NRHP
National Register of Historic Places
03 ozone
0-P
Office Professional
PM10
particulate matter with an aerodynamic diameter less than or equal to 10 microns PM2.5
particulate matter with an aerodynamic diameter less than or equal to 2.5 microns project
Vista Melrose Residential Project
R-1
residential
RAQS
Regional Air Quality Strategy
RCNM
Federal Highway Administration Roadway Construction Noise Model 14613
CITY OF VISTA -MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Acronym/Abbreviation
RWQCB
Definition
Regional Water Quality Control Board
SANDAG
San Diego Association of Governments
SCIC
South Coastal Information Center
SDAB
San Diego Air Basin
SDAPCD
San Diego Air Pollution Control District
SDG&E
San Diego Gas & Electric
SIP
State Implementation Plan
SLF
Sacred Lands File
SOX
sulfur oxides
SR-78
State Route 78
STC
sound transmission class
SWPPP
Stormwater Pollution Prevention Plan
TAC
toxic air contaminant
UWMP
Urban Water Management Plan
VDC
Vista Development Code
VID
Vista Irrigation District
VOC
volatile organic compound
WEAP
worker environmental awareness program
14613
CITY OF VISTA --MAY 2023
1 Introduction
1.1 Project Overview
The proposed Vista Melrose Residential Project (Project) consists of a residential development within the City of Vista (City) at 560 S. Melrose Drive, 622 S. Melrose Drive and APN#166-280-61-00. The approximately 5.55- acre site includes Assessor's Parcel Numbers [APNs] 166-280-60-00, 166-280-61-00, and 166-280-18-00. The properties at 560 S. Melrose Drive and APN 166-280-61-00 are both currently zoned 0-P (Office Professional) and a corresponding General Plan designation of Commercial Office (CO). The property at 622 S. Melrose Drive is currently zoned R-1 (Residential) and has a corresponding General Plan designation of Medium Low Density Residential (MILD). The applicant, TTLC Vista Melrose, LLC, proposes to rezone all three properties to R-1-B (Residential) with a corresponding General Plan change to Medium Density Residential (MD). Furthermore, the applicant proposes a thirty-seven (37) lot Tentative Subdivision Map to redevelop the site to include thirty-four (34) single-family residences, which would result in a proposed density of 6.1 dwelling units per acre, a private street, private park with a tot lot and a dog park. The project will utilize the City of Vista Small Lot Subdivision standards per Vista Development Code Section 18.33 to achieve their project design. The proposed project would also include landscaping and offsite street and utility improvements. Additionally, the proposed project would require the summary vacation of an existing Scenic Tree Easement, recorded on the property on March 3, 1976, per County of San Diego Recorder's Office Record No. 76-062951.
1.2 California Environmental Quality Act Compliance
The California Environmental Quality Act (CEQA) requires that any project in the state of California determined to have the potential to result in adverse impacts to the environment be analyzed under the CEQA Guidelines and the results disclosed to the general public (14 CCR 15000 et seq.; California Public Resources Code Section 21000 et seq.). A lead agency is determined under CEQA as the agency with greatest authority over the resources or land the proposed project is likely to impact, often a city, county, school district, or public resource agency. The proposed project would be required to complete environmental review under CEQA, led by the City of Vista (City), to identify and disclose potential environmental impacts associated with the proposed project.
The City has prepared this Mitigated Negative Declaration (MND) in conformance with Section 15070(a) of the CEQA Guidelines. The purpose of the MND environmental evaluation is to describe the proposed project, determine any potentially significant impacts associated with the proposed project, and incorporate mitigation measures into the project design as necessary to reduce or eliminate the potentially significant effects of the project.
1.3 Project Planning Setting
The project site is located within the center of the City within San Diego County. The Vista General Plan 2030 and Vista Municipal Code guide and govern planning within the city. The Project site is located within the San Diego Air Basin (SDAB), which includes San Diego County, and is within the jurisdictional boundaries of San Diego Air Pollution Control District (SDAPCD).
14613 1
CITY OF VISTA -MAY 2023
1.4 Public Review Process
DRAFT VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Pursuant to CEQA Guidelines Section 15105(b), the MND will be available for a public comment period of not less than 30 days from April 12, 2023 to May 1, 2023..
In reviewing the MND, affected public agencies and the interested public should focus on the sufficiency and adequacy of the document in identifying and analyzingthe possible impacts on the environment, as well as ways in which the significant effects of the project are proposed to be avoided or mitigated.
Please provide comments on the MND in writing before the end of the comment period. Following the close of the public comment period, the City will consider this MIND and comments received in determining whether to approve the proposed project. Written comments on the MND should be sent to the following address by May 1, 2023.
City of Vista
Attn: Raffi Mangassarian, Associate Planner
200 Civic Center Drive
Vista, California 92081
14613 2
CITY OF VISTA -MAY 2023
2 Project Description
2.1 Project Location
The project site is located in the central portion of the City of Vista in the northern portion of San Diego County, CA at APN 166-280-61-00, 560 S. Melrose Drive and 622 S. Melrose Drive (Figure 1). The approximately 5.55-acre site includes Assessor's Parcel Number's [APNs]166-280-60-00, 166-280-61-00, and 166-280-18-00. The project site is bound by Matagual Drive to the north, S Melrose Drive to the West, commercial and residential development to the south and single-family residential development to the east.
2.2 Environmental Setting
A portion of the project site is occupied by the Thriving Life Church and its' associated parking lot on the western portion of the site, which is no longer in operation, vacant land to the west, and a single-family residence in the southeastern portion of the site. The current zoning designation of the subject properties, 560 S. Melrose Drive (APN#166-280-60-00) and APN#166-280-61-00, is 0-P (Office Professional), and R-1 (Residential) for the single- family residential property located at 622 S. Melrose Drive (APN#166-280-18-00). In the City's General Plan, address 560 S. Melrose Drive (APN#166-280-60-00) and APN#166-280-61-00 have a General Plan designation of Commercial Office (CO), and the property at 622 S. Melrose Drive (APN#166-280-18-00) has a General Plan designation of Medium Low Density Residential (MILD). The project site is surrounded by commercial uses to the west and south, residential uses to the south and east, and institutional uses to the north.
Regional access to the project site is provided by State Route 78 (SR-78), which runs east -west 0.5 miles north of the projectsite, and Interstate 5 (1-5) which runs north -south approximately 5 miles west of the project site, allowing for vehicular access to the larger San Diego region The project site is directly accessible via S Melrose Drive and Matagual Drive.
2.3 Project Characteristics
The project would include a single-family residential development, the construction of a private road, a dog park, and a tot lot (Figure 2). The project would include the demolition of the existing church and single-family residence onsite. The project proposes to redevelop the site to include 34 single-family residences, which would result in a proposed density of 6.1 dwelling units per acre. Each residence would be two stories, contain 4 bedrooms with 5th optional bedroom or loft and would have a 2- car garage. Landscaping would be included throughout the project site and along the project boundary. A total of 106,921 square feet of open space will be provided onsite, of which 12,526 square feet is common open space.
Presently, there is a Scenic Tree Easement that was recorded in 1976 that extends 10-feet into the project site from its westernmost boundary line, that would also include a portion of the rear yard of four separate residential units and a portion of the proposed amenity area (see Figures 7a and 7b, Attachment A, Existing Easement Overlay).
The project entitlements now include a public service easement summary vacation request to remove any potential conflict between the scenic tree easement and the proposed project improvements that would occur adjacent to S.
Melrose Drive. The proposed summary vacation area includes the scenic tree easement area that extends into the project site, measuring approximately 10 feet in width and 352 feet in length between Matagual Drive to the north and the neighboring property to the south, addressed as 610 S. Melrose Drive (APN 166-280-22), and is approximately 3,533 square feet in area, located along the western boundary of the project site. This summary 14613
CITY OF VISTA -MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION vacation would allow the applicant to construct the improvements within the project site. The Scenic Tree Easement that would be vacated is disturbed and has historically been disturbed for over five consecutive years. Additionally, over the past decades, existing trees and landscaping have been removed during and after construction of the existing church located at 560 S. Melrose Drive (APN 166-280-60).
Additionally, the project would include offsite improvements that are detailed below.
Off -site improvements for the project include the following:
■ Street Improvements - Existing removals and/or grind/overlay, installation of curb & gutter, sidewalk, green street requirements and striping
■ Water Connection - connect project water system to existing water line in Matagual Drive, near project entrance ■ Fire Hydrant - relocate existing fire hydrant on Matagual Drive ■ Sewer Connection - connect project sewer system to existing sewer main in Matagual Drive ■ Storm Drain Connection - connect project storm drain system to existing storm drain main in intersection of Melrose and Matagual, install new storm drain catch basin on Matagual Drive ■ Dry Utilities - Underground overhead power and communication lines on Matagual (termination of undergrounding currently assumed at project boundary, however, it may require continuing further up Matagual 100'-200')
■ Relocate signal poles at SE corner of intersection of Melrose and Matagual ■ Potential VID Work in Las Palmas - abandonment of existing water line and reconnection of 3 water services for residences along Las Palmas
2.4 Project Construction and Phasing
Project construction would include demolition, site preparation, building construction, paving, and architectural coating. The entirety of the project construction process is expected to last 21 months. The project would be broken up into 6 construction phases including model and buildout.
2.5 Project Approvals
The project requires the following approvals:
■ General Plan Amendment (to change the land use designation from Commercial Office (CO) and Medium Low Density (MILD) to Medium Density (MD). See Figures 3-A and 4-A. ■ Rezone (from Office Professional (0-P) and Single Family (R-1) to Single Family Residential (R-1-B)). See Figures 3-13 and 4-B).
■ Tentative Subdivision Map
■ Site Development Plan
AdditionaiApprovais
Besides review under CEQA, the applicant and/or contractor of the proposed project would be required to obtain the following additional approvals and/or permits from the City: General Plan Amendment, Zone Change, Tentative Subdivision Map, Site Development Plan, Right -of -Way Permit, Grading Permit, Landscape Construction Plan, summary vacation of a 10-foot wide scenic tree easement that extends into the project site, and final Building Permits. These approvals require meeting certain Conditions of Project Approval prior to obtaining the required permits. In addition, before the Final (Subdivision) Map is recorded, all Conditions of Approval (which include the mitigation measures identified in this document) must be satisfactorily completed. 14613 4
CITY OF VISTA -MAY 2023
3 Initial Study Checklist
1. Project title:
Vista Melrose Residential Project
2. Lead agency name and address:
City of Vista
200 Civic Center Drive
Vista, California 92084
3. Contact person and phone number:
Raffi Mangassarian, Associate Planner
760.639.6100
200 Civic Center Drive
Vista, California 92084
4. Project location:
560 S. Melrose Drive, 622 S. Melrose Drive and APN#166-280-61-00 Vista, California 92084
5. Project sponsor's name and address:
TTLC Vista - Melrose, LLC
4350 Von Karman Ave, Suite 200
Newport Beach, California 92660
Contact: Michael Torres 925.331.7006
6. General plan designation:
Commercial Office & Medium Low Density Residential
7. Zoning:
Single -Family Residential (R-1) & Office Professional (0-P)
8. Description of project. (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary):
The proposed Vista Melrose Residential Project (Project) consists of a residential development within the City of Vista (City) at 560 S. Melrose Drive, 622 S. Melrose Drive and APN#166-280-61-00. The approximately 5.55-acre site includes Assessor's Parcel Numbers [APNs] 166-280-60-00, 166-280-61-00, and 166-280-18-00. The properties at 560 S. Melrose Drive and APN 166-280-61-00 are both currently zoned 0-P (Office Professional) and a corresponding General Plan designation of Commercial Office (CO).
The property at 622 S. Melrose Drive is currently zoned R-1 (Residential) and has a corresponding General Plan designation of Medium Low Density Residential (MLD). The applicant, TTLC Vista Melrose, LLC, proposes to rezone all three properties to R-1-B (Residential) with a corresponding General Plan change to Medium Density Residential (MD). Furthermore, the applicant proposes a thirty-seven (37) lot Tentative 14613 5
CITY OF VISTA -MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Subdivision Map to redevelop the site to include thirty-four (34) single-family residences, which would result in a proposed density of 6.1 dwelling units per acre, a private street, private park with a tot lot and a dog park. The project will utilize the City of Vista Small Lot Subdivision standards per Vista Development Code Section 18.33 to achieve their project design. The proposed project would also include recreational amenities such as a tot lot and dog park and landscaping and offsite street and utility improvements.
The project would include a single-family residential development, the construction of a private road, a dog park, and a tot lot. The project would include the demolition of the existing church and single-family residence onsite. As previously noted, the project applicant proposes to redevelop the site to include 34 single- family residences, which would result in a proposed density of 6.1 dwelling units per acre. Each residence would be two stories, contain 4 bedrooms with 5th optional bedroom or loft and would have a 2- car garage. Landscaping would be included throughout the project site and along the project boundary. A total of 106,921quare feet of open space will be provided onsite, of which 12,526 square feet is common open space. The project would include street improvements along the project frontage on Matagual Drive and Melrose Drive.
9. Surrounding land uses and setting (Briefly describe the project's surroundings):
The project site is surrounded by commercial uses to the west and south, residential uses to the south and east, and institutional uses to the north.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement):
None
11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
Yes, three tribes have requested consultation, Barona Group of the Capitan Grande, Rincon Band of Luiseno Indians, and San Luis Rey Band of Mission Indians. 14613 6
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture and ❑ Air Quality
Forestry Resources
❑ Biological Resources ❑ Cultural Resources ❑ Energy
❑
Geology and Soils
❑
Greenhouse Gas
Emissions
❑
Hydrology and Water Quality
❑
Land Use and
Planning
❑
Noise
❑
Population and
Housing
❑
Recreation
❑
Transportation
❑ Utilities and Service Systems ❑ Wildfire
❑ Hazards and Hazardous
Materials
❑ Mineral Resources
❑ Public Services
❑ Tribal Cultural Resources
❑ Mandatory Findings
of Significance
14613
CITY OF VISTA MAY 2023
7 FINIAL VISTA MELROSE RESIDENTIAL PROJECT i MITIGATED NEGATIVE DECLARATION Determination (To be completed by the Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find thatthe proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
Q I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
Q I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. - 5 -0� 3
Date
14613
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Evaluation of Environmental Impacts
1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis).
2. All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an Environmental Impact Report (EIR) is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less Than Significant With Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.
8. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.
9. The explanation of each issue should identify:
a. The significance criteria or threshold, if any, used to evaluate each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significance 14613 9
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.1 Aesthetics
I. AESTHETICS - Except as provided in Public Resources Code Section 21099, would the proiect:
a) Have a substantial adverse effect on a
❑
❑
®
❑
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
❑
❑
®
❑
outcroppings, and historic buildings within a
state scenic highway?
c) In non -urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from publicly accessible
❑
❑
®
❑
vantage point). If the project is in an
urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
d) Create a new source of substantial light or
glare which would adversely affect day or
❑
❑
®
❑
nighttime views in the area?
a) Would the project have a substantial adverse effect on a scenic vista? The project involves the redevelopment of an existing church and single-family residence into 34 single family homes. The City of Vista General Plan EIR identified two main viewsheds within the city, the San Marcos Mountains and canyons within the southwestern portions of the City. Due to distance from the project site, the project would not alter views of the San Marcos Mountains nor the canyons in the southwestern portions of the City. Therefore, impacts related to adverse effects on a scenic vista would be less than significant.
b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? The General Plan EIR identifies the following as scenic resources: the San Marcos Mountains, ridgelines; hills and valleys; creeks and streams; distant mountains to the north; views of native vegetation; public parks, and recreational facilities (City of Vista 2011a). The closest scenic resource to the project site is Breeze Hill Park, located approximately 0.05 miles southwest of the project site on the other side of South Melrose Drive. The projectsite is in a developed area, surrounded by existingand commercial development.
The project would not impact views of Breeze Hill Park from public viewpoints because the park and project are separated from South Melrose Drive.
14613 10
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION The project site is located approximately 0.5 miles from State Route 78 (SR-78), 4.4 miles from SR-76, and.
5.5 miles from Interstate 5 (1-5). Theses sections of SR-78, SR-76, and 1-5 proximate to the project site are not identified as a Scenic Highway per the Caltrans State Scenic Highways Program. A portion of SR-78 is identified as an Eligible State Scenic Highway; however, this eligible segment begins 47 miles east of the project site in Santa Ysabel. The nearest eligible state scenic highway is SR-78, however, the project site is not visible due to distance (Caltrans 2019). The project site is not located within a viewshed of a state scenic highway and therefore impacts would be less than significant. c) In non -urbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
The project site is located within the Mar Vista/Sunset/Carriage Hill neighborhood within the City. This neighborhood is characterized by semi -rural character with single-family suburban development (City of Vista 2011a). The project site is surrounded by existing development with residential uses to the east, commercial and residential uses to the south, and institutional uses to the north. Regulations governing scenic quality in the City include the Land Use and Community Identity Element of the General Plan and the Vista Development Code (VDC) (Chapter 19.24 of the regulation of street trees). The City has also set forth design guidelines for the City to enhance the level of design of the City (City of Vista 2011b&c, City of Vista 2012).
The project site is in a developed area surrounded by commercial, institutional, and residential uses. While the project site would have a higher density than that of the residences to the east, the project would act as a transition from lower density single family residential uses to the east and larger commercial uses to the west of the project site. As shown in Figures 5-A, 5-13, and 5-C, the project would have similar bulk and scale to the surrounding development and would blend in with the existing character of the area.
Additionally, the project includes landscaping throughout the project site and along the project boundary.
The project would comply with VDC and the applicant would obtain a tree removal permit for street trees on the project site.
In conclusion, the project site is surrounded by existing development and the project applicant proposes residential uses adjacent to other residential uses. The project would be consistent and would comply with all development code standards and therefore would not conflict with applicable regulations governing scenic quality and impacts would be less than significant. d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
The project site currently consists of an existing church and single-family residence. The project applicant proposes the demolition of existing structures and would develop the site to include 34 single-family residences. The residences would not use reflective material and therefore would not create a new source of glare. Lighting sources would be limited to street, landscape, and residential light sources, which already exist in the surrounding area. Therefore, while the project site would introduce new residences and associated lighting, the project would be consistent with the surrounding uses and the introduction of new lighting sources would be less than significant.
14613 11
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.2 Agriculture and Forestry Resources
II. AGRICULTURE AND FORESTRY RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
❑
❑
❑
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural
❑
❑
❑
use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
❑
❑
❑
11 Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
d) Result in the loss of forest land or
❑
❑
❑
conversion of forest land to non -forest use?
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
❑
❑
❑
Farmland, to non-agricultural use or
conversion of forest land to non -forest use?
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? According to the Department of Conservation's Farmland Mapping and Monitoring Program, the project site is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The project site is designated as "Urban and Built- Up Land" and is surrounded by parcels designated as "Urban and Built -Up Land" on all sides (DOC 2016). Thus, there would be no impact to Farmland, Unique Farmland, or Farmland of Statewide Importance or to conversion of agricultural land to non-agricultural uses as a result of project implementation.
14613 12
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract? The project site is zoned Residential (R-1) and Office Professional (0-P) and is not zoned for agriculture. The project applicant would redevelop a site that currently consists of a church and associated parking lot, and a single-family residence. The project would introduce single-family residences to the site. The project site is not zoned for agriculture and therefore would not conflict with existing agricultural zoning and the project site is not under a Williamson Act contract. Therefore, no impact would occur due to conflicts within existing zoning for agricultural or Williamson Act contracts.
c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? As described above, the project site is zoned for Residential (R-1) and Office Professional (0-P), and is not zoned as forest land, timberland or timberland zoned Timberland Production. While the project would rezone a portion of the site, the project would not conflict with the rezoning of forest land timberland or timberland zoned Timberland Production and therefore no impact would occur. d) Would the project result in the loss of forest land or conversion of forest land to non -forest use? The project site consists of a church and associated parking lot, and a single residence and would introduce residential uses to the site. The project site does not contain any forest land and there is no forest land in proximity to the project site. Therefore, there would be no impact to forest land resulting from project implementation. e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? As described above, the project site does not contain agricultural uses or forest land. The project proposes 34 single-family homes on the project site. Additionally, agricultural and forest land are not located in proximity to the project site, therefore the addition of residential uses to the site would have no impact on the conversion of land to non-agricultural use or non -forest use. 14613 13
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.3 Air Quality
III. AIR QUALITY -Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the protect:
a) Conflict with or obstruct implementation of
❑
❑
®
❑
the applicable air quality plan?
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non -attainment under
❑
❑
®
❑
an applicable federal or state ambient air
quality standard?
c) Expose sensitive receptors to substantial
❑
❑
®
❑
pollutant concentrations?
d) Result in other emissions (such as those
leading to odors) adversely affecting a
❑
❑
®
❑
substantial number of people?
a) Would the project conflict with or obstruct implementation of the applicable air quality plan? The project site is located within the San Diego Air Basin (SDAB), which includes San Diego County, and is within the jurisdictional boundaries of San Diego Air Pollution Control District (SDAPCD). Locally, the SDAPCD is responsible for developing and implementing the clean air plans for attainment and maintenance of the National Ambient Air Quality Standards (NAAQS) and the California Ambient Air Quality Standards (CAAQS) in the SDAB; specifically, the State Implementation Plan (SIP) and the Regional Air Quality Strategy (RAQS).' The San Diego Association of Governments (SANDAG) is responsible for developing forecasts and data that are used by the SDAPCD in preparing the SIP and RAQS. The federal 03 attainment plan, which is part of the SIP, was adopted in 2020. The SIP includes a demonstration that current strategies and tactics will attain acceptable air quality in the SDAB based on the NAAQS. The RAQS was initially adopted in 1991 and is updated every three years (most recently in 2016). The RAQS outlines SDAPCD's plans and control measures designed to attain the CAAQS for 03. The SIP and RAQS rely on information from CARB and SANDAG, including mobile and area source emissions, as well as information regarding projected growth in San Diego County and the cities in the County, to project future emissions and then determine from that the strategies necessary for the reduction of emissions through regulatory controls. CARB mobile source emission projections and SANDAG growth projections are based on population, vehicle trends, and land use plans developed by San Diego County and the cities in the County as part of the development of their general plans.
i For the purpose of this discussion, the relevant federaI air quality plan is the 03 attainment plan (SDAPCD 2020). The RAQS is the applicable plan for purposes of state air quality planning. Both plans reflect growth Projections in the SDAB. 14613 14
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION As mentioned above, the SIP and RAQS rely on SANDAG growth projections based on population, vehicle trends, and land use plans developed by the cities and by the County as part of development of their general plans. As such, projects that involve development that is consistent with the growth anticipated by local plans would be consistent with the SIP and RAQS. However, if a Project involves development that is greater than that anticipated in the local plan and/or SANDAG's growth projections, that Project might conflict with the SIP and RAQS and may contribute to a potentially significant cumulative impact on air quality.
Although the SDAPCD and City of Vista (City) do not provide guidance regarding the analysis of impacts associated with air quality plan conformance, the County's Guidelines for Determining Significance and Report and Format and Content Requirements - Air Quality does discuss conformance with the RAQS (County of San Diego, 2007). The guidance indicates that, if a project, in conjunction with other projects, contributes to growth projections that would not exceed SANDAG's growth projections for the City, that project would not be in conflict with the RAQS (Appendix A). If a project includes development that is greater than that anticipated in the local plan and SANDAG's growth projections, that project might be in conflict with the SIP and RAQS and may contribute to a potentially significant cumulative impact on air quality.
The Project would involve demolition of existing structures and would redevelop the site with 34 single-family residences. The parcels marked for development in the Project are currently designated in the General Plan as Commercial Office (CO) and Medium Low Density Residential (MD) and zoned Office Professional (0-P) and Single Family Residential (R-1) (Linscott, Law & Greenspan 2022). The Project will require a General Plan Amendment to Medium Density Residential (MD) and a rezone to Single Family Residential (R-1-B) (Linscott, Law & Greenspan 2022). The City of Vista projects that by 2030, 38,779 residents will live in Medium Density Residential dwellings, assuming 3.26 persons per household (City of Vista 2012). Using this assumption, the Project would cause a population increase of approximately 111 residents. SANDAG projects that the population of the City of Vista would grow by 4,860 residents between 2020 and 2030; the addition of 111 residents within a year would be within the projected addition of 486 residents a year between 2020 and 2030 (SANDAG 2011). The Project would not be considered regionally significant because it would not have the potential to substantially affect housing, employment, or population projections within the San Diego region, which are the basis of the RAQS projections. As such, the Project would not conflict with or obstruct implementation of the RAQS. Furthermore, the Project would not result in substantial construction or operational emissions that would conflict with the local air quality plan.
Therefore, implementation of the Project would not conflict with the RAQS or SIP, and proposed development would be consistent with growth projections in the region. Impacts would be less than significant. b) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? Past, present, and future development projects may contribute to adverse air quality impacts in the SDAB on a cumulative basis. By its nature, air pollution is largely a cumulative impact. The nonattainment status of regional pollutants is a result of past and present development, and the SDAPCD develops and implements plans for future attainment of ambient air quality standards. Based on these considerations, project -level thresholds of significance for criteria pollutants are used in the determination of whether a project's individual emissions would have a cumulatively considerable contribution on air quality. If a project's emissions would exceed the applied significance thresholds, it would have a cumulatively considerable contribution. Conversely, projects that do not exceed the project -specific thresholds are generally not considered to be cumulatively significant. 14613 15
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION As neither the City nor the SDAPCD have established numeric thresholds for determining project -level significance of criteria air pollutant emissions for CEQA analyses, the thresholds identified in the County's Guidelines for Determining Significance and Report and Format and Content Requirements - Air Quality are applied for the construction and operational emissions analysis (County of San Diego, 2007).
A quantitative analysis was conducted to determine whether the Project could result in emissions of criteria air pollutants that may result in a cumulatively considerable net increase in emissions of criteria air pollutants for which the SDAB is designated as nonattainment under the NAAQS or CAAQS. The SDAB has been designated as a federal nonattainment area for ozone (03) and a state nonattainment area for 03, particulate matter with an aerodynamic diameter less than or equal to 10 microns (PMio), and particulate matter with an aerodynamic diameter less than or equal to 2.5 microns (PM2.5). The following discussion quantitatively evaluates potential short-term construction and long-term operational impacts that would result from implementation of the Project. Pollutants that are evaluated herein include volatile organic compounds (VOCs) and oxides of nitrogen (NOx), which are important because they are precursors to 03, as well as carbon monoxide (CO), sulfur oxides (SOX), PMio, and PM2.5. The California Emissions Estimator Model (CaIEEMod) Version 2020.4.0 was used to estimate emissions from construction and operation of the Project.2
Construction Emissions
Construction of the Project would include demolition, site preparation, grading, trenching, installation of utilities, modular building installation, landscaping, paving, and application of architectural coatings. These construction activities would result in the temporary addition of pollutants to the local airshed caused by on -site sources (e.g., off -road construction equipment, soil disturbance, and VOC off -gassing from architectural coatings and asphalt pavement application) and off -site sources (e.g., vendor trucks, haul trucks, and worker vehicle trips). Specifically, entrained dust results from the exposure of earth surfaces to wind from the direct disturbance and movement of soil, resulting in PM10 and PM2.5 emissions. Internal combustion engines used by construction equipment, haul trucks, vendor trucks (i.e., delivery trucks), and worker vehicles would result in emissions of VOC, NOx, CO, PMio, and PM2.5. Application of architectural coatings, such as exterior paint and otherfinishes, and application of asphalt pavementwould also produce VOC emissions. Construction emissions can vary substantially from day to day depending on the level of activity; the specific type of operation; and, for dust, the prevailing weather conditions.
Project construction emissions were estimated using a combination of CaIEEMod default assumptions, and information provided by the applicant where available. The applicant confirmed that 9,900 square feet of existing buildings and 70,000 square feet of existing pavement and concrete would be demolished, generating approximately 6,000 cubic yards of material that would be hauled offsite. It was confirmed by the applicant that construction of the Project would commence in February 2024 and would be completed in October 2025, with operation commencing in 2025. Default values for equipment mix, horsepower, and load factor provided in CaIEEMod were used for all construction equipment. For the analysis, it was generally assumed that heavy-duty construction equipment would be operating at the site five days per week, up to a maximum of 8 hours per day, in accordance with the City's municipal code.
Detailed construction equipment modeling assumptions are provided in Appendix A. Table 3.3-1 provides 2 CaIEEMod is a statewide land use emissions computer model designed to provide a uniform platform to calculate construction and operational emissions from land use development Projects. The model was developed for the California Air Pollution Control Officers Association in collaboration with multiple air districts across the State. Numerous lead agencies in the State, including the SDAPCD, utilize CaIEEMod to estimate GHG emissions in accordance with CEQA Guidelines section 15064.4(a)(1). 14613 16
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION the construction phasing, timeline, construction equipment mix, and vehicle trips assumed for estimating Project -generated construction emissions.
Table 3.3-1. Project Construction Phasing, Vehicle Trips, and Equipment One -Way Vehicle Trips
Average
Average Daily Total
Construction
Daily Vendor Haul Usage
Phase-
• Workers Trucks Trucks Type Quantity Hours
Demolition
February 2024 16 4 200 Concrete/Industrial 1 8
Saws
Rubber Tired 2 8
Dozers
Excavators 3 8
Site Preparation
February 2024
18 4
0 Rubber Tired
3 8
Dozers
Tractors/Loaders/
4 8
Backhoes
Grading
March 2024-
16 4
750
Excavators
1 8
May 2024
Graders & Scrapers
3 8
Track Dozers
1 8
Tractors/Loaders/
3 8
Backhoes
Utilities
June 2024-
6 4
0 Excavator
2 8
August 2024
Paving
September
16 4
0 Grader
1 8
2024
Paving Equipment
2 8
Rollers
2 8
Paver
3 8
Building
October 2024-
36 14
0 Cranes
1 7
Construction
October 2025
Forklifts
3 8
Generator Sets
1 8
Tractors/Loaders/
3 7
Backhoes
Welders
1 8
Architectural
October-
8 4
0 Air Compressors
1 6
Coating
November
2025
Note: See Appendix A for additional details.
Emissions generated during construction and operation of the Project are subject to the rules and regulations of the SDAPCD. Construction of Project components would be subject to SDAPCD Rule 55 - Fugitive Dust Control. Compliance with Rule 55 would limit fugitive dust (PMio and PM2.5) that may be generated during grading and construction activities by utilizing methods such as wetting soils that would be disturbed. It was assumed that the active sites would be watered at least two times daily, resulting in an approximately 55% reduction of fugitive dust (CaIEEMod default value), to represent compliance with SPAPCD standard dust 14613 17
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION control measures in Rule 55 (SDAPCD 2009). The application of architectural coatings, such as exterior/interior paint and other finishes, and the application of asphalt pavement would produce VOC emissions; however, the contractor is required to procure architectural coatings from a supplier in compliance with the requirements of SDAPCD Rule 67.0.1 for Architectural Coatings (SDAPCD 2015).
Table 3.3-2 presents the estimated maximum daily construction emissions generated during construction of the Project. Details of the emissions calculations are provided in Appendix A.
As shown in Table 3.3-2, maximum daily construction emissions would not exceed the significance thresholds for VOC, NOx, CO, SOX, PM1o, or PM2.5 during construction in all construction years.
Table 3.3-2. Estimated Maximum Daily Construction Criteria Air Pollutant Emissions 2024 5.03 49.75
39.27 0.09
24.44 12.59
2025
27.07 13.14
17.05 0.03
0.92 0.61
Maximum Daily Emissions
27.07 49.75
39.27 0.09
24.44 12.59
Emission Threshold
75 250
550
250
100
55 Threshold Exceeded?
No No
No
No
No
No
Notes: VOC = volatile organic compound; NOX = oxides of nitrogen; CO = carbon monoxide; SOX = sulfur oxides; PMio= particulate matter with an aerodynamic diameter equal to or less than 10 microns; PM2.5 = particulate matter with an aerodynamic diameter equal to or less than 2.5 microns.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CaIEEMod and provided in Appendix A. Emissions presented representthe "mitigated" output in CalEEMod which assumes compliance with SDAPCD Rule 67.0.1, Architectural Coatings, and SDAPCD Rule 55, Fugitive Dust Control.
Thresholds are based on the County of San Diego's Guidelines for Determining Significance and Report and Format and Content Requirements - Air Quality.
Operational Emissions
Operation of the Project would generate VOC, NOx, CO, SOx, PMso, and PM2.5 emissions from mobile sources, including vehicular traffic generated by the Project; energy sources from natural gas usage; area sources, including the use of landscaping equipment and consumer products; and architectural coatings. Pollutant emissions associated with long-term operations were quantified using CaIEEMod using a combination of Project -specific information and CaIEEMod default values. The Project is assumed to begin operation in the year 2025.
Area Sources
Area sources include emissions from consumer products, landscape equipment, hearths, and architectural coatings. The area source emissions for consumer products, landscape equipment, and architectural coatings were estimated based on CaIEEMod default assumptions for on -going operations of the Project. (This source category does not include the emissions associated with natural gas usage in space heating and water heating as these are calculated in the building energy use module of CaIEEMod.) It was confirmed by the applicant that each residence will feature one gas -powered fireplace. 14613 18
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Energy Sources
Energy sources include emissions associated with building electricity and natural gas usage (non -hearth).
The energy source emissions were estimated based on CaIEEMod default assumptions for on -going operations of the proposed residential development.
Mobile Sources
Operation of the Project would generate criteria air pollutant emissions from mobile sources (vehicular traffic) as a result of new vehicle trips to and from the Project. The maximum weekday (Monday -Friday) trip rates were assumed to be 10 average daily trips per dwelling unit (Linscott, Law & Greenspan 2022). To account for the maximum intensity scenario, the weekday trip rate was also assumed for weekend trips (Saturdays and Sundays). CaIEEMod default emission factors representing the vehicle mix and emissions were used to estimate emissions associated with vehicular sources.
Table 3.3-3 presents the maximum daily area, energy, and mobile -source emissions associated with Project operation (year 2025). Details of the emissions calculations are provided in Appendix A.
Table 3.3-3. Estimated Operational Criteria Air Pollutant Emissions Area
2.95 0.72
10.72 0.03
1.31 1.31
Energy
0.02 0.19
0.08 0.00
0.02 0.02
Mobile
0.94 1.02
8.64 0.02
2.06 0.56
Tota 1
3.92 1.92
19.44 0.05
3.39 0.56
Emissions Threshold
75 250
550
250
100
55 Threshold
Exceeded?
No
No
No
No
No
No
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO = carbon monoxide; SOX = sulfur oxides; PMio= particulate matter with an aerodynamic diameter equal to or less than 10 microns; PM2.5 = particulate matter with an aerodynamic diameter equal to or less than 2.5 microns.
See Appendix A for complete results.
Totals may not sum due to rounding.
Operation of the Project assumes year 2025.
Thresholds are based on the County of San Diego's Guidelines for Determining Significance and Report and Format and Content Requirements - Air Quality.
As shown in Table 3.3-3, Project -generated maximum daily operational emissions would not exceed the significance thresholds for VOC, NOx, CO, SOx, PM1o, or PM2.5.
As noted previously, the SDAB is designated as a federal nonattainment area for 03 and a state nonattainment area for 03, PM1o, and PM2.5. The nonattainment status is the result of cumulative emissions from various sources of air pollutants and their precursors within the SDAB, including motor vehicles, off- road equipment, and commercial and industrial facilities. Construction and operation of the Project would generate VOC and NOx emissions (which are precursors to 03) and emissions of PMio and PM2.5. However, as indicated in Table
3.3-2 and Table 3.3-3, Project -generated construction emissions and operational emissions would not exceed the emission -based significance thresholds for VOC, NOx, PM1o, or PM2.5. 14613 19
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Cumulative localized impacts would potentially occur if a construction project were to occur concurrently with another off -site project. Construction schedules for potential future projects near the Project site are currently unknown; therefore, potential construction impacts associated with two or more simultaneous projects would be considered speculative. However, future projects would be subject to CEQA and would require air quality analysis and, where necessary, mitigation if the project would exceed applied thresholds.
Criteria air pollutant emissions associated with construction activity of future projects would be reduced through implementation of control measures required by the SDAPCD. For example, cumulative PM10 and PM2.5 emissions would be reduced because all future projects would be subject to SDAPCD Rule 55, Fugitive Dust, which sets forth general and specific requirements for all construction sites in the SDAB. In addition, cumulative VOC emissions would be subject to SDAPCD Rule 67.0.1, Architectural Coatings.
Based on the Project -generated construction and operational criteria air pollutant emissions, the Project would not result in a cumulatively considerable increase in emissions of nonattainment pollutants.
Therefore, the Project's cumulative air quality impact would be less than significant.
Health Effects of Criteria Air Pollutants
Project construction and operation would not exceed significance thresholds for VOC, NOx, CO, SOX, PM1o, or PM2.5. VOCs and NOx are precursors to 03, for which the SDAB is designated as nonattainment with respect to the NAAQS and CAAQS. The health effects associated with 03 are generally associated with reduced lung function. The contribution of ROGs and NOx to regional ambient 03 concentrations is the result of complex photochemistry. The increases in 03 concentrations in the SDAB due to 03 precursor emissions tend to be found downwind from the source location to allow time for the photochemical reactions to occur.
However, the potential for exacerbating excessive 03 concentrations also depends on the time of year that the VOC emissions occur, because exceedances of the 03 CAAQS/NAAQS tend to occur April through October when solar radiation is highest. The holistic effect of a single project's emissions of 03 precursors is speculative due to the lack of quantitative methods to assess this impact. Operation of the Project would not exceed the significance threshold for NOx; therefore, implementation of the Project would contribute minimally to regional 03 concentrations and the associated health effects.
Operation of the Project would not contribute to exceedances of the NAAQS or CAAQS for nitrogen dioxide (NO2). Health effects that result from NO2 and NOx include respiratory irritation, which could be experienced by nearby receptors duringthe periods of heaviest use of off -road construction equipment. However, Project construction would be relatively short term, and off -road construction equipment would be operating at various portions of the site and would not be concentrated in one portion of the site at any one time. In addition, existing NO2 concentrations in the area are below the NAAQS and CAAQS standards. Because Project -generated NOx emissions would not exceed the significance threshold, the Project would not result in potential health effects associated with NO2 or NOx.
