cc 2024 AR 04/23 appeal of p23-0298 quick quack car wash — Vista City Council, April 23, 2024 (part 1 of 4)

ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: PH1
Prepared by: Michael Ressler, City Planner Meeting Date: April 23, 2024 Approved by:

Joe Vacca, Community Development Director
John Conley, City Manager Agenda Location: Public Hearing SUBJECT: APPEAL OF P23-0298, QUICK QUACK CAR WASH
RECOMMENDATION:

1.Open, conduct, and close a public hearing to receive testimony regarding Planning Case No. P23- 0298, the Quick Quack Car Wash project.

2.Adopt Resolution No. 2024- , denying the appeal and approving a Special Use Permit and a Site Development Plan to construct and operate a 3,363 square foot drive-through car wash to include vacuum stations and associated site improvements on approximately one-acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue (APN 221-661-03-00).

CORRELATION TO CITY COUNCIL GOALS: Economic Development.

PRIOR ACTION: None.

PRIOR PLANNING COMMISSION ACTION: On March 5, 2024, adopted Planning Commission Resolutions No. 2024-05, approving a Special Use Permit and a Site Development Plan to construct and operate a 3,363 square foot drive-through car wash to include vacuum stations and associated site improvements on approximately one-acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue (APN 221-661-03-00). (Vote: 6-0).

The Planning Commission Staff Report and Minutes from March 5, 2024, are included as Exhibit 2. An appeal of the Planning Commission’s March 5, 2024, decision regarding the project was filed by Gina Austin, Austin Legal Group, APC, on March 14, 2024. The appeal letter is included as Exhibit 4.

STATEMENT ON THE SUBJECT: The proposed project consists of a Special Use Permit and a Site Development Plan to construct and operate a 3,363 square foot drive-through car wash to include vacuum stations and associated site improvements on approximately one-acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue. The submitted site plan indicates the proposed 3,363 square foot drive-through car wash building would be centrally located on the site and parallel to the southern property line. The car wash building would contain a 22 foot 8 inch wide by 108 foot long automated wash tunnel as well as supporting equipment rooms, and employee lounge with restroom.

AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
Approved above recommendation, adopted City Council Resolution No. 2024-53.

Vote: 5-0.

MEETING DATE: April 23, 2024
PAGE 2
SUBJECT: APPEAL OF P23-0298, QUICK QUACK CAR WASH
According to the applicant, customers will have the opportunity to utilize nine covered vacuum stations after they exit the car wash. Payment for the car wash service will be accepted by an employee at each queuing lane entrance. Hours of operation are generally from 7:00 a.m. to 9:00 p.m. daily. Business operations require a minimum of two to three employees on-site at all times.

The proposed Quick Quack Car Wash building will exhibit a prototype design featuring split-face and honed masonry block as well as stucco finish. The proposed building design includes a horizontal parapet with raised tower elements featuring stucco projections at the entrance and exist of the car wash building.

Other architectural features include metal canopies, metal reveals, decorative fascia, and storefront windows.

Access to the project site would be provided via a 32-foot-wide driveway along Poinsettia Avenue.

Parking on the site would consist of nine spaces that are serviced by self-service vacuum stations and covered by a canopy system that is integrated within the vacuum stations/systems as well as three standard parking spaces. Vehicular access to the car wash tunnel is taken through a separate queuing lane located at the rear of the site. The car wash queuing lane leads customers to two pay lanes and continues to the entrance of the car wash tunnel.

Planning Review. The City’s Vista Business Park Specific Plan Development Code requires consideration of a Special Use Permit to allow a car wash facility in the Use Area “A” zone. The intent of the Special Use Permit process is to minimize potential impacts generated by a car wash. Specific design features and operational restrictions have been included in the project or required as Conditions of Approval to minimize potential impacts. These design features and operational restrictions include: a substantial landscape setback along the northern, eastern, and western property boundary to provide an appropriate buffer between the subject site and the adjacent commercial/industrial uses; architectural enhancements on all four elevations of the building; and limited hours of operation for the facility. These design features, in association with operation restrictions within the attached Conditions of Approval, will ensure compatibility between the proposed project and the adjacent surrounding land uses.

General Plan. The General Plan designation for the project site is General Commercial (GC). This land use designation allows for uses such as community shopping centers, restaurants, automotive services, and car wash facilities; therefore, the proposed drive-through car wash is consistent with the General Plan.

In addition, the project would improve a blighted site located along a major thoroughfare in accordance with General Plan policies. General Plan consistency documentation can be found in the March 5, 2024, Planning Commission PowerPoint presentation included as Exhibit 3.

Zoning. The Vista Business Park Specific Plan Use Area “A” zone allows for car wash facilities upon granting of a Special Use Permit. Therefore, if the Planning Commission approves the applicant’s request for a Special Use Permit, inclusive of the Site Development Plan, the proposed drive-through car wash business would be consistent with the land uses permitted in the Vista Business Park Specific Plan. Staff recommends that the City Council make the findings for a Special Use Permit and Site Development Plan, as included in Exhibit 1.

Environmental. The proposed project is exempt from environmental review under State CEQA Guidelines Section 15332 - In-Fill Development Projects, which is a Class 32 categorical exemption. The proposed car wash project meets the following five conditions of Class 32 exemptions: (a) it would be consistent with the applicable designations and policies of the City's General Plan and Zoning Ordinance; (b) it would be developed within City limits on a site no more than five acres that is substantially surrounded by urban uses; (c) the project site does not contain any habitat for endangered, rare or threatened species; (d) approval of the project would not result in significant effects related to traffic, noise, air quality, or water quality; and (e) the site is adequately served by all required public utilities and services. 04/23/2024 PH1 2 of 747

MEETING DATE: April 23, 2024
PAGE 3
SUBJECT: APPEAL OF P23-0298, QUICK QUACK CAR WASH
The applicant undertook technical reports to verify the project would not result in any significant effects to the surrounding environment including: a Biological Investigation prepared by Alden Environmental, Inc.; Noise Study prepared by Salem Engineering, Inc.; Air Quality, Greenhouse Gas, and Energy Impact Assessment prepared by Salem Engineering, Inc.; Local Transportation Study prepared by Linscott Law and Greenspan; and a Storm Water Quality Management Plan prepared by Kimley-Horn and Associates, Inc. The conclusions within these reports confirmed the project will not generate significant impacts to traffic, noise, air quality, water quality, and habitat for endangered, rare or threatened species.

Planning Commission Review. The Planning Commission reviewed the proposal on March 5, 2024, and approved the Special Use Permit and Site Development Plan. The Planning Commission Staff Report and Minutes are included as Exhibit 2. An appeal of the Planning Commission’s decision regarding the project was filed by Gina Austin, Austin Legal Group, APC, on March 14, 2024 (Exhibit 4).

An appeal letter addressed to the City Council is attached as Exhibit 7.

FISCAL IMPACT: Based on the County Assessor's records, the project site has a current assessed value of $772,602. The City receives approximately $1,143 per year in property tax for this parcel. The applicant has provided an estimated total assessed value of $10,000,000 at the completion of the car wash project.

This is estimated to generate approximately $14,800 in annual property tax revenue for the City.

EXHIBITS:

1.City Council Resolution No. 2024- , denying the appeal and approving a Special Use Permit and a Site Development Plan to construct and operate a 3,363 square foot drive-through car wash to include vacuum stations and associated site improvements on approximately one-acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue (APN 221-661-03-00).

A.Conditions of Approval
B.Project Plans (reduced)
C.Technical Reports

2.Planning Commission Staff Report and March 5, 2024 Minutes

3.Planning Commission PowerPoint Presentation

4.Appeal Letter

5.Written Correspondence

6.Project Location Map

7.Appeal Letter to City Council

8.Full Scale Project Plans (limited distribution)
04/23/2024 PH1 3 of 747

P23-0298 res
RESOLUTION NO. 2024-

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

CALIFORNIA, DENYING THE APPEAL AND APPROVING A SPECIAL USE PERMIT AND A SITE DEVELOPMENT PLAN TO CONSTRUCT AND OPERATE A 3,363

SQUARE FOOT DRIVE-THROUGH CAR WASH TO INCLUDE VACUUM STATIONS

AND ASSOCIATED SITE IMPROVEMENTS ON APPROXIMATELY ONE-ACRE OF

VACANT LAND LOCATED AT THE NORTHEAST CORNER OF BUSINESS PARK DRIVE AND POINSETTIA AVENUE (APN 221-661-03-00)
APPLICANT: Newmark Merrill Companies, Inc.

PLANNING CASE: P23-0298
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, Newmark Merrill Companies, Inc., filed an application for a Special Use Permit and a Site Development Plan to construct and operate a 3,363 square foot drive- through car wash to include vacuum stations and associated site improvements on approximately one-acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue (APN 221-661-03-00).

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

A one-acre parcel of vacant land located on the northeast corner of Business Park Drive and Poinsettia Avenue, and also identified as Assessor’s Parcel Number 221-661-03-00.

C. Pursuant to Chapter 18.48 of the Development Code, the Planning Commission held a duly noticed public hearing on the requested Special Use Permit and Site Development Plan on March 5, 2024.

D. At said hearing, Staff Reports both written and oral were received in evidence and all persons desiring to speak on the proposed Special Use Permit and Site Development Plan were heard. At the conclusion of said hearing, after consideration of all evidence presented, the Planning Commission adopted Resolution No. 2024-05 approving a Special Use Permit and Site Development Plan to construct and operate a 3,363 square foot drive-through car wash to include vacuum stations and associated site improvements on approximately one- acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue.

E. The proposed project is exempt from environmental review under State CEQA Guidelines Section 15332 - In-Fill Development Projects, which is a Class 32 categorical exemption. The proposed car wash project meets the following five conditions of Class 32 exemptions: (a) it would be consistent with the applicable designations and policies of the City's General Plan and Zoning Ordinance; (b) it would be developed within City limits on a site no more than five acres that is substantially surrounded by urban uses; (c) the project site does not contain any habitat for endangered, rare or threatened species; (d) approval of the project would not result in significant effects related to traffic, noise, air quality, or water quality; and (e) the 04/23/2024 PH1 4 of 747
EXHIBIT 1

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site is adequately served by all required public utilities and services.

F. On March 13, 2024, an appeal of the Planning Commission’s approval was filed.

G. The City Council held a duly noticed public hearing to consider the appeal of the Planning Commission’s approval of the Special Use Permit and Site Development Plan on April 23, 2024.

2. Action.

A. The above recitations are true and correct.

B. The City Council makes the following findings with regard to the Special Use Permit request based on the evidence reasons presented in the agenda report and as follows:

1. The proposed use is consistent with the General Plan and any applicable specific plan for the following reason:

The General Plan land use designation for the project site is General Commercial (GC). The GC designation allows for uses such as community shopping centers, restaurants, automotive services, and car wash facilities. A Special Use Permit has been requested for a drive-through car wash facility, and conditions of approval are attached to this resolution to ensure compliance with the City’s Development Code, Vista Business Park Specific Plan, and other requirements. With implementation of the Conditions of Approval (included as Exhibit A), the project would be consistent with the General Plan and the GC land use designation.

2. The proposed use, in the manner to be conducted, is permitted in the applicable zone and will conform to applicable federal, state, and local laws or regulations for the following reason:

The project site is zoned Vista Business Park Specific Plan Use Area “A”, which permits a broad range of commercial uses by right and requires a Special Use Permit for car wash facilities. The applicant has requested a Special Use Permit and staff has included Conditions of Approval to regulate the design and use of the drive-through car wash facility to ensure compatibility with the surrounding development. With approval of a Special Use Permit, the proposed drive-through car wash would be a permitted commercial use; therefore, the project would be consistent with the applicable zoning designation.

3. The site for the proposed use has a size that is sufficient to reasonably accommodate the planned activities and will be served by existing infrastructure and utilities sufficient to serve the neighborhood, inclusive of the proposed use, for the following reason:

The project site is 43,762 square feet in size and the proposed drive-through car wash buildings would occupy 3,812 square feet (9 percent) of the site area; parking would occupy 2,870 square feet of the site (7 percent) and landscaping would occupy 9,856 square feet (approximately 23%) of the site; therefore, the site is of sufficient size to accommodate the proposed use. The project site is adjacent to public streets to the south and west, and nearby utilities and services are currently available to the project sight and to the surrounding area; therefore, the existing infrastructure and utilities are sufficient to serve the 04/23/2024 PH1 5 of 747

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P23-0298 res
surrounding development inclusive of the proposed project.

4. The design, location, size, and operating characteristics of the proposed use will be compatible with the existing and planned land uses in the vicinity for the following reasons:

The project has been designed to complement the existing commercial and industrial development within the near vicinity by incorporating a combination of features including decorative CMU block, stucco, metal fascia, and metal awnings. The new drive-through development would include landscape areas designed to enhance the project design, while complying with the city’s landscape ordinance requirements. Also, the proposed land use (drive-through car wash) is compatible and consistent with adjacent retail commercial and industrial land uses, as well as similar land uses in the surrounding vicinity.

5. The proposed use, at its location, will provide the neighborhood and/or city with a service or facility that will contribute to its general welfare for the following reason:

The proposed drive-through car wash is conveniently located along a relatively busy commercial corridor along Business Park Drive to the west and Poinsettia Avenue to the south. There are several residential areas in the nearby vicinity of the subject site that will also benefit from the services to be provided by this development.

Therefore, the proposed use will provide an additional car wash option that will contribute to the general welfare of the surrounding community and residents.

6. The proposed use, and its operation, will not be unduly detrimental to: (i) the health, safety or general welfare of persons residing or working in the vicinity; (ii) property or improvements in the vicinity; or (iii) the fiscal or economic interests of the City of Vista for the following reasons:

The proposed drive-through car wash would not create a nuisance to surrounding properties because it was designed to operate within the parameters of the site improvements, would integrate with the traffic flow within the existing area, and would provide adequate stacking to maintain safe traffic operations. Further, detailed Conditions of Approval as described in Exhibit A are included to ensure safe operations, site security, and compatibility with surrounding land uses.

C. The City Council makes the following findings with regard to the Site Development Plan request based on the evidence reasons presented in the agenda report and as follows:

1. All applicable elements of the General Plan, Development Code regulations, Design Guidelines, 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.

a. The General Plan land use designation for the project site is General Commercial (GC), allows for uses such as community shopping centers, restaurants, automotive services, and carwash facilities. Approval of the requested Special Use Permit and Site Development Plan, and the associated project conditions, to construct a drive-through car wash that will serve the residents and commuters in the area, ensures that the proposed project 04/23/2024 PH1 6 of 747

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is consistent with the General Plan.

b. The Vista Business Park Specific Plan Use Area “A” Zone establishes the development standards applicable to new construction. Consistent with this requirement, the application is being reviewed for conformity with the City’s development standards and Specific Plan requirements. The applicant has requested a Special Use Permit and Site Development Plan for a drive-through car wash. Conditions of Approval, as described in Exhibit A, have been prepared for the project to regulate the design and use of the drive- through facility and to ensure compatibility with the surrounding development. With approval of a Special Use Permit, the proposed drive-through car wash would be a permitted commercial use; therefore, the project would be consistent with the applicable Vista Business Park Specific Plan Use Area “A” Zone.
c. The proposed project is consistent with the requirements of the Design Review Manual because the building design is compatible with existing buildings and development in the surrounding area and incorporates the use of various materials, colors, and architectural enhancements. The architectural design would reflect a modern design with a mixture of textures and finishes. The proposed building materials would incorporate decorative CMU block, stucco, and metal accents. Other architectural features include metal awnings and tower elements which further differentiate the visual planes on all four elevations of the proposed structure.
d. All construction on the site will be required to conform to the applicable building and safety regulations.

2. Specific conditions of approval that have been levied as a result of any previous discretionary approval(s); examples of which include, but are not limited to the following: subdivision map, specific plan, special use permit, etc.

There are no specific conditions from previous discretionary approvals that would conflict with the proposed Site Development Plan. The project will be subject to new conditions of approval applicable to the current request for approval of a Special Use Permit and Site Development Plan to construct and operate a 3,363 square-foot drive- through car wash.

3. 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.

a. The proposed project provides adequate parking,
stormwater treatment facilities, wet and dry utilities, and other associated facilities to accommodate the proposed land use onsite in accordance with the Development Code standards.
b. The design of the proposed drive-through building includes articulated building elevations with enhanced features and materials in accordance with the City’s design standards. The Conditions of Approval in Exhibit A require that the construction drawings and building elevations conform to Exhibit B, and any proposed modifications would require staff review to ensure that the intent of the City’s design standards are met.

c. All required on- and off-site improvements are either included in the project design or imposed as Conditions of Approval in Exhibit A.

04/23/2024 PH1 7 of 747

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D. All requirements of CEQA have been met.

E. In view of the necessary findings heretofore made, and considering the applicable law, the City Council approves the Special Use Permit and Site Development Plan to construct and operate a 3,363 square-foot drive-through car wash on approximately one-acre of vacant land located on the northeast corner of Business Park Drive and Poinsettia Avenue (APN 221-661-03-00) as set forth in Exhibit “B”, subject to the Conditions of Approval in Exhibit “A” to this Resolution.

F. 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.

G. The applicant must execute a written acceptance of these Conditions of Approval no later than thirty (30) days after the permit is approved or the permit shall become null and void.

3. Adoption. PASSED AND APPROVED at a regular meeting of the City Council of the Chartered City of Vista held on the 23rd day of April, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED AS TO FORM:

Walter Chung, Acting City Attorney

By:

JOHN FRANKLIN, MAYOR

ATTEST:

KATHY VALDEZ, CITY CLERK

By:

Exhibits:

A. Conditions of Approval
B. Project Plans

APPROVED
Walter C. Chung
20240415110816

04/23/2024 PH1 8 of 747

EXHIBIT “A”

CONDITIONS OF APPROVAL
P23-0298

QUICK QUACK CAR WASH

A. SCOPE OF PROJECT
A Special Use Permit and Site Development Plan to construct and operate a 3,363 square foot drive-through car wash facility to include vacuum stations and associated site improvements on approximately one-acre of vacant land located at the northeast corner of Business Park Drive and Poinsettia Avenue (APN 221-661-03-00), subject to these Conditions of Approval. The building and site improvements shall be as shown on Exhibit “B”, as modified by Exhibit “A”.

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

C. PHASING OF SITE DEVELOPMENT PLAN/SPECIAL USE PERMIT

1. The project may not be phased and must be constructed consistent with Exhibit “B.”

D. EXPIRATION OF SPECIAL USE PERMIT/SITE DEVELOPMENT PLAN

1. This Special Use Permit and Site Development Plan shall expire at 11:59 p.m. on the first anniversary of the date of adoption of this Resolution unless a building permit is issued in accordance with Exhibit “B.”

2. Two 1-year extensions may be granted by the City Planner.

3. All construction shall be completed by the third anniversary of the date of adoption of this Resolution.

4. A notice of land use restriction shall be recorded against the deed of the property stating that the facility is subject to all conditions of this Resolution.

E. VIOLATION OF CONDITIONS

1. Should significant violations of conditions be reported to the City, the City may take action pursuant to Sections 18.74.280 of the Development Code.

F. FINAL SITE DEVELOPMENT PLAN

1. Prior to the issuance of any grading or building permits for the project, representatives of the Planning Division, Land Development Engineering, Fire, and Public Works Departments shall sign a final Site Development Plan. The Site Development Plan shall not be signed until all conditions precedent to issuance of a grading or building permit have been completed.

04/23/2024 PH1 9 of 747

2. The final Site Development Plan shall consist of Exhibit “B,” as modified by Exhibit “A.”

3. The final Site Development Plan shall show compliance with all conditions and other applicable regulations.

G. SHERIFF’S DEPARTMENT

1. Control access to facilities such as public restrooms.

2. All aluminum doors are to be fitted with steel inserts at the lock receptacles.

3. Panic hardware on all exit doors to be of the "push-bar" type.

4. Emergency exits shall be self-closing, self-locking, and alarmed.

5. Double entry doors should be fitted with 3-point locking hardware, with push- bars, as consistent with Fire Department requirements.

6. All secondary exits shall be solid core doors featuring hinge-pin removable deterrence. Secondary exit doors shall have latch guards at least 12 inches in length protecting the locking bolt area. Latch guards shall be of minimum 0.125- inch-thick steel, affixed to the exterior of the door with non-removable bolts, and attached so as to cover the gap between the door and the doorjamb for a minimum of six (6) inches both above and below the area of the latch.

7. All outward opening exterior doors to be provided with hinge stud kits, welded hinges, or setscrew hinge pins.

8. Windows adjacent to doors shall be located on the hinge side of the door, rather than the lock side, and shall be fitted with embedded wire mesh.

9. Install vandal-resistant glazing or affix shatter-resistant film to glass panes.

10. Landscaping shall be of the type and situated in locations so as to maximize observation, while providing the desired degree of aesthetics. Minimize the use of plantings with foliage or screening between 36 inches and 8 feet above grade.

11. Eliminate all means of gaining unauthorized access to building roofs (standpipes, ladders, fences, landscaping, etc.). Secure exterior roof access ladders with locked ladder covers.

12. Eliminate places of concealment (structures, plantings, or other landscape features greater than 30 inches in height) within ten feet of walkways.

13. Secure all skylights or install an interior grid to prevent intrusion. 04/23/2024 PH1 10 of 747

14. Install LED lighting throughout the project. Activation of exterior lighting shall be either by a photocell or a time clock with battery back-up. Luminaire location and mounting height, fixture type, and lamp intensity must be carefully selected to optimize light distribution and minimize glare. Luminaires shall have vandal resistant fixtures, if accessible, or be not less than eight (8) feet in height from ground level.

15. Darkness, together with unfamiliar surroundings, can incite strong feelings of insecurity. To provide a sense of security, possible hiding places and dense shadows must be minimized by the placement of appropriate lighting fixtures.

Walkway lights should have enough peripheral distribution to illuminate the immediate surroundings. Vertical light distribution over a walkway should overlap at a height of at least seven feet (2 meters) so that visual recognition of other pedestrians is maintained.

16. Install additional secure, non-removable trash receptacles near the building.

17. Design public amenities to discourage misuse. For example, shape benches to be comfortable for sitting, but not for sleeping. Secure all skylights or install interior grid to prevent intrusion. Use graffiti-resistant paint/materials or anti- graffiti coatings on walls, tables, chairs, benches, light poles, signs, etc.

18. Avoid design features that can be easily vandalized. Avoid blank facades at street level. Use color and texture to variegate walls. Use vines, thorny plants along walls and fences to make access more difficult and prevent graffiti.

Exterior wall surfaces adjacent to public rights-of-way must be graffiti resistant:
keystone construction, variegated split- face block, planted with vines or overhanging growth, protected by a minimum three feet wide hedge of "security plants" or similar, or some combination of the foregoing.

19. Consider installation of alarms, cameras, intrusion detectors, intercoms, etc. to protect and control all entrances and exits, including service, loading and unloading, fire, roof, and attic. Make systems visible to potential intruders.

20. Secure electrical service access panel(s).

H. ENGINEERING INFORMATION AND CONDITIONS

1. General
a. Except for the access points shown on the Site Development Plan, vehicular access rights to Poinsettia Avenue and Business Park Drive shall be relinquished to the City from all abutting lots.

b. Prior to acceptance of any building plans, the grading and public improvement plan sets shall be submitted to Land Development Division for the plan check.

Prior to issuance of any building permits, the public improvement plans shall be approved by the Land Development Engineer and bonded for. 04/23/2024 PH1 11 of 747

c. The approval of the project 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.

d. 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 public improvement plan. Additionally, the City, may at its sole discretion, require that the applicant obtain at his sole expense a title policy insuring the necessary title for the easement or other interest in real property to have vested with the City of Vista or the applicant, as applicable.

2. Grading
a. A precise grading and private improvement plan shall be prepared, reviewed, secured and approved along with building pad certification prior to the issuance of any building permits. The grading plan shall be prepared by a California Registered Civil Engineer. The plan shall reflect all pavement, flatwork, drainage devices, utility services, landscaped areas, special surfaces, curbs, gutters, walls, medians, striping, signage, streetlights, and footprints of all structures. Parking lot striping and any on-site curbs shall be shown on Precise Grading. An erosion control plan shall be submitted along with the plan set for the site. The Precise Grading and including Private Improvements shall be prepared to the satisfaction of the City Engineer and shall:

1. Include a topographic map prepared by a Registered Civil Engineer or a Licensed Land Surveyor. The topographic map shall indicate property lines, topographic features and existing and/or proposed structures. Said map shall include two-foot contour lines and/or sufficient spot elevations to clearly represent existing and proposed topographical features, and existing and proposed drainage patterns. Survey shall extend minimum 25 feet beyond limits of work. Said map shall also show entire property boundary including any assumed found monuments, and bearings and distances based on record information.

2. Include a grading cost estimate for review, based on the San Diego County’s Unit Price List. These cost estimates should be separated 04/23/2024 PH1 12 of 747

into Private Grading and improvements, Erosion Control and Public improvements.

3. Depict the limits of grading and provide at least two cross sections through the property and typical edge condition sections.

4. 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 approved by the City Engineer. Drainage facilities shall include an onsite detention facility to attenuate the peak flows resulting from a 100- year storm event down to a level equal to or less than the pre- development flow.

5. Include mitigation measures and project modifications as recommended in the required Geotechnical Report prepared for the project.

6. Depict the location of existing or proposed easements within the property boundary.

7. Depict the existing, or proposed, sewer and water mains and laterals serving the proposed structure.

8. The following note shall be added to the plans if shoring is required for retaining walls and structure construction: “Unless a shorter duration is recommended by the geotechnical engineer, the proposed temporary shoring shall remain for no longer than 60 calendar days. At the conclusion of the originally allotted time, 30- day extensions may be obtained if acceptable to the City Engineer and the project geotechnical consultant. At the conclusion of the permitted time period, the temporary shoring shall be replaced with an approved permanent structure in accordance with the structural and geotechnical engineer’s recommendation.”. The shoring plan shall be submitted to the Building Division concurrently with the grading plan first submittal.

9. Any retaining wall along the right-of-way or adjacent property boundary shall be depicted in the Grading Plan in both plan and profile for reference. A retaining-wall plan shall be submitted to the City Building Division and retaining wall permit shall be obtained from the Building Division.

b. The owner/developer 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.

c. 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 04/23/2024 PH1 13 of 747

of construction, shall be reviewed, secured by the owner/developer with cash securities and approved by the City Engineer. Additionally, the owner/developer shall:

1. Utilize sediment controls only as a supplement to erosion prevention for keeping sediment on-site during construction. The sediment controls shall not be utilized as a single or primary erosion prevention method.

2. Clear and grade only the areas on the project site that are necessary for construction. These areas shall be clearly denoted in the plans.

3. Submit a schedule to the City for review and approval, with proposed dates, demonstrating the minimization of grading during the wet season and coinciding the grading with dry weather periods, permanent revegetation and landscaping as early as feasible, temporary stabilization and reseeding of disturbed soil areas as early as feasible.

d. The drainage design on the Site Plan 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 collected in an underground system shall remain underground until it is discharged into an approved MS4 system, or as otherwise approved by the City Engineer.

All public storm drains including profile shall be shown on plan set. All storm drain easements shall be dedicated where required. The owner/developer shall be responsible for obtaining any off-site easements for storm drainage facilities, if required. Public storm drains, water lines and sanitary sewer profiles shall be on separate sheets.

e. Prior to granting occupancy, the Engineer of record must submit “As-Built” drawings to construction inspector assigned to his project for final approval. Following construction completion, the project engineer shall inspect as-built improvements. Significant discrepancies, if any, between the approved plans and as-built conditions shall be brought to the attention of the City Inspector and Land Development Engineer. The Inspector will review the “As-Built” drawings, sign and return them to the Engineer of work and return them to the contractor and request that the following be submitted:

1. A PDF of the approved plan with changes in red and bubbled on the plan set shall be submitted to the Land Development Division for review and inspection.

2. Once As-Builts changes are approved by the City, the original plan set shall be amended to reflect those changes.

3. One scanned Tiff Image of the signed as-built plans on a flash drive (400DPI Black and White or 300 DPI Gray Scale tiff image).

4. One copy of the auto-cad base drawings consisting of complete 04/23/2024 PH1 14 of 747

project in model space in a defined coordinate system NAD83 (California, Zone VI, FEET) and NGVD29.

f. The owner/developer shall monitor, supervise, and control all construction and construction-supportive activities, to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:

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

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

3. The construction site shall accommodate the on-site parking of all motor vehicles used by persons working at or providing deliveries to the site.

4. A separate Grading Plan shall be submitted and approved, and a separate Grading Permit issued for any off-site borrowing or disposal site, if located within City limits. An Encroachment Permit will be required to identify the haul route proposed for this purpose.

If the borrowing or disposal site is located outside of the City, the owner/developer shall provide evidence of receipt of required permits/authorizations. A haul route shall be submitted and approved by the City Engineer.

5. A log documenting the dates of hauling and the number of trips (i.e. trucks) per day shall always be available on the job site.

6. The owner/developer shall identify a construction
manager/superintendent and provide a telephone number for any inquiries or complaints from residents regarding construction activities. The telephone number shall be posted at the site readily visible to any interested party during site preparation, grading, and construction.

7. There shall be no staging of hauling trucks on any streets adjacent to the project, unless specifically approved as a condition of an approved haul route.

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g. The perpetuation of survey monuments is required and intended to protect both public and private property rights in accordance with federal and state law. Monument perpetuation shall be performed with every Grading Plan and Street Improvement Plan. A land surveyor shall, upon completion of Grading Plan, or new improvements within the right-of-way, reset any monuments that have been destroyed due to the construction of the project and must file a post-construction Corner Record or Record of Survey with the County Surveyor.

h. The grading for the project shall be performed under the observation of a Registered Civil/Geotechnical Engineer whose responsibility shall be to coordinate site inspection and testing to ensure compliance with the approved Grading Plan.

i. It is the responsibility of the owner/developer to evaluate and determine that all soil imported as part of this development is free of hazardous and/or contaminated material as defined by the city and the County of San Diego Department of Environmental Health. Exported or imported soils shall be properly screened, tested, and documented regarding hazardous contamination.

3. Geotechnical
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. The report required herein shall:

1. Include all standard information as required by the City’s Grading Ordinance.

2. Evaluate existing site constraints.

3. Evaluate potential effect of proposed construction on nearby slopes, public right-of-way, and neighboring properties.

4. Include a geotechnical evaluation of the long-term stability of proposed slopes.

5. Provide any mitigation measures as necessary.

6. Include the preparation of field tests to be performed at the site during construction, to ensure that field conditions are suitable for the approved construction. The results of such tests may necessitate revisions to the project with such revisions subject to review by the appropriate City entities.

7. Provide recommendations for back-cuts for the construction of retaining walls and possible soil nail wall. These recommendations shall include a time limit that the back-cuts can remain in place either creating a stable backfill or completing construction of the 04/23/2024 PH1 16 of 747

approved retaining walls.

8. If temporary shoring is required, the geotechnical consultant shall provide necessary geotechnical parameters and recommendations, including maximum cuts and time limits.

9. Address the feasibility of long-term infiltration of stormwater runoff onsite, and if subdrains will be required for any proposed infiltration BMPs.

4. Improvements
a. All public improvements are required for this development 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 wet utilities, underground conversion of overhead utilities (if required) shall be completed prior to issuance of any Certificate(s) of Occupancy.

b. Public improvements for this development shall be prepared and submitted by a California Registered Civil Engineer for plan check and approval of the City Engineer.

c. The owner/developer shall construct a new 5-foot-wide sidewalk, curb and gutter along the entire property frontage with Poinsettia Avenue and Business Park Drive, together with and new pedestrian ramp, and other improvements as deemed necessary by the City Engineer. Sidewalk improvements shall comply with ADA requirements. A separate cost estimate is required for the work within the public right-of-way.

d. Business Park Drive shall be improved with a 10 feet parkway including landscape and 5 feet PCC sidewalk as depicted on the civil plans, along the property frontage. The street pavement shall be improved with Type II slurry seal full width, along the property frontage.

e. Poinsettia Avenue shall be improved with a 10 feet parkway including landscape and 5 feet PCC sidewalk extending to the existing driveway ADA curb ramp to the east and west, along the property frontage. The street pavement shall be improved with 2-inch grind and overlay, half of paved street plus 12 feet, along the property frontage.

f. Prior to public improvement plan approval, a restriping plan for Poinsettia Avenue along the property frontage shall be provided to the City Engineer and the City Traffic Engineer for approval. The restriping plan along the property frontage shall accommodate 5 feet bike lanes in both directions.

As part of the public improvement plan, provide a signage and striping plan showing all existing and proposed signs and striping to implement the restriping needed to accommodate the bike lanes on Poinsettia Avenue. The city has an AutoCAD template sheet for signage and striping plans, which includes border & title and notes.
04/23/2024 PH1 17 of 747

g. A traffic control plan and right of way encroachment permit is required for any construction work within the City right of way. Traffic control devices shall be built to City standards and as required by the City Engineer and the Traffic Engineer.

h. Sight distance requirements at the proposed driveway along Poinsettia Avenue, and at the northeast corner of Poinsettia Avenue and Business Park Drive, 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.

i. The design and construction of all improvements shall be in accordance with the City of Vista standard plans and requirements and subject to approval by the City Engineer.

j. Public and private sidewalks and hardscape designated as “ADA path of travel” shall comply with ADA requirements.

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 directed by the City Engineer.

l. Pavement sections for all driveways and parking areas shall be based upon approved soil tests and traffic indices. The pavement design is to be prepared by the owner/developer's soil engineer and must be approved by the City Engineer, prior to paving.

m. All new extension services for the development of the project, including but not limited to, electrical, cable and telephone, shall be placed underground per City Code requirements and as required by the City Engineer and current City policy.

n. 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.

o. If required, the plan check and inspection for private water lines by a third party shall be paid for by the owner/developer as part of the Engineering review, plan approval and construction process.

5. Dedications and Improvements
a. Prior to grading permit issuance, a Public Utility Easement shall be dedicated accommodating a 5 feet PCC sidewalk along the project frontage with Business Park Drive as depicted on the civil plans and recorded per separate document by the owner/developer.
04/23/2024 PH1 18 of 747

6. Stormwater
a. The owner/developer 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 owner/developer’s Civil Engineer. As part of the Storm Water Quality Management Plan (SWQMP), O&M Plan shall be directly based on the project’s approved SWQMP. The O&M Plan shall be approved by the Land Development Division prior to approval of precise grading plans. At a minimum the O&M Plan shall include the designated responsible parties to manage the storm water Best Management Practices BMPs, employee’s training program and duties, operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, copies of resource agency permit, and any other necessary elements. An easement shall be granted to the City for inspection of post-construction treatment control BMPs as needed.

b. The owner/developer 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 BMPs identified in the project’s approved 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 BMPs required. This construction BMP sheet shall be phased as needed and required by the City of Vista, alterations and or updated plans may be required during construction. Additional BMP’s when requested by the City of Vista shall be implemented at least before the next rain event or within 48 hours of request whichever comes first.
04/23/2024 PH1 19 of 747

f. The BMPs described in the project’s approved SWQMP shall not be altered in any way, shape, or form without formal approval by the project’s final approving authority at a public City hearing, any modifications to the stormwater basins that alters the parking, landscaping, and building configuration will require Planning Department approval and associated review fees. A hearing may be required for the approval of the project.

g. This project will be required to implement post construction BMPs in accordance with the City of Vista BMP Design Manual and the San Diego Regional Water Quality Control Board (SDRWQCB) MS4 permit reissued as order no R9-2013-0001. A separate sheet shall be provided as part of the grading plan that indicates all site design, source control and treatment control BMP’s. It shall show construction level details for all BMP’s as required by the City Engineer.

h. All post construction BMPs shall be surveyed by a professional land surveyor. A written certification signed and stamped by the Civil Engineer of record shall be submitted prior to final inspection and occupancy release. The certification shall include language that the civil engineer has personally visited the site and confirms the BMPs as constructed are in conformance with the approved SWQMP and Hydrology & Hydraulics reports and that all water quality requirements have been satisfied.

i. The owner/developer shall apply for and obtain a WDID permit number (facility identification number) which will be noted on the grading plan for proposed development.

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 owner/developer is 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 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 owner/developer shall comply with all the provisions of the State of California Clean Water Program during and after all phases of the development process, including but not limited to: mass grading, rough grading, construction of street, landscaping improvements, and construction of onsite structures.

k. Prior to issuance of Development Permits, the applicant shall submit a Priority SWQMP for City review and approval that addresses the 04/23/2024 PH1 20 of 747

following:
i. Control the post-development peak storm water run-off discharge rates and velocities to maintain or reduce pre-development downstream erosion.
ii.. Conserve natural areas.
iii.. Minimize pollutants of concern from urban runoff through implementation of source control BMPs.
iv. Remove pollutants of concern from urban runoff through implementation of structural BMPs.
v. Avoid directly connected impervious areas where feasible. vi. Protect slopes and channels from eroding.
vii. Include storm drain stenciling and signage.
viii. Include properly designed trash storage areas.
ix. Identify affected receiving water bodies.
x. Include an exhibit that clearly shows the limits and quantities of impervious area in both the pre and post development conditions.

l. A detailed stormwater harvest and use evaluation shall be completed to conclusively determine the feasibility of using captured onsite stormwater runoff for wet season car washing.

7. 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.

I. SANITATION DEPARTMENT

1. The proposed Commercial development project is within the City of Vista Sewer Service Area V35(193) as determined by the current ‘2017-Sewerage Master Plan’ and the ‘Sewer Facility Maps’. And the 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 available for these parcels as determined by the current ‘2017-Sewerage Master Plan’.

2. The peak sewer capacity estimate for this project, based on the Site Development Plan submittal dated November - 2023, will be calculated based on the current City of Vista Municipal Codes.

3. 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 04/23/2024 PH1 21 of 747

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.

4. An existing 10-inch VCP (Dwg-3009, 1988-Yr) public sewer main along Business Park Drive is available for connection.

5. Developer shall install an 8-inch ‘private’, PVC, SDR35 (GREEN) sewer lateral into the site to provide sewer service to the proposed commercial development. The lateral 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. Plan and profile are required to be included as part of the civil plans.

6. Developer shall reconstruct the existing sewer manhole #V35.193 to accept the proposed private 8-inch lateral from the carwash building. Reconstruction of the manhole shall be per current city standards. NOTE, CONNECTION OF THE

PROPOSED PRIVATE SEWER LATERAL INTO ANOTHER SEWER MANHOLE WILL NOT BE PERMITTED.

7. The Trash Enclosure Surface area may drain or discharge into a public sewer system.

Installation of a private separate dedicated sewer lateral is required.

8. 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.

9. Construction and inspection of the ‘private’ sewer main/lateral is to be done per Public Standards and/or as directed by the City Engineer, including Pre- & Post-CCTV inspection. Add note to the Plans. All (6-in or larger) sewer pipes are to be inspected by the City of Vista Engineering Inspector. All work done without proper inspection will be rejected. Add note to the Plans.

10. The Construction Grading and Improvement Plan As-Built Signature blocks shall include a sanitation signature block for review/approval of the as-builts as noted below.

11. ‘Sewer Pipe Sizing Calculation’ Report is required and is to be prepared by an experienced and qualified Ca. Registered Engineer. A signed and stamped report is to be submitted for review and approval of the sanitation engineer. Calculations to be “AS BUILTS”

PROJECT ENGINEER___________________ ___________
RCE ___________ EXP __________ DATE

REVIEWED BY:

INSPECTION: ___________________ DATE: ___________

SANITATION: ___________________ DATE: ___________

04/23/2024 PH1 22 of 747

done both ways – with and without the water recycling system. The ‘Sewer Pipe Sizing Calculations Report’ is limited to the on-site proposed private sewer lateral.

12. Unless otherwise noted, ALL proposed sewer facilities within this project are ‘PRIVATE’, and shall be labeled as such on the plans. All sewer manhole covers shall have “PRIVATE SEWER” cast into the lid, unless otherwise noted.

13. Developer to request a VID Water Supply report for this site – provide copy to the sanitation engineer for review.

14. Developer to provide a 3-year water meter readings from another similar carwash facility.

15. Developer shall prepare, file, execute, and record a ‘Private Sewer Facility Maintenance’ Agreement.

16. Two (2) water meters (min) are required to be installed and labeled separately. One separate, individual, dedicated water meter for interior commercial/domestic use and for the carwash operation use. Another separate, individual, dedicated water meter for landscape irrigation use. Note: The separate irrigation meter requirement was included as part of a state mandate regarding the City’s Water Efficient Landscape Ordinance. There is no opportunity for variance regarding this issue.