CO tends to be a localized impact associated with congested intersections. The associated potential impact for CO hotspots was determined to be less than significant. Furthermore, the existing CO concentrations in the area are below the NAAQS and CAAQS standards. Thus, the Project's CO emissions would not contribute to significant health effects associated with this pollutant.
Construction and operation of the Project would not exceed thresholds for PM10 or PM2.5 and would not contribute to exceedances of the NAAQS or CAAQS for particulate matter or obstruct the SDAB from coming into attainment for these pollutants. The Project would also not result in substantial diesel particulate matter (DPM) 14613 20
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION emissions during construction or operation, and, therefore, would not result in significant health effects related to DPM exposure. Additionally, the Project would implement dust control strategies and be required to comply with SDAPCD Rule 55, Fugitive Dust Control, which limits the amount of fugitive dust generated during construction. Due to the minimal contribution of particulate matter during construction and operation, the Project is not anticipated to result in health effects associated with PM10 or PM2.5.
Of note, there are numerous scientific and technological complexities associated with correlating criteria air pollutant emissions from an individual project to specific health effects or potential additional nonattainment days, and there are currently no modelingtools that could provide reliable and meaningful additional information regarding health effects from criteria air pollutants generated by individual projects within the SDAPCD jurisdiction. The California Supreme Court's Sierra Club v. County of Fresno (2018) 6 Cal. 5t" 502 decision (referred to herein as the Friant Ranch decision) (issued on December 24, 2018), addresses the need to correlate mass emission values for criteria air pollutants to specific health consequences, and contains the following direction from the California Supreme Court: "The Environmental Impact Report (EIR) must provide an adequate analysis to inform the public how its bare numbers translate to create potential adverse impacts or it must explain whatthe agency does know and why, given existing scientific constraints, it cannottranslate potential health impacts further." (Italics original.) (Sierra Club v. County of Fresno 2018.) Currently, the SDAPCD, CARB, and EPA have not approved a quantitative method to reliably, meaningfully, and consistently translate the mass emission estimates for the criteria air pollutants resulting from the Project to specific health effects.
In connection with the judicial proceedings culminating in issuance of the Friant Ranch decision, the South Coast Air Quality Management District (SCAQMD) and the San Joaquin Valley Air Pollution Control District (SJVAPCD) filed amicus briefs attestingto the extreme difficulty of correlating an individual project's criteria air pollutant emissions to specific health impacts. Both SJVAPCD and SCAQMD have among the most sophisticated air quality modeling and health impact evaluation capabilities of the air districts in California.
The key, relevant points from SCAQMD and SJVAPCD briefs is summarized herein.
The formation of 03 and PM in the atmosphere, as secondary pollutants,151 involves complex chemical and physical interactions of multiple pollutants from natural and anthropogenic sources. Because of the complexity of 03 formation, a specific tonnage amount of VOCs or NOx emitted in a particular area does not equate to a particular concentration of 03 in that area (SJVAPCD 2015). Similarly, because of the complexity of secondary PM formation, including the potential to be transported long distances by wind, the tonnage of PM -forming precursor emissions in an area does not necessarily result in an equivalent concentration of secondary PM in that area (SJVAPCD 2015). This is especially true for individual projects, like the proposed Project, where Project -generated criteria air pollutant emissions are not derived from a single "point source," but from construction equipment and mobile sources (passenger cars and trucks) drivingto, from and around the Project Site.
Another important technical nuance is that health effects from air pollutants are related to the concentration of the air pollutant that an individual is exposed to, not necessarily the individual mass quantity of emissions associated with an individual project. However, it takes a large amount of additional precursor emissions to cause a modeled increase in ambient 03 levels over an entire region (SCAQMD 2015). The lack of link between the tonnage of precursor pollutants and the concentration of 03 and PM2.5formed is important because it is not necessarily the tonnage of precursor pollutants that causes human health effects; rather, it is the concentration of resulting 03 that causes these effects (SJVAPCD 2015). While CEQA thresholds are [51 Air pollutants formed through chemical reactions in the atmosphere are referred to as secondary pollutants. 14613 21
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION established at levels that the air basin can accommodate without affecting the attainment date for the AAQS, even if a project exceeds established CEQA significance thresholds, this does not mean that one can easily determine the concentration of 03 or PM that will be created at or near the project site on a particular day or month of the year, or what specific health impacts will occur (SJVAPCD 2015).
In regard to regional concentrations and air basin attainment, the SJVAPCD emphasized that attempting to identify a change in background pollutant concentrations that can be attributed to a single project, even one as large as the entire Friant Ranch Specific Plan, is a theoretical exercise. The SJVAPCD brief noted that it "would be extremely difficult to model the impact on NAAQS attainment that the emissions from the Friant Ranch project may have" (SJVAPCD 2015). The SJVAPCD brief then indicated that, "Running the photochemical grid model used for predicting 03 attainment with the emissions solely from the Friant Ranch project (which equate to less than one -tenth of one percent of the total NOX and VOC in the Valley) is not likely to yield valid information given the relative scale involved" (SJVAPCD 2015). SCAQMD and SJVAPCD have indicated that it is not feasible to quantify project -level health impacts based on existing modeling (SCAQMD 2015; SJVAPCD 2015). Even if a metric could be calculated, it would not be reliable because the models are equipped to model the impact of all emission sources in an air basin on attainment and would likely not yield valid information or a measurable increase in 03 concentrations sufficient to accurately quantify 03-related health impacts for an individual project and would not provide a reliable indicator of health effects if modeled.
In summary, because operation of the Project would not result in exceedances of the significance thresholds for NOX during construction or operation, the potential health effects associated with criteria air pollutants would be less than significant. Furthermore, there are numerous scientific and technological complexities associated with correlating criteria air pollutant emissions from an individual projectto specific health effects or potential additional nonattainment days, and there are currently no modeling tools that could provide reliable and meaningful additional information regarding health effects from criteria air pollutants generated by individual projects. As Project -generated construction and operational emissions would be less than the applied mass daily thresholds for all pollutants, health effects associated with Project -generated criteria air pollutant emissions would be less than significant. c) Would the project expose sensitive receptors to substantial pollutant concentrations? Sensitive Receptors
Sensitive receptors are those individuals more susceptible to the effects of air pollution than the population at large. People most likely to be affected by air pollution include children, the elderly, and people with cardiovascular and chronic respiratory diseases. Air quality regulators typically define sensitive receptors as schools (preschool-12th grade), hospitals, resident care facilities, daycare centers, and other facilities that may house individuals with health conditions that would be adversely impacted by changes in air quality. However, for the purposes of CEQA analysis, the County of San Diego's definition of a sensitive receptor also includes residents.
The closest sensitive receptors to the project site are single-family residences directly bordering the project site to the east, single-family residences within 300 feet to the south, an elementary school 500 feet to the southwest, and an apartment building 600 feet to the west. Health Effects of Carbon Monoxide, Toxic Air Contaminants, and Valley Fever on sensitive receptors are analyzed below. 14613 22
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Health Effects of Carbon Monoxide
Mobile -source impacts occur on two scales of motion. Regionally, Project -related travel would add to regional trip generation and increase the vehicle miles traveled within the local airshed and the SDAB.
Locally, Project -generated traffic would be added to the County's roadway system near the Project site. If such traffic occurs during periods of poor atmospheric ventilation, is composed of a large number of vehicles "cold -started" and operating at pollution -inefficient speeds, and is operating on roadways already crowded with non -Project traffic, there is a potential for the formation of microscale CO hotspots in the area immediately around points of congested traffic. Because of continued improvement in vehicular emissions at a rate faster than the rate of vehicle growth and/or congestion, the potential for CO hotspots in the SDAB is steadily decreasing.
CO transport is extremely limited, and CO disperses rapidly with distance from the source. Under certain extreme meteorological conditions, however, CO concentrations near a congested roadway or intersection may reach unhealthy levels, affecting sensitive receptors such as residents, school children, hospital patients, and older adults. Typically, high CO concentrations are associated with urban roadways or intersections operating at an unacceptable level of service (LOS). projects contributing to adverse traffic impacts may result in the formation of CO hotspots.
Since the last update of the SDAPCD's guidance (2007), the County has evaluated the potential for the growth anticipated underthe General Plan Update to result in CO "hotspots" throughoutthe County (County of San Diego 2009a). To do this, the County reviewed the CO "hot spot" analysis conducted by the South Coast Air Quality Management District (SCAQMD) for their request to the USEPA for resignation as a CO attainment area (SCAQMD 2003). In SCAQMD's analysis, they modeled the four most congested intersections identified in their basin (South Coast Air Basin [SCAB]).3 The SCAQMD's analysis found that the four intersections had an average 7.7 ppm 1-hour CO concentrations predicted by the models, which is only 38.5% of the 1-hour CO CAAQS of 20 ppm. Therefore, even the most congested intersections in SCAQMD's air basin would not experience a CO "hot spot".
The air quality monitoring station closest to the most congested intersection in Los Angeles County (Wilshire Boulevard/Veteran Avenue) is the VA Hospital, West Los Angeles Station (Site ID 060370113) located at Wilshire Boulevard and Sawtelle Boulevard, approximately 0.5 miles to the southwest. Ambient CO levels monitored at this representative monitoring station were a maximum 1-hour of 4.3 and a maximum 8-hour of 2.7 in 2002. In 2021, the maximum 1-hour CO was 1.5 and the maximum 8-hour CO was 1.0. Accordingly, there is noticeable improvement in background levels of CO since the SCAQMD's regional hotspot analysis.
For the County of San Diego, there are no roadways/segments identified as deficient facilities under the worst -case traffic scenario that have an ADT greater than the 100,000 that was anticipated for the most congested intersection analyzed by SCAQMD. The most congested intersection in the County is Campo Road/SR-94 between Jamacha Boulevard and Jamacha Road in Valle De Oro. According to Table
5.23 of the Traffic and Circulation Assessment: County of San Diego General Plan Update (Wilson and Company 2009), this intersection has an ADT of 79,200, which is only 79% of the most congested intersection in the SCAB.
The Project's transportation assessment (Linscott, Law & Greenspan 2022) indicates that the segment from County Complex to Matagual Drive has the highest ADT close to the Project of 33,480, which is 14613 23
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION approximately 33% of the most congested intersection in the SCAB (Wilson and Company 2009). The additional trips anticipated with implementation of the Project (340 ADT) could increase ADT at this intersection to 33,680, which is still below the County's most congested intersection. Project -generated trips would only represent 34% of the most congested intersection in the SCAB, which were determined to not experience a CO "hot spot" according to SCAQMD's 2003 analysis.
In addition, the CO "hot spot" analysis performed by the SCAQMD included emissions for 1997 and 2002.
Both running exhaust emission factors and idling emission factors predicted by the EMFAC model decreased from 1997 through 2002.4 This decrease in CO emission factors is indicative of a phase -out of older vehicles and increasingly strict emissions standards implemented by CARB. Continued improvement in vehicular emissions at a rate faster than the rate of vehicle growth and/or congestion means that the potential for CO hotspots in the SDAB is likely to decrease.
The County of San Diego concluded in the General Plan Update (2011) that because the most congested intersections in San Diego are less congested than those from the SCAB, and because emissions of CO would be lower than those used in the SCAQMD analysis, CO concentrations would be lower within San Diego County, and no CO "hot spots" are anticipated as was concluded in the SCAQMD analysis.
Given that proposed development will result in less than 500 ADT, meaning a VMT analysis is not required, coupled with the considerably low level of CO concentrations in the Project area, and continued improvements in vehicle emissions, the Project is not anticipated to result in CO "hot spots" (Linscott, Law & Greenspan 2022). Consequently, implementation of the Project would not result in CO concentrations in excess of the health protective CAAQS or NAAQS, and as such, would not expose sensitive receptors to significant pollutant concentrations or health effects. Therefore, impacts related to sensitive receptor exposure to substantial CO concentrations would be less than significant.
Health Impacts of Toxic Air Contaminants
In addition to impacts from criteria pollutants, impacts may include emissions of pollutants identified by the state and federal government as toxic air contaminants (TACs) or hazardous air pollutants. State law has established the framework for California's TAC identification and control program, which is generally more stringent than the federal program and aimed at TACs that are a problem in California. The state has formally identified more than 200 substances as TACs, including the federal hazardous air pollutants, and adopts appropriate control measures for sources of these TACs. The greatest potential for TAC emissions during construction would be DPM emissions from heavy equipment operations and heavy-duty trucks. The following measures are required by state law to reduce DPM emissions:
■ Fleet owners of mobile construction equipment are subject to the CARB Regulation for In -Use Off- Road Diesel Vehicles (13 CCR 2449), the purpose of which is to reduce DPM and criteria pollutant emissions from in -use (existing) off -road diesel -fueled vehicles. ■ All commercial diesel vehicles are subject to Title 13, Section 2485 of the California Code of Regulations, limiting engine idling time. Idling of heavy-duty diesel construction equipment and trucks during loading and unloading shall be limited to 5 minutes; electric auxiliary power units shall be used whenever possible.
Health effects from carcinogenic air toxics are usually described in terms of cancer risk. The SDAPCD recommends an incremental cancer risk threshold of 10 in 1 million (Appendix A). "Incremental cancer 14613 24
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION risk" is the net increased likelihood that a person continuously exposed to concentrations of TACs resulting from a Project over a 9-, 30-, and 70-year exposure period will contract cancer based on the use of standard Office of Environmental Health Hazard Assessment risk -assessment methodology. The Project would not require the extensive operation of heavy-duty construction equipment, which is subject to a CARB Airborne Toxics Control Measure for in -use diesel construction equipment to reduce DPM emissions, nor would it involve extensive use of diesel trucks, which are also subject to a CARB Airborne Toxics Control Measure.
As shown in Table 3.3-3, maximum daily particulate matter (i.e., PM10 or PM2.5) emissions generated by construction equipment operation and haul -truck trips during construction (exhaust particulate matter, or DPM), combined with fugitive dust generated by equipment operation and vehicle travel, would be well below the significance thresholds. Moreover, total construction of the Project would last approximately 21 months, after which Project -related TAC emissions would cease. Thus, the Project would not result in a long- term source of TAC emissions. No residual TAC emissions or corresponding cancer risk are anticipated after construction, and no long-term sources of TAC emissions are anticipated during operation of the Project.
Therefore, the impact of exposure of Project -related TAC emissions to sensitive receptors would be less than significant.
Additionally, CARB's Air Quality and Land Use Handbook: A Community Health Perspective identifies certain types of facilities or sources that may emit substantial quantities of TACs and therefore could conflict with sensitive land uses, such as "schools and schoolyards, parks and playgrounds, daycare centers, nursing homes, hospitals, and residential communities" (CARB 2005). The Air Quality and Land Use Handbook is a guide for siting of new sensitive land uses, but it does not mandate specific separation distances to avoid potential health impacts. The evaluated facilities or sources include the following (CARB 2005):
■ High -traffic freeways and roads
■ Distribution centers
■ Rail yards
■ Ports
■ Refineries
■ Chrome plating facilities
■ Dry cleaners
■ Large gas dispensing facilities
CARB recommends that sensitive receptors not be located downwind or in proximity to such sources to avoid potential health hazards.
The Project would not include any of the above -listed land uses nor would it expose future residents of the Project to TAC emissions from these sources. Impacts would be less than significant.
Valley Fever
Coccidioidomycosis, more commonly known as "Valley Fever," is an infection caused by inhalation of the spores of the Coccidioides immitis fungus, which grows in the soils of the southwestern United States. The fungus is very prevalent in the soils of California's San Joaquin Valley, particularly in Kern County. Kern County is considered a highly endemic county (i.e., more than 20 cases annually of Valley Fever per 14613 25
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION 100,000 people) based on the incidence rates reported through 2016 (California Department of Public Health 2017). The ecologic factors that appear to be most conducive to survival and replication of the spores are high summer temperatures, mild winters, sparse rainfall, and alkaline, sandy soils.
The average incidence rate of Valley Fever (coccidioidomycosis) within San Diego County is below the statewide average. Furthermore, construction of the Project would comply with SDAPCD Rule 55, Fugitive Dust Control, which limits the amount of fugitive dust generated during construction. SDAPCD Rule 55 is intended to reduce PM10 emissions from any transportation, handling, construction, or storage activity that has the potential to generate fugitive dust. As explained above, the nearest sensitive -receptor land use (existing residences) are adjacent to Project site to the east. Based on the low incidence rate of coccidioidomycosis on the Project site (less than or equal to 4.9 cases per 100,000 people in 2019 in zip code 92081) and in San Diego County (12.9 cases per 100,000 people in 2019), with the Project's implementation of dust control strategies and Valley Fever awareness and training, and based on the distance from the nearest sensitive receptors, it is not anticipated that earth -moving activities during Project construction would result in exposure of nearby sensitive receptors to Valley Fever ( County of San Diego Health and Human Services Agency 2021). Therefore, the Project would have a less than significant impact with respect to Valley Fever exposure for sensitive receptors. d) Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
The occurrence and severity of potential odor impacts depends on numerous factors: the nature, frequency, and intensity of the source; the wind speeds and direction; and the sensitivity of receiving location. Although offensive odors seldom cause physical harm, they can be annoying and cause distress among the public and generate citizen complaints.
Odors would be generated from vehicles and/or equipment exhaust emissions during construction of the Project. Odors produced during construction would be attributable to concentrations of unburned hydrocarbons from tailpipes of construction equipment and architectural coatings. Such odors would disperse rapidly from the Project site and generally occur at magnitudes that would not affect substantial numbers of people. Therefore, impacts associated with odors during construction would be less than significant.
Land uses and industrial operations associated with odor complaints include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The Project would not involve any of these activities. Typical odors generated from operation of the Project would include vehicle exhaust generated by residents traveling to and from the Project site and through the periodic use of landscaping and maintenance equipment. Therefore, the Project would result in an odor impact that is less than significant. 14613 26
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.4 Biological Resources
IV. BIOLOGICAL RESOURCES - Would the proiect:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local
❑
❑
®
❑
or regional plans, policies, or regulations, or
by the California Department of Fish and
Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
❑
❑
❑
plans, policies, regulations, or by the
California Department of Fish and Game or
U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on state
or federally protected wetlands (including,
but not limited to, marsh, vernal pool,
❑
❑
❑
coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
❑
❑
❑
11 resident or migratory wildlife corridors,
or impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a
❑
❑
❑
tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
❑
❑
❑
approved local, regional, or state habitat
conservation plan?
The following discussion is based on the results of a reconnaissance level survey conducted at the Melrose Vista Residential Project, San Diego County, California, performed by Dudek in July 2022. This assessment included a pre -field review of the latest available relevant literature, published research, maps, soil data, data on biological baselines, special -status vegetation communities, and special -status species distributions to determine those resources that have the potential to occur within the project site and a 100-foot survey buffer (study area).
The reconnaissance survey, conducted by Dudek biologist Dylan Ayers on July 28, 2022, recorded the presence of all native and naturalized plant species encountered in the study area. The potential for special -status plant and 14613 27
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION wildlife species to occur within the study area was evaluated based on the vegetation communities, soils present, and documented occurrences within 5 miles of the study area. a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on anyspecies identified as a candidate, sensitive, orspecialstatus species in local orregionalplans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? As discussed above, a reconnaissance survey of the project site was conducted on July 28, 2022. A total of 31 species of vascular plants (7 natives and 24 non -natives) were recorded across the study area. The low plant diversity reflects the study area's relatively small size and its proximity to surrounding commercial and residential development in the study area. Plant species observed within the study areas are listed in Appendix B-1. Additionally, two wildlife species, common raven (Corvus corvax) and mourning dove (Zenaida macroura), were observed during the reconnaissance survey. The mourning dove was observed sitting atop an artificial nest box just outside the property boundary, in the study area. The low wildlife diversity reflects the study area's relatively small size and its proximity to surrounding commercial and residential development in the study area. Wildlife species observed within the study area are listed in Appendix B-2.
Special -Status Plant Species
No plant species listed or proposed for listing as rare, threatened, or endangered by either CDFW or the U.S. Fish and Wildlife Service were detected within the study area. The study area is not within Critical Habitat for any special -status plant species (USFWS 2022). Based on the results of the literature review and database searches, 64 special -status plant species have been documented within the region. All of these species were evaluated for potential to occur within the study areas. Criteria used include soils, current disturbance levels, vegetation communities present, elevation ranges, and previous known locations based on the California Natural Diversity Database, California Native Plant Society, and Calflora (2022) records.
Special -Status Wildlife
No wildlife species listed or proposed for listing as rare, threatened, or endangered by either CDFW or the U.S. Fish and Wildlife Service were detected within the study area. The study area is not within critical habitat for any special -status wildlife species (USFWS 2022). Based on the results of the literature review and database searches, 54 special -status wildlife species have been documented within the region. For each species listed, a determination was made regarding potential use of the study area based on information gathered during the field reconnaissance, known habitat preferences, and knowledge of the species' relative distributions in the area.
The study area contains trees, shrubs, and bare ground that would potentially be used by migratory birds for breeding. Direct impacts to migratory nesting birds must be avoided to comply with the Migratory Bird Treaty Act (16 USC 703-712) and California Fish and Game Code. Indirect impacts to nesting birds from short-term, construction -related noise could result in decreased reproductive success or abandonment of an area as nesting habitat if construction were conducted duringthe breeding/nesting season (i.e., January through August). The project would comply with Migratory Bird Treaty Act and California Fish and Game Code requirements which would include measures such as nesting bird surveys prior to construction. 14613 28
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Conclusion
No special -status plant or wildlife species were detected within the study area during the general biological survey. Offsite improvements are located along Matagual Drive, S Melrose Drive, and Las Palmas Drive.
Theses offsite improvements would occur within the existing roadways and are not expected to impact any special wildlife or plant species due to the developed nature of the footprint of the offsite improvements.
Furthermore, no federally or state -listed as endangered plant or wildlife species have potential to occur in the study area and all non -listed special -status species were determined to either have low potential or were not expected to occur within the study area. As such, no impact to special -status plants would occur.
Additionally, with compliance of the Migratory Bird Treaty Act and California Fish and Game Code, impacts to nesting birds would be less than significant.
b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Only one vegetation community and one land cover type were observed throughout the study area: non- native grassland and urban/developed land. These were identified and mapped within the study area based on general characteristics and/or species composition. Additionally, offsite improvements are located along Matagual Drive, S Melrose Drive, and Las Palmas Drive. Theses offsite improvements would occur within the existing roadways and therefore are considered urban/developed land.
California non-native grassland or California annual grassland is dominated by annual grasses and herbs in the ground layer, including bromes (Bromus spp.), filaree (Erodium spp.), mustards (Brassica spp.), and oats (Avena spp.). Although annual brome grasses and wild oats are the dominant plant species in this community composition, native annual forbs also constitute significant cover (Oberbauer et al. 2008). This vegetation community makes up the majority of the project site footprint and showed evidence of regular mowing/maintenance. The North County MHCP lists non-native grassland in Group E (County of San Diego 2003). Any impacts to this land cover type would require a mitigation ratio of 0.5:1.
According to Oberbauer et al. 2008, urban/developed land represents areas that have been constructed upon or otherwise physically altered to an extent that native vegetation communities are not supported.
This land cover type generally consists of semi -permanent structures, homes, parking lots, pavement or hardscape, and landscaped areas that require maintenance and irrigation (e.g., ornamental greenbelts).
Typically, this land cover type is unvegetated or supports a variety of ornamental plants and landscaping.
Small portions of the project site boundary contained this land cover type, though it was most often observed outside the project boundary, in the 100-foot survey area around the project. The North County MHCP does not list urban/developed as a sensitive vegetation community requiring mitigation.
Table 3.4-1 describes the proposed temporary and permanent impacts to vegetation communities and land covers.
Table 3.4-1. Potential Impacts to Land Covers and Vegetation Communities at the Project
Urban/Developed
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29 FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Table 3.4-1. Potential Impacts to Land Covers and Vegetation Communities at the Project
Non-native Grassland 1 2.55 1 2.78
Total* 1 5.27 1 11.82
The study area does not contain riparian vegetation communities, or any vegetation communities identified as sensitive. As a result, no direct or indirect impacts to sensitive vegetation communities are expected to occur. c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
An investigation of presence and distribution of jurisdictional waters of the United States regulated by the U.S.
Army Corps of Engineers, jurisdictional waters of the state regulated by the Regional Water Quality Control Board (RWQCB), and jurisdictional streambed and associated riparian habitat regulated by the California Department of Fish and Wildlife was conducted. No potentially jurisdictional waters were observed in the review area. No blue line streams or waterways are mapped on USGS topographic maps for the study area.
No areas potentially supporting vernal pools, ephemeral ponds, or wetlands were observed duringthe survey.
The study area does not contain topographic low points, clay soils, bedrock, or other poorly drained soils typically associated with vernal pools, and vernal pool plant species were not observed.
No state or federally protected wetland waters were recorded within the study area and therefore no impact to state or federally protected wetland waters would occur. d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
No wildlife corridors or linkages occur in or near the study area. As such, no impact to native resident or migratory wildlife corridors would occur.
e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
As proposed, the project would not conflict with any local policies or ordinances protecting biological resources. Therefore, no impact related to conflicts with policies protecting biological resources would occur. f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The North County Multi Habitat Conservation Program covers the northwest portion of San Diego County, including the City of Vista. As described above, no covered plant, wildlife, or vegetation communities were observed in the study area and therefore project implementation would not conflict with North County MCHP.
As such, no impact related to conflicts with any local ordinance or habitat conservation plan would occur. 14613 30
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.5 Cultural Resources
V. CULTURAL RESOURCES - Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource
❑
❑
❑
pursuant to §15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
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®
❑
❑
pursuant to §15064.5?
c) Disturb any human remains, including those
❑
®
❑
❑
interred outside of formal cemeteries?
The following analysis is based on the Historical Resources Technical Report and Cultural Resources Inventory Report prepared as part of the proposed project and included as Appendix C and Appendix D, respectively. a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
Appendix C includes the results of a California Historical Resources Information System (CHRIS) records search; an intensive survey of the project site by a qualified architectural historian; building development and archival research; development of an appropriate historic context for the evaluation of the Project site; and recordation and evaluation of one church property and one single-family residential property over 45 years old for historical significance and integrity in consideration of National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and City of Vista designation criteria and integrity requirements. A CHRIS records search was completed by staff at the South Coastal Information Center on August 1, 2022. The records search results identify that 53 previous cultural resources studies have been conducted within 1 mile of the project site. Of the 53 previous studies, two studies intersect the project site.
No cultural resources were identified within the project site as a result of the overlapping studies.
Two of the three properties on the project site, contain buildings that are over 45 years old that were identified as requiring recordation and evaluation for historical significance. The Historical Resources Report included as Appendix C, evaluated the two properties as Property 1, 560 South Melrose Drive (APN 166-280-60-00) and Property 2, 622 South Melrose Drive (APN 166- 280-18- 00). Two total buildings over 45 years of age are located on the Project site (one church and one single-family residence) and were evaluated for historical and architectural significance as two separate properties due to their separate development histories. 560 South Melrose Drive currently consists of a church built in 1958 and 622 South Melrose Drive consists of a single- family residence built in 1949.
No historical resources were identified within or adjacent to the Project site as a result of extensive archival research, a South Coastal Information Center records search, field survey, and property significance evaluations. The Project site is not currently designated or listed under any national, state, or local cultural 14613 31
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION resources programs. The Project site has not been identified as eligible for local designation by a recent historic resources survey.
Dudek evaluated the Project site in accordance with Section 15064.5 (a)(2)-(3) of the CEQA Guidelines and using the criteria outlined in Section 5024.1 of the California Public Resources Code. Dudek concludes that the buildings on the Project site do not appear to be eligible for listing in the NRHP, CRHR, or City of Vista Register of Designated Historic Resources due to a lack of significance. As such, no buildings on the Project site appear to be historical resources under CEQA. Further, no potential indirect impacts to historical resources were identified as the proposed Project has no impact to the built environment beyond the project site and no impact would occur.
b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
As described in Appendix D, a records search was conducted a CHRIS records search for the project area and a one -mile buffer at the South Coastal Information Center (SCIC) at San Diego State University on August 1, 2022. The records search results indicate that 53 previous cultural resources studies have been conducted within 1 mile of the Project area, two of which intersect the Project area. 29 cultural resources were identified within a one -mile buffer of the project area; however, the SCIC records search did not identify any cultural resources within the Project area. As described above, of the total 29 resources identified in the one -mile buffer, 19 are prehistoric resources and 10 are historic resources. Offsite improvements are located along Matagual Drive, S Melrose Drive, and Las Palmas Drive within the one -mile buffer surrounding the project area.
In addition to the records search, the geomorphological context of the site was reviewed to determine the likelihood of encountering subsurface cultural resources. According to the U.S. Department of Agriculture Natural Resources Conservation Services (USDA 2022), three soil types are mapped in the Project area, including Placentia sandy loam, 5 to 9 percent slopes, eroded, located within the northwestern portion of the Project area; Bosanko clay, 15 to 30 percent slopes, located within the southeastern and eastern portions of the Project area; and Bosanko clay, 2 to 15 precent, slopes, located in the southwest portion of the Project area. Of the three soil types, the Placentia soil series generally occur in settings with alluvial fans. Reoccurring alluvial action and flooding serve to support the development and presence of cultural deposits in the area. Since there are alluvial soils present throughout the Project area, there is moderate potential for subsurface cultural resources.
Dudek archaeologist David Faith conducted an intensive level pedestrian survey of the proposed Project area on August 4, 2022. All survey work was conducted employing standard archaeological procedures and techniques consistent with the Secretary of the Interior Standards. No artifacts or features were identified during this survey.
The SCIC records search and the pedestrian survey did not identify any cultural resources within the Project area, however, because alluvial soils are present throughout the Project area, which has potential to contain subsurface cultural materials, there is moderate potential for subsurface resources. The City of Vista, in consultation with concerned Traditionally and Culturally Affiliated Native American representatives, has determined that cultural monitoring is required. The following standard mitigation measures (MM-CUL-1 through MM-CUL-5) would be implemented to reduce impacts to cultural resources: Impacts to archaeological resources would be less than significant with the incorporation of MM-CUL-1 through MM-CUL-5. 14613 32
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION MM-CUL-1 Cultural resource mitigation monitoring shall be conducted on the site 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 full-time presence of a Qualified Archaeologist and a traditionally and culturally affiliated (TCA) Native American Monitor associated with a TCA tribe for, but not limited to, any clearing or grubbing of vegetation, 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 any imported fill materials (note: all fill materials shall be absent of any and all cultural resources); and any related road improvements, including, but not limited to, the installation of infrastructure, realignments, and/or expansions to parking lots. 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 TCA Native American Monitor shall attend at least one pre -construction meeting with the Contractor and/or associated Subcontractors (e.g., Grading Contractor) and a representative from the City of Vista's Engineering or Community Development departments to present the archaeological monitoring program as presented in these measures.
■ The Qualified Archaeologist shall maintain ongoing collaborative consultation with the TCA Native American Monitor during all ground disturbing or altering activities, as identified above. The Contractor or Grading Contractor shall notify the Director of Community Development & Engineering, preferably through e-mail, of the start and end of all ground -disturbing activities.
■ The Qualified Archaeologist and/or TCA 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 TCA Native American Monitor. If a determination is made that the unearthed artifact deposits or tribal cultural resources are considered potentially significant, the consulting TCA Tribe(s) shall be notified and consulted in regards to the respectful and dignified treatment of those resources.
Ground disturbing activities shall not resume until the Qualified Archaeologist, in consultation with the TCA 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, culturally appropriate treatment of those resources, including but not limited to funding an ethnographic or ethnohistoric study of the resource(s), and/or developing a data recovery plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the consulting TCA Tribe(s) shall be notified and consulted in drafting and finalizing any such recovery plan. 14613 33
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION ■ Should any cultural resources be found on the project site during construction of the project, consultation with the TCA Tribal Monitor shall occur. Based upon consultation with the TCA monitor, the cultural resources will be relocated for reburial to a portion of the existing site that will remain as open landscaped area (not active recreation areas).
MM-CUL-2 Prior to the submission of a grading plan to City staff for review, the Applicant or Owner, and/or Contractor shall enter into a Pre -Excavation Agreement with a Traditionally and Culturally Affiliated Native American Tribe ("TCA Tribe"). A copy of the agreement shall be included in the grading plan submission. The purpose of this agreement shall be to formalize protocols and procedures between the Applicant or Owner, and/or Contractor, and the TCA tribe for the protection and treatment of, including but not limited to, Native American human remains, funerary objects, cultural and religious landscapes, ceremonial items, traditional gathering areas and cultural items, located and/or discovered through a monitoring program in conjunction with the construction of the proposed project, including additional archaeological surveys and/or studies, excavations, geotechnical investigations, off -site infrastructure installation, grading, and all other ground disturbing activities.
MM-CUL-3 Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which shall comply with Government Code Section 6254(r), shall be submitted by the Qualified Archaeologist, along with the TCA Native American Monitor's notes and comments, to the City Planner for the project administrative record.
MM-CUL-4 All cultural materials that are associated with burial and/or funerary goods shall be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission (NAHC) per California Public Resources Code Section 5097.98.
MM-CUL--5 Recovered cultural material of historic significance, but not of tribal significance, shall be curated with accompanying catalog, photographs, and reports to a San Diego curation facilitythat meets federal standards per 36 CFR Part 79. If cultural material will be returned to the Tribe(s) rather than curated, diagnostic artifacts or particularly good examples of specific tool types, if such are recovered, should be scanned for 3D printing, with the permission of the Tribe(s). The data from 3D scanning would be curated at an appropriate repository, such as the San Diego Archaeological Center. The cultural material can then be returned to the Tribe(s) for reburial or other treatment. Recovered cultural material of tribal cultural significance shall be repatriated as stipulated in the pre -excavation agreement as described in CR-2.
c) Would the project disturb any human remains, including those interred outside of formal cemeteries? The project site currently consists of a vacant church, vacant land and a single-family residence. Archival research of aerial photographs does not show the project site being used as a cemetery. As described above, an intensive level pedestrian survey of the proposed project area was conducted on August 4, 2022. The pedestrian survey did not identify any human remains or find any indications that they would be expected to be found on the project site. If remains are discovered during project construction activities however, mitigation is proposed that would require work in the vicinity of the discovery be halted and procedures set forth in the California Public Resources Code (Section 5097.98) and State Health and Safety Code (Section 7050.5) be followed. Impacts to human remains would be less than significant with the incorporation of MM-CUL-6. 14613 34
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION MM-CUL-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 TCA 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 TCA 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 within 24 hours. The Native American Heritage Commission would then make a determination 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, until after the Medical Examiner makes its determination and notifications, and until after the Most Likely Descendant is identified. The analysis of the remains shall only occur on -site in the presence of a Most Likely Descendant. The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). In the event that the project proponent and the MILD are in disagreement regarding the disposition of the remains, State law will apply, and the mediation process will occur with NAHC. In the event that mediation is not successful, the landowner shall rebury the remains at a location free from future disturbance (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
3.6 Energy
A. Energy - Would the project:
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
❑
❑
®
❑
energy resources, during project
construction or operation?
b) Conflict with or obstruct a state or local plan
❑
❑
®
❑
for renewable energy or energy efficiency?
14613 35
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION a) Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Implementation of the project would result in energy use for construction and operation, including use of electricity, natural gas, and petroleum -based fuels. The electricity and natural gas used for construction of the project would be temporary and would be substantially less than that required for project operation and would have a negligible contribution to the project's overall energy consumption. Although the Project would see an increase in petroleum use during construction and operation, vehicles would use less petroleum due to advances in fuel economy and potential reduction in VMT over time.
The project's impact on energy resources is discussed separately below for construction and operation.
Energy consumption (electricity, natural gas, and petroleum consumption) was estimated using CaIEEMod data from the GHG emissions assessment. For further detail on the assumptions and results of the energy analysis, please refer to Appendix A.
Short -Term Construction
Electricity
Temporary electric power for as -necessary lighting and electronic equipment such as computers inside temporary construction trailers would be provided by San Diego Gas & Electric (SDG&E). The electricity used for such activities would be temporary and would be substantially less than that required for Project operation and would have a negligible contribution to the Project's overall energy consumption.
Natural Gas
Natural gas is not anticipated to be required during construction of the project. Fuels used for construction would primarily consist of diesel and gasoline, which are discussed below under the "petroleum" subsection. Any minor amounts of natural gas that may be consumed as a result of Project construction would be substantially less than that required for Project operation and would have a negligible contribution to the project's overall energy consumption.
Petroleum
Petroleum -based fuel usage represents most energy consumed during construction. Heavy-duty construction equipment associated with demolition and construction activities for construction would rely on diesel fuel, as would haul trucks involved in removing the materials from demolition and excavation.
Construction workers would travel to and from the Project site throughout the duration of construction. It is assumed in this analysis that construction workers would travel to and from the site in gasoline -powered passenger vehicles.
Heavy-duty construction equipment of various types would be used during each phase of project construction. Table 3.6-1 lists the assumed equipment usage for each phase of construction.
Fuel consumption from construction equipment was estimated by converting the total CO2 emissions from each construction phase, as estimated using CaIEEMod, to gallons using the conversion factors for CO2 to gallons of gasoline or diesel. Construction is estimated to occur in the years 2024 and 2025 based on the construction phasing schedule; all details for construction criteria air pollutants discussed in Section 3.3, 14613 36
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Air Quality, and Appendix A is also applicable for the estimation of construction -related GHG emissions. The conversion factor for gasoline is 8.78 kilograms per metric ton CO2 per gallon, and the conversion factor for diesel is 10.21 kilograms per metric ton CO2 per gallon (The Climate Registry 2021). The estimated diesel fuel usage from construction equipment, haul trucks, and vendor trucks, as well as estimated gasoline fuel usage from worker vehicles, is shown in Table 3.6-1.
Table 3.6-1. Total Project Construction Petroleum Demand Gallons
54,564 2,877 4,572 I 4,203
Source: See Appendix A for outputs.
In summary, construction associated with the potential future development facilitated by the Project over the construction period is anticipated to consume 4,203 gallons of gasoline from worker vehicles and 62,013 gallons of diesel from off -road equipment, haul trucks, and vendor trucks. In San Diego County in 2024, it is estimated that approximately 1.5 billion gallons of petroleum would be consumed by on -road vehicles, and approximately 21 million gallons of petroleum would be consumed by off -road equipment (CARB 2022).
The project would be subject to CARB's In -Use Off -Road Diesel Vehicle Regulation that applies to certain off -road diesel engines, vehicles, or equipment greater than 25 horsepower. The regulation (1) imposes limits on idling, requires a written idling policy, and requires a disclosure when selling vehicles; (2) requires all vehicles to be reported to CARB (using the Diesel Off -Road Online Reporting System) and labeled; (3) restricts the adding of older vehicles into fleets starting on January 1, 2014; and (4) requires fleets to reduce their emissions by retiring, replacing, or repowering older engines or installing Verified Diesel Emission Control Strategies (i.e., exhaust retrofits). The fleet must either show that its fleet average index was less than or equal to the calculated fleet average target rate, or that the fleet has met the Best Achievable Control Technology requirements. Overall, the project would not be unusual when compared to overall local and regional demand for energy resources and would not involve characteristics that require equipment that would be less energy -efficient than at comparable construction sites in the region or state.
Additionally, any future development facilitated by the Project would be required to adhere to all federal, state, and local requirements for energy efficiency, including the latest Title 24 standards. Considering these requirements, the project would not result in the inefficient, wasteful, or unnecessary consumption of construction energy and impacts would be less than significant.
Long -Term Operational Impacts
During Project operations, activities that would consume energy would include electricity and natural gas use for building operations, electricity for water and wastewater conveyance, and petroleum consumption from residential vehicle trips. Additional assumptions for these sources are described below and energy use calculations for operations are provided in Appendix A. 14613 37
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Electricity
The operation of the project buildout would require electricity for multiple purposes, including cooling, lighting, appliances, and various equipment. Additionally, the supply, conveyance, treatment, and distribution of water would indirectly result in electricity usage. Electricity consumption associated with Project operation is based on the CaIEEMod outputs presented in Appendix A.
CaIEEMod default values for energy consumption for each land use were applied for the project analysis.
The energy use from residential land uses is calculated in CaIEEMod based on the California Commercial End -Use Survey database. Energy use in buildings (both natural gas and electricity) is divided by the program into end use categories subject to Title 24 requirements (end uses associated with the building envelope, such as the HVAC system, water heating system, and integrated lighting) and those not subject to Title 24 requirements (such as appliances, electronics, and miscellaneous "plug-in" uses).
Title 24 of the California Code of Regulations serves to enhance and regulate California's building standards. The most recent amendments to Title 24, Part 6, referred to as the 2019 standards, became effective on January 1, 2020. Based on CalEEMod estimates, the Project would consume approximately 266,367 kilowatt-hours (kWh) per year during operation (Appendix A). The Project would consume approximately 48,199 kWh per year from water and wastewater sources, resulting in a total use of 314,566 kWh per year. For context, the residential electricity demand in 2020 was 7,387,046,267 kWh (7,387 gigawatt-hours) for San Diego County (CEC 2020). As such, the project would have a negligible impact on demand for San Diego County and SDG&E.
Natural Gas
The operation would require natural gas for various purposes, including water heating and natural gas appliances. Natural gas consumption associated with operation is based on the CaIEEMod outputs in Appendix A.
CaIEEMod default values for energy consumption for each land use were applied for the Project analysis.
According to these estimations, the Project would consume approximately 733,770 kilo -British thermal units per year. For context, the residential natural gas consumption in 2020 was 302,849,797 kilo -British thermal units for San Diego County (CEC 2020).
Petroleum
During operations, the majority of fuel consumption resulting from the Project would involve the use of motor vehicles traveling to and from the Project site, primarily by project residents.
Petroleum fuel consumption associated with motor vehicles traveling to and from the Project site is a function of the VMT as a result of Project operation. As estimated by CalEEMod using trip rates provided in the Linscott, Law & Greenspan Transportation Assessment (2022), the annual net new VMT attributable to the Project is expected to be 970,803 VMT. Similar to the construction worker and vendor trips, fuel consumption from worker and truck trips is estimated by converting the total CO2 emissions from operation of the Project, as estimated using CaIEEMod, to gallons using the conversion factors for CO2 to gallons of gasoline or diesel.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Calculations for annual mobile source fuel consumption are provided in Table 3.6-2.
Table 3.6-2. Annual Mobile Source Petroleum Demand
Gasoline 372.56 8.78 42,432.65
Diesel 90.90 10.21 8,902.88
Tota 1 51,335.53
Sources: Trips and vehicle CO2 (Appendix A); kg,/CO2/Gallon (The Climate Registry 2021) Notes: MT = metric ton; CO2 = carbon dioxide; kg = kilogram Gasoline fuel consumption includes landscape maintenance equipment.
For context, California consumes approximately 28.6 billion gallons of petroleum per year (EIA 2017).
Countywide total petroleum use by vehicles is expected to be 1.5 billion gallons per year by 2025 (CARB 2021).
Summary
Over the lifetime of the project, the fuel efficiency of the vehicles being used by visitors, students, and employees is expected to increase. As such, the amount of gasoline and diesel consumed during operation would decrease over time. There are numerous regulations in place that require and encourage increased fuel efficiency. For example, CARB has adopted a new approach to passenger vehicles by combining the control of smog -causing pollutants and GHG emissions into a single coordinated package of standards. The new approach also includes efforts to support and accelerate the numbers of plug-in hybrids and zero - emission vehicles in California (CARB 2017). In the past, Pavley regulations reduced GHG emissions from California passenger vehicles by about 22% in 2012 and by about 30% in 2016, all the while improving fuel efficiency and reducing motorists' costs. As such, vehicle trips associated with the Project are expected to use less petroleum due to advances in fuel economy over time.
The Project would create additional electricity and natural gas demand by adding residences. New facilities associated with the Project would be subject to the State Building Energy Efficiency Standards, embodied in Title 24 of the California Code of Regulations. The efficiency standards applyto new construction of residential buildings and regulate energy consumed for heating, cooling, ventilation, water heating, and lighting.
In summary, although natural gas and electricity usage would increase due to the implementation of the Project, the Project's energy efficiency would comply with relevant codes. Although the Project would see an increase in petroleum use during construction and operation, vehicles would use less petroleum due to advances in fuel economy and potential reduction in VMT over time. Therefore, impacts to energy resources during operation would be less than significant.
b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Title 24 of the California Code of Regulations contains energy efficiency standards for residential and non- residential buildings based on a state mandate to reduce California's energy demand. Specifically, Title 24 addresses several energy efficiency measures that impact energy used for lighting, water heating, heating, and air conditioning, including the energy impact of the building envelope such as windows, doors, wall/floor/ceiling assemblies, and roofs.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION CCR Part 6 of Title 24 specifically establishes energy efficiency standards for residential and non-residential buildings constructed in California to reduce energy demand and consumption. Part 11 of Title 24 also includes the CALGreen standards, which established mandatory minimum environmental performance standards for new construction projects. The Project would comply with CCR Title 24, Part 6 and Part 11, per state regulations.
The project would also not conflict with the City's Climate Action Plan, which identifies several strategies to reduce GHG emissions through energy efficiency, as discussed in further detail in Section 3.8.
Based on the foregoing, the Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency; therefore, impacts during construction and operation of the Project would be less than significant.
3.7 Geology and Soils
VII. GEOLOGY AND SOILS - Would the project:
a) Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or
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based on other substantial
evidence of a known fault? Refer to
Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking?
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®
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iii) Seismic -related ground failure,
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including liquefaction?
iv) Landslides?
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b) Result in substantial soil erosion or the loss
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®
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of topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as
a result of the project, and potentially result
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®
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in on- or off -site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
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®
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(1994), creating substantial director
indirect risks to life or property?
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems ❑ ❑ ❑
where sewers are not available for the
disposal of wastewater?
f) Directly or indirectly destroy a unique
paleontological resource or site or unique ❑ ® ❑ ❑
geologic feature?
The following analysis is based on the Geotechnical and Infiltration Evaluation prepared by GeoTeck Inc. for the proposed project, which is included as Appendix E to this MND. a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
The project site currently consists of a vacant church, a vacant lot and a single-family residence, which would be replaced by 34 single-family residences. The project is located in the Peninsular Ranges geomorphic province in Southern California. There are many faults located in this province and the region is seismically active. The Newport -Inglewood -Rose Canyon fault zone is approximately 10 miles from the project site and is the closest known active fault. No faults are located in the immediate vicinity of the project site. All residences would conform to all applicable federal, state, and local building codes, which would ensure structural integrity. As concluded in Appendix E, the project site is not located within or in proximity to an earthquake fault zone. Impacts related to risks from rupture of a known earthquake fault as part of project implementation would be less than significant. ii) Strong seismic ground shaking?
As stated above, while the region is seismically active, the closest fault zone to the project site is 10 miles away and therefore the project site is not located in or in proximity to a fault zone. Additionally, the design of the project would conform to all applicable federal, state, and local building codes, which would ensure structural integrity. Impacts related to risks from strong seismic ground shaking as part of project implementation would be less than significant.
iii) Seismic -related ground failure, including liquefaction? A variety of factors contribute to liquefaction potential including the soil type and groundwater levels. The soils underneath the project site are characterized as dense, with relatively shallow hard bedrock below, and a lack of shallow groundwater. As described above, the project site is not located in proximity to a fault 14613 41
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION zone. Therefore, due to nature of the subsurface conditions on the project site and the distance from and active fault zone, impacts related to risks from seismic related ground failure, including liquefaction, would be less than significant.
iv) Landslides?
As described above, the project would introduce 34 single- family residences to the project site. Currently, the western portion of the project site is developed and relatively flat, with increased steepness as you move to the eastern portion of the project site. During the geotechnical investigation of the project site, there was no evidence of landslide or slope instabilities at the project site. Additionally, no landslides were mapped in the general vicinity of the project site (Appendix E). Impacts related to risks from landslides would be less than significant.
b) Would the project result in substantial soil erosion or the loss of topsoil? The project site is currently characterized by an undeveloped area adjacent to an existing church. The project would propose the complete development of the site to include 34 single-family residences, open space and amenities. Potential erosion and sedimentation impacts would be temporarily increased during proposed construction, through activities such as grading, and removal of surface stabilizing features (e.g., vegetation and pavement). Developed areas would be most susceptible to erosion between the beginning of grading or construction and the installation of pavement or establishment of permanent cover in landscaped areas.
Short-term erosion and sedimentation impacts would be addressed through conformance with the National Pollutant Discharge Elimination System (NPDES) standards. Additionally, the project would be required to draft and implement an approved Stormwater Pollution Prevention Plan (SWPPP) and best management practices (BMPs), including appropriate measures to address erosion and sedimentation during construction.
Once the project is in operation, the project site will be developed and would not result in the substantial erosion of topsoil. Impacts related to soil erosion would be less than significant. c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse?
As stated above, the project site is relatively flat and is not located at the base of any hillsides, ridgeline, or slopes, and is not located in or near known fault zones. Lateral spreading is unlikely to occur at the project site because the project site is relatedly flat and is not located near water. Human or natural activities have the potential to cause subsidence, however, the project does not propose any uses that would remove material from under the site post construction. As described above, the project site is not subject to liquefaction. Additionally, the design of the project would conform to all applicable federal, state, and local building codes, which would ensure structural integrity regardless of the characteristic of the underlying soils. Therefore, impacts related to on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse would be less than significant.
d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? The project would introduce 34 single-family residences to the project site. As determined in Appendix E, soils on the project site have been identified as having medium expansion potential. The project foundation 14613 42
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION shall follow the guidelines of the 2019 California Building Code and would not create a substantial direct or indirect risk to life or property. Impacts would be less than significant. e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? The project does not include the construction of septic tanks or alternative wastewater disposal systems.
As described in Section 3.17, the project would connect to existing wastewater lines located under Matagual Drive. Therefore, the project would have no impact related to the capability of the site to dispose of wastewater from the project site.
f) Would the project directly or indirectly destroy a unique paleontological resource orsite or unique geologic feature? The project is located within the Mar Vista/ Sunset/ Carriage Hill neighborhood. The Vista GP EIR has identified areas within the southwestern and southeastern portion of the planning areas as having high potential for paleontological resources. The project site is located in the northern portion of this planning area which has not been identified as an area that has high sensitivity for paleontological resources (City of Vista 2011). The majority of the project site is underlain by middle Cretaceous (approximately 100 million years ago) Tonalite, undivided (map unit Kt), with a small portion of the northeastern corner of the site underlain by Holocene (<11,700 years ago) alluvial deposits (map unit Qa) (Kennedy et al. 2007. The Geotechnical and Infiltration Evaluation confirmed geological mapping and indicated areas of the project underlain by Holocene alluvial deposits are in turn underlain by Cretaceous Tonalite from 2.5 to 13 feet below the ground surface (Appendix E). The project site is located approximately 0.5 miles from Buena Vista Creek which has been identified as having low sensitivity for paleontological resources (City of Vista 2011).
Per the County of San Diego's (2009b) guidelines for determining significance for paleontological resources, the middle Cretaceous Tonalite has no paleontological sensitivity, and the Holocene alluvial deposits have low paleontological sensitivity on the surface that increases to moderate or high with depth. Due to the required grading of the project, the geologic units on site that have the potential to contain paleontological resources at depth, and the moderate potential for the inadvertent discovery of cultural resources (as described in Section 3.5), mitigation measure MM-GEO-1 is provided in the event excavation results in the unanticipated discovery of paleontological resources, and impacts would be reduced to less than significant with mitigation incorporated.
Mitigation Measures
MM GEO-1 Unanticipated Paleontological Resources. If an inadvertent discovery of paleontological resources (e.g., fossilized plant, shell, or animal bone) is made during project -related construction activities, ground disturbance in the area of the find shall be halted; the discovered resource shall be roped off; and the City of Vista and a qualified professional paleontologist shall be contacted. The qualified paleontologist shall be assigned to determine whether the resource is potentially significant as per the Society of Vertebrate Paleontology 2010 and County of San Diego (2009) guidelines for mitigation and develop appropriate treatment measures.
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.8 Greenhouse Gas Emissions
Vill. GREENHOUSE GAS EMISSIONS - Would the nroiect:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a
❑
❑
®
❑
significant impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of
❑
❑
®
❑
reducing the emissions of greenhouse
gases?
a,b) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Would the project generate conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Greenhouse gases (GHG) are those that that absorb infrared radiation (i.e., trap heat) in the Earth's atmosphere. The trapping and buildup of heat in the atmosphere near the Earth's surface (the troposphere), is referred to as the "greenhouse effect," and is a natural process that contributes to the regulation of the Earth's temperature, creating a livable environment on Earth. The Earth's temperature depends on the balance between energy entering and leaving the planet's system, and many factors (natural and human) can cause changes in Earth's energy balance. Human activities that generate and emit GHGs to the atmosphere increase the amount of infrared radiation that gets absorbed before escaping into space, thus enhancingthe greenhouse effect and causing the Earth's surface temperature to rise. This rise in temperature has led to large-scale changes to the Earth's system (e.g., temperature, precipitation, wind patterns, etc.), which are collectively referred to as climate change. Global climate change is a cumulative impact; a Project contributes to this impact through its incremental contribution combined with the cumulative increase of all other sources of GHGs. Thus, GHG impacts are recognized exclusively as cumulative impacts (CAPCOA 2008).
As defined in California Health and Safety Code Section 38505(g) for purposes of administering many of the state's primary GHG emissions reduction programs, GHGs include CO2, methane (CH4), nitrous oxide (N20), hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, and nitrogen trifluoride (see also CEQA Guidelines Section 15364.5). The primary GHGs that would be emitted by Project -related construction and operations include CO2, CH4, and N20. Emissions of hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, and nitrogen trifluoride are generally associated with industrial activities, including the manufacturing of electrical components and heavy-duty air conditioning units and the insulation of electrical transmission equipment (substations, power lines, and switch gears.). Therefore, emissions of these GHGs were not evaluated or estimated in this analysis because the Project would not include these activities or components and would not generate hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, and nitrogen trifluoride in measurable quantities. 14613 44
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION The Intergovernmental Panel on Climate Change developed the global warming potential (GWP) concept to compare each GHG's ability to trap heat in the atmosphere relative to another gas. The reference gas used is CO2; therefore, GWP-weighted emissions are measured in metric tons (MT) of CO2 equivalent (CO2e).
Consistent with CaIEEMod Version 2020.4.0, this GHG emissions analysis assumed the GWP for CH4 is 25 (i.e., emissions of 1 MT of CH4 are equivalent to emissions of 25 MT of CO2), and the GWP for N20 is 298, based on the Intergovernmental Panel on Climate Change's Fourth Assessment Report (IPCC 2007).
The potential for the Project to generate GHG emissions that may have a significant impact on the environment and the potential for the Projectto conflict with an applicable plan, policy or regulation adopted for the purpose of reducing GHG emissions is evaluated based on the Project's consistency with the City's Climate Action Plan (CAP), which was adopted in 2021. The CAP is a qualified plan under CEQA Guidelines Section 15183.5(b) meaning it meets the CEQA criteria for "a plan for the reduction of greenhouse gas emissions," such that it may be used for the specific purpose of streamlining the analysis of GHG emissions for subsequent projects. With associated CEQA coverage, the City's CAP provides environmental review streamlining benefits for development projects proposed in the city provided they demonstrate consistency with this CAP.
The intent of the CAP to implement a CAP Consistency Review Checklist (Checklist). The Checklist would contain GHG reduction measures applicable to development projects that are required to be implemented on a Project -by -Project basis to ensure that the specific emission targets identified in the CAP are achieved.
New development projects will need to incorporate all applicable CAP measures to demonstrate consistency with the CAP. However, at the time of preparation of this analysis, the Checklist has not been prepared by the City. In the absence of the Checklist, the Project development is compared to the CAP emission reduction strategies and measures, as provided in in Chapter 3 of the CAP.
The Project's consistency evaluation with the City's CAP is presented in Table 3.8-1 (City of Vista, 2021).
Table 3.8-1. City of Vista CAP Consistency
1: Increase Use of Zero- T-1: Transition to a Clean and More Efficient Not applicable. The Project Emission/Alternative Fuel Municipal Vehicle Fleet would not obstruct the City of Vehicles Vista from transitioningto a
clean and more efficient
municipal fleet.
T-2: Increase Electric Vehicle Charging Stations Not applicable. The Project at Public Facilities does not involve public
facilities.
T-3: Require Electric Vehicle Charging Stations at
New Multi -Family and Commercial
Developments. Require that three percent of
total parking spaces required in new multi -family
projects have EV charging stations, and six
percent of total parking spaces required in new
commercial projects have EV charging stations,
starting in 2021.
Not applicable. The Project
does not involve multi -family or
commercial developments.
2. Reduce Vehicle Miles T-4: Participate in the San Diego Association of Not applicable. The iCommute Traveled Government's iCommute Vanpool Program program is targeted towards businesses.
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Table 3.8-1. City of Vista CAP Consistency
T-5: Implement the City's Bicycle Master Plan.
Not applicable. The Project
Implement projects identified in the city's Bicycle
would not prevent the City from
Master Plan, including adding new bicycle lanes
implanting the City's Bicycle
and improving existing bicycle lanes. Support the
Master Plan.
SANDAG Regional Bicycle Plan Inland Rail Trail
segment that is within the city's boundary.
T-6: Increase Density and Mixed -Use Consistent. The Project Development. Increase density and destination includes 34 single-family accessibility in the Opportunity Areas identified homes with a proposed in the General Plan and the SANDAG Smart designation of medium density.
Growth Areas
3. Reduce Fossil Fuel
T-7: Require Electric -Powered or Alternative
Consistent. As discussed in the
Use
Fueled Construction Equipment. Require that 30
CAP, "emissions reductions in
percent of construction equipment in new
this strategy would be achieved
development projects be electric powered or
through working with
alternatively fueled
developers and fleet owners to
phase out old, fossil fuel reliant
equipment." The applicant will
work with the Project
construction contractors to
incorporate to the extent
available electric and
alternative fueled construction
equipment.
4. Increase Building
E-1: Implement Energy Efficient projects in
Not applicable. The Project is
Energy Efficiency
Municipal Facilities
not a municipal facility.
E-2: Continue Photovoltaic Installation at
Not applicable. The Project is
Municipal Facilities
not a municipal facility.
E-3: Join a Program to Increase Grid -Supply
Not applicable. The Project
Renewable and Zero -Carbon Electricity
would not prevent the City from
joining a program to increase
grid -supply renewable and zero -
carbon electricity.
6. Reduce and Recycle
W-1: Reduce Solid Waste Disposal and Increase
Consistent. The Project will
Solid Waste
Recycling. Achieve 85 percent waste diversion
adhere to any applicable City
citywide (equivalent to reducing per capita waste
requirements developed and
landfilled to two pounds per person) by 2030.
implemented by the City to
reduce solid waste and
increase recycling.
7. Carbon Sequestration
C-1 Increase Tree Planting at Municipal Facilities
Not applicable. The Project is
and Public Rights -of -Way
not a municipal facility or Public
Right -of -Way.
C-2 Increase Tree Planting at New Private
Not applicable. The Project
Properties. Enforce the new development tree
would not prevent the City from
requirements from landscape plans and track
enforcing the new tree
the new trees planted.
requirements and tracking new
trees planted.
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION As shown in Table 3.8-1, the Project would not conflict with the City's CAP emission reduction strategies and measures.
For informational purposes, the Project's construction and operational -related GHG emissions are provided below.
Construction Emissions
GHG emissions would be associated with the construction phase of the Project components through use of construction equipment and vehicle trips. GHG emissions were estimated using the CaIEEMod Version 2020.4.0. All construction assumptions in the air quality analysis are relevant to the construction GHG emissions estimates; as such, see the construction scenario in Table 3.3-1 in the air quality analysis.
Table 3.8-2 shows the estimated annual GHG construction emissions associated with the Project. Complete details of the emissions calculations are provided in Appendix A of this document.
Table 3.8-2. Estimated Annual Construction GHG Emissions Metric Tons
2024
369.30
0.10 0.01
373.72
2025
289.75
0.06 0.00
292.58
Total
659.05
0.15 0.01
666.30
Source: CaIEEMod Version 2020.4.0.
Notes: GHG = greenhouse gas; CO2 = carbon dioxide; CH4 = methane; N20 = nitrous oxide; CO2e = carbon dioxide equivalent.
See Appendix A for complete results. <0.01= reported value is less than 0.01.
As shown in Table 3.8-2, the estimated total GHG emissions from construction of the Project would be approximately 666 MT CO2e. When amortized over 30 years, the estimated annual GHG emissions from construction of the Project would be approximately 22 MT CO2e per year.
Operational Emissions
Operation of the Project would result in GHG emissions from area sources, mobile sources, energy (natural gas and electricity), solid waste, and water and wastewater, which are briefly described below.
Area
The area source category calculates direct sources of GHG emissions located at the Project site including hearths and landscape maintenance equipment. The Project will not have residential woodburning fireplaces or woodstoves but was assumed to feature one natural gas fireplace per home.
Energy
As represented in CaIEEMod, energy sources include emissions associated with building electricity and natural gas usage (non -hearth). CaIEEMod default values for energy consumption were applied to each land use. The energy use from residential land uses is calculated in CalEEMod based on the Residential Appliance Saturation Survey (CAPCOA 2021).
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Annual natural gas (non -hearth) and electricity emissions were estimated in CaIEEMod using default values for emissions factors for San Diego Gas and Electric (SDG&E), which would be the energy source provider for the Project.
Mobile Sources (Motor Vehicles)
As discussed under air quality, Project operation of the 34 residential units would generate vehicular tips.
Project specific trip rates was utilized from the Linscott, Law & Greenspan Transportation Assessment (2022). Emission factors representing the vehicle mix and emissions for 2025, which represents the first year of Project operation, were used to estimate emissions associated with vehicular sources.
Solid Waste
The Project would generate solid waste, and therefore, result in CO2e emissions associated with landfill off - gassing. CaIEEMod default values for solid waste generation were used to estimate GHG emissions associated with solid waste.
Water and Wastewater
Supply, conveyance, treatment, and distribution of water for the Project require the use of electricity, which would result in associated indirect GHG emissions. Similarly, wastewater generated by the Project requires the use of electricity for conveyance and treatment, along with GHG emissions generated during wastewater treatment. Water consumption estimates for both indoor and outdoor water use and associated electricity consumption from water use and wastewater generation were estimated using CaIEEMod default values.
Table 3.8-3 shows the total operational GHG emissions for the Project after accounting for amortized construction emissions.
Table 3.8-3. Summary of Estimated Annual GHG Emissions
LEE 01 Eft IVIGll I I VI10 PCP I GQI
Area 34.07 0.03
0.00 35.04
Energy
104.40
0.00 0.00 104.87
Mobile
303.98
0.02 0.01 308.63
Solid Waste
8.08 0.48
0.00 20.01
Water and Wastewater
12.51 0.07
0.00 14.86
Amortized Construction Emissions I 22.21
Total Project Emissions 1 505.62
Source: See Appendix A for complete results.
Notes: GHG = greenhouse gas; CO2= carbon dioxide; CH4= methane; N20 = nitrous oxide; CO2e = carbon dioxide equivalent.
As shown in Table 3.8-3, estimated annual Project -generated GHG emissions would be approximately 506 MT CO2e per year as a result of Project operations and amortized construction.
As previously noted, the Project's construction and operational -related GHG emissions are provided for informational purposes only and the Project's potential to result in a GHG emissions impact is based on 14613 48
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION consistency with the City's CAP. As provided in Table 3.8-1, the Project would be consistent with the CAP and therefore Project impacts related to GHG emissions would be less than significant.
3.9 Hazards and Hazardous Materials
IX. HAZARDS AND HAZARDOUS MATERIALS - Would the project:
a) Create a significant hazard to the public or
the environment through the routine
❑
❑
®
❑
transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
❑
❑
®
❑
involving the release of hazardous materials
into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
❑
❑
®
❑
substances, or waste within one -quarter
mile of an existing or proposed school?
d) Be located on a site that is included on a list
of hazardous materials sites compiled
pursuant to Government Code Section
❑
❑
❑
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
or public use airport, would the project
❑
❑
❑
result in a safety hazard or excessive noise
for people residing or working in the project
area?
f) Impair implementation of or physically
interfere with an adopted emergency
❑
❑
®
❑
response plan or emergency evacuation
plan?
g) Expose people or structures, either directly
or indirectly, to a significant risk of loss,
❑
❑
®
❑
injury or death involving wildland fires?
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION a,b) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Construction
The project applicant proposes the development of 34 single-family residential development and associated construction of a private road, a dog park, a tot lot, and recreation areas. Project construction would entail transport, use, or disposal of potentially hazardous materials including, but not limited to, diesel fuel, gasoline, equipment fluids, concrete, cleaning solutions and solvents, lubricant oils, adhesives, human waste, and chemical toilets. Direct impacts to human health and biological resources from accidental spills of small amounts of hazardous materials from construction equipment could occur with the transport, use, or disposal of these materials. However, existing federal and state standards related to the handling, storage, and transport of these materials would be implemented during construction of the project. These regulations include the Federal Chemical Accident Prevention Provisions (Part 68 of the Code of Federal Regulations); California Highway Patrol and California Department of Transportation container and licensing requirements for transportation of hazardous waste on public roads; the International Fire Code; the Resource Conservation and Recovery Act of 1976 as amended by the Hazardous and Solid Waste Amendments of 1984; California's Hazardous Waste Control Law; California Fire Code; California Health and Safety Code Hazardous Materials Release Response Plans and Inventory; California Integrated Waste Management Act; regulations developed by California Occupations Safety and Health Administration; and the state Hazardous Waste Control Act.
Operation
As described above, the project is residential in nature. During project operation the only hazardous materials anticipated for transport, use, or disposal associated would be routinely used household products such as cleaners, paint, solvents, motor oil/automotive products, batteries, and garden maintenance products, typical of residential uses. The use, handling, and disposal of these products is addressed by household hazardous waste programs that are part of the Integrated Waste Management Plan (IWMP) of the County of San Diego and the project is not expected to create a significant hazard to the public or environment through hazardous upsets or accidents. The Household Hazardous Waste Element of the IWMP specifies the means by which hazardous wastes generated by households shall be collected, recycled, treated, and disposed of safely (County of San Diego 2005). The use, handling, and disposal of these products are addressed by household hazardous waste programs that are part of the IWMP of the County of San Diego.
Conclusion
The project 's compliance with all standards required through federal, state, county, and municipal regulations, in addition to project -specific plans reviewed by the City, would ensure potential impacts to the public or the environment through routine transport, use, or disposal of hazardous materials would not be substantial. Therefore, impacts related to transport of hazardous materials or potential upset and accident conditions involving release of hazardous materials in the environment are determined to be less than significant.
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? The project site is located approximately 0.1 miles northeast from Breeze Hill Elementary school located on the other side of S Melrose Drive. As described above, the project is residential in nature and hazardous materials onsite would be limited to routinely used household products and hazardous materials used during construction. Additionally, project construction and operation would comply with all standards required through federal, state, county, and municipal regulations. Therefore, impacts related to the emission or handling of hazardous materials in proximity to an existing school are determined to be less than significant.
D) Would the project be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
A Phase I Environmental Site Assessment was performed for the project site and is included as Appendix F.
The ESA concluded that there is no evidence of a recognized environmental condition on the project site.
Additionally, the project site has not been identified as being a Cortese List hazardous material site (Cal EPA 2022; DTSC 2022; SWRCB 2022a, 2022b) and therefore the project would result in no impact related to a hazardous materials site on the project site.
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? There are two airports in the vicinity of the project site, Palomar- McCellan Airport and Oceanside Municipal Airport. The project site is approximately 4.5 miles away from Palomar and 6 miles away from Oceanside Municipal Airport. In addition to the project site being more than 2 miles away from an airport. The project site has not been identified within an airport influence or notification area in either of the airports Airport Land Use Compatibility Plans (ALUC 2010,ALUC 2011). The project would have no impact resulting from the project being in proximity to an airport.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
The project would introduce 34 single-family residences to the project site. The City does not have an adopted emergency response plan or emergency evacuation plan, however, the City is a participating jurisdiction in San Diego County Operational Area Emergency Operations Plan which provides a planned response to disasters within the operational area (County of San Diego 2022). The project would conform with the standards set forth in the Operation Area Emergency Operations Plan. As required under the California Fire Code, the project would be required to present development plans which afford fire and emergency responders suitable fire access roads dimensions and surfaces (Chapter 5, §503.1 through §503.4 of the California Fire Code), an adequate number of emergency rated entrances to the community (Appendix D, Section D106 of the California Fire Code). The proposed points of entry and private driveways will be reviewed by VFD and would be required to meet the qualifications for emergency access to and from the project site.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Implementation of the project is not expected to impact any roadway or staging areas that are identified in any emergency planning documents and would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan and impacts would be less than significant.
g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
The project site is partially undeveloped with an existing single-family residence and church. The project site is not located within a Fire Hazard Severity Zone (CALFIRE 2022). The project site is an infill site that is relatively flat and does not contain any steep slopes. As described above, the project would introduce 34 single-family residences that would replace the existing church and single-family residence. The project would not introduce infrastructure that would exacerbate fire risk to the site. The project would be required to comply with all applicable state and local fire codes, including compliance with the California Fire Code and the Vista Fire Department, which require a design that affords fire and emergency responders suitable fire access roads dimensions and surfaces (Chapter 5, § 503.1 through 503.4 of the California Fire Code); an adequate number of emergency rated entrances to the community (Appendix D, Section D106 of the California Fire Code).
For the reasons stated above and considering the project site is located in an urbanized area surrounded by existing development, implementation of the project would not expose people or structures to risk of loss, injury, or death involving wildfires, and impacts would be less than significant.
3.10 Hydrology and Water Quality
X. HYDROLOGY AND WATER QUALITY -Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise
❑
❑
®
❑
substantially degrade surface or ground
water quality?
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
❑
❑
®
❑
may impede sustainable groundwater
management of the basin?
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river or through the addition of impervious
surfaces, in a manner which would:
v) result in substantial erosion or siltation
❑
❑
®
❑
on- or off -site;
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CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Potentially
Less Than
Significant
Impact
Significant
Mitigation
Significant
Impact
Incorporated
Impact
vi) substantially increase the rate or
amount of surface runoff in a
❑
❑
®
❑
manner which would result in
flooding on- or offsite;
vii) create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
❑
❑
®
❑
drainage systems or provide
substantial additional sources of
polluted runoff; or
viii) impede or redirect flood flows?
❑
❑
®
❑
d) In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
❑
❑
®
❑
inundation?
e) Conflict with or obstruct implementation of
a water quality control plan or sustainable
❑
❑
®
❑
groundwater management plan?
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
The project proposes to remove an existing single-family residence and church and redevelop the project site to include 34 single-family residences.
Project construction would include the demolition and removal of the existing single-family residence and church on the project site. Sources of polluted runoff could include, heavy metals, organic compounds, trash and debris, oxygen demanding substances, oil and grease, bacteria and viruses, pesticides, sediments, and nutrients could occur as a result of project uses. The proposed demolition, grading, and construction associated with the project could create additional sources of pollution which could potentially cause short term impacts to water quality. Impacts related to pollution form sedimentation would occur when soil would be exposed during project grading and construction. Project construction activities would be subject to RWQCB requirements related to erosion control, sedimentation, and runoff prevention.
Additionally, a Stormwater Pollution Prevention Plan (SWPPP) will be prepared for the project that would specify best management practices (BMPs) that would be implemented during construction to minimize impacts to water quality during construction.
Proposed residential uses are not typically characteristic of generating, releasing, or using large amounts of hazardous materials. The only hazardous materials anticipated would be for transport, use, or disposal of routinely used household products such as cleaners, paint, solvents, motor oil/automotive products, batteries and garden maintenance products, typical of residential land uses. Operation of the project is not expected to include such uses that would violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality. 14613 53
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION As discussed in Appendix G, stormwater runoff from the project site would be collected and conveyed into two Stormgardern Biofiltration Systems within the proposed curb inlet and one Rtank underground storage facility. These project components would assist in meeting the requirements for pollutant control, hydromodification management flow control, and mitigation for the 100- year 6- hour storm event.
Additionally, the project would comply with California Regional Water Quality Control Board San Diego Region municipal storm water permit (Appendix H).
Upon compliance with the RWQCB standards, implementation of a SWPPP along with site -specific BMPs, the project would not violate water quality standards. Therefore, impacts would be less than significant. b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? The project site currently consists of a partially developed site with an existing church, a vacant lot and a single-family residence. The project would remove the existing structures on the project site and would develop the site to include 34 single-family residences, construction of an onsite roadway, landscaping, and recreational amenities. The project would add additional impervious surfaces. As described in Section
3.19, the Vista Irrigation District would supply water to the project site. Water supplied by the VID primarily comes from desalination, and local and imported surface water (VID 2022a). Additionally, as described in Section 3.19, the VID has adequate water supply to provide water supply to the project site and therefore it is not expected that the project would require the use of local groundwater supplies. Portions of the project site including landscaped areas, recreational amenities, and private open space (in front and rear yards) would be pervious and allow for groundwater recharge. As described under Section 3.7, the project site does not have shallow groundwater on the project site. As described under threshold a) the project would be required to comply with RWQCB standards, and implement a SWPPP and site -specific BMPs.
While the project site would introduce new impervious surfaces to the project site, the project would not substantially impairthe ability for groundwater recharge. Additionally, the project would require compliance with RWQCB standards and implementation of SWPPP and BMPS. Therefore, the project would not impact groundwater supplies and impacts would be less than significant. c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) Result in substantial erosion or siltation on- or off -site? The project site currently contains a church, a vacant lot and a single-family residence. The project would introduce 34 single-family residences, associated roads, sidewalks, landscaping, and amenities. Once constructed, the project site will contain more impervious surfaces that will reduce the impacts of erosion on the project site. The project would alter the existing drainage patter to flow to the northwest and would be captured by into a proposed curb inlet. The project would include a Rtank underground storage facility to provide flow control from the project site. Therefore, erosion impact resulting from hydromodification would be less than significant.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
The project site currently contains a church, a vacant lot and a single-family residence. the project would introduce 34 single-family residences, associated roads, sidewalks, landscaping, and amenities. Once constructed, the project site will contain more impervious surfaces that have the potential to increase flows coming from the project site. The project proposed 5 drainage basins to capture surface runoff from the project site that will collect into proposed storm drainage pipes. Additionally, the project would include a Rtank underground storage facility to provide flow control from the project site. The drainage basins and Rtank, the project were designed to manage flows for a 100-year 6-hour storm event (Appendix G).
Therefore, with the incorporation of the drainage basins and Rtank, the impacts related to flooding on- or off -site would be less than significant.
iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Once constructed the project would increase the surface flows compared to existing conditions. To counteract the increase in peak discharge, the project would utilize a Rtank underground storage facility to provide flow control from the project site. The drainage basins and Rtank were designed to manage flows for a 100-year 6-hour storm event (Appendix G). As concluded in Appendix G, with the incorporation of the drainage basins and Rtank, the project would be able to accommodate the peak runoff from the project site and would not exceed the capacity of current drainage systems. Additionally, as described above, the project would comply with RWQCB standards and include the implementation of SWPPP and BMPS. Impacts related to increase runoff from the project site would be less than significant. iv) Impede or redirect flood flows?
Project implementation would alter the existing drainage pattern on the project site. The project site is not located within proximity to a flood hazard zone (FEMA 2021). Once constructed, the project site will contain more impervious surfaces that have the potential to increase flows coming from the project site. The project proposed 5 drainage basins to capture surface runoff from the project site that will collect into proposed storm drainage pipes. Additionally, the project would include a Rtank underground storage facility to provide flow control from the project site. The drainage basins and Rtank were designed to manage flows for a 100- year 6-hour storm event (Appendix G). Therefore, with the incorporation of the drainage basins and Rtank, the impacts related to flooding on- or off -site would be less than significant. d) In flood hazard, tsunami, orseiche zones, would the project risk release of pollutants due to project inundation? The project site is approximately 6.75 miles inland from the Pacific Ocean and would not be subject to inundation by tsunami. The FEMA National Flood Hazard Layer shows that the project site is not within a flood hazard area (FEMA 2021). The project is not located in a tsunami or seiche zones. Given that the project site is not located near a large standing body of water, inundation by seiche (or standing wave) is considered negligible. The project site is generally flat with no steep slopes and does not contain slopes subject to mudflows; and therefore, potential impacts related to inundation are determined to be less than significant.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
The project is subject to the Carlsbad Management Area Water WQIP. The project is located within the Buena Vista Creek Hydrologic Area. The Carlsbad Management Area Water WQIP outlines areas of priority water quality conditions and highest priority water quality conditions (Carlsbad Watershed Management Area Responsible Agencies 2018). As determined in Appendix G, the with the inclusion of the Stormgarden Biofiltration Systems and Rtank, the project would meet the requirement of the MS4 permit for Hydromodification. Additionally, the project would be required to comply with RWQCB standards and include the implementation of SWPPP and BMPS. As such, the project would not conflict with or obstruct implementation of the Carlsbad Management Area Water WQIP or any other water quality plan. Further, the site is not located within a sustainable groundwater management plan area. Therefore, impacts relating to a conflict with a water quality control plan or sustainable groundwater management plan are determined to be less than significant.