17. Construction Grading, Improvement Plans and Building Plans should be sent to EWA for review, comments, and approval. A copy of EWA responses should be sent to Sanitation Engineering for review. The applicants and/or occupants of the building are required to contact the Encina Wastewater Authority (EWA) to apply and obtain an ‘Industrial Wastewater Discharge’ Permit. EWA may require the construction of monitoring or testing sewer discharge facilities, other discharge control devices. The application and any preliminary discharge conditions may be acquired from the EWA at:
6200 Avenida Encinas, CA. 92011; 760.438
3941; website: http://www.encinajpa.com ,

18. As a minimum, installation of an adequately sized sand/grease/oil interceptor is required. Also, installation of a water recycling system is required for the carwash operation.

19. The Restroom and the Trash Enclosure plumbing shall connect downstream of the proposed recycling system and the proposed oils/sand/grease interceptor.

20. As part of the SWRCB Order No. 2006-003DWQ and the City of Vista Sewer System Management Plan (SSMP), developer is to prepare and file an ‘Operations and Maintenance (O&M) Plan, which should include a Sewer Spill Prevention Plan (SSPP).

The O&M Plan is to be prepared by an experienced and qualified Ca. Registered Engineer. The report is to be signed, stamped, and submitted to the sanitation engineer for review and approval.

21. The Construction Grading and Improvement Plan As-Built Signature blocks shall include a sanitation signature block for review/approval of the as-builts as noted below. 04/23/2024 PH1 23 of 747

22. All Construction Landscape Plans should be on City approved AutoCAD Templates similar to the Grading Plans CAD templates available at the city website. As a minimum, the Title Sheet is to be in City of Vista approved format and it shall have a Sanitation Conflict Review block for sanitation’s signature, and an As-Built block signature for sanitation’s review/inspection and signature.

23. Statewide General Discharge Requirements for Sanitary Systems Compliance:

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.

24. For questions regarding sewer design and/or these sanitation terms, requirements, and/or conditions, please, contact Mr. Tony Tirado, P.E, at 1.760.643.5432, or email:
[email protected],
J. FIRE DEPARTMENT CONDITIONS AND REQUIREMENTS

1. Fire Department Access
a. All fire access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. If the roadway becomes undrivable, a Stop Work Order may be issued until access is restored.

b. Any gate or barrier across a fire access roadway whether manual or automatic, must meet Vista Fire Department standards and have specific plans reviewed and approved prior to installation.

c. Fire access roadways are required to within 150 feet hose line pull of all portions of exterior walls of every building. The minimum unobstructed paved width is 24 feet.

2. Street Address Numbers/Signs
Permanent three-dimensional street numbers, minimum 12" in height, shall be provided at approved locations, visible from either direction of approach.

3. Hydrants & Waterlines
If any hydrants are taken out of service, the Fire Marshal's office shall be notified in advance and the hydrants clearly marked OUT OF SERVICE per department

ENCINA WASTEWATER AUTHORITY (EWA)

REVIEWED BY:

EWA ENGINEER: ______________ RCE: _________ DATE:
________
04/23/2024 PH1 24 of 747

policies.

4. Extinguishers
Fire extinguishers are to be provided at exits and at additional approved locations. Fire Department policies, California Fire Code and State Fire Marshal regulations (CCR Title 19) shall be met.

5. Building Access
Knox-Vault 4400 series emergency access key box is required at the building, with specific mounting location approved by VFD prior to construction of walls.

Recessed mount is required. Premises keys for all building areas (grand master system keys) labeled with approved key tags identifying the door or area served, shall be provided for the box. The building owner or occupant shall provide replacement keys whenever locks are changed. (Application and processing through Fire Marshal's office.)

6. Fire Sprinklers
a. All structures built on the subject property are required to have fire sprinkler systems meeting NFPA 13 standard, latest edition and local VFD sprinkler policy.

b. All Building Plan framing and floor plan pages shall include the following statement in bold type:

"BUILDING SHALL NOT BE ENCLOSED UNTIL FIRE DEPARTMENT
APPROVES FIRE SPRINKLER HYDROSTATIC TEST."

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

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

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

L. BUILDING AND STRUCTURAL INFORMATION AND CONDITIONS

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

2. Provide accessible features per the requirements of chapter 11B of the California building code.

3. The trash enclosure must be on an accessible path of travel.

4. An accessible path from the main building to the public way must be provided. 04/23/2024 PH1 25 of 747

5. The project must comply with the Electrical Vehicle charging station per the requirements of the California Green Building Code.

6. A soil report prepared by a licensed geotechnical engineer must be provided for this site.

M. VISTA IRRIGATION DISTRICT

1. 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:
i. A public waterline extension
ii. Installation of a reduced pressure detector assembly (RPDA) to serve your private system
iii. Installation of water facilities off existing District Waterlines(s) iv. All lots being created must be adjacent to a public water main and served through individual water meter(s) and/or RPDA(s).

5. District Blanket Easement No. C35 encumbers the property.

6. An existing District waterline crosses or is adjacent to the land being developed (see-attached plat) and should be shown on the construction drawings. These waterlines may need to be replaced or relocated due to the grading operations or project configuration.

7. Service is not being provided via existing water meters. Additional meters or water facilities may be needed.

8. 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.

9. A complete hydraulic analysis and design study will be required to determine available domestic service pressures, fire flow availability, on-site and/or off-site system improvements required to serve the project. The owner is to contact the District’s Engineering Department to make arrangements for the study.
04/23/2024 PH1 26 of 747

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

11. 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 12-inch size waterlines in Business Park Drive and Poinsettia Avenue, both with a maximum hydraulic gradient of 707 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.

12. The San Diego County Water Authority (SDCWA) has a 54-inch waterline in Poinsettia Avenue; contact them for location and requirements. Do not use Vista Irrigation District maps for design purposes.

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

N. NORTH COUNTY TRANSIT DISTRICT

1. North County Transit District (NCTD) requests stop improvements to provide accessible transit connections for this development and adjacent businesses at the existing BREEZE 332 bus stop (ID: 22361 Poinsettia Av & Business Park Dr). The subject stop is defined at as “Bench Stop” in the NCTD bus stop manual and the required improvements include a new bench, trash receptacle, and an Americans with Disabilities Act (ADA) accessible area. Final design and configuration of said bus stop must be submitted to NCTD for review and approval prior to installation of improvements.
04/23/2024 PH1 27 of 747

O. PLANNING INFORMATION AND CONDITIONS

1. Elevations and Floor Plans
a. The elevations shall conform to Exhibit “B” and be consistent with the color elevations submitted by the applicant and on file with the Planning Division, as determined by the City Planner.

b. Floor Plan shall conform to the floor plans included in Exhibit “B.”

c. Any proposed modifications to the building elevations and/or floor plan shall be submitted for review by the City Planner. The City Planner shall only approve those modifications that do not adversely affect the architectural quality and appearance of the buildings. Under the discretion of the City Planner, submittal of an application for Substantial Conformance Review may be required depending on the extent of any proposed modifications.

2. Site Plan and Parking
a. The site shall conform to Exhibit “B” as modified herein.

b. Open parking space shall be marked using two 4-inch strips separated by 10-inches, for a total width of 18-inches, and joined by a semi- circular arc at the incoming end so as to form an elongated “U”, with all markings to be continuous. A detail must be provided on the final Site Plan.

c. All open parking spaces shall be a minimum of 9 feet in width by 19 feet in depth. A 2.5-feet of overhang is acceptable per City’s parking code requirements.

d. Bicycle parking/storage spaces shall be provided on the building site per Chapter 18.54 of the Development Code.

e. The parking area must be lighted to the specification of the City Planner. All lighting for security, walkways and parking areas are to be designed and located so that direct lighting is confined to the building site, with a minimum of reflectance off-site. The location of all lighting shall be shown on the Site Development Plan and the type of proposed fixtures is to be submitted. A minimum illumination of one-foot candle is required in the parking area. All parking lot lighting shall be reduced at or no later than 11:00 p.m. to provide only the minimum amount of light necessary for security purposes. The nighttime security light levels on the site shall be subject to review and approval of the City Planner prior to occupancy of any building on the site.

3. Traffic
a. If the project should create any traffic impacts to the public right-of-way, 04/23/2024 PH1 28 of 747

the Director of Community Development shall have the option to require that the drive-through carwash tenant prepare and submit a traffic management plan subject to review by the city’s traffic engineer.

4. Setbacks
a. All setbacks shall be as shown on Exhibit “B.”

5. Hours of Operation
a. The drive-through carwash may be operated from 7:00 a.m. to 9:00 p.m. The Planning Commission shall have the authority to require that the tenant apply for an Amendment to the Special Use Permit for a change in hours of operation if the carwash operation should create any nuisance conditions in violation of the Municipal Code.

6. Signage
a. The applicant shall obtain a sign permit prior to installation of any signage. The sign permit shall address all signage proposed for the property, including, but not limited to, wall signs, monument signs, directional signs, menu boards, parking signs, etc.

7. General Requirements
a. All mechanical equipment, air conditioners, and ducting, including roof mounted equipment, shall be completely screened from view with colors and material that are compatible with the architectural styling and detailing of the building. Details on roof mounted equipment and screening must be submitted as part of the building plan review to ensure conformity with this requirement.

b. All electrical and communication conduits and conductor service facilities shall be installed underground within the boundaries of any lot or building site or any half street abutting said lot or building site. The owner of each such lot or building site shall make the necessary arrangements with each of the serving utilities for underground installation.

c. The location of all easements as described in the Policy of Title Insurance must be delineated on the final Site Development Plan mylar and a copy must be provided prior to final approval.

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

04/23/2024 PH1 29 of 747

e. The final SDP/SUP site plan must demonstrate that the development complies with all Conditions of Approval in Exhibit “A” to the Resolution.

f. It is the applicant’s responsibility to ensure that no new utilities will obstruct any driveway area or required parking spaces. If conflicts with utilities are encountered, final clearance will be withheld by the City.

The department has forwarded a copy of your final Site Plan to an area planner at San Diego Gas & Electric Company.

g. It shall be the responsibility of the applicant, owner, and/or developer to contact the appropriate utility agencies, advising them of their proposed improvements and making direct arrangements for the relocation of any conflicting utilities at the expense of the applicant.

h. Notice shall be served (signs posted) prohibiting loitering on the premises (including the parking area) in accordance with the Vista Municipal Code Section 9.20.030. The location of loitering signs shall be indicated on the final plot plan.

i. No outside storage is permitted.

j. All information and changes required herein must be included on the final Site Plan.

k. Any retaining walls five (5) feet or more in height must be designed as plantable walls. No chain link fencing, barbed wire, or razor wire is permitted. The use of unfinished CMU as a wall material is not permitted. All fencing materials are subject to approval of the City Planner.

8. Development Fees
a. The proposed project requires development impact fees be paid at the time of building permit issuance. Please check with the Development Services Center for the current City fee schedule.

9. To evidence these conditions, prior to the issuance of a building permit, a Notice of Land Use Restrictions and Covenant Agreement in a form approved by the City Attorney shall be executed by the property owner and recorded against the property. The notice and agreement shall include provisions for enforcement of all conditions, methods to recover abatement costs and/or costs of enforcement, and provisions for an award of attorney fees to the prevailing party in the event of litigation. All documents shall be recorded in the Official Records for the County of San Diego.

Landscape
Special Conditions:
04/23/2024 PH1 30 of 747

10. The landscape architect shall provide a Water Conservation Plan, Estimated Total Water Use and Water Budget Calculations in accordance with the requirements of the City of Vista’s Water Efficient Landscaping Ordinance (Chapter 18.56) and The City of Vista’s Landscape Manual.

11. All plants shall be designated using hydro-zones according to WUCOLS in Region 3.

12. All street trees shall be installed from 24” box containers.

13. All specimen trees (Quercus englemannii) shall be installed from 36” box containers.

14. Vines for narrow areas shall be appropriately selected and be without thorns.

15. No plants with sharp thorns shall be designed.

Standard Conditions:

16. Except where noted above, the construction drawings shall be consistent with the conceptual plans 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.

17. 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.

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

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

04/23/2024 PH1 31 of 747

20. 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.

21. 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. Replenishment of wood bark mulch until full coverage of planting is achieved,
F. Fertilizing, pruning, weeding and maintaining turf areas, and G. Maintenance to avoid obstruction of motorists' view.

22. 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.

23. 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.

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

25. All plantings shall be maintained in a healthy and thriving condition and relatively weed free. All plants which fail to thrive because of disease, 04/23/2024 PH1 32 of 747

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.

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

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

28. Slopes with grades 4:1 or steeper shall be planted and irrigated. Reinforced straw matting shall be provided.

29. 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.

P. STANDARD ENVIRONMENTAL CONDITIONS

1. During grading activities, the on-site construction superintendent shall ensure implementation of standard best management practices (BMPs) to reduce the emission of fugitive dust, including but not limited to the following actions:

a. Water any exposed soil areas a minimum of twice per day, or as allowed under any imposed drought restrictions. On windy days or when fugitive dust can be observed leaving the construction site, additional water will be applied at a frequency to be determined by the on-site construction superintendent.
b. Graded areas on slopes will provide temporary hydroseeding and irrigation of cleared vegetation and graded slopes as soon as possible following grading activities in areas that will remain in disturbed condition (but will not be subject to further construction activities) for a period greater than three months during the construction phase.
c. Pave or periodically water all on-site access points or apply chemical stabilizer to construction sites.
d. Securely cover all transported material to prevent fugitive dust. e. Operate all vehicles on the construction site at speeds less than 15 miles per hour.
f. Cover all stockpiles that will not be utilized within three days with 04/23/2024 PH1 33 of 747

plastic or equivalent material, to be determined by the on-site construction superintendent, or spray them with a non-toxic chemical stabilizer.

2. The following actions shall be implemented throughout construction to minimize emissions of 03 precursors (NOx and VOCs):

a. Turn off all diesel-powered vehicles and gasoline-powered equipment when not in use for more than five minutes.
b. Use electric or natural gas-powered construction equipment in lieu of gasoline or diesel-powered engines, where feasible. c. Require 10 percent of construction fleet to use any combination of diesel catalytic converters, diesel oxidation catalysts, diesel particulate filters, and/or GARB-certified Tier Ill equipment or better.
d. Support and encourage ridesharing and transit incentives for the construction crew.

3. The following measures would ensure that architectural coatings comply with SDAPCD Rule 67:
a. Use pre-coated/natural colored building materials.
b. Use water-based or low VOE coatings with a VOE content of 100 grams per liter or less.
c. Use spray equipment with high transfer efficiency, such as the electrostatic spray gun method or apply coatings using manual tools, such as paintbrushes, hand rollers, trowels, spatulas, daubers, rags, or sponges.

4. Prior to the issuance of building permits, the applicant and/or contractor shall demonstrate that the project shall exceed the requirements of Title 24 of the California Energy Efficiency Standards for Residential and/or Non-residential Buildings. These requirements shall be incorporated into the project to reduce indirect emissions from energy use in the project area, including 03 precursors.

5. Cultural resource 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 TCA (traditionally and culturally affiliated) Native American Monitor for, but 04/23/2024 PH1 34 of 747

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 related road improvements, including, but not limited to, the installation of infrastructure. Other tasks of the monitoring program shall include the following:

a. The requirement for cultural resource monitoring shall be noted on all applicable construction documents, including demolition plans, grading plans, etc.

b. The Qualified Archaeologist and TCA Native American Monitor shall attend all applicable pre-construction meetings with the Contractor and/or associated Subcontractors to present the archaeological monitoring program

c. 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 Applicant, and/or Owner, and/or Grading Contractor shall notify the Director of Community Development, preferably through e- mail, of the start and end of all ground-disturbing activities.

d. 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. 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.

e. The avoidance and protection of discovered unknown and significant cultural resources and/or unique archaeological resources is the preferable procedure for the proposed project.

If avoidance is not feasible, a Data Recovery Plan may be authorized by the City as the Lead Agency under CEQA. If data recovery is required, then the TCA Native American Monitor shall be notified and consulted in drafting and finalizing any such 04/23/2024 PH1 35 of 747

recovery plan.

6. Prior to the issuance of a Grading Permit, and subject to approval of terms by the City, the Applicant, and/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 Submittals for the Grading Permit.

The purpose of this agreement shall be to formalize protocols and procedures between the Applicant, and/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.

7. Prior to the release of the Grading Bond, a Monitoring Report and/or Evaluation Report, which describes the results, analysis and conclusions of the cultural resource monitoring efforts (such as, but not limited to, the Research Design and Data Recovery Program) shall be submitted by the Qualified Archaeologist, along with the TCA Native American Monitor's notes and comments, to the City's Director of Community Development for review and approval.

8. All cultural materials that are associated with burial and/or funerary goods will be repatriated to the Most Likely Descendant as determined by the Native American Heritage Commission per California Public Resources Code Section 5097.98.

9. Recovered cultural material of historic 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.

Recovered cultural material of tribal cultural significance shall be repatriated as stipulated in the pre-excavation agreement as described above.

10. 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 04/23/2024 PH1 36 of 747

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 (NAHC) within 24 hours.

The NAHC would 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, and the analysis of the remains shall only occur on-site in the presence of the TCA Native American Monitor.

11. Equipment storage, fueling, and staging areas shall be located either off- site or on-site, in an area with minimal risks of direct drainage into the City's storm drain system. These designated areas shall be located in such a manner as to prevent any runoff from entering the storm drain system. All necessary precautions shall be taken to prevent the release of cement or other toxic substances into the storm drain system and downstream surface waters. All project related spills of hazardous materials shall be reported to appropriate entities including, but not limited to, the City of Vista, County of San Diego, USFWS, CDFW, RWQCB, and shall be cleaned up immediately and contaminated soils removed to approved disposal areas.

12. The project is required to comply with the City's Municipal Code Title 8 Health and Safety, under Chapter 8.32 Noise Control, which addresses construction noise through the adoption of the County of San Diego's noise regulations. County Code Sections 36.408 and 36.409 restricts the operation of construction equipment between 7:00 p.m. and 7:00 a.m. on Sundays and holidays, and except for emergency work, operating construction equipment that exceeds an average level of 75 decibels for an eight-hour period, between the hours of 7:00 a.m. and 7:00 p.m. measured at the property line. The construction contractor shall implement the following measures to minimize short-term noise levels caused by construction activities. Measures to reduce
construction/demolition noise shall be included in contractor plans and specifications submitted for review prior to receiving a Grading and/or Demolition Permit, and shall include, but not be limited to, the following:
a. Properly outfit and maintain construction equipment with 04/23/2024 PH1 37 of 747

manufacturer- recommended noise-reduction devices to minimize construction- generated noise.

b. Operate all diesel equipment with closed engine doors and equip with factory recommended mufflers.

c. Use electrical power to operate air compressors and similar power tools, if possible.

d. The noise level requirement would apply to the equipment on the job or related to the job, including but not limited to trucks, transit mixer, or transient equipment that may or may not be owned by the contractor.

e. Select quieter alternate equipment for a particular task if feasible (e.g. use a backhoe instead of an excavator; choose a generator specially designed for quiet operation over a standard model, etc.).

f. Prohibit idling engines, particularly near sensitive receivers (e.g., homes, schools, hospitals, libraries, etc.).

g. Conduct noisy operations off-site if possible (e.g. rock crushing).

h. Maintain equipment in good operational condition to minimize noise emissions; lubricate moving parts to eliminate squealing and reduce engine load, tighten cabinet panels to stop vibration, maintain noise- control features such as exhaust mufflers and vibration dampers.

i. Locate staging and maintenance areas away from sensitive receivers; perform equipment maintenance off-site if feasible.

j. The grading/demolition or general contractor shall designate a "construction liaison" that will be responsible for responding to any local complaints about construction noise. A telephone number for the liaison shall be conspicuously posted at the construction site.

The liaison will determine the cause of the noise complaints (e.g., starting too early, bad muffler, etc.) and institute reasonable measures to correct the problem. If a resolution is not found, the contractor shall hire and retain a Qualified Noise Consultant to conduct noise monitoring for the activity that is the source of the complaint. The Qualified Noise Consultant shall document any construction noise violations (including all measurements and calculation data), the measures selected by the contractor to reduce noise levels to the maximum extent feasible, and verification that the selected measure(s) were implemented and whether they were successful or not. A copy shall be sent to the City Planner and 04/23/2024 PH1 38 of 747

City Engineer for their respective files.

k. At least one week prior to the start of demolition and/or grading/excavation activities, the grading/demolition or general contractor shall notify all adjacent residential property owners (or other noise sensitive land uses) that are located within 50 feet of the property line of the construction of the anticipated start of construction. The notification shall describe the activities anticipated, provide dates and hours, and provide contact information of the construction liaison, with a description of a noise complaint and response procedure.

Q. INDEMNIFICATION

1. 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. Upon the occurrence of a challenge, or prior to a challenge, the City may require the applicant to execute an indemnity agreement and provide such security as the City may reasonably require.

2. For this purposes of this indemnity, the term “City” shall include the City of Vista, its officers, officials, employees, agents and representatives. For purposes of this section, the term “challenge” means any legal or administrative action to dispute, contest, attack, 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.

3. For this permit or approval to become effective, the applicant must, within thirty business days of the grant of the 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.

04/23/2024 PH1 39 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
NORTH

SHEET LIST TABLE
SHEET # SHEET TITLE
T1.00 TITLE SHEET
A1.00 OVERALL SITE PLAN
A1.01 ARCHITECTURAL SITE
PLAN
A2.00 FLOOR PLAN
A2.01 ROOF PLAN
A3.00 BUILDING ELEVATIONS
A3.01 BUILDING ELEVATIONS
A3.02 BUILDING ELEVATIONS
REMOTE
A4.00 COLORED ELEVATIONS
A4.01 COLORED ELEVATIONS
A5.00 PAY CANOPY
A5.01 VACUUM CANOPY
A5.02 COLORED VAUUM
CANOPY
A6.00 SITE ELEMENTS

ENCLOSURES
A6.01 SITE ELEMENTS

ENCLOSURES
L1 LANDSCAPE PLAN
L1 LANDSCAPE PLAN -

RENDERED
L2 PLAN PALETTE
1 PHOTOMETRIC
C2.00 PRELIMINARY GRADING

AND DRAINAGE PLAN
C3.00 PRELIMINARY UTILITY
PLAN
C4.00 WATER QUALITY

MANAGEMENT EXHIBIT
C5.00 PRELIMINARY GRADING

SECTIONS
C6.00 DETAILS
C7.00 DETAILS
1 SIGNAGE SHEET 1
2 SIGNAGE SHEET 2
3 SIGNAGE SHEET 3
4 SIGNAGE SHEET 4
5 SIGNAGE SHEET 5
6 SIGNAGE SHEET 6
7 SIGNAGE SHEET 7
8 SIGNAGE SHEET 8
9 SIGNAGE SHEET 9
10 SIGNAGE SHEET 10

VICINITY MAP

ENTITLEMENT PLANS
FOR

QUICK QUACK - VISTA

VISTA, CA

PROJECT TEAM

CIVIL ENGINEER
SCOTT HOFFMAN, P.E. (CA)
KIMLEY-HORN AND ASSOCIATES, INC.
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
[email protected]
619-744-0181

GEOTECHNICAL ENGINEER

JORGE A, PELAYO, MS, PE (CA)
KRAZAN & ASSOCIATES, INC.
1100 OLYMPIC DRIVE, SUITE 103
CORONA, CA 92881
951-273-1011

SURVEYOR
JOHN P. GERVAIS, PLS
LG LAND SURVEYING, INC.
30355 CALLEJO FELIZ TER
VALLEY CENTER, CA 92082
760-703-1354

ARCHITECT

MELISSA WEAVER
TAIT & ASSOCIATES, INC.
707 N. 27TH STREET
BOISE, ID 83702
[email protected]
760-414-5933

OWNER/DEVELOPER

BARRET BRADLEY
NEWMARK MERRILL COMPANIES, INC.
427 COLLEGE BOULEVARD, SUITE K
OCEANSIDE, CA 92057
[email protected]
720-607-3032

PROJECT LOCATION

NORTHEAST CORNER OF POINSETTIA AVENUE & BUSINESS PARK DRIVE, VISTA, CA 92081

ACCESSOR'S PARCEL NUMBER
221-661-03
SCALE: 1"=300'

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL C OF PARCEL MAP NO. 15413, IN THE CITY OF VISTA, COUNTY OF SAN DIEGO,

STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON OCTOBER 14, 1988.

FOR CONVEYANCING PURPOSES ONLY: APN 221-661-03-00

LEGAL DESCRIPTION

ESTIMATED EARTHWORK QUANTITIES
CUT:(466 CY)*
FILL:2228 CY*
NET:(1762 CY*) IMPORT
NOTE: THE EARTHWORK QUANTITIES ABOVE ARE FOR PERMIT PURPOSES ONLY. THE

CONTRACTOR IS NOT AUTHORIZED TO USE THE ESTIMATES HEREIN FOR BIDDING

AND CONSTRUCTION PURPOSES WITHOUT THE EXPLICIT WRITTEN PERMISSION OF THE ENGINEER OF RECORD. NO REPRESENTATIONS OF SUCH QUANTITIES OR A BALANCED SITE CONDITION ARE MADE BY THE ENGINEER OF RECORD.

UNLESS EXPLICITLY STATED OTHERWISE HEREIN, THE ABOVE QUANTITIES ARE

APPROXIMATE, IN PLACE VOLUMES CALCULATED FROM THE EXISTING GROUND TO THE PROPOSED FINISH GRADE. EXISTING GROUND IS DEFINED BY THE CONTOURS AND SPOT GRADES ON THE BASE SURVEY. PROPOSED SUBGRADE IS DEFINED AS THE

FINAL GRADE AS INDICATED ON THE GRADING PLAN(S) AS FINISHED GROUND, FINISHED SURFACE, AND FINISHED FLOOR ELEVATIONS MINUS 10" (0.833 FT).

UNLESS EXPLICITLY STATED OTHERWISE HEREIN, THE ABOVE GRADING QUANTITIES

HAVE NOT BEEN FACTORED TO ACCOUNT FOR CHANGES IN VOLUME DUE TO

BULKING, CLEARING AND GRUBBING, SHRINKAGE, SUBSIDENCE, OVER-EXCAVATION AND RE-COMPACTION, AND CONSTRUCTION METHODS. NOR DO THEY ACCOUNT FOR

THE THICKNESS OF PAVEMENT SECTIONS, STORMWATER QUALITY MEDIA SECTIONS,

UTILITY PIPES, TRENCHING AND BEDDING MATERIALS, BUILDING OR WALL FOOTINGS,

BUILDING SLAB THICKNESSES AND UNDERLYING BASE OR SAND LAYERS, REUSE OF PULVERIZED MATERIALS THAT WILL UNDERLIE NEW PAVEMENTS, ETC.

ANY OVEREXCAVATION AND RECOMPACTION DEPTHS AND VOLUMES, SHRINKAGE

FACTORS, PAVEMENT SECTIONS, BUILDING PAD SECTIONS, AND BULKING FACTORS ARE BASED ON A SEPARATE GEOTECHNICAL REPORT. ANY BUILDING SLAB

THICKNESSES ARE BASED ON THE SEPARATE BUILDING STRUCTURAL ENGINEERING PLANS. ANY UTILITY, STORMWATER MITIGATION, AND FOOTING SPOILS ARE BASED ON ESTIMATES PROVIDED BY THE OWNER OR CONTRACTOR.

PRESENT ZONING

SPI - SPECIFIC PLAN IMPLEMENTATION

GENERAL PLAN DESIGNATION

GC - GENERAL COMMERCIAL
AREA
GROSS AREA - 1 ACRE

FEMA MAP
PANEL - 06073C0788J

ZONE - X

LOW HAZARD ZONE

VISTA IRRIGATION DISTRICT
1391 ENGINEER STREET, VISTA, CA 92081
760-597-3100
SEWER

CITY OF VISTA PUBLIC WORKS DEPARTMENT
1165 E. TAYLOR STREET, VISTA, CA 92084
760-639-6177

FIRE DISTRICT

CITY OF VISTA FIRE DEPARTMENT
200 CIVIC CENTER DRIVE, VISTA, CA 92084
790-643-2801

SCHOOL DISTRICT

VISTA UNIFIED SCHOOL DISTRICT
1234 ARCADIA AVENUE, VISTA, CA 92084
CABLE
AT&T
1751 UNIVERSITY DRIVE, VISTA, CA 92083
833-719-2430
WATER

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No. 94938
02/13/2024
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18"
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 43 of 747

1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 44 of 747

W2
T1
RO
S
R
EJ
MF
P
W1
SS
RF
V
T2
DS
L
1 CM
1 CP
P
CM
2 D1
D2
CM
3 D3
MF L
4 RF RSCP
P1
CP
P2
R CM
2 CM
2 CM
1 CM
3 CP
P1
D2
CM
3 CM
2 CM
2 CM
3 CM
1 CM
1 W2 W2W2W2W2W2W2W1W1W1L
1 L
1 L
1 L
1 CP
P2
L
3 CP
P1
CP
P1
T1T2SRRFCP
P3
L
2 L
2 MFEJCP
P3
CP
P1
CP
P3
EJMF
P
T2T1
T2
T1
T2T1
PD1
SS
CP
P3
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 45 of 747

04/23/2024 PH1 46 of 747

MF MF
SS
MF
CM
3 CM
2 CM
3 CM
2 CM
3 CM
2 CM
3 CM
2 CM
1 CM
1 CM
1 CM
1 L
4 D3
SS
MF
W1 D3
W1
W2
T1
RO
S
R
EJ
MF
P
W1
SS
RF V
T2
DS
L
1 CM
1 CP
P
CM
2 D1
D2
CM
3 D3
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 47 of 747

1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 48 of 747

1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 49 of 747

1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 50 of 747

1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 51 of 747

1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 52 of 747

1'-2"
1'
-
2 "
60 "

M
I
N
I
M
U
M
X
Y
60" MINIMUM
48 "

M
I
N
.
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 53 of 747

1 1
/
2 "
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
04/23/2024 PH1 54 of 747

1 0
"

S
1 0
"

S
E-
M
O
E-MO
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E-MO
E-M
O
E-M
O
E-M
O
E-M
O
E-M
O
E-M
O
E-M
O
E-MO
E-MO
E-MO
E-MO
E-MO
E-MO
12"
W
12"
W
12"
W
12" W
12" W
66" S
D
6 " S D
3 6
"

S
D
3 6
"

S
D
36" SD
1 2
"

W
1 2
"

W
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
2 4
"

S
D
D
C
54 '
'
W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
W
S
S
FW
M
E
T
E
R
M
E
T
E
R
S
L
S
L
S
.

G
.

NORTH
0 feet32
1" = 16'
16 48 64

SYMBOL QTY BOTANICAL / COMMON NAME CONT WUCOLS
TREES
9 Lagerstroemia indica x fauriei 'Arapaho' / Arapaho Crape Myrtle 15 gal.Moderate 2 Quercus engelmannii / Engelmann Oak 15 gal.Low
5 Tristania conferta / Brisbane Box 15 gal.Moderate
1 Ulmus parvifolia 'True Green' / True Green Lacebark Elm 24" box Moderate 6 Washingtonia hybrid / Mexican/California Fan Palm 8` BTH (skinned)Low SHRUBS
24 Agave americana 'Marginata' / Variegated Century Plant 15 gal.Low 18 Agave americana protoamericana 'Blue Steel' / Blue Steel Century Plant 15 gal.Low 109 Agave attenuata 'Boutin Blue' / Boutin Blue Foxtail Agave 5 gal.Low 224 Callistemon viminalis 'Better John' / Weeping Bottlebrush 5 gal.Low 66 Dianella caerulea 'DBB03' / Cassa Blue™ Flax Lily 1 gal.Low 34 Lantana montevidensis / Purple Trailing Lantana 1 gal.Low 19 Leucophyllum langmaniae 'Lynn's Legacy' / Lynn's Legacy Langman's Sage 5 gal.Low 194 Lomandra longifolia 'Baby Breeze' / Dwarf Mat Rush 5 gal.Low 85 Yucca x `Bright Star` / Variegated Spanish Dagger 5 gal.Low

VINES/ESPALLIERS
3 Bougainvillea x `Barbara Karst` / Barbara Karst Bougainvillea Trellis 5 gal.Low

SYMBOL QTY BOTANICAL / COMMON NAME CONT WUCOLS SPACING

GROUND COVERS
211 Rosmarinus officinalis 'Irene' / Dwarf Rosemary 1 gal.Low 42" o.c. 165 Senecio mandraliscae `Blue Chalk Sticks` / Senecio 1 gal.Low 30" o.c.

LANDCADD 198
7 PLANT SCHEDULE
LANDCADD 1987
LANDCADD 198
7 LANDCADD

1 9
8 7
LANDCADD 1987

LANDCADD

1 9
8 7
LANDCADD 1
9 8
7 TRANSFORMER

TRASH ENCLOSURE

PARKING

BIKE RACK/STORAGEFLAG POLE

RETAINING WALL
(SEE CIVIL DRAWINGS)

DRIVE-THRU
POI
N
S
E
T
T
I
A

A
V
E
.

B
U
S
I
N
E
S
S

P
A
R
K

D
R
I
V
E

COMPLIANCE STATEMENT
I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape
Documentation Package
11-10-23

GENERAL NOTES

1. All landscape planting areas shall receive a minimum 3" layer of non-combustible organic bark mulch top dressing. Shredded 'Gorilla Hair' type mulch shall not be used.

2. All new plant material, shall be irrigated with drip/low flow irrigation and a smart controller. Landscape Plans will comply with City of Vista Water Conservation Standards.

3. Contractor shall submit soil samples to the laboratory for analysis and recommendations. Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants.

Soil analysis may include:
a. Soil texture;
b. Infiltration rate determined by laboratory test or soil infiltration rate table; c. pH;
d. Total soluble salts;
e. Sodium;
f. Percent organic matter; and
g. Recommendations.

Contractor shall submit the soil analysis report to the City as part of the certificate of completion.

The Contractor shall submit documentation to the City verifying implementation of soil analysis report recommendations to the City with certificate of completion.

5. All new trees located within 5' of pavement or permanent structure shall have a root barrier.

6. Landscape maintenance shall be the responsibility of the property owner.

SIDE
W
A
L
K
S
I
D
E
W
A
L
K

QUICK QUACK

DRIVEWAY
VACUUM

STATIONS
CANOPY

AREA TO REMAIN AS IS
APPROX. 2:1 SLOPE

MONUMENT SIGN

AREA TO REMAIN AS IS
APPROX. 2:1 SLOPE

AREA TO REMAIN AS IS
APPROX. 2:1 SLOPE
3:1 (30%) SLOPE PER

GRADING PLAN IN

SHADED HATCHED
AREA
3:1 (30%) SLOPE PER

GRADING PLAN IN

SHADED/HATCH AREA
SLOPES THAT EXCEED 4:1 (25%)

RETAINING WALL
(SEE CIVIL DRAWINGS)

PARKING

DIEGAN COASTAL SHRUB

HABITAT IN THIS AREA SHALL

REMAIN AND BE PROTECTED

STORM WATER TREATMENT AREA-

SEE CIVIL DRAWINGS
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
P.O. Box 2083
Petaluma CA 94952
707-280-8990
OliveStreetLandscape.com
[email protected]
04/23/2024 PH1 55 of 747

1 0
"

S
1 0
"

S
D
3 6
"

S
D
36" SD
1 2
"

W
1 2
"

W
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
2 4
"

S
D
D
C
54 '
'
W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
W
S
S
FW
M
E
T
E
R
M
E
T
E
R
S
L
S
L
S
.

G
.

NORTH
0 feet32
1" = 16'
16 48 64

VINES/ESPALLIERS
3 Bougainvillea x `Barbara Karst` / Barbara Karst Bougainvillea Trellis 5 gal.Low

SYMBOL QTY BOTANICAL / COMMON NAME CONT WUCOLS SPACING

GROUND COVERS
211 Rosmarinus officinalis 'Irene' / Dwarf Rosemary 1 gal.Low 42" o.c. 165 Senecio mandraliscae `Blue Chalk Sticks` / Senecio 1 gal.Low 30" o.c.

PLANT SCHEDULE

TRANSFORMER

TRASH ENCLOSURE

PARKING

BIKE RACK/STORAGEFLAG POLE

RETAINING WALL
(SEE CIVIL DRAWINGS)

DRIVE-THRU
POI
N
S
E
T
T
I
A

A
V
E
.

B
U
S
I
N
E
S
S

P
A
R
K

D
R
I
V
E

COMPLIANCE STATEMENT
I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape
Documentation Package
11-10-23

GENERAL NOTES

1. All landscape planting areas shall receive a minimum 3" layer of non-combustible organic bark mulch top dressing. Shredded 'Gorilla Hair' type mulch shall not be used.

2. All new plant material, shall be irrigated with drip/low flow irrigation and a smart controller. Landscape Plans will comply with City of Vista Water Conservation Standards.

Contractor shall submit the soil analysis report to the City as part of the certificate of completion.

The Contractor shall submit documentation to the City verifying implementation of soil analysis report recommendations to the City with certificate of completion.

5. All new trees located within 5' of pavement or permanent structure shall have a root barrier.

6. Landscape maintenance shall be the responsibility of the property owner.

SIDE
W
A
L
K
S
I
D
E
W
A
L
K

QUICK QUACK

DRIVEWAY
VACUUM

STATIONS
CANOPY

AREA TO REMAIN AS IS
APPROX. 2:1 SLOPE

MONUMENT SIGN

AREA TO REMAIN AS IS
APPROX. 2:1 SLOPE

AREA TO REMAIN AS IS
APPROX. 2:1 SLOPE
3:1 (30%) SLOPE PER

GRADING PLAN IN

SHADED HATCHED
AREA
3:1 (30%) SLOPE PER

GRADING PLAN IN

SHADED/HATCH AREA
SLOPES THAT EXCEED 4:1 (25%)

RETAINING WALL
(SEE CIVIL DRAWINGS)

PARKING

DIEGAN COASTAL SHRUB

HABITAT IN THIS AREA SHALL

REMAIN AND BE PROTECTED

STORM WATER TREATMENT AREA-

Quercus engelmannii Engelmann Oak
Tristania conferta Brisbane Box
Ulmus parvifolia 'True Green' True Green Lacebark
Elm
Agave attenuata 'Boutin Blue' Boutin Blue Foxtail
Agave
Agave americana 'Marginata' Variegated Century
Plant
Agave americana protoamericana 'Blue Steel'
Blue Steel Century Plant
Callistemon viminalis 'Better
John' Weeping Bottlebrush
Dianella caerulea 'DBB03' Cassa Blue™ Flax
Lily
Lantana montevidensis Purple Trailing Lantana
Leucophyllum langmaniae 'Lynn's Legacy' Lynn's
Legacy Langman's Sage
Lomandra longifolia 'Baby Breeze' TM Breeze Mat Rush Yucca x `Bright Star` Variegated Spanish Dagger
Bougainvillea x `Barbara Karst` Barbara Karst Bougainvillea Trellis
Rosmarinus officinalis 'Irene' Dwarf Rosemary
Senecio mandraliscae `Blue Chalk Sticks`
Senecio
Verbena peruviana 'Balfirepizzim' Firehouse™
Purple Fizz Verbena
Washingtonia hybrid Mexican/California
Fan Palm
Lagerstroemia indica x fauriei 'Arapaho'
1801 Lampton Lane
Norco, CA 92860
P: 951/475/3300
www.tait.comSINCE 1964
P.O. Box 2083
Petaluma CA 94952
707-280-8990
OliveStreetLandscape.com
[email protected]
L3
04/23/2024 PH1 57 of 747

P23-0298
P1
04/23/2024 PH1 58 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
NORTH 0

GRAPHIC SCALE IN FEET
20 10 20 40

PROJECT DESCRIPTION NEW CONSTRUCTION

SITE ADDRESS BUSINESS PARK DRIVE &

POINSETTIA AVENUE
APN 221-661-03-00

ZONING VISTA BUSINESS PARK SPECIFIC
PLAN - AREA "A"

LAND USE COMMERCIAL SERVICE

FLOOD ZONE ZONE X
TOTAL SITE AREA ±43,266 SF / 0.99 AC
TOTAL DISTURBED AREA ±38,000 SF / 0.87 AC
PARKING REQUIREMENTS 1.5 PER WASHING BAY 1 BICYCLE
PER 20 STALLS

PARKING STALLS REQUIRED
1 SPACE PER 3 EMPLOYEES
LARGEST SHIFT = 3 EMPLOYEES
REQUIRED PARKING = 2 STALLS
PARKING STALLS PROVIDED 2 EMPLOYEE STALLS
1 ACCESSIBLE STALL
BUILDING SETBACK 20.0'
GB GB
1 2
3 SD SD
4 5
6 66" SD
7 8
9 10
11 12
NO
R
T
H

SITE DATA TABLE

ABBREVIATIONS

FL FLOW LINE

FS FINISHED SURFACE

TC TOP OF CURB

TG TOP OF GRATE

TW TOP OF WALL
LEGEND

PROPERTY LINE

CIVIL LIMIT OF WORK LINE

CENTERLINE

EASEMENT LINE

PROPOSED STORM DRAIN PIPE

EXISTING STORM DRAIN PIPE

SETBACK LINE

EXISTING CONTOUR

PROPOSED CONTOUR

PLANTABLE GRAVITY WALL

MASONRY BLOCK RETAINING WALL

GRADE BREAK
GUTTER PER SDRSD G-12

HEAVY DUTY CONCRETE

LANDSCAPE AREA
(XXX)

GRADING AND DRAINAGE NOTES
PLANTABLE MSE RETAINING WALL WITH GEOGRID. SEE SITE SECTIONS ON SHEET C5.00 TRENCH DRAIN. OUTLETS TO DRIVE THRU LANE CURB NORTH
MODULAR WETLAND SYSTEM (BMP-1). TREATMENT UNIT SIZE L-4-8-V. PER DETAIL 1 SHEET C7.00 UNDERGROUND STORM WATER DETENTION VAULT WITH TOTAL VOLUME 3,640 CF. VAULT PER DETAILS ON SHEET C6.00
STORM DRAIN OUTFLOW STRUCTURE WITH ORIFICE PLATE AND OVERFLOW WEIR PER DETAIL 3 ON SHEET C7.00.