3.11 Land Use and Planning
XI. LAND USE AND PLANNING - Would the project:
a) Physically divide an established
community?
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b) Cause a significant environmental
impact due to a conflict with any land use
plan, policy, or regulation adopted for the
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purpose of avoiding or mitigating an
environmental effect?
a) Would the project physically divide an established community? The project is located within the central portion of the City. The area surrounding the project site consists of commercial uses to the west and south, residential uses to the south and east, and institutional uses to the north. The project site is zoned as Office Professional (0-P) and Residential (R-1) and has a General Plan designation of Commercial Office (CO) and Medium Low Density (MILD). The project would rezone the projectsite to R-1-B, and change the land use designation to Medium Density Residential (MD), which would be consistent with the existing residential uses to the south and east. Therefore, because the project site is surrounded by existing development, no impact from the physical division of an established community would occur as a result of project implementation.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? As described above, the project would require a General Plan Amendment of the Land Use Element and Zoning Amendment. The General Plan and Zoning Amendment does not inherently ensure consistency with the general plan. The City ofVista's General Plan contains seven elements (Circulation; Healthy Vista; Housing; Land Use & Community Identity' Noise; Public Safety, Facilities & Services; and Resources Conservation & Sustainability Element).
The project would introduce residential uses to a site that currently is designated for commercial and residential uses. The residential nature of the project would be consistent with the land use pattern of the area with other single- family land uses to the south and east. Project residents would have access to transit, bicycle and pedestrian modes of transportation with the inclusion of street improvements along the project frontage. Additionally, as concluded in this MND, all impacts related to noise, transportation, aesthetics, and public services were determined to be less than significant or less than with the incorporation of mitigation. The project would be consistent with the goals and policies within all elements of the City's General Plan.
Title 18 of the City of Vista development code regulates zoning within the city. Approval of the proposed Rezone would allow for development of the project site with the proposed residential land uses and associated amenities. Although the project would amend the land use designation to Residential, the concurrent process of amending the Zoning designation does not necessarily equate to consistency with the Zoning Ordinance. However, the project would be consistent with the General Plan's Goals and Policies and therefore would be consistent with the zoning ordinance.
Based on the considerations outlined above, the project would not conflict with an applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. Therefore, project impacts related to land use and planning are determined to be less than significant.
3.12 Mineral Resources
XII. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to
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the region and the residents of the state?
b) Result in the loss of availability of a locally -
important mineral resource recovery site
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11 delineated on a local general plan, specific
plan or other land use plan?
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION a-b) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? According to the Department of Conservation Mineral Land Classification, the project area is classified as MRZ-3 (DOC 2017). The MRZ-3 Classification is defined by "areas containing known or inferred mineral occurrences of undetermined mineral resource significance." The project proposes residential uses and would not result in the loss of any known mineral resources of value to the region or residents of the state.
The City's General Plan EIR does not identify any mineral resources of local importance within the City (City of Vista 2011). Therefore, the project would not contribute to the loss of any mineral resources considered of value to the region or state or mineral resource that is considered to be locally important. Therefore, no impact to mineral resources would occur.
3.13 Noise
XIII. NOISE - Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels
in the vicinity of the project in excess of
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standards established in the local general
plan or noise ordinance, or applicable
standards of other agencies?
b) Generation of excessive groundborne
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vibration or groundborne noise levels?
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Short -Term Construction
Equipment that would be in use during construction would include, in part, graders, backhoes, rubber -tired dozers, loaders, cranes, forklifts, pavers, rollers, and air compressors.
Aggregate noise emission from proposed project construction activities, broken down by sequential phase, was predicted at two evaluation distances to the nearest existing noise -sensitive receptor: 1) from the nearest position of the construction site boundary and 2) from the geographic center of the construction site, which serves as the time -averaged location or geographic acoustical centroid of active construction equipmentforthe phase understudy. A Microsoft Excel -based noise prediction model emulating and using reference data from the Federal Highway Administration Roadway Construction Noise Model (RCNM) (FHWA 14613 58
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION 2008) was used to estimate construction noise levels at the nearest occupied noise -sensitive land use.
The resulting predicted construction noise levels from this model are displayed in Table 3.13-1.
Table 3.13-1. Predicted Construction Noise Levels per Activity Phase -.
-. at Nearest
Noise -Sensitive Receptor
Construction Phase
to Construction Site
Receptor to Acoustical
(and Equipment Types Involved*)
Boundary (dBA)
Centroid of Site (dBA)
Demolition (concrete saw/industrial saw, dozer,
68.4 67.1
excavator)
Site preparation (dozer, tractor, front end loader,
89.0 71.0
backhoe)
Grading (excavator, grader, scraper, track dozer,
90.0 72.5
tractor, front end loader, backhoe)
Utilities (excavator)
73.9 66.0
Streets (grader, paver)
73.2 67.8
Building construction (crane, forklift, generator,
77.4 68.8
tractor, front end loader, backhoe, welder/torch)
Paving (paver, paving equipment, roller)
75.0 72.1
Architectural coating (air compressor)
70.9 58.8
Notes: Leq = equivalent noise level; dBA = A -weighted decibels. *italicized equipment types are the loudest and used singularly to evaluate noise for the "nearest" assessment scenario.
As presented in Table 3.13-1, the estimated construction noise levels are predicted to be as high as 90 dBA Leq over an 8-hour period at the nearest occupied property (as close as 12.5 feet away) when grading activities take place near the southeastern project boundaries. Note that these estimated noise levels at a source -to -receiver distance of 12.5 feet are conservatively high, in that they presume the noted pieces of heavy equipment would each operate, on average at this distance, for a cumulative period of four hours a day. Under the studied conditions, construction activity noise levels associated with site preparation and grading phases are expected to exceed an 8-hour Leq value of 75 dBA Leq and thereby exceed the City's adopted daytime threshold for construction noise exposure at an occupied property. Thus, temporary construction -related noise impacts would be considered potentially significant, and mitigation is required.
Long -Term Operational
Off -Site Traffic Noise Exposure
The proposed project would result in the creation of additional vehicle trips on local arterial roadways (i.e., Melrose Drive), which could result in increased traffic noise levels at adjacent noise -sensitive land uses. As concluded in Appendix I, the project would generate an additional 340 average daily trips adjacent to the project site.
According to the Caltrans Technical Noise Supplement to the Traffic Noise Analysis Protocol, a three-dBA change in sound is the beginning at which humans generally notice a barely perceptible change in sound, a five-dBA change is generally readily perceptible, and a 10-dBA increase is perceived by most people as a doubling of the existing noise level (Caltrans 2013). Due to the existing and proposed urban setting of the 14613 59
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION project area, a readily perceptible change in noise (five dBA) would be the appropriate threshold to determine significant increases in traffic noise.
Potential noise effects from vehicular traffic were assessed using the Federal Highway Administration's Traffic Noise Model version 2.5 (FHWA 2004). Information used in the model included the roadway geometry, existing (year 2022), and existing plus project traffic volumes and posted traffic speeds. Noise levels were modeled at representative noise -sensitive receivers ST1 through ST4, as shown in Figure 6 The noise model results are summarized in Table 3.13-2. Based on results of the model, implementation of the proposed project would not result in readily perceptible increases in traffic noise.
Table 3.13-2. Roadway Traffic Noise Modeling Results
ST1
68.3 68.3
0.0 ST2
69.0 69.2
0.2 ST3
66.5 66.7
0.2 Source: Appendix I.
Notes: dBA = A -weighted decibel; CNEL = community noise equivalent level; dB = decibel.
Table 3.13-2 shows that at all three listed representative receivers, the addition of proposed project traffic to the roadway network would result in an increase in the CNEL of less than 3 dB, which is below the discernible level of change for the average healthy human ear. Thus, a less -than -significant impact is expected for proposed project -related off -site traffic noise increases affecting existing residences in the vicinity.
On -site Traffic Interior Noise Exposure
Aside from exposure to aviation traffic noise, current CEQA noise -related guidelines at the state level do not require an assessment of exterior -to -interior noise intrusion, environmental noise exposure to occupants of newly created project residences, or environmental noise exposure to exterior non-residential uses attributed to the development of the proposed project. Nevertheless, the City's General Plan and the California Building Code requires that interior background noise levels not exceed a CNEL of 45 dB within habitable rooms. Hence, the following predictive analysis of traffic noise exposure at the exteriors of occupied residences and outdoor living areas is provided below.
In addition to the prediction results presented in Table 3.13-2, the FHWA TNM software was also used to predict the Horizon -with -project scenario traffic noise levels at multiple on -site exterior areas, as listed in Table 3.13-3. Predicted exterior sound levels presented in Table 3.13-4 that are higher than 65 dBA CNEL indicate locations where an exterior -to -interior noise analysis should be performed for the proximate occupied residential unit.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Table 3.13-3. Future Ambient Noise Levels at Residential Facades The prediction results from Table 3.13-3 indicate that future traffic noise levels would not exceed 70 dBA CNEL. With the 45 dBA CNEL interior background sound level limit, this means the minimum composite sound transmission class (STC) rating for the exterior shell separatingthe habitable interior space from the outdoor sound level should be at least 25.
Table 3.13-4 summarizes the calculated noise levels after applying the STC ratings for a set of sample occupied room facades that are anticipated to be exposed to predicted exterior noise levels greater than 60 dBA CNEL. An open window compromises the sound insulation performance of the faqade wall assembly, as presented for the sample units appearing in Table 3.13-4. However, when such windows and doors are closed, all facades are anticipated to exhibit a predicted STC rating of at least 35, and thus would provide sufficient exterior -to -interior sound insulation from outdoor traffic noise to yield interior background sound levels that are less than 45 dBA CNEL and thus compliant with the City and state standards. Recall that none of the predicted exterior traffic noise levels at the studied receptor locations exceeded 70 dBA CNEL; thus, the STC rating value (for closed windows and doors) subtracted from these exterior noise values must result in interior noise levels of less than 45 dBA CNEL (e.g., 70 - 35 = 35 dBA CNEL, which is less than 45). Thus, the City's threshold of 45 dB CNEL within habitable rooms would not be exceeded and thus demonstrates expected project compliance with this standard.
Table 3.13-4. Predicted Net Sound Transmission Class of Occupied Room faSade Closed Window(s) and
n/a = not applicable
* Doors are only modeled for scenarios that contain the balcony door.
On -Site Open Spaces
Open Window(s) & Closed
French Door*
Shared outdoor project spaces such as "OS-1" and the Dog Park are expected to experience noise levels that are compliant with the City's General Plan Noise Element guidance of 65 dBA CNEL for "parks" and "playgrounds". For residential unit yards that may be used as outdoor spaces, and if sufficiently proximate to roadway traffic noise exposures where predicted exterior noise levels potentially exceed 65 dBA CNEL, feasible noise reduction techniques should be analyzed and incorporated to yield compliance with this standard. If exterior noise levels exceed 65 dBA CNEL, impacts would be potentially significant. 14613 61
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Stationary Noise Sources
The incorporation of new multi -family homes and a mix of open space uses attributed to development of the proposed project will add a variety of noise -producing electro-mechanical equipment.
Residential Unit Heating, Ventilation, and Air Conditioning Noise For purposes of this analysis, each of the new occupied residential units would be expected to feature a split -system type air-conditioning unit, with an air-cooled refrigeration (2-ton capacity) condenser unit.
Assuming each condenser unit has an SPL of 68 dBA at 3 feet based on available data from a likely manufacturer (Carrier 2012), and the units would generally be installed nearthe apparent "front porch" areas.
Therefore, the closest existing noise -sensitive residential receptor to the west of the proposed project's eastern unit would be as close as 50 horizontal feet to the nearest of these condenser units. The predicted sound emission level from the combination of all 34 operating condenser units as received by this offsite single-family home would be 45 dBA Leq and thus be compliant with the City's nighttime threshold of 50 dBA hourly Leq. Under such conditions, impacts from the operation of residential air-conditioning units would be less than significant.
Conclusion
As described above, the project would exceed the City impacts related to storm term construction noise would be potentially significant because project construction would exceed the City's adopted daytime threshold for construction noise exposure at an occupied property. Implementation of Mitigation Measure MM-N01-1 would reduce construction noise to be within City's adopted daytime threshold for construction to reduce impacts to be less than significant.
Additionally, exposure to traffic noise on the project site has potential to exceed City's exterior noise expectation of 65 dBA CNEL, however, with the implementation of mitigation measure MM-N01-2, the resultant exterior noise levels would meet the City's exterior noise standard and impacts would be less than significant.
Mitigation Measures
The following mitigation measures shall be implemented as part of project implementation:
MM-NOI-1 Construction Noise Reduction. The following recommendations from Appendix I shall be implemented by the construction contractor to reduce construction noise onsite, to the satisfaction of the City of Vista Community Development Department, to ensure that project construction would not exceed the City's adopted daytime threshold for construction noise exposure of 75 dBA for an eight -hour period:
■ Administrative controls (e.g., prohibit usage of equipment type[s] within certain distances). ■ Engineering controls (upgrade noise controls, such as install better engine exhaust mufflers). ■ Install noise abatement on the site boundary fencing (or within, as practical and appropriate) in the form of sound blankets or comparable temporary barriers (e.g., stacked sheets of plywood supported with framing) to occlude construction noise 14613 62
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION emission between the site (or specific equipment operation as the situation may define) and offsite noise -sensitive receptor(s) of concern. ■ At the outset of a project construction activity, an unattended noise level monitor shall be deployed onsite to measure and document that noise exposure levels attributed to project construction activity at adjacent offsite sensitive receptors are in conformance with the 75 dBA 8-hour Leq threshold.
M M-NOI-2 Traffic Noise Reduction. Where exterior noise levels are predicted to exceed 65 dBA CNEL at useable open space areas, the contractor should install noise -reducing features external to or upon the useable open space areas (or within, as practical and appropriate) in the form of sound walls, fencing, landscape berms, or similarly performing barriers of at least 6 feet in height to occlude incoming roadway traffic noise, to the satisfaction of the City of Vista Community Development Department, to ensure that there is no exceedance of the 65 dBA CNEL threshold.
b) Would the project result in generation of excessive groundborne vibration or groundborne noise levels? Construction activities may expose persons to excessive groundborne vibration, causing a potentially significant impact. Information from Caltrans indicates that continuous vibrations with a PPV of approximately 0.2 ips is considered "annoying." For context, heavier pieces of construction equipment, such as a bulldozer that may be expected on the project site, have peak particle velocities of approximately
0.089 ips or less at a reference distance of 25 feet (DOT 2006).
Groundborne vibration attenuates rapidly —even over short distances. And when groundborne vibration encounters a building foundation, a coupling loss occurs depending on its mass and design. The foundation of this residential structure would, per the coupling loss, cause a reduction in the vibration as received by the building occupant. Hence, instead of the 96 VdB received at the interface of the structure foundation and the surrounding soil/strata, the occupant would experience 91 VdB (i.e., 5 VdB less) that equates to a PPV level of 0.13 ips that is less than the Caltrans guidance threshold for annoyance. Therefore, vibration -induced annoyance to occupants of nearby existing homes would be considered less than significant.
Once operational, the proposed project would not be expected to feature major producers of groundborne vibration. Anticipated mechanical systems like heating, ventilation, and air-conditioning units are designed and manufactured to feature rotating (fans, motors) and reciprocating (compressors) components that are well-balanced with isolated vibration within or external to the equipment casings. On this basis, vibration due to proposed project operation should be less than significant. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? There are no private airstrips within the vicinity of the project site. The closest airport to the proposed project site is the McClellan -Palomar Airport, approximately 5 miles southwest of the site and would therefore not expose people residing or working in the project area to excessive noise levels. Impacts would be less than significant.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.14 Population and Housing
XIV. POPULATION AND HOUSING - Would the project:
a) Induce substantial unplanned population
growth in an area, either directly (for
example, by proposing new homes and
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businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of
existing people or housing, necessitating
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the construction of replacement
housing elsewhere?
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
The project proposes the development of 34 single-family residences. The project site currently has a land use designation of Commercial Office (APNs 166-280-60-00 and 166-280-61-00) and Medium Low Density Residential (APN 166-280-18-00) in the City's General Plan and therefore only a portion of the property was anticipated to include residential development in the planning documents. The project would include a General Plan Amendment to change the land use designation from Commercial Office (CO) and Medium Low Density Residential (MILD) to Medium Density Residential (MD). and Zoning Amendment to changing the zoning of the project site from Office Professional (0-P) and Single Family (R-1) to Single Family Residential (R-1-13).
The City of Vista projects that by 2030, 38,779 residents will live in Medium Density Residential dwellings, assuming 3.26 persons per household (City of Vista 2012). Using this assumption, the Project would cause a population increase of approximately 111 residents. Although not all residents of the development would be new to the City of Vista, and a portion of the site has been designated as residential in the General Plan, residential development on the project site would still result in unplanned growth within the City. The residential land use for the project site was not accounted for in the City's General Plan. While the project would create an unplanned population increase, SANDAG projects that the population of the City of Vista would grow by 4,860 residents between 2020 and 2030; the addition of 111 residents within a year would be within the projected addition of 486 residents a year between 2020 and 2030 (SANDAG 2011) Therefore, the population growth from the project would not be considered substantial given the expected growth for the area. Additionally, the project applicant would be required to pay development impact fees to the City. The project site is surrounded by existing development and there is no need for the extension or construction of roads or the need for expansion of utilities and therefore no indirect impact would occur. 14613 64
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION While only part of the project site is designated for residential uses, the project would introduce an unplanned population to a portion of the project site. However, the introduction of 111 people would not be considered substantial unexpected population increase and the project would not induce indirect population growth, therefore impacts would be less than significant. b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
The project site currently contains an existing church, a vacant lot and a single-family residence.
Displacement of people would be limited to the residences in the single- family residence on the project site and would not cause the need for construction of replacement housing. Additionally, the proposed project would introduce 34 new single- family residences to the site. Impacts related to the displacement of people or housing would be less than significant.
3.15 Public Services
XV. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance obiectives for anv of the Dublic services:
Fire protection?
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Police protection?
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Schools?
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Parks?
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Other public facilities?
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a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:
Fire protection?
The project site is currently served by the Vista Fire Department, which has six fire stations. The closest fire station to the site is Vista Fire Station 1, located at 175 N Melrose Drive, approximately 0.6 miles from the site (City of Vista 2022a). The project would introduce 34 single-family residences to the project site. As described above, only a portion of the project site was designated as residential, while the other portion was designated for commercial uses, therefore only some residents were accounted for in planning. The project would introduce approximately 111 people to the project site. Although not all residents of the project are not expected be new or additional to the City, the estimated additional numbers of residents at 14613 65
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION the project site would increase the need for fire protection services related to routine fire and emergency medical call. The project would generate emergency calls, primarily medical, proportionally with its population. Additionally, the project would be required to comply with VFD and California Fire Code requirements. As described in section 3.20, the project would not substantially increase the fire risk at the project site.
While the introduction of new residents of the project site would increase the number of people and therefore the number of calls to the project site, the project applicant would be required to pay Fire Protection Development impact fees. With the payment of development fees, project impacts on fire protection services within the City would be less than significant.
Police protection?
Police services within the City of Vista are provided through a contract with the San Diego County Sheriff's Department. The Vista Station is located at 325 S Melrose Drive, approximately 0.4 miles away from the project site. Similar to fire protection resources, the introduction of 111 people to the project site would increase the demand for police protection services. Implementation of the project would be expected to increase the frequency of emergency and non -emergency calls to the Sherriff's Department. While the project would increase call volume, the Vista Sheriff's Station has over 150 staff members (sworn, professional and volunteer) that provides services including general patrol, investigations, narcotics and gang investigations, crime prevention, juvenile intervention, community policing and administrative services (City of Vista 2022b; San Diego County Sheriff's Department 2022) Service ratios and response times are anticipated to remain adequate with implementation of the project. Therefore, while the project would place a slight increased demand on police protection services, it is not anticipated that the project would result in the need for construction or expansion of existing police facilities and impacts to police response resulting from the project would be less than significant.
Schools?
The project site is served by the Vista Unified School District. The VUSD has a total of 29 schools serving over 19,000 students from preschool to 12t" grade (VUSD 2022a). The project site is within Breeze Hill Elementary School, Madison Middle School and Rancho Buena Vista Highschool boundaries (VUSD 2022b).
The project would introduce 111 new people to the project site, however, not all people being introduced to the site would be students. Senate Bill (SB) 50, or the Leroy F. Greene School Facilities Act of 1998 states that payment of school fees is required for new residential development, and payment of these fees is considered full and complete mitigation of any school impacts (Government Code section 65996). The project would be required to pay development fees to the VUSD, which would mitigate impacts related to an increase in students generated from project implementation. While the project would increase the number of students feeding VUSD, this would not represent a substantial increase that would require the construction of new schools. Therefore, impacts related to schools would be less than significant.
Parks?
As of 2011, the city has 764.4 acres of park and recreation space (City of Vista 2011a). The Vista General Plan Policy 9.2 creates a goal for the city to provide 3 acres of community parks per 1,000 residents and 2 acres of neighborhood parks. As of 2021, the population was 99,536, and the city was still meeting this goal. The city currently provides 7.68 acres of parkland per 1,000 residences. The addition of approximately 14613 66
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION 111 new residents to the area would not substantially increase the use of existing parks and would still comply with the City's policy for minimum park requirements. Additionally, the project applicant would be required to pay development impact fees, including a park fee as part of project implementation. Impacts related to increase of use of existing neighborhood and regional parks would be less than significant.
Other public facilities?
As described above, the project includes the development of 34 single-family residences that would introduce 111 people to the project site. As described in Section 3.14, this increase in population was determined to be less than significant. No other public facilities were identified as being impacted by the proposed project, impacts would be less than significant.
3.16 Recreation
XVI. RECREATION
a) Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
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substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
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might have an adverse physical effect on
the environment?
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? The project applicant proposes the development of 34-single-family residences, internal circulation, and recreational amenities includinga tot lotand dog park. As described in Section 3.14, the projectwould introduce approximately 111 people to the project site. The closest neighborhood park to project is Breeze Hill Park, located 0.15 miles from the project site. The Vista General Plan Policy 9.2 creates a goal for the city to provide 3 acres of community parks per 1,000 residents and 2 acres of neighborhood parks. As discussed above, the Vista General Plan Policy 9.2 creates a goal for the city to provide 3 acres of community parks per 1,000 residents and 2 acres of neighborhood parks. As of 2011, the city has 764.4 acres of park and recreation space (City of Vista 2011a). As of 2021, the population was 99,536, and the city was still meeting this goal. The city currently provides 7.68 acres of parkland per 1,000 residences. The addition of approximately 111 new residents to the area would not substantially increase the use of existing parks and would still comply with the City's policyfor minimum park requirements. As described above, the project applicant would be required to pay development impact fees, including park fees. Impacts related to increase of use of existing neighborhood and regional parks would be less than significant.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? The project would include recreational amenities including a dog park and tot lot. These recreational amenities are analyzed as part of this MND. As concluded in the MND, all impacts associated with this project would be less than significant with mitigation incorporated. Therefore, impacts related to the construction of recreational facilities would be less than significant.
3.17 Transportation
XVII. TRANSPORTATION - Would the project:
a) Conflict with a program, plan, ordinance, or
policy addressing the circulation system,
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including transit, roadway, bicycle, and
pedestrian facilities?
b) Conflict or be inconsistent with CEQA
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Guidelines section 15064.3, subdivision (b)?
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves
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or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
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a) Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? The project includes the redevelopment of an existing church, a vacant lot and single-family residence into 34 single-family residences and associated amenities. The project would include a private roadway, and street improvements alongthe project frontage. The closest Sprinter (commuter train) station to the project site is located approximately 600 feet from the project entrance along South Melrose Drive. Bike lanes are provided along South Melrose Drive adjacent to the project site. The City of Vista General Plan Circulation Element outlines goals and policies for circulation within the City. Goals and policies include topics such as maintaining Level of Service (LOS), multi -modal transportation options, transportation safety, and mobility improvements. The City of Vista Development Code Title 16 sets forth standards for development, including that of roads and driveways within the City. The applicant would be required to pay transportation related development fees to help with long term transportation projects.
Appendix J-1 analyzed intersections and street segments in the study areas surrounding the project site.
All intersections and street segments were determined to operate at LOS D or better during peak hour conditions and the project would not have any substantial effects on the study area. Additionally, as described in further detail below, the project would be designed to avoid hazards resulting from project 14613 68
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION implementation. Future project residents will have access to multi -modal transportation given the location of the project site. As described above, the project site is in proximity to an existing transit stop and Class II Bike Lanes. While sidewalks are currently not provided on the south side of Matagual Drive along the project frontage, the project would extend the existing sidewalk along South Melrose Drive alongthe project frontage on Matagual Drive to allow pedestrian ingress and egress from the project site.
As the project would maintain operation of intersections and street segments, improve sidewalks along the project frontage, provide access to existing multi -modal forms of transportation, and pay applicable development fees, the project would be consistent with the City's General Plan. Additionally, the project would comply with all applicable driveway, street, and access standards within the City's Development Code. Therefore, the project would not conflict with any transportation plans, programs, or policies, and impacts would be less than significant.
b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? As discussed in Appendix J-2, the project would generate 340 ADT as a result of project implementation.
Per the City of Vista's Transportation Impact Analysis Guideline, VMT analysis for CEQA is required if a project equals or exceeds 1000 ADT if the project is consistent with the General Plan. If the project is not consistent with the General Plan, then VMT analysis is required for projects that generate more that 500 ADTR. Given that the project would generate less than 500 ADT, VMT analysis is not required. Therefore, due to the small nature of the project, the project screens out of the need for VMT analysis and impacts would be less than significant.
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? The project is located in an area surrounded by development and is bound by South Melrose Drive and Matagual Drive to the east and north. Internal roadways on the project site allows for two-way flow of vehicle traffic. The internal circulation for the project would not include any hazardous design features or incompatible uses. The project would include connections to existing roadways within the vicinity of the project site, and access to regional arterial and highway networks. The project would avoid ingress/ egress points along S Melrose Drive, which is a 6-lane urban major roadway adjacent to the project site.
As determined in Appendix J-1, the project driveway is located an adequate distance from South Melrose Drive to operate well. Additionally, all uses on -site, including vehicle, pedestrian and bicycle circulation would be typical of a residential land use, and no incompatible uses, or equipment is proposed. The project would not increase hazards due to a geometric design feature or incompatible use, impacts would be less than significant.
d) Would the project result in inadequate emergency access? The project would provide access to the site via Matagual Drive on the northern boundary of the project site. As determined in Appendix J-1, the project driveway is located an adequate distance from South Melrose Drive to operate well and no access is proposed via South Melrose Drive, which is desirable.
The project would have a single private street through the project site to the single-family residences. The project roadway and access would be designed to meet the design requirements codified in the California Fire Code. With compliance with California Fire Code requirements, the project would provide adequate emergency access to the site, impacts would be less than significant. 14613 69
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3.18 Tribal Cultural Resources
XVIII. TRIBAL CULTURAL RESOURCES
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a
local register of historical resources as
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defined in Public Resources Code section
5020.1(k), or
b) A resource determined by the lead agency,
in its discretion and supported by
substantial evidence, to be significant
pursuant to criteria set forth in subdivision
(c) of Public Resources Code Section
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5024.1? In applying the criteria set forth in
subdivision (c) of Public Resources Code
Section 5024.1, the lead agency shall
consider the significance of the resource to
a California Native American tribe.
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Dudek conducted a California Historical Resources Information Systems (CHRIS) records search for the Project area and a one -mile buffer at the South Coastal Information Center (SCIC) at San Diego State University on August 1, 2022. The records search results indicate that 53 previous cultural resources studies have been conducted within one mile of the Project area. Of the 53 previous studies, two studies intersect the Project area. None of the previous cultural resource studies identified any resources within the Project area.
As discussed under Section 3.4, Cultural Resources, the project site was evaluated in accordance with Section 15064.5 (a)(2)-(3) of the CEQA Guidelines and using the criteria outlined in Section 5024.1 of the California Public Resources Code. The buildings on the Project site do not appear to be eligible for listing in the NRHP, CRHR, or City of Vista Register of Designated Historic Resources due to a lack of significance.
As such, no buildings on the Project site appear to be historical resources under CEQA. Further, no potential 14613 70
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION indirect impacts to historical resources were identified as the proposed Project has no impact to the built environment beyond the Project site.
b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
The Phase I cultural resources inventory of the Project indicates that there is moderate sensitivity for identifying intact subsurface archaeological deposits during Project implementation. The SCIC records search and the pedestrian survey did not identify any cultural resources within the Project area. However, there are two historic -age structures (e.g., church and single-family property) located in the Project area.
Due to the presence of historic -age structures in the Project area, and because alluvial soils, which has potential to contain subsurface cultural materials, are present throughout the Project area, there is moderate potential for subsurface resources. As disclosed in Section 3.5, cultural resources monitoring with a qualified archaeologist and Luiseno Native American monitor is recommended during initial ground - disturbing activities within the Project area to assess the extent of previous disturbances and the potential for buried archaeological resources. Monitoring can be reduced or terminated should no discoveries be made or if documentation is provided which demonstrates that ground -disturbing activities will be occurring in sediments with no potential for cultural resources.
A Native American Heritage Commission (NAHC) search of the Sacred Lands File (SLF) was requested on July 22, 2022, for the Project area. The SLF consists of a database of known Native American resources.
These resources may not be included in the SCIC database. The NAHC replied on September 6, 2022 with positive results. The NAHC additionally provided a list of Native American tribes and individuals/ organizations with traditional geographic associations that might have knowledge of cultural resources in this area. Outreach letters were mailed on September 14, 2022. A response was received by the Pechanga Band of Mission Indians on September 9, 2022, stating that a Traditional Cultural Property is located within five miles of the Project area. Additionally, two Ancestral Placenames are located within a mile of the Project area, and due to the proximity of Buena Vista Creek, two historic -era homesteads, and a large cultural - archaeological site, there is a high possibility of recovering sensitive subsurface resources during ground - disturbing activities for the Project. The NAHC correspondence is included in Appendix B of Appendix D.
Dudek archaeologist David Faith conducted an intensive level pedestrian survey of the proposed Project area on August 4, 2022. All survey work was conducted employing standard archaeological procedures and techniques consistent with the Secretary of the Interior Standards. No artifacts or features were identified during this survey.
The SCIC records search and the pedestrian survey did not identify any cultural resources within the Project area, however, because alluvial soils are present throughout the Project area, which has potential to contain subsurface cultural materials, there is moderate potential for subsurface resources. Cultural resources monitoring with a qualified archaeologist and Luiseno Native American monitor is recommended during initial ground -disturbing activities within the Project area to assess the extent of previous disturbances and the potential for buried archaeological resources. Monitoring can be reduced or terminated should no discoveries be made or if documentation is provided which demonstrates that ground -disturbing activities will be occurring in sediments with no potential for cultural resources. Impacts to tribal cultural resources would be less than significant with the incorporation of MM-CUL-1through MM-CUL-6 (Refer to Section 3.5, Cultural Resources). 14613 71
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
3.19 Utilities and Service Systems
XIX. UTILITIES AND SERVICE SYSTEMS - Would the project:
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
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telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
b) Have sufficient water supplies available to
serve the project and reasonably
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®
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foreseeable future development during
normal, dry, and multiple dry years?
c) Result in a determination by the wastewater
treatment provider which serves or may
serve the project that it has adequate
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capacity to serve the project's projected
demand in addition to the provider's
existing commitments?
d) Generate solid waste in excess of State or
local standards, or in excess of the
capacity of local infrastructure, or
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otherwise impair the attainment of solid
waste reduction goals?
e) Comply with federal, state, and local
management and reduction statutes and
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®
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regulations related to solid waste?
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? The project would include the development of 34 single-family residences and associated offsite improvements within a developed area of Vista. The project site currently contains an existing church, a parking lot associated with the church, a vacant lot and a single-family residence. Project impacts on each utility is described in further detail below.
Water
The project site is within the Vista Irrigation District (VID) service area. VID services the City of Vista as well as portions of San Marcos, Escondido, Oceanside and unincorporated areas of San Diego County (VID 2022b). The project site is surrounded by existing development and therefore the project would be able to 14613 72
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION connect to existing water lines along Matagual Drive near the project entrance Additionally, the project would include the abandonment of the existing waterline within Las Palmas Drive and reconnection of water services for the three residences on Las Palmas. These offsite improvements are analyzed as part of this MND. The Vista Irrigation District 2020 Urban Water Management Plan (UWMP) analyzes the water demand and water supply for 2020 to 2045. The project would require a change in land use compared to existing conditions, however the increase in water demand is minimal. As described in further detail below, the UWMP determined that VID would be able to adequately supply water for VID until 2045. In conclusion, the project would be able to connect to existing pipelines, the increase in water usage from the project is expected to be met by VID Water during normal, and dry years, and therefore the project would not require the construction of new facilities to supply water to the area and impacts would be less than significant.
Wastewater Treatment
The City's Wastewater Maintenance Division is responsible for operation and maintenance of the Buena Vista Sanitation District (BVSD) sewer system (SVSD 2022). The project would connect to existing sewer lines along Matagual Drive within the BVSD. The project applicant would be required to obtain a will serve letter from the BVSD and the payment of development fees paid to the BVSD (City of Vista 2020) The payment of development fees and will serve letter would ensure that BVSD would be able to adequately serve the project site and therefore impacts to wastewater facilities would be less than significant.
Stormwater Drainages
As discussed in Section 3.10, Hydrology and Water Quality, once constructed the project would increase the surface flows compared to existing conditions. To counteract the increase in peak discharge, the project would utilize a Rtank underground storage facility to provide flow control from the project site. The project storm drain system would connect to the existing storm drain main within the intersection of Melrose and Matagual. Additionally, the project would install a new storm drain catch basin on Matagual near the intersection of Matagual Drive and S Melrose Drive. Impacts of these offsite improvements are analyzed as part of the project within this MND and are less than significant. As concluded in Appendix G, with the incorporation of the drainage basins and Rtank, the project would be able to accommodate the peak runoff from the project site and would not exceed the capacity of current drainage systems. Project implementation would not result in the need to create new stormwater facilities, and therefore impacts would be less than significant.
Electric Power
As discussed in Section 3.6, Energy, the project would consume approximately 314,566 kWh per year. The residential electricity demand in 2020 was 7,387,046,267 kWh (7,387 gigawatt-hours) for San Diego County (CEC 2020). Electricity use during project construction would be temporary and negligible. As such, the project would have a negligible impact on demand for San Diego County and SDG&E. The project would include the undergrounding of existing powerlines along the project boundary along Matagual Drive, impacts of these offsite improvements are analyzed as part of the project within this MND and have been determined to be less than significant. Given that the project would not significantly increase demand for electricity and would not require the expansion of or construction of electric power facilities, therefore impacts would be less than significant.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION Natural gas
As discussed in Section 3.6, Energy, natural gas is not anticipated to be required during construction of the project, and the project operation is estimated to consume approximately 733,770 kilo -British thermal units per year. For context, the residential natural gas consumption in 2020 was 302,849,797 kilo -British thermal units for San Diego County (CEC 2020). As such, the project would have a negligible impact on demand for City of Vista and SDG&E. The project would not significantly increase demand for natural gas and would not require the expansion of or construction of natural gas facilities, therefore impacts would be less than significant.
Telecommunication facilities
The project site is currently served by various telecommunication service distributors. Communications systems for telephones, computers, and cable television are serviced by utility providers such as AT&T, Cox, Spectrum and other independent cable companies. The project would include the undergrounding of existing communications along the project boundary along Matagual Drive, impacts of these offsite improvements are analyzed as part of the project within this MND and have been determined to be less than significant.
While the project would introduce additional demand for telecommunication services as it would introduce 34 new single-family residences, no additional infrastructure improvements are proposed beyond the undergrounding of the communication lines. Due to the existing infrastructure served in the surrounding project area, the proposed project would not result in impacts associated with the construction of telecommunications, and impacts are determined to be less than significant. b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? The project site is within the Vista Irrigation District (VID) service area. The Vista Irrigation District 2020 Urban Water Management Plan (UWMP) analyzes the water demand and water supply for 2020 to 2045.
The 2020 UWMP analysis is based off of projected growth rates from the SANDAG Series 14 Regional Growth Forecast which analyzes planned population and employment growth for the region. Total potable water use in 2020 was estimated to be 16,416 million gallons (MG) (7,614 million gallons for single family use) and is projected to increase to 21,728 MG (10,083 MG of single family) by 2045. The projected water supplies for the district are expected to match the projected demand for a normal, dry, and multiple dry year water years (VID 2020). As described in Section 3.14, Population and Housing, SANDAG projects that the population of the City of Vista would grow by 486 residents per year, and the 111 residents that would be within the projected growth for the City of Vista (SANDAG 2011).
The project would include the replacement of an existing church, and a single-family residence with 34 single-family residences. The project site is surrounded by existing development and therefore the project would be able to connectto existing water lines. Water use during construction is expected to be temporary and minimal. Project operation would increase the number of single-family residences on the site from 1 to
34. While this would increase the water demand on site, the project would be required to comply with current Building Code, all buildings would be equipped with fire sprinklers and water conservation features such as water efficient faucets and shower heads and high-performance toilets.
In conclusion, the project would be able to connect to existing pipelines, the increase in water usage from the project is expected to be met by VID Water during normal, and dry years, and therefore the project 14613 74
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION would not require the construction of new facilities to supply water to the area and impacts would be less than significant.
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
As described above, the Buena Vista Sanitation District (BVSD) sewer system serves the project area.
The project would connect to existing sewer lines within the BVSD. The project applicant would be required to obtain a will serve letter from the BVSD. The will serve letter would ensure that BVSD would be able to adequately serve the project site and therefore impacts to wastewater facilities would be less than significant.
d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Construction of the project would result in the generation of solid waste such as scrap lumber, concrete, residual wastes, packing materials, plastics, and demolition material from the demolition of the existing church and single-family residence. Required by Municipal Code Section 13.17.020, the applicant would be required to submit a Waste Management Plan for the construction and demolition waste generated by the project (City of Vista 2022c).
Operation of the project would represent an increase in intensity of uses and generation of solid waste on the project site compared to existing conditions. Solid waste generated by the project would be serviced by EDCO, and solid waste would then be transferred to Sycamore Landfill. According to CalRecycle, the facility has a daily permitted capacity of 5,000 tons per day for solid waste. As of December 2016, the remaining capacity of Sycamore Sanitary Landfill is 113,972,673 cubic yards, with an anticipated closure date of 2042. Further, four other landfills in the County accept municipal solid waste, including Borrego Landfill, Miramar Landfill, Otay Landfill, and Romona Landfill. The anticipated operational solid waste generation from the project was estimated using CalRecycle's Estimated Solid Waste Generation Rates (CalRecycle 2019). It is estimated that the project (34 units) would generate approximately 415.82 pounds of solid waste per day (12.23 pounds per household). This does not consider any waste diversion through recycling.
According to CalRecycle, the City of Vista has a disposal rate of 5.3 pounds per person per day. The most recent data from CalRecycle identifies the annual per capita disposal rate is 4.9 pounds per person per day (CalRecycle 2020).
The project would be required to comply with applicable state and local regulations related to solid waste, waste diversion and recycling at the time of development. Implementation of the project is not expected to generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals, and impacts related to solid waste is determined to be less than significant.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
As described above, the project would be required to comply with all federal, state, and local statues and regulations related to solid waste, diversion of waste, and recycling. All solid waste facilities, including 14613 75
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION landfills, require solid waste facility permits to operate. In San Diego County, Public Resources Code (Sections 44001-44018) and California Code of Regulations Title 27, Division 2, Subdivision 1, Chapter 4 (Section 21440 et seq.) authorizes the County Department of Environmental Health, Local Enforcement Agency to issue solid waste facility permits. Sycamore Sanitary Landfill is a permitted facility and EDCO is a licensed hauler. For these reasons, and the reasons stated above, impacts related to solid waste as a result of project implementation would be less than significant.
3.20 Wildfire
XX. WILDFIRE - If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation
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®
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plan?
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and
thereby expose project occupants to,
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pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of
associated infrastructure (such as roads,
fuel breaks, emergency water sources,
power lines or other utilities) that may
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®
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exacerbate fire risk or that may result in
temporary or ongoing impacts to the
environment?
d) Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
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®
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post -fire slope instability, or drainage
changes?
a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan? As described in Section 3.9, Hazards and Hazardous Materials, the City does not have an adopted emergency response plan or emergency evacuation plan, however, the City is a participating jurisdiction in San Diego County Operational Area Emergency Operations Plan which provides a planned response to disasters within the operational area (County of San Diego 2022). The project would conform with the standards set forth in the Operation Area Emergency Operations Plan. Additionally, as required under the California Fire Code, the project would be required to present development plans which afford fire and emergency responders suitable fire access roads dimensions and surfaces (Chapter 5, §503.1 through §503.4 of the California Fire Code), an adequate number of emergency rated entrances to the community (Appendix D, Sedction D106 of the California Fire Code). The proposed points of entry and private driveways 14613 76
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION will be reviewed by VFD and would be required to meet the qualifications for emergency access to and from the project site.
Implementation of the project is not expected to impact any roadway or staging areas that are identified in any emergency planning documents and would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan and impacts would less than significant. b) Due to slope, prevailing winds, and other factors, would the project exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? The project site is located in a heavily urbanized area and is not within a high fire hazard severity zone (HFHSZ) (CALFIRE 2022). The project site is located in the center of the City of Vista, which is heavily urbanized. The San Diego region is susceptible to droughts, and prevailing winds, all which increase the risk of wildfires but due to the heavily developed nature of the project site and the surrounding area, the wildfire risk at the site is considered low. Additionally, the project components would be built to the most recent fire code standards. Impacts would less than significant. c) Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? As described above, the project site is located within a heavily urbanized area and represents a low wildfire risk. The project would redevelop the project site to include 34 new homes, an internal roadway, amenities and offsite improvements. Offsite improvements would include the connection to existing water and sewer lines and the undergrounding of existing powerlines and communication lines. The undergrounding of the existing power and communication lines would reduce the fire risk in the area by removing a potential source of ignition and potential source of fuel. Maintenance of associated infrastructure surrounding the site would be similar to maintenance of the surrounding area. Additionally, as described above, the project is located within a highly developed area with low fire risk. The project would not exacerbate fire risk due to the introduction of new infrastructure or require maintenance of infrastructure that would exacerbate fire risk and impacts would be less than significant.
d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? The project would introduce 34 new homes to the project site. The project site is generally flat and does not contain steep slopes. The project site is surrounded by existing development with low fire risk. As described in Section 3.7, Geology and Soils, no evidence of landslide or slope instabilities were at the project site. and no landslides were mapped in the general vicinity of the project site. Additionally, as described in Section 3.10, Hydrology, drainage changes from the project site would not result in flooding on the project site with the inclusion of onsite drainages and a Rtank storage tank. Therefore, the project would not expose people or structures to significant risk of flooding or landslides and impacts would be less than significant.
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3.21 Mandatory Findings of Significance
XXI. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a
❑
®
❑
❑
plant or animal community, substantially
reduce the number or restrict the range of a
rare or endangered plant or animal or
eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
❑
❑
®
❑
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects.)
c) Does the project have environmental effects
which will cause substantial adverse effects
❑
❑
®
❑
on human beings, either directly or
indirectly?
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
As described in Section 3.4, Biological Resources, the project site consists of non-native grassland and urban/developed area, neither of which are considered a sensitive vegetation community. No special - status plant or wildlife species were detected within the study area during the general biological survey.
Furthermore, No federally or state -listed as endangered plant or wildlife species have potential to occur in the study area and all non -listed special -status species were determined to either have low potential or were not expected to occur within the study area. As concluded in Section 3.4, the project would result in less than significant impacts related to biological resources.
Additionally, as discussed in Section 3.5, Cultural Resources, and Section 3.18, Tribal Cultural Resources, there is potential for unanticipated discovery of Cultural or Tribal Cultural Resources. Impacts to 14613 78
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION archaeological and tribal cultural resources would be less than significant with the incorporation of MM-CUL-1 through MM-CUL-5 (Refer to Section 3.5, Cultural Resources). b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) As addressed throughout this document, the project would have either no impact, a less -than -significant impact, or a less -than -significant impact with mitigation incorporated with respect to all environmental impact areas. Cumulative impacts of several resource areas have been addressed in individual resource sections, including Section 3.3 Air Quality, and Section 3.8, Greenhouse Gas Emissions, and concluded that cumulative impacts would be less than significant.
Given the nature of the project, potential cumulative impacts could occur during the temporary construction work if other nearby projects occur in the same timeframe. However, given the small scale of the proposed project, the potential for the project to contribute to a cumulative impact when combined with other past, present, and reasonably foreseeable projects is unlikely. Additionally, as described under Section 3.17, project operation would generate approximately 340 ADT during operations, and in turn, would generate minimal criteria air pollutant emissions, greenhouse gas emissions, and noise. In many instances site -specific conditions and features on the project site would not combine to create cumulative impacts with other projects occurring elsewhere in the City.
Therefore, the project would not have the potential to contribute to an existing cumulative impact.
Moreover, no other resource area analyzed as part of this MND, would substantially increase when construction or operation of the proposed project is considered in combination with cumulative projects identified in the vicinity. Therefore, operational impacts associated with these combined projects would be negligible.
Furthermore, the proposed project, as with potential cumulative projects, would incorporate mitigation measures to reduce impacts and would be required to comply with applicable City and state plans and policies.
Other resource areas including Aesthetics; Agricultural and Forestry Resources; Biological Resources, Energy; Hazards and Hazardous Materials; Hydrology and Water Quality; Land Use and Planning; Mineral Resources; Population and Housing; Public Services; Recreation; Transportation; Utilities and Services Systems; and Wildfire, were determined to have a less than significant or no impact relative to existing conditions; thus, the project would not contribute to cumulative impacts related to these environmental topics. Other issue areas (Cultural Resources, Geology and Soils, and Tribal Cultural Resources) are, by their nature, project- and/or site -specific, and impacts at one location do not add to impacts at other locations or create additive impacts.
For all resource areas analyzed, project impacts would be reduced to less -than -significant or less -than significant with mitigation included levels, which would, in turn, reduce the potential for these impacts to be considered an additive to an existing cumulative impact. For these reasons, impacts would less than significant. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
As evaluated throughout this document, with the incorporation of mitigation, potential environmental impacts associated with the project would be reduced to less -than -significant levels. Therefore, with mitigation incorporated, the project would not directly or indirectly cause substantial adverse effects on human beings, and impacts would be less than significant. 14613 79
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INTENTIONALLY LEFT BLANK
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4 References and Preparers
4.1 References Cited
ALUC (Airport Land Use Commission). 2010. Oceanside Municipal Airport Land Use Compatibility Plan.Approved December 20, 2010. Available: https://www.san.org/Airport-Projects/Land-Use-Compatibility# 7121296-a I ucps
ALUC. 2011. McClellan -Palomar Airport Land Use Compatibility Plan. Approved December 1, 2011. Available:
https://www.san.org/Airport-Projects/Land-Use-Compatibi I ity#7121296-alucps BSD (Buena Service District). 2022. About Us. Accessed October 2022. Available:
https://www.cityofvista.com/home/showpublisheddocument/6685/636065207117830000 / Cal EPA (California Environmental Protection Agency). 2022. Sites Identified with Waste Constituents Above Hazardous Waste Levels Outside of the Waste Management Unit. Accessed September 7, 2022. https://calepa.ca.gov/wp-content/uploads/sites/6/2016/10/SiteCleanup-CorteseList-CurrentList.pdf CALFIRE. 2022. FRAP FHSZ Viewer. Accessed April 26, 2022. https://egis.fire.ca.gov/FHSZ/ Calflora. 2022. "Calflora: Information on Wild California Plants." Online database. Berkeley, California. http://www.calflora.org .
CalRecycle (California Department of Resources Recycling and Recovery). 2019. "Estimated Solid Waste Generation Rates." Accessed October 2022. https://www2.calrecycle.ca.gov/WasteCharacterization/ General/Rates.
CalRecycle. 2020. Jurisdiction Diversion/Disposal Rate Summary (2007 - Current): Vista. Accessed May 31, 2022. https://www2.caIrecycle.ca.gov/LGCentral/DiversionProgram/ Jurisdiction DiversionPost2006
Caltrans (California Department of Transportation). 2013 Technical Noise Supplement to the Traffic Noise Analysis Protocol. September.
Caltrans. 2019. "California State Scenic Highway System Map" [mapping database]. Accessed October 2022. https://caltrans.maps.arcgis.com/apps/webappviewer/index.htm I?id=465dfd3d8O7c46cc8e8O57116flaacaa.
CAPCOA (California Air Pollution Control Officers Association). 2008. CEQA & Climate Change: Evaluating and Addressing Greenhouse Gas Emissions from Projects Subject to the California Environmental Quality Act.
Accessed August 2022.
CAPCOA. 2021. California Emissions Estimator Model (CaIEEMod) User's Guide Version 2020.4.0. Accessed July 2022.
CARB (California Air Resources Board). 2005. Air Quality and Land Use Handbook: A Community Health Perspective. Available: https://www.arb.ca.gov/ch/handbook.pdf . Accessed July 2022. 14613 81
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION CARB. 2017. California's 2017 Climate Change Scoping Plan. Available: https://www.arb.ca.gov/cc/scopingplan/ scoping_plan_2017.pdf. Accessed July 2022.
CARB. 2021. EMFAC: Emissions Inventory. Available: EMFAC (ca.gov). Accessed July 2022.
CARB. 2022. EMFAC2021 v1.0.1. Accessed 2022. https://arb.ca.gov/emfac/ .
Carlsbad Watershed Management Area Responsible Agencies. 2018. Final Carlsbad Water Quality Improvement Plan (May 2018 Update).
Carrier. 2012. CA16NA 018-061 Single -Stage Air Conditioner w/ Puron Refrigerant. Catalog No: CA16NA-06PD. https://resou rce.ca rrierenterprise.com/is/content/Watscocom/ca rrier_ca l6naO360Og_a rticle_ 1404816 230548_en_ss?_ga=2.123164302.489492439.1570570581-792571132.1570570581 CEC (California Energy Commission). 2020. California Energy Consumption Database. Available: Energy Consumption Database (ca.gov). Accessed August 2022.
CDFW (California Department of Fish and Wildlife). 2022. "CNDDB Maps and Data." California Natural Diversity Database. RareFind, Version 5. (Commercial Subscription). Sacramento: CDFW, Biogeographic Data Branch. https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data .
City of Vista. 2011a. Vista General Plan 2030: Draft Program Environmental Impact Report. 2 vols. SCH no. 2009121028. https://www.cityofvista.com/departments/community-development/permits-forms/ vista-general-plan-2030.
City of Vista. 2011b. City of Vista Design Guidelines Checklist. Accessed October 12, 2022 https://www.cityofvista.com/home/showpu blisheddocument/570/635590952214800000 City of Vista 2011c. City of Vista Development Code Chapter 19.24.
City of Vista. 2012. 2030 General Plan, Chapter 2: Land Use and Community Identity Element. Available: cc 2030 GEN PLAN land use & community identity element - Laserfiche WebLink (cityofvista.com). Accessed August 2022.
City of Vista. 2020. City of Vista Fees. Accessed November 4, 2022. https://www.cityofvista.com/home/ showdocument?id=23092
City of Vista. 2021. Climate Action Plan. Available: 637699911232170000 (cityofvista.com). Accessed July 2022.
City of Vista 2022a. City of Vista Fire Stations. Accessed October 2022. https://www.cityofvista.com/ departments/fire-department/fire-stations
City of Vista 2022b. City of Vista Law Enforcement, Accessed October 2022. https://www.cityofvista.com/ departments/law-enforcement
City of Vista. 2022c. Municipal Code Section 13.17.020. Accessed October 2022.Climate Registry, The. 2021.
The Climate Registry's 2021 Default Emission Factors. May. https://www.theclimateregistry.org/wp- content/u ploads/2021/05/2021-Defa u It-Em ission-Factor-Docu ment. pdf. 14613 82
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION CNPS (California Native Plant Society). 2022. A Manual of California Vegetation Online. https://vegetation.cnps.org/ .
County of San Diego. 2003. Final MHCP Plan, Volume 1. Multiple Habitat Conservation Program_ Accessed August 2022. sandag.org.
County of San Diego. 2005. San Diego County Integrated Waste Management Plan Countywide Siting Element: 2005 5-Year Revision Final. Prepared by the Department of Public Works, Solid Waste Planning and Recycling.
County of San Diego. 2007. Guidelines for Determining Significance and Report Format Content Requirements:
Air Quality. Accessed July 2022. http://www.sandiegocounty.gov/content/dam/sdc/pds/ProjectPlanning/ docs/AQ-Guidelines.pdf.
County of San Diego. 2009a. Air Quality Technical Report for the San Diego County General Plan Update.
Available: https://www.sandiegocounty.gov/content/dam/sdc/pds/gpupdate/docs/BOS_Aug2011/ EIR/Appn_B_Air.pdf. Accessed July 2022.
County of San Diego. 2009b. Guidelines for Determining Significance: Paleontological Resources. San Diego, California: County of San Diego Land Use and Environment Group, Department of Planning and Land Use, Department of Public Works. Approved March 19, 2007, modified January 15, 2009.
County of San Diego. 2011. San Diego County General Plan: A Plan for Growth, Conservation, and Sustainability.
August 2011.
County of San Diego. 2018. San Diego County Emergency Operations Plan. Accessed October 12, 2022.
Available: https://www.sandiegocounty.gov/content/dam/sdc/oes/emergency_management/plans/op- area-plan/2018/2018-EOP-Basic-Plan. pdf#:-:text=The%20San%20Diego%20Cou my%200perational% 20Area%20Emergency%200perations, natura 1%20disasters%2C%20technologica 1%20incidents%2C%20t errorism%2C%20and%20nuclear-related%20incidents.
County of San Diego Health and Human Services Agency. 2021. Epidemiology and Immunization Services Branch:
Monthly Communicable Disease Report. Available: Monthly Communicable Disease Report (sand iegocounty.gov). Accessed August 2022.
DOC (California Department of Conservation). 2016. California Important Farmland Finder. Accessed August 29, 2022. https://maps.conservation.ca.gov/DLRP/CIFF/ .
DOC. 2017. Updated Mineral Land Classification Map for Portland Cement Concrete -Grade Aggregate in the Wester San Diego County Production- Consumption Region, California. Lawrence L. Busch and Russell V. Miller.
DOF (California Department of Finance). 2021. E-5 Population and Housing Estimates for Cities, Counties and the State - May 2021. Accessed October 12, 2022.
DOT (U.S. Department of Transportation). 2006. FHWA Roadway Construction Noise Model: User's Guide. Final Report. FHWA-HEP-06-015. DOT-VNTSC-FHWA-06-02. Cambridge, Massachusetts: DOT, Research and Innovative Technology Administration. August 2006.
DTSC (Department of Toxic Substance Control). 2022. Envirostar. Accessed September 7, 2022. https://www.envi rostor.dtsc.ca.gov/pu bl is/ma p/?globa I_id=38330005 14613 83
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION EIA (U.S. Energy Information Administration). 2017. "Table F15: Total Petroleum Consumption Estimates, 2015." Available: https://www.eia.gov/state/seds/data.php?incfile=/state/seds/sep_fuel/html/ fuel_use_pa.html&sid=US&sid=CA. Accessed August 2022.
FEMA (Federal Emergency Management Agency). 2021 FEMA's National Flood Hazard Layer. Accessed October 12, 2022. Available: https://hazards-fema.maps.arcgis.com/apps/webappviewer/ index.html?id=8bOadb51996444d4879338b5529aa9cd
FHWA (Federal Highway Administration). 2004. FHWA Traffic Noise Model Version 2.5.
FHWA. 2008. Roadway Construction Noise Model (RCNM), Software Version 1.1. U.S. Department of Transportation, Research and Innovative Technology Administration, John A. Volpe National Transportation Systems Center, Environmental Measurement and Modeling Division. Washington, D.C.
December 8, 2008.
IPCC (Intergovernmental Panel on Climate Change). 2007. "Summary for Policymakers." In Climate Change 2007:
The Physical Science Basis, edited by S. Solomon, D. Qin, M. Manning, Z. Chen, M. Marquis, K.B. Averyt, M. Tignor, and H.L. Miller, 1-18. A report of Working Group I of the IPCC. New York, New York: Cambridge University Press. Available: http://www.ipcc.ch/pdf/assessment-report/ar4/wgl/ar4-wgl-spm.pdf .
Accessed August 2022.
Kennedy, M.P., S.S. Tan, K.R. Bovard, R.M. Alvarez, M.J. Watson, and C.I. Gutierrez. 2007. Geologic map of the Oceanside 30x6O-minute quadrangle, California: California Geological Survey, Regional Geologic Map No. 2, scale 1:100,000.
Linscott, Law & Greenspan. 2022. Local Transportation Assessment: TTLC Vista Melrose, LLC Project. Accessed August 2022.
Oberbauer, T., M. Kelly, and J. Buegge. 2008. Draft Vegetation Communities of San Diego County. March 2008.
Accessed September 12, 2012. http://www.sdcanyonlands.orwpdfs/veg_comm_sdcounty_2008_ doc.pdf.San Diego County Sheriff's Department. 2022. "Directory." Accessed October 2022. https://www.sdsheriff.gov/Home/Components/FacilityDirectory/FacilityDirectory/46/34 .
SANDAG (San Diego County of Governments). 2011. Fast Facts: Vista. Available: https://www.sandag.org/resources/ demographics _and_other_data/demographics/fastfacts/vist.htm. Accessed August 2022.
SANDAG. 2022. Data Surfer. Accessed October 2022. https://datasurfer.sandag.org/ .
SCAQMD. 2003. 2003 Air Quality Management Plan. Available: https://www.agmd.gov/home/air-quality/ clean-air-plans/air-quality-mgt-plan/2003-aqmp. Accessed July 2022.
SDAPCD. 2009. Rules and Regulations. Regulation IV. Prohibitions. Rule 55. Fugitive Dust. Adopted June 24, 2009; effective December 24, 2009. Available: http://www.sdapcd.org/content/dam/ sdc/apcd/PDF/Rules_and_Regulations/Prohibitions/APCD_R55.pdf. Accessed July 2022.
SDAPCD. 2015. Rules and Regulations. Regulation IV. Prohibitions. Rule 67.0.1. Architectural Coatings. Revised June 24, 2015. Available: http://www.sdapcd.org/content/dam/sdc/apcd/PDF/Rules_and_Regulations/ Prohibitions/APCD_R67-0-1.pdf. Accessed July 2022.
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FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION SDAPCD. 2020.2020 Plan for Attaining the National Ambient Air Quality Standards for Ozone in San Diego County.
Available: 2020 Attainment Plan for Ozone in San Diego County (sdapcd.org). Accessed July 2022.
SVP (Society of Vertebrate Paleontology). 2010. Standard Procedures for the assessment and mitigation of adverse impacts to paleontological resources. Available: https://vertpaleo.org/wp-content/uploads/ 2021/01/SVP_Impact_M itigation_Gu idelines.pdf.
SWRCB (State Water Resource Control Board). 2022a. Geo Tracker. Accessed September 7, 2022. https://geotracker.waterboa rds.ca.gov/search?CM D=search&case_nu m ber=&business_name=&mai n_st reet_name=&city=&zip=&county=&SITE_TYPE=LUFT&oilfield=&STATUS=&BRANCH =&MASTER_BASE=&S earch=Search
SWRCB. 2022b. List of "active" CDO and CAO from Water Board. Accessed September 7, 2022.
USDA (U.S. Department of Agriculture). 2022. Natural Resources Conservation Service, Web Soil Survey.
Accessed October 2022. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx .
USFWS (U.S. Fish and Wildlife Service). 2022. Critical Habitat and Occurrence Data [digital GIS data]. ArcGIS.
Accessed August 2021. http://fws.maps.arcgis.com/home/webmap/viewer.html?webmap= 9d8de5e265ad4fe09893cf75b8dbfb77.Warren, C.N. 1964. "Cultural Change and Continuity on the San Diego Coast." Unpublished PhD dissertation; University of California, Los Angeles.
VID (Vista Irrigation District). 2020. Vista Irrigation District 2020 Urban Water Management Plan. Accessed October 12, 2022. Available: https://www.vidwater.org/files/beb86699a/VID+2020+UWMP.pdf VID. 2022a. Vista Irrigation District: Our Water. Accessed October 12, 2022. Available: https://www.vidwater.org/ our -water
VID. 2022b. Vista Irrigation District: Service Area. Accessed October 12, 2022. Available: https://www.vidwater.org/ service -area
VUSD (Vista Unified School District). 2022a. At A Glance. Accessed October 12, 2022. Available:
https://www.vistausd.org/our— schools/vusd_at—a_glance
VUSD. 2022b. Facilities. Accessed October 12, 2022. Available: https://www.vistausd.org/departments/ business—services/facilities
Wilson and Company. 2009. Traffic and Circulation Assessment: County of San Diego General Plan Update.
Available: https://www.sandiegocounty.gov/content/dam/sdc/pds/gpupdate/docs/BOS_Aug2011/ EIR/Appn_G_Traffic.pdf. Accessed July 2022.
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4.2 List of Preparers
City of Vista
John Conley, AICP, Director of Community Development and Engineering, City of Vista Michael Ressler, Principal Planner, City of Vista Planning Division Husam Hasenin, P.E., T.E., Principal Engineer, City of Vista Traffic Engineering Raffi Mangassarian, Associate Planner, City of Vista Planning Division Dudek
Shawn Shamlou, AICP, Principal
Erin Lucett, Environmental Planner
Paul Caligiuri, CADD Specialist
Keshia Montifolca, M.A., Archaeologist
Makayla Murillo, B.A, Archaeologist
Shane Russett, Air Quality Specialist
Allison Lyons, MSHP, Senior Architectural Historian
Nicole Frank, MSHP, Architectural Historian
Cait Greeley, MA, Architectural Historian
Tommy Mioloo, Biologist
Dylan Ayers, Biologist
Olana Chow, GIS Specialist
Mark Storm, Environmental Acoustician
Ashley Vu, Environmental Acoustician
Steve Taffolla, Publications Specialist
Pasco Laret Suiter & Associated, Inc
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11 D
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INTENTIONALLY LEFT BLANK
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+s
kill I-
� M
I
SOURCE: RRM Design Group 2023
DUDEK
SITE PLAN LANDSCAPE KEY
OPARKWAY
PLANTING
(LOW, DROUGHT TOLERANT GROUNDCOVER)
OSIDEWALK
OENTRY
DRIVE
®
HABITAT AND HERITAGE GARDEN
O40'
DIA PLAY AREA WITH STRUCTURE AND LOW SEAT WALLS/
RETAINING WALLS. PLAY AREA TO BE ACCESSIBLE WITH ENTRY
RAMP, FIBAR SURFACING, AND ACCESSIBLE EQUIPMENT
(per 11 b-1008 of the 2019 CBC)
©
SHORT TREE BUFFER
1� �]
RECREATION LAWN
®20'-0"
WIDE SEWER EASEMENT, UNOBSTRUCTED. PATH DOUBLES
AS ALL-WEATHER 6' WIDE ACCESS ROAD TO MANHOLE.
OSEATING
AREA W ITH ACCESSIBLE SEATING
(per 11-b division 9 of the 2019 CBC)
1Q
CONCRETEWALKWAY
11 LAWN AND DOG RUN OVER UNDERGROUND WATER CISTERN
LANDSCAPE CALCULATIONS
SEE COVER SHEET FOR SITE CALCULATIONS.
DUPLICATED BELOW FOR REFERENCE
SITE DATA
AREA (SO. FT.)
DWELLING
UNITS
COMMON OPEN SPACE
coVE %
2EDRM
-
PROVIDED REWIRED
LOT:
YeTm
1001E
3SDRM
I1.OB25F I S.—
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12 PRIVATE OPEN SPACE
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REWIRED
LWDSCAPE.
1.1.110
—
TOTAL WITS
N
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D
15ME—DP
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SETBACKS
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-
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1WAY 12'MIN
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L. SIDES SPE— WA
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SLOPE VARIES
R. SIDES ACCES, BDO WA
TREE LEGEND
SYMBOL SPECIES
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GEI.IERA PARVIFLORIFLORA / AUSTRALIAN WILLOW
EVERGREEN ACCENT TREE
RHOS LANCER /AFRICAN SUMAC
DECIDUOUS FLOWERING TREE
CHILOPSG LIN EARLS / DESERT WILLOW
SEWER NOTES:
PROVIDE ROOT BARRIER WHERE TREES ARE WITHIN 10' OF
SEWER EASEMENT. TREES SELECTED DO NOT HAVE INVA-
SIVE ROOTSYSTEMS. NO OBSTRUCTIONS fTREES, SHRUBS,
OR FENCE) TO OCCUR IN PUBLIC SEWER EASEMENT
V 40' 80' 120, 100' "
SCALE I"=40' NORTH
FIGURE 2
Project Site
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 90
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x�
k
- - Breeze Vill
lam'
.1111—
—Ask _
O Project Site
0 Parcel Boundary
Existing Land Use
Civic Activity
Neighborhood Commercial
Commercial Office
Low Density Residential
Medium Low Density Residential
Mixed Use
L Parks and Recreation
APN: 16628060
APN:16628018
SOURCE: Bing Imagery 2021, City of Vista 2022, Open Street Map FIGURE 3-A D U D E K © ° 85 10 Feet Existing Land Use
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
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I
EJ
APN: 16628060
O Project Site
Parcel Boundary
Existing Zoning
. CIVIC Activity
Commercial
Estates Residential
Mixed Use
Office Professional
lk Open Space
Single -Family Residential
SOURCE: Bing Imagery 2021, City of Vista 2022, Open Street Map D U D E K© 0 85 1�0Feet
APN: 16628061 1 +
APN: 16628018
wE�_J
Ar
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FIGURE 3-B
Existing Zoning
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
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CITY OF VISTA MAY 2023
APN: 16628060
O Project Site
0 Parcel Boundary
Proposed Land Use
Civic Activity
Neighborhood Commercial
Commercial Office
Low Density Residential
Medium Low Density Residential
` Mixed Use
Parks and Recreation
SOURCE: Bing Imagery 2021, City of Vista 2022, Open Street Map D U D E K© 0 85 1�0Feet
APN:16628018
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FIGURE 4-A
Proposed Land Use
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 96
CITY OF VISTA MAY 2023
I
EJ
APN: 16628060
O Project Site
0 Parcel Boundary
Proposed Zoning
. CIVIC Activity
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lk Open Space
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SOURCE: Bing Imagery 2021, City of Vista 2022, Open Street Map D U D E K© 0 85 1�0Feet
APN: 1662 O66"1
APN: 16628018
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FIGURE 4-B
Proposed Zoning
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 98
CITY OF VISTA MAY 2023
SOURCE: Dudek 2022 FIGURE 5-A
D U D E IC Visual Simulation
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 100
CITY OF VISTA MAY 2023
SOURCE: Dudek 2022
DUDEK
FIGURE 5-B
Visual Simulation
Vista Melrose
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 102
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 104
CITY OF VISTA MAY 2023
FINAL VISTA MELROSE RESIDENTIAL PROJECT / MITIGATED NEGATIVE DECLARATION
INTENTIONALLY LEFT BLANK
14613 106
CITY OF VISTA MAY 2023
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Appendix A
Air Quality and Greenhouse Gas Technical Reports
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Start Date
End Date
Maximum Unmitigated ROG + NOX (tons/quarter)
Maximum Mitigated ROG + NOX (tons/quarter)
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3.1 Mitigation Measures Construction
3.2 Demolition - 2024
Unmitigated Construction On -Site
■ INNU■ITi�F
■ ■■
W
■ ■■
■ ■m
n■■n
■ ■m
■ ■m ■m■w■ ■■■ ■ ■M
■ ■ ■ ■■ M
IIIWNN0711170700pop
m mr MVW IW nr
■■ m■ ■ ■n ----
■m■■■
■m■■■
■m■■■ ■m■■■■m■■ ■m■■■
■m■■■■m■■ ■m■■■ ■m■■■ ■m■■■
■m■■■ ■m■■■ ■m■■■
■ nmr ■■. ■m■■■ unu■ ■m■■■ ■m■■■■mu
-
■mu■
■m■u - ■m■■■■m■■
■m■■■■m■■ ■m■■■ ■■m■■■ ■unu■
unuum■■ ■m■■■ ■■m■■■
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■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0236 1 0.2192 1 0.2069 14.10OOe-004 0.0218 1 0.0101 1 0.0319 13.30OOe-003 9.3700e-003 0.0127 0.0000 1 35.6959 1 35.6959 19.99OOe-003 0.0000 1 35.9455 Unmitigated Construction Off -Site
R00
N -1 ❑0❑
FDEJCrID
OM00
Em00m
DM00
OMmT®
FDdGID
DMD®
I Em00m
DMD®
I DM®TD® Di00000
Noi00000
T®0❑
❑0❑ N00
❑000
I O'O
Un o0t MT F
❑ DOGiI ❑
®EIETIE]
® ®00 ❑®DODO®
17®0®00
C®0®00
C®0®00
077ODO®00
0®DODO®00
0®DODO®00 0®000
0®000
0®000
0®00®00 0®DODO®
0®000
FFmFU
❑OidO-
®
®00 ®00
❑®DODO®
®0100
®0100
®0100
0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000
❑®000
®00 ❑®DODO®
0®000
❑ O'm
if
=1_17C
C='C7➢00 ���00
❑®DODO®
C®0®00
C®0®00
C®0®00
0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000 _ _ ^ ^ OCm00 071111®
07000
Total
7.000Oe-
004
0.0156
1 7.8800e-003
8.000Oe-005
3.3400e-003
1.3000e-004
3.4600e-003
9.1000e-004
1.3000e-004
1.0300e-003
0.0000
1 7.7551
1 7.7551
13.70OOe-00411.09OOe-0031
8.0879
Mitigated Construction On -Site
■ ■m■■ ■ � � m mr nr
■■ nn . ■n ---- ■m■■■
m■■■
n■■■
■m■■■■m■■
■m■■■
■m■■■■m■■ ■m■■■
■m■■■
n ■
■m■
■m■■■
■m■■■
■ nul� ■.. ■m■■■ unu■ ■m■■■ ■m■■■■mu -
■mu■
■m■u
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■m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
■unu■
unuum■■
■m■■■
■■m■■■
❑❑[EEM❑d ❑adI:h❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0236 1 0.2192 1 0.2069 4.1000e-004 0.0218 1 0.0101 1 0.0319 3.3000e-003 9.3700e-003 0.0127 0.0000 1 35.6958 1 35.6958 9.9900e-003 0.0000 1 35.9455 Mitigated Construction Off -Site
R0O
N ❑0❑
FDEJI FF
OM00
Em00m
DM00
OMmT®
FDdGID
DMD®
I Em00m
DIV!
I DM®TD® DiO0000
Noi00000
T®0❑
❑0❑ N00
❑000
I O'O
UnI t MTF
❑ DOGiI ❑
®EIETIE]
® ®00 ❑®DODO®
❑®®0®00
C®0®00
C®0®00
0®DODO®00
0®DODO®00
0®DODO®00 0®000
0®000
0®000
0®00®00 0®DODO®
0®000
Fm
❑OidO-
®
®00 ®00
❑®DODO®
®0®00
®0®00
®0®00
0®DODO®00
0®DODO®00
0®DODO®00
[]Ell[][][][]Ell[][][]❑®000
®00 ❑®DODO®
[]Ell[][][]
El O'm
=1_17C
C�'C7➢00 ���00
❑®DODO®
C®0®00
C®0®00
C®0®00
0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000 _ _ ^ ^ OCm00 0®DODO®
0®000
Total
7.00OOe-
004
0.0156
1 7.8800e-003
8.00OOe-005
3.3400e-003
1.3000e-004
3.4600e-003
9.1000e-004
1.3000e-004
1.0300e-003
0.0000
7.7551
1 7.7551
13.70OOe-00411.09OOe-0031
8.0879
3.3 Site Preparation - 2024
Unmitigated Construction On -Site
� ®��T �®
n■■n
■ ■■
■ ■■ un■
■■ nn
■ ■m
n■■n
■ ■m
■ ■m ■m■ ■ ■■■ ■ ■
■ ■■■ ■ ■
■mn ■ ■
■ ■ ■
■■
■ ■ ■■
■ ■m■■ ■ IW m mr nr
■■ nn ■ ■n ---- ■m■■■
m■■■
■m■■■
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■m■■■■m■■
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■■m■■■
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■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0133 1 0.1359 1 0.0917 1.9000e-004 0.0983 6.1500e-003 0.1044 1 0.0505 5.6600e-003 0.0562 0.0000 1 16.7285 1 16.7285 5.4100e-003 0.0000 1 16.8638 Unmitigated Construction Off -Site
R0O
N
❑0❑
FOEJCrID
OM00
Em00m
OM00
OMmT®
FOdGID
❑M0®
Em00m
DIV!
OM®TO® 000000
NOi00000
T®0❑
110❑ N00 ❑000
I O'O
Un
O0' MT F
ElETIM El
0®000
®
❑®000
®
0®000
❑®®
E]®=
0®=
0®000
0®000
0®000
0®000
[=TT]
0® 0®000
❑7TIE
❑OidO-
®
FM
®00
®00
®
®0®00
®0®00
®0®00
0®0000®00
0®0000®00
0®0000®00
[]Ell[][][][]Ell[][][]0®000
®00 0®0000®
[]Ell[][][]
LEl O'O7
=7-1110
®00
®00
❑®DODO®
®0®00
0®000
®0®00
0 ETITIM00
❑®000
❑®DODO®00
❑®000
❑®000 _ _ ^ ^J0Cm00 0®DODO®
❑®000
Total
2.5000e-
004
1 1.0300e-003
2.2300e-003
1.00OOe-005
8.5000e-004
1.00OOe-005
8.7000e-004
2.3000e-004
1.00OOe-005
2.4000e-004
0.0000
0.9467
1 0.9467
13.00OOe-00517.00OOe-0051
0.9689
Mitigated Construction On -Site
■ ■m■■ ■ � � m mr nr
■■ nn . ■n ---- ■m■■■
m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■
■m■■■
n ■
■m■
■m■■■
■m■■■
■ nul� ■.. ■m■■■ unu■ ■m■■■ ■m■■■■mu -
■mn■■m■■
■mn■■m■■
-
■m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
■unu■
unuum■■
■m■■■
■■m■■■
❑❑[EEM❑d ❑adI:h❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0133 1 0.1359 1 0.0917 1.9000e-004 0.0983 6.1500e-003 0.1044 1 0.0505 5.6500e-003 0.0562 0.0000 1 16.7285 1 16.7285 5.4100e-003 0.0000 1 16.8638 Mitigated Construction Off -Site
R0O
N
❑0❑
FOEJI FF
OM00
Em00m
OM00
OMmT®
FOdGID
❑M0®
I Em00m
DIV!