CONNECT TO EXISTING 66" STORM DRAIN CULVERT
MASONRY BLOCK RETAINING WALL, MAX HEIGHT 3'
RIBBON GUTTER PER SDRSD G-12
COMMERCIAL DRIVEWAY PER SDRSD G-14B AND G-16
NEW SIDEWALK PER SDRSD G-07
6" CURB PER SDRSD G-01
MODULAR WETLAND SYSTEM (BMP-3). TREATMENT UNIT SIZE L-4-8-V. PER DETAIL 2 SHEET C7.00

SYMBOL DESCRIPTION
XX" SD
XXX

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL C OF PARCEL MAP NO.15413, IN THE CITY OF VISTA, COUNTY OF SAN DIEGO,

STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNT ON OCTOBER 14, 1988.

FOR CONVEYANCING PURPOSES ONLY: APN 221-661-03-00

PROJECT TEAM

CIVIL ENGINEER
SCOTT HOFFMAN, P.E. (CA)
KIMLEY-HORN AND ASSOCIATES, INC.
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
[email protected]
619-744-0181

GEOTECHNICAL ENGINEER
GARRY W. CANNON C.E.G., R.C.E. (CA)
GEOCON, INC.
6960 FLANDERS DRIVE
SAN DIEGO, CA 92121
858-558-6900

SURVEYOR
JOHN P. GERVAIS, PLS
LG LAND SURVEYING, INC.
30355 CALLEJO FELIX TER
VALLEY VENTER, CA 92082
760-703-1354

ARCHITECT

MELISSA WEAVER
TAIT & ASSOCIATES, INC.
707 N. 27TH STREET
BOISE, ID 83702
[email protected]
760-414-5933

DEVELOPER

BARRET BRADLEY
NEWMARK MERRILL COMPANIES, INC.
427 COLLEGE BOULEVARD, SUITE K
OCEANSIDE, CA 92057
[email protected]
720-607-3032

LEGAL DESCRIPTION
BUISNESS PARK DR.TYPICAL SECTION.
1":30'
POINSETTIA AVE TYPICAL SECTION.
1":30'

DETAIL A
LEGEND (CONT.)

SIDEWALK CONCRETE

APPROXIMATE RETAINING WALL

GEOGRID LIMITS

GREEN STREET DISPERSION AREA

SYMBOL DESCRIPTION
36" S
D
S
L
E
E
S
L
FS 460.09
FS 460.01
FS 460.39
FS 460.34
FS 460.70
FS 460.68
FS 461.02
FS 460.95
FS 461.25
FS 461.22
FS 461.34
FS 461.31
FS 464.65
FS 464.63
FS 462.95
FS 462.93
FS 463.04
FS 463.02
FS 464.77
FS 464.75460
465
461
462
463
464
466

2.0%8.0%2.0%8.0%2.0%

PEDESTRIAN

RAMP HANDRAIL

PEDESTRIAN

RAMP HANDRAIL
FS (460.50)

PEDESTRIAN EASEMENT
FS (462.85)FS (461.94)
1 0
"

S
1 0
"

S
2 4
"

S
D
12"
W
12"
W
12"
W
12"
W
12"
W
12" W
12" W
12" W
12" W
8" S
8" S
8" S
8" S
8" S
8" S
8" S
8" S
8" S
66" S
D
66" S
D
66" S
D
3 6
"

S
D
3 6
"

S
D
36" SD
10" S
1 2
"

W
1 2
"

W
1 0
"

S
2 4
"

S
D
D
54''W
54''W
54 '
'
W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
S
L
S
L
S
.

G
.

R
QB
X

X X X X X X X X X X
X
X
X
X

X X X X X X X X X
X
X
X
X
X

2. 2
%
4 .
9 %

1.6%
5 .
9 %
2 .
1 %

0. 5
%
QUI
C
K

Q
U
A
C
K
CAR
W
A
S
H
3,36
3 S
.

F
.

FF 4
6 6
.
5 POIN
S
E
T
T
I
A

A
V
E
N
U
E
B
U
S
I
N
E
S
S

P
A
R
K

D
R
I
V
E

1. 2
%
4 6
6 4
6 8
4 6
7 46
6 46
7 46
8 46
9 4
7 0
4 7
1 469
472
472
470
465
460
455
450
470
473
4 6
5 467
471

5.4 %

2.9 %
1 .
3 %
467
467
468
469
469
47 0
466

37.2%

37.5%
4 6
6 5.3%
3 .
6 %

0.7%

1. 3
%

3. 2
%

2. 7
%
1 .
7 %
4 6
8 46
9 467
2 .
3 %
R
TC 464.49
FL 463.99
TC 466.18
FL 465.68
TC 467.19
FS 466.69
TC 464.22
FS 463.72
TC 465.77
FL 465.27TC 464.81
FL 464.31
TC 464.83
FS 464.33
LP 463.18 TC 466.68
FS 466.18
TC 468.94
FS 468.44
TC 469.14
FL 468.64
TC 470.37
FS 469.87
TC 471.23
FS 470.73
TC 470.61
FS 470.11
TC 467.77
FS 467.27
TC 467.25
FS 466.75
TC 465.49
FS 464.99
TC 465.25
FS 464.75
TC 465.06
FL 464.56
TC 468.08
FS 467.58
FL 467.12
TC 467.40
FS 466.90
TW 462.75
TW 464.20
TW 465.18
TW 468.14
TW 470.63
BW 462.36
BW 460.10
BW 455.51
BW 464.02 BW 469.90
FF 466.50
TC 467.00
FS 466.50
FS 467.50
FS 467.24
FS 467.07
FS 466.42
FS 466.17
FF 466.50
TC 467.29
FS 466.79
TC/FS 466.73
1 1 1
7 23
4 5
6 12
TRANSITION 1' TO 0.5'

RETAINING

STEM WALL
4 6
0 4
6 5
4 5
9 4
6 1
4 6
2 4
6 3
4 6
4 TC/FS 466.25
FS 466.40
TC 466.67
FS 466.17
FS 466.89
FS 465.37
FS 465.43
TC 463.93
FS 463.43
TC/FS 466.90
TC 468.68
FS 468.18
TC 468.85
FS 468.35
TC 469.41
FS 468.91
TC 469.87
FS 469.37
TC 471.49
FS 470.99
FS 470.37
FS 470.91
±2
.
6 '
S89°46'32"E
460.08'
∆=18°23'57"
R=792.00'
S89°46'32"E
460.08'
∆=12°48'14"
R=958.00'
∆=89°59'20"
R=25.00'
∆=12°48'14"
R=958.00'
S53°04'56"W
115.54'
∆=18°23'57"
R=792.00'
S53°04'56"W
115.54'

PROPOSED

GEOGRID
TW 469.66
BW 467.06
TW 469.61
BW 465.84
TW 464.25
BW 457.54
TW 463.02
BW 456.72
TC 467.64
FS 467.14
TC 468.72
FS 468.22

42.0 '

PEDESTRIAN EASEMENT

12.0 '

5.0'

32.0 '

32.0 '
4 2
.
0 '
3 7
.
5 '
3 1
.
9 '
3 2
.
0 '
8" PVC SEWER PIPE
PER D3009 -11
54" SDCWA PIPE

PER VID GIS MAP
12" ACP WATER PIPE
PER D3009-11
10" PVC SEWER PIPE
PER D3009-6
12" ACP WATER PIPE
PER D3009-6
36" ACP WATER PIPE
PER D3009-6

1.3%
2 .
5 %
TW 465.61
BW 465.11
BW 464.14
TW 469.46
BW 469.16

10.0 '

5.5'
10 11
11 H RET: 9.67'
H RET: 7.71'
H RET: 4.10'H RET: 6.30'
H RET: 0.39'
H RET: 0.50'
H RET: 1.30'
H RET: 0.30'
H RET: 4.12'
H RET: 0.73'
H RET: 2.60'
H RET: 3.77'
TC 471.86
FS 471.36

LIMITS OF BIOLOGICAL

CONCERN PROTECT IN

PLACE AT LIMITS

LIMITS OF BIOLOGICAL

CONCERN PROTECT IN

PLACE AT LIMITS

LIMITS OF BIOLOGICAL

CONCERN PROTECT IN

PLACE AT LIMITS
10 9

32.0'
8 5
.
0 '
1 0
.
0 '
TC/FS 466.81
TC/FS 467.00
TC/FS 467.08

EXISTING DETENTION
POND PER D-3009. DO

NOT DISTURBSTORM DRAIN RISER
11 11
11 11
11 10
TW 465.44

SEE DETAIL A HEREON
FS (472.00)
FS (470.97)
FS (467.80)
FS (466.41)FS (463.00)
FS (462.00)
FS (460.48)
FS (459.00)
FS (457.50)
FS (456.97)

GREEN STREET

DISPERSION AREA PER

SAN DIEGO COUNTY

DESIGN STANDARD
GS-203. SIDEWALK

UNDERDRAINS PER
GS-5.04a.

GREEN STREET

DISPERSION AREA PER

SAN DIEGO COUNTY

DESIGN STANDARD
GS-203. SIDEWALK

UNDERDRAINS PER
GS-5.04a.TC/FS 466.90

2.7 %
10'32'
CL
84'
32'

4.5'
LS
EXIST. 10"

SEWER PIPE
EXIST 12"

WATER PIPE
5'
LS
10'32'
R/W
CL
84'
32'

4.5'
LS
EXIST. 8"

SEWER PIPE
EXIST 12"

WATER PIPE
EXIST 54" WATER
PIPE
5'
LS

5.5'
SW

5.5'
SW
EXIST 36"
STORM

DRAIN PIPE
R/W
PR. 5.0'

SIDEWALK
R/WR/W
PR. 5.0'

SIDEWALK
P23-0298
No. 94938
02/13/2024
04/23/2024 PH1 59 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
NORTH
0 GRAPHIC SCALE IN FEET
20 10 20 40
1 2
3 4
5 6
S
W
10" S
E-MO
G
36" SD
12" W
S
Z Z Z
ZZZZ
FW
7 PROPOSED BUILDING POINT OF CONNECTION (5-FT FROM BUILDING FACE).

REFER TO BUILDING PLUMBING PLANS FOR CONTINUATION
COMBINATION 2" WATER SERVICE AND 1" IRRIGATION SERVICE PER VISTA IRRIGATION DISTRICT STD. DWG. 1-3
2" SCH-80 PVC DOMESTIC WATER PIPE, ANGLES PER PLAN. PIPE EMBEDMENT PER VISTA IRRIGATION DISTRICT STD. DWG. 5-2
CONNECT TO EXISTING 8" WATER MAIN PER VISTA IRRIGATION DISTRICT STD.

DWG. 1-2
THRUST BLOCK TEE PER VISTA IRRIGATION DISTRICT STD. DWG. 5-7 TRENCH BACKFILL PER VISTA IRRIGATION DISTRICT STD. DWG. 5-2 8" PVC-C900 FIRE SERVICE LINE. INSTALL THRUST BLOCKS AT ALL BENDS.

PIPE EMBEDMENT PER VISTA IRRIGATION DISTRICT STD. DWG. 5-2 FIRE SERVICE RPDA PER VISTA IRRIGATION DISTRICT STD. DWG. 1-7 REPLACE CURB AND GUTTER. MATCH EXISTING

PRIVATE WATER CONSTRUCTION NOTES SEWER NOTES
1 2
3 4
PROPOSED BUILDING POINT OF CONNECTION (5-FT FROM BUILDING FACE).

REFER TO BUILDING PLUMBING PLANS FOR CONTINUATION
8" PVC, SDR-35 (GREEN) PVC PIPE. ANGLES PER PLAN

UNDERGROUND SAND/GREASE INTERCEPTOR AND CLARIFIERS FOR
WATER RECYCLING SYSTEM. REFER TO BUILDING PLUMBING PLANS FOR SPECIFICATIONS.

CONNECT TO EXISTING PUBLIC SEWER MAIN. RECONSTRUCT EX.

MANHOLE CHANNEL TO ACCEPT NEW INCOMING PIPE.

TRENCH BACKFILL FOR PIPING PER CITY OF VISTA STANDARD SWR-11.

REPLACE CURB AND GUTTER . MATCH EXISTING.

UNDERGROUND 50 LB. GREASE INTERCEPTOR.

DRY UTILITY NOTES

PROPOSED TRANSFORMER

PROPOSED SWITCH GEAR
1 2
5 6

PROPERTY LINE/ROW

ADJACENT PROPERTY/ROW LINE

CENTER LINE

PROPOSED SETBACK LINE

EXISTING STORM DRAIN LINE

EXISTING SEWER LINE

EXISTING WATER LINE

EXISTING UNDERGROUND ELECTRIC LINE

EXISTING UNDERGROUND NATURAL GAS LINE

PROPOSED STORM DRAIN LINE

PROPOSED SEWER LINE

PROPOSED WATER LINE

PROPOSED FIRE WATER LINE
PROPOSED UTILITY TRENCHING (VID STD. DWG. 5-2)

PLANTABLE GRAVITY WALL

MASONRY BLOCK RETAINING WALL

EXISTING SEWER MANHOLE

BACKFLOW PREVENTOR

OIL/SAND/GREASE INTERCEPTOR AND CLARIFIERS

FOR WATER RECYCLING SYSTEM
CONCRETE TEE THRUST BLOCK (VID STD. DWG. 5-7)

SS CLEANOUT
LEGEND
7 8
9 1
0 "

S
1 0
"

S
E-MO
E-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E
-
M
O
E-MO
E-M
O
E-M
O
E-M
O
E-M
O
E-M
O
E-MO
E-MO
E-MO
E-MO
E-MO
E-MO
2 4
"

S
D
12"
W
12"
W
12"
W
12"
W
12"
W
12" W
12" W
12" W
12" W
12" W
8" S
8" S
8" S
8" S
8" S
8" S
8" S
8" S
8" S
8" S
8" S
66" S
D
66" S
D
66" S
D
3 6
"

S
D
3 6
"

S
D
36" SD
10" S
1 2
"

W
1 2
"

W
1 0
"

S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
W
D
D
C
V
2 4
"

S
D
D
C
54''W
54''W
54 '
'
W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
54''W
S
.

G
.

R
QB
X

X X X X X X X X X X
X
X
X
X

X X X X X X X X X
X
X
X
X
X
S
L
S
L
POI
N
S
E
T
T
I
A

A
V
E
N
U
E
B
U
S
I
N
E
S
S

P
A
R
K

D
R
I
V
E
QUI
C
K

Q
U
A
C
K
CAR
W
A
S
H
3,36
3 S
.

F
.

FF 4
6 6
.
5 12
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
W
S
S
S
FW
FW

FW FW FW
W
W
W W W
W
S S
SD
S
S S S
S
S

S S S S S S
M
E
T
E
R
M
E
T
E
R
1 4
2 3
3 5
6 7
7 89
1 1
3 2
2 2
54 ANTICIPATED VERTICAL

DISTANCE BETWEEN
PIPES: 12.9 FT

ANTICIPATED VERTICAL DISTANCE
BETWEEN PIPES: 13.5 FT
8" PVC SEWER PIPE
PER D3009 -11
54" SDCWA PIPE

PER VID GIS MAP
12" ACP WATER PIPE
PER D3009-11
10" PVC SEWER PIPE
PER D3009-6
12" ACP WATER PIPE
PER D3009-6
36" ACP WATER PIPE
PER D3009-6

IRRIGATION SERVICE CONNECTION

INSTALL MANHOLE

PER CITY OF VISTA
STD. DWG. SM-01
RIM: 458.43
8" INV: 445.86

ANTICIPATED VERTICAL DISTANCE
BETWEEN PIPES: 3.9 FT
6 EXISTING TRANSFORMER

TO REMAIN

EX SMH #V35(193)
STA: 17+90
RIM: 457.43
IE: 445.03

MANHOLE IS TO BE LINED
WITH RAVEN 405 AS SPECIFIED
BY COV STD DWG-SWR-04
7 INSTALL 6" ROUND TRAFFIC RATED AREA DRAIN
RIM: 470.70
4" INV: 470.20
P23-0298
No. 94938
02/13/2024
04/23/2024 PH1 60 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
NORTH
0 GRAPHIC SCALE IN FEET
2010 20 40
XX
XXX
SOURCE CONTROL BMPS*

BMP ID BMP DESCRIPTION
SC-1 PREVENT ILLICIT DISCHARGE INTO MS4, ALL
LANDSCAPE AREAS (TYP.)
SC-2 STORM DRAIN STENCILING AND SIGNAGE, ALL SD
INLETS (TYP.)
SC-5 TRASH AND STORAGE AREAS
SC-6A ON-SITE STORM DRAIN INLETS
SC-6E LANDSCAPE / OUTDOOR PESTICIDE USE
SC-6H REFUSE / TRASH COLLECTION AREAS
SC-6K VEHICLE AND EQUIPMENT CLEANING
SC-6O FIRE SPRINKLER TEST WATER AND RELIEF POINT
SC-6P MISCELLANEOUS DRAIN OR WASH DOWN AREAS
SC-6Q PLAZA, SIDEWALKS, PARKING LOTS
SITE DESIGN BMPS*

BMP ID BMP DESCRIPTION
SD-1 MAINTAIN NATURAL DRAINAGE PATHWAYS AND

HYDROLOGIC FEATURES
SD-2 CONSERVE NATURAL AREAS, SOILS, AND

VEGETATION
SD-3 MINIMIZE IMPERVIOUS AREA
SD-4 MINIMIZE SOIL COMPACTION
SD-5 IMPERVIOUS AREA DISPERSION
SD-6 RUNOFF COLLECTION
SD-7 LANDSCAPING WITH NATIVE OR DROUGHT TOLERANT

SPECIES

PERMANENT
BMP ID #

AREA TO

TRIBUTARY
TO BMP

BMP PROVIDED TREATMENT

FLOW/VOLUME
MWS-1 17,814 SF MODULAR WETLAND
SYSTEM 0.092 CFS
MWS-2 12,374 SF MODULAR WETLAND
SYSTEM 0.069 CFS
UND-1 30,188 SF UNDERGROUND
STORAGE VAULT 3,180 CF
DIS-1 1,381 SF AMENDED SOIL
SECTION 75 CF
DIS-PUB 3,000 SF GREEN STREETS
DISPERSION AREA 68 CF

STORMWATER QUALITY MANAGEMENT TABLE

DRAINAGE
AREA

PERVIOUS AREA
(SQFT)

IMPERVIOUS AREA
(SQFT)

TOTAL AREA
(SQFT)

TOTAL AREA
(AC)DRAINS TO
RUNOFF

COEFFICIENT
C
DCV
(CUBIC
FEET)

FACTORED

TREATMENT

FLOW (CFS)
DMA-1 2579 15235 17814 0.41
BMP 1 0.81 791 0.0920
DMA-2 1958 10416 12374 0.28
BMP 3 0.81 543 0.0690
DMA-BLDG1 0 280 280 0.01
BLDG 0.90 N/A N/A
DMA-BLDG2 0 97 97 0.01
BLDG 0.90 N/A N/A
DMA-OFFSITE 2757 4394 7151 0.15
ONSITE 0.67 260 N/A
SELF-MIT 12081 0 12081 0.28
SELF-MIT 0.30 N/A N/A
TOTAL 19375 30422 49797 1.14 N/A 0.67 1,594 0.1610
SD

PROPOSED DRAINAGE BOUNDARY

OVERLAND FLOW DIRECTION

PROPERTY LINE/RIGHT-OF-WAY

PROPOSED CONTOUR

CENTERLINE

RIGHT-OF-WAY LINE

PROPOSED STORM DRAIN LINE

DRAINAGE AREA ID

DRAINAGE AREA ACREAGE

POINT OF CONNECTION

LANDSCAPE AREA

IMPERVIOUS AREA TRIBUTARY TO DISPERSION
AREA

AMENDED SOIL DISPERSION AREA
LEGEND

EXISTING SITE CONDITIONS
SITE DESCRIPTION: PREVIOUSLY GRADED AND UNDEVELOPED
AREA. NO DEMOLITION NEEDED
UNDERLYING HYDROLOGIC SOIL GROUP: NRCS TYPE D
APPROXIMATE DEPTH TO GROUNDWATER: GW DEPTH > 20 FEET
EXISTING NATURAL HYDROLOGIC FEATURES: NONE
CRITICAL COARSE SEDIMENT YIELD AREAS: ENTIRE SITE
EXISTING PERVIOUS AREA: 1 ACRE
EXISTING IMPERVIOUS AREA: NONE

POTENTIAL POLLUTANT SOURCE AREAS

ON-SITE STORM DRAIN INLETS

SUMP PUMP/FRENCH DRAIN

LANDSCAPE / OUTDOOR PESTICIDE USE

REFUSE / TRASH COLLECTION AREA

VEHICLE AND EQUIPMENT CLEANING

FIRE SPRINKLER TEST AND RELIEF POINT

MISCELLANEOUS DRAIN/WASH DOWN AREA

SIDEWALKS AND PARKING LOT
*REFER TO PROJECT WQMP FOR SPECIFIC IMPLEMENTATION OF SITE DESIGN AND SOURCE CONTROL BMPS.

DISPERSION AREA SECTION
N.T.S.

ROOF DOWNSPOUT
CURB

SIDEWALK

SIDEWALK UNDERDRAINBUILDING

BUILDING FOUNDATION

IMPERMEABLE LINER

DRIVE AISLE

AMENDED SOIL AGGREGATE

UNCOMPACTED NATURAL SOIL
SPLASH
PAD
SD
66" S
D
66" S
D
66" S
D
3 6
"

S
D
3 6
"

S
D
36" SD
W
D
D
C
V
2 4
"

S
D
D
C
S
L
S
L
S
.

G
.

R
QB
X

X X X X X X X X X X
X
X
X
X

X X X X X X X X X
X
X
X
X
X
DMA-1

0.41 AC

SELF-MIT

0.30 AC
DMA-2

0.28 AC

SELF-MIT

0.30 AC
DMABLDG1

0.01 AC
DMABLDG2

0.01 AC

DMA-OFFSITE

0.16 AC

DMA-OFFSITE

0.16 AC
47 0
MWS-1
MWS-L-4-8-V
TREATMENT RATE = 0.098 CFS
OVERFLOW RATE = 1.20 CFS
UND-1

UNDERGROUND STORAGE VAULT
HYDROMOD STORAGE CAPACITY = 3,180 CF
TOTAL STORAGE CAPACITY = 3,640 CF
MWS-2
MWS-L-4-8-V
TREATMENT RATE = 0.100 CFS
OVERFLOW RATE = 1.89 CFS
DIS-1

AMENDED SOIL DISPERSION AREA
AMENDED SOIL AREA = 344 SF
TRIBUTARY AREA =1381 SF
RETENTION VOLUME = 75 CF
SD-1

MAINTAIN EXISTING DRAINAGE AREA
SD-2

PROTECT COASTAL SAGE
SD-2

PROTECT COASTAL SAGE
SD-3, SC-6Q
SD-8
SC-1
SC-1
SC-1, SC-2, SC-6A
SC-5, SC-6H
SC-6A
SD-5, SC-6D,
SC-6K, SC6O,
SC6P
SD-4, SD-7, SC-6E
SC-1, SC-2, SC-6A
SD-4, SD-7, SC-6E

BUILDING DOWNSPOUT
SD-3, SC-6Q
SD-3, SC-6Q
465
465
464
464
466
466
466
46 6
466
46 7
46 8
46 9
467
467
468
460
457
455 467
471
4 7
2 47
1 4
6 8
4 6
6 46
6 46
6 4
6 7
46 7
468
46 8
469
46 9
47 0
4 7
1 472
473
473
455
456
469
467
465
465
456 457
4 5
8 4
5 9
4 6
0 4
6 1

POINT OF
COMPLIANCE TO MS4
POIN
S
E
T
T
I
A

A
V
E
N
U
E
B
U
S
I
N
E
S
S

P
A
R
K

D
R
I
V
E
SD-5
SD-5

DIS-PUB
AMENDED SOIL AREA = 226 SF
TRIBUTARY AREA = 3,000 SF
RETENTION VOLUME = 68 CF

BUILDING DOWNSPOUT
P23-0298
No. 94938
02/13/2024
04/23/2024 PH1 61 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
NORTH 0

GRAPHIC SCALE IN FEET
30 15 30 60
66" S
D
66" S
D
3 6
"

S
D
3 6
"

S
D
36" SD
2 4
"

S
D
D
C
S
L
S
L
S
.

G
.

X X X X X X X X
X
X

X X X X X X
X X
X
B
C4
A
C4
A
C4
D
C4
F
C4
C
C4
E
C4
E
C4
F
C4
B
C4
D
C4
C
C4
QUI
C
K

Q
U
A
C
K

C
A
R
W
A
S
H
3,36
3 S
.

F
.

FF 4
6 6
.
5 POIN
S
E
T
T
I
A

A
V
E
N
U
E
B
U
S
I
N
E
S
S

P
A
R
K

D
R
I
V
E
P
E
D
E
S
T
R
I
A
N
R
A
M
P

H
A
N
D
R
A
I
L
P
E
D
E
S
T
R
I
A
N
R
A
M
P

H
A
N
D
R
A
I
L
P
E
D
E
S
T
R
I
A
N

E
A
S
E
M
E
N
T

SECTION A-A
HORZ: 1" = 20'
VERT: 1" = 5'
455
460
470
455
460
470

SECTION B-B
HORZ: 1" = 20'
VERT: 1" = 5'
450
460
470
450
460
470

SECTION C-C
HORZ: 1" = 20'
VERT: 1" = 5'
440
450
460
470
440
450
460
470

SECTION D-D
HORZ: 1" = 20'
VERT: 1" = 5'
440
450
460
470
480
440
450
460
470
480

SECTION E-E
HORZ: 1" = 20'
VERT: 1" = 5'
450
460
470
450
460
470

SECTION F-F
HORZ: 1" = 20'
VERT: 1" = 5'
450
460
470
480
450
460
470
480
X
X
X
X
X
MAX HEIGHT 3' CMU

SPLIT FACE WALL

9. 6
1 '
PL
PL
PL
PL
PL
PL

3. 8
2 '

6. 1
9 '

7.0' MIN

TO DAYLIGHT

7.0' MIN

TO DAYLIGHT

7.0' MIN

TO DAYLIGHT

7.0' MIN

TO DAYLIGHT

5. 3
9 '

7.0' MIN

TO DAYLIGHT

VEDURA PLANTABLE MSE

RETAINING WALL

WITH GEO-GRID

VEDURA PLANTABLE MSE

RETAINING WALL

WITH GEO-GRID

VEDURA PLANTABLE MSE

RETAINING WALL

WITH GEO-GRID

GEO-GRID
L=10.5'

GEO-GRID
L=8.5'

GEO-GRID
L=13'

GEO-GRID
L=9.5'
PROP. UNDERGROUND

DETENTION VAULT

EXISTING GRADE

PROPOSED GRADE

EXISTING GRADE

PROPOSED GRADE

EXISTING GRADE

PROPOSED GRADE

EXISTING GRADE

PROPOSED GRADE

EXISTING GRADE

PROPOSED GRADE

FALL PROTECTION FENCE

EXISTING CURB

TO REMAIN

PROPOSED SIDEWALK
MAX 3:1

21.0'

VEDURA PLANTABLE MSE

RETAINING WALL

WITH GEO-GRID

21.5'

5.0'

6.0'

FALL PROTECTION FENCE

FALL PROTECTION
FENCE
PROP. UNDERGROUND

DETENTION VAULT

FALL PROTECTION FENCE

1.5%
1:1 AREA OF INFLUENCE

FROM WALL FOOTING
P23-0298
No. 94938
02/13/2024
04/23/2024 PH1 62 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
P23-0298
No. 94938
02/13/2024
04/23/2024 PH1 63 of 747

PLANNING PACKAGE
401 B STREET, SUITE 600
SAN DIEGO, CA 92101
P: (616) 234-9411
www.KIMLEY-HORN.com
MANHOLE1" IRON PLATE WEIR

WITH ORIFICE AT INVERT
CLEANOUT TYPE A5
PER SDRSD D-09
TO MS4

DETENTION OUTLET SECTION VIEW DETENTION OUTLET PLAN VIEW RIM: 462.80'

0.50" ORIFICE IE: 456.98'
FG
WEIR: 460.58'
BOTTOM OF BASIN: 456.98'
A
A

FROM UNDERGROUND

STORAGE TANK

3. 6
'

5. 8
2 '

OUTLET PIPE TO POINT

OF COMPLIANCE
OUTLET STRUCTURE DETAIL 3
MWS-1 DETAIL 1
MWS-2 DETAIL 2
P23-0298

QUICK QUACK VISTA

VISTA, CA
MWS-1

0.098

2.1 GPM/SF

1.0 2.20
463.18
460.18

CURB INLET
HDPE
2'
12"
463.68
P23-0298

QUICK QUACK VISTA

VISTA, CA
MWS-2

0.100

2.1 GPM/SF

1.0 1.89
465.85
462.85

CURB INLET
HDPE
2'
12"
466.35
P23-0298
No. 94938
02/13/2024
04/23/2024 PH1 64 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 1 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.

A B C
D
E
F
04/23/2024 PH1 65 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 2 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
EQ EQ
EQ
EQ
34’
29’
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.

A
B
04/23/2024 PH1 66 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 3 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
EQ
EQ
EQ
EQ
29’

21.4’
109’
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.

C
04/23/2024 PH1 67 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 4 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
EQ
EQ
EQ EQ

21.4’
34’
EAST
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.

D
04/23/2024 PH1 68 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 5 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
EQEQ
29’

21.4’
109’
NORTH
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.

E
04/23/2024 PH1 69 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 6 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
A QTY 1: Channel Letters on Background Panel
3’-3 ¼”
2’-0 ⁄”
12 ½”
2’-9 ½”
8’-3”
12 ½”
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.
04/23/2024 PH1 70 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 7 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
QTY 1: Reverse Pan Channel LED Halo Illuminated Numerals Area for this sign not included in overall signage area calculation NOTE: Address must be conrmed prior to manufacturing.

B
Numerals
Fabricated aluminum, reverse pan channel
construction with faces and returns painted Black, satin nish. Backs to be Clear Lexan with 1-1/2" stand-os to peg o numerals from building fascia.

Numerals to be internally illuminated with White LEDs.

Material Schedule
4’-9 ⁄”
1'
-
6 "

CLEAR LEXAN BACKS

W/DIFFUSER
L.E.D.
.10 ALUM. FACE

PLASTIC HAYCO

GROMMET

LOW VOLTAGE WIRE

WITH SLEEVE
.063 ALUM. LETTER

RETURN WHITE

FINISH INSIDE

GROUND WIRE

LOW VOLTAGE

POWER SUPPLY

RACEWAY
(GROUNDED)

FASTENER/SPACER

PER WALL TYPE
PRIMARY 120V (1/2”)

FLEXIBLE CONDUIT

DISCONNECT
SWITCH

TOGGLE BOLT

WEDGE ANCHOR

THRU BOLT WITH

U-CHANNEL
TYP. MOUNTING FASTENERS
L.E.D. LETTER SECTION

HALO ILLUMINATED
©2014 PACIFIC NEON COMPANY
3 in 1 1/2 in0000
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.
04/23/2024 PH1 71 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 8 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
EC QTY 2: Channel Letters on Background Panel
22”
4’-10 ¾”
3’-9 ½”
2’-5”14’-5 ⁄”
22”
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.
04/23/2024 PH1 72 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 9 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
D QTY 1: Channel Letters on Background Panel
14”
3’-0”
28”
17 ⁄”8’-10 ¾”
14”
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.
04/23/2024 PH1 73 of 747

7/28/23
Accounts/Misc/Quick Quack/Elev/
48-241 Vista, CA
Quick Quack Car Wash #48-241
NE Corner Poinsettia & Bus. Park Dr
Vista, CA 92081
Date:

RNB
Designer:

File:
00000 10 of 10
Job#
NA
Scale:

Sheet#
3 10-19-23
Revision #
Revision Description:

Customer
Approval:

Date:

ALL DIMENSIONS TO BE

FIELD VERIFIED PRIOR TO

INSTALLATION

THIS DRAWING REMAINS THE EXCLUSIVE PROPERTY OF
FAIRMONT SIGN COMPANY. THIS DESIGN CANNOT BE COPIED

IN WHOLE OR IN PART, ALTERED, OR EXHIBITED IN ANY

MANNER WITHOUT THE WRITTEN CONSENT OF FAIRMONT
SIGN COMPANY. THE EXCEPTION IS ANY PREVIOUSLY
COPYRIGHTED ARTWORK SUPPLIED BY THE CLIENT.

UNLESS OTHERWISE NOTED, ALL COLORS PORTRAYED ARE
REPRESENTATIVE ONLY.

3750 East Outer Drive
Detroit, MI 48234
t: 313.368.4000 f: 313.368.9335
www.fairmontsign.com
6'-0"
2’-8 ½”
3’-7 ⁄”
1'-4"
1'-0"
3’-3 ¼”
9”
12”
Vinyl Film Color Schedule

A B C D
3M 3630-74
Kumquat Orange
3M 3630-015
Yellow
3M 3630-26
Green
3M 3630-22
Black
Fabricated aluminum, cloud-shaped channel construction. Face to be White acrylic with 3M vinyl lm overlays (see color schedule).

Returns and trimcap to be painted Black. Cabinet to be internally illuminated with White LEDs.

Material ScheduleFQTY 1: LED Internally Illuminated Monument Sign- 18Sq Ft Push Thru Faces with Flat Cut Out Address Numbers
Basalite Split Face CMU #790 “Dark Grey” Base

EXAMPLE
Quick Quack | Vista, CA
Client:

NOTE: Renderings below utilize sample dimensions.
04/23/2024 PH1 74 of 747

8711 Monroe Court, Suite A
Rancho Cucamonga, CA 91730
(909) 980-6455 Office
(909)980-6435 Fax
SAN JOSE, CA | STOCKTON, CA | FRESNO, CA | BAKERSFIELD, CA | RANCHO CUCAMONGA, CA DALLAS, TX | DENVER, CO | CHARLESTON, SC
November 29, 2023 Job No. 3-423-1168
Mr. Robert Mendoza
NewMark Merrill Companies
24025 Park Sorrento, Suite 300
Calabasas, CA 91302
Subject: AIR QUALITY, GREENHOUSE GAS AND ENERGY IMPACT ASSESSMENT Proposed Quick Quack Car Wash
NEC Business Park and Poinsettia Avenue
Vista, California
Dear Mr. Mendoza:

An Air Quality, Greenhouse Gas (GHG), and Every Impact assessment for the above-referenced project to be located on the northern intersection of Business Park and Poinsettia Avenue in Vista, California (subject property) was conducted. The Air Quality and GHG assessment was prepared to evaluate whether the estimated criteria pollutants and GHG emissions generated from the project would cause a significant impact to the air resources in the project area. This assessment was conducted within the context of the California Environmental Quality Act (CEQA, California Public Resources Code Sections 21000, et seq.).

The assessment is consistent with the methodology and emission factors endorsed by San Diego Air Pollution control district (SDAPCD), California Air Resource Board (CARB), and the United States Environmental Protection Agency (US EPA). The proposed project involves the development of a 3,363 square-foot car wash tunnel with ten (10) proposed covered vacuum stall systems. The car wash would operate from 7:00 AM. to 9:00 PM, seven days per week.

Please refer to the following report for detailed information pertaining to Air Quality, GHG and Energy Impacts associated with the Project. However, in summary, air quality impacts are determined to be less than significant. Additionally, GHG impacts for operations are determined to be less than significant.

Furthermore, the Project will not conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gasses and impacts are considered to be less than significant.

We appreciate the opportunity to assist you with this project. If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (909) 980-6455.

Respectfully submitted,
SALEM Engineering Group, Inc.

Maria G. Ruvalcaba, EP
Project Manager
04/23/2024 PH1 75 of 747

Quick Quack Car Wash – Business Park Dr &
Poinsettia Ave
Air Quality, Greenhouse Gas, and Energy Impact
Study
City of Vista, CA

Prepared for:

SALEM Engineering Group, Inc.

Ms. Maria Ruvalcaba
4729 W. Jacquelyn Avenue
Fresno, CA 93722

Prepared by:

MD Acoustics, LLC
Tyler Klassen, EIT
1197 Los Angeles Ave, Ste C-256
Simi Valley, CA 93065

Date: 11/29/2023

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Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA TABLE OF CONTENTS

MD Acoustics, LLC ii
JN: 10982304_Report

TABLE OF CONTENTS

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

1.1 Purpose of Analysis and Study Objectives 1

1.2 Project Summary 1

1.2.1 Site Location 1

1.2.2 Project Description 1

1.2.3 Sensitive Receptors 1

1.3 Executive Summary of Findings and Mitigation Measures 2

2.0 Regulatory Framework and Background ................................................................................. 6

2.1 Air Quality Regulatory Setting 6

2.1.1 National and State 6

2.1.2 Local 8

2.1.3 City of Vista 11

2.2 Greenhouse Gas Regulatory Setting 11

2.2.1 International 11

2.2.2 National 12

2.2.3 California 14

2.2.4 Local 21

3.0 Setting ................................................................................................................................. 22

3.1 Existing Physical Setting 22

3.1.1 Local Climate and Meteorology 22

3.1.2 Local Air Quality 23

3.1.3 Attainment Status 25

3.2 Greenhouse Gases 26

4.0 Modeling Parameters and Assumptions ............................................................................... 29

4.1 Construction 29

4.2 Operations 29

5.0 Thresholds of Significance .................................................................................................... 31

5.1 Air Quality Thresholds of Significance 31

5.1.1 CEQA Guidelines for Air Quality 31

5.1.2 Regional Significance Thresholds 31

5.2 Greenhouse Gas Thresholds of Significance 32

5.2.1 CEQA Guidelines for Greenhouse Gas 32

5.3 Toxic Air Contaminants 34

6.0 Air Quality Emissions Impact ................................................................................................ 36

6.1 Construction Air Quality Emissions Impact 36

6.1.1 Temporary Construction Emissions 36

6.1.2 Construction-Related Toxic Air Contaminant Impact 36

6.2 Operational Air Quality Emissions Impact 37

6.2.1 Operational Emissions 37
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City of Vista, CA TABLE OF CONTENTS

MD Acoustics, LLC iii
JN: 10982304_Report

6.3 CO Hot Spot Emissions 38

6.4 Odors 39

6.5 Cumulative Regional Air Quality Impacts 39

6.6 Air Quality Compliance 40

7.0 Greenhouse Gas Impact Analysis .......................................................................................... 41

7.1 Construction Greenhouse Gas Emissions Impact 41

7.2 Operational Greenhouse Gas Emissions Impact 41

7.3 Greenhouse Gas Plan Consistency 42

8.0 Energy Analysis .................................................................................................................... 49

8.1 Construction Energy Demand 49

8.1.1 Construction Equipment Electricity Usage Estimates 49

8.1.2 Construction Equipment Fuel Estimates 50

8.1.3 Construction Worker Fuel Estimates 50

8.1.4 Construction Vendor/Hauling Fuel Estimates 51

8.1.5 Construction Energy Efficiency/Conservation Measures 52

8.2 Operational Energy Demand 53

8.2.1 Transportation Fuel Consumption 53

8.2.2 Facility Energy Demands (Electricity and Natural Gas) 54

8.3 Renewable Energy and Energy Efficiency Plan Consistency 54

9.0 References ........................................................................................................................... 56

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Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA TABLE OF CONTENTS

MD Acoustics, LLC iv
JN: 10982304_Report

LIST OF APPENDICES
Appendix A:

CalEEMod Output
Appendix B:

EMFAC2017 Output

LIST OF EXHIBITS
Exhibit A ........................................................................................................................................... 4 Location Map 4
Exhibit B ........................................................................................................................................... 5 Site Plan 5

LIST OF TABLES
Table 1: Land Use Summary ........................................................................................................................ 1 Table 2: Ambient Air Quality Standards ..................................................................................................... 7 Table 3: Meteorological Summary ............................................................................................................ 23 Table 4: Local Area Air Quality Levels ....................................................................................................... 24 Table 5: San Diego County Air Basin Attainment Status........................................................................... 25 Table 6: Description of Greenhouse Gases ............................................................................................... 27 Table 7: SDAPCD Air Quality Significance Thresholds............................................................................... 32 Table 8: Estimated Maximum Daily Construction Criteria Air Pollutant Emissions ................................. 36 Table 9: Estimated Maximum Daily Operational Criteria Air Pollutant Emissions ................................... 37 Table 10: Estimated Annual Construction Greenhouse Gas Emissions .................................................... 41 Table 11: Opening Year Project-Related Greenhouse Gas Emissions ...................................................... 41 Table 12: Project Consistency with San Diego Forward: The Regional Plan 1 ........................................... 43 Table 13: Project Consistency with CARB Scoping Plan Policies and Measures 1 ..................................... 46 Table 14: Project Construction Power Cost and Electricity Usage ........................................................... 49 Table 15: Construction Equipment Fuel Consumption Estimates ............................................................ 50 Table 16: Construction Worker Fuel Consumption Estimates ................................................................. 51 Table 17: Construction Vendor Fuel Consumption Estimates (MHD Trucks)1 ......................................... 52 Table 18: Construction Hauling Fuel Consumption Estimates (HHD Trucks)1 .......................................... 52 04/23/2024 PH1 79 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA TABLE OF CONTENTS

MD Acoustics, LLC v
JN: 10982304_Report

Table 19: Estimated Vehicle Operations Fuel Consumption1 ................................................................... 53 Table 20: Project Unmitigated Annual Operational Energy Demand Summary1 ..................................... 54

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City of Vista, CA TABLE OF CONTENTS

MD Acoustics, LLC vi
JN: 10982304_Report

GLOSSARY OF TERMS
CAAQS California Ambient Air Quality Standards
CARB California Air Resources Board
CEQA California Environmental Quality Act
CFCs Chlorofluorocarbons
CH4 Methane
CNG Compressed natural gas
CO Carbon monoxide
CO2 Carbon dioxide
CO2e Carbon dioxide equivalent
DPM Diesel particulate matter
GHG Greenhouse gas
HFCs Hydrofluorocarbons
MTCO2e Metric tons of carbon dioxide equivalent
MMTCO2e Million metric tons of carbon dioxide equivalent NAAQS National Ambient Air Quality Standards
NOx Nitrogen Oxides
NO2 Nitrogen dioxide
N2O Nitrous oxide
O3 Ozone
PFCs Perfluorocarbons
PM Particle matter
PM10 Particles that are less than 10 micrometers in diameter PM2.5 Particles that are less than 2.5 micrometers in diameter PMI Point of maximum impact
PPM Parts per million
PPB Parts per billion
RAQS San Diego Regional Air Quality Strategy
RTIP Regional Transportation Improvement Plan
RTP Regional Transportation Plan
SDAB San Diego Air Basin
SDAPCD San Diego Air Pollution Control District
SF6 Sulfur hexafluoride
SIP State Implementation Plan
SOx Sulfur Oxides
SRA Source/Receptor Area
TAC Toxic air contaminants
VOC Volatile organic compounds
WRCC Western Regional Climate Center

04/23/2024 PH1 81 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA Introduction

1 1.0 Introduction

1.1 Purpose of Analysis and Study Objectives
This air quality, greenhouse gas (GHG), and health risk analysis was prepared to evaluate whether the estimated criteria pollutants and GHG emissions generated from the project would cause a significant impact to the air resources in the project area. This assessment was conducted within the context of the California Environmental Quality Act (CEQA, California Public Resources Code Sections 21000, et seq.). The assessment is consistent with the methodology and emission factors endorsed by San Diego Air Pollution control district (SDAPCD), California Air Resource Board (CARB), and the United States Environmental Protection Agency (US EPA).