I OM®T0® 000000
NOi00000
T®0❑
❑0❑ N00 ❑000
I O'O
Un
O0' MT F
ElETIM El
0®000
OIIIID
❑®000
OIIIID
0®000
❑®®
E]®=
0®=
0®000
0®000
0®000
0®000
[=TT]
0® 0®000
❑7TIE
❑OidO-
®
FM
®00
®00
®
®0®00
®0®00
®0®00
0®0000®00
0®0000®00
0®0000®00
0®000
0®000
0111000
®00 0®0000®
0®000
I
❑ O'O7
=7-1110
®00
®00
❑®DODO
07100
0®000
0®00
0 ETITIM00
❑®000
❑®DODO®00
❑®000
❑®000 _ _ ^ ^J0Cm00 0®DODO®
❑®000
Total
2.5000e-
004
1.0300e-003
2.2300e-003
1.00OOe-005
8.5000e-004
1.00OOe-005
8.7000e-004
2.3000e-004
1.00OOe-005
2.4000e-004
0.0000
0.9467
1 0.9467
13.00OOe-00517.00OOe-0051
0.9689
3.4 Grading - 2024
Unmitigated Construction On -Site
� ®��T �®
n■■n
■ ■■
■ ■■ un■
■■ nn
■ ■m
n■■n
■ ■m
■ ■m ■m■ ■ ■■■ ■ ■
■ ■■■ ■ ■
■mn ■ ■
■ ■ ■
■■
■ ■ ■■
■ ■m■■ ■ IW m mr nr
■■ nn ■ ■n ---- ■m■■■
m■■■
n■■■
■
m■■■ ■m■■■
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■m■■■
n
■m■■■
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■ nul� ■■. ■m■■■ unu■ ■m■■■ ■m■■■■mu -
■mu■
■m■u
■m■■■
■m■■■ ■m■■■
■■■m■■■
uunu■
unu■
■m■■■
■■■m■■■
❑❑[EEM❑d ❑adI:h❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0782 1 0.8363 1 0.5964 11.4200e-003 0.2691 1 0.0328 1 0.3019 1 0.1169 1 0.0302 1 0.1470 1 0.0000 1 124.3608 1 124.3608 1 0.0402 1 0.0000 1 125.3663 Unmitigated Construction Off -Site
R00
N
❑0❑
FDEJCrID
OM00
Em00m
DM00
OMmT®
FDdGID
DMD®
Em00m
DIV!
DM®TD® Di00000
Noi00000
T®0❑
❑0❑
N00
❑000
I O'O
Om o0t MT F
❑ DOGiI ❑
®�E��
Fm
®
0®000
❑®DODO®
®®0®00
C®0®00
C®0®00
0®DODO®00
0®DODO®00
0®DODO®00
0®000
00®000
00®000
0®00®00
0®DODO®
00®000
❑OidO-
C®
FFFI
®00
®00
❑®DODO®
®0®00
®0®00
®0®00
0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000
❑®000
®00
0®DODO®
0®000
❑ O'm
=717C
®00
071000
❑®DODO®
MITT]C®0
C®0®00
C®0®00
0®0000®00
0®DODO®00
0®DODO®00
0®000
0®000 _ _ ^ ^ OCm00
0717171®
0®000
Total
11116-
2.3100e-
003
0.0572
1 0.0270
12.90OOe-004
0.0115
14.70OOe-0041
0.0120
13.14OOe-003
4.5000e-004
3.6100e-003
0.0000
27.9526
1 27.9526
11.3400e-00313.99OOe-0031
29.1731
Mitigated Construction On -Site
■ ■m■■ ■ � � m mr nr
■■ nn . ■n ---- ■m■■■
m■■■
n■■■
■
m■■■ ■m■■■
■m■■■
■m■■■
n
■m■■■
■m■■■
■ nul� ■.. ■m■■■ unu■ ■m■■■ ■m■■■■mu -
■mu■
■m■u
■m■■■
■m■■■ ■m■■■
■■■m■■■
uunu■
unu■
■m■■■
■■■m■■■
❑❑[EEM❑d ❑adI:h❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0782 1 0.8363 1 0.5964 11.4200e-003 0.2691 1 0.0328 1 0.3019 1 0.1169 1 0.0302 1 0.1470 1 0.0000 1 124.3606 1 124.3606 1 0.0402 1 0.0000 1 125.3661 Mitigated Construction Off -Site
R00
N
❑0❑
FDEJI FF
OM00
Em00m
DM00
OMmT®
FDdGID
DMD®
I Em00m
DIV!
I DM®TD® Di00000
Noi00000
T®0❑
❑0❑
N00
❑000
I O'O
Om o0t MT F
ElETIM El®EIE�E
Fm
®
0®000
❑®DODO®
FI®®0®00
C®0®00
MITT]C®0
0®DODO®00
0®0000®00
0®DODO®00
0®000
00®000
[][In[][][]
[In E=00
0®DODO®
00®000
❑OidO-
C®
®00
®00
❑®DODO®
®0®00
®0®00
®0®00
0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000
0111000
®00
0®DODO®
0®000
❑ O'm
=717C
®00
071000
❑®DODO®
C®0®00
C®0®00
C®0®00
0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000 _ _ ^ ^ OCm00
0®DODO®
0®000
Total
2.3100e-
003
0.0572
1 0.0270
12.90OOe-004
0.0115
14.70OOe-0041
0.0120
13.14OOe-003
4.5000e-004
3.6100e-003
0.0000
27.9526
1 27.9526
11.3400e-00313.99OOe-0031
29.1731
3.5 Utilities - 2024
Unmitigated Construction On -Site
� ®��T �®
n■■n
■ ■■
■ ■■ un■
■■ nn
■ ■m
n■■n
■ ■m
■ ■m ■m■ ■ ■■■ ■ ■
■ ■■■ ■ ■
■mn ■ ■
■ ■ ■
■■
■ ■ ■■
■ ■m■■ ■ IW m mr nr
■■ nn ■ ■n ---- ■m■■■
m■■■
■m■■■
■m■■■
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■m■■■ ■m■■■
■m■■■
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■m■■■
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■ nul� ■■. ■m■■■ unu■ ■m■■■ ■m■■■■mu -
■mn■■m■■
■mn■■m■■
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■m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
■unu■
unuum■■
■m■■■
■■m■■■
❑❑[EEM❑d ❑add❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0117 1 0.0912 1 0.2122 1 3.4000e-004 0.0000 14.49OOe-003 4.4900e-003 0.0000 4.1300e-003 4.1300e-003 0.0000 1 29.4992 1 29.4992 19.54OOe-003 0.0000 1 29.7377 Unmitigated Construction Off -Site
R00
N ❑0❑
FOEJCrID
0M00
Em00m
❑M00
OMmT®
FOdGID
❑MO®
Em00m
❑IV!
❑M®TO® A0000❑
NOi0000❑
T®0❑
110❑ N00 ❑000
I O'O
Un
o0t MT F
❑ ETIM ❑
077000
® 077000
®
❑77000
C®
FIE=
IT[E=
077000
077000
0®000
0®000
0®000
0® 077000
077000
❑OidO-
®
®00 ®00
❑®0000®
®0®00
®0®00
®0®00
❑®0000®00
❑®0000®00
0®0000®00
❑®000
❑®000
❑®000
®00 ❑®0000®
❑®000
FFU
LEITEIET-r
C�CC'CC
C�'C7➢00 TC7➢00
❑®DODO®
C®07➢00
C®0®00
C®0®00
0®DODO®00
0®DODO®00
0®0000®00
0®000
0®000 _ _ ^ ^ 0Cm00 0®0000®
0®000otal
6.5000e-
004
6.0600e-003
6.1400e-003
4.000Oe-005
2.4200e-003
4.000Oe-005
2.4700e-003
6.7000e-004
4.000Oe-005
7.000Oe-004
0.0000
3.7599
1 3.7599
11.1000e-00414.00OOe-0041
3.8830
Mitigated Construction On -Site
■ ■m■■ ■ � � m mr nr
■■ nn . ■n ---- ■m■■■
m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■
■m■■■
n ■
■m■
■m■■■
■m■■■
■ nul� ■.. ■m■■■ unu■ ■m■■■ ■m■■■■mu -
■mn■■m■■
■mn■■m■■
-
■m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
■unu■
unuum■■
■m■■■
■■m■■■
❑❑[EEM❑d ❑add❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0117 1 0.0912 1 0.2122 1 3.4000e-004 0.0000 4.4900e-003 4.4900e-003 0.0000 4.1300e-003 4.1300e-003 0.0000 1 29.4991 1 29.4991 9.5400e-003 0.0000 1 29.7376 Mitigated Construction Off -Site
R0O
N ❑0❑
FOEJI� F
OM00
Em00m
❑M00
OMmT®
FOdGID
❑MO®
Em00m
❑MO®
❑M®T0® 00000❑
NOi0000❑
T®0❑
❑0❑ N00 ❑000
I O'O
I
UnI
t MTF
❑ ETIM ❑
0®000
® 0®000
®
❑77000
C®
FIE=
IT[E=
077000
077000
0®000
0®000
0®000
0® 077000
077000
❑DAEr
®
®00 ®00
❑®0000®
®0®00
®0®00
®0®00
❑®0000®00
❑®0000®00
0®0000®00
❑®000
❑®000
❑®000
®00 ❑®0000®
❑®000
❑ O'm
C�CC'CC
C�'C7➢00 TC7➢00
0770000®
C®0®00
C®0®00
C®0®00
0®0000®00
0®0000®00
0®0000®00
0®000
0®000 _ _ ^ ^ 0Cm00 0®0000®
0®000
Total
6.5000e-
004
6.0600e-003
6.1400e-003
4.00OOe-005
2.4200e-003
4.00OOe-005
2.4700e-003
6.7000e-004
4.00OOe-005
7.00OOe-004
0.0000
3.7599
1 3.7599
11.1000e-00414.00OOe-0041
3.8830
3.6 Paving - 2024
Unmitigated Construction On -Site
■ ■■
■ ■m
■ ■m
■ ■m■■ ■ m mr nr
nul, ■. I ■m■■■
unu■
■m■■■
■m■■■■m■■
-
■m■■■■m■■
■m■■■■m■■
m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
n ■
n
■m■■■
■■m■■■
■■■ ■
ui■■■ ■■
----
■mu■
■m■u
■m■■■
■m■■■ ■m■■■
■m■■■
unu■
unu■
■m■■■
■m■■■
❑❑[EEM❑d ❑add❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■ ■■III
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0173 1 0.1619 1 0.2013 1 3.6000e-004 7.1900e-003 7.1900e-003 6.6100e-003 6.6100e-003 0.0000 1 31.4646 1 31.4646 1 0.0102 1 0.0000 1 31.7190 Unmitigated Construction Off -Site
R00
N
❑0❑
FOEJCrID
0M00
Em00m
OM00
OMmT®
FOdGID
❑M0®
Em00m
DIV!
OM®TO® A 0000 11
NOi00000
T®0❑
110❑
N00 ❑000
I O'O
Un
O0' MT F
❑ ETIM ❑
071000
®
071000
®
❑7000
®
❑®M
0®M
071000
071000
❑®000
❑®000
0®000
0®
071000
0®000
❑OidO-
®
®00
®00
❑®0000®
®0®00
®0®00
®0®00
0®0000®00
0®0000®00
0®0000®00
0®000
0®000
0111000
®00
0®0000®
0®000
LEITEIET-r
=1_170
®00
®00
❑®DODO®
®0®00
®0®00
®0®0
❑®DODO®00
❑®DODO®00
❑®DODO®00
❑®00
❑®000
❑®000
®71
❑®DODO®
0®000otal
4.8000e-
004
2.1300e-003
4.2200e-003
2.000Oe-005
1.6300e-003
2.000Oe-005
1.6400e-003
4.4000e-004
2.000Oe-005
4.5000e-004
0.0000
1.8592
1 1.8592
16.00OOe-00511.50OOe-0041
1.9046
Mitigated Construction On -Site
■ ■m■■ ■ m mr nr
nul, ■. I ■m■■■
unu■
■m■■■
■m■■■■m■■
-
■m■■■■m■■
■m■■■■m■■
m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
n ■
n
■m■■■
■■m■■■
■■■ ■
ui■■■ ��
----
■mu■
■m■u
■m■■■
■m■■■ ■m■■■
■m■■■
unu■
unu■
■m■■■
■m■■■
❑❑IEEM❑d ❑adEh❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■III■■IIIII II■■■[■■III
_1i_L_ M_©❑m ❑❑I]1 Di❑❑❑ [][TIn =Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0173 1 0.1619 1 0.2013 1 3.6000e-004 7.1900e-003 7.1900e-003 6.6100e-003 6.6100e-003 0.0000 1 31.4646 1 31.4646 1 0.0102 1 0.0000 1 31.7190 Mitigated Construction Off -Site
RDD
N
DDD
FDEJI FF
DMDD
EmDDm
DMDD
DMDDTD®D
FDdGID
DMD®
EmDDm
DMD®
DMD®TDJi]0DDDD
NDIM=
TD®mDD
DDD
NDD
DDDD
o DUDEK]
U l EEt MT
F
ElDGi DI El 0®ODD
®
❑®ODD
®
❑®ODD
®
®
®
❑®ODD
❑®ODD®ODD
❑®ODD
0®000
®
D®DDD
❑®ODD
❑oido-
®
®DD
®DD
❑®DODO®
®D®DD
®D®DD
®D®DD
D®DDDD®DD
D®DDDD®DD
❑®DODO®DD
D®ODD
D®ODD
❑®ODD
®DD
D®DDDD®
D®ODD
C ErErr
DD
®DD
D®DDDD®
®DEED D
®D®DD
®D®DD
D7lDD00®DD
D®DDDD®DD
D®DDDD®00
D®ODD
1®000
D®DDD
I Do
D®DDDD®
D®DDD
Total
4.8000e-
004
2.1300e-003
4.2200e-003
2.00OOe-005
1.6300e-003
2.00OOe-005
1.6400e-003
4.4000e-004
2.00OOe-005
4.5000e-004
0.0000
1 1.8592
1 1.8592
16.00OOe-00511.50OOe-0041
1.9046
3.7 Building Construction - 2024
Unmitigated Construction On -Site
R
N
I
FI u I LU
M _
I EmDDm
❑Mill]
DMDDTD®D
FDdIID
DMD®
Eml]l]m
DMD®
DMD®TD®
AnioiiD
NDIDDDDD
TDIIELLIDD
DDD
NDD
DDDD
❑ ❑®Dd 0
Un Mt
MT LLr
❑ aR LiL d DD®DDO DDLWDL _ODD ❑®ODD
Total
0.0486
0.4436
0.5335
8.9000e-004
0.0202
0.0202
0.0190
0.0190
1 0.0000
76.5102
76.5102
1 0.0181
0.0000
76.9625
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Unmitigated Construction Off -Site
R
N
E]E]E]
FDEJCiFF
E]ME]E]
Em00m
E]ME]E]
E]ME]E]TE]IE]
FE]dGID
E]ME]I
EmE]E]m
[]ME[[[]
E]M®TE]I E]iE]E]E]E]E]
NE]iE]E]E]E]E]
T®E]❑
❑E]❑ NE]E]
E]E]E]E]
E]r
EEt MT E]r
❑ ElEft ❑
E]IE]E]E]
C®
E]IE]E]E]
C®
E]IE]E]E]
E]IE]E]E]
EIE=
DIE]E]E]
E]IE]E]E]
E]IE]E]E]
E]IE]E]E]
E]IE]E]E]
®
C® E]IE]E]E]
DIODE]
Total
3.5400e-
003
0.0224
0.0324
1.7000e-004
0.0126
1.7000e-004
0.0128
13.42OOe-00311.70OOe-0041
3.5800e-003
0.0000
j 16.4003
1 16.4003
14.90OOe-00411.52OOe-0031
16.8644
Mitigated Construction On -Site
R
N
A00
I FL7[Arim
-]Mm
I EmE]E]m
E]ME]E]
I E]MmTmo
FE]dGID
❑ME]®
I EmE]E]m
E]M®
E]M®Tom,
N' i'
T
N
LLu,__'_
Hon E[[[r
MT r
❑ IRE]m LLLLLL LLLLLL LLLLLL LLLLLL LLLLLL
Total
0.0486
0.4436
0.5335
8.9000e-004
0.0202
0.0202
0.0190
0.0190
0.0000
76.5101
76.5101
0.0181
0.0000
76.9624
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Mitigated Construction Off -Site
R
N
I GO❑
I FO❑WIM
OMm
Em00m
OM00
I EIMI]EIT=11
FO❑GID
OMO®
I Em00m
OM®
[IMEIIII]TEIIIIIE
1i❑0000
N0100000
T❑FFFFF]0❑
Id
0 Of�ll���1'—
Q➢100?
JL
11111111111
[]Ell[][][]C®
0®000
C®
[]Ell[][][]0®000
❑®Om
0®000
[]Ell[][][][]Ell[][][][]Ell[][][][]Ell[][][]C®0
0®Cm
[]Ell[][][]
[]Ell[][][]
®
®
®❑❑
❑®❑❑❑❑®
®❑®❑❑
®❑®❑❑
®❑®❑❑
❑®❑❑❑❑®❑❑
❑®❑❑❑❑®❑❑
❑®❑❑❑❑®❑❑
❑®❑❑❑
❑®❑❑❑
®
®❑❑
❑®❑❑❑❑®
❑®❑❑❑
Fm
❑ ❑-03' —M=
®00
0®000
❑®0000®
❑OTIDO®00
❑OTIDO®00
❑OTIDO®00
0®0000®00
0®0000®00
❑®0000®00
0®000
0®000
0®000
®00
0®0000®
0®000
Total
3.5400e-
003
1 0.0224
0.0324
1.7000e-004
0.0126
1.7000e-004
0.0128
3.4200e-003
1.7000e-004
3.5800e-003
0.0000
16.4003
1 16.4003
J4.9000e-00411.5200e-0031
16.8644
3.7 Building Construction - 2025
Unmitigated Construction On -Site
RO_ N ❑ FO7�ID
OM00
Em00m
OM00
OMOOTO®0
FOdGID
OMO®
Em00m
OMO®
OMO®TO®
Oi00000
N0100000
TO®m0❑
❑❑❑ 00 0000
00®00r❑ Qmo1:1r
MTm}
❑ oiR0❑j 0®000 ® 0111000 0®0000® ❑LW000 OLW000 0®000
0®000
0®000 000®00 ®
LI 0®000 000®000
Total 0.1395 1.2719 1.6406 2.7500e-003
0.0538
0.0538
0.0506
0.0506
0.0000 236.5578 236.5578
0.0556 0.0000 237.9480
Unmitiaated Construction Off -Site
❑❑[EEM❑d ❑adI:h❑❑❑IEEM❑d�❑❑❑��
111111111 I I
■m■■IIIII ■■■ ■■m■
❑i1❑ M❑©❑m [][in Di--]- ❑❑ =Ann❑❑1-1
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ■ ■m■■ ■
■ ■■rr ■
�
■m■■■
nnn■
m mr
■m■■■ nnn■ ■m■■■ ■m■■■ ■m■■■ ■m■■■ ■m■■■ ■m■■■
nr
■m■■■ ■m■■■ ■m■■■ nnn■ ■m■■■ ■m■■■
■■ . ■
ui■■■ ■■
unu■
■m■■■ ■m■■■■mu ■mu■■m■■
■mu■■m■■ ■mu■■m■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■
■m■■■ ■■m■■■
■unu■ unuum■■ ■m■■■■mu ■■m■■■
■ ■ n
nn■■■■■
nnnnm■■
■m■■■ ■m■■■■mn ■m■■■
■mn■■m■■ ■mn■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■
■m■■■ ■■m■■■
■■m■■■ m■■■n■■■ ■m■■■■mn ■■m■■■
Mitigated Construction On -Site
R0- ❑0❑
I FDE]Cim
DM00
I Em00m
DM00
DMDOTD®0
FDdGID
DMD®
Em00m
DM=
DMD®TD®
Di00000
NDi00000
T11111111:1011
1 ❑OD
1 N00
DODO
Un 00}
MT 7r
u mT2EE1
0®000 ® 0®000 ❑®uCCJ1-
0®000 0®om u00000 0®000 Luuuuu Doo®oo uuuGLULL OLu000 uuuWJULL Total
0.1395 1.2719
1 1.6406
2.7500e-003
0.0538 0.0538
0.0506
0.0506
0.0000
236.5576
236.5576
1 0.0556
1 0.0000
237.9478
Mitigated Construction Off -Site
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
111111111 I I
■m■■III ■■■ ■■m■
❑i1❑ M❑©❑m [][in Di--]- ❑❑ =Ann❑❑1-1
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ■ ■m■■ ■
m mr
Wo
Erw—
■ ■■R ■
I ■m■■■
unu■
■m■■■
unu■ ■m■■■
■mu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■mu■
■mu■
■m■■■
■m■■■
■ ■ . ■
■m... ■■
unu■
■m■■■
■m■■■■mu ■mu■■m■■
■mu■■m■■
■mu■■m■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■
■m■■■
■■m■■■
■■m■■■
■m■■■u■■■
■m■■■■m■■
■■m■■■
■ ■ n
m,,, ■■
nnnnm■■
■m■■■ ■m■■■■mn ■m■■■ ■mn■■m■■ ■mn■ ■m■■■■m■■ ■m■■■■m■■ ■m■■■■m■■ ■m■■■
■■m■■■
■■m■■■
■m■■■n■■■
■m■■■■mn
■■m■■■
3.8 Architectural Coating - 2025
Unmitigated Construction On -Site
R00
N00
00 000 FOAL
OMm
Em00m
❑M00
0MmTMM
FOdGID
❑M0®
Em00m
OMO®
OM®TO® 0i00000
N❑00000
T®0❑
000 N00
0000
❑ 0®OO'0 Un EEt MT F
ArMUEETI n0 0®000
0®®
0®000
0®000
0®000 0®000
0®000
0®000
0®® 0®000
0®000
❑ 0IR[Yd ®
®
0®❑000 EMO=
®0®00
®0®00
❑®0000®00
0®0000®00 []Ell[][][][]Ell[][][]C®
®00 []Ell[][][]0®000
Total 0.2704
0.0115
0.0181 3.00OOe-005
5.2000e-004
5.2000e-004
5.2000e-004
5.2000e-004 0.0000
2.5533
2.5533
1.4000e-004 0.0000
2.5567
Unmitigated Construction Off -Site
❑❑IEEM❑d ❑adEh❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■[■■m■
_1i_L_ M_i©❑m ❑❑I]n Di❑❑❑ [][TIn
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N
FDEHIID
DMDD
I Em00m
DMDD
I DMDOTD®0
FONGID
DMD®
EmDOm
DMD®
DMD®T0® Di00000
NOIDDDOD
TD®m0D
N
DODO
❑ o®oa-o � � WET
❑ DOG77 ❑ 0®000 ® 0®000
® ❑®0011
0®
® ®
0®000
0®000
0®000
0®000
0ID00�
�®
0®000
OOFIFI I
DDIdEr ® ®00 ®00
0®DODO® ®0®00
®0®00
®0®00 0®DODO®00
0®DODO®00
0®DODO®00
0®000
0®000
®
®00
0®DODO®
0®000
FM
❑ N•D3' C® ®DD ®DD 0®DODO® ®[IFM—1 ® ®D®Ofl _7FII D®DD 0®DOfI ®DODO®DD 0®ODD 0®ODD
C®
®DD
0®DODO®
11111100
Total
2.3000e-
004
1.8700e-003
2.2000e-003
2.00OOe-005
9.1000e-004
1.00OOe-005
9.2000e-004
2.5000e-004
1.00OOe-005
2.6000e-004
0.0000
1.2479
1 1.2479
4.00OOe-005
1.2000e-004
1.2859
Mitigated Construction On -Site
ROD
NOD
DD DOD
FDEJM
OMCO
EmDOm
DMDD
OMmT®
FOdGID
DMD®
EmDOm
DMD®
DM®TD® DiD0000
NDIDDDOD
T®0D
DOD N00
1000
❑ ❑®DO 0 U l DD7 MT Q➢
ArMUDD❑hD D®DDD
®D00
D®DDD
D®DDD
D®DDD D®DDD
D®DDD
D®DDD
11 D®DDD
D®ODD
❑ TIiDDd ®
C®
0®ODD 0®DODO®
®D®DD
®D®DD
0®DODO®DD
0®DODO®D0 0®ODD
0®ODD
C®
®DD 0®ODD
0®ODD
Total 0.2704
0.0115
0.0181 3.00OOe-005
5.2000e-004
5.2000e-004
5.2000e-004
5.2000e-004 0.0000
2.5533
1 2.5533
1.4000e-004 0.0000
2.5567
Mitigated Construction Off -Site
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■mm■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N _
FDEr1ID
11M00
I Em00m
11M00
I 11M00T0111111
FONGID
OWED
I Em00m
OM0®
11MO®T0® 0i00000
N0i00000
TD®m00
N I0
0000
I
❑ o®oa-o
h LMTET
❑ 00G77 ❑ ❑®000 ® ❑®000
® ❑®000
0®
® ®
ll
❑®000
1®000 ❑®000
❑®000
0ID000
0®
❑®000
❑®000
1DldEl ® ®00 ®00
0®0000® ®0®00
®0®00
®0000 0®0000®00
010000®00
010000®00 0®000
0®000
C®
®00
0®0000®
0®000
FM
❑ Elul ® ®00 ®00 0®0000® 11=[Tn_1 ® ®0®00 - 0000®00 0®000 1110000®00 01000 01000
®
®00
❑®0000®
❑®000
Total
2.3000e-
004
11.8700e-003
2.2000e-003
2.000Oe-005
9.1000e-004
1.000Oe-005
9.2000e-004
2.5000e-004
1.000Oe-005
2.6000e-004
0.0000
1.2479
1 1.2479
14.00OOe-005
1.2000e-004
1.2859
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
n� ■nFn�
■ ■ n..m.
I ■m..■ ■m..■ unu■ unuum.■ ■m..■
■mu..m.■
■mu■
■mu■
■m....m.■ ■m..■ ■m..■
■..m..■
uunu■
unu■
■m..■ uunu■
4.2 Trip Summary Information
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■mm■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Am m❑ D LJ ® Tri ❑ R❑®
❑n ❑ i LLDLIA
Mi m❑Ld
mid ❑m
❑ ❑❑LdLIE
❑❑®-d❑❑
❑❑id❑❑
Ann❑❑mMT
Ann❑❑mMT
❑i IF] ❑EIr❑
❑®❑
❑®❑
❑®❑
❑ ®lir Am❑❑❑❑o-®®
®❑
❑®❑
❑®❑
❑in ❑❑ F ❑❑ i ❑ ❑ ❑❑d n ❑
❑m®❑
❑❑®
❑❑❑❑❑
❑❑❑®❑❑
❑❑❑®❑❑
T❑®❑
❑m®❑
❑❑®
❑❑❑=
❑❑❑®❑❑
❑❑❑®❑❑
4.3 Trip Type Information
Mi❑❑ Tri❑ ❑ Ew Tri❑ ❑J❑❑m ❑
❑End ❑m
❑® o- ❑®
❑® o ❑in
I ❑® o ❑Nii ❑®o ❑® ❑® o- ❑®
❑iiii o- ❑EJ❑ ❑ri❑ ❑r❑
DimA
❑❑=❑
❑i®❑❑r❑ ❑❑❑
❑®❑
❑®❑ ❑❑®❑ ❑❑❑❑
❑❑®❑ ❑❑
❑❑
❑
❑ ®or Am❑❑®❑❑r®=:i
❑1111❑
❑®❑
❑®❑ ❑®❑
❑®
❑®❑ ❑
❑
❑
'tin ❑❑ F ❑❑ i ®❑ ❑❑d n ❑
❑❑❑❑
❑®❑
❑®❑ ❑❑®❑
❑❑®
❑❑®❑ ❑C
❑❑
❑
4.4 Fleet Mix
■ m ■■ ■
■m■■■■■ ■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■ ■m■■■■■
■m■■■■■
■m■■■■■ ■m■■i
■ m■ ■■■■m■ ■ m■■■
■m■■■■■ ■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■
■m■■■■■ ■m■■■■■
■m■■■■■
■m■■■■■ ■m■■i
■ ■m on Ilion
■m■■i
5.0 Energy Detail
❑i=irimEEna-❑❑LjL__L N
5.1 Mitigation Measures Energy
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
1111111111111111
■m■■III ■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied n■n n n■ nr. I-
■m■■■
m
■m■■■
■m■■■ ■m■■■
■■m■■■
®■m■■■■m■■
■m■■■■m■■
■■m■■■
m■n r m
-----
■mu■
■m■u
■m■■■
■m■■■ ■m■■■
■■m■■■
■unu■
unuum■■
unuum■■
■■m■■■
■rmun■,
■n■■. ■■
unu■
■m■■■
■m■■■■mu
-
■mu■■m■■
■m■u■m■■
-
■m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
■■m■■■
■m■■■■m■■
■m■■■■m■■
■■m■■■
•■r ■'■m,
■n■■■ ■■
nnn■
■m■■■
■m■■■■mn
-
■mn■■m■■
mn■■m■■
-
■m■■■■m■■
■m■■■■m■■ ■m■■■
■■m■■■
■■m■■■
m■■■■m■■
m■■■■m■■
■■m■■■
5.2 Energy by Land Use - NaturalGas
Unmitigated
❑ ®a A® ❑ ® ❑®❑❑❑ ® ❑®❑❑❑
❑EK®®
❑in®Fmi® ❑❑❑❑❑❑ ®❑❑ ❑®❑❑❑
[][][][In[]
Mitigated
■nr■■■■m■■
■m■■■■m■■
❑❑❑
2.7300e- I 2.7300e-003 0.0000 39.1568 39.1568
003
unu■ unu■ unu■
004
❑❑[EEM❑d ❑adEh❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■[■■m■
_1i_L_ M_i©❑m ❑❑I]n Di❑❑❑ [][TIn
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N❑❑rm
❑m
R❑❑ N
F❑NGID
❑M❑❑
I Em❑❑m
❑Mm
I IIMIIIITIIIIIIJ
Fill] MI
❑M❑®
Em❑❑m
❑M❑®
[]Mill[[] TOED ❑00000
I N❑i❑❑❑❑❑
T❑®m❑❑
Ld
mT❑3
Eh❑� MTV❑
io== P==
IMUL ❑
❑
m=u ❑®❑❑❑ ®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑ ❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑ ®Er A®
❑a®®
❑
® ❑®❑❑❑ ® ❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑ ❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑inmFmi®
❑❑❑dn❑
❑❑❑❑❑❑
®❑❑ ❑®❑❑❑ mm7 ®❑❑
❑®❑❑❑❑®❑❑
mIID❑®❑❑
❑®❑❑❑❑❑ ❑❑❑❑❑❑®❑❑ ❑®❑❑❑
❑❑❑
❑❑®❑❑❑
❑❑®❑❑❑
❑®❑❑❑❑® ® m®
❑❑❑
Total
3.9600e-003 0.0338 0.0144 2.2000e-004
2.7300e-003
2.7300e-003
2.7300e-
003
2.7300e-003
0.0000
39.1568
1 39.1568
7.5000e-004
7.2000e-
004
1 39.3895
5.3 Energy by Land Use - Electricity
Unmitigated
E®iJIT
El
T®❑❑ L
[Did []Ell
❑i®❑o-❑
m oar
❑
® ❑®❑❑❑ ®
❑®❑❑❑
❑ I MI7 A®
❑Er®®
❑
® ❑IID❑❑❑ ®
❑IID❑❑❑
❑inmFmi®
❑ ❑❑dn ❑
❑❑❑❑❑❑
m® ®❑❑ ❑®❑❑❑❑®
❑❑®❑❑❑
Total
65.2415 3.9900e-003 4.80OOe-004
65.4852
Mitigated
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied E®idEll T®❑_
❑m
LL�
❑❑❑❑
d❑m
m �
❑ mm7
j
❑®❑❑❑ ®
❑®❑❑❑
❑i®❑o-❑
❑ ®Er A®
❑Er®®
❑ ®
❑®❑❑❑ ®
❑®❑❑❑
❑inmFmi®
❑ ❑❑dn ❑
❑❑❑❑❑❑ m®
®❑❑ ❑®❑❑❑❑®
❑❑®❑❑❑
Total
65.2415
3.9900e-003 4.8000e-004
65.4852
6.0 Area Detail
6.1 Mitigation Measures Area
Mom
mun.
■m■■■ unu■ unu■ unuum■■ -
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■
■■m■■■
■■m■■■ ■m■■■ ■m■■■■m■■
■■m■■■
■ ■ n■un.
■m■■■ unu■ unu■ unu■■m■■ -
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■■m■■■
■■m■■■ ■m■■■ ■m■■■■m■■
■■m■■■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
6.2 Area by SubCategory
Unmitigated
■ ■■■ ■m■■ ■
• n n nn ■■ ■m■■■
m nr
-- ■m■■■ n ■■
■m■■■ ■m■■■
nr
n ■■■ ■m■■■ ■m■■■ ■m■■■
■m■■■
nnn■
■ ■ n■ ■ ■ ■. ■nn
■m■■■
----
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■
■m■■■
■m■■■
■m■■■
nnu■
■ ■■ m
■m■■■
nnn■
nnn■
nnn■■m■■
-
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■■m■■■
■■m■■■
■m■■■
■m■■■■mn
■nn■■■
■■ . nu ■
n■■■ ■■
■m■■■■mu
nnu■ nnunm■■
■m■■■■m■■
■m■■■■m■■
-
■m■■■■m■■
■m■■■■m■■
■m■■■ ■m■■■ ■m■■■
■m■■■■mu
■m■■■
nnu■
Mitigated
■ ■■■ ■m■■ ■
m mr
nr
- n mnn ■■
■m■■■
--
■m■■■
■m■■■
■m■■ ■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■ ■ n■ ■ ■ ■. ■nn
■m■■■
----
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■ ■■ m
■m■■■
nnu■
nnu■
nnuum■■
-
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■■m■■■
■■m■■■
■m■■■
■m■■■■mu
■nnu■
■■ . nu ■
n■■■ ■■
■m■■■■m■■
nnu■
nnu■■m■■
-
■m■■■■m■■
■m■■■■m■■
-
■m■■■■m■■
■m■■■■m■■
■m■■■
■m■■■
■m■■■
■m■■■■m■■
■m■■■
■m■■■
❑❑IEEM❑d ❑adEh❑❑❑IEEM❑d�❑❑❑��
■■■■ ■ ■■■
■111■■■III II■■■ ■■■1
7.0 Water Detail
-ice M-©❑TI ❑❑11n Di I][][] ❑❑=Ann❑--
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
7.1 Mitigation Measures Water
n..m. ■.m..■
■mu■
■mu..m.■
■.m..■
■ ■ n■un. ■■m■■■
unu■
unu■■m■■
■■m■■■
7.2 Water by Land Use
Unmitigated
Indm®m
d EEr ❑m
To®mo❑
1111
ooid El a:] M000
i®0III❑ ❑®
011000
W WJ
�i_J LLJ
a®®
J
❑ =r Amain ❑ m
❑Er El
❑®000
®
1 ❑®000
mzm
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■mm■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied []in[][[] F DD i ® ®❑
DDI70n❑
00®000 1 017— 1 ®00
®El
Total
12.5083
1 0.0729
1.7900e-003
14.8649
Mitigated
Ellin I 011101
■■ m■■■
8.0 Waste Detail
8.1 Mitigation Measures Waste
Category/Year
To®OD ❑0❑ I N00 DOm
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■ ■■m■
_1i_L_ M_i©❑m ❑❑[1n Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied n■■ n. I mu■
■m■■■
■ ■ n■un. I
unu■
unu■
■m■■■
8.2 Waste by Land Use
Unmitigated
■ m ■■ ■
m■ uiu■ ■■
unu■■m■■ unu■ ■m■n
I
■ ■m ■■ m
■un■ ■m■■■ m■■■ ■■n
Mitigated
❑ 0® TD®m0❑
Dimomd
❑0❑
N00
❑❑
nd _-E
[In El MTV
❑❑[EEM❑d ❑adEh❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■III ■■■[■■m■
_1i_L_ M_i©❑m ❑❑I]n Di❑❑❑ [][TIn
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ■ m ■■ ■ un■
I uiu■ ■■
unu■■m■■
unu■
■mu■
■ ■m ■■ m ■ n
■m■■■
■m■■■
umu■
9.0 Operational Offroad
E❑LJ❑❑ LhLTm❑ N❑❑ ❑Lr ❑❑L-LID❑❑ D❑®❑Lr ❑Lrm ❑❑❑Lr ❑❑ai F❑LLIr F LILILT LED
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
E❑JLill Ln❑T=❑ N❑❑ ❑Er ❑mE01111 ❑m=❑Er ❑Erm ❑mEr ❑❑❑d F❑E[Tr F❑❑❑fm❑ Boilers
E❑ 100 oi[IT =❑ N❑❑ ❑Er ❑❑❑❑In❑EUD❑❑ ❑mdnm®❑Er ❑EI❑r R❑[in❑ F❑❑❑fm❑ User Defined Equipment
E❑EJ❑❑ Eh❑T=❑ Nm ❑1r
11.0 Vegetation
goo
goo
goo
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
isiolillininillillillmlm7-mYm7m7ii—i7o MTLA
700-1111 LTA ■ri■■■ ■ ■ ■ 111■■■ ■ 1001 _110TETET0111101111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Vista Melrose
San Diego County, Summer
1.0 Project Characteristics
1.1 Land Usage
❑mod ❑m❑
❑im
M❑ALI
❑❑❑A❑-❑❑❑❑
F®Or ❑❑r®mAr❑❑
❑❑❑❑®[Ln
❑ ❑or Am❑❑❑❑❑r❑EEEi
❑❑❑❑
❑❑❑❑m❑
❑IIL❑
❑❑❑❑❑❑❑
❑
❑i ®❑ Lr❑
❑®
Aor❑
❑®❑
❑❑®❑❑®❑
❑
❑in ❑❑ F ❑❑ i ❑ ❑ ❑❑dn ❑
❑❑❑❑
D ❑ ❑mn ❑ ❑ni ❑
❑❑❑
❑❑❑❑❑❑❑
❑❑
1.2 Other Project Characteristics
Urbanization ❑r❑-n
Climate Zone ❑❑
Utility Company ❑❑nDi❑m❑❑❑❑E❑®i❑
CO2Intensity m®❑
(lb/MWhr)
Wind Speed (m/s) ❑®
CH4 Intensity ❑❑❑❑
(lb/MWhr)
1.3 User Entered Comments & Non -Default Data
Precipitation Freq (Days) ❑❑
Operational Year ❑❑❑❑
N20 Intensity S❑
(lb/MWhr)
❑r❑IIDm❑ LJLIr ❑LLL[Ii Fri M ❑
❑❑ Id ❑ m ❑T ❑❑ lifl❑i ❑❑-❑❑ iiiiiiiiiifl❑ iir ❑ ❑-Id r❑❑d ❑ ❑❑m Eh ❑❑ n m®❑ ❑❑1in ❑ ❑ ❑m❑❑ ®❑ d i Effidl m❑ ❑ [in [IT ❑MF]n ❑❑❑m Fill i[Tin Fin d❑71r❑❑❑❑m
❑ ®❑❑d E ❑ll❑❑ o I ❑❑
❑ ®❑❑d E ❑rl ❑❑ [in[][]
❑ ®❑❑d E❑11❑❑ o,❑❑❑i=n in d❑1111 r❑❑❑❑m
❑®❑❑d E❑EI❑❑ E]n❑❑❑ice in d❑®r❑❑❑❑m
❑ ®❑❑d E [][I[][] En ❑❑
Trill[] End ❑MT ❑E[Tin All n❑❑ 1111rm❑FFF❑ in❑ 11 EEhdrlr AFTI Ellir d❑Tl
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
F ■■ ■nn■ ■
700-1111 LTA ■ri■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ■■ m■m ■■■ ■■n ■ ■ ■ ■■ ■■. ■ ■ ■ n■ m m ■ 000E � ■ ■ � m ■■■■r. ■■ ■ ■■• ■111■■■ ■■ . ■■i■■■■■�■
■■ ■ ■■n ■ ■■ ■■ ■■. ■ ■ ■ n■ m m ■ 000E � ■ ■ � m ■■■■r. ■■ ■■ n■■n■ ■■ ■■ ■■. 11111 ■ n■ m m ■ 000E o , ■ ■ s m ■■■■r. ■■ ■ FE■ Am I■■ ■■ ■ r■m■ ■■■ m■■■■■ ■ ■ r ■■ m m■ ■■■ 0000E ■ . ■■ . ■ m r ■■ ■■ . ■ ■mr ■ ■ m ®lArM ®ELIr❑®❑❑Fih ❑
E F LN ❑ir❑LJd Lin I LILE LLL11ri Lr
❑❑❑®❑
❑®❑
❑ Arm ❑ELIT❑❑ ❑❑[h ❑
E F EN ov❑dd of ImA n [Mri Er
❑❑❑❑❑
❑❑❑❑
U&M ®LLIKI®❑❑dh ❑
EF ❑❑orLJn ❑
❑❑❑®❑
❑❑❑®❑
❑iArLiA ❑Eimr❑❑ ❑❑[h ❑
E F Et❑dd of ilmiE ®i o-
❑❑❑❑❑
❑❑❑❑
❑[ArEIA ❑E[Mr❑❑ ❑❑I[h ❑
EF ER [][Ad Eh mOb n ®I [Ir
❑❑❑❑❑
❑❑❑❑
❑iAr❑❑❑ ❑❑Gh ❑
Ar❑❑EEF EN oir❑dd of IUIIIE EI[Eri Er
❑❑❑
❑❑
❑[Ar❑❑❑ ❑❑Gh ❑
Ar❑❑EEF EN linr❑dd Lr [i❑I[An Sri Er
❑❑❑
❑❑
❑fir❑❑❑ ❑❑Gh ❑
Ar❑❑EEF ❑❑ o-d n ❑
❑❑❑
❑❑❑
❑[Ar❑❑❑ ❑❑Gh ❑
Ar❑❑EEF dR❑dd ❑i IUEE Elmri [Ir
❑❑❑
❑❑
❑fir❑❑❑ ❑❑Gh ❑
Ar❑❑EEF dR❑dd of [i❑I[An E11ri ❑r
❑❑❑
❑❑
❑❑ ❑i ®❑E[[Un ❑ ❑❑m
N ❑❑ D ❑m
❑❑❑❑❑
❑❑❑❑❑
❑❑ Eh ®❑EllUn ❑ ❑❑m
N ❑❑ D ❑m
❑❑❑❑
❑❑❑❑
®®❑h ®❑EFn, ❑ ❑❑m
N ❑❑ D om
❑11=1
❑❑®❑
❑❑ Eh ®❑EllUn ❑ ❑❑m
N ❑❑ D ❑m
❑❑❑❑
❑❑❑❑
®®❑i ®❑EM-In ❑ ❑❑m
N ❑❑ D Om
❑11=1
❑❑®❑
❑ Fit❑❑❑m❑
N❑❑ ❑o-❑ ❑❑
❑❑❑❑
❑❑❑❑
❑[Fir❑❑❑m❑
Nm❑o❑ ❑❑d
❑❑❑❑
❑❑❑
❑❑ r❑di n ❑
M ❑mi ❑[E mo-❑d
❑❑❑
❑❑❑❑❑❑
❑❑❑id ❑ m
mid ❑ m❑ ❑❑ErLf ❑❑❑
❑❑❑m❑❑
❑❑❑❑❑❑❑
❑❑ohd ❑ m
mid ❑ m❑ ❑❑orEF ❑❑❑
❑❑❑m❑❑
❑❑❑❑❑❑❑
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
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700-1111 LTA ■ri■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ®®DId ❑ m
mid ❑ m❑ ❑❑JEF ❑❑❑ ❑❑®m®❑
❑❑®❑❑®r
®®ohd ❑ m
❑❑(AoT❑❑❑❑ ❑❑®❑ ❑®❑
®11LRUldE❑LJLIE oi❑
❑ERELAE❑LJLIE of®niA0 ❑LA❑
❑®❑ ❑®❑
®®ITRLIEdE❑LI❑❑ [in❑
❑QEt❑❑dE❑LI❑❑ Di LIT] niA❑ ❑Th❑
❑®❑
❑®❑
®11LRUldE❑LJLIE oi❑
❑LRELAE❑LJLIE of®niA❑ ❑LA❑
❑®❑
❑®❑
❑dri❑EAnd❑MT
❑Eu hETriE1❑❑ ❑or
❑❑❑❑❑
❑❑❑❑❑
®dri❑LAnd❑MT
❑ End o'TriLlLIE LILT
❑®❑
❑®❑
❑THEEAnd❑MT
❑ohdorTriEl❑❑ ❑o-
❑❑❑
❑❑❑
®dri❑LAnd❑MT
❑ End LrTriLlLIE ❑or
❑®❑
❑®❑
❑iTHEEAnd❑MT
❑ohdorTriEl❑❑ ❑o-
❑❑❑
❑❑❑
®dri❑LAnd❑MT
❑ End LrTriLlLIE ❑or
❑®❑
❑®❑
❑iTHEEAnd❑MT
❑ohdorTriEl❑❑ ❑o-
❑❑❑❑
❑❑❑❑
®dri❑LAnd❑MT
❑ End o'TriLlLIE ❑or
❑®❑
❑®❑
❑dri❑EAnd❑MT
❑ o-mTriEV❑❑ ❑or
❑❑❑❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ Erm`friEV❑❑ ❑or
❑❑®❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ o-mTriEV❑❑ ❑or
❑❑❑
❑❑❑
❑dri❑EAnd❑MT
❑ Erm`friEV❑❑ ❑or
❑❑®❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ o-mTriEV❑❑ ❑or
❑❑❑❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ Erm`friEV❑❑ ❑or
❑®❑
❑®❑
❑❑❑DEiEiTri❑❑
❑T❑TR
❑❑❑
❑❑❑
®®❑[IE[IITriFIE]
❑T❑TR
❑®❑
❑❑®❑
❑❑ ❑D Dffri ❑❑
❑❑ ❑TR
❑❑❑
❑❑❑
®®❑[I E[IITri 0❑
❑ ❑ ❑TR
❑®❑
❑❑®❑
❑❑ ❑D EiEiTri ❑❑
❑ D ❑TR
❑❑❑
❑❑❑
❑❑ ❑ i E[[[Tri ❑❑
❑ D ❑TR
❑❑❑
❑❑❑❑
2.0 Emissions Summary
❑❑[EEMlid ❑adE1❑❑❑[EEMlid IO❑ I III II
isiolillininillillillmlm7-mYm7m7ii-i7o MWA
❑ice M❑©❑m ❑❑Ch Di--]- ❑❑I1n=1❑❑ ❑ _-
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
2.1 Overall Construction (Maximum Daily Emission)
Unmitigated Construction
R-1
FOES
OMOE
I EmEEm
❑MOO
I OMmT®
FMIM
OME®
Em»Si
OMO®
EMO®TE®
Ei00000
NOi0000❑
TD®m00
000 NOE
FF r
®Ct1m
AL
DODO
0®000 CC®
00®000
❑®®
00®000
00®m0
0®000
00®000
0®000
❑®00®000
❑®00®000
0®000 OITFI-u-®
000E
EE®EEE ®
EE®EEE
0®
E®EEE
®
E®EEE
E®EEE
E®EEE
E®EE®EEE
E®EE®EEE
E®EEE C®
Maximum
27.0640 49.6816
39.2719
0.0865
22.2318
1 2.2037
24.4354
10.5520
2.0367
1 12.5887
1 0.000E
1 8,469.1383
8,469.1383
2.2856 0.1328
8,564.8485
Mitigated Construction
RJ_ ❑❑ EEO
I FEEGID
EMEE
I EmEEE7
EMEE
I EMEUT=J
FMGID EmEEm EiEEEEO
EME® El
NEIEEEEE
TE®E7EE
El El
Oad DO
000E 0®000 CC® 00®000 ll000
O®®
00®000
OOIII11100 0®000 00®000 O®000
❑®00®000 OWJOO®000
0®000 0®000 O®00®
EEEE EE®000 ® EE®00E -. _ ®
0®00E
® 0®EEE 0®EEE E®EEE
E®EE®EEE 0®EE®EEE
0®EEE C®
Maximum 27.0640
49.6816 39.2719
0.0865
1 22.2318
2.2037
24.4354
10.5520 2.0367
1 12.5887 1 0.0000
8,469.1383
8,469.1383
2.2856
0.1328
8,564.8485
ROG
NOx
CO
SO2
Fugitive
Exhaust
PM10 Total
Fugitive
Exhaust
PM2.5 Total
Bio- CO2
NBio-CO2
Total CO2
CH4
N20
CO2e
I
PM10
I
PM10
I
PM2.5
PM2.5
I
I
I
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
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700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Percent Reduction 1 0.00 1 0.00 1 0.00 0.00 1 0.00 1 0.00 1 0.00 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00
2.2 Overall Operational
Unmitigated Operational
R
000
FDEJCiFF
OMm
Em00m
OMm
1IMDDTD®0
1`1111-im
OM®
Em00m
DM®
DM®TD®
Di00000
Noi00000
TD®m0❑
❑0❑ N00
0000
®CC7
m
®m
Ar00
0 0®00
0®000
0000
0®®00
000
0®00
®
0®000
0® 000
=7=7 =7=7
m0® ® ®
00 07000
Ena•00
❑®000
0®000
0®000
0®DODO®
0®000
®
0®000
0®000
000®00
® ®00 ®00
000®000
Mom®
071000
071000
071000
071000 0®000
0®000
®
071000
071000
❑7000
=71=0 ® ® ® 0®00®000
Total
3.9198
1.8447
19.2219
0.0488
2.0436
1.3420
3.3856
0.5444
1.3411
1.8855
184.7750
2,875.1712
3,059.9462
1.0138
0.0977
3,114.4037
Mitigated Operational
=WMMMPrr_
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n ■■
n n■■■ ■■■m■■■
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uunu■
unuum■■ unuum■■ ■■■m■■■
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010101010101010
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700-1111111 LTA ■ri■■■ ■ ■ ■ ■■■ ■ ■■ 1110E ■■ ■
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ROG
NOx
CO
S02
Fugitive
PM10
Exhaust
PM10
PM10 Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
Bio- CO2
NBio-0O2
Total CO2
CH4
N20
CO2e
Percent Reduction
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
3.0 Construction Detail
Construction Phase
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Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 132
Acres of Paving: 0.97
Residential Indoor: 170,100; Residential Outdoor: 56,700; Non -Residential Indoor: 0; Non -Residential Outdoor: 0; Striped Parking Area: 2,541 (Architectural Off Road Equipment
❑❑❑m N❑❑ ❑ ❑ ®❑❑d E❑❑❑❑ Eh❑Tm❑
A❑ ❑Eh❑
❑m❑❑ ❑❑❑r❑ ❑o-m ❑❑❑Er
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o-❑❑11hd ❑®i Elm❑❑ El
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700-1111 LTA ■fi■■■ ■ ■ ■ 91110070FETET001■■ ■■ ■
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied D❑❑ ❑GI
Rm❑o- Tir❑d D❑LE❑ I IrID❑
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Rm❑lr Tir❑d D❑m ❑ ❑®❑
❑❑❑
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❑❑
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❑❑❑
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❑r❑din❑
❑ralor❑
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❑®❑
❑❑❑
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❑❑❑
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❑❑❑
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❑❑❑
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❑❑m❑
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❑❑❑
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❑❑dn❑
❑❑dn❑ E❑dLIE oi❑
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❑❑❑
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❑❑dn❑
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❑ram❑❑
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❑
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Air ❑❑❑ o-❑EEI]r❑ ❑ ❑®❑
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Trips and VMT
❑❑❑mN❑❑❑
❑®❑❑d E❑❑❑❑Eh❑
❑ ❑[En ❑
❑ ErDiTri❑
N m ❑o
❑oido-Tri❑
N ❑❑ ❑Eir
❑❑❑Gh❑Tri❑
NEE] m-
❑ o-m Tri❑
❑ h ❑®
❑❑id❑rTri❑
❑D1 ❑®
❑❑❑Gn❑Tri❑ ❑ ErEEr ❑❑dM
❑[En ❑® ❑ ®m
❑oid❑-❑❑❑FFT
❑ ®m
❑❑❑Gh❑
❑ ❑d ®❑ ®m
D ❑❑ 0
❑
❑❑®❑
❑®❑
❑❑❑®❑
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❑ DT deli ❑
1111 DT
❑i®❑r❑❑E-❑I[Un
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❑❑❑❑
❑®❑
❑®❑
❑❑❑❑
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❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑r❑din❑
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❑❑❑❑
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❑❑❑[[[]❑
❑❑❑❑
❑®❑
❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑ [UM❑
❑
❑❑❑
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❑
❑❑❑❑
❑❑®❑
❑®❑
❑❑®
❑®❑
❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MTLA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ 1001 —110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ArLIJ®=r❑mmCin❑ I ❑ ❑®❑ ❑®❑ ❑❑= ❑®❑ ❑❑®❑ mdbli❑ ❑DTLMi❑ ❑❑DT
3.1 Mitigation Measures Construction
3.2 Demolition - 2024
Unmitigated Construction On -Site
R
N 1I11 ❑❑❑
1 F❑❑GID
❑M❑❑
Em❑❑m
❑M❑❑
❑M❑❑T❑IID❑
F❑❑GID
❑M❑®
I Em❑❑m
❑M❑®
❑M❑®T❑® ❑i❑❑❑❑❑
N❑i❑❑❑❑❑
T❑®m❑❑
❑❑❑ N❑❑
❑❑
❑ ❑❑❑JEI ®[dm ❑[d m
F❑❑100D❑m
11=00
❑❑m❑
❑❑❑❑❑
®
❑❑❑❑❑
❑❑❑❑❑
❑❑❑❑❑
❑❑❑❑❑
❑ EIR EIEd
❑®❑❑❑ ® ❑❑IID❑❑❑
®
❑IID❑❑❑
❑IID❑❑❑
❑®❑❑❑
❑UDDUDD❑
❑®❑❑®❑❑❑
❑IID❑❑❑
Total 2.2437 20.8781 19.7073 1 0.0388
1 2.0747
0.9602
3.0348
0.3142
0.8922
1.2064
3,747.4228
3,747.4228
1.0485
3,773.6345
Unmitigated Construction Off -Site
�Lmvw r q ■ ■ ■
� ■■ ■■�
■ � 000E
M
��
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=
■ ■■■ ■ ■
■ ■■■ ■ ■
= 9
■ ■m■■ ■ � � mr ■■ mr
■ ■■R ■ I ■m■■■ unu■ ■m■■■ unu■■m■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■ ■m■■■ ■m■■■ ■■■m■■■
■ ■ . ■ unuum■■ unu■ ■m■■■ unuum■■
■mu■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■ ■m■■■■mu unu■ ■unu■
■ ■ n ■m■■■ unu■ ■m■■■ unu■■m■■
■m■■■
■m■■■■m■■
■m■■■
■m■■■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■ ■m■■■■m■■ ■m■■■■m■■ ■■■m■■■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0670 1 1.4297 1 0.7655 1 7.5000e-003 0.3251 1 0.0124 1 0.3375 1 0.0883 1 0.0118 1 0.1001 1 1 819.1078 1 819.1078 1 0.0384 1 0.1138 1 853.9717 Mitigated Construction On -Site
R
N 00 ❑0❑
FDdGID
DM00
I Em00m
DM00
OMmT®
FDdGID
DMD®
Em00m
DMD®
[IMI]EI]TI]EIIE Di00000
N0100000
TD®m00
000
1 N0EI ❑❑
FD�GIDDOm 00
®
0®000 0® ❑®000 ❑®000 ❑®D00
0®000
❑ IMIRDIIJ 0®000 CC® 00®000 C®
®
0®000 ❑®000 ❑®000 ❑®000 ❑®00®000 ❑®00®000 ❑®000
Total 2.2437 20.8781 19.7073 0.0388
2.0747
0.9602
3.0348
0.3142
0.8922
1.2064
0.0000
3,747.4228
3,747.4228
1 1.0485
3,773.6345
Mitigated Construction Off -Site
mr
■■ mr ■■
AL
■ ■Err ■ ■m■■■
■mu■ ■m■■■ ■munm■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■ ■mu■ uunu■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-111111 ■fi■■■ ■ ■ ■ It ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0670 1 1.4297 1 0.7655 1 7.5000e-003 0.3251 1 0.0124 1 0.3375 1 0.0883 1 0.0118 1 0.1001 1 1 819.1078 1 819.1078 1 0.0384 1 0.1138 1 853.9717
3.3 Site Preparation - 2024
Unmitigated Construction On -Site
R
N
00 DoD
FOdGID
DMDD
I Em00m
DMDD
OMmT®
FOdGID
DMD®
Em00m
DMD®
DMD®TOTI1100000
NOIODDOD
TO®m110
000
1 N00 ❑❑
FD71GIDDOm I 1®
DD®DDD OD®D D®DDD DD®DDD D®DDD
D®DDO
❑ EDRCo;J 0®DDD CC® DD®DDD C®
®
0®DDD 0®DDD 0®DDD 0®DD®DDD D®00®DDD 0®DDD
Total 2.6609 27.1760 18.3356 0.0381
19.6570
1.2294
20.8864
10.1025
1.1310
11.2335
3,688.0100
3,688.0100
1 1.1928
3,717.8294
Unmitiaated Construction Off -Site
NEW Imr
■■ mr u
■ ■Err ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0508 1 0.1978 1 0.4634 2.0600e-003 0.1750 1.8000e-003 0.1768 1 0.0470 1.6900e-003 0.0487 214.5978 1 214.5978 6.00OOe-003 0.0157 1 219.4129 Mitigated Construction On -Site
R
N 00 ❑0❑
FDdGID
DM00
I Em00m
DM00
OMmT®
FDdGID
DMD®
Em00m
DMD®
[IMI]EI]TI]EIIE Di00000
N0100000
TD®m00
000
1 N0� ❑❑
FD�GIDDOm I 000
®
00®000 00®0 0®000 00®000 0®D00
0®000
❑ IMIRDIIJ 0®000 CC® 00®000 C®
®
0®000 ❑®000 ❑®000 ❑®000 ❑®00®000 ❑®00®000 ❑®000
Total 2.6609 27.1760 18.3356 0.0381
19.6570
1.2294
20.8864
1 10.1025
1.1310
11.2335
1 0.0000
1 3,688.0100
1 3,688.0100
1 1.1928
3,717.8294
MEMEME
Mitigated Construction Off -Site
mr
■■ mr ■■
■ ■Err ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0508 1 0.1978 1 0.4634 2.0600e-003 0.1750 1.8000e-003 0.1768 1 0.0470 1.6900e-003 0.0487 214.5978 1 214.5978 6.00OOe-003 0.0157 1 219.4129
3.4 Grading - 2024
Unmitigated Construction On -Site
R
N
00 000
I FOdGID
OM00
I Em00m
OM00
OMmT®
FOdGID
OMO®
Em00m
OMO®
[IMI]EI]TI]EIIE Oi00000
N0100000
TD®m00
000
1 N0EI ❑❑
0'0 BA
m ®Cd CO
FOOGIDDOm 1 11111700
®
0®000
0® 0®000 0®000 0®000
0®000
❑ 0D RCOJ 0®000 CC® 00®000 C®
®
0®000
0®000 0®000 0®00®000 0®00®000 0®000 EUDEMEM
Total 2.3709 25.3424 18.0723 0.0429
8.1559
0.9940
9.1498
3.5412
0.9144
4.4556
4,154.0690
4,154.0690
1 1.3435
4,187.6568
Unmitiaated Construction Off -Site
�Wmff_
NEW Imr
■■ mr u
AL
■ ■Err ■ ■m■■■
■mu■ ■m■■■ ■munm■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■ ■mu■ uunu■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0711 1 1.6683 1 0.8326 1 8.5800e-003 0.3573 1 0.0144 1 0.3717 1 0.0971 1 0.0138 1 0.1109 1 1 938.6296 1 938.6296 1 0.0447 1 0.1328 1 979.3198 Mitigated Construction On -Site
R
N 00 000
I FOdGID
OM00
I Em00m
OM00
OMmT®
FOdGID
OMO®
Em00m
OMO®
[IMI]EI]TI]EIIE Oi00000
N0100000
TD®m00
000
1 N0EI ❑❑
0'0 BA
m ®Cd CO
FOOGIDDOm 1 11111700
®
0®000
0® 0®000 0®000 0®000
0®000
❑01RMJ 0®000 CC® 00®000 C®
®
0®000
0®000 0®000 0®000 0®00®000 0®00®000 0®000
Total 2.3709 25.3424 18.0723 0.0429
8.1559
0.9940
9.1498
3.5412
0.9144
1 4.4556
0.0000
1 4,154.0690
1 4,154.0690
1 1.3435
4,187.6568
Mitigated Construction Off -Site
mr
■■ mr ■■
AL
■ ■Err ■ ■m■■■
■mu■ ■m■■■ ■munm■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■ ■mu■ uunu■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0711 1 1.6683 1 0.8326 1 8.5800e-003 0.3573 1 0.0144 1 0.3717 1 0.0971 1 0.0138 1 0.1109 1 1 938.6296 1 938.6296 1 0.0447 1 0.1328 1 979.3198
3.5 Utilities - 2024
Unmitigated Construction On -Site
R
N
00 000
I FOdGID
OM00
I Em00m
OM00
OMmT®
FOdGID
OMO®
Em00m
OMO®
[IMI]EI]TI]EIIE Oi00000
N0100000
TD®m00
000
1 N0EI ❑❑
OrEl MET]
U11d ET]
FOOGIDDOm 11111700
®
0®000 0® 0®000 0®000 0®000
0®000
❑ 0DREIEI1 0®000 C® 0®000 C®
®
0®000 0®000 0®000 0®00®000 0®00®000 0®000 EUDEMEM
Total 0.3605 2.8057 6.5301 0.0103
0.0000
0.1382
0.1382
0.0000
0.1271
0.1271
1,000.5307
1,000.5307
1 0.3236
1,008.6205
Unmitiaated Construction Off -Site
NEW Imr
■■ mr u
■ ■Err ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
■m■■■■mu ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■m■■■
■■m■■■
■m■■■■mu unuum■■ ■unu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0200 1 0.1795 1 0.1947 1.2200e-003 0.0764 1.3000e-003 0.0777 1 0.0209 1.2300e-003 0.0221 129.4508 1 129.4508 3.8300e-003 0.0136 1 133.6004 Mitigated Construction On -Site
R
N ❑❑ ❑o❑
I FodGID
❑M00
I Em00m
❑M00
EiMmT®
FDdGID
❑MD®
Em00m
❑MD®
[IMI]EI]TI]EIIE ❑i000E111
N0100000
TD®m0❑
❑0❑
N0� ❑❑
0'0 BA
m ®Cd CO
FOOGIDDOm 1 11111700
®
0®000 0® 0®000 0®000 0®000
0®000
❑ 0DREIEI1 0®000 C® 0®000 C®
®
0®000 0®000 0®000 0®000 0®00®000 0®00®000 0®000
Total 0.3605 2.8057 6.5301 0.0103
0.0000
0.1382
0.1382
0.0000
0.1271
1 0.1271
1 0.0000
1 1,000.5307
1 1,000.5307
1 0.3236
1 1,008.6205
Mitigated Construction Off -Site
mr
■■ mr ■■
■ ■Err ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
■m■■■■mu ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■m■■■
■■m■■■
■m■■■■mu unuum■■ ■unu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0200 1 0.1795 1 0.1947 1.2200e-003 0.0764 1.3000e-003 0.0777 1 0.0209 1.2300e-003 0.0221 129.4508 1 129.4508 3.8300e-003 0.0136 1 133.6004
3.6 Paving - 2024
Unmitigated Construction On -Site
R N
❑❑
❑0❑
FodGID
❑M00
I Em00m
❑M00
I EiMmT®
FDdGID
❑MD®
Em00m
❑MD®
[IMI]EI]TI]EIIE 11i000El11
NOIO000❑
TD®m0❑
❑0❑
N0�
11 omEnd ❑®000
®
00®000
11®111111
0®000
0®000 071000
ELI11111117717 0®""®000
1 1111 11 ILI
0®00®
[][][In[]❑®000
®
❑®000
❑®000 0®000 ❑®000
Total 1.6474
15.4221
19.1752
0.0341
0.6846
0.6846
0.6299
0.6299
3,303.2169
1 3,303.2169
1.0683
3,329.9250
Unmitiaated Construction Off -Site
NEW Imr
■■ mr u
■ ■Err ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
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❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0457 1 0.1947 1 0.4186 1.9200e-003 0.1585 1.7200e-003 0.1603 1 0.0427 1.6200e-003 0.0443 200.4066 1 200.4066 5.6400e-003 0.0153 1 205.1108 Mitigated Construction On -Site
R N
❑❑
❑0❑
FodGID
❑M00
I Em00m
❑M00
EiMmT®
FDdGID
❑MD®
Em00m
❑MD®
[IMI]EI]TI]EIIE 11i000El11
NOIO000❑
TD®m0❑
❑0❑
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®
00®000
(�®111111
0®000
❑®000 ❑71000®ETIE]
.�®000
ELIIIIJ 7E]FIE0711101111
0®00®
❑Odn❑ ❑®000
®
❑®000
❑®000 ❑®000
DEM
Total
1.6474
15.4221
19.1752
1 0.0341
0.6846
0.6846
0.6299
0.6299
0.0000
1 3,303.2169
1 3,303.2169
1 1.0683
3,329.9250
Mitigated Construction Off -Site
mr
■■ mr ■■
■ ■Err ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
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■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
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■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
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❑❑[EEM❑d ❑adI:h❑❑❑[EEM❑d�❑❑❑��
010101010101010
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700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■■ 1 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0457 1 0.1947 1 0.4186 11.9200e-003 0.1585 11.7200e-003 0.1603 1 0.0427 11.6200e-0031 0.0443 200.4066 1 200.4066 15.64OOe-0031 0.0153 1 205.1108
3.7 Building Construction - 2024
Unmitigated Construction On -Site
R
N
❑0❑
I FEIdGID
❑M00
I Em00m
❑M00
I EiMmT®
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1 ❑0❑
1 N—
❑OIRFId 111111111I11 -1 1 11111111111111 -I:: 77TIECI III111111III IIIIIIIIII Total
1.4716
13.4438
16.1668
0.0270
0.6133
1 0.6133
0.5769
0.5769
2,555.6989
1 2,555.6989
1 0.6044
2,570.8077
Unmitiaated Construction Off -Site
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❑ice M❑©❑m ❑❑Ch Di--]- ❑❑1111=❑❑❑ ❑ _-
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Mitigated Construction On -Site
R N-i- DD ❑D❑
FDdGID
DMDD
EmDDm
DMDD
DMDDTD®D
FDdGID
DMD®
EmDDm
DMD®
DM4TI]IIII DiDDDDD
NJ0000D
TD®mDD DDD NDo
DDm
D FUJ DD
P RD-tl ❑®DDD
® DD®DDD ®
❑®DDD
❑®000
❑®DDD D®DDD ❑®DD®DDD ❑®DD®DDD
❑®DDD
16 Total 1.4716
13.4438 16.1668
1 0.0270
0.6133
0.6133
0.5769
0.5769 1 0.0000 2,555.6989
2,555.6989
1 0.6044
1 12,577
Mitigated Construction Off -Site
■ ■m■■ ■
mr ■■
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s
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unu■
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700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■■ 1 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
3.7 Building Construction - 2025
Unmitigated Construction On -Site
R--
N--
CC
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❑MOD
I Em00m
❑M00
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r_nrFm -
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R tl _ FIFIFF IFIFI FIFMFIFIFI FIFMFF
Total
1.3674
12.4697
16.0847
0.0270
0.5276
1 0.5276
0.4963
1 0.4963
2,556.4744
1 2,556.4744
1 0.6010
1 12,571. 1
Unmitigated Construction Off -Site
■ ■■rr ■
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■m■■■
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■m■■■■m■■ ■m■■■
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unuum■■
uunu■
Mitigated Construction On -Site
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
700-1111 LTA ■ri■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N I Mil
L
F❑I❑GID
❑M❑❑
Em❑❑m
❑M❑❑
❑M❑❑T❑®❑
F❑I❑IM
❑M❑®
Em❑❑m
❑M❑®
❑M❑®T❑® ❑i❑❑❑❑❑
N❑i❑❑❑❑❑
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❑❑❑ N
❑ ❑®❑a-❑
UAL ®rd m
R d ❑®❑❑❑ ® ❑❑®❑❑❑ ® ❑®® ❑®❑❑❑ ❑®❑❑❑ ❑®❑❑❑ ❑®❑❑❑ ®❑❑®❑❑❑ ❑®❑❑®❑❑❑ ❑®❑❑❑ Total 1.3674
12.4697
16.0847
0.0270
0.5276 0.5276
0.4963 0.4963 0.0000
1 2,556.4744 2,556.4744
0.6010
12,571.4981
Mitigated Construction Off -Site
R NJI
❑❑❑
F❑]IM
❑M❑❑
Em❑❑m
❑M❑❑
❑M❑❑T❑®❑
F❑]IM
❑M❑®
Em❑❑m
❑M❑®
❑M❑®T❑®
❑i❑❑❑❑❑
N❑i❑❑❑❑❑
T❑®m❑❑
❑❑❑
N❑
❑❑
❑❑ ETI❑
EA❑❑
®Com
❑ ❑❑Gh ❑
❑®❑❑❑
®
❑®❑❑❑
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❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑m
❑®❑❑❑
❑®❑Ou
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
❑oidEr
❑®❑❑❑
®
❑®❑❑❑
®❑❑
®
®❑®❑❑
❑®❑❑❑
®
❑®❑❑❑❑®❑❑
❑®❑❑❑
❑❑❑®❑❑❑
❑❑❑®❑❑❑
❑®❑❑❑❑®
®
❑®
❑ orm ❑®❑❑❑ ®
❑®❑❑❑ _ _Tr rrm❑❑ ®❑❑ ❑®❑®❑❑ ❑®❑❑❑
® ❑®❑❑❑❑®❑❑ ❑®❑❑❑
❑❑❑®❑❑❑ ❑❑❑®❑❑❑ ❑®❑❑❑❑®
®❑❑
Total
0.1026
1 0.6399
j 0.9622
1 5.1900e-003
0.3906
15.10OOe-003
0.3957
j 0.1057
14.83OOe-003
0.1106
1 j 544.9983
1 544.9983
1 0.0158
0.0489
559.9764
3.8 Architectural Coating - 2025
Unmitigated Construction On -Site
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■■■■ ■ ■■■
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700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N
FONGID
❑M00
I Em00m
❑M00
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❑MD®
Em00m
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❑M❑®TD® ❑i0000❑
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❑ o®oa-o
UA m ®Id m
Arm®DDOGh❑
00®000
®
❑®000
❑®000
❑®000
00 ❑®0II
❑ �� ❑®000 ®
❑®000 �00
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❑®000
❑®000
❑®000
000®000
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❑®000
Total
27.0402 1.1455
1 1.8091
2.9700e-003
0.0515
0.0515
0.0515
0.0515
281.4481
281.4481
0.0154
281.9 19
Unmitigated Construction Off -Site
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Mitigated Construction On -Site
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■■■■ ■ ■■■
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700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■001 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N
FONGID
❑M00
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❑ o®oa-o
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❑®000
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❑®000 �00
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❑®000
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Total
27.0402 1.1455
1 1.8091
12.97OOe-003
0.0515
0.0515
0.0515
0.0515 0.0000
1 281.4481
281.4481
0.0154
281.9 19
Mitigated Construction Off -Site
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4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
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4.2 Trip Summary Information
Am ❑❑❑ Dil❑Tri❑ R❑❑
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4.3 Trip Type Information
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5.0 Energy Detail
■ ■n�i f■■T 1 ■�'TTiI�T■li■T��
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5.1 Mitigation Measures Energy
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n ■n ■m■■■ ■
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non.