1.2 Project Summary

1.2.1 Site Location
The Project site is located at the northeast corner of Poinsettia Avenue and Business Park Drive in the City of Vista, CA, as shown in Exhibit A. The project site is zoned commercial by the City of Vista in the Business Park Specific Plan. The zones directly surrounding the Project are Commercial to the north, south across Poinsettia Avenue, and Research and Light Industrial to east and west.

1.2.2 Project Description
The Project proposes to develop a 107-foot car wash tunnel and 10 covered vacuum stall systems. The site plan used for this is illustrated in Exhibit B. Exhibit B demonstrates the site plan for the project.

Exhibit B demonstrates the site plan for the project.

Construction activities within the Project area will consist of site preparation, on-site grading, building, paving, and architectural coating. Table 1 summarizes the land use description for the Project Site.

Table 1: Land Use Summary

Land Use Unit Amount Size Metric1
Car Wash 3.363 TSF
Parking Lot 0.91 Acres
1 TSF=thousand square foot

1.2.3 Sensitive Receptors
Sensitive receptors are considered land uses or other types of population groups that are more sensitive to air pollution than others due to their exposure. As identified by the California Air Resources Board (CARB), sensitive population groups include children, the elderly, the acutely and chronically ill, and those with cardio-respiratory diseases. For CEQA purposes, a sensitive receptor would be a 04/23/2024 PH1 82 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA Introduction

2 location where a sensitive individual could remain for 24 -hours or longer, such as residencies, hospitals, and schools (etc).

The closest existing sensitive receptors (to the site area) are the single-family residential land uses located approximately 1,200 feet south of the project site.

1.3 Executive Summary of Findings and Mitigation Measures The following is a summary of the analysis results:

Construction-Source Emissions
Project construction-source emissions would not exceed the SDAPCD’s significance thresholds for criteria pollutants.

Project construction-source emissions would not conflict with the San Diego Regional Air Quality Strategy (RAQS). As discussed herein, the project will comply with all applicable SDAPCD construction- source emission reduction rules and guidelines. Project construction source emissions would not cause or substantively contribute to violation of the California Ambient Air Quality Standards (CAAQS) or National Ambient Air Quality Standards (NAAQS).

Established requirements addressing construction equipment operations, and construction material use, storage, and disposal requirements act to minimize odor impacts that may result from construction activities. Moreover, construction-source odor emissions would be temporary, short- term, and intermittent in nature and would not result in persistent impacts that would affect substantial numbers of people. Potential construction -source odor impacts are therefore considered less-than-significant.

Operational-Source Emissions
Operational-sourced emissions would not exceed the SDAPCD’s significance thresholds; therefore, impacts during project operation would be less than significant. Project-related traffic will not cause or result in CO concentrations exceeding applicable state and/or federal standards (CO “hotspots).

Project operational-source emissions would therefore not adversely affect sensitive receptors within the vicinity of the project.

The project operational-source emissions will not exceed the City of SDAPCD’s significance thresholds and will not conflict with the RAQS. The project does not propose any such uses or activities that would result in potentially significant operational -source odor impacts. Potential operational-source odor impacts are therefore considered less-than significant. The project greenhouse gas emissions would be less than the 3,000 MT CO2e per year screening level threshold and would not conflict with the goals of SB-32, the CARB Scoping Plan, the City of Vista Climate Action Plan; or the SANDAG Regional Plan; therefore, the project would not generate significant GHG emissions and would not conflict with an applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. Impacts are considered to be less than significant.

Mitigation Measures
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Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA Introduction

3 A. Construction Measures
Adherence to SDAPCD Rules 52, 54, and 55 is required.

No construction mitigation required.

B. Operational Measures to Reduce Emissions
No operational mitigation required.

04/23/2024 PH1 84 of 747

Exhibit A
Location Map
4 Introduction
SITE
Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA
04/23/2024 PH1 85 of 747

Exhibit B
Site Plan
5 Introduction
Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA
04/23/2024 PH1 86 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA Regulatory Framework and Background

6 2.0 Regulatory Framework and Background

2.1 Air Quality Regulatory Setting
Air pollutants are regulated at the national, state, and air basin level; each agency has a different level of regulatory responsibility. The United States Environmental Protection Agency (EPA) regulates at the national level. The California Air Resources Board (ARB) regulates at the state level. The San Diego Air Pollution Control District (SDAPCD) regulates at the air basin level.

2.1.1 National and State
The EPA is responsible for global, international, and interstate air pollution issues and policies. The EPA sets national vehicle and stationary source emission standards, oversees approval of all State Implementation Plans, provides research and guidance for air pollution programs, and sets National Air Quality Standards, also known as federal standards. There are six common air pollutants, called criteria pollutants, which were identified from the provisions of the Clean Air Act of 1970. • Ozone
• Nitrogen Dioxide
• Lead
• Particulate Matter (PM10 and PM2.5)
• Carbon Monoxide
• Particulate Matter
• Sulfur Dioxide
The federal standards were set to protect public health, including that of sensitive individuals; thus, the standards continue to change as more medical research is available regarding the health effects of the criteria pollutants. Primary federal standards are the levels of air quality necessary, with an adequate margin of safety, to project the public health.

A State Implementation Plan is a document prepared by each state describing existing air quality conditions and measures that will be followed to attain and maintain federal standards. The State Implementation Plan for the State of California is administered by the ARB, which has overall responsibility for statewide air quality maintenance and air pollution prevention. California’s State Implementation Plan incorporates individual federal attainment plans for regional air districts —air district prepares their federal attainment plan, which sent to ARB to be approved and incorporated into the California State Implementation Plan. Federal attainment plans include the technical foundation for understanding air quality (e.g., emission inventories and air quality monitoring), control measures and strategies, and enforcement mechanisms. See http://www.arb.ca.gov/research/aaqs/aaqs.htm for additional information on criteria pollutants and air quality standards.

The federal and state ambient air quality standards are summarized in Table 2 and can also be found at http://www.arb.ca.gov/research/aaqs/aaqs2.pdf .
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7 Table 2: Ambient Air Quality Standards

Pollutant Averaging Time California Standards1 National Standards2 Concentrations3 Method4 Primary3,5 Secondary3,6 Method7 Ozone (O3) 1-Hour 0.09 ppm Ultraviolet
Photometry
- - Same as Primary
Standard
Ultraviolet
Photometry 8-Hour 0.070 ppm 0.070 ppm (147 μg/m3)
Respirable
Particulate Matter
(PM10)8
24-Hour 50 μg/m3 Gravimetric or Beta
Attenuation
150 μ/m3 Same as Primary
Standard
Inertial Separation
and Gravimetric
Analysis Annual Arithmetic Mean 20 μg/m3 - -
Fine Particulate
Matter (PM2.5)8
24-Hour - - - - 35 μg/m3 Same as Primary
Standard Inertial Separation
and Gravimetric
Analysis Annual Arithmetic Mean 12 μg/m3 Gravimetric or Beta Attenuation 12 μg/m3 15 μg/m3
Carbon Monoxide
(CO)
1-Hour 20 ppm (23 μg/m3) Non-Dispersive
Infrared Photometry
(NDIR)
35 ppm (40 μg/m3) - - Non-Dispersive
Infrared
Photometry (NDIR)
8-Hour 9.0 ppm (10 μg/m3) 9 ppm (10 μg/m3) - -
8-Hour
(Lake Tahoe) 6 ppm (7 μg/m3) - - - -
Nitrogen Dioxide
(NO2)9
1-Hour 0.18 ppm (339 μg/m3) Gas Phase
Chemiluminescence
100 ppb (188 μg/m3) - - Gas Phase
Chemiluminescence Annual Arithmetic Mean 0.030 ppm (357 μg/m3) 0.053 ppm (100 μg/m3) Same as Primary Standard
Sulfur Dioxide (SO2)10
1-Hour 0.25 ppm (655 μg/m3)
Ultraviolet
Fluorescence
75 ppb (196 μg/m3) - -
Ultraviolet
Fluorescence;
Spectrophotometry
(Pararosaniline
Method)
3-Hour - - - - 0.5 ppm
(1300 mg/m3)
24-Hour 0.04 ppm (105 μg/m3) 0.14 ppm
(for certain areas)10 - -
Annual Arithmetic Mean - - 0.130ppm
(for certain areas)10 - -
Lead11,12
30 Day Average 1.5 μg/m3
Atomic Absorption
- -
Calendar Qrtr - - 1.5 μg/m3
(for certain areas)12 Same as Primary
Standard
High Volume
Sampler and Atomic
Absorption Rolling 3-Month Average - - 0.15 μg/m3
Visibility Reducing
Particles13 8-Hour See footnote 13
Beta Attenuation and
Transmittance
through Filter Tape No
National
Standards
Sulfates 24-Hour 25 μg/m3 Ion Chromatography
Hydrogen Sulfide 1-Hour 0.03 ppm (42 μg/m3) Ultraviolet Fluorescence
Vinyl Chloride11 24-Hour 0.01 ppm (26 μg/m3) Gas Chromatography

Notes:

1. California standards for ozone, carbon monoxide (except 8-hour Lake Tahoe), sulfur dioxide (1 and 24 hour), nitrogen dioxide, and particulate matter (PM10, PM2.5, and visibility reducing particles), are values that are not to be exceeded. All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations.

2. National standards (other than ozone, particulate matter, and those based on annual arithmetic mean) are not to be exceeded m ore than once a year. The ozone standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over three years, is equal to or less than the standard. For PM10, the 24 hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 μg/m3 is equal to or less than one. For PM2.5, the 24 hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard. Contact the U.S. EPA for further clarification and current national policies.

3. Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based upon a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas.

4. Any equivalent measurement method which can be shown to the satisfaction of the ARB to give equivalent results at or near the level of the air quality standard may be used.

5. National Primary Standards: The levels of air quality necessary, with an adequate margin of safety to protect the public health.

6. National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.

7. Reference method as described by the U.S. EPA. An “equivalent method” of measurement may be used but must have a “consistent relationship to the reference method” and must be approved by the U.S. EPA.

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8 8. On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 μg/m3 to 12.0 μg/m3. The existing national 24-hour PM2.5 standards (primary and secondary) were retained at 35 μg/m3, as was the annual secondary standard of 15 μg/m3. The existing 24-hour PM10 standards (primary and secondary) of 150 μg/m3 also were retained. The form of the annual primary and secondary standards is the annual mean, averaged over 3 years.

9. To attain the 1-hour national standard, the 3-year average of the annual 98th percentile of the 1-hour daily maximum concentrations at each site must not exceed 100 ppb. Note that the national 1-hour standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the national 1-hour standard to the California standards the units can be converted from ppb to ppm. In this case, the national standard of 100 ppb is identical to 0.100 ppm.

10. On June 2, 2010, a new 1-hour SO2 standard was established and the existing 24-hour and annual primary standards were revoked. To attain the 1- hour national standard, the 3-year average of the annual 99th percentile of the 1-hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 SO2 national standards (24-hour and annual) remain in effect until one year after an area is designated for the 2010 standard, except that in areas designated nonattainment for the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.

Note that the 1-hour national standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the 1-hour national standard to the California standard the units can be converted to ppm. In this case, the national standard of 75 ppb is identical to 0.075 ppm.

11. The ARB has identified lead and vinyl chloride as 'toxic air contaminants' with no threshold level of exposure for adverse health effects determined.

These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants.

12. The national standard for lead was revised on October 15, 2008 to a rolling 3-month average. The 1978 lead standard (1.5 μg/m3 as a quarterly average) remains in effect until one year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved.

13. In 1989, the ARB converted both the general statewide 10-mile visibility standard and the Lake Tahoe 30-mile visibility standard to instrumental equivalents, which are "extinction of 0.23 per kilometer" and "extinction of 0.07 per kilometer" for the statewide and Lake Tahoe Air Basin standards, respectively.

Several pollutants listed in Table 2 are not addressed in this analysis. Analysis of lead is not included in this report because the project is not anticipated to emit lead. Visibility -reducing particles are not explicitly addressed in this analysis because particulate matter is addressed. The project is not expected to generate or be exposed to vinyl chloride because proposed project uses do not utilize the chemical processes that create this pollutant and there are no such uses in the project vicinity. The proposed project is not expected to cause exposure to hydrogen sulfide because it would not generate hydrogen sulfide in any substantial quantity.

2.1.2 Local
San Diego Air Pollution Control District

In San Diego, the APCD is responsible for enforcing the rules and regulations protecting air quality. The San Diego Regional Air Quality Strategy (RAQS) was developed pursuant to California Clean Air Act (CCAA) requirements. The RAQS was initially adopted in 1991, and is updated on a triennial basis (most recently in 2009). The RAQS identifies feasible emission control measures to provide progress in San Diego County toward attaining the State ozone standard. The pollutants addressed in the RAQS are VOCs and NOX, precursors to the photochemical formation of ozone (the primary component of smog).

The RAQS relies on information from CARB and San Diego Association of Governments (SANDAG), including mobile and area source emissions, as well as information regarding projected growth in the County, to project future emissions and then determine from that the strategies necessary for the 04/23/2024 PH1 89 of 747

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9 reduction of emissions through regulatory controls. CARB mobile source emission projections and SANDAG growth projections are based on population and vehicle trends and land use plans developed by the cities and the County as part of the development of the individual General Plans .

In December 2016, the SDAPCD adopted an update to the Eight-Hour Ozone Attainment Plan for San Diego County which indicates that local controls and state programs would allow the region to reach attainment of the federal 8-hour O3 standard by 2018 (SDAPCD 2016). In this plan, SDAPCD relies on the RAQS to demonstrate how the region will comply with the federal O3 standard. The RAQS details how the region will manage and reduce O3 precursors (NOx and VOCs) by identifying measures and regulations intended to reduce these contaminants. The control measures identified in the RAQS generally focus on stationary sources; however, the emissions inventories and projections in the RAQS address all potential sources, including those under the authority of CARB and the EPA. Incentive programs for reduction of emissions from heavy-duty diesel vehicles, off-road equipment, and school buses are also established in the RAQS.

SDAPCD Rules and Regulations

The following rules and regulations apply to all sources in the jurisdiction of SDAPCD, and would apply to the project.

• SDAPCD Regulation IV: Prohibitions; Rule 50: Visible Emissions. Prohibits discharge into the atmosphere from any single source of emissions whatsoever any air contaminant for a period or periods aggregating more than 3 minutes in any period of 60 consecutive minutes that is darker in shade than that designated as Number 1 on the Ringelmann Chart, as published by the United States Bureau of Mines, or of such opacity as to obscure an observer’s view to a degree greater than does smoke of a shade designated as Number 1 on the Ringelmann Chart. • SDAPCD Regulation IV: Prohibitions; Rule 51: Nuisance. Prohibits the discharge, from any source, of such quantities of air contaminants or other materials that cause or have a tendency to cause injury, detriment, nuisance, annoyance to people and/or the public, or damage to any business or property.
• SDAPCD Regulation IV: Prohibitions; Rule 55: Fugitive Dust. Regulates fugitive dust emissions from any commercial construction or demolition activity capable of generating fugitive dust emissions, including active operations, open storage piles, and inactive disturbed areas, as well as track-out and carry-out onto paved roads beyond a project site. • SDAPCD Regulation IV: Prohibitions; Rule 67.0.1: Architectural Coatings. Requires manufacturers, distributors, and end users of architectural and industrial maintenance coatings to reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC content of various coating categories.
• SDAPCD Regulation XII: Toxic Air Contaminates; Rule 1200: Toxic Air Contaminants – New Source Review. Requires new or modified stationary source units with the potential to emit TACs above rule threshold levels to either demonstrate that they will not increase the maximum incremental cancer risk above 1 in 1 million at every receptor location, or demonstrate that toxics best available control technology (T-BACT) will be employed if 04/23/2024 PH1 90 of 747

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10 maximum incremental cancer risk is equal to or less than 10 in 1 million, or demonstrate compliance with SDAPCD’s protocol for those sources with an increase in maximum incremental cancer risk at any receptor location of greater than 10 in 1 million but less than 100 in 1 million.
• SDAPCD Regulation XII: Toxic Air Contaminates; Rule 1210: Toxic Air Contaminant Public Health Risks – Public Notification and Risk Reduction. Requires each stationary source that is required to prepare a public risk assessment to provide written public notice of risks at or above the following levels: maximum incremental cancer risks equal to or greater than 10 in 1 million, or cancer burden equal to or greater than 1.0, or total acute non -cancer health hazard index equal to or greater than 1.0, or total chronic non-cancer health hazard index equal to or greater than 1.0.

San Diego Association of Governments

SANDAG is the regional planning agency for San Diego County and serves as a forum for regional issues relating to transportation, the economy, community development, and the environment. With respect to air quality planning and other regional issues, SANDAG has prepared San Diego Forward: The Regional Plan (Regional Plan) for the San Diego region (SANDAG 2015). The Regional Plan, including its Sustainable Communities Strategy (SCS), is built on an integrated set of public policies, strategies, and investments to maintain, manage, and improve the transportation system so that it meets the diverse needs of the San Diego region through 2050. In regard to air quality, the Regional Plan sets the policy context in which SANDAG participates and responds to the air district’s air quality plans and builds off the air district’s air quality plan processes that are designed to meet health-based criteria pollutant standards in several ways (SANDAG 2015). On September 23, 2016, SANDAG’s Board of Directors adopted the final 2016 Regional Transportation Improvement Program (RTIP). The 2016 RTIP is a multi- year program of projects for major transportation projects in the San Diego region. Transportation projects supported through federal, state, and TransNet (the San Diego transportation sales tax program) funds must be included in an approved RTIP. The 2016 RTIP covers five fiscal years and incrementally implements the Regional Plan (SANDAG 2016). The 2021 Regional Plan was adopted on December 10, 2021, and includes plans for multimodal roads, expanded transit, and improvements to the transportation system technology (SANDAG 2021).

On October 28, 2011, SANDAG adopted the 2050 Regional Transportation Plan (RPT) and Sustainable Communities Strategy (SCS), which meets the CARB emission reduction requirements. The 2050 RTP is a long-range visioning plan that builds upon and expands land use and transportation strategies established over several planning cycles to increase mobility options and achieve a more sustainable growth pattern. The plan outlines more than $214 billion in transportation system investments through 2050. The RTP is supported by a combination of transportation and land use strategies that help the region achieve state greenhouse gas emission reduction goals and federal Clean Air Act requirements, preserve open space areas, improve public health and roadway safety, support our vital goods movement industry and utilize resources more efficiently. 04/23/2024 PH1 91 of 747

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11 2.1.3 City of Vista
City of Vista General Plan

The Resource Conservation and Sustainability Element of the City of Vista’s General Plan contains the following air-quality related objectives and policies that are applicable to the proposed project:

RCS Goal 1: Improve air quality and protect persons and the environment from the effects of air pollution.

RCS Policy 1.1 Monitor changes in State regulations related to air quality and develop policies and programs and update local regulations as appropriate.

RCS Policy 1.2 Discourage the location of new, or the expansion of existing, sensitive receptor land uses ( including residences, long -term health care facilities, rehabilitation centers, convalescent centers, retirement homes, schools, playgrounds, child care centers, and athletic facilities) within 500 feet of State Route (SR) -78.

RCS Policy 3.3 Develop and implement plans to minimize dust from areas within the City that are prone to soil erosion from wind.

RCS Policy 1.4 Amend the Grading Ordinance as needed to reduce fugitive dust generated as a result of construction projects. Require implementation of best management practices ( BMPs) to stabilize disturbed land, including but not limited to short -term methods during construction ( e. g., watering active construction areas, covering open stockpiles, and applying non-toxic soil stabilizers on unpaved access roads and temporary parking areas) and permanent methods post - construction e. g., vegetation or revegetation, installation of hardscape, etc.).

RCS Policy 1.5 Facilitate compliance by local employers and businesses with regional air quality regulation through education, outreach, involvement, and policies that assist them in meeting regulations, while cultivating and supporting a positive business climate.

2.2 Greenhouse Gas Regulatory Setting

2.2.1 International
Many countries around the globe have made an effort to reduce GHGs since climate change is a global issue.
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12 Intergovernmental Panel on Climate Change. In 1988, the United Nations and the World Meteorological Organization established the Intergovernmental Panel on Climate Change to assess the scientific, technical and socio-economic information relevant to understanding the scientific basis of risk of human-induced climate change, its potential impacts, and options for adaptation and mitigation.

United Nations. The United States participates in the United Nations Framework Convention on Climate Change (UNFCCC) (signed on March 21, 1994). Under the Convention, governments gather and share information on greenhouse gas emissions, national policies, and best practices; launch national strategies for addressing greenhouse gas emissions and adapting to expected impacts, including the provision of financial and technological support to developing countries; and cooperate in preparing for adaptation to the impacts of climate change.

The 2014 UN Climate Change Conference in Lima Peru provided a unique opportunity to engage all countries to assess how developed countries are implementing actions to reduce emissions.

Kyoto Protocol. The Kyoto Protocol is a treaty made under the UNFCCC and was the first international agreement to regulate GHG emissions. It has been estimated that if the commitments outlined in the Kyoto Protocol are met, global GHG emissions could be reduced by an estimated 5 percent from 1990 levels during the first commitment period of 2008 – 2012 (UNFCCC 1997). On December 8, 2012, the Doha Amendment to the Kyoto Protocol was adopted. The amendment includes: New commitments for Annex I Parties to the Kyoto Protocol who agreed to take on commitments in a second commitment period from 2013 – 2020; a revised list of greenhouse gases (GHG) to be reported on by Parties in the second commitment period; and Amendments to several articles of the Kyoto Protocol which specifically referenced issues pertaining to the first commitment period and which needed to be updated for the second commitment period.

2.2.2 National
Greenhouse Gas Endangerment. On December 2, 2009, the EPA announced that GHGs threaten the public health and welfare of the American people. The EPA also states that GHG emissions from on - road vehicles contribute to that threat. The decision was based on Massachusetts v. EPA (Supreme Court Case 05-1120) which argued that GHGs are air pollutants covered by the Clean Air Act and that the EPA has authority to regulate those emissions.

Clean Vehicles. Congress first passed the Corporate Average Fuel Economy law in 1975 to increase the fuel economy of cars and light duty trucks. The law has become more stringent over time. On May 19, 2009, President Obama put in motion a new national policy to increase fuel economy for all new cars and trucks sold in the United States. On April 1, 2010, the EPA and the Department of Transportation’s National Highway Safety Administration announced a joint final rule establishing a national program that would reduce greenhouse gas emissions and improve fuel economy for new cars and trucks sold in the United States.

The first phase of the national program would apply to passenger cars, light -duty trucks, and medium- duty passenger vehicles, covering model years 2012 through 2016. They require these vehicles to meet an estimated combined average emissions level of 250 grams of carbon dioxide per mile, 04/23/2024 PH1 93 of 747

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13 equivalent to 35.5 miles per gallon if the automobile industry were to meet this carbon dioxide level solely through fuel economy improvements. Together, these standards would cut carbon dioxide emissions by an estimated 960 million metric tons and 1.8 billion barrels of oil over the lifetime of the vehicles sold under the program (model years 2012-2016). The second phase of the national program would involve proposing new fuel economy and greenhouse gas standards for model years 2017 – 2025 by September 1, 2011.

On October 25, 2010, the EPA and the U.S. Department of Transportation proposed the first national standards to reduce greenhouse gas emissions and improve fuel efficiency of heavy-duty trucks and buses. For combination tractors, the agencies are proposing engine and vehicle standards that begin in the 2014 model year and achieve up to a 20 percent reduction in carbon dioxide emissions and fuel consumption by the 2018 model year. For heavy-duty pickup trucks and vans, the agencies are proposing separate gasoline and diesel truck standards, which phase in starting in the 2014 model year and achieve up to a 10 percent reduction for gasoline vehicles and 15 percent reduction for diesel vehicles by 2018 model year (12 and 17 percent respectively if accounting for air conditioning leakage).

Lastly, for vocational vehicles, the agencies are proposing engine and vehicle standards starting in the 2014 model year which would achieve up to a 10 percent reduction in fuel consumption and carbon dioxide emissions by 2018 model year.

Issued by NHTSA and EPA in March 2020 (published on April 30, 2020 and effective after June 29, 2020), the Safer Affordable Fuel-Efficient Vehicles Rule would maintain the CAFE and CO2 standards applicable in model year 2020 for model years 2021 through 2026. The estimated CAFE and CO2 standards for model year 2020 are 43.7 mpg and 204 grams of CO2 per mile for passenger cars and

31.3 mpg and 284 grams of CO2 per mile for light trucks, projecting an overall industry average of 37 mpg, as compared to 46.7 mpg under the standards issued in 2012. This Rule also excludes CO2 - equivalent emission improvements associated with air conditioning refrigerants and leakage (and, optionally, offsets for nitrous oxide and methane emissions) after model year 2020.1 Mandatory Reporting of Greenhouse Gases. On January 1, 2010, the EPA started requiring large emitters of heat-trapping emissions to begin collecting GHG data under a new reporting system. Under the rule, suppliers of fossil fuels or industrial greenhouse gases, manufacturers of vehicles and engines, and facilities that emit 25,000 metric tons or more per year of greenhouse gas emissions are required to submit annual reports to the EPA.

Climate Adaption Plan. The EPA Plan identifies priority actions the Agency will take to incorporate considerations of climate change into its programs, policies, rules and operations to ensure they are

1 National Highway Traffic Safety Administration (NHTSA) and U.S. Environmental Protection Agency (USEPA), 2018. Federal Register / Vol. 83, No. 165 / Friday, August 24, 2018 / Proposed Rules, The Safer Affordable Fuel-Efficient (SAFE) Vehicles Rule for Model Years 2021–2026 Passenger Cars and Light Trucks 2018. Available at: https://www.gpo.gov/fdsys/pkg/FR-2018-08-24/pdf/2018-16820.pdf . 04/23/2024 PH1 94 of 747

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14 effective under future climatic conditions. The following link provides more information on the EPA Plan: https://www.epa.gov/arc-x/planning-climate-change-adaptation

2.2.3 California
California Code of Regulations (CCR) Title 24, Part 6 . CCR Title 24, Part 6: California’s Energy Efficiency Standards for Residential and Nonresidential Buildings (Title 24) were first established in 1978 in response to a legislative mandate to reduce California’s energy consumption. The standards are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods. Although it was not originally intended to reduce GHG emissions, electricity production by fossil fuels results in GHG emissions and energy efficient buildings require less electricity. Therefore, increased energy efficiency results in decreased GHG emissions.

The Energy Commission adopted 2008 Standards on April 23, 2008 and Building Standards Commission approved them for publication on September 11, 2008. These updates became effective on August 1, 2009. 2013 and 2016 standards have been approved and became effective July 1, 2014 and January 1, 2016, respectively. 2019 standards were published July 1, 2019 and became effective January 1, 2020.

California Code of Regulations (CCR) Title 24, Part 11 . All buildings for which an application for a building permit is submitted on or after January 1, 2020 must follow the 2019 standards.. Energy efficient buildings require less electricity; therefore, increased energy efficiency reduces fossil fuel consumption and decreases greenhouse gas emissions. The following links provide more information on Title 24, Part 11:
https://www.dgs.ca.gov/BSC/Codes
https://www.energy.ca.gov/sites/default/files/2020-03/Title_24_2019_Building_Standards_FAQ_ada.pdf

California Green Building Standards . On January 12, 2010, the State Building Standards Commission unanimously adopted updates to the California Green Building Standards Code, which went into effect on January 1, 2011. The Housing and Community Development (HCD) updated CALGreen through the 2015 Triennial Code Adoption Cycle, during the 2016 to 2017 fiscal year. During the 2019 -2020 fiscal year, the Department of Housing and Community Development (HCD) updated CALGreen through the 2019 Triennial Code Adoption Cycle.

The Code is a comprehensive and uniform regulatory code for all residential, commercial and school buildings. CCR Title 24, Part 11: California Green Building Standards (Title 24) became effective in 2001 in response to continued efforts to reduce GHG emissions associated with energy consumption. CCR Title 24, Part 11 now require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant-emitting finish materials. One focus of CCR Title 24, Part 11 is water conservation measures, which reduce GHG emissions by reducing electrical consumption associated with pumping and treating water. CCR Title 24, Part 11 has approximately 52 nonresidential mandatory measures and an additional 130 provisions for optional use. Some key mandatory measures for commercial occupancies include specified parking for clean air vehicles, a 20 percent reduction of potable water use within buildings, a 50 percent construction waste diversion from landfills, use of building finish 04/23/2024 PH1 95 of 747

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15 materials that emit low levels of volatile organic compounds, and commissioning for new, nonresidential buildings over 10,000 square feet.

The 2019 CalGreen Code includes the following changes and/or additional regulations:

Single-family homes built with the 2019 standards will use about 7 percent less energy due to energy efficiency measures versus those built under the 2016 standards. Once rooftop solar electricity generation is factored in, homes built under the 2019 standards will use about 53 percent less energy than those under the 2016 standards. Nonresidential buildings will use about 30 percent less energy due mainly to lighting upgrades2.

HCD modified the best management practices for stormwater pollution prevention adding Section

5.106.2 for projects that disturb one or more acres of land. This section requires projects that disturb one acre or more of land or less than one acre of land but are part of a larger common plan of development or sale must comply with the post-construction requirement detailed in the applicable National Pollutant Discharge Elimination System (NPDES) General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities issued by the State Water Resources Control Board. The NPDES permits require post-construction runoff (post-project hydrology) to match the preconstruction runoff pre-project hydrology) with installation of post-construction stormwater management measures.

HCD added sections 5.106.4.1.3 and 5.106.4.1.5 in regards to bicycle parking. Section 5.106.4.1.3 requires new buildings with tenant spaces that have 10 or more tenant -occupants, provide secure bicycle parking for 5 percent of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility. In addition, Section 5.106.4.1.5 states that acceptable bicycle parking facility for Sections 5.106.4.1.2 through 5.106.4.1.4 shall be convenient from the street and shall meeting one of the following: (1) covered, lockable enclosures with permanently anchored racks for bicycles; (2) lockable bicycle rooms with permanently anchored racks; or (3) lockable, permanently anchored bicycle lockers.

HCD amended section 5.106.5.3.5 allowing future charging spaces to qualify as designated parking for clean air vehicles.

HCD updated section 5.303.3.3 in regards to showerhead flow rates. This update reduced the flow rate to 1.8 GPM.

HCD amended section 5.304.1 for outdoor potable water use in landscape areas and repealed sections

5.304.2 and 5.304.3. The update requires nonresidential developments to comply with a local water efficient landscape ordinance or the current California Department of Water Resource’s’ Model Water

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16 Efficient Landscape Ordinance (MWELO), whichever is more stringent. Some updates were also made in regards to the outdoor potable water use in landscape areas for public schools and community colleges.

HCD updated Section 5.504.5.3 in regards to the use of MERV filters in mechanically ventilated buildings. This update changed the filter use from MERV 8 to MERV 13.

The California Green Building Standards Code does not prevent a local jurisdiction from adopting a more stringent code as state law provides methods for local enhancements. The Code recognizes that many jurisdictions have developed existing construction and demolition ordinances, and defers to them as the ruling guidance provided they provide a minimum 50 -percent diversion requirement. The code also provides exemptions for areas not served by construction and demolition recycling infrastructure. State building code provides the minimum standard that buildings need to meet in order to be certified for occupancy. Enforcement is generally through the local building official. The following link provides more on CalGreen Building Standards:
http://www.bsc.ca.gov/Home/CALGreen.aspx

Executive Order S-3-05. California Governor issued Executive Order S-3-05, GHG Emission, in June 2005, which established the following targets:
• By 2010, California shall reduce greenhouse gas emissions to 2000 levels; • By 2020, California shall reduce greenhouse gas emissions to 1990 levels. • By 2050, California shall reduce greenhouse gas emissions to 80 percent below 1990 levels.

The executive order directed the secretary of the California Environmental Protection Agency (CalEPA) to coordinate a multi-agency effort to reduce GHG emissions to the target levels. To comply with the Executive Order, the secretary of CalEPA created the California Climate Action Team (CAT), made up of members from various state agencies and commissions. The team released its first report in March 2006. The report proposed to achieve the targets by building on the voluntary actions of businesses, local governments, and communities and through State incentive and regulatory programs.

Executive Order S-01-07. Executive Order S-1-07 was issued in 2007 and proclaims that the transportation sector is the main source of GHG emissions in the State, since it generates more than 40 percent of the State’s GHG emissions. It establishes a goal to reduce the carbon intensity of transportation fuels sold in the State by at least ten percent by 2020. This Order also directs CARB to determine whether this Low Carbon Fuel Standard (LCFS) could be adopted as a discrete early -action measure as part of the effort to meet the mandates in AB 32.

On April 23, 2009 CARB approved the proposed regulation to implement the low carbon fuel standard and began implementation on January 1, 2011. The low carbon fuel standard is anticipated to reduce GHG emissions by about 16 MMT per year by 2020. CARB approved some amendments to the LCFS in December 2011, which were implemented on January 1, 2013. In September 2015, the Board approved the re-adoption of the LCFS, which became effective on January 1, 2016, to address 04/23/2024 PH1 97 of 747

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17 procedural deficiencies in the way the original regulation was adopted. In 2018, the Board approved amendments to the regulation, which included strengthening and smoothing the carbon intensity benchmarks through 2030 in-line with California's 2030 GHG emission reduction target enacted through SB 32, adding new crediting opportunities to promote zero emission vehicle adoption, alternative jet fuel, carbon capture and sequestration, and advanced technologies to achieve deep decarbonization in the transportation sector.

The LCFS is designed to encourage the use of cleaner low -carbon transportation fuels in California, encourage the production of those fuels, and therefore, reduce GHG emissions and decrease petroleum dependence in the transportation sector. Separate standards are established for gasoline and diesel fuels and the alternative fuels that can replace each. The standards are “back -loaded”, with more reductions required in the last five years, than the first five years. This schedule allows for the development of advanced fuels that are lower in carbon than today’s fuels and the market penetration of plug-in hybrid electric vehicles, battery electric vehicles, fuel cell vehicles, and flexible fuel vehicles.

It is anticipated that compliance with the low carbon fuel standard will be based on a combination of both lower carbon fuels and more efficient vehicles.

Reformulated gasoline mixed with corn-derived ethanol at ten percent by volume and low sulfur diesel fuel represent the baseline fuels. Lower carbon fuels may be ethanol, biodiesel, renewable diesel, or blends of these fuels with gasoline or diesel as appropriate. Compressed natural gas and liquefied natural gas also may be low carbon fuels. Hydrogen and electricity, when used in fuel cells or electric vehicles are also considered as low carbon fuels for the low carbon fuel standard.

SB 97. Senate Bill 97 (SB 97) was adopted August 2007 and acknowledges that climate change is a prominent environmental issue that requires analysis under CEQA. SB 97 directed the Governor’s Office of Planning and Research (OPR), which is part of the State Resource Agency, to prepare, develop, and transmit to CARB guidelines for the feasible mitigation of GHG emissions or the effects of GHG emissions, as required by CEQA, by July 1, 2009. The Resources Agency was required to certify and adopt those guidelines by January 1, 2010.

Pursuant to the requirements of SB 97 as stated above, on December 30, 2009 the Natural Resources Agency adopted amendments to the state CEQA guidelines that address GHG emissions. The CEQA Guidelines Amendments changed 14 sections of the CEQA Guidelines and incorporate GHG language throughout the Guidelines. However, no GHG emissions thresholds of significance are provided and no specific mitigation measures are identified. The GHG emission reduction amendments went into effect on March 18, 2010 and are summarized below:

• Climate action plans and other greenhouse gas reduction plans can be used to determine whether a project has significant impacts, based upon its compliance with the plan. • Local governments are encouraged to quantify the greenhouse gas emissions of proposed projects, noting that they have the freedom to select the models and methodologies that best meet their needs and circumstances. The section also recommends consideration of several qualitative factors that may be used in the determination of significance, such as the extent to which the given 04/23/2024 PH1 98 of 747

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18 project complies with state, regional, or local GHG reduction plans and policies. OPR does not set or dictate specific thresholds of significance. Consistent with existing CEQA Guidelines, OPR encourages local governments to develop and publish their own thresholds of significance for GHG impacts assessment.
• When creating their own thresholds of significance, local governments may consider the thresholds of significance adopted or recommended by other public agencies, or recommended by experts. • New amendments include guidelines for determining methods to mitigate the effects of greenhouse gas emissions in Appendix F of the CEQA Guidelines. • OPR is clear to state that “to qualify as mitigation, specific measures from an existing plan must be identified and incorporated into the project; general compliance with a plan, by itself, is not mitigation.”
• OPR’s emphasizes the advantages of analyzing GHG impacts on an institutional, programmatic level. OPR therefore approves tiering of environmental analyses and highlights some benefits of such an approach.
• Environmental impact reports (EIRs) must specifically consider a project's energy use and energy efficiency potential.

AB 32. The California State Legislature enacted AB 32, the California Global Warming Solutions Act of 2006. AB 32 requires that greenhouse gases emitted in California be reduced to 1990 levels by the year 2020. “Greenhouse gases” as defined under AB 32 include carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. ARB is the state agency charged with monitoring and regulating sources of greenhouse gases. AB 32 states the following:

Global warming poses a serious threat to the economic well -being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health -related problems.

The ARB Board approved the 1990 greenhouse gas emissions level of 427 million metric tons of carbon dioxide equivalent (MMTCO2e) on December 6, 2007 (California Air Resources Board 2007).

Therefore, emissions generated in California in 2020 are required to be equal to or less than 427 MMTCO2e. Emissions in 2020 in a “business as usual” scenario are estimated to be 596 MMTCO2e.

Under AB 32, the ARB published its Final Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in California. Discrete early action measures are currently underway or are enforceable by January 1, 2010. The ARB has 44 early action measures that apply to the transportation, commercial, forestry, agriculture, cement, oil and gas, fire suppression, fuels, education, energy efficiency, electricity, and waste sectors. Of these early action measures, nine are considered discrete early action measures, as they are regulatory and enforceable by January 1, 2010.

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19 The ARB’s Climate Change Scoping Plan (Scoping Plan) initially contained measures designed to reduce the State’s emissions to 1990 levels by the year 2020 with a further goal of 40 percent below 2020 levels by 2030 established in 2017 (California Air Resources Board 2017). The 2020 goal was achieved in 2016. The Scoping Plan identifies recommended measures for multiple greenhouse gas emission sectors and the associated emission reductions needed to achieve the year 2020 emissions target — each sector has a different emission reduction target. Most of the measures target the transportation and electricity sectors. As stated in the Scoping Plan, the key elements of the strategy for achieving the 2030 greenhouse gas target include:
• Expanding and strengthening existing energy efficiency programs as well as building and appliance standards;
• Achieving a statewide renewables energy mix of 33 percent; • Developing a California cap-and-trade program that links with other Western Climate Initiative partner programs to create a regional market system;
• Establishing targets for transportation-related greenhouse gas emissions for regions throughout California and pursuing policies and incentives to achieve those targets; • Adopting and implementing measures pursuant to existing State laws and policies, Including California’s clean car standards, goods movement measures, and the Low Carbon Fuel Standard; and
• Creating targeted fees, including a public goods charge on water use, fees on high global warming potential gases, and a fee to fund the administrative costs of the State’s long-term commitment to AB 32 implementation.

In addition, the Scoping Plan differentiates between “capped” and “uncapped” strategies. “Capped” strategies are subject to the proposed cap-and-trade program. The Scoping Plan states that the inclusion of these emissions within the cap-and trade program will help ensure that the year 2020 emission targets are met despite some degree of uncertainty in the emission reduction estimates for any individual measure. Implementation of the capped strategies is calculated to achieve a sufficient amount of reductions by 2020 to achieve the emission target contained in AB 32. “Uncapped” strategies that will not be subject to the cap -and-trade emissions caps and requirements are provided as a margin of safety by accounting for additional greenhouse gas emission reductions.4 SB 375. Senate Bill 375 (SB 375) was adopted September 2008 and aligns regional transportation planning efforts, regional GHG emission reduction targets, and land use and housing allocation. SB 375 requires Metropolitan Planning Organizations (MPO) to adopt a sustainable communities strategy (SCS) or alternate planning strategy (APS) that will prescribe land use allocation in that MPOs Regional Transportation Plan (RTP). CARB, in consultation with each MPO, will provide each affected region with reduction targets for GHGs emitted by passenger cars and light trucks in the region for the years 2020 and 2035. These reduction targets will be updated every eight years but can be updated every four years if advancements in emissions technologies affect the reduction strategies to achieve the 04/23/2024 PH1 100 of 747

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20 targets. CARB is also charged with reviewing each MPO’s sustainable communities strategy or alternate planning strategy for consistency with its assigned targets.

The proposed project is located within the San Diego Association of Government (SANDAG), which has authority to develop the SCS or APS. For the SANDAG region, the targets set by CARB are at 15 percent below 2005 per capita GHG emissions levels by 2020 and 19 percent below 2005 per capita GHG emissions levels by 2035. On October 28, 2011, SANDAG adopted the 2050 Regional Transportation Plan (RPT) and Sustainable Communities Strategy (SCS), which meets the CARB emission reduction requirements.

The 2050 RTP is a long-range visioning plan that builds upon and expands land use and transportation strategies established over several planning cycles to increase mobility options and achieve a more sustainable growth pattern. The plan outlines more than $214 billion in transportation system investments through 2050. The RTP is supported by a combination of transportation and land use strategies that help the region achieve state greenhouse gas emission reduction goals and federal Clean Air Act requirements, preserve open space areas, improve public health and roadway safety, support our vital goods movement industry and utilize resources more efficiently.

City and County land use policies, including General Plans, are not required to be consistent with the RTP and associated SCS or APS. However, new provisions of CEQA would incentivize, through streamlining and other provisions, qualified projects that are consistent with an approved SCS or APS and categorized as “transit priority projects.”

Assembly Bill 939, Assembly Bill 341, and Senate Bill 1374. Assembly Bill 939 (AB 939) requires that each jurisdiction in California to divert at least 50 percent of its waste away from landfills, whether through waste reduction, recycling or other means. AB 341 requires at least 75 percent of generated waste be source reduced, recycled, or composted by the year 2020. Senate Bill 1374 (SB 1374) requires the California Integrated Waste Management Board to adopt a model ordinance by March 1, 2004 suitable for adoption by any local agency to require 50 to 75 percent diversion of construction and demolition of waste materials from landfills.

Executive Order S-13-08. Executive Order S-13-08 indicates that “climate change in California during the next century is expected to shift precipitation patterns, accelerate sea level rise and increase temperatures, thereby posing a serious threat to California’s economy, to the health and welfare of its population and to its natural resources.” Pursuant to the requirements in the order, the 2009 California Climate Adaptation Strategy (California Natural Resource Agency 2009) was adopted, which is the “… first statewide, multi-sector, region-specific, and information-based climate change in California, identifying and exploring strategies to adapt to climate change, and specifying a direction for future research.

Executive Order B-30-15. Executive Order B-30-15, establishing a new interim statewide greenhouse gas emission reduction target to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030, was signed by Governor Brown in April 2015.
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21 Executive Order B-29-15. Executive Order B-29-15, mandates a statewide 25% reduction in potable water usage and was signed into law on April 1, 2015.

Executive Order B-37-16. Executive Order B-37-16, continuing the State’s adopted water reduction, was signed into law on May 9, 2016. The water reduction builds off the mandatory 25% reduction called for in EO B-29-15.

Executive Order N-79-20. Executive Order N-79-20 was signed into law on September 23, 2020 and mandates 100 percent of in-state sales of new passenger cars and trucks be zero-emission by 2035; 100 percent of medium- and heavy-duty vehicles in the state be zero-emission vehicles by 2045 for all operations where feasible and by 2035 for drayage trucks; and to transition to 100 percent zero - emission off-road vehicles and equipment by 2035 where feasible.

Renewables Portfolio Standard (RPS) Program. California's RPS program was established in 2002 by Senate Bill (SB) 1078 with the initial requirement that 20% of electricity retail sales must be served by renewable resources by 2017. The program was accelerated in 2015 with SB 350 which mandated a 50% RPS by 2030. SB 350 includes interim annual RPS targets with three -year compliance periods and requires 65% of RPS procurement to be derived from long-term contracts of 10 or more years. In 2018, SB 100 was signed into law, which again increases the RPS to 60% by 2030 and requires all the state's electricity to come from carbon-free resources by 2045 (CPUC 2021).

San Diego Gas & Electric procured 42 percent of its power from renewable resources, which is above the State’s statutory and Commission’s RPS program requirements (SDG&E 2021).

2.2.4 Local
City of Vista

City of Vista Climate Action Plan

The City of Vista’s Climate Action Plan (CAP) provides a comprehensive roadmap to reduce greenhouse gas (GHG) emissions and address the challenges of climate change in the city. The City first adopted a CAP in 2012 and was updated most recently in 2021. The CAP sets a goal to reduce emissions 42% below 2012 levels by 2030. The CAP identifies strategies and measures to help the City reach its GHG reduction goals including increasing zero-emissions energy, reducing vehicle miles traveled, reducing and recycling solid waste, and carbon sequestration.

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22 3.0 Setting

3.1 Existing Physical Setting
The project site is located in the City of Vista, which is in the San Diego Air Basin (SDAB). The boundaries of the SDAB are contiguous with the political boundaries of San Diego County. The County of San Diego is bounded on the north by Orange and Riverside Counties, on the east by Imperial County, on the west by the Pacific Ocean, and on the south by the Mexican State of Baja California.

3.1.1 Local Climate and Meteorology

The San Diego Air Basin climate is largely dominated by the semi-permanent high-pressure system over the Pacific Ocean, which creates a pattern of late-night and early-morning low clouds, hazy afternoon sunshine, daytime onshore breezes, and little temperature variation year round. The San Diego area is classified as having a Mediterranean climate, with warm, dry summers and mild, wet winters.

Temperature and precipitation can vary widely within the SDAB, where average annual precipitation ranges from approximately 10 inches in the coastal and inland areas to over 30 inches in the mountains (County of San Diego, 2007). In general, more mild annual temperatures are experienced in the maritime and coastal areas, whereas the interior and desert areas experience warmer summers and cooler winters. The project site is located approximat ely 2.8 miles inland from the coast.

The high-pressure system drives the prevailing winds in the SDAB. The winds tend to blow onshore in the daytime and offshore at night. In the summer, an inversion layer is created over the coastal areas and increases the O3 levels. During winter, San Diego often experiences a shallow inversion layer which tends to increase carbon monoxide and PM2.5 concentration levels due to the increased use of residential wood burning. The SDAB is often impacted by Santa Ana winds during the fall months.

These winds blow the air basin’s pollutants out to sea; however, a weak Santa Ana can transport air pollution from the South Coast Air Basin and greatly increase the San Diego O3 concentrations. (SDAPCD 2017)

The temperature and precipitation levels for the City of Vista are in Table 3. Table 3 shows that August and September are typically the warmest months and December and January are typically the coolest months. Rainfall in the project area varies considerably in both time and space. Almost all the annual rainfall comes from the fringes of mid-latitude storms from late November to early April, with summers being almost completely dry.

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23 Table 3: Meteorological Summary

Month Temperature (˚F) Average Precipitation
(inches) Average High Average Low
January 67.4 44.0 2.76
February 67.8 45.0 2.55
March 68.2 46.3 2.24
April 70.8 48.5 1.05
May 72.9 53.5 0.22
June 76.3 56.6 0.11
July 81.3 60.3 0.06
August 83.0 61.6 0.07
September 82.2 60.0 0.25
October 77.9 55.0 0.54
November 72.3 48.3 1.40
December 67.4 44.0 1.83
Annual Average 74.0 51.9 13.1
Notes:
1 Source: https://wrcc.dri.edu/cgi-bin/cliMAIN.pl?ca9378

3.1.2 Local Air Quality
The San Diego APCD operates and maintains ten monitoring stations located throughout the region.

The purpose of these stations is to measure concentrations of the criteria pollutants and determine whether the ambient air quality meets the NAAQS and the CAAQS. The nearest air monitoring station to the project site is the Camp Pendleton Monitoring Station (Camp Pendleton Station). The C Camp Pendleton Station is located approximately 10.5 miles west of the project site at 21441 W B Street.

Table 4 presents the monitored pollutant levels within the vicinity. However, it should be noted that due to the air monitoring station distance from the project site, recorded air pollution levels at the air monitoring station reflect with varying degrees of accuracy, local air quality conditions at the project site.

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24 Table 4: Local Area Air Quality Levels
Year
Pollutant (Standard)2 2020 2021 2022
Ozone:

Maximum 1-Hour Concentration (ppm) 2020 2021 2022
Days > CAAQS (0.09 ppm)
Maximum 8-Hour Concentration (ppm) 0.094 0.074 0.076
Days > NAAQS (0.07 ppm) 0 0 0
Days > CAAQS (0.070 ppm) 0.074 0.059 0.067
Carbon Monoxide: 3 0 0
Maximum 8-Hour Concentration (ppm) 3 0 0
Days > NAAQS (9 ppm)
Nitrogen Dioxide: * * *
Maximum 1-Hour Concentration (ppm) * * *
Days > NAAQS (0.25 ppm)
Sulfur Dioxide: 0.058 0.059 0.050
Maximum 1-Hour Concentration (ppm) 0 0 0
Days > CAAQS (0.25 ppm)
Inhalable Particulates (PM10): * * *
Maximum 24-Hour Concentration (ug/m3) * * *
Days > NAAQS (150 ug/m3)
Days > CAAQS (50 ug/m3) * * *
Annual Average (ug/m3) * * *
Annual > NAAQS (50 ug/m3) * * *
Annual > CAAQS (20 ug/m3) * * *
Ultra-Fine Particulates (PM2.5): * * *
Maximum 24-Hour Concentration (ug/m3) * * *
Days > NAAQS (35 ug/m3)
Annual Average (ug/m3) * * 18.0
Annual > NAAQS (15 ug/m3) * * 0
Annual > CAAQS (12 ug/m3) 9.5 * *

1. Source: obtained from https://www.arb.ca.gov/adam/topfour/topfour1.php 2 CAAQS = California Ambient Air Quality Standard; NAAQS = National Ambient Air Quality Standard; ppm = parts per million * No data and/or insufficient data available.

The monitoring data presented in Table 4 shows that ozone and particulate matter (PM10 and PM2.5) are the air pollutants of primary concern in the project area, which are detailed below.

Ozone
During the 2020 to 2022 monitoring period, the State 1-hour concentration standard for ozone was not exceeded at the Camp Pendleton Station. The State and Federal 8-hour ozone standards have both been exceeded for three days in 2020 over the past three years at the Camp Pendleton Station.

Carbon Monoxide
CO is another important pollutant that is d ue mainly to motor vehicles. The Camp Pendleton Station did not record an exceedance of the state or federal 1-hour or 8-hour CO standards for the last three years.
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25 Nitrogen Dioxide
The Camp Pendleton Station did not record an exceedance of the State or Federal NO2 standards for the last three years.

Sulfur Dioxide
The Camp Pendleton Station did not record an exceedance of the State SO2 standards for the last three years.

Particulate Matter
The Camp Pendleton Station did not record an exceedance of the State or Federal PM10 or PM2.5 standards for the last three years.

According to the EPA, some people are much more sensitive than others to breathing fine particles (PM10 and PM2.5). People with influenza, chronic respiratory and cardiovascular diseases, and the elderly may suffer worsening illness and premature death due to breathing these fine particles. People with bronchitis can expect aggravated symptoms from breathing in fine particles. Children may experience decline in lung function due to breathing in PM10 and PM2.5. Other groups considered sensitive are smokers and people who cannot breathe well through their noses. Exercising athletes are also considered sensitive, because many breathe through their mouths during exercise.

3.1.3 Attainment Status
The EPA and the ARB designate air basins where ambient air quality standards are exceeded as “nonattainment” areas. If standards are met, the area is designated as an “attainment” area. If there is inadequate or inconclusive data to make a definitive attainment designation, they are considered “unclassified.” National nonattainment areas are further designated as marginal, moderate, serious, severe, or extreme as a function of deviation from standards. Each standard has a different definition, or ‘form’ of what constitutes attainment, based on specific air quality statistics. For example, the Federal 8-hour CO standard is not to be exceeded more than once per year; therefore, an area is in attainment of the CO standard if no more than one 8-hour ambient air monitoring values exceeds the threshold per year. In contrast, the federal annual PM 2.5 standard is met if the three-year average of the annual average PM2.5 concentration is less than or equal to the standard.

The criteria pollutants of primary concern that are considered in this analysis are O3, NO2, CO, SO2, PM10, and PM2.5. Although there are no ambient standards for VOCs or NOx, they are important as precursors to O3. The portion of the SDAB where the project site is located is designated by the EP A as a nonattainment area for the 8-hour NAAQS for O3. The SDAB is designated in attainment for all other criteria pollutants under the NAAQS with the exception of PM10, which was determined to be unclassifiable. The SDAB is currently designated nonattainment for O3 and particulate matter, PM10 and PM2.5, under the CAAQS. It is designated attainment for the CAAQS for CO, NO2, SO2, lead, and sulfate
Table 5 lists the attainment status for the criteria pollutants in the basin.

Table 5: San Diego County Air Basin Attainment Status
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26 Pollutant Federal Designation State Designation
O3 (1 hour) Attainment1 Nonattainment
O3 (8-hour) Nonattainment Nonattainment
CO Attainment Attainment
PM10 Unclassifiable2 Nonattainment
PM2.5 Attainment Nonattainment
NO2 Attainment Attainment
SO2 Attainment Attainment
Lead Attainment Attainment
Sulfates (No federal standard) Attainment
Hydrogen Sulfide (No federal standard) Unclassified
Visibility-reducing particulates (No federal standard) Unclassified Notes:

Sources: https://www.sandiegocounty.gov/content/sdc/apcd/en/air-quality-planning/attainment-status.html 1 The federal 1-hour standard of 0.12 ppm was in effect from 1979 through June 15, 2005. The revoked standard is referenced here because it w as employed for such a long period and because this benchmark is addressed in State Implementation Plans. 2 At the time of designation, if the available data do not support a designation of attainment or nonattainment, the area is designated as unclassifiable.

3.2 Greenhouse Gases
Constituent gases of the Earth’s atmosphere, called atmospheric greenhouse gases (GHG), play a critical role in the Earth’s radiation amount by trapping infrared radiation emitted from the Earth’s surface, which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N2O), and chlorofluorocarbons (CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate. Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth’s natural climate, known as global warming or climate change. Emissions of gases that induce global warming are attributable to human activities associated with industrial/manufacturing, agriculture, utilities, transportation, and residential land uses. Transportation is responsible for 41 percent of the State’s greenhouse gas emissions, followed by electricity generation. Emissions of CO2 and nitrous oxide (NO2) are byproducts of fossil fuel combustion. Methane, a potent greenhouse gas, results from off -gassing associated with agricultural practices and landfills. Sinks of CO 2, where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean. Table 6 provides a description of each of the greenhouse gases and their global warming potential.

Additional information is available: https://www.arb.ca.gov/cc/inventory/data/data.htm

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27 Table 6: Description of Greenhouse Gases
Greenhouse Gas Description and Physical Properties Sources Nitrous oxide
Nitrous oxide (N20),also known as laughing gas is a
colorless gas. It has a lifetime of 114 years. Its global warming potential is 298.

Microbial processes in soil and water,
fuel combustion, and industrial
processes. In addition to agricultural
sources, some industrial processes
(nylon production, nitric acid
production) also emit N20.
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28 Methane
Methane (CH4) is a flammable gas and is the main
component of natural gas. It has a lifetime of 12 years.

Its global warming potential is 25.

A natural source of CH4 is from the
decay of organic matter. Methane is
extracted from geological deposits
(natural gas fields). Other sources are
from the decay of organic material in
landfills, fermentation of manure, and
cattle farming.

Carbon dioxide
Carbon dioxide (CO2) is an odorless, colorless, natural greenhouse gas. Carbon dioxide’s global warming
potential is 1. The concentration in 2005 was 379 parts per million (ppm), which is an increase of about 1.4
ppm per year since 1960.

Natural sources include decomposition
of dead organic matter; respiration of
bacteria, plants, animals, and fungus;
evaporation from oceans; and volcanic
outgassing. Anthropogenic sources are
from burning coal, oil, natural gas, and
wood.

Chlorofluorocarbons
CFCs are nontoxic, nonflammable, insoluble, and
chemically unreactive in the troposphere (the level of
air at the earth’s surface). They are gases formed
synthetically by replacing all hydrogen atoms in
methane or methane with chlorine and/or fluorine
atoms. Global warming potentials range from 3,800 to
8,100.

Chlorofluorocarbons were synthesized
in 1928 for use as refrigerants, aerosol
propellants, and cleaning solvents. They
destroy stratospheric ozone, therefore
their production was stopped as
required by the Montreal Protocol.

Hydrofluorocarbons
Hydrofluorocarbons (HFCs) are a group of greenhouse
gases containing carbon, chlorine, and at least one
hydrogen atom. Global warming potentials range from
140 to 11,700.

Hydrofluorocarbons are synthetic
manmade chemicals used as a
substitute for chlorofluorocarbons in
applications such as automobile air
conditioners and refrigerants.

Perfluorocarbons
Perfluorocarbons (PFCs) have stable molecular
structures and only break down by ultraviolet rays
about 60 kilometers above the Earth's surface. They
have a lifetime 10,000 to 50,000 years. They have a
global warming potential range of 6,200 to 9,500.

Two main sources of perfluorocarbons
are primary aluminum production and
semiconductor manufacturing.

Sulfur
hexafluoride
Sulfur hexafluoride (SF6) is an inorganic, odorless,
colorless, and nontoxic, nonflammable gas. It has a
lifetime of 3,200 years. It has a high global warming
potential, 23,900.

This gas is manmade and used for
insulation in electric power transmission
equipment, in the magnesium industry,
in semiconductor manufacturing, and as
a tracer gas for leak detection.

Notes:

1. Sources: Intergovernmental Panel on Climate Change 2014a and Intergovernmental Panel on Climate Change 2014b. https://www.ipcc.ch/publications_and_data/ar4/wg1/en/ch2s2-10-2.html

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29 4.0 Modeling Parameters and Assumptions

4.1 Construction
Typical emission rates from construction activit ies were obtained from CalEEMod Version 2022.1.1.20 The CalEEMod program uses the EMFAC2017 computer program to calculate the emission rates specific for the southwestern portion of San Diego County for construction-related employee vehicle trips and the OFFROAD2011 computer program to calculate emission rates for heavy truck operations.

EMFAC2017 and OFFROAD2011 are computer programs generated by CARB that calculates composite emission rates for vehicles. Emission rates are reported by the program in grams per trip and grams per mile or grams per running hour. Using CalEEMod, the peak daily air pollutant emissions were calculated and presented below. These emissions represent the highest level of emissions for each of the construction phases in terms of air pollutant emissions.

The analysis assesses the emissions associated with the construction of the proposed project as indicated in Table 1. Using CalEEMod default timelines for construction phases and the proposed operational date, the proposed project was modeled as beginning construction no earlier than January 2024 and lasting 6 months. The phases of the construction activities which have been analyzed below are: 1) site preparation, 2) grading, 3) building, 4) paving, and 5) architectural coating. CalEEMod default construction equipment counts were used as a basis. Additional hauling trips were added to account for asphalt delivery during paving and were based on a conservative assumption of 65 square feet of coverage per cubic yard of asphalt and 16 cubic yards of asphalt per hauling trip.3 For details on construction modeling and construction equipment for each phase, please see Appendix A.

The project would be required to comply with SDAPCD Rules 52, 54, and 55 which identify measures to reduce fugitive dust and are required to be implemented at all construction sites located within the SDAB. The requirements to reduce fugitive dust in compliance with SDAPCD Rules 52, 54, and 55 were included in CalEEMod for the grading phase of construction.

The architectural coating phase involves the greatest release of VOCs. The emissions modeling for the project includes the use of low-VOC paint (50 grams per liter [g/L] for not flat coatings for the buildings and 100 [g/L] for parking lot striping) as required by SDAPCD Rule 67.0.1.4

4.2 Operations
Operational or long-term emissions occur over the life of the Project. Both mobile and area sources generate operational emissions. Area source emissions arise from consumer product usage, heaters that consume natural gas, gasoline-powered landscape equipment, and architectural coatings (painting). Mobile source emissions from motor vehicles are the largest single long-term source of air

3 Reeves Construction Company. Material Calculator. https://www.reevescc.com/asphalt -calculator/. 4 Rule 67.0.1. Architectural Coatings. Table 2. February 10, 2021. https://www.sdapcd.org/content/dam/sdapcd/documents/rules/rule -archive/2021/Rule -67.0.1.pdf. 04/23/2024 PH1 110 of 747

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30 pollutants from the operation of the Project. Small amounts of emissions would also occur from area sources such as the consumption of natural gas for heating, hearths, and consumer product usage. The operational emissions were estimated using the latest version of CalEEMod.

Mobile Sources
Mobile sources include emissions from the additional vehicle miles generated from the proposed project. The vehicle trips associated with the proposed project are based upon the trip generation rates provided by SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (SANDAG 2002). The trip generation shows a rate of 900 trips per day.

The program then applies the emission factors for each trip which is provided by the EMFAC2017 model to determine the vehicular traffic pollutant emissions. The CalEEMod default trip lengths were used in this analysis. Please see CalEEMod output comments sections in Appendix A for details.

Area Sources
Area sources include emissions from consumer products, landscape equipment and architectural coatings. Landscape maintenance includes fuel combustion emissions from equipment such as lawn mowers, rototillers, shredders/grinders, blowers, trimmers, chain saws, and hedge trimmers, as well as air compressors, generators, and pumps. As specifics were not known about the landscaping equipment fleet, CalEEMod defaults were used to estimate emissions from landscaping equipment.

Energy Usage
2022.1.1.20 CalEEMod defaults were utilized.

Solid Waste Sources
Solid waste sources include emissions from disposal of solid waste into landfills.

Energy Usage
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31 5.0 Thresholds of Significance

5.1 Air Quality Thresholds of Significance

5.1.1 CEQA Guidelines for Air Quality
The CEQA Guidelines define a significant effect on the environment as “a substantial, or potentially substantial, adverse change in the environment.” To determine if a project would have a significant impact on air quality, the type, level, and impact of emissions generated by the project must be evaluated.

The following air quality significance thresholds are contained in Appendix G of the CEQA Guidelines. A significant impact would occur if the project would:
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 nonattainment under an applicable national or state ambient air quality standard ; c) Expose sensitive receptors to substantial pollutant concentrations; or d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

While the final determination of whether a project is significant is within the purview of the Lead Agency pursuant to Section 15064(b) of the CEQA Guidelines, SDAPCD recommends that its quantitative air pollution thresholds be used to determine the significance of project emissions. If the Lead Agency finds that the project has the potential to exceed these air pollution thresholds, the project should be considered to have significant air quality impacts.

5.1.2 Regional Significance Thresholds
The SDAPCD has established thresholds in Rule 20.2 for new or modified stationary sources. The County’s Guidelines for Determining Significance and Report Format and Content Requirements include screening level thresholds for all County related Air Quality Impact Assessments (AQIA) and for determining CEQA air quality impacts.5 These daily screening thresholds for construction and operations are shown in Table 7 below.

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32 Table 7: SDAPCD Air Quality Significance Thresholds
Pollutant Total Emissions
Pounds per Hour Pounds Per Day Tons Per Year
VOCs - 100 15
NOx - 55 10*
CO 25 250 40
SOx 25 250 40
PM10 100 550 100
PM2.5 - 3.2 0.6
Lead* - 75** 13.7** *
Notes:

Source: San Diego County. March 2007. County of San Diego Guidelines for Determining Significance and Report Format and Content Requirements: Air Quality. http://www.sandiegocounty.gov/content/dam/sdc/pds/ProjectPlanning/docs/AQ-Guidelines.pdf . *EPA “Proposed Rule to Implement the Fine Particle National Ambient Air Quality Standards” published September 8, 2005. Also used by the SCAQMD.
** Threshold for VOCs based on the threshold of significance for VOCs from the South Coast Air Quality Management District for the Coachella Valley. *** 13.7 Tons Per Year threshold based on 75 lbs/day multiplied by 365 days/year and divided by 2000 lbs/ton.

The thresholds listed above, and in Table 7, represent screening-level thresholds that can be used to evaluate whether project-related emissions could cause a significant impact on air quality. Emissions below the screening-level thresholds would not cause a significant impact. For nonattainment pollutants, if emissions exceed the thresholds shown in Table 7, the project could have the potential to result in a cumulatively considerable net increase in these pollutants and thus could have a significant impact on the ambient air quality.

With respect to odors, SDAPCD Rule 51 (Public Nuisance) prohibits emission of any material that causes nuisance to a considerable number of persons or endangers the comfort, health, or safety of any person. A project that proposes a use that would produce objectionable odors would be deemed to have a significant odor impact if it would affect a considerable number of off -site receptors.

5.2 Greenhouse Gas Thresholds of Significance

5.2.1 CEQA Guidelines for Greenhouse Gas
CEQA Guidelines define a significant effect on the environment as “a substantial, or potentially substantial, adverse change in the environment.” To determine if a project would have a significant impact on greenhouse gases, the type, level, and impact of emissions generated by the project must be evaluated.

The following greenhouse gas significance thresholds are contained in Appendix G of the CEQA Guidelines, which were amendments adopted into the Guidelines on March 18, 2010, pursuant to SB 97. A significant impact would occur if the project would:
(a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; or
(b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.
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33 However, despite this, currently neither the CEQA statutes, OPR guidelines, nor the draft proposed changes to the CEQA Guidelines prescribe thresholds of significance or a particular methodology for performing an impact analysis; as with most environmental topics, significance criteria are left to the judgment and discretion of the Lead Agency.

No GHG emission thresholds have been adopted by the City for land development projects. The San Diego Air Pollution Control District (SDAPCD) is considered the most appropriate agency with special knowledge in the subject area as the City is located within the SDAPCD jurisdiction. However, the SDAPCD has not issued guidance for assessing GHG impacts from land use development projects. Thus, in the absence of a threshold of significance for GHG emissions for the SDAPCD, as has been done with previous projects in the City, the project is evaluated based on the recommendation from the next closest air district, the South Coast AQMD.

This analysis follows guidance from the South Coast AQMD’s Interim CEQA GHG Significance Thresholds (SCAQMD 2008). South Coast AQMD’s thresholds are a tiered approach; projects may be determined to be less than significant under each tier or require further analysis under subsequent tiers. As identified in the Working Group meeting in September 2010, the five tiers are:

• Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA.
• Tier 2 consists of determining whether or not the project is consistent with a greenhouse gas reduction plan. If a project is consistent with a qualifying local greenhouse gas reduction plan, it does not have significant greenhouse gas emissions.
• Tier 3 consists of screening values, which the lead agency can choose but must be consistent. A project’s construction emissions are averaged over 30 years and are added to a project’s operational emissions. If a project’s emissions are under one of the following screening thresholds, then the project is less than significant:

- All land use types: 3,000 MTCO2e per year
- Based on land use types: residential is 3,500 MTCO2e per year; commercial is 1,400 MTCO2e per year; mixed use is 3,000 MTCO2e per year; and industrial is 10,000 MTCO2e

• Tier 4 has the following options:
- Option 1: Reduce emissions from business as usual by a certain percentage; this percentage is currently undefined
- Option 2: Early implementation of applicable AB 32 Scoping Plan measures - Option 3: Year 2020 target for service populations (SP), which includes residents and employees: 4.8 MTCO2e/SP/year for projects and 6.6 MTCO2e/SP/year for plans; - Option 3, 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans

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34 Tier 1 and Tier 2 thresholds are based on planning consistency. This approach, which is referred to in the CEQA Guidelines as “tiering,” allows agencies to rely on programmatic analysis of GHG emissions to determine that subsequent development consistent with the regional plan would result in incremental GHG emissions contribution that represent a less than significant contribution to cumulative effects.

Tier 3 significance screening levels from SCAQMD guidance are based on the concept of establishing a 90 percent GHG emission market capture rate. A 90 percent emission capture rate means that 90 percent of total emissions from new development projects would be subject to CEQA analysis and mitigation. The market capture rate of 90 percent was developed to capture a substantial fraction of GHG emissions from new development projects while excluding small projects that will in aggregate contribute a relatively small fraction of the cumulative statewide GHG emissions. This market capture rate approach is based on guidance from the CAPCOA report CEQA & Climate Change, dated January 2008 (CAPCOA 2008). Following rationale presented in the CAPCOA Guidance, the aggregate emissions from all projects with individual annual emissions that are equal to or less than the identified screening levels for 90 percent market capture rate would not impede achievement of the statewide GHG emissions reduction targets.

Tier 4 and Tier 5 interim thresholds are intended to demonstrate project consistency with the AB 32 goal of achieving 1990 emission levels by 2020 and the SB 32 goal of reducing GHG emissions to 40 percent below 1990 levels by 2030.

Therefore, this analysis utilizes SCAQMD’s Tier 3 threshold of 3,000 MTCO2e per year for all land use types and then, per SCAQMD’s Tier 2 thresholds, assessed in compliance with applicable plans, policies, regulations, and requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions. As a land use development project, the most directly applicable adopted regulatory plan to reduce GHG emissions is the SANDAG’s Regional Plan, which is designed to achieve regional GHG reductions from the land use and transportation sectors as required by SB 375 and the state’s long-term climate goals. This analysis also considers consistency with regulations and requirements adopted by the Scoping Plan and the City’s CAP. Furthermore, the OPR has noted that lead agencies should make a good -faith effort to calculate or estimate GHG emissions from a project.6 Therefore, the GHG emissions have also been quantified below, consistent with OPR guidelines. As recommended by the Association of Environmental Professionals in the 2016 Final White Paper, construction-related emissions are amortized over a 30-year period in conjunction with the proposed project’s operational emissions (AEP 2016).

5.3 Toxic Air Contaminants
Non criteria pollutants such as Hazardous Air Pollutants (HAPs) or Toxic Air Contaminants (TACs) are

6 OPR Technical Advisory, page 5.
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35 also regulated by the SDAPCD. Rule 1200 (Toxic Air Contaminants - New Source Review) adopted on June 12, 1996, requires evaluation of potential health risks for any new, relocated, or modified emission unit which may increase emissions of one or more toxic air contaminants. The rule requires that projects that could potentially increase cancer risk to between 1 and 10 in one million need to implement toxics best available control technology (T-BACT) or impose the most effective emission limitation, emission control device or control technique to reduce the cancer risk. At no time shall the project increase the cancer risk to over 10 in one million or a health hazard index (chronic and acute) greater than one. Projects creating cancer risks less than one in one million are not required to implement T-BACT technology.

Therefore, the threshold for toxic air contaminants (TACs) is a maximum incremental cancer risk of 10 per million and a non-cancer (acute and chronic) hazard index of 1.0 or greater. An exceedance to these values would be considered a significant impact.

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36 6.0 Air Quality Emissions Impact

6.1 Construction Air Quality Emissions Impact
The latest version of CalEEMod was used to estimate the construction emissions. The emissions incorporate adherence to SDAPCD Rules 51, 52, 54, 55, 67, and 1200 (as identified in Section 4.1 above). Adherence to these rules are not considered mitigation measures as the project by default is required to incorporate these rules during construction.

6.1.1 Temporary Construction Emissions
The construction emissions for the project would not exceed the SDAPCD’s screening level thresholds during project construction , as demonstrated in Table 8, and therefore would be considered less than significant. Construction modeling parameters and assumptions can be found in Section 4.1.

Table 8: Estimated Maximum Daily Construction Criteria Air Pollutant Emissions

Pollutant Emissions1
Activity VOC NOx CO SO2 PM10 PM2.5
Daily Construction Emissions (pounds/day)
2024 Maximum 5.47 24.20 15.50 0.07 8.44 3.88
SDAPCD Screening Threshold 75 250 550 250 100 55
Exceeds Threshold? No No No No N0 No
Annual Construction Emissions (tons/year)
2024 Maximum 0.05 0.32 0.39 0.00 0.01 0.02
SDAPCD Screening Threshold 13.7 40 100 40 15 10
Exceeds Threshold? No No No No N0 No
Notes:

Source: CalEEMod Version 2022.1.1.20
1 Grading phases incorporate anticipated emissions reductions required by SDAPCD Rules 52, 54, and 55 to reduce fugitive dust. The architectural coating phases incorporate anticipated emissions reductions required by SDAPCD Rule 67.

6.1.2 Construction-Related Toxic Air Contaminant Impact The greatest potential for toxic air contaminant emissions would be related to diesel particulate emissions associated with heavy equipment operations during construction of the proposed project.

The Office of Environmental Health Hazard Assessment (OEHHA) has issued the Air Toxic Hot Spots Program Risk Assessment Guidelines and Guidance Manual for the Preparation of Health Risk Assessments, February 2015 to provide a description of the algorithms, recommended exposure variates, cancer and noncancer health values, and the air modeling protocols needed to perform a health risk assessment (HRA) under the Air Toxics Hot Spots Information and Assessment Act of 1987.

Hazard identification includes identifying all substances that are evaluated for cancer risk and/or noncancer acute, 8-hour, and chronic health impacts. In addition, identifying any multi-pathway substances that present a cancer risk or chronic noncancer hazard via non -inhalation routes of exposure.
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37 CARB In-Use Off-Road Diesel-Fueled Fleets Regulation limits unnecessary idling to 5 minutes, requires all construction fleets to be labeled and reported to CARB, bans Tier 0 equipment, and phases out Tier 1 and 2 equipment thereby replacing fleets with cleaner equipment, and requires that fleets comply with Best Available Control Technology requirements.

The closest existing sensitive receptors (to the site area) are the single-family residential land uses located 1,200 feet to the south.

6.2 Operational Air Quality Emissions Impact

6.2.1 Operational Emissions
The operations-related criteria air quality impacts created by the proposed project have been analyzed through the use of CalEEMod model. The operating emissions were based on year 2024, which is the anticipated opening year for the project. The summer and winter emissions created by the proposed project’s long-term operations were calculated and the highest emissions from either summer or winter are summarized in Table 9. Emissions were modeled according to the parameters and assumptions established in Section 4.2.

Table 9: Estimated Maximum Daily Operational Criteria Air Pollutant Emissions

Activity
Pollutant Emissions1
VOC NOx CO SO2 PM10 PM2.5
Daily Operation Emissions (pounds/day)
Area Sources2 0.11 0.00 0.15 0.00 0.00 0.00
Energy Usage3 0.00 0.04 0.03 0.00 0.00 0.00
Mobile Sources4 3.96 3.14 28.60 0.06 5.38 1.40
Total Emissions 4.07 3.18 28.78 0.06 5.38 1.40
SDAPCD Thresholds 75 250 550 250 100 55
Exceeds Threshold? No No No No No No
Annual Operation Emissions (tons/year)
Area Sources2 0.02 0.00 0.01 0.00 0.00 0.00
Energy Usage3 0.00 0.01 0.01 0.00 0.00 0.00
Mobile Sources4 0.70 0.57 4.93 0.01 0.97 0.25
Total Emissions 0.72 0.58 4.95 0.01 0.97 0.25
SDAPCD Thresholds 13.7 40 100 40 15 10
Exceeds Threshold? No No No No N0 No
1 Source: CalEEMod Version 2022.1.1.20
2 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 3 Energy usage consists of emissions from on-site natural gas usage. 4 Mobile sources consist of emissions from vehicles and road dust.

The data in Table 9 shows that emissions from the operation of the proposed project does not exceed SDAPCD thresholds. Therefore, the impact is considered less than significant.

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38 6.3 CO Hot Spot Emissions
CO is the pollutant of major concern along roadways because the most notable source of CO is motor vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a roadway network and are used as an indicator of potential local air quality impacts. Local air quality impacts can be assessed by comparing future without and with project CO levels to the State and Federal CO standards.

The SDAB is classified as a state attainment area and as a federal maintenance area for CO. Until 2003, no violations of the state standard for CO had been recorded in the SDAB since 1991, and no violations of the national standard had been recorded in the SDAB since 1989. The violations that took place in 2003 were likely the result of massive wildfires that occurred throughout the county. No violations of the state or federal CO standards have occurred since 2003.

Small-scale, localized concentrations of CO above the state and national standards have the potential to occur at intersections with stagnation points such as those that occur on major highways and heavily traveled and congested roadways. Localized high concentrations of CO are referred to as “CO hot spots” and are a concern at congested intersections, where automobile engines burn fuel less efficiently and their exhaust contains more CO.

Localized CO concentration is a direct function of motor vehicle activity at signalized intersections (e.g., idling time and traffic flow conditions), particularly during peak commute hours and meteorological conditions. The SDAB is a CO maintenance area under the federal CAA. This means that SDAB was previously a non-attainment area and is currently implementing a 10-year plan for continuing to meet and maintain air quality standards.

The SDAB is a CO maintenance area (western and central part of the SDAB only). As a screening analysis, the SCAQMD conducted CO modeling for the 2003 AQMP (Appendix V: Modeling and Attainment Demonstrations, SCAQMD 2003) for the four worst-case intersections in the SCAB: (1) Wilshire Boulevard and Veteran Avenue, (2) Sunset Boulevard and Highland Avenue, (3) La Cienega Boulevard and Century Boulevard, and (4) Long Beach Boulevard and Imperial Highway. At the time the 2003 AQMP was prepared, the intersection of Wilshire Boulevard and Veteran Avenue was the most congested intersection in Los Angeles County, with an average daily traffic volume of about 100,000 vehicles per day. Using CO emission factors for 2002, the peak modeled CO 1 -hour concentration was estimated to be 4.6 ppm at the intersection of Wilshire Boulevard and Veteran Avenue. The 2003 AQMP also projected 8-hour CO concentrations at these four intersections for 1997 and from 2002 through 2005. From years 2002 through 2005, the maximum 8 -hour CO concentration was 3.8 ppm at the Sunset Boulevard and Highland Avenue intersection in 2002; the maximum 8-hour CO concentration was 3.4 ppm at the Wilshire Boulevard and Veteran Avenue in 2002. Therefore, an intersection would need over 200,000 vehicles per day to exceed the 8-hour CO CAAQS (9.0 ppm) or 400,000 vehicles per day to exceed 1-hour CO CAAQS (20 ppm).

Accordingly, CO concentrations at congested intersections would not exceed the 8-hour CO CAAQS if projected daily traffic would generate less than 200,000 vehicles per day or the 1-hour CO CAAQS for less than 400,000 vehicles per day. The proposed project is anticipated to generate approximately 900 04/23/2024 PH1 119 of 747

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39 vehicle trips per day. Therefore, the proposed project would not be anticipated to increase daily traffic volumes at any study intersection to more than 200,000 vehicles per day, a CO hotspot is not anticipated to occur and associated impacts would be less than significant.

6.4 Odors
SDAPCD Rule 51, commonly referred to as the public nuisance rule, prohibits emissions from any source whatsoever in such quantities of air contaminants or other material that cause injury, detriment, nuisance, or annoyance to the public health or damage to property. The potential for an operation to result in odor complaints from a “considerable” number of persons in the area would be considered to be a significant, adverse odor impact.

Potential sources that may emit odors during construction activities include the application of materials such as asphalt pavement. The objectionable odors that may be produced during the construction process are of short-term in nature and the odor emissions are expected cease upon the drying or hardening of the odor producing materials. Diesel exhaust and VOCs would be emitted during construction of the project, which are objectionable to some; however, emissions would disperse rapidly from the project site and therefore should not reach an objectionable level at the nearest sensitive receptors. Furthermore, construction emissions would not exceed SDAPCD thresholds. Due to the short-term nature and limited amounts of odor producing materials being utilized, no significant impact related to odors would occur during construction of the proposed project.

Land uses and operations typically associated with odor complains include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, refineries, landfills, dairies, and fiberglass molding. The proposed operations include a car wash. The anticipated uses for the proposed commercial use are not typically associated with objectionable odors. Therefore, no significant impact related to odors would occur during the on-going operations of the proposed project.

6.5 Cumulative Regional Air Quality Impacts
Cumulative projects include local development as well as general growth within the project area.

However, as with most development, the greatest source of emissions is from mobile sources, which travel well out of the local area. Therefore, from an air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind patterns are considered, would cover an even larger area. Accordingly, the cumulative analysis for the project’s air quality must be generic by nature.

The project area is out of attainment for O3 for federal standards and O3, PM10, and PM2.5 for state standards. Construction and operation of cumulative projects will further degrade the local air quality, as well as the air quality of the SDAB. As discussed previously, the construction related emissions will be below the SDAPCD significance levels utilized by the City and would not result in significant impacts to air quality. Construction will be short-term and consistent with the size and scale of the project.

Construction of the project will potentially be conducted at the same time and in the same general vicinity as other major construction projects; however, in accordance with the SDAPCD methodology, projects that do not exceed the SDAPCD criteria or can be mitigated to less than criteria levels are not 04/23/2024 PH1 120 of 747

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40 significant and do not add to the overall cumulative impact. The project does not exceed any of the thresholds of significance and therefore is not considered to contribute to a significant cumulative impact on air quality.

Furthermore, the project will not contribute to any cumulative odor impacts through compliance with SDAPCD Rule 51 which prohibits emissions from a project that would cause injury, detriment, nuisance, or annoyance to the public health or damage to propert y, as discussed in Section 6.4.

As stated earlier, the RAQS relies on SANDAG growth projections based on population, vehicle trends, and land use plans developed by the cities and by the county as part of the development of their general plans. It is assumed that a project which conforms to the General Plan, and does not have emissions exceeding operational thresholds discussed in Section 5.1, will not create a cumulatively considerable net increase to ozone since the emissions were accounted for in the RAQS. The project site has a land use designation of Commercial according to the City of Vista Business Park Specific Plan.

Therefore, the project would be consistent with the existing general plan and zoning for the City of Vista; therefore, the project would be considered consistent with the RAQS. Furthermore, operational emissions generated by the project would be below the established significance thresholds for criteria pollutants as shown in Table 9, and the project’s operational emissions would not result in a cumulatively considerable contribution to the region’s poor air quality. Cumulative air quality impacts would, therefore, be less than significant.

6.6 Air Quality Compliance
The California Environmental Quality Act (CEQA) requires a discussion of any inconsistencies between a proposed project and applicable General Plans and Regional Plans (CEQA Guidelines Section 15125).

The regional plan that applies to the proposed project includes the RAQS. Therefore, this section discusses any potential inconsistencies of the proposed project with the RAQS.

The purpose of this discussion is to set forth the issues regarding consistency with the assumptions and objectives of the RAQS and discuss whether the proposed project would interfere with the region’s ability to comply with Federal and State air quality standards. If the decision -makers determine that the proposed project is inconsistent, the lead agency may consider project modifications or inclusion of mitigation to eliminate the inconsistency.

The RAQS relies on information from CARB and SANDAG, including projected growth in the County, mobile, area, and all other source emissions in order to project future emissions and determine strategies necessary for the reduction of stationary source emissions. Those projects that propose development that is consistent with the City’s General Plan are; therefore, consistent with the RAQS. 04/23/2024 PH1 121 of 747

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41 7.0 Greenhouse Gas Impact Analysis

7.1 Construction Greenhouse Gas Emissions Impact
The greenhouse gas emissions from project construction equipment and worker vehicles are shown in Table 10. The emissions are from all phases of construction. Construction-related emissions are amortized over a 30-year period in conjunction with the proposed project’s operational emissions as recommended by Association of Environmental Processionals (AEP 2016).

The total construction emissions amortized over a period of 30 years are estimated at 2.48 metric tons of CO2e per year. Annual CalEEMod output calculations are provided in Appendix A.

Table 10: Estimated Annual Construction Greenhouse Gas Emissions

Year Metric Tons Per Year
Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e (MT)
2024 0.00 73.90 73.90 0.00 0.00 74.50
Total 0.00 73.90 73.90 0.00 0.00 74.50
Amortized Construction Emissions 2.48
Notes:

1. MTCO2e=metric tons of carbon dioxide equivalents (includes carbon dioxide, methane and nitrous oxide).

2. The emissions are averaged over 30 years.
* CalEEMod output (Appendix A)

7.2 Operational Greenhouse Gas Emissions Impact
Operational emissions occur over the life of the project. Table 11 shows that the total for the proposed project’s emissions (baseline emissions without credit for any reductions from sustainable design and/or regulatory requirements) would be 1,203.15 metric tons of CO2e per year. Therefore, as the total emissions for the proposed project would not exceed the SCAQMD draft Tier 3 threshold of 3,000 MT of CO2e per year, impacts are considered to be less than significant.

Table 11: Opening Year Project-Related Greenhouse Gas Emissions

Category
Greenhouse Gas Emissions (Metric Tons/Year)1
Bio-CO2 NonBio-CO2 CO2 CH4 N2O R CO2e
Area Sources2 0.00 0.05 0.05 0.00 0.00 0.00 0.05
Energy Usage3 0.00 24.60 24.60 0.00 0.00 0.00 24.60
Mobile Sources4 0.00 1,040.00 1,040.00 0.06 0.04 1.82 1,056.00 Solid Waste5 1.15 0.00 1.15 0.11 0.00 0.00 4.01
Water6 0.10 0.58 0.68 0.01 0.00 0.00 1.01
Refrigerants 0.00 0.00 0.00 0.00 0.00 115.00 115.00
Subtotal Emissions 1.25 1,065.23 1,066.48 0.18 0.04 116.82 1,200.67 Amortized Construction Emissions 2.48
Total Emissions 1,203.15
Threshold 3,000
Exceeds Threshold? No
Notes:
1 Source: CalEEMod Version 2022.1.1.20
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42 3 Energy usage consist of GHG emissions from electricity and natural gas usage. 4 Mobile sources consist of GHG emissions from vehicles. 5 Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills. 6 Water includes GHG emissions from electricity used for transport of water and processing of wastewater. 7 Construction GHG emissions based on a 30 year amortization rate.

7.3 Greenhouse Gas Plan Consistency
The proposed project could have the potential to conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. The project’s GHG impacts are evaluated by assessing the project’s consistency with applicable statewide, regional, and local GHG reduction plans and strategies.

The Office of Planning and Research (OPR) encourages lead agencies to make use of programmatic mitigation plans and programs from which to tier when they perform individual project analyses. The City has adopted the City of Vista CAP which encourages and requires applicable projects to implement energy efficiency measures. In addition, the California Climate Action Team (CAT) Report provides recommendations for specific emission reduction strategies for reducing GHG emissions and reaching the targets established in AB 32 and Executive Order S-3-05. On a statewide level, the 2008 Climate Change Scoping Plan provides measures to achieve AB 32 targets. On a regional level, the SANDAG’s Regional Plan contains measures to achieve VMT reductions required under SB 375. Thus, if the project complies with these plans, policies, regulations, and requirements, the project would result in a less than significant impact because it would be consistent with the overarching state, regional, and local plans for GHG reduction.

A consistency analysis is provided below and describes the project’s compliance with or exceedance of performance-based standards included in the regulations outlined in the applicable portions of the 2008 and 2017 Climate Change Scoping Plan, and SANDAG’s Regional Plan.

Consistency with SANDAG’s San Diego Forward: the Regional Plan Regarding consistency with SANDAG’s Regional Plan, the proposed project would include site design elements and project design features developed to support the policy objectives of the RTP and SB 375.

Table 12 illustrates the proposed project’s consistency with all applicable goals and policies of the Regional Plan (SANDAG 2021).

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43 Table 12: Project Consistency with San Diego Forward: The Regional Plan1

Category Policy Objective or Strategy Consistency Analysis The Regional Plan - Policy Objectives
Mobility Choices
Provide safe, secure, healthy, affordable,
and convenient travel choices between the
places where people live, work, and play.

Consistent. The proposed project is
be located near bus routes and
within a quarter mile of residences.

Mobility Choices
Take advantage of new technologies to
make the transportation system more
efficient and environmentally friendly.

Not applicable. The proposed
project would not impair SANDAG’s
ability to employ new technologies
to make travel more reliable and
convenient.

Habitat and Open Space Preservation
Focus growth in areas that are already
urbanized, allowing the region to set aside
and restore more open space in our less
developed areas.

Consistent. The proposed project is
surrounded by existing commercial
development and would be located
close to major urban centers.

Furthermore, the proposed project
would also be a source of
employment.

Habitat and Open Space Preservation
Protect and restore our region’s urban
canyons, coastlines, beaches, and water
resources.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to protect and restore
urban canyons, coastlines, beaches,
and water resources. Furthermore,
the proposed project is located in
an already developed area.

Regional Economic Prosperity
Invest in transportation projects that
provide access for all communities to a
variety of jobs with competitive wages.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to invest in
transportation projects available to
all members of the Community.

Regional Economic Prosperity
Build infrastructure that makes the
movement of freight in our community
more efficient and environmentally
friendly.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to make the movement
of freight in the community more
efficient and environmentally
friendly.

Partnerships/Collaboration
Collaborate with Native American tribes,
Mexico, military bases, neighboring
counties, infrastructure providers, the
private sector, and local communities to
design a transportation system that
connects to the mega‐region and national
network, works for everyone, and fosters a
high quality of life for all.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to provide
transportation choices to better
connect the San Diego region with
Mexico, neighboring counties, and
tribal nations.

Partnerships/Collaboration
As we plan for our region, recognize the
vital economic, environmental, cultural,
and community linkages between the San
Diego region and Baja California.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to provide
transportation choices to better
connect the San Diego region with
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44 Mexico.

Healthy and Complete Communities Create great places for everyone to live, work, and play.

Consistent. The proposed project is
an commercial project with a
current land use designation of
commercial according to the City of
Vista Business Park Specific Plan.

The proposed commercial project is
located near bus routes. The
project site is also surrounded by
existing commercial uses.

Healthy and Complete Communities
Connect communities through a variety of
transportation choices that promote
healthy lifestyles, including walking and
biking.

Consistent. The proposed project is
a commercial project located near
bus routes. The project site is also
surrounded by existing commercial
uses.

Environmental Stewardship
Make transportation investments that
result in cleaner air, environmental
protection, conservation, efficiency, and
sustainable living.

Consistent. The proposed project is
a commercial project located near
bus routes.

Environmental Stewardship Support energy programs that promote sustainability.

Consistent. The proposed project
would be in compliance with the
current building standards.

Sustainable Communities Strategy - Strategies
Strategy Number 1
Focus housing and job growth in urbanized
areas where there is existing and planned
transportation infrastructure, including
transit.

Consistent. The proposed project
would be located close to major
urban centers as it is located near
bus routes and is surrounded by
existing commercial development.

Furthermore, the proposed project
would also be a source of
employment.

Strategy Number 2
Protect the environment and help ensure
the success of smart growth land use
policies by preserving sensitive habitat,
open space, cultural resources, and
farmland.

Consistent. The proposed project
would be located close to major
urban centers as it is located near
bus routes and is surrounded by
existing commercial development.

Strategy Number 3
Invest in a transportation network that
gives people transportation choices and
reduces greenhouse gas emissions.

Consistent. The proposed project is
a commercial project located near
bus routes.

Strategy Number 4 Address the housing needs of all economic segments of the population.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to address housing
needs of all economic segments of
the population.
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45 Strategy Number 5 Implement the Regional Plan through incentives and collaboration.

Not Applicable. The proposed
project would not impair the ability
of SANDAG to implement the
Regional Transportation Plan
through incentives and
collaborations.

Notes:

MTS = San Diego Metropolitan Transit System; SANDAG = San Diego Association of Governments. 1 Source: SANDAG, 2021.

As shown in Table 12, the proposed project is consistent with all applicable Regional Plan Policy Objectives or Strategies. Impacts would be less than significant.

CARB Scoping Plan Consistency
The ARB Board approved a Climate Change Scoping Plan in December 2008. The Scoping Plan outlines the State’s strategy to achieve the 2020 greenhouse gas emissions limit. The Scoping Plan “proposes a comprehensive set of actions designed to reduce overall greenhouse gas emissions in California, improve our environment, reduce our dependence on oil, diversify our energy sources, save energy, create new jobs, and enhance public health” (California Air Resources Board 2008). The measures in the Scoping Plan have been in place since 2012.

In November 2017, CARB release the 2017 Scoping Plan. This Scoping Plan incorporates, coordinates, and leverages many existing and ongoing efforts and identifies new policies and actions to accomplish the State’s climate goals, and includes a description of a suite of specific actions to meet the State’s 2030 GHG limit. In addition, Chapter 4 provides a broader description of the many actions and proposals being explored across the sectors, including the natural resources sector, to achieve the State’s mid and long-term climate goals.

Guided by legislative direction, the actions identified in the 2017 Scoping Plan reduce overall GHG emissions in California and deliver policy signals that will continue to drive investment and certainty in a low carbon economy. The 2017 Scoping Plan builds upon the successful framework established by the Initial Scoping Plan and First Update, while identifying new, technologically feasible, and cost - effective strategies to ensure that California meets its GHG reduction targets in a way that promotes and rewards innovation, continues to foster economic growth, and delivers improvements to the environment and public health, including in disadvantaged communities. The Plan includes policies to require direct GHG reductions at some of the State’s largest stationary sources and mobile sources.

These policies include the use of lower GHG fuels, efficiency regulations, and the Cap-and Trade Program, which constrains and reduces emissions at covered sources.

As the latest, 2017 Scoping Plan builds upon previous versions, project consistency with applicable strategies of both the 2008 and 2017 Plan are assessed in Table 13. As shown in Table 13, the project is consistent with the applicable strategies and would result in a less than significant impact. 04/23/2024 PH1 126 of 747

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46 Table 13: Project Consistency with CARB Scoping Plan Policies and Measures 1

2008 Scoping Plan Measures to Reduce Greenhouse Gas Emissions Project Compliance with Measure California Light-Duty Vehicle Greenhouse Gas Standards – Implement adopted standards and planned second phase of the program. Align zero-emission vehicle, alternative and renewable fuel and vehicle technology programs with long-term climate change goals.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Energy Efficiency – Maximize energy efficiency building and appliance standards; pursue additional efficiency including new technologies, policy, and implementation mechanisms. Pursue comparable investment in energy efficiency from all retail providers of electricity in California.

Consistent. The project will be compliant with
the current Title 24 standards.

Low Carbon Fuel Standard – Develop and adopt the Low Carbon Fuel Standard.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Vehicle Efficiency Measures – Implement light-duty vehicle efficiency measures.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Medium/Heavy-Duty Vehicles – Adopt medium and heavy-duty vehicle efficiency measures.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Green Building Strategy – Expand the use of green building practices to reduce the carbon footprint of California’s new and existing inventory of buildings.

Consistent. The California Green Building
Standards Code (proposed Part 11, Title 24) was
adopted as part of the California Building
Standards Code in the CCR. Part 11 establishes
voluntary standards, that are mandatory in the
2022 edition of the Code, on planning and
design for sustainable site development, energy
efficiency (in excess of the California Energy
Code requirements), water conservation,
material conservation, and internal air
contaminants. The project will be subject to
these mandatory standards.

High Global Warming Potential Gases – Adopt measures to reduce high global warming potential gases.

Consistent. CARB identified five measures that
reduce HFC emissions from vehicular and
commercial refrigeration systems; vehicles that
access the project that are required to comply
with the measures will comply with the
strategy.
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47 Recycling and Waste – Reduce methane emissions at landfills.

Increase waste diversion, composting, and commercial recycling.

Move toward zero-waste.

Consistent. The state is currently developing a
regulation to reduce methane emissions from
municipal solid waste landfills. The project will
be required to comply with City programs, such
as any City recycling and waste reduction
programs, which comply, with the 75 percent
reduction required by 2020 per AB 341.

Water – Continue efficiency programs and use cleaner energy sources to move and treat water.

Consistent. The project will comply with all
applicable City ordinances and CAL Green
requirements.
2017 Scoping Plan Recommended Actions to Reduce Greenhouse Gas Emissions
Project Compliance with Recommended Action
Implement Mobile Source Strategy: Further increase GHG stringency on all light-duty vehicles beyond existing Advanced Clean Car regulations.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Implement Mobile Source Strategy: At least 1.5 million zero emission and plug-in hybrid light-duty electric vehicles by 2025 and at least

4.2 million zero emission and plug-in hybrid light-duty electric vehicles by 2030.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Implement Mobile Source Strategy: Innovative Clean Transit:

Transition to a suite of to-be-determined innovative clean transit options. Assumed 20 percent of new urban buses purchased beginning in 2018 will be zero emission buses with the penetration of zero-emission technology ramped up to 100 percent of new sales in 2030. Also, new natural gas buses, starting in 2018, and diesel buses, starting in 2020, meet the optional heavy-duty low-NOX standard.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Implement Mobile Source Strategy: Last Mile Delivery: New regulation that would result in the use of low NOX or cleaner engines and the deployment of increasing numbers of zero -emission trucks primarily for class 3-7 last mile delivery trucks in California.

This measure assumes ZEVs comprise 2.5 percent of new Class 3–7 truck sales in local fleets starting in 2020, increasing to 10 percent in 2025 and remaining flat through 2030.

Consistent. These are CARB enforced standards;
vehicles that access the project that are
required to comply with the standards will
comply with the strategy.

Implement SB 350 by 2030: Establish annual targets for statewide energy efficiency savings and demand reduction that will achieve a cumulative doubling of statewide energy efficiency savings in electricity and natural gas end uses by 2030.

Consistent. The project will be compliant with
the current Title 24 standards.

By 2019, develop regulations and programs to support organic waste landfill reduction goals in the SLCP and SB 1383.

Consistent. The project will be required to
comply with City programs, such as any City
recycling and waste reduction programs, which
comply, with the 75 percent reduction required
by 2020 per AB 341.

Notes:
1 Source: CARB Scoping Plan (2008 and 2017)

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48 Therefore, the project will not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. Impacts are considered to be less than significant.

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49 8.0 Energy Analysis
Information from the CalEEMod 2022.1.1.20 Daily and Annual Outputs contained in the air quality and greenhouse gas analyses above was utilized for this analysis. The CalEEMod outputs detail project related construction equipment, transportation energy demands, and facility energy demands.

8.1 Construction Energy Demand

8.1.1 Construction Equipment Electricity Usage Estimates Electrical service will be provided by SDG&E. Based on the 2017 National Construction Estimator, Richard Pray (2017)7, the typical power cost per 1,000 square feet of building construction per month is estimated to be $2.32. The project plans to develop the site with 3,363 square feet of new commercial structures over the course of approximately 6 months. Based on Table 14, the total power cost of the on-site electricity usage during the construction of the proposed project is estimated to be approximately $46.81. As shown in Table 14, the total electricity usage from Project construction related activities is estimated to be approximately 851 kWh.8 Table 14: Project Construction Power Cost and Electricity Usage

Power Cost (per 1,000 square
foot of building per month of
construction)
Total Building
Size (1,000
Square Foot)1
Construction
Duration
(months)
Total Project
Construction
Power Cost
$2.32 3.363 6 $46.81

Cost per kWh
Total Project Construction
Electricity Usage (kWh)
$0.24 851
*Assumes the project will be under Schedule TOU-A rate under SDG&E and, to be conservative, uses the lower anticipated cost per kWh. Source: https://www.sdge.com/sites/default/files/regulatory/3-1- 21%20Small%20Commercial%20Total%20Rates%20Table.pdf

7 Pray, Richard. 2017 National Construction Estimator. Carlsbad: Craftsman Book Company, 2017. 8 Assumes the project will be under Schedule TOU -A rate under SDG&E and, to be conservative, uses the lower anticipated cost per kWh. Source: https://www.sdge.com/sites/default/files/regulatory/3 -1 -21%20Small%20Commercial%20Total%20Rates%20Table.pdf

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50 8.1.2 Construction Equipment Fuel Estimates
Using the CalEEMod data input, the project’s construction phase would consume electricity and fossil fuels as a single energy demand, that is, once construction is completed their use would cease. CARB’s 2017 Emissions Factors Tables show that on average aggregate fuel consumption (gasoline and diesel fuel) would be approximately 18.5 hp-hr-gal.9 As presented in Table 15 below, project construction activities would consume an estimated 6,505 gallons of diesel fuel.

Table 15: Construction Equipment Fuel Consumption Estimates

Phase
Number
of Days Offroad Equipment Type Amount
Usage
Hours
Horse
Power
Load
Factor
HP
hrs/
day
Total Fuel
Consumption
(gal diesel
fuel)1
Site
Preparation
2 Graders 1 8 148 0.41 485 52
2 Tractors/Loaders/Backhoes 1 8 84 0.37 249 27
Grading
2 Graders 1 6 148 0.41 364 39
2 Rubber Tired Dozers 1 6 367 0.4 881 95
2 Tractors/Loaders/Backhoes 1 7 84 0.37 218 24
Building
Construction
100 Cranes 1 4 367 0.29 426 2,301
100 Forklifts 2 6 82 0.2 197 1,064
100 Tractors/Loaders/Backhoes 2 8 84 0.37 497 2,688
Paving
5 Cement and Mortar Mixers 4 6 10 0.56 134 36
5 Pavers 1 7 81 0.42 238 64
5 Rollers 1 7 36 0.38 96 26
5 Tractors/Loaders/Backhoes 1 7 84 0.37 218 59
Architectural
Coating 5 Air Compressors 1 6 37 0.48 107 29
CONSTRUCTION FUEL DEMAND (gallons of diesel fuel) 6,505 Notes:
1Using Carl Moyer Guidelines Table D-21 Fuel consumption rate factors (bhp-hr/gal) for engines less than 750 hp. (Source: https://www.arb.ca.gov/msprog/moyer/guidelines/2017gl/2017_gl_appendix_d.pdf)

8.1.3 Construction Worker Fuel Estimates
It is assumed that all construction worker trips are from light duty autos (LDA) along area roadways.

With respect to estimated VMT, the construction worker trips would generate an estimated 2,659 VMT. Vehicle fuel efficiencies for construction workers were estimated in the air quality and

9 Aggregate fuel consumption rate for all equipment was estimated at 18.5 hp -hr/day (from CARB’s 2017 Emissions Factors Tables and fuel consumption rate factors as shown in Table D -21 of the Moyer Guidelines:
( https://www.arb.ca.gov/msprog/moyer/guidelines/2017gl/2017_gl_appendix_d.pdf ).

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51 greenhouse gas analysis using information generated using CARB’s EMFAC model (see Appendix C for details). Table 16 shows that an estimated 85.9 gallons of fuel would be consumed for construction worker trips.

Table 16: Construction Worker Fuel Consumption Estimates

Phase
Number of
Days
Worker
Trips/Day
Trip Length
(miles)
Vehicle
Miles
Traveled
Average
Vehicle Fuel
Economy
(mpg)
Estimated Fuel
Consumption
(gallons)
Site Preparation 2 5.00 12 120 30.95 3.9
Grading 2 7.50 12 180 30.95 5.8
Building Construction 100 1.08 12 1,296 30.95 41.9
Paving 5 17.50 12 1,050 30.95 33.9
Architectural Coating 5 0.22 12 13 30.95 0.4
Total Construction Worker Fuel Consumption 85.9
Notes:
1Assumptions for the worker trip length and vehicle miles traveled are consistent with CalEEMod 2022.1.1.20 defaults.

8.1.4 Construction Vendor/Hauling Fuel Estimates
Tables 17 and 18 show the estimated fuel consumption for vendor and hauling during building construction and architectural coating. With respect to estimated VMT, the vendor and hauling trips would generate an estimated 5,610 VMT. For the architectural coatings it is assumed that the contractors would be responsible for bringing coatings and equipment with them in their light duty vehicles.10 Tables 17 and 18 show that an estimated 808 gallons of fuel would be consumed for vendor and hauling trips.

10 Vendors delivering construction material or hauling debris from the site during grading would use medium to heavy duty vehicl es with an average fuel consumption of 9.22 mpg for medium heavy -duty trucks and 6.74 mpg for heavy heavy -duty trucks (see Appendix B for details).
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52 Table 17: Construction Vendor Fuel Consumption Estimates (MHD Trucks)1

Phase
Number of
Days
Vendor
Trips/Day
Trip Length
(miles)
Vehicle
Miles
Traveled
Average
Vehicle Fuel
Economy
(mpg)
Estimated Fuel
Consumption
(gallons)
Site Preparation 2 0.00 7.63 0 9.22 0
Grading 2 0.00 7.63 0 9.22 0
Building Construction 100 0.55 7.63 420 9.22 46
Paving 5 5.00 7.63 191 9.22 21
Architectural Coating 5 0.00 7.63 0 9.22 0
Total Vendor Fuel Consumption 66
Notes:
1 Assumptions for the vendor trip length and vehicle miles traveled are consistent with CalEEMod 2022.1.1.20 defaults.

Table 18: Construction Hauling Fuel Consumption Estimates (HHD Trucks)1

Phase
Number of
Days
Hauling
Trips/Day
Trip Length
(miles)
Vehicle
Miles
Traveled
Average
Vehicle Fuel
Economy
(mpg)
Estimated Fuel
Consumption
(gallons)
Site Preparation 2 0 20 0 6.74 0
Grading 2 125.0 20 5,000 6.74 742
Building Construction 100 0 20 0 6.74 0
Paving 5 0 20 0 6.74 0
Architectural Coating 5 0 20 0 6.74 0
Total Construction Hauling Fuel Consumption 742
Notes:
1Assumptions for the hauling trip length and vehicle miles traveled are consistent with CalEEMod 2022.1.1.20 defaults.

8.1.5 Construction Energy Efficiency/Conservation Measures Construction equipment used over the approximately 6-month construction phase would conform to CARB regulations and California emissions standards and is evidence of related fuel efficiencies. In addition, the CARB Airborne Toxic Control Measure limits idling times of construction vehicles to no more than five minutes, thereby minimizing unnecessary and wasteful consumption of fuel due to unproductive idling of construction equipment. Furthermore, the project has been designed in compliance with California’s Energy Efficiency Standards and 2022 CALGreen Standards.

Construction of the proposed commercial development would require the typical use of energy resources. There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities; or equipment that would not conform to current emissions standards (and related fuel efficiencies).

Equipment employed in construction of the project would therefore not result in inefficient wasteful, or unnecessary consumption of fuel.
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53 8.2 Operational Energy Demand
Energy consumption in support of or related to project operations would include transportation energy demands (energy consumed by employee and patron vehicles accessing the project site) and facilities energy demands (energy consumed by building operations and site maintenance activities).

8.2.1 Transportation Fuel Consumption
The largest source of operational energy use would be vehicle operation of customers. The site is located in an urbanized area just in close proximity to transit stops. Using the CalEEMod output, it is assumed that an average trip is 8.373 miles. To show a worst-case analysis, as the proposed project is a car wash project, it was assumed that vehicles would operate 365 days per year. Table 19 shows the worst-case estimated annual fuel consumption for all classes of vehicles from autos to heavy -heavy trucks.11 Table 19 shows that an estimated 114,740 gallons of fuel would be consumed per year for the operation of the proposed project.

Table 19: Estimated Vehicle Operations Fuel Consumption1

Vehicle Type Vehicle Mix
Number
of
Vehicles
Average
Trip
(miles)2
Daily
VMT
Average
Fuel
Economy
(mpg)
Total
Gallons
per Day
Total Annual
Fuel
Consumption
(gallons)
Light Auto Automobile 458.3 8.373 3,837.6 31.82 120.60 44,020 Light Truck Automobile 49.4 8.373 413.4 27.16 15.22 5,556 Light Truck Automobile 162.0 8.373 1,356.2 25.6 52.98 19,336 Medium Truck Automobile 153.6 8.373 1,285.9 20.81 61.79 22,553 Light Heavy Truck 2-Axle Truck 32.6 8.373 273.2 13.81 19.78 7,221 Light Heavy Truck 10,000 lbs + 2-Axle Truck 8.2 8.373 68.4 14.18 4.83 1,762 Medium Heavy Truck 3-Axle Truck 10.1 8.373 84.2 9.58 8.78 3,206 Heavy Heavy Truck 4-Axle Truck 25.9 8.373 216.8 7.14 30.37 11,085 Total 900 - 7,536 -- 314.36 --
Total Annual Fuel Consumption 114,740
Notes:
'1 Per CalEEMod assumptions, the project is to generate 900 total net new trips. Default CalEEMod vehicle fleet mix utilized. 2 Based on the size of the site and relative location, trips were assumed to be local rather than regional.

Trip generation generated by the proposed project are consistent with other similar commercial uses of similar scale and configuration as reflected in the traffic data. That is, the proposed project does not propose uses or operations that would inherently result in excessive and wasteful vehicle trips, nor associated excess and wasteful vehicle energy consumption. Therefore, project transportation energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary.

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54 8.2.2 Facility Energy Demands (Electricity and Natural Gas) The annual natural gas and electricity demands were provided per the CalEEMod output and are provided in Table 20.

Table 20: Project Unmitigated Annual Operational Energy Demand Summary1

Natural Gas Demand kBTU/year
Car Wash 135,745
Total 135,745
Electricity Demand kWh/year
Car Wash 30,178
Parking Lot 34,831
Total 65,009
Notes:
1Taken from the CalEEMod 2022.1.1.20 annual output.

As shown in Table 20, the estimated electricity demand for the proposed project is approximately 65,009 kWh per year. In 2021, the non-residential sector of the County of San Diego consumed approximately 12,285 million kWh of electricity.12 In addition, the estimated natural gas consumption for the proposed project is approximately 135,745 kBTU per year. In 2021, the non-residential sector of the County of San Diego consumed approximately 228 million therms of gas.13 Therefore, the increase in both electricity and natural gas demand from the proposed project is insignificant compared to the County’s 2021 demand.

8.3 Renewable Energy and Energy Efficiency Plan Consistency Regarding federal transportation regulations, the project site is located in an already developed area.

Access to/from the project site is from existing roads. These roads are already in place so the project would not interfere with, nor otherwise obstruct intermodal transportation plans or projects that may be proposed pursuant to the ISTEA because SCAG is not planning for intermodal facilities in the project area.

Regarding the State’s Energy Plan and compliance with Title 24 CCR energy efficiency standards, the applicant is required to comply with the California Green Building Standard Code requirements for energy efficient buildings and appliances as well as utility energy efficiency programs implemented by the SCE and Southern California Gas Company.

Regarding the State’s Renewable Energy Portfolio Standards, the project would be required to meet or exceed the energy standards established in the California Green Building Standards Code, Title 24, Part

12 California Energy Commission, Electricity Consumption by County. https://ecdms.energy.ca.gov/elecbycounty.aspx 13 California Energy Commission, Gas Consumption by County. http://ecdms.energy.ca.gov/gasbycounty.aspx 04/23/2024 PH1 135 of 747

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55 11 (CALGreen). CalGreen Standards require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant-emitting finish materials. 04/23/2024 PH1 136 of 747

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56 9.0 References
The following references were used in the preparing this analysis.

Association of Environmental Professionals (AEP)
2016 Final White Paper – Beyond 2020 and Newhall. October 18.

California Air Pollution Control Officers Association
2009 Health Risk Assessments for Proposed Land Use Projects

California Air Resources Board
2005 Air Quality and Land Use Handbook: A Community Health Perspective. April.

2008 Resolution 08-43

2008 Recommended Approaches for Setting Interim Significance Thresholds for Greenhouse Gases under the California Environmental Quality Act

2008 ARB Recommended Interim Risk Management Policy for Inhalation-Based Residential Cancer Risk – Frequently Asked Questions

2008 Climate Change Scoping Plan, a framework for change.

2011 Supplement to the AB 32 Scoping Plan Functional Equivalent Document

2013 Revised Emission Factors for Gasoline Marketing Operations at California Gasoline Dispensing Facilities

2014 First Update to the Climate Change Scoping Plan, Building on the Framework Pursuant to AB32, the California Global Warming Solutions Act of 2006. May.

2017 The 2017 Climate Change Scoping Plan, The Strategy for Achieving California’s 2030 Greenhouse Gas Target, Draft. October 27, 2017.

2021 Historical Air Quality, Top 4 Summary

City of Vista
2012 Vista General Plan. Adopted February 28.

2021 City of Vista Climate Action Plan. October.

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Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Air Quality, Greenhouse Gas, and Energy Impact Study
City of Vista, CA References

57 Governor’s Office of Planning and Research
2008 CEQA and Climate: Addressing Climate Change Through California Environmental Quality Act (CEQA) Review

2009 CEQA Guideline Sections to be Added or Amended

Intergovernmental Panel on Climate Change (IPCC)
2014 Fifth Assessment Report (AR5), Climate Change 2014: Synthesis Report.

Office of Environmental Health Hazard Assessment
2015 Air Toxics Hot Spots Program Risk Assessment Guidelines

South Coast Air Quality Management District (SCAQMD)
20008 Draft Guidance Document – Interim CEQA Greenhouse Gas (GHG) Significance Threshold.

October 2008.

2009 Greenhouse Gas CEQA Significance Threshold Stakeholder Working Group 14. November 19, 2009.

2019 South Coast AQMD Air Quality Significance Thresholds. April.

San Diego County
2007 County of San Diego Guidelines for Determining Significance and Report Format and Content Requirements: Air Quality. March 19.
2018 County of San Diego Guidelines for Determining Significance Climate change. January 2018.

San Diego Association of Governments (SANDAG)
2015 SANDAG Data Surfer. http://datasurfer.sandag.org/ 2016 2016 Regional Transportation Improvement Program
2021 2021 Regional Plan. https://sdforward.com/mobility-planning/2021-regional-plan .

San Diego Air Pollution Control District
2017 Annual Air Quality Monitoring Network Plan 2016. June 30. 2020 ”Attainment Status” https://www.sandiegocounty.gov/content/sdc/apcd/en/air-quality- planning/attainment-status.html

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Appendix A:

CalEEMod Output

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QQ 48-241 Vista Detailed Report
Table of Contents

1. Basic Project Information

1.1. Basic Project Information

1.2. Land Use Types

1.3. User-Selected Emission Reduction Measures by Emissions Sector

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds

2.2. Construction Emissions by Year, Unmitigated

2.3. Construction Emissions by Year, Mitigated

2.4. Operations Emissions Compared Against Thresholds

2.5. Operations Emissions by Sector, Unmitigated

2.6. Operations Emissions by Sector, Mitigated

3. Construction Emissions Details

3.1. Site Preparation (2024) - Unmitigated

3.2. Site Preparation (2024) - Mitigated
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3.3. Grading (2024) - Unmitigated

3.4. Grading (2024) - Mitigated

3.5. Building Construction (2024) - Unmitigated

3.6. Building Construction (2024) - Mitigated

3.7. Paving (2024) - Unmitigated

3.8. Paving (2024) - Mitigated

3.9. Architectural Coating (2024) - Unmitigated

3.10. Architectural Coating (2024) - Mitigated

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated

4.1.2. Mitigated

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated

4.2.2. Electricity Emissions By Land Use - Mitigated

4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.2.4. Natural Gas Emissions By Land Use - Mitigated
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4.3. Area Emissions by Source

4.3.1. Unmitigated

4.3.2. Mitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.4.2. Mitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.5.2. Mitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated

4.6.2. Mitigated

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated

4.7.2. Mitigated

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated
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4.8.2. Mitigated

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

4.9.2. Mitigated

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated

4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated

4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated

4.10.6. Avoided and Sequestered Emissions by Species - Mitigated

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.2.2. Mitigated

5.3. Construction Vehicles
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5.3.1. Unmitigated

5.3.2. Mitigated

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities

5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.9. Operational Mobile Sources

5.9.1. Unmitigated

5.9.2. Mitigated

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.1.2. Mitigated
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5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.10.4. Landscape Equipment - Mitigated

5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.11.2. Mitigated

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated

5.12.2. Mitigated

5.13. Operational Waste Generation

5.13.1. Unmitigated

5.13.2. Mitigated

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated

5.14.2. Mitigated

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated
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5.15.2. Mitigated

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps

5.16.2. Process Boilers

5.17. User Defined

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1.2. Mitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.1.2. Mitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

5.18.2.2. Mitigated

6. Climate Risk Detailed Report

6.1. Climate Risk Summary
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6.2. Initial Climate Risk Scores

6.3. Adjusted Climate Risk Scores

6.4. Climate Risk Reduction Measures

7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores

7.2. Healthy Places Index Scores

7.3. Overall Health & Equity Scores

7.4. Health & Equity Measures

7.5. Evaluation Scorecard

7.6. Health & Equity Custom Measures

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

1.1. Basic Project Information
Data Field Value
Project Name QQ 48-241 Vista
Construction Start Date 1/1/2024
Operational Year 2024
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)2.20
Precipitation (days)20.4
Location 33.13456950303171, -117.22917383214914
County San Diego
City Vista
Air District San Diego County APCD
Air Basin San Diego
TAZ 6275
EDFZ 12
Electric Utility San Diego Gas & Electric
Gas Utility San Diego Gas & Electric
App Version 2022.1.1.20

1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
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Automobile Care
Center

3.36 1000sqft 0.08 3,363 0.00 ———
Parking Lot 0.91 Acre 0.91 0.00 0.25 ———

1.3. User-Selected Emission Reduction Measures by Emissions Sector Sector #Measure Title
Construction C-10-A Water Exposed Surfaces
Construction C-11 Limit Vehicle Speeds on Unpaved Roads

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Unmit.5.47 5.62 7.04 0.01 0.26 0.18 0.39 0.24 0.04 0.24 —1,329 1,329 0.05 0.03 1.01 1,334 Mit.5.47 5.62 7.04 0.01 0.26 0.18 0.39 0.24 0.04 0.24 —1,329 1,329 0.05 0.03 1.01 1,334 %
Reduced
—————————————————
Daily,
Winter
(Max)
—————————————————
Unmit.1.40 24.2 15.5 0.07 0.70 7.74 8.44 0.66 3.22 3.88 —10,954 10,954 0.57 1.49 0.52 11,411 Mit.1.40 24.2 15.5 0.07 0.70 4.47 5.17 0.66 1.65 2.31 —10,954 10,954 0.57 1.49 0.52 11,411 %
Reduced
—————42%39%—49%40%———————
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—————————————————Average
Daily
(Max)
Unmit.0.25 1.78 2.14 < 0.005 0.08 0.05 0.13 0.07 0.02 0.09 —446 446 0.02 0.01 0.06 450 Mit.0.25 1.78 2.14 < 0.005 0.08 0.03 0.11 0.07 0.01 0.08 —446 446 0.02 0.01 0.06 450 %
Reduced
—————38%15%—45%10%———————
Annual
(Max)
—————————————————
Unmit.0.05 0.32 0.39 < 0.005 0.01 0.01 0.02 0.01 < 0.005 0.02 —73.9 73.9 < 0.005 < 0.005 0.01 74.5 Mit.0.05 0.32 0.39 < 0.005 0.01 0.01 0.02 0.01 < 0.005 0.02 —73.9 73.9 < 0.005 < 0.005 0.01 74.5 %
Reduced
—————38%15%—45%10%———————

2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
—————————————————
2024 5.47 5.62 7.04 0.01 0.26 0.18 0.39 0.24 0.04 0.24 —1,329 1,329 0.05 0.03 1.01 1,334 Daily -
Winter
(Max)
—————————————————
2024 1.40 24.2 15.5 0.07 0.70 7.74 8.44 0.66 3.22 3.88 —10,954 10,954 0.57 1.49 0.52 11,411 Average
Daily
—————————————————
2024 0.25 1.78 2.14 < 0.005 0.08 0.05 0.13 0.07 0.02 0.09 —446 446 0.02 0.01 0.06 450 Annual —————————————————
2024 0.05 0.32 0.39 < 0.005 0.01 0.01 0.02 0.01 < 0.005 0.02 —73.9 73.9 < 0.005 < 0.005 0.01 74.5 04/23/2024 PH1 150 of 747

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2.3. Construction Emissions by Year, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
—————————————————
2024 5.47 5.62 7.04 0.01 0.26 0.18 0.39 0.24 0.04 0.24 —1,329 1,329 0.05 0.03 1.01 1,334 Daily -
Winter
(Max)
—————————————————
2024 1.40 24.2 15.5 0.07 0.70 4.47 5.17 0.66 1.65 2.31 —10,954 10,954 0.57 1.49 0.52 11,411 Average
Daily
—————————————————
2024 0.25 1.78 2.14 < 0.005 0.08 0.03 0.11 0.07 0.01 0.08 —446 446 0.02 0.01 0.06 450 Annual —————————————————
2024 0.05 0.32 0.39 < 0.005 0.01 0.01 0.02 0.01 < 0.005 0.02 —73.9 73.9 < 0.005 < 0.005 0.01 74.5

2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Unmit.4.07 2.90 28.8 0.06 0.06 5.32 5.38 0.05 1.35 1.40 7.53 6,682 6,689 1.09 0.26 723 7,516 Daily,
Winter
(Max)
—————————————————
Unmit.3.94 3.18 27.1 0.06 0.05 5.32 5.38 0.05 1.35 1.40 7.53 6,389 6,397 1.11 0.27 698 7,204 Average
Daily
(Max)
—————————————————
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Unmit.3.90 3.14 27.1 0.06 0.06 5.25 5.31 0.05 1.33 1.38 7.53 6,433 6,440 1.10 0.27 708 7,257 Annual
(Max)
—————————————————
Unmit.0.71 0.57 4.94 0.01 0.01 0.96 0.97 0.01 0.24 0.25 1.25 1,065 1,066 0.18 0.04 117 1,201

2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Mobile 3.96 2.86 28.6 0.06 0.05 5.32 5.38 0.05 1.35 1.40 —6,529 6,529 0.32 0.25 25.5 6,639 Area 0.11 < 0.005 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.60 0.60 < 0.005 < 0.005 —0.60 Energy < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —148 148 0.01 < 0.005 —149 Water ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Waste ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Refrig.———————————————697 697
Total 4.07 2.90 28.8 0.06 0.06 5.32 5.38 0.05 1.35 1.40 7.53 6,682 6,689 1.09 0.26 723 7,516 Daily,
Winter
(Max)
—————————————————
Mobile 3.86 3.14 27.1 0.06 0.05 5.32 5.38 0.05 1.35 1.40 —6,237 6,237 0.35 0.27 0.66 6,327 Area 0.08 ————————————————
Energy < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —148 148 0.01 < 0.005 —149 Water ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Waste ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Refrig.———————————————697 697
Total 3.94 3.18 27.1 0.06 0.05 5.32 5.38 0.05 1.35 1.40 7.53 6,389 6,397 1.11 0.27 698 7,204 04/23/2024 PH1 152 of 747

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—————————————————Average
Daily
Mobile 3.81 3.10 27.0 0.06 0.05 5.25 5.31 0.05 1.33 1.38 —6,280 6,280 0.34 0.27 11.0 6,380 Area 0.09 < 0.005 0.07 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.30 0.30 < 0.005 < 0.005 —0.30 Energy < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —148 148 0.01 < 0.005 —149 Water ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Waste ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Refrig.———————————————697 697
Total 3.90 3.14 27.1 0.06 0.06 5.25 5.31 0.05 1.33 1.38 7.53 6,433 6,440 1.10 0.27 708 7,257 Annual —————————————————
Mobile 0.70 0.57 4.93 0.01 0.01 0.96 0.97 0.01 0.24 0.25 —1,040 1,040 0.06 0.04 1.82 1,056 Area 0.02 < 0.005 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.05 0.05 < 0.005 < 0.005 —0.05 Energy < 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —24.6 24.6 < 0.005 < 0.005 —24.6 Water ——————————0.10 0.58 0.68 0.01 < 0.005 —1.01
Waste ——————————1.15 0.00 1.15 0.11 0.00 —4.01
Refrig.———————————————115 115
Total 0.71 0.57 4.94 0.01 0.01 0.96 0.97 0.01 0.24 0.25 1.25 1,065 1,066 0.18 0.04 117 1,201

2.6. Operations Emissions by Sector, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Mobile 3.96 2.86 28.6 0.06 0.05 5.32 5.38 0.05 1.35 1.40 —6,529 6,529 0.32 0.25 25.5 6,639 Area 0.11 < 0.005 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.60 0.60 < 0.005 < 0.005 —0.60 Energy < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —148 148 0.01 < 0.005 —149 Water ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
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Waste ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Refrig.———————————————697 697
Total 4.07 2.90 28.8 0.06 0.06 5.32 5.38 0.05 1.35 1.40 7.53 6,682 6,689 1.09 0.26 723 7,516 Daily,
Winter
(Max)
—————————————————
Mobile 3.86 3.14 27.1 0.06 0.05 5.32 5.38 0.05 1.35 1.40 —6,237 6,237 0.35 0.27 0.66 6,327 Area 0.08 ————————————————
Energy < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —148 148 0.01 < 0.005 —149 Water ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Waste ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Refrig.———————————————697 697
Total 3.94 3.18 27.1 0.06 0.05 5.32 5.38 0.05 1.35 1.40 7.53 6,389 6,397 1.11 0.27 698 7,204 Average
Daily
—————————————————
Mobile 3.81 3.10 27.0 0.06 0.05 5.25 5.31 0.05 1.33 1.38 —6,280 6,280 0.34 0.27 11.0 6,380 Area 0.09 < 0.005 0.07 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.30 0.30 < 0.005 < 0.005 —0.30 Energy < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —148 148 0.01 < 0.005 —149 Water ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Waste ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Refrig.———————————————697 697
Total 3.90 3.14 27.1 0.06 0.06 5.25 5.31 0.05 1.33 1.38 7.53 6,433 6,440 1.10 0.27 708 7,257 Annual —————————————————
Mobile 0.70 0.57 4.93 0.01 0.01 0.96 0.97 0.01 0.24 0.25 —1,040 1,040 0.06 0.04 1.82 1,056 Area 0.02 < 0.005 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.05 0.05 < 0.005 < 0.005 —0.05 Energy < 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —24.6 24.6 < 0.005 < 0.005 —24.6 Water ——————————0.10 0.58 0.68 0.01 < 0.005 —1.01
Waste ——————————1.15 0.00 1.15 0.11 0.00 —4.01
Refrig.———————————————115 11504/23/2024 PH1 154 of 747

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Total 0.71 0.57 4.94 0.01 0.01 0.96 0.97 0.01 0.24 0.25 1.25 1,065 1,066 0.18 0.04 117 1,201

3. Construction Emissions Details

3.1. Site Preparation (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Off-Road
Equipment

0.50 4.60 5.56 0.01 0.24 —0.24 0.22 —0.22 —858 858 0.03 0.01 —861 Dust
From
Material
Movement
—————0.53 0.53 —0.06 0.06 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
—————————————————
Off-Road
Equipment
< 0.005 0.03 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —4.70 4.70 < 0.005 < 0.005 —4.72 Dust
From
Material
Movement
—————< 0.005 < 0.005 —< 0.005 < 0.005 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————04/23/2024 PH1 155 of 747

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Off-Road
Equipment
< 0.005 < 0.005 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.78 0.78 < 0.005 < 0.005 —0.78 Dust
From
Material
Movement
—————< 0.005 < 0.005 —< 0.005 < 0.005 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Worker 0.02 0.02 0.22 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —45.7 45.7 < 0.005 < 0.005 0.01 46.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
—————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.25 0.25 < 0.005 < 0.005 < 0.005 0.26 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.04 0.04 < 0.005 < 0.005 < 0.005 0.04 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00

3.2. Site Preparation (2024) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e04/23/2024 PH1 156 of 747

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Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Off-Road
Equipment

0.50 4.60 5.56 0.01 0.24 —0.24 0.22 —0.22 —858 858 0.03 0.01 —861 Dust
From
Material
Movement
—————0.21 0.21 —0.02 0.02 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Off-Road
Equipment
< 0.005 < 0.005 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.78 0.78 < 0.005 < 0.005 —0.78 Dust
From
Material
Movement
—————< 0.005 < 0.005 —< 0.005 < 0.005 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
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Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Worker 0.02 0.02 0.22 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —45.7 45.7 < 0.005 < 0.005 0.01 46.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
—————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.25 0.25 < 0.005 < 0.005 < 0.005 0.26 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.04 0.04 < 0.005 < 0.005 < 0.005 0.04 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00

3.3. Grading (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Off-Road
Equipment

1.19 11.4 10.7 0.02 0.53 —0.53 0.49 —0.49 —1,713 1,713 0.07 0.01 —1,719 04/23/2024 PH1 158 of 747

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Dust
From
Material
Movement
—————5.36 5.36 —2.58 2.58 ———————
Onsite
truck

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

0.01 0.06 0.06 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —9.39 9.39 < 0.005 < 0.005 —9.42 Dust
From
Material
Movement
—————0.03 0.03 —0.01 0.01 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Off-Road
Equipment
< 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.55 1.55 < 0.005 < 0.005 —1.56 Dust
From
Material
Movement
—————0.01 0.01 —< 0.005 < 0.005 ———————
Onsite
truck

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Average
Daily
—————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.38 0.38 < 0.005 < 0.005 < 0.005 0.38 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 0.07 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —50.2 50.2 < 0.005 0.01 0.05 52.8 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.06 0.06 < 0.005 < 0.005 < 0.005 0.06 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —8.32 8.32 < 0.005 < 0.005 0.01 8.74

3.4. Grading (2024) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Off-Road
Equipment

1.19 11.4 10.7 0.02 0.53 —0.53 0.49 —0.49 —1,713 1,713 0.07 0.01 —1,719 Dust
From
Material
Movement
—————2.09 2.09 —1.00 1.00 ———————
Onsite
truck

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

0.01 0.06 0.06 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —9.39 9.39 < 0.005 < 0.005 —9.42 04/23/2024 PH1 160 of 747

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Dust
From
Material
Movement
—————0.01 0.01 —0.01 0.01 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Off-Road
Equipment
< 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.55 1.55 < 0.005 < 0.005 —1.56 Dust
From
Material
Movement
—————< 0.005 < 0.005 —< 0.005 < 0.005 ———————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
Daily,
Summer
(Max)
—————————————————
Daily,
Winter
(Max)
—————————————————
Worker 0.03 0.03 0.32 0.00 0.00 0.06 0.06 0.00 0.01 0.01 —68.5 68.5 < 0.005 < 0.005 0.01 69.4 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.19 12.8 4.45 0.06 0.17 2.32 2.48 0.17 0.63 0.80 —9,172 9,172 0.50 1.47 0.51 9,623 Average
Daily
—————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.38 0.38 < 0.005 < 0.005 < 0.005 0.38 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 0.07 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —50.2 50.2 < 0.005 0.01 0.05 52.8 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.06 0.06 < 0.005 < 0.005 < 0.005 0.06 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.0004/23/2024 PH1 161 of 747

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Hauling < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —8.32 8.32 < 0.005 < 0.005 0.01 8.74

3.5. Building Construction (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Off-Road
Equipment

0.56 5.60 6.98 0.01 0.26 —0.26 0.23 —0.23 —1,305 1,305 0.05 0.01 —1,309 Onsite
truck

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

0.56 5.60 6.98 0.01 0.26 —0.26 0.23 —0.23 —1,305 1,305 0.05 0.01 —1,309 Onsite
truck

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

0.15 1.53 1.91 < 0.005 0.07 —0.07 0.06 —0.06 —357 357 0.01 < 0.005 —359 Onsite
truck

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

0.03 0.28 0.35 < 0.005 0.01 —0.01 0.01 —0.01 —59.2 59.2 < 0.005 < 0.005 —59.4 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
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Daily,
Summer
(Max)
—————————————————
Worker < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —10.4 10.4 < 0.005 < 0.005 0.04 10.6 Vendor < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —14.0 14.0 < 0.005 < 0.005 0.04 14.7 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Worker < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —9.83 9.83 < 0.005 < 0.005 < 0.005 9.96 Vendor < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —14.0 14.0 < 0.005 < 0.005 < 0.005 14.6 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
—————————————————
Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.72 2.72 < 0.005 < 0.005 < 0.005 2.76 Vendor < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —3.85 3.85 < 0.005 < 0.005 < 0.005 4.02 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.45 0.45 < 0.005 < 0.005 < 0.005 0.46 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.64 0.64 < 0.005 < 0.005 < 0.005 0.66 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00

3.6. Building Construction (2024) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
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1,309—0.010.051,3051,305—0.23—0.230.26—0.260.016.985.600.56Off-Road Equipment
Onsite
truck

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

0.56 5.60 6.98 0.01 0.26 —0.26 0.23 —0.23 —1,305 1,305 0.05 0.01 —1,309 Onsite
truck

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

0.15 1.53 1.91 < 0.005 0.07 —0.07 0.06 —0.06 —357 357 0.01 < 0.005 —359 Onsite
truck

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

0.03 0.28 0.35 < 0.005 0.01 —0.01 0.01 —0.01 —59.2 59.2 < 0.005 < 0.005 —59.4 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
Daily,
Summer
(Max)
—————————————————
Worker < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —10.4 10.4 < 0.005 < 0.005 0.04 10.6 Vendor < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —14.0 14.0 < 0.005 < 0.005 0.04 14.7 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Worker < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —9.83 9.83 < 0.005 < 0.005 < 0.005 9.96 04/23/2024 PH1 164 of 747

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Vendor < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —14.0 14.0 < 0.005 < 0.005 < 0.005 14.6 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
—————————————————
Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.72 2.72 < 0.005 < 0.005 < 0.005 2.76 Vendor < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —3.85 3.85 < 0.005 < 0.005 < 0.005 4.02 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.45 0.45 < 0.005 < 0.005 < 0.005 0.46 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.64 0.64 < 0.005 < 0.005 < 0.005 0.66 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00

3.7. Paving (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Off-Road
Equipment

0.53 4.52 5.32 0.01 0.21 —0.21 0.19 —0.19 —823 823 0.03 0.01 —826 Paving 0.48 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Average
Daily
—————————————————
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11.3—< 0.005< 0.00511.311.3—< 0.005—< 0.005< 0.005—< 0.005< 0.0050.070.060.01Off-Road Equipment
Paving 0.01 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Off-Road
Equipment
< 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.87 1.87 < 0.005 < 0.005 —1.87 Paving < 0.005 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
Daily,
Summer
(Max)
—————————————————
Worker 0.07 0.06 0.86 0.00 0.00 0.15 0.15 0.00 0.03 0.03 —169 169 0.01 0.01 0.68 172 Vendor 0.01 0.18 0.08 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —127 127 0.01 0.02 0.33 133 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Average
Daily
—————————————————
Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.21 2.21 < 0.005 < 0.005 < 0.005 2.24 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —1.75 1.75 < 0.005 < 0.005 < 0.005 1.82 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.37 0.37 < 0.005 < 0.005 < 0.005 0.37 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.29 0.29 < 0.005 < 0.005 < 0.005 0.30 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 04/23/2024 PH1 166 of 747

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3.8. Paving (2024) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Off-Road
Equipment

0.53 4.52 5.32 0.01 0.21 —0.21 0.19 —0.19 —823 823 0.03 0.01 —826 Paving 0.48 ————————————————
Onsite
truck

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

0.01 0.06 0.07 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —11.3 11.3 < 0.005 < 0.005 —11.3 Paving 0.01 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Off-Road
Equipment
< 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.87 1.87 < 0.005 < 0.005 —1.87 Paving < 0.005 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
Daily,
Summer
(Max)
—————————————————
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Worker 0.07 0.06 0.86 0.00 0.00 0.15 0.15 0.00 0.03 0.03 —169 169 0.01 0.01 0.68 172 Vendor 0.01 0.18 0.08 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —127 127 0.01 0.02 0.33 133 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Average
Daily
—————————————————
Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.21 2.21 < 0.005 < 0.005 < 0.005 2.24 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —1.75 1.75 < 0.005 < 0.005 < 0.005 1.82 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.37 0.37 < 0.005 < 0.005 < 0.005 0.37 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —0.29 0.29 < 0.005 < 0.005 < 0.005 0.30 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00

3.9. Architectural Coating (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Off-Road
Equipment

0.14 0.91 1.15 < 0.005 0.03 —0.03 0.03 —0.03 —134 134 0.01 < 0.005 —134 Architectu
ral
Coatings

5.33 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 04/23/2024 PH1 168 of 747

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Daily,
Winter
(Max)
—————————————————
Average
Daily
—————————————————
Off-Road
Equipment
< 0.005 0.01 0.02 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.83 1.83 < 0.005 < 0.005 —1.84 Architectu
ral
Coatings

0.07 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Off-Road
Equipment
< 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.30 0.30 < 0.005 < 0.005 —0.30 Architectu
ral
Coatings

0.01 ————————————————
Onsite
truck

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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —< 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00

3.10. Architectural Coating (2024) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite —————————————————
Daily,
Summer
(Max)
—————————————————
Off-Road
Equipment

0.14 0.91 1.15 < 0.005 0.03 —0.03 0.03 —0.03 —134 134 0.01 < 0.005 —134 Architectu
ral
Coatings

5.33 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Average
Daily
—————————————————
Off-Road
Equipment
< 0.005 0.01 0.02 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —1.83 1.83 < 0.005 < 0.005 —1.84 Architectu
ral
Coatings

0.07 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.00Onsite truck
Annual —————————————————
Off-Road
Equipment
< 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.30 0.30 < 0.005 < 0.005 —0.30 Architectu
ral
Coatings

0.01 ————————————————
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Offsite —————————————————
Daily,
Summer
(Max)
—————————————————
Worker < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.08 2.08 < 0.005 < 0.005 0.01 2.12 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
—————————————————
Average
Daily
—————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.03 0.03 < 0.005 < 0.005 < 0.005 0.03 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Annual —————————————————
Worker < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —< 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00 04/23/2024 PH1 171 of 747

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4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated
Mobile source emissions results are presented in Sections 2.6. No further detailed breakdown of emissions is available.

4.1.2. Mitigated
Mobile source emissions results are presented in Sections 2.5. No further detailed breakdown of emissions is available.

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Automobil
e
Care
Center
———————————48.7 48.7 < 0.005 < 0.005 —48.9
Parking
Lot
———————————56.2 56.2 < 0.005 < 0.005 —56.4
Total ———————————105 105 0.01 < 0.005 —105
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
———————————48.7 48.7 < 0.005 < 0.005 —48.9
Parking
Lot
———————————56.2 56.2 < 0.005 < 0.005 —56.4
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Total ———————————105 105 0.01 < 0.005 —105
Annual —————————————————
Automobil
e
Care
Center
———————————8.06 8.06 < 0.005 < 0.005 —8.09
Parking
Lot
———————————9.31 9.31 < 0.005 < 0.005 —9.34
Total ———————————17.4 17.4 < 0.005 < 0.005 —17.4

4.2.2. Electricity Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Automobil
e
Care
Center
———————————48.7 48.7 < 0.005 < 0.005 —48.9
Parking
Lot
———————————56.2 56.2 < 0.005 < 0.005 —56.4
Total ———————————105 105 0.01 < 0.005 —105
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
———————————48.7 48.7 < 0.005 < 0.005 —48.9
Parking
Lot
———————————56.2 56.2 < 0.005 < 0.005 —56.4
Total ———————————105 105 0.01 < 0.005 —105
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Annual —————————————————
Automobil
e
Care
Center
———————————8.06 8.06 < 0.005 < 0.005 —8.09
Parking
Lot
———————————9.31 9.31 < 0.005 < 0.005 —9.34
Total ———————————17.4 17.4 < 0.005 < 0.005 —17.4

4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Automobil
e
Care
Center
< 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —43.5 43.5 < 0.005 < 0.005 —43.6 Parking
Lot

0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —43.5 43.5 < 0.005 < 0.005 —43.6 Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
< 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —43.5 43.5 < 0.005 < 0.005 —43.6 Parking
Lot

0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —43.5 43.5 < 0.005 < 0.005 —43.6 Annual —————————————————
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Automobil
Care
Center
< 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —7.20 7.20 < 0.005 < 0.005 —7.22 Parking
Lot

0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total < 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —7.20 7.20 < 0.005 < 0.005 —7.22

4.2.4. Natural Gas Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Automobil
e
Care
Center
< 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —43.5 43.5 < 0.005 < 0.005 —43.6 Parking
Lot

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7.22—< 0.005< 0.0057.207.20—< 0.005—< 0.005< 0.005—< 0.005< 0.0050.010.01< 0.005Automobil e
Care
Center
Parking
Lot

0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00 Total < 0.005 0.01 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —7.20 7.20 < 0.005 < 0.005 —7.22

4.3. Area Emissions by Source

4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Consume
r
Products

0.08 ————————————————
Architectu
ral
Coatings

0.01 ————————————————
Landscap
e
Equipme
nt

0.02 < 0.005 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.60 0.60 < 0.005 < 0.005 —0.60 Total 0.11 < 0.005 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.60 0.60 < 0.005 < 0.005 —0.60 Daily,
Winter
(Max)
—————————————————
Consume
r
Products

0.08 ————————————————
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————————————————0.01Architectu
ral
Total 0.08 ————————————————
Annual —————————————————
Consume
r
Products

0.01 ————————————————
Architectu
ral
Coatings
< 0.005 ————————————————
Landscap
e
Equipme
nt
< 0.005 < 0.005 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.05 0.05 < 0.005 < 0.005 —0.05 Total 0.02 < 0.005 0.01 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.05 0.05 < 0.005 < 0.005 —0.05

4.3.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Consume
r
Products

0.08 ————————————————
Architectu
ral
Coatings

0.01 ————————————————
Landscap
e
Equipme
nt

0.02 < 0.005 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.60 0.60 < 0.005 < 0.005 —0.60 Total 0.11 < 0.005 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —0.60 0.60 < 0.005 < 0.005 —0.60 04/23/2024 PH1 177 of 747

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—————————————————Daily,
Winter
(Max)
Consume
r
Products

0.08 ————————————————
Architectu
ral
Coatings

0.01 ————————————————
Total 0.08 ————————————————
Annual —————————————————
Consume
r
Products

4.4. Water Emissions by Land Use

4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
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6.09—< 0.0050.064.083.480.61——————————Automobil
e
Care
Center
Parking
Lot
——————————0.00 < 0.005 < 0.005 < 0.005 < 0.005 —< 0.005 Total ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Parking
Lot
——————————0.00 < 0.005 < 0.005 < 0.005 < 0.005 —< 0.005 Total ——————————0.61 3.48 4.08 0.06 < 0.005 —6.09
Annual —————————————————
Automobil
e
Care
Center
——————————0.10 0.58 0.68 0.01 < 0.005 —1.01
Parking
Lot
——————————0.00 < 0.005 < 0.005 < 0.005 < 0.005 —< 0.005 Total ——————————0.10 0.58 0.68 0.01 < 0.005 —1.01

4.4.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
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4.5. Waste Emissions by Land Use

4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 04/23/2024 PH1 180 of 747

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—————————————————Daily,
Summer
(Max)
Automobil
e
Care
Center
——————————6.92 0.00 6.92 0.69 0.00 —24.2
Parking
Lot
——————————0.00 0.00 0.00 0.00 0.00 —0.00
Total ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
——————————6.92 0.00 6.92 0.69 0.00 —24.2
Parking
Lot
——————————0.00 0.00 0.00 0.00 0.00 —0.00
Total ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Annual —————————————————
Automobil
e
Care
Center
——————————1.15 0.00 1.15 0.11 0.00 —4.01
Parking
Lot
——————————0.00 0.00 0.00 0.00 0.00 —0.00
Total ——————————1.15 0.00 1.15 0.11 0.00 —4.01

4.5.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 04/23/2024 PH1 181 of 747

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—————————————————Daily,
Summer
(Max)
Automobil
e
Care
Center
——————————6.92 0.00 6.92 0.69 0.00 —24.2
Parking
Lot
——————————0.00 0.00 0.00 0.00 0.00 —0.00
Total ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
——————————6.92 0.00 6.92 0.69 0.00 —24.2
Parking
Lot
——————————0.00 0.00 0.00 0.00 0.00 —0.00
Total ——————————6.92 0.00 6.92 0.69 0.00 —24.2
Annual —————————————————
Automobil
e
Care
Center
——————————1.15 0.00 1.15 0.11 0.00 —4.01
Parking
Lot
——————————0.00 0.00 0.00 0.00 0.00 —0.00
Total ——————————1.15 0.00 1.15 0.11 0.00 —4.01

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 04/23/2024 PH1 182 of 747

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Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Automobil
e
Care
Center
———————————————697 697
Total ———————————————697 697
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
———————————————697 697
Total ———————————————697 697
Annual —————————————————
Automobil
e
Care
Center
———————————————115 115
Total ———————————————115 115

4.6.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Automobil
e
Care
Center
———————————————697 697
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Total ———————————————697 697
Daily,
Winter
(Max)
—————————————————
Automobil
e
Care
Center
———————————————697 697
Total ———————————————697 697
Annual —————————————————
Automobil
e
Care
Center
———————————————115 115
Total ———————————————115 115

4.7. Offroad Emissions By Equipment Type

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

4.8. Stationary Emissions By Equipment Type

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

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

4.9. User Defined Emissions By Equipment Type

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

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

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio
n
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 04/23/2024 PH1 187 of 747

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—————————————————Daily,
Summer
(Max)
Total —————————————————
Daily,
Winter
(Max)
—————————————————
Total —————————————————
Annual —————————————————
Total —————————————————

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

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
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Avoided —————————————————
Subtotal —————————————————
Sequeste
red
—————————————————
Subtotal —————————————————
Removed —————————————————
Subtotal —————————————————
——————————————————
Daily,
Winter
(Max)
—————————————————
Avoided —————————————————
Subtotal —————————————————
Sequeste
red
—————————————————
Subtotal —————————————————
Removed —————————————————
Subtotal —————————————————
——————————————————
Annual —————————————————
Avoided —————————————————
Subtotal —————————————————
Sequeste
red
—————————————————
Subtotal —————————————————
Removed —————————————————
Subtotal —————————————————
——————————————————
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4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio
n
ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Total —————————————————
Daily,
Winter
(Max)
—————————————————
Total —————————————————
Annual —————————————————
Total —————————————————

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

4.10.6. Avoided and Sequestered Emissions by Species - Mitigated 04/23/2024 PH1 190 of 747

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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
—————————————————
Avoided —————————————————
Subtotal —————————————————
Sequeste
red
—————————————————
Subtotal —————————————————
Removed —————————————————
Subtotal —————————————————
——————————————————
Daily,
Winter
(Max)
—————————————————
Avoided —————————————————
Subtotal —————————————————
Sequeste
red
—————————————————
Subtotal —————————————————
Removed —————————————————
Subtotal —————————————————
——————————————————
Annual —————————————————
Avoided —————————————————
Subtotal —————————————————
Sequeste
red
—————————————————
Subtotal —————————————————
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Removed —————————————————
Subtotal —————————————————
——————————————————

5. Activity Data

5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Site Preparation Site Preparation 1/16/2024 1/17/2024 5.00 2.00 — Grading Grading 1/18/2024 1/20/2024 5.00 2.00 —
Building Construction Building Construction 1/21/2024 6/9/2024 5.00 100 — Paving Paving 6/10/2024 6/17/2024 5.00 5.00 —
Architectural Coating Architectural Coating 6/18/2024 6/25/2024 5.00 5.00 —

5.2. Off-Road Equipment

5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Site Preparation Graders Diesel Average 1.00 8.00 148 0.41 Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Grading Graders Diesel Average 1.00 6.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 6.00 367 0.40 Grading Tractors/Loaders/Backh
oes
Diesel Average 1.00 7.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 4.00 367 0.29 Building Construction Forklifts Diesel Average 2.00 6.00 82.0 0.20 04/23/2024 PH1 192 of 747

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Building Construction Tractors/Loaders/Backh Diesel Average 2.00 8.00 84.0 0.37 Paving Tractors/Loaders/Backh
oes
Diesel Average 1.00 7.00 84.0 0.37
Paving Cement and Mortar
Mixers
Diesel Average 4.00 6.00 10.0 0.56
Paving Pavers Diesel Average 1.00 7.00 81.0 0.42
Paving Rollers Diesel Average 1.00 7.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48

5.2.2. Mitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Site Preparation Graders Diesel Average 1.00 8.00 148 0.41 Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Grading Graders Diesel Average 1.00 6.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 6.00 367 0.40 Grading Tractors/Loaders/Backh
oes
Diesel Average 1.00 7.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 4.00 367 0.29 Building Construction Forklifts Diesel Average 2.00 6.00 82.0 0.20 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 2.00 8.00 84.0 0.37
Paving Tractors/Loaders/Backh
oes
Diesel Average 1.00 7.00 84.0 0.37
Paving Cement and Mortar
Mixers
Diesel Average 4.00 6.00 10.0 0.56
Paving Pavers Diesel Average 1.00 7.00 81.0 0.42
Paving Rollers Diesel Average 1.00 7.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48 04/23/2024 PH1 193 of 747

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5.3. Construction Vehicles

5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Site Preparation ————
Site Preparation Worker 5.00 12.0 LDA,LDT1,LDT2
Site Preparation Vendor —7.63 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck ——HHDT
Grading ————
Grading Worker 7.50 12.0 LDA,LDT1,LDT2
Grading Vendor —7.63 HHDT,MHDT
Grading Hauling 125 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 1.08 12.0 LDA,LDT1,LDT2
Building Construction Vendor 0.55 7.63 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 17.5 12.0 LDA,LDT1,LDT2
Paving Vendor 5.00 7.63 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————
Architectural Coating Worker 0.22 12.0 LDA,LDT1,LDT2
Architectural Coating Vendor —7.63 HHDT,MHDT
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Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT

5.3.2. Mitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Site Preparation ————
Site Preparation Worker 5.00 12.0 LDA,LDT1,LDT2
Site Preparation Vendor —7.63 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck ——HHDT
Grading ————
Grading Worker 7.50 12.0 LDA,LDT1,LDT2
Grading Vendor —7.63 HHDT,MHDT
Grading Hauling 125 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 1.08 12.0 LDA,LDT1,LDT2
Building Construction Vendor 0.55 7.63 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 17.5 12.0 LDA,LDT1,LDT2
Paving Vendor 5.00 7.63 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————
Architectural Coating Worker 0.22 12.0 LDA,LDT1,LDT2
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Architectural Coating Vendor —7.63 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.

5.5. Architectural Coatings
Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 0.00 0.00 5,045 1,682 2,386

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (sq. ft.)Acres Paved (acres) Site Preparation ——1.00 0.00 —
Grading —2,000 1.50 0.00 —
Paving 0.00 0.00 0.00 0.00 0.91

5.6.2. Construction Earthmoving Control Strategies
Non-applicable. No control strategies activated by user.

5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Automobile Care Center 0.00 0%
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Parking Lot 0.91 100%

5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2024 0.00 589 0.03 < 0.005

5.9. Operational Mobile Sources

5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Total all Land Uses 900 900 900 328,500 7,536 7,537 7,536 2,750,692

5.9.2. Mitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Total all Land Uses 900 900 900 328,500 7,536 7,537 7,536 2,750,692

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.1.2. Mitigated

5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft)Residential Exterior Area Coated (sq ft)Non-Residential Interior Area Coated (sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
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0 0.00 5,045 1,682 2,386

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

5.10.4. Landscape Equipment - Mitigated
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 180

5.11. Operational Energy Consumption

5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr) Automobile Care Center 30,178 589 0.0330 0.0040 135,745 Parking Lot 34,831 589 0.0330 0.0040 0.00

5.11.2. Mitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr) Automobile Care Center 30,178 589 0.0330 0.0040 135,745 Parking Lot 34,831 589 0.0330 0.0040 0.00
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5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year)Outdoor Water (gal/year) Automobile Care Center 316,395 0.00
Parking Lot 0.00 3.74

5.12.2. Mitigated
Land Use Indoor Water (gal/year)Outdoor Water (gal/year) Automobile Care Center 316,395 0.00
Parking Lot 0.00 3.74

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year)Cogeneration (kWh/year)
Automobile Care Center 12.8 —
Parking Lot 0.00 —

5.13.2. Mitigated
Land Use Waste (ton/year)Cogeneration (kWh/year)
Automobile Care Center 12.8 —
Parking Lot 0.00 —

5.14. Operational Refrigeration and Air Conditioning Equipment 04/23/2024 PH1 199 of 747

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5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced Automobile Care Center Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
Automobile Care Center Supermarket
refrigeration and
condensing units
R-404A 3,922 26.5 16.5 16.5 18.0

5.14.2. Mitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced Automobile Care Center Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
Automobile Care Center Supermarket
refrigeration and
condensing units
R-404A 3,922 26.5 16.5 16.5 18.0

5.15. Operational Off-Road Equipment

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

5.15.2. Mitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor 04/23/2024 PH1 200 of 747

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

5.17. User Defined
Equipment Type Fuel Type

5.18. Vegetation

5.18.1. Land Use Change

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

5.18.1.2. Mitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres

5.18.1.2. Mitigated
Biomass Cover Type Initial Acres Final Acres

5.18.2. Sequestration
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5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)

5.18.2.2. Mitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)

6. Climate Risk Detailed Report

6.1. Climate Risk Summary
Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.

Climate Hazard Result for Project Location Unit
Temperature and Extreme Heat 11.0 annual days of extreme heat Extreme Precipitation 3.95 annual days with precipitation above 20 mm Sea Level Rise —meters of inundation depth
Wildfire 7.44 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events.

Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

6.2. Initial Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score 04/23/2024 PH1 202 of 747

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Temperature and Extreme Heat N/A N/A N/A N/A
Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise 1 0 0 N/A
Wildfire 1 0 0 N/A
Flooding 0 0 0 N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation N/A N/A N/A N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.

The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures.

6.3. Adjusted Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A
Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise 1 1 1 2
Wildfire 1 1 1 2
Flooding 1 1 1 2
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation N/A N/A N/A N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures. 04/23/2024 PH1 203 of 747

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6.4. Climate Risk Reduction Measures

7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.

Indicator Result for Project Census Tract
Exposure Indicators —
AQ-Ozone 37.6
AQ-PM 32.4
AQ-DPM 63.9
Drinking Water 25.3
Lead Risk Housing 30.5
Pesticides 53.8
Toxic Releases 47.4
Traffic 46.5
Effect Indicators —
CleanUp Sites 52.0
Groundwater 0.00
Haz Waste Facilities/Generators 97.3
Impaired Water Bodies 91.9
Solid Waste 80.0
Sensitive Population —
Asthma 8.85
Cardio-vascular 8.16
Low Birth Weights 64.5
Socioeconomic Factor Indicators —
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Education 59.1
Housing 63.6
Linguistic 30.7
Poverty 59.7
Unemployment 10.7

7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

Indicator Result for Project Census Tract
Economic —
Above Poverty 25.04812011
Employed 10.32978314
Median HI 18.55511356
Education —
Bachelor's or higher 20.73655845
High school enrollment 3.836776594
Preschool enrollment 30.74554087
Transportation —
Auto Access 58.09059412
Active commuting 79.22494546
Social —
2-parent households 55.25471577
Voting 54.76709868
Neighborhood —
Alcohol availability 60.11805466
Park access 22.58437059
Retail density 64.42961632
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Supermarket access 59.19414859
Tree canopy 40.626203
Housing —
Homeownership 21.92993712
Housing habitability 40.177082
Low-inc homeowner severe housing cost burden 21.18567946 Low-inc renter severe housing cost burden 56.58924676
Uncrowded housing 48.36391634
Health Outcomes —
Insured adults 17.70819967
Arthritis 90.1
Asthma ER Admissions 94.4
High Blood Pressure 97.0
Cancer (excluding skin)85.3
Asthma 37.3
Coronary Heart Disease 90.3
Chronic Obstructive Pulmonary Disease 53.7
Diagnosed Diabetes 83.3
Life Expectancy at Birth 77.8
Cognitively Disabled 7.6
Physically Disabled 71.5
Heart Attack ER Admissions 97.7
Mental Health Not Good 28.5
Chronic Kidney Disease 90.3
Obesity 47.2
Pedestrian Injuries 19.6
Physical Health Not Good 52.6
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Stroke 84.7
Health Risk Behaviors —
Binge Drinking 3.7
Current Smoker 21.9
No Leisure Time for Physical Activity 43.3
Climate Change Exposures —
Wildfire Risk 0.0
SLR Inundation Area 0.0
Children 27.6
Elderly 60.0
English Speaking 53.4
Foreign-born 40.1
Outdoor Workers 14.5
Climate Change Adaptive Capacity —
Impervious Surface Cover 37.8
Traffic Density 66.7
Traffic Access 23.0
Other Indices —
Hardship 57.8
Other Decision Support —
2016 Voting 64.0

7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a)43.0
Healthy Places Index Score for Project Location (b)20.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535)No 04/23/2024 PH1 207 of 747

QQ 48-241 Vista Detailed Report, 11/27/2023
69 / 69
Project Located in a Low-Income Community (Assembly Bill 1550)Yes Project Located in a Community Air Protection Program Community (Assembly Bill 617)No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

7.4. Health & Equity Measures
No Health & Equity Measures selected.

7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed.

7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.

8. User Changes to Default Data
Screen Justification
Construction: Construction Phases No demolition required 04/23/2024 PH1 208 of 747

Appendix B:

EMFAC2017 Output

04/23/2024 PH1 209 of 747

Source: EMFAC2017 (v1.0.3) Emissions Inventory
Region Type: Air District
Region: South Coast AQMD
Calendar Year: 2023
Season: Annual
Vehicle Classification: EMFAC2007 Categories
Units: miles/day for VMT, trips/day for Trips, tons/day for Emissions, 1000 gallons/day for Fuel Consumption Region Calendar YearVehicle CategoryModel Year Speed Fuel Population VMT Trips Fuel Consumption Fuel Consumption Total Fuel Consumption VMT Total VMT Miles Per Gallon Vehicle Class South Coast AQMD2023 HHDT Aggregate Aggregate Gasoline 75.10442936 8265.097 1502.689 1.936286145 1936.286145 1913466.474 8265.097 13656273.03 7.14 HHD South Coast AQMD2023 HHDT Aggregate Aggregate Diesel 109818.6753 13648008 1133618 1911.530188 1911530.188 13648008 South Coast AQMD2023 LDA Aggregate Aggregate Gasoline 6635002.295 2.53E+08 31352477 7971.24403 7971244.03 8020635.698 2.53E+08 255180358.3 31.82 LDA South Coast AQMD2023 LDA Aggregate Aggregate Diesel 62492.97958 2469816 297086.6 49.3916685 49391.6685 2469816 South Coast AQMD2023 LDA Aggregate Aggregate Electricity 150700.3971 6237106 751566 0 0 6237106 South Coast AQMD2023 LDT1 Aggregate Aggregate Gasoline 758467.6481 27812996 3504563 1023.913006 1023913.006 1024279.466 27812996 27821405.09 27.16 LDT1 South Coast AQMD2023 LDT1 Aggregate Aggregate Diesel 360.7799144 8408.618 1256.88 0.366459477 366.4594769 8408.618 South Coast AQMD2023 LDT1 Aggregate Aggregate Electricity 7122.93373 303507.5 35798.19 0 0 303507.5 South Coast AQMD2023 LDT2 Aggregate Aggregate Gasoline 2285150.139 85272416 10723315 3338.798312 3338798.312 3356536.438 85272416 85922778.34 25.60 LDT2 South Coast AQMD2023 LDT2 Aggregate Aggregate Diesel 15594.68309 650362.8 76635.83 17.73812611 17738.12611 650362.8 South Coast AQMD2023 LDT2 Aggregate Aggregate Electricity 28809.63735 917592.8 145405.4 0 0 917592.8 South Coast AQMD2023 LHDT1 Aggregate Aggregate Gasoline 174910.3847 6216643 2605904 583.3851736 583385.1736 811563.1022 6216643 11211395.79 13.81 LHDT1 South Coast AQMD2023 LHDT1 Aggregate Aggregate Diesel 125545.0822 4994753 1579199 228.1779285 228177.9285 4994753 South Coast AQMD2023 LHDT2 Aggregate Aggregate Gasoline 30102.75324 1034569 448486.2 111.5753864 111575.3864 209423.5025 1034569 2969599.008 14.18 LHDT2 South Coast AQMD2023 LHDT2 Aggregate Aggregate Diesel 50003.13116 1935030 628976.5 97.84811618 97848.11618 1935030 South Coast AQMD2023 MCY Aggregate Aggregate Gasoline 305044.5141 2104624 610089 57.849018 57849.018 57849.018 2104624 2104623.657 36.38 MCY South Coast AQMD2023 MDV Aggregate Aggregate Gasoline 1589862.703 55684188 7354860 2693.883526 2693883.526 2744536.341 55684188 57109879.73 20.81 MDV South Coast AQMD2023 MDV Aggregate Aggregate Diesel 36128.1019 1425691 176566.9 50.65281491 50652.81491 1425691 South Coast AQMD2023 MDV Aggregate Aggregate Electricity 16376.67653 537591.7 83475.95 0 0 537591.7 South Coast AQMD2023 MH Aggregate Aggregate Gasoline 34679.50542 330042.9 3469.338 63.26295123 63262.95123 74893.26955 330042.9 454344.9436 6.07 MH South Coast AQMD2023 MH Aggregate Aggregate Diesel 13122.69387 124302 1312.269 11.63031832 11630.31832 124302 South Coast AQMD2023 MHDT Aggregate Aggregate Gasoline 25624.3151 1363694 512691.3 265.2060557 265206.0557 989975.6425 1363694 9484317.768 9.58 MHDT South Coast AQMD2023 MHDT Aggregate Aggregate Diesel 122124.488 8120623 1221858 724.7695868 724769.5868 8120623 South Coast AQMD2023 OBUS Aggregate Aggregate Gasoline 5955.291639 245774 119153.5 48.07750689 48077.50689 86265.88761 245774 579743.8353 6.72 OBUS South Coast AQMD2023 OBUS Aggregate Aggregate Diesel 4286.940093 333969.8 41558.29 38.18838072 38188.38072 333969.8 South Coast AQMD2023 SBUS Aggregate Aggregate Gasoline 2783.643068 112189.6 11134.57 12.19474692 12194.74692 39638.85935 112189.6 323043.5203 8.15 SBUS South Coast AQMD2023 SBUS Aggregate Aggregate Diesel 6671.825716 210853.9 76991.94 27.44411242 27444.11242 210853.9 South Coast AQMD2023 UBUS Aggregate Aggregate Gasoline 957.7686184 89782.63 3831.074 17.62416327 17624.16327 17863.66378 89782.63 91199.2533 5.11 UBUS South Coast AQMD2023 UBUS Aggregate Aggregate Diesel 13.00046095 1416.622 52.00184 0.239500509 239.5005093 1416.622 South Coast AQMD2023 UBUS Aggregate Aggregate Electricity 16.11693886 1320.163 64.46776 0 1320.163 04/23/2024 PH1 210 of 747

1 March 5, 2024

Mr. Barret Bradley
NewMark Merrill Companies
427 College Boulevard, Suite K
Oceanside, CA 92057

Subject: Biological Investigation of the Poinsettia and Business Park Parcel – FINAL

Dear Mr. Bradley:

This letter report presents the results of a field investigation conducted at the approximately 1.0-acre Poinsettia and Business Park parcel to provide the City of Vista (City) and project applicant with information necessary to help assess impacts to biological resources under the California Environmental Quality Act (CEQA) and City guidelines/regulations. The parcel located in the City northeast of the intersection of Poinsettia Avenue and Business Park Drive (Figures 1 and 2).

METHODS

The parcel was surveyed on June 10, 2023. Prior to surveying the parcel, available maps, aerial imagery, and existing conditions material for the site and vicinity were reviewed including the California Natural Diversity Database, U.S. Fish and Wildlife Service (USFWS) listed species database, and SanBIOS database. No focused surveys were conducted for sensitive plant or animal species; however, they were searched for opportunistically during the survey. It should be noted that the date of the survey, June 10, is past the blooming period for most sensitive, annual plant species (i.e., March through May).

The entire parcel and a buffer approximately 100 feet wide was walked (except the roadways), and vegetation was mapped on aerial imagery. The parcel and the 100-foot buffer comprise the overall Study Area for the effort. Lists of plant and animal species observed were compiled (Attachments A and B), and representative photographs were taken (Attachment C).

Queries were made of the National Wetlands Inventory (NWI) and National Hydrographic Dataset (NHD) for aquatic resources on site or near the site. In addition to reviewing the results of the NWI and NHD database queries, the site was visually inspected during the survey for features (e.g., streambeds) that could be considered jurisdictional by the U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and Regional Water Quality Control Board.

04/23/2024 PH1 211 of 747

2 RESULTS

Environmental Setting

The parcel is a rectangular property bounded generally on the south and west by Business Park Drive and Poinsettia Avenue. An entrance driveway for a Target store is east of the parcel, and immediately adjacent to the parcel to the north is a strip undeveloped land that supports native vegetation as well as a landscaped slope and a Target store just north of that. The surrounding uses are generally commercial in nature (Figure 2). The parcel is not within or adjacent to any established conserved land.

Historic aerial imagery shows the parcel undeveloped and supporting mostly native vegetation as late as the mid-1980s. In 1987, the entire parcel was graded as part of construction of Business Park Drive and Poinsettia Avenue and appears to have been left in that disturbed condition ever since (Nationwide Environmental Title Research, LLC 2023).

Elevations on the parcel range from approximately 455 feet above mean sea level (AMSL) to 475 feet AMSL. Soils on the parcel are mapped as Huerhuero loam (2 to 9 percent slopes), Altamont clay (9 to 15 percent slopes), and Las Flores fine sand (2 to 9 percent slopes; U.S. Department of Agriculture, Natural Resources Conservation Service 2023).

The site is within the boundaries of the Multiple Habitat Conservation Program (MHCP; SANDAG 2003); however, it is not yet applicable as the City has not yet adopted a Subarea Plan. As such, the MHCP has no bearing on this project.

Vegetation Communities

One sensitive vegetation community, Diegan coastal sage scrub, was mapped on the northern edge of the parcel (Figure 3; Table 1), outside of the proposed development limits (project footprint). Non- sensitive disturbed habitat, ornamental plantings, and developed land also occur on the parcel and within the proposed development limits (Figure 3; Table 1). The proposed development would entirely avoid impacts to Diegan coastal sage scrub.

Table 1

VEGETATION COMMUNITIES WITHIN THE PARCEL
Vegetation Community Acreage
Diegan coastal sage scrub 0.1
Disturbed habitat 0.9
Ornamental <0.01
TOTAL 1.0

04/23/2024 PH1 212 of 747

3 Sensitive Plants

One sensitive plant species, Nuttall’s scrub oak (Quercus dumosa), which is a large, perennial, evergreen shrub, was reported from an area that could include the site and the surveyed buffer.

Nuttall’s scrub oak was observed offsite in the surveyed 100-foot buffer area, but not within or adjacent to the parcel or the proposed limits of development (Figure 3). It is a perennial plant that would have been observed on the parcel, as well, if it were present.

Southwestern spiny rush (Juncus acutus ssp. leopoldii) was observed offsite in the surveyed 100-foot buffer in southern willow scrub (Figure 3), but not within or adjacent to the parcel or the proposed limits of development. This species can occur in coastal scrub but typically occurs in meadows, seeps, marshes, swamps, or other wet areas (like southern willow scrub). It is a perennial plant that would have been observed on the parcel, as well, if it were present.

Eight other sensitive plant species have been reported to the databases in the vicinity of the parcel; the potential for each to occur is addressed below.

California adolphia (Adolphia californica)
Occurs in chaparral, coastal scrub, and grassland. It is a perennial shrub that would have been observed during the survey if present.

Decumbent goldenbush (Isocoma menziesii var. decumbens) Occurs in chaparral and coastal scrub. It is a perennial shrub that that would have been observed during the survey if present.

Del Mar manzanita (Arctostaphylos glandulosa ssp. crassifolia) Occurs in maritime chaparral that is not present on site.

Palmer’s grapplinghook (Harpagonella palmeri)
An annual herb that occurs in openings of chaparral, coastal scrub, and grassland with clay soils and blooms March through May. It may not have been detectable during the survey, which occurred in June. However, the chance of it being present in the very small area of Diegan coastal sage scrub on the parcel is low, and the proposed development would avoid the Diegan coastal sage scrub.

San Diego thorn-mint (Acanthomintha ilicifolia)
Occurs in openings in chaparral, coastal scrub, grassland, and vernal pools with clay soils. It is an annual herb that blooms April through June, so it would have been observed during the survey if present.

Summer holly (Comarostaphylis diversifolia ssp. diversifolia) Occurs in chaparral and cismontane woodland that are not present on or adjacent to the parcel.

04/23/2024 PH1 213 of 747

4 Thread-leaved brodiaea (Brodiaea filifolia)
This species occurs in clay soils in chaparral, cismontane woodland, coastal scrub, playas, grassland, and vernal pools. It blooms March through June, so it would have been observed during the survey if present. USFWS Critical Habitat has been designated in the vicinity for this federal threatened (and State endangered) species, but the parcel is not within or adjacent to it.

Wart-stemmed ceanothus (Ceanothus verrucosus)
Occurs in chaparral that is not present on or adjacent to the parcel.

In summary, no sensitive plant species was observed on the parcel during the survey. Given the long- disturbed and developed nature of the area within the proposed development limits (that avoid Diegan coastal sage scrub), no sensitive plant species are expected to occur there.

Sensitive Animals

One sensitive animal species was reported to the databases in the vicinity of the parcel: coastal California gnatcatcher (Polioptila californica californica). USFWS Critical Habitat has been designated in the vicinity of the parcel for this federal threatened species, but the parcel is not within or adjacent to it. The gnatcatcher was not observed or detected during the survey on the parcel or in the surveyed 100-foot buffer, but its habitat is Diegan coastal sage scrub, and there is more sage scrub in the vicinity of the site.

There is some potential for the gnatcatcher to nest in the sage scrub outside of the parcel in the adjacent surveyed buffer. The proposed development would avoid the Diegan coastal sage scrub habitat; therefore, there would be no impact to the coastal California gnatcatcher.

Jurisdictional Features

There are no aquatic features on the parcel or adjacent to it per the NWI and NHD database query results, and no drainages, swales, ponds, basins, or wetland habitat areas were observed on the site.

The parcel, therefore, does not support features that could be considered jurisdictional.

04/23/2024 PH1 214 of 747

5 Conclusion

In conclusion, the proposed project would not result in significant impacts to any sensitive biological resource. The proposed development area (project footprint) is within the parcel limits and is completely devoid of sensitive biological resources or wetland/jurisdictional features. Project impacts would be limited to non-sensitive disturbed habitat and developed area. As such, the project footprint has no value as habitat for rare, endangered, or threatened species and meets the biological criteria for a CEQA exemption under Section 15332(c) of the CEQA guidelines

This concludes the results of the field investigation of the Poinsettia and Business Park parcel. Please contact me if you have any questions.

Sincerely,

Greg Mason
Senior Biologist

Enclosures:

Figure 1 – Regional Location
Figure 2 – Project Location
Figure 3 – Biological Resources
Attachment A – Plant Species Observed
Attachment B – Animal Species Observed
Attachment C – Representative Photographs

04/23/2024 PH1 215 of 747

6 References:

SANDAG 2003. Multiple Habitat Conservation Program.

Nationwide Environmental Title Research, LLC. 2023. Historic Aerials by NETRONLINE. https://www.historicaerials.com/viewer

U.S. Department of Agriculture, Natural Resources Conservation Service. 2023. Web Soil Survey. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx 04/23/2024 PH1 216 of 747

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04/23/2024 PH1 217 of 747

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04/23/2024 PH1 218 of 747

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POINSETTIA AND BUSINESS PARK
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F Photo Location
Special Status Species
Spiny Rush (Juncus acutus)
Nuttall's Scrub Oak (Quercus dumosa)
Vegetation
Southern Willow Scrub
Diegan Coastal Sage Scrub
Ornamental
Disturbed Habitat
Developed
04/23/2024 PH1 219 of 747

A-1
Attachment A PLANT SPECIES OBSERVED – Poinsettia and Business Park

FAMILY SCIENTIFIC NAME COMMON NAME HABITAT1

ANGIOSPERMS – MONOCOTS
Avena fatua2 wild oat DH
Bromus hordeaceus2 soft chess DH
Bromus madritensis ssp. rubens2 foxtail chess DH

ANGIOSPERMS – DICOTS
Adoxaceae Sambucus nigra ssp. canadensis black elderberry SWS Anacardiaceae Malosma laurina laurel sumac CSS
Rhus integrifolia lemonadeberry CSS
Apiaceae Foeniculum vulgare2 fennel CSS
Asteraceae Artemisia californica California sagebrush CSS Ambrosia confertiflora weak-leaf burbush SWS
Bacharis salicifolia mule fat SWS
Baccharis pilularis coyote brush CSS
Centaurea melitensis2 star thistle DH
Encelia farinosa brittlebush CSS
Eriophyllum confertiflorum golden yarrow CSS
Heterotheca grandiflora telegraph weed DH
Hypochaeris glabra2 smooth cat’s-ear DH
Isocoma menziesii coastal goldenbush DH, CSS
Sonchus oleraceus2 common sow thistle DH
Sisyrinchium bellum blue-eyed grass CSS
Brassicaceae Brassica nigra2 black mustard DH, CSS
Sisymbrium irio2 London rocket DH
Chenopodiaceae Atriplex semibaccata2 Australian saltbush DH Salicornia pacifica Pacific pickleweed SWS
Salsola tragus2 Russian thistle DH
Cucurbitaceae Marah macrocarpa wild cucumber CSS
Fabaceae Melilotus alba2 white sweet clover DH
Fagaceae Quercus dumosa3 Nuttall’s scrub oak CSS
Geraniaceae Erodium cicutarium2 red-stem filaree DH
Juncaceae Juncus acutus ssp. leopoldii3 southwestern spiny rush SWS Lamiaceae Salvia apiana white sage CSS
Salvia mellifera black sage CSS
Malvaceae Malva parviflora2 cheeseweed DH
Myrsinaceae Lysimachia arvensis2 scarlet pimpernel CSS Phrymaceae Mimulus aurantiacus monkey-flower CSS
Platanaceae Platanus racemosa western sycamore SWS
Poaceae Cortaderia jubata2 pampas grass SWS
Polygonaceae Eriogonum fasciculatum California buckwheat DH, CSS Salicaceae Salix lasiolepis arroyo willow SWS
Saururaceae Anemopsis californica yerba mansa SWS
Verbenaceae Verbena lasiostachys verbena CSS

1Habitat acronyms: DH=disturbed habitat, CSS=Diegan Coastal Sage Scrub, SWS=southern willow scrub 2Non-native species
3Sensitive species
04/23/2024 PH1 220 of 747

B-1
Attachment B
ANIMAL SPECIES OBSERVED – Poinsettia and Business Park

SCIENTIFIC NAME COMMON NAME

INVERTEBRATES
Apis mellifera western honey bee
Pieris rapae cabbage white butterfly
Pogonomyrmex barbatus harvester ant
Toxomerus marginatus margined calligrapher butterfly

VERTEBRATES

Reptiles
Elgaria multicarinata southern alligator lizard
Sceloporus occidentalis western fence lizard

Birds
Calypte anna Anna’s hummingbird
Carpodacus mexicanus house finch
Chamaea fasciata wrentit
Corvus brachyrhynchos American crow
Melospiza melodia song sparrow
Molothrus ater brown-headed cowbird
Pipilo maculatus spotted towhee
Psaltriparus minimus bushtit
Thryomanes bewickii Bewick’s wren

04/23/2024 PH1 221 of 747

Representative Photographs- June 10 2023

Photo Point 1.

Photo Point 2.
04/23/2024 PH1 222 of 747

Photo Point 3.

Photo Point 4.
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Photo Point 5.

Photo Point 6.
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Photo Point 7.

Photo Point 8.
04/23/2024 PH1 225 of 747

Photo Point 9.

Photo Point 10.
04/23/2024 PH1 226 of 747

Photo Point 11.

Photo Point 12.
04/23/2024 PH1 227 of 747

Photo Point 13.

Photo Point 14.
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Photo Point 15.

04/23/2024 PH1 229 of 747

AZ Office CA Office
4960 S. Gilbert Rd, Suite 1-461 1197 Los Angeles Ave, Suite C-256 Chandler, AZ 85249 Simi Valley, CA 93065
p. (602) 774-1950 p. (805) 426-4477
www.mdacoustics.com

MD Acoustics, LLC 1
JN: 10982303_RTC
March 5, 2024

City of Vista
Planning Commission
200 Civic Center Drive
Vista, CA 92084

Subject: Special Use Permit P23-0298, Noise Impact Study City of Vista, CA Response to Comments

MD Acoustics, LLC (MD) has been working with SALEM Engineering on the project located at the northeast corner of Poinsettia Avenue and Business Park Drive in the City of Vista, California regarding the Noise Study. MD received the following comments on 3/5/2024 from the letter sent to the City Planning Commission by Austin Legal Group. MD has provided the following responses to the comments:

Comment 1
From Austin Legal Group Letter dated March 4,2023, Page 3, letter B: The CEQA Guidelines Section 15332 exemption is inapplicable when there are unusual circumstances. The “unusual circumstances” exception precludes the use of any categorical exemption when there is a “reasonable possibility” that the project “will have a significant effect on the environment due to unusual circumstances.” (CEQA Guidelines, § 15300.2(c).) There is clearly a “reasonable possibility” that this Project will have a significant effect on the environment related to noise impacts because a carwash by its very nature is noisy. The Noise Study recommends mitigation measures in section 8.3. Such mitigation measures, create at a minimum, the need for a Mitigated Negative Declaration.

Response to Comment 1
The report prepared by MD has reported that no mitigation measures are required for this project. The information presented in Section 8.3 is not part of mitigation measurements and also is titled Construction Noise Reduction Measures and is meant to list and encourage the requirements set forth construction activities in the Vista Municipal Code. Finally, MD wants to clarify that the noise impact analysis and conclusions made for this project are contained in Section 7 of the Noise Impact Report , where is concluded that no mitigation measures are required for this project .

MD is pleased to provide this response to comments #1 for the City’s planner. The noise impact study demonstrates compliance with the City’s noise regulations. If you have any questions call our office at (805) 426-4477.

Sincerely,
MD Acoustics, LLC

Mike Dickerson, INCE-USA Francisco Irarrazabal Principal Acoustical Consultant

04/23/2024 PH1 230 of 747

8711 Monroe Court, Suite A
Rancho Cucamonga, CA 91730
(909) 980-6455 Office
(909) 980-6435 Fax

November 28, 2023 Job No. 3-423-1168

Mr. Robert Mendoza
NewMark Merrill Companies
24025 Park Sorrento, Suit e 300
Calabasas, CA 91302

Subject: NOISE STUDY
Proposed Quick Quack Car Wash
NEC Business Park and Poinsettia Avenue
Vista, California

Dear Mr. Mendoza:

A Noise Study for the above-referenced project to be located on the northern intersection of Business Park and Poinsettia Avenue in Vista, California (subject property) was conducted. The Noise Study evaluates compliance of proposed project operations and construction with the City of Vista Municipal Code noise standards (including the adopted section of Chapter 4 of Division 6 of Title 3 of the San Diego Couty Code of Regulatory Ordinances), and City of Vista Noise Element of the general plan. The proposed project involves the development of a 3,363 square-foot car wash tunnel with ten (10) proposed covered vacuum stall systems. The car wash would operate from 7:00 AM. to 9:00 PM, seven days per week.

Please refer to Section 7.0 Future Noise Environment Impacts for detailed information pertaining to the noise impacts resulting from the project operations. However, in summary, noise generated by operation of the proposed Project would not exceed the City’s noise limits for daytime hours according to the municipal code. The project plus ambient level will increase the ambient noise level at the adjacent commercially zoned properties by up to 1 dBA. The proposed car wash meets the requirement of the project not exceeding the one-hour average ambient noise level, plus three decibels.

Please refer to Section 8.0 Construction Noise Impacts for detailed information pertaining to the noise impacts resulting from the project construction. However, in summary, the project should follow the City’s General Plan and the Noise Ordinance as outlined in Section 8.3 of the following report.

We appreciate the opportunity to assist you with this project. If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (909) 980-6455.

Respectfully submitted,

SALEM Engineering Group, Inc.

Maria G. Ruvalcaba, EP
Project Manager
04/23/2024 PH1 231 of 747

Quick Quack Car Wash – Business Park Dr &
Poinsettia Ave
Noise Impact Study
City of Vista, CA

Prepared for:

SALEM Engineering Group, Inc.

Ms. Maria Ruvalcaba
4729 W. Jacquelyn Avenue
Fresno, CA 93722

Prepared by:

MD Acoustics, LLC
Francisco Irarrazabal, INCE-USA
Mike Dickerson, INCE-USA
1197 Los Angeles Avenue, Ste 256
Simi Valley, CA 93065

Date: 11/28/2023

04/23/2024 PH1 232 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA Table of Contents

MD Acoustics, LLC ii
JN: 10982303_Report

TABLE OF CONTENTS

1.0 Executive Summary ......................................................................................................................... 1

1.1 Findings and Conclusions 1

2.0 Introduction .................................................................................................................................... 2

2.1 Purpose of Analysis and Study Objectives 2

2.2 Site Location and Study Area 2

2.3 Proposed Project Description 2

3.0 Fundamentals of Noise ................................................................................................................... 5

3.1 Sound, Noise, and Acoustics 5

3.2 Frequency and Hertz 5

3.3 Sound Pressure Levels and Decibels 5

3.4 Addition of Decibels 5

3.5 Human Response to Changes in Noise Levels 6

3.6 Noise Descriptors 6

3.7 Sound Propagation 7

4.0 Regulatory Setting ........................................................................................................................... 9

4.1 Federal Regulations 9

4.2 State Regulations 9

4.3 City of Vista Noise Regulations 10

5.0 Study Method and Procedure ....................................................................................................... 15

5.1 Noise Measurement Procedure and Criteria 15

5.2 Stationary Noise Modeling 15

6.0 Existing Noise Environment .......................................................................................................... 16

6.1 Short-Term Noise Measurement Results 16

7.0 Future Noise Environment Impacts .............................................................................................. 18

7.1 Stationary Source Noise 18

7.1.1 Noise Impacts to Off-Site Receptors Due to Stationary Sources 18

8.0 Construction Noise Impact ........................................................................................................... 21

8.1 Construction Noise 21

8.2 Construction Vibration 22

8.3 Construction Noise Reduction Measures 23

9.0 References .................................................................................................................................... 24

04/23/2024 PH1 233 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA Table of Contents

MD Acoustics, LLC iii
JN: 10982303_Report

LIST OF APPENDICES
Appendix A: Field Measurement Data ................................................................................................... 1 Appendix B: SoundPLAN Input/Outputs ................................................................................................ 2 Appendix C: Equipment Reference Data ................................................................................................ 3 Appendix D: Construction Noise and Vibration Calculation Sheets ....................................................... 4

LIST OF EXHIBITS
Exhibit A: Location Map ..................................................................................................................... 3 Exhibit B: Site Plan .............................................................................................................................. 4 Exhibit C: Typical A-Weighted Noise Levels ....................................................................................... 5 Exhibit D: Noise and Land Use Compatibility Matrix ....................................................................... 14 Exhibit E: Measurement Locations .................................................................................................. 17 Exhibit F: Operational Noise Level Contours ................................................................................... 20

LIST OF TABLES
Table 1: Reference Sound Level Measurements for SoundPLAN Model (dBA) ....................................... 15 Table 2: Short-Term Noise Measurement Data (dBA) .............................................................................. 16 Table 3: Worst-Case Predicted Operational Noise Levels (dBA) .............................................................. 18 Table 4: Typical Construction Equipment Noise Levels1 ........................................................................... 21 Table 5: Guideline Vibration Damage Potential Threshold Criteria ......................................................... 22 Table 6: Vibration Source Levels for Construction Equipment ................................................................. 23

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City of Vista, CA Executive Summary

1 1.0 Executive Summary
This report has been prepared to provide the calculated noise projections from the proposed Quick Quack Car Wash (“Project”) located at the northeast corner of Business Park Drive and Poinsettia Avenue in the City of Vista, CA. All calculations are compared to the City of Vista’s noise ordinance and General Plan as well as the existing ambient condition. The Project proposes to construct a 107-foot car wash tunnel with 10 vacuum bays on approximately 1.0 acres.

1.1 Findings and Conclusions
One (1) baseline short-term ambient measurements was performed at or near the Project site and represent the current operational noise and ambient levels within the Project vicinity. The predominant source of noise impacting the existing site is traffic noise propagating from Poinsettia Avenue and Business Park Drive.

This study compares the Project’s operational noise levels to two (2) different noise assessment scenarios: 1) Project only operational noise level projections and 2) Project plus ambient noise level projections.

Project plus ambient noise level projections at commercial and industrial land uses will increase the ambient noise level by up to 1 dB decibels. The project noise levels are below the City’s noise limits; therefore, the impact is less than significant.

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City of Vista, CA Introduction

2 2.0 Introduction

2.1 Purpose of Analysis and Study Objectives
This noise impact study aims to evaluate the potential noise impacts for the Project study area and recommend noise mitigation measures, if necessary, to minimize the potential noise impacts. The assessment was conducted and compared to potentially applicable noise standards set forth by the State and/or local agencies. Consistent with the City’s Noise Guidelines, the Project must demonstrate compliance with the applicable noise zoning ordinance and sound attenuation requirements.

The following is provided in this report:
• A description of the study area and the proposed Project • Information regarding the fundamentals of noise
• A description of the local noise guidelines and standards • An evaluation of the existing ambient noise environment • An analysis of stationary noise impact (e.g., blowers and vacuums) from the Project site to adjacent land uses

2.2 Site Location and Study Area
The Project site is located at the northeast corner of Poinsettia Avenue and Business Park Dr ive in the City of Vista, CA, as shown in Exhibit A. The zones directly surrounding the Project are Commercial to the north, south across Poinsettia Avenue, and Research and Light Industrial to east and west.

2.3 Proposed Project Description
The Project proposes to develop a 107-foot car wash tunnel and 10 covered vacuum stall systems. The site plan used for this is illustrated in Exhibit B. The Project operational hours are assumed to be between 7 AM to 9 PM, seven days per week.

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Exhibit A
Location Map
3 Introduction
SITE
Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA
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Exhibit B
Site Plan
4 Introduction
Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA
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City of Vista, CA Fundamentals of Noise

5 3.0 Fundamentals of Noise
This section of the report provides basic information about noise and presents some of the terms used within the report.

3.1 Sound, Noise, and Acoustics
Sound is a disturbance created by a moving or vibrating source and is capable of being detected by the hearing organs. Sound may be thought of as the mechanical energy of a moving object transmitted by pressure waves through a medium to a human ear. For traffic or stationary noise, the medium of concern is air. Noise is defined as sound that is loud, unpleasant, unexpected, or unwanted.

3.2 Frequency and Hertz
A continuous sound is described by its frequency
(pitch) and amplitude (loudness). Frequency relates
to the number of pressure oscillations per second.

Low-frequency sounds are low in pitch (bass
sounding), and high-frequency sounds are high in
pitch (squeak). These oscillations per second (cycles)
are commonly referred to as Hertz (Hz). The human
ear can hear from the bass pitch starting at 20 Hz to
the high pitch of 20,000 Hz.

3.3 Sound Pressure Levels and Decibels
The amplitude of a sound determines its loudness.

The loudness of sound increases or decreases as the
amplitude increases or decreases. Sound pressure
amplitude is measured in units of micro-Newton per
square meter (µN/m2), also called micro-Pascal
(µPa). One µPa is approximately one hundred
billionths (0.00000000001) of normal atmospheric
pressure. Sound pressure level (SPL or Lp) is used to
describe in logarithmic units the ratio of actual
sound pressures to a reference pressure squared.

These units are called decibels, abbreviated dB. Exhibit C illustrates reference sound levels for different noise sources.

3.4 Addition of Decibels
Because decibels are on a logarithmic scale, sound pressure levels cannot be added or subtracted by simple plus or minus addition. When two sounds or equal SPL are combined, they will produce an SPL 3 dB greater than the original single SPL. In other words, sound energy must be doubled to produce a 3 dB increase. If two sounds differ by approximately 10 dB, the higher sound level is the predominant sound.

Exhibit C: Typical A-Weighted Noise Levels
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6 3.5 Human Response to Changes in Noise Levels
Generally, the healthy human ear is most sensitive to sounds between 1,000 Hz and 5,000 Hz (A - weighted scale). It perceives a sound within that range as being more intense than a sound with a higher or lower frequency with the same magnitude. For purposes of this report as well as with most environmental documents, the A-scale weighting is typically reported in terms of A-weighted decibel (dBA). Typically, the human ear can barely perceive the change in the noise level of 3 dB. A change in 5 dB is readily perceptible, and a change in 10 dB is perceived as being twice or half as loud. As previously discussed, a doubling of sound energy results in a 3 dB increase in sound, which means that a doubling of sound energy (e.g., doubling the traffic volume on a highway) would result in a barely perceptible change in sound level.

3.6 Noise Descriptors
Noise in our daily environment fluctuates over time. Some noise levels occur in regular patterns ; others are random. Some noise levels are constant, while others are sporadic. Noise descriptors were created to describe the different time-varying noise levels.

A-Weighted Sound Level: The sound pressure level in decibels as measured on a sound level meter using the A-weighted filter network. The A-weighting filter de-emphasizes the very low and very high-frequency components of the sound in a manner similar to the response of the human ear. A numerical method of rating human judgment of loudness.

Ambient Noise Level: The composite of noise from all sources, near and far. In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location.

Community Noise Equivalent Level (CNEL): The average equivalent A-weighted sound level during a 24- hour day, obtained after the addition of five (5) decibels to sound levels in the evening from 7:00 to 10:00 PM and after the addition of ten (10) decibels to sound levels in the night before 7:00 AM and after 10:00 PM.

Decibel (dB): A unit for measuring the amplitude of a sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micro-pascals. dB(A): A-weighted sound level (see definition above).

Equivalent Sound Level (LEQ): The sound level corresponding to a steady noise level over a given sample period with the same amount of acoustic energy as the actual time-varying noise level. The energy average noise level during the sample period.

Habitable Room: Any room meeting the requirements of the Uniform Building Code or other applicable regulations which is intended to be used for sleeping, living, cooking, or dining purposes, excluding such enclosed spaces as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms, and similar spaces. 04/23/2024 PH1 240 of 747

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7 L(n): The A-weighted sound level exceeded during a certain percentage of the sample time. For example, L10 in the sound level exceeded 10 percent of the sample time. Similarly, L50, L90, L99, etc.

Noise: Any unwanted sound or sound which is undesirable because it interferes with speech and hearing, is intense enough to damage hearing, or is otherwise annoying. The State Noise Control Act defines noise as "...excessive undesirable sound...".

Outdoor Living Area: Outdoor spaces that are associated with residential land uses typically used for passive recreational activities or other noise-sensitive uses. Such spaces include patio areas, barbecue areas, jacuzzi areas, etc. associated with residential uses; outdoor patient recovery or resting areas associated with hospitals, convalescent hospitals, or rest homes; outdoor areas associated with places of worship which have a significant role in services or other noise-sensitive activities; and outdoor school facilities routinely used for educational purposes which may be adversely impacted by noise. Outdoor areas usually not included in this definition are: front yard areas, driveways, greenbelts, maintenance areas and storage areas associated with residential land uses; exterior areas at hospitals that are not used for patient activities; outdoor areas associated with places of worship and principally used for short-term social gatherings; and, outdoor areas associated with school facilities that are not typically associated with educational uses prone to adverse noise impacts (for example, school play yard areas).

Percent Noise Levels: See L(n).

Sound Level (Noise Level): The weighted sound pressure level obtained by use of a sound level meter having a standard frequency filter for attenuating part of the sound spectrum.

Sound Level Meter: An instrument, including a microphone, an amplifier, an output meter, and frequency weighting networks for the measurement and determination of noise and sound levels.

Single Event Noise Exposure Level (SENEL): The dB(A) level, which, if it lasted for one second, would produce the same A-weighted sound energy as the actual event.

3.7 Sound Propagation
As sound propagates from a source, it spreads geometrically. Sound from a small, localized source (i.e., a point source) radiates uniformly outward as it travels away from the source in a spherical pattern. The sound level attenuates at a rate of 6 dB per doubling of distance. The movement of vehicles down a roadway makes the source of the sound appear to propagate from a line (i.e., line source) rather than a point source. This line source results in the noise propagating from a roadway in a cylindrical sp reading versus a spherical spreading that results from a point source. The sound level attenuates for a line source at a rate of 3 dB per doubling of distance.

As noise propagates from the source, it is affected by the ground and atmosphere. Noise models use hard site (reflective surfaces) and soft site (absorptive surfaces) to help calculate predicted noise levels.

Hard site conditions assume no excessive ground absorption between the noise source and the receiver.

Soft site conditions such as grass, soft dirt, or landscaping attenuate noise at a rate of 1.5 dB per doubling of distance. When added to the geometric spreading, the excess ground attenuation results in an overall 04/23/2024 PH1 241 of 747

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8 noise attenuation of 4.5 dB per doubling of distance for a line source and 7.5 dB per doubling of distance for a point source.

Research has demonstrated that atmospheric conditions can have a significant effect on noise levels when noise receivers are located at least 200 feet from a noise source. Wind, temperature, air humidity, and turbulence can further impact how far sound can travel.

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City of Vista, CA Study Method and Procedure

9 4.0 Regulatory Setting
The proposed Project is located in the City of Vista, California, and noise regulations are addressed through the efforts of various federal, state , and local government agencies. The agencies responsible for regulating noise are discussed below.

4.1 Federal Regulations
The adverse impact of noise was officially recognized by the federal government in the Noise Control Act of 1972, which serves three purposes:
• Publicize noise emission standards for interstate commerce • Assist state and local abatement efforts
• Promote noise education and research
The Federal Office of Noise Abatement and Control (ONAC) was originally tasked with implementing the Noise Control Act. However, it was eventually eliminated, leaving other federal agencies and committees to develop noise policies and programs. Some examples of these agencies are as follows: The Department of Transportation (DOT) assumed a significant role in noise control through its various agencies. The Federal Aviation Agency (FAA) is responsible for regulating noise from aircraft and airports.

The Federal Highway Administration (FHWA) is responsible for regulating noise from the interstate highway system. The Occupational Safety and Health Administration (OSHA) is responsible for the prohibition of excessive noise exposure to workers. The Housing and Urban Development (HUD) is responsible for establishing noise regulations as it relates to exterior/interior noise levels for new HUD - assisted housing developments near high-noise areas.

The federal government advocates that local jurisdictions use their land use regulatory authority to arrange new development in such a way that “noise sensitive” uses are either prohibited from being constructed adjacent to a highway or that the developments are planned and constructed in such a manner that potential noise impacts are minimized.

Since the federal government has preempted the setting of standards for noise levels that can be emitted by the transportation source, the City is restricted to regulating the noise generated by the transportation system through nuisance abatement ordinances and land use planning.

4.2 State Regulations
Established in 1973, the California Department of Health Services Office of Noise Control (ONC) was instrumental in developing regularity tools to control and abate noise for use by local agencies. One significant model is the “Land Use Compatibility for Community Noise Environments Matrix.” The matrix allows the local jurisdiction to clearly delineate the compatibility of sensitive uses with various incremental levels of noise.

The State of California has established noise insulation standards as outlined in Title 24 of the California Building Code (CBC), which in some cases requires acoustical analyses to outline exterior noise levels and 04/23/2024 PH1 243 of 747

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10 to ensure interior noise levels do not exceed the interior threshold. The state mandates that the legislative body of each county and City adopt a noise element as part of its comprehensive general plan.

The local noise element usually recognizes the land use compatibility guidelines published by the State Department of Health Services. The guidelines rank noise land use compatibility in terms of normally acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable, as illustrated in Exhibit D.

4.3 City of Vista Noise Regulations
City of Vista Municipal Code

The City of Vista outlines their noise regulations and standards within the Noise Element from the General Plan and Municipal Code. For the purposes of this analysis, the City’s Municipal Code and Noise Ordinance (Chapter 8.32) is used to evaluate the stationary noise impacts from the proposed project.

The Noise Element outlines Goals and Policies and establishes Noise/Land Use Compatibility Criteria.

This assessment will compare the project noise levels to the commercial noise limits since the proposed project is located directly adjacent to existing commercial land uses. The project impacts were compared to the City’s commercial noise standards.

Section 8.32.040 Adoption of County Regulations Relating to Noise Control This section adopts Chapter 4 of Division 6 of Title 3 of the San Diego County Code of Regulatory Ordinances. With Table 36.404 being replaced with Table 8.32.040 below. (a) Except as provided in section 36.409 of this chapter, it shall be unlawful for any person to cause or allow the creation of any noise, which exceeds the one-hour average sound level limits in Table

36.404, when the one-hour average sound level is measured at the property line of the property on which the noise is produced or at any location on a property that is receiving the noise.

Table 8.32.040

(b) Where a noise study has been conducted and the noise mitigation measures recommended by that study have been made conditions of approval of a Major Use Permit, which authorizes the 04/23/2024 PH1 244 of 747

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11 noise-generating use or activity and the decision making body approving the Major Use Permit determined that those mitigation measures reduce potential noise impacts to a level below significance, implementation and compliance with those noise mitigation m easures shall constitute compliance with subsection (a) above.
(c) If the measured ambient noise level exceeds the applicable limit in Table 36.404, the allowable one-hour average sound level shall be the one-hour average ambient noise level, plus three decibels. The ambient noise level shall be measured when the alleged noise violation source is not operating.

SEC. 36.407. REFUSE VEHICLES & PARKING LOT SWEEPERS.

No person shall operate or allow to be operated, a refuse compacting, processing, or collection vehicle or a parking lot sweeper between the hours of 10 p.m. to 6 a.m., in or within 100 feet of a residential zone.

SEC. 36.408. HOURS OF OPERATION OF CONSTRUCTION EQUIPMENT.

Except for emergency work, it shall be unlawful for any person to operate or cause to be operated, construction equipment:
(a) Between 7 p.m. and 7 a.m.
(b) On a Sunday or a holiday. For purposes of this section, a holiday means January 1st, the last Monday in May, July 4th, the first Monday in September, the fourth Thursday in November and December 25th. A person may, however, operate construction equipment o n a Sunday or holiday between the hours of 10 a.m. and 5 p.m. at the person's residence or for the purpose of constructing a residence for himself or herself, provided that the operation of construction equipment is not carried out for financial considerat ion or other consideration of any kind and does not violate the limitations in sections 36.409 and 36.410.

SEC. 36.409. SOUND LEVEL LIMITATIONS ON CONSTRUCTION EQUIPMENT.

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

City of Vista Noise Element
The noise element of a general plan provides information on current noise levels in the City. This information is used to identify the most suitable locations for various land uses, especially those uses that are most sensitive to noise impacts. In addition, the Noise Element provides the basis for the enforcement of noise associated codes and standards protecting the health and wellbeing of t he persons living in Vista.

Goals, Policies, and Implementation Measures
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12 Policies, goals and implementation program measures from the Noise Element that would mitigate potential impacts on noise include the following.

NE Goal 1: Protect people who live, work, and recreate in the City from excessive transportation noise with an emphasis on protecting residential neighborhoods and other noise -sensitive receptors (i.e., picnic areas, recreation areas, playgrounds, active sports areas, golf courses, parks, residences, motels, hotels, schools, churches, libraries, and hospitals).

Policies:

NE-1.1: Discourage new noise-sensitive land uses from locating, and existing noise- sensitive land uses from expanding, in areas adjacent to roadways where noise levels are 65 dB CNEL or above.

NE-1.2: Require California Title 24 building code noise insulation with minimum 25 dB noise reduction for new development where existing /future roadway noise levels are 65 db CNEL or above.

NE-1.3: Encourage the use of open and green spaces between noise-sensitive land uses and roadways that create noise levels of 65 dB or above.

NE-1.4: Require developers to implement noise abatement that meets Caltrans' acoustical criteria if new developments cause increases in traffic volumes that result in roadway or rail noise levels of 65 dB CNEL or above at existing or planned future noise-sensitive receptors.

NE-1.5: Coordinate with Caltrans to construct noise attenuation devices to reduce and/or avoid impacts from SR -78 where necessary and feasible, should a widening project occur.

NE-1.6: Work with transit providers to minimize noise associated with transit operations.

NE-1.7: Encourage noise-compatible land uses and incorporate noise-reducing design features within transit oriented, mixed-use development near rail corridors.

NE-1.8: Support establishment of quiet zones near areas where rail crossings intersect public roads to minimize the noise impacts of train horns.

NE-1.9: Work with NCTD to eliminate freight train usage of the SPRINTER rail line during late night hours.

NE Goal 2: Protect people who live, work, and recreate in the City from unwarranted and excessive levels of noise, with special emphasis on protecting residential neighborhoods from intrusive noise.
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13 Policies:

NE-2.1: Require that new equipment and vehicles purchased by the City comply with noise performance standards consistent with available noise reduction technology