■mono
nnu■ nnu■ ■m■■■
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■mu■ ■m■■■
■m■■■
■m■■■ ■■■m■■■ ■■■m■■■ ■m■■■■mu ■m■■■■mu unnu■
5.2 Energy by Land Use - NaturalGas
Unmitigated
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■■■
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■ ■■■■■, m ■unn■ I ■m■■■
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unnu■
unnu■
nnuunl■■
■n■■■■■ ■■■m■■1
❑❑[EEM❑d ❑adEh❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
Mitigated
■ ■m T ■ ■ ■ ■ ■■■ ■ ■■ m■■ ■■ ■
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied N❑M❑®❑
RO❑
❑❑❑
F❑117P
Em00m
❑M❑❑T❑®
F❑❑�
Em❑Om
❑M❑MT❑® ❑i❑❑❑❑❑
NOi❑❑❑❑❑
TO®m❑❑
❑m
❑ E
I
❑M❑0
I
❑M❑®
❑M❑®
-71
%nd
mT❑Ot
®d00
nido,
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®❑❑'0
-
0®000
C® 0®000 ❑®000
❑=
0®000
❑®000
0®000
®
C®000
0®000 0®000 0®000
❑ ®❑ A®
❑
❑®❑❑❑
® ❑®❑❑❑ ❑®❑❑❑
®
❑®❑❑❑
❑®❑❑❑
❑®❑❑❑
®
®
❑®❑❑❑ ❑®❑❑❑ ❑®❑❑❑
❑Er®®
Bin ®Fmi®
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0®000
® 0®000 0®0000®
0® ❑®000
0®O[In 0®000
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®00 0®00000 000®OOC
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000
Total
0.0217
0.1853
0.0788
0.0150
0.0150
0.0150
0.0150
236.5093
236.5093
4.3400e-
237.9147
1 1
11.1800e-003
1 1
1 1
1 1
14.53OOe-0031
003
1 6.0 Area Detail
6.1 Mitigation Measures Area
uL i iLu I r_wuuw I urvruu i uuuu ruuuLu r-wuuw I uniuuu i uuu Luuuuuu I rvuiuuuuu I i uuuLuuu uuu LM__1 OM00 OMO® OMO®
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
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700-1111 LTA ■fi■■■ ■ ■ ■ ■■■ ■ ■■ 1 _110TETET011110111111111i EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ■ unu ■
n■■ n. ■m■■■
■m■■■
■■m■■■
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n■■■
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■ ■ n■un. ■m■■■
■m■■■
■■m■■■
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■mu■
■m■■■
■m■■■ ■■■m■■■
■■■m■■■
uunu■
unu■
unu■ ■■■m■■■
6.2 Area by SubCategory
Unmitigated
• n mnn ■■
■m■■■
----
■m■■■
■m■■■
■m■■■
■m■■■ --®--
■m■■■
■ ■ n■ ■ ■ ■. ■nn
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----
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un■■■ --
■m■■■
■ ■■ m
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■n
■m■■■
■m■■■ ■■■m■■■
■■■m■■■
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■m■■■
■■■m■■■
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■m■■■
■m■■■
■m■■■
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-
■m■■■ ■mn■
■m■■■
■m■■■
■m■■■ ■mn■ ■mnnm■■
■m■■■
�wWwwMMMMwWwwwwMW
Mitigated
EXANIM INWIETANIICTArINIM■u■m
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MTLA
700-1111 LTA ■fi■■■ ■ ■ ■ 91110070FETET001■■ ■■ ■
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ❑nnn ❑®no•o
a _ a
Arm®inn
❑fin
[]Ell[][][][]Ell[][][]®
[]Ell[][][]❑®nnn
:1
❑®nnn
❑rnmo Lr LrDdLil
❑®000
❑®000
®
❑ LLIE
0®000
®
❑®000
❑ noK®
❑®nnn
n®nnn
❑®nnn
n®nnn
n®nnn
®
n®nnn
n®nnn nnn®nn
nnn®nn
®
®
®
nnn®nnn
11Md1EEEJn11
n®nnn
n®nnn
n®nnn
n®nnnn®
n®nnn
®
n®nnn nnnnnn ❑®nnn n®
®nn
❑®nnn
Total
2.9560
0.7215
1 10.7207
1 0.0288
1.3130
1.3130
1.3130
1.3130
184.7750
1 725.0601
1 909.8352
0.8825
1 0.0132
935.8299
MEN
7.0 Water Detail
7.1 Mitigation Measures Water
8.0 Waste Detail
8.1 Mitigation Measures Waste
9.0 Operational Offroad
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
E1111❑❑ oi❑Tm❑ Nm 1111 ❑mEM❑❑ ❑❑Er=❑o ❑Erm El IIEI Er ❑❑Dd F❑EII[r F❑❑Erm] Boilers
E❑EIEll] DIET=❑ Nm ❑ET ❑❑fin❑EM❑❑ ❑mdnm®❑[Ir 1111®- Rom❑ F11111rm❑
❑❑[EEM❑d ❑adEh❑❑❑[EEM❑d�❑❑❑��
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■ 1`110-11-11 T ■fi■■■ ■ ■ ■ al 9 ■■■ ■ ■■ 1■■■ ■■ ■
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied User Defined Equipment
E Fill ❑❑ di ET m❑ N ❑❑ ❑Eir
11.0 Vegetation
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
■m■■mm■■■ ■■m■
_1i_L_ M_i©❑m ❑❑lln Di❑❑❑ ❑❑=Ann❑C_
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Vista Melrose
San Diego County, Annual
1.0 Project Characteristics
1.1 Land Usage
❑mod ❑m❑
❑im
M❑li❑
❑❑a4Ff'❑❑❑❑
F®Lr ❑Q-®mAr❑❑
❑❑❑❑®CLIn
❑ ❑Er Am❑❑❑❑❑r❑EEU
❑❑❑❑
❑❑❑❑m❑
❑❑❑
❑❑❑❑❑❑❑
❑
❑i ®❑ Lr❑
❑=
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❑m❑
❑❑®❑❑®❑
❑
❑in ❑❑ F ❑❑ i ❑ ❑ ❑❑dn ❑
❑❑®
D ❑ Hn❑ ❑ni ❑
❑❑❑
❑❑❑❑❑❑❑
❑❑
1.2 Other Project Characteristics
Urbanization ❑r❑-n
Climate Zone ❑❑
Utility Company ❑❑nDi❑m❑❑❑❑E❑®i❑
CO2Intensity m®❑
(lb/MWhr)
Wind Speed (m/s)
CH4 Intensity ❑❑❑❑
(lb/MWhr)
1.3 User Entered Comments & Non -Default Data
Precipitation Freq (Days) ❑❑
Operational Year ❑❑❑❑
N20 Intensity ❑❑❑❑
(lb/MWhr)
❑r❑®m❑ LJLIr ❑LLL[Ii Fri M ❑
❑❑-Id ❑ m ❑T ❑❑ ❑❑-❑❑ iiiiiiiiin❑ ❑-❑ ❑-Id r❑❑d ❑ ❑❑m Eh ❑❑ n m®❑ ❑❑1in ❑ ❑ ❑m❑❑ ®❑ di Effidl m❑ ❑ [in ®❑MEn ❑❑❑m Fill i[Tin Eh d❑7r❑❑❑❑T]
❑ ®❑❑d E ❑ll❑❑ o I ❑❑
❑ ®❑❑d E ❑rl ❑❑ [in[][]
❑ ®❑❑d E Lill Lill o,❑❑❑i=n in d❑1111 r❑❑❑❑m
❑®❑❑d E❑EI❑❑ Ein❑❑❑ice in d❑®r❑❑❑❑m
❑ ®❑❑d E [][]Lill En ❑❑
Trill[] End ❑MT ❑Emi All n❑❑ 1111rm❑FFF❑ in❑ 11 EEhdrlr AFTI Ellir d❑Tl
❑❑[EEM❑d ❑add❑❑❑[EEM❑dID❑❑❑IDID
■■■■ ■ ■■■
isiolillininillillillmlm7-mYm7m7ii—i7o MTLA
FET FE■ N 1 ■ ■■ 1105 191■■■ Fol FE■ 111■■ ff ri 111
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Vista Melrose
San Diego County, Winter
1.0 Project Characteristics
1.1 Land Usage
❑LM ❑m❑
ALL
M❑xi❑
❑❑❑A❑-❑❑❑❑
F®Or ❑❑r®mAr❑❑
❑❑❑❑®[Ln
❑ ❑or Am❑❑❑❑❑r❑EEEi
❑❑❑❑
❑❑❑❑m❑
❑LIE❑
❑❑❑❑❑❑❑
❑
❑i ®❑ L❑
❑®
Aor❑
❑®❑
❑❑®❑❑®❑
❑
❑in ❑❑ F ❑❑ i ❑ ❑ ❑❑dn ❑
❑❑❑❑
D ❑ ❑mn ❑ ❑ni ❑
❑❑❑
❑❑❑❑❑❑❑
❑❑
1.2 Other Project Characteristics
Urbanization ❑r❑-n
Climate Zone ❑❑
Utility Company ❑❑iDi❑m❑❑❑❑E❑®i❑
CO2Intensity m®❑
(lb/MWhr)
Wind Speed (m/s) ❑®
CH4 Intensity ❑❑❑❑
(lb/MWhr)
1.3 User Entered Comments & Non -Default Data
Precipitation Freq (Days) ❑❑
Operational Year ❑❑❑❑
N20 Intensity S❑
(lb/MWhr)
❑r❑IIDm❑ L]Llr ❑LLL[Ii Fri M ❑
❑❑-Id ❑ m ❑T ❑❑ lifl❑i ❑ ❑[[[]❑ ❑❑-❑❑ iiiiiiiiiifl❑ ❑ ❑ ❑-Id r❑❑d ❑ ❑❑m Eh ❑❑ n m®❑ ❑❑1in ❑ ❑ ❑m❑❑ ®❑ d i Effidl m❑ ❑ [in ®❑MF]n ❑❑❑m Fill i[Tin Fin d❑71r❑❑❑❑T]
❑ ®❑❑d E Lill[][] o I ❑❑
❑ ®❑❑d E ❑rl ❑❑ [in[][]
❑ ®❑❑d E Lill Lill o,❑❑❑imI in d❑1111 r❑❑❑❑m
❑®❑❑d E❑EI❑❑ Ein❑❑❑ice in d❑®r❑❑❑❑m
❑ ®❑❑d E [][]Lill Eh ❑❑
Trill[] End ❑MT ❑E[Tin All n❑❑ 1111rm❑FFF❑ in❑ 11 EEhdrlr AFTI Ellir d❑Tl
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
F ■■ ■nn■ ■
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ■ ■■• ■111■■■ ■■ . ■■i■■■■■�■
■■ n■■n■ ■■ ■■ ■■. 11111 ■ n■ m m ■ ■■■■ o , ■ ■ s m ■■■■r. ■■ ■ FE■ Am I■■ ■■ ■ r■m■ ■■■ m■■■■■ ■ ■ r ■■ m m■ ■■■ ■■■■■ ■ . ■■ . ■ m r ■■ ■■ . ■ ■mr ■ ■ m ®lArM ®ELIr❑®❑❑Fih ❑
E F LN ❑ir❑LJd Lin I LILE LLL11ri Lr
❑❑❑®❑
❑®❑
❑ Arm ❑ELIT❑❑ ❑❑[h ❑
E F EN ov❑dd of ImA n [Mri Er
❑❑❑❑❑
❑❑❑❑
U&M ®LLIKI®❑❑dh ❑
EF ❑❑orLJn ❑
❑❑❑®❑
❑❑❑®❑
❑iArLiA ❑Eimr❑❑ ❑❑[h ❑
E F Et❑dd of ilmiE ®i o-
❑❑❑❑❑
❑❑❑❑
❑[ArEIA ❑E[Mr❑❑ ❑❑I[h ❑
EF ER [][Ad Eh mOb n ®I [Ir
❑❑❑❑❑
❑❑❑❑
❑iAr❑❑❑ ❑❑Gh ❑
Ar❑❑EEF EN oir❑dd of IUIIIE EI[Eri Er
❑❑❑
❑❑
❑[Ar❑❑❑ ❑❑Gh ❑
Ar❑❑EEF EN linr❑dd Lr [i❑I[An Sri Er
❑❑❑
❑❑
❑fir❑❑❑ ❑❑Gh ❑
Ar❑❑EEF ❑❑ o-d n ❑
❑❑❑
❑❑❑
❑[Ar❑❑❑ ❑❑Gh ❑
Ar❑❑EEF dR❑dd ❑i IUEE Elmri [Ir
❑❑❑
❑❑
❑fir❑❑❑ ❑❑Gh ❑
Ar❑❑EEF dR❑dd of [i❑I[An E11ri ❑r
❑❑❑
❑❑
❑❑ ❑i ®❑E[[Un ❑ ❑❑m
N ❑❑ D ❑m
❑❑❑❑❑
❑❑❑❑❑
❑❑ Eh ®❑EllUn ❑ ❑❑m
N ❑❑ D ❑m
❑❑❑❑
❑❑❑❑
®®❑h ®❑EFn, ❑ ❑❑m
N ❑❑ D om
❑11=1
❑❑®❑
❑❑ Eh ®❑EllUn ❑ ❑❑m
N ❑❑ D ❑m
❑❑❑❑
❑❑❑❑
®®❑i ®❑EM-In ❑ ❑❑m
N ❑❑ D Om
❑11=1
❑❑®❑
❑ Fit❑❑❑m❑
N❑❑ ❑o-❑ ❑❑
❑❑❑❑
❑❑❑❑
❑[Fir❑❑❑m❑
Nm❑o❑ ❑❑d
❑❑❑❑
❑❑❑
❑❑ r❑di n ❑
M ❑mi ❑[E mo-❑d
❑❑❑
❑❑❑❑❑❑
❑❑❑id ❑ m
mid ❑ m❑ ❑❑ErLf ❑❑❑
❑❑❑m❑❑
❑❑❑❑❑❑❑
❑❑ohd ❑ m
mid ❑ m❑ ❑❑orEF ❑❑❑
❑❑❑m❑❑
❑❑❑❑❑❑❑
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ®®ohd ❑ m
mid ❑ m❑ ❑❑JEF ❑❑❑ ❑❑®m®❑ ❑❑®❑❑®r
®®ohd ❑ m
❑❑(AoT❑❑❑❑ ❑❑®❑ ❑®❑
®11LRUldE❑LJLIE oi❑
❑ERELAE❑LJLIE of®niA0 ❑LA❑
❑®❑ ❑®❑
®®ITRLIEdE❑LI❑❑ [in❑
❑QEt❑❑dE❑LI❑❑ [In LIT] niA❑ ❑Th❑
❑®❑
❑®❑
®11LRUldE❑LJLIE oi❑
❑LRELAE❑LJLIE of®niA❑ ❑LA❑
❑®❑
❑®❑
❑dri❑EAnd❑MT
❑Eu hETriE1❑❑ ❑or
❑❑❑❑❑
❑❑❑❑❑
®dri❑LAnd❑MT
❑ End o'TriLlLIE LILT
❑®❑
❑®❑
❑THEEAnd❑MT
❑ohdorTriEl❑❑ ❑o-
❑❑❑
❑❑❑
®dri❑LAnd❑MT
❑ End LrTriLlLIE ❑or
❑®❑
❑®❑
❑iTHEEAnd❑MT
❑ohdorTriEl❑❑ ❑o-
❑❑❑
❑❑❑
®dri❑LAnd❑MT
❑ End LrTriLlLIE ❑or
❑®❑
❑®❑
❑iTHEEAnd❑MT
❑ohdorTriEl❑❑ ❑o-
❑❑❑❑
❑❑❑❑
®dri❑LAnd❑MT
❑ End o'TriLlLIE ❑or
❑®❑
❑®❑
❑dri❑EAnd❑MT
❑ o-mTriEV❑❑ ❑or
❑❑❑❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ Erm`friEV❑❑ ❑or
❑❑®❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ o-mTriEV❑❑ ❑or
❑❑❑
❑❑❑
❑dri❑EAnd❑MT
❑ Erm`friEV❑❑ ❑or
❑❑®❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ o-mTriEV❑❑ ❑or
❑❑❑❑
❑❑❑❑
❑dri❑EAnd❑MT
❑ Erm`friEV❑❑ ❑or
❑®❑
❑®❑
❑❑❑DEiEiTri❑❑
❑T❑TR
❑❑❑
❑❑❑
®®❑[IE[IITriFIE]
❑T❑TR
❑®❑
❑❑®❑
❑❑ ❑D Dffri ❑❑
❑❑ ❑TR
❑❑❑
❑❑❑
®®❑[I E[IITri 0❑
❑ ❑ ❑TR
❑®❑
❑❑®❑
❑❑ ❑D EiEiTri ❑❑
❑ D ❑TR
❑❑❑
❑❑❑
❑❑ ❑ i Efffri ❑❑
❑ D ❑TR
❑❑❑
❑❑❑❑
2.0 Emissions Summary
❑❑[EEMlid ❑adE1❑❑❑[EEMlid IO❑ I III II
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
Eli =M-LrC_L1 ❑❑--n Di❑C❑-1-1-n1LI inLL
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied
2.1 Overall Construction (Maximum Daily Emission)
Unmitigated Construction
R_1-
FOES
OMOE
I EmEEm
❑MOO
I OMmT®
FMIM
OME®
EEE==
OMO®
EMO®TE®
Ei00000
N010EEE0
TO®m00
000 NOE
FF r
®Ct1m
AL
DODO
0®000 CC®
00®000
❑®®
00®000
00®m0
0®000
00®000
0®000
❑®00®000
❑®00®000
0®000 OrTh,-u-®
000E
EE®EEE CC®
EE®EEE
0®
E®EEE
®
E®EEE
E®EEE
E®EEE
E®EE®EEE
E®EE®EEE
E®EEE C®
Maximum
27.0656 49.7524
39.2434
0.0863
22.2318
1 2.2037
24.4355
10.5520
2.0367
1 12.5887
1 0.000E
1 8,456.7745
8,456.7745
2.2859 0.1332
8,552.6808
Mitigated Construction
RJ_ EEE
FE�GID
EMEE
EmEEE7
EMEE
OMCOTC®
F�GID EmEEm EiEEEEE
EME® EME®
NEIEEEEE
TE®E7EE
EEE
000E 0®000 CC® 00®000 1ll000
O®®
00®000
OOIIIlm0 ❑®000 00®000 ❑®000
❑®00®000 OWJOO®000
0®000 011000 O1100®
Maximum 27.0656
1 49.7524 39.2434
1 0.0863
22.2318
2.2037
24.4355
10.5520 2.0367
1 12.5887 11 0.000E
1 8,456.7745
8,456.7745
2.2859 0.1332 8,552.6808
ROG
NOx
CO
SO2
Fugitive
Exhaust
PM10 Total
Fugitive
Exhaust
PM2.5 Total
Bio- CO2
NBio-CO2
Total CO2
CH4
N20
CO2e
I
PM10
I
PM10
I
PM2.5
PM2.5
I
I
I
❑❑[EEM❑d ❑adI:h❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Percent Reduction 1 0.00 1 0.00 1 0.00 0.00 1 0.00 1 0.00 1 0.00 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00 1 0.00
2.2 Overall Operational
Unmitigated Operational
R
000
FDEJCiFF
OMm
Em00m
OMm
1IMDDTD®0
1`1111-im
OM®
Em00m
DM®
DM®TD®
Di00000
Noi00000
TD®m0❑
❑0❑ N00
0000
®CC7
m
®m
Ar00
0 0®00
0®000
0000
0®®00
000
0®00
®
0®000
0® 000
=7=7 =7=7
m0® ® ®
00 07000
Ena•00
❑®000
0®000
0®000
0®DODO®
0®000
®
0®000
0®000
000®00
® ®00 ®00
000®000
Mom®
071000
071000
071000
071000 0®000
0®000
®
071000
071000
❑7000
=71=0 ® ® ® 0®00®000
Total
3.8978
1.9228
19.4428
0.0479
2.0436
1.3420
3.3856
0.5444
1.3411
1.8855
184.7750
2,792.5089
2,977.2840
1.0209
0.1019
3,033.1774
Mitigated Operational
=WMMMPrr_
■■■
® ■�■■■■
■ ■■ ■■�■
■�■��
■�■■�■
■ ■■� ■■�■
■■■■■■
■■■■■■
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OF IW mr ■■
mr ■■
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• ■■ ■m■■■
■m■■■ ■■m■■■ ■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
n ■■
n n■■■ ■■■m■■■
■ ■■ ■m■■■
■m■■■ ■m■■■ ■m■■■■mu
-
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■m■■■
■m■■■
■■■m■■■
uunu■
unuum■■ unuum■■ ■■■m■■■
■■ m ■m■■■
■m■■■ ■m■■■ ■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■m■■■
■m■■m■■■
■m■■■ ■m■■■ ■m■■m■■■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FET IN■1 N N ■ ■■ 1105 191■■■ 111101 IN■ ■II■■ ■II
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ROG
NOx
CO
S02
Fugitive
PM10
Exhaust
PM10
PM10 Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
Bio- CO2
NBio-0O2
Total CO2
CH4
N20
CO2e
Percent Reduction
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
3.0 Construction Detail
Construction Phase
®�
■■ ■ n
■ ■■ ■nn■
■mm■■■
■m■m■■■ ■■
■ m ■ ■■■ ■n■
■ m ■ ■■■ ■n■
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■ nnn■■
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■■ m■m ■■■ ■■n ■
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Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 132
Acres of Paving: 0.97
Residential Indoor: 170,100; Residential Outdoor: 56,700; Non -Residential Indoor: 0; Non -Residential Outdoor: 0; Striped Parking Area: 2,541 (Architectural Off Road Equipment
❑❑❑m N❑❑ ❑ ❑ ®❑❑d E❑❑❑❑ Eh❑Tm❑
A❑ ❑Eh❑
❑m❑❑ ❑❑❑r❑ ❑o-m ❑❑❑Er
I ❑❑❑d F❑E:Iflr
o-❑❑11hd ❑®i Elm❑❑ El
D ❑❑ ❑RiL:h tEFFnFT1MT[1
ID
El ❑❑❑ ❑❑
❑❑
❑❑ ❑d>�
❑ ❑®❑ 111111
❑®
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied D❑❑ ❑GI
Rm❑o- Tir❑d D❑LE❑ I IrID❑
❑❑❑
❑®
Eli ®❑r❑❑❑ ❑IIEn
Rm❑lr Tir❑d D❑m ❑ ❑®❑
❑❑❑
❑®
❑i IID ❑r❑❑o ❑1Ln
Tr❑®®❑❑d or®❑ISIDm I ❑®❑
❑❑
❑®
❑ r❑din ❑
E ®m®-❑
❑
❑®❑
❑❑❑
❑®
❑r❑din❑
❑ralor❑
❑
❑®❑
❑❑❑
❑IID
❑r❑din❑
Rm❑o Tir❑d D❑m❑
❑
❑®❑
❑❑❑
❑®
❑ r❑din ❑
Tr❑LLE]r®❑❑d Lr®❑®m
❑
❑®❑
❑❑
❑®
❑ [M❑
E gym®❑
❑
❑®❑
❑❑❑
❑®
❑❑dn❑
❑raior❑
❑
❑®❑
❑❑❑
❑IID
❑❑dn❑
❑❑m❑
❑
❑®❑
❑❑❑
❑®
❑❑dn❑
❑❑dn❑ E❑dLIE oi❑
❑
❑®❑
❑❑❑
❑®
❑❑dn❑
R®-❑
❑
❑®❑
❑❑
❑®
❑d[din❑ ❑oi®❑LL[Un
❑ram❑❑
❑
❑®❑
❑❑❑
❑IID
❑d[din❑ ❑oi®❑EE[En
F❑rFrim
❑
❑®❑
❑❑
❑®
❑❑[din❑ ❑oi®❑1781
❑EhEr❑III' ❑❑®
❑
❑®❑
❑❑
❑IID
❑ d [din ❑ ❑ of ®❑EEIDn
Tr❑®®❑❑d Q =❑gym
❑
❑®❑
❑❑
❑®
[][][din[] ❑oi®❑1781
❑ ❑rdor❑ ❑
❑®❑
❑❑ ❑IID
ArQEJ®EE1Er❑m❑E1ih❑
Air ❑❑❑ o-❑EEI]r❑ ❑ ❑®❑
C❑ ❑®
Trips and VMT
❑❑❑mN❑❑❑
❑®❑❑d E❑❑❑❑Eh❑
❑ ❑[En ❑
❑ ErDiTri❑
N m ❑o
❑oido-Tri❑
N ❑❑ ❑Eir
❑❑❑Gh❑Tri❑
NEE] m-
❑ o-m Tri❑
❑ h ❑®
❑❑id❑rTri❑
❑D1 ❑®
❑❑❑Gn❑Tri❑ ❑ ErEEr ❑❑dM
❑[En ❑® ❑ ®m
❑oid❑-❑❑❑FFT
❑ ®m
❑❑❑Gh❑
❑ ❑d ®❑ ®m
D ❑❑ 0
❑
❑❑®❑
❑®❑
❑❑❑®❑
❑❑®❑
❑®❑
❑❑®❑ d) dM i [I
❑ DT deli ❑
1111 DT
❑i®❑r❑❑E-❑I[Un
❑
❑❑❑❑
❑®❑
❑®❑
❑❑❑❑
❑®❑
❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑r❑din❑
❑
❑❑❑❑
❑®❑
❑❑❑[[[]❑
❑❑❑❑
❑®❑
❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑ [UM❑
❑
❑❑❑
❑®❑
❑®❑
❑❑®
❑®❑
❑❑®❑ d) ❑M i ❑
❑ DT dMi ❑
❑ ❑ DT
❑❑[in❑
❑
❑❑❑❑
❑®❑
❑®❑
❑❑FFFI-I
❑®❑
❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑❑idin❑ ❑on®❑EMI
❑
❑❑❑❑
❑❑®❑
❑®❑
❑❑®
❑®❑
❑❑®❑ d)dMi❑
❑DTdMi❑
❑❑DT
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MTLA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied ArLIJ®=r❑mmCin❑ I ❑ ❑®❑ ❑®❑ ❑❑= ❑®❑ ❑❑®❑ mdbli❑ ❑DTLMi❑ ❑❑DT
3.1 Mitigation Measures Construction
3.2 Demolition - 2024
Unmitigated Construction On -Site
R
N 1I11 ❑❑❑
1 F❑❑GID
❑M❑❑
Em❑❑m
❑M❑❑
❑M❑❑T❑IID❑
F❑❑GID
❑M❑®
I Em❑❑m
❑M❑®
❑M❑®T❑® ❑i❑❑❑❑❑
N❑i❑❑❑❑❑
T❑®m❑❑
❑❑❑ N❑❑
❑❑
❑ ❑❑❑JEI ®[dm ❑[d m
F❑❑100D❑m
11=00
❑❑m❑
❑❑❑❑❑
®
❑❑❑❑❑
❑❑❑❑❑
❑❑❑❑❑
❑❑❑❑❑
❑ EIR EIEd
❑®❑❑❑ ® ❑❑IID❑❑❑
®
❑IID❑❑❑
❑IID❑❑❑
❑®❑❑❑
❑UDDUDD❑
❑®❑❑®❑❑❑
❑IID❑❑❑
Total 2.2437 20.8781 19.7073 1 0.0388
1 2.0747
0.9602
3.0348
0.3142
0.8922
1.2064
3,747.4228
3,747.4228
1.0485
3,773.6345
Unmitigated Construction Off -Site
�Lmvw r q
���
���
M
���
���
=
=
=
= 9
■ ■m■■ ■ � � mr ■■ mr
■ ■■R ■ I ■m■■■ unu■ ■m■■■ unu■■m■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■ ■m■■■ ■m■■■ ■■■m■■■
■ ■ . ■ unuum■■ unu■ ■m■■■ unuum■■
■mu■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■ ■m■■■■mu unu■ ■unu■
■ ■ n ■m■■■ unu■ ■m■■■ unu■■m■■
■m■■■
■m■■■■m■■
■m■■■
■m■■■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■ ■m■■■■m■■ ■m■■■■m■■ ■■■m■■■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0691 1 1.4899 1 0.7545 1 7.4500e-003 0.3251 1 0.0124 1 0.3375 1 0.0883 1 0.0118 1 0.1001 1 1 813.6210 1 813.6210 1 0.0385 1 0.1141 1 848.57 Mitigated Construction On -Site
R
N 00 ❑0❑
FDdGID
DM00
I Em00m
DM00
OMmT®
FDdGID
DMD®
Em00m
DMD®
[IMI]EI]TI]EIIE Di00000
N0100000
TD®m00
000
1 N0EI ❑❑
FD�GIDDOm 00
®
0®000 0® ❑®000 ❑®000 ❑®D00
0®000
❑ IMIRDIIJ 0®000 CC® 00®000 C®
®
0®000 ❑®000 ❑®000 ❑®000 ❑®00®000 ❑®00®000 ❑®000
Total 2.2437 20.8781 19.7073 0.0388
2.0747
0.9602
3.0348
0.3142
0.8922
1.2064
0.0000
3,747.4228
3,747.4228
1 1.0485
3,773.6345
Mitigated Construction Off -Site
mr
■■ mr ■■
AL
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ ■munm■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■ ■mu■ uunu■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
■■■■ ■ ■■■
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
F07110IFIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0691 1 1.4899 1 0.7545 1 7.4500e-003 0.3251 1 0.0124 1 0.3375 1 0.0883 1 0.0118 1 0.1001 1 1 813.6210 1 813.6210 1 0.0385 1 0.1141 1 848.57
3.3 Site Preparation - 2024
Unmitigated Construction On -Site
R
N
00 DoD
FOdGID
DMDD
I Em00m
DMDD
OMmT®
FOdGID
DMD®
Em00m
DMD®
DMD®TOTI1100000
NOIODDOD
TO®m110
000
1 N00 ❑❑
FD71GIDDOm I 1®
DD®DDD OD®D D®DDD DD®DDD D®DDD
D®DDO
❑ EDRCo;J 0®DDD CC® DD®DDD C®
®
0®DDD 0®DDD 0®DDD 0®DD®DDD D®00®DDD 0®DDD
Total 2.6609 27.1760 18.3356 0.0381
19.6570
1.2294
20.8864
10.1025
1.1310
11.2335
3,688.0100
3,688.0100
1 1.1928
3,717.8294
Unmitiaated Construction Off -Site
NEW Imr
■■ mr u
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0547 1 0.2084 1 0.4459 1.9900e-003 0.1750 1.8000e-003 0.1768 1 0.0470 1.7000e-003 0.0487 207.7208 1 207.7208 6.2100e-003 0.0159 1 212.67 Mitigated Construction On -Site
R
N 00 ❑0❑
FDdGID
DM00
I Em00m
DM00
OMmT®
FDdGID
DMD®
Em00m
DMD®
[IMI]EI]TI]EIIE Di00000
N0100000
TD®m00
000
1 N0� ❑❑
FD�GIDDOm I 000
®
00®000 00®0 0®000 00®000 0®D00
0®000
❑ IMIRDIIJ 0®000 CC® 00®000 C®
®
0®000 ❑®000 ❑®000 ❑®000 ❑®00®000 ❑®00®000 ❑®000
Total 2.6609 27.1760 18.3356 0.0381
19.6570
1.2294
20.8864
1 10.1025
1.1310
11.2335
1 0.0000
1 3,688.0100
1 3,688.0100
1 1.1928
3,717.8294
MEMEME
Mitigated Construction Off -Site
mr
■■ mr ■■
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0547 1 0.2084 1 0.4459 1.9900e-003 0.1750 1.8000e-003 0.1768 1 0.0470 1.7000e-003 0.0487 207.7208 1 207.7208 6.2100e-003 0.0159 1 212.67
3.4 Grading - 2024
Unmitigated Construction On -Site
R
N
00 000
I FOdGID
OM00
I Em00m
OM00
OMmT®
FOdGID
OMO®
Em00m
OMO®
[IMI]EI]TI]EIIE Oi00000
N0100000
TD®m00
000
1 N0EI ❑❑
0'0 BA
m ®Cd CO
FOOGIDDOm 1 11111700
®
0®000
0® 0®000 0®000 0®000
0®000
❑ 0D RCOJ 0®000 CC® 00®000 C®
®
0®000
0®000 0®000 0®00®000 0®00®000 0®000 EUDEMEM
Total 2.3709 25.3424 18.0723 0.0429
8.1559
0.9940
9.1498
3.5412
0.9144
4.4556
4,154.0690
4,154.0690
1 1.3435
4,187.6568
Unmitiaated Construction Off -Site
�Wmff_
NEW Imr
■■ mr u
AL
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ ■munm■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■ ■mu■ uunu■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0730 1 1.7381 1 0.8224 1 8.5300e-003 0.3573 1 0.0144 1 0.3717 1 0.0971 1 0.0138 1 0.1109 1 1 933.2611 1 933.2611 1 0.0448 1 0.1332 1 974.07 Mitigated Construction On -Site
R
N 00 000
I FOdGID
OM00
I Em00m
OM00
OMmT®
FOdGID
OMO®
Em00m
OMO®
[IMI]EI]TI]EIIE Oi00000
N0100000
TD®m00
000
1 N0EI ❑❑
0'0 BA
m ®Cd CO
FOOGIDDOm 1 11111700
®
0®000
0® 0®000 0®000 0®000
0®000
❑01RMJ 0®000 CC® 00®000 C®
®
0®000
0®000 0®000 0®000 0®00®000 0®00®000 0®000
Total 2.3709 25.3424 18.0723 0.0429
8.1559
0.9940
9.1498
3.5412
0.9144
1 4.4556
0.0000
1 4,154.0690
1 4,154.0690
1 1.3435
4,187.6568
Mitigated Construction Off -Site
mr
■■ mr ■■
AL
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ ■munm■■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■ ■mu■ uunu■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0730 1 1.7381 1 0.8224 1 8.5300e-003 0.3573 1 0.0144 1 0.3717 1 0.0971 1 0.0138 1 0.1109 1 1 933.2611 1 933.2611 1 0.0448 1 0.1332 1 974.07
3.5 Utilities - 2024
Unmitigated Construction On -Site
R
N
00 000
I FOdGID
OM00
I Em00m
OM00
OMmT®
FOdGID
OMO®
Em00m
OMO®
[IMI]EI]TI]EIIE Oi00000
N0100000
TD®m00
000
1 N0EI ❑❑
OrEl MET]
U11d ET]
FOOGIDDOm 11111700
®
0®000 0® 0®000 0®000 0®000
0®000
❑ 0DREIEI1 0®000 C® 0®000 C®
®
0®000 0®000 0®000 0®00®000 0®00®000 0®000 EUDEMEM
Total 0.3605 2.8057 6.5301 0.0103
0.0000
0.1382
0.1382
0.0000
0.1271
0.1271
1,000.5307
1,000.5307
1 0.3236
1,008.6205
Unmitiaated Construction Off -Site
NEW Imr
■■ mr u
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■m■■■
■■m■■■
■m■■■■mu unuum■■ ■unu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
FETINEIIIIIIIIN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0212 1 0.1878 1 0.1901 1.2000e-003 0.0764 1.3000e-003 0.0777 1 0.0209 1.2400e-003 0.0221 127.2431 1 127.2431 3.8900e-003 0.0137 1 131.47 Mitigated Construction On -Site
R
N ❑❑ ❑o❑
I FodGID
❑M00
I Em00m
❑M00
EiMmT®
FDdGID
❑MD®
Em00m
❑MD®
[IMI]EI]TI]EIIE ❑i000E111
N0100000
TD®m0❑
❑0❑
N0� ❑❑
0'0 BA
m ®Cd CO
FOOGIDDOm 1 11111700
®
0®000 0® 0®000 0®000 0®000
0®000
❑ 0DREIEI1 0®000 C® 0®000 C®
®
0®000 0®000 0®000 0®000 0®00®000 0®00®000 0®000
Total 0.3605 2.8057 6.5301 0.0103
0.0000
0.1382
0.1382
0.0000
0.1271
1 0.1271
1 0.0000
1 1,000.5307
1 1,000.5307
1 0.3236
1 1,008.6205
Mitigated Construction Off -Site
mr
■■ mr ■■
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■m■■■
■■m■■■
■m■■■■mu unuum■■ ■unu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
F07110-111111IN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0212 1 0.1878 1 0.1901 1.2000e-003 0.0764 1.3000e-003 0.0777 1 0.0209 1.2400e-003 0.0221 127.2431 1 127.2431 3.8900e-003 0.0137 1 131.47
3.6 Paving - 2024
Unmitigated Construction On -Site
R N
❑0❑
FOdGID
OM00
I Em00m
OM00
I OMmT®
FOdGID
❑M0®
Em00m
❑M0®
[IM [][[[IT IIIIIIE 11i00000
NO100000
TD®m00
000
N0�
0 omEnd ❑®000
®
00®000
CDC
11®111111
0®000
0®000 071000
ELI11111117717 0®...®000
1 1111 11 ILI
0®00®
[][][In[]❑®000
®
0®000
0®000 0®000 0®000
C®
Total 1.6474
15.4221
19.1752
0.0341
0.6846
0.6846
0.6299
0.6299
3,303.2169
1 3,303.2169
1.0683
3,329.9250
Unmitiaated Construction Off -Site
NEW Imr
■■ mr u
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
F07110-111111IN ■FIFETEGI p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0491 1 0.2049 1 0.4033 1.8600e-003 0.1585 1.7200e-003 0.1603 1 0.0427 1.6300e-003 0.0443 194.3078 1 194.3078 5.8200e-003 0.0156 1 199.0915 Mitigated Construction On -Site
R N
❑❑
❑0❑
FodGID
❑M00
I Em00m
❑M00
EiMmT®
FDdGID
❑MD®
Em00m
❑MD®
[IMI]EI]TI]EIIE 11i000El11
NOIO000❑
TD®m0❑
❑0❑
N0�
❑omEnd ❑®000
®
00®000
(�®111111
0®000
❑®000 ❑71000®ETIE]
.�®000
ELIIIIJ 7E]FIE0711101111
0®00®
❑Odn❑ ❑®000
®
❑®000
❑®000 ❑®000
DEM
Total
1.6474
15.4221
19.1752
1 0.0341
0.6846
0.6846
0.6299
0.6299
0.0000
1 3,303.2169
1 3,303.2169
1 1.0683
3,329.9250
Mitigated Construction Off -Site
mr
■■ mr ■■
■ ■■rr ■ ■m■■■
■mu■ ■m■■■ unu■
■mu■
■mu■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■
■m■■■ ■m■■■ ■m■■■
■ ■ . ■ ■muum■■
unu■ ■m■■■ unu■■m■■
■m■■■
■mu■■m■■
■m■■■
■m■■■■m■■
■m■■■■m■■
■m■■■■m■■ -
■■m■■■
■■m■■■
■m■■■■m■■ ■m■■■ ■■m■■■
■ ■ n ■m■■■
unu■ ■m■■■ unuum■■
■mu■
■mn■■m■■
■m■■■
■mu■
■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu unuum■■ uunu■
❑❑[EEM❑d ❑adI:h❑❑❑[EEM❑d�❑❑❑��
010101010101010
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
■ ■■ N ■FIFETE-I p ■■■ ■ ■■ m■■ m
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total 0.0491 1 0.2049 1 0.4033 1.8600e-003 0.1585 1.7200e-003 0.1603 1 0.0427 1.6300e-003 0.0443 194.3078 1 194.3078 5.8200e-003 0.0156 1 199.0915
3.7 Building Construction - 2024
Unmitigated Construction On -Site
R
N
D0D
I FOdGID
DMDD
I EmDOm
DMDD
I OMmT®
FaRim
DMD®
I EmDOm
DMD®
DMD®TD®
Di00000
1 NDIDDDOD
TD®m00
1 000
N—
---
DOIRFId 111111111I11 -1 1 11111111111111 -I:: 77DOCI IIIIIIIIIIII IIIIIIIIII Total
1.4716
13.4438
16.1668
0.0270
0.6133
1 0.6133
0.5769
0.5769
2,555.6989
1 2,555.6989
1 0.6044
2,570.8077
Unmitiaated Construction Off -Site
�
�©� � ■■ ■
■■ nil
n■■n
■ ■■ un■
■■ nil
n■■n
■ ■m ■m■
■ ■■■ ■ ■
■ ■■■ ■ ■
■mil ■ ■
��.
■IT■F
■ ■mm■ ■
OPP MW mr ■■
mr
JL
■ ■mR ■
I ■mmm■ unu■ ■mmm■ unu■ ■mmm■
■mmm■
■mmm■
■mmm■ ■mmm■
■m
■mmm■
■mmm■
■mmm■
■mmm■ ■ n ■■
■■ .■
■m■■■ unu■ ■m■■■ ununm■■ ■mu■
■mn■■m■■
■m■■■
■mu■ ■m■■■■m■■
■m■■■
■■■m■■■
■■■m■■■
■m■■■■mu
■mu■ uunu■
■ ■ mm
■Illmm■ ■Illmm■iiiiiiislitsmititilliolol Ellison■111■■■mlll■■ ■Illmm■ ■Illmm■ ■Illmmmmlllm■ ■Illmm■ ■mmlllmm■
■mmlllmm■
■Illmmmmlllm■
milt 111111111 ■mmlllmm■
❑❑[EEM❑d ❑add❑❑❑[EEM❑d�❑❑❑��
isiolillininillillillmlm7-mYm7m7ii—i7o MWA
Eli =M-LrC_L1 LIE] [in Di❑L❑-1-1-n1LI inLL
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Mitigated Construction On -Site
R N-i- DD NON
FOdGID
OMDD
EmDOm
❑MDD
OMOOTD®D
FOdGID
OMD®
EmDOm
OMD®
OMO®TD®
DiDDDDD
NDIDDDDD
TD®mDD DDD NON
DOm
D ®C[] DD
L rTTrRD1A N®NNN
® NN®NNN ®
N®NNN
N®NNN
N®NNN ❑®DDD
N®NNN N®NN®DDD ❑®NN®DDD
❑®DDD
I 6
Total 1.4716
13.4438 16.1668
0.0270
0.6133
0.6133
0.5769 0.5769
0.0000 2,555.6989
2,555.6989
1 0.6044
2,570.8077
Mitigated Construction Off -Site
RJ_
NJ_
NN
NNN
I FNNGID
NMDD
I EN7717177
❑MNN
I NMmTNIQ]
FI 11-F
NMN®
EN7OOm
NMN®
NMN®TN® NiNNNNN
NNINNNNN
TN®N7NN
NNN
NON
❑ D®D6 N
®Cd DD
®[d m
LEI
11111111111
D®DDD
C®
D®DDD
C®
NZI]DDD
D®DDD
D®DDD
OLI➢Om
O®DDD
❑®DDD
❑®DDD
❑®DDD
❑®DDD
D®Cm
OWIDON
NNidEr
D®DDD
®
D®DDD
®DD
®DDD
D®DODO®DD
D®DDD
®
D®DODO®DD
D®DDD
DDD®DDD
DDD®DDD
D®DODO®
❑ Q EE
❑®DDD
C®
❑®DDD
®DD
0= NDIIDD®DD
❑®DDD
0=
❑®DODO®DD
D®DDD
DDD®DDD
DDD®DDD D®DODO®
®DD
C®JL
Total
0.1160
0.6830
0.9851
5.2100e-003
0.3906
5.2000e-003
0.3958
0.1057
4.9200e-003
0.1107
545.9479
545.9479
0.0165
0.0508
561.4928
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Unmitigated Construction On -Site
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16.0847
0.0270
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Unmitigated Construction On -Site
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1 1.8091
2.9700e-003
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Unmitigated Construction Off -Site
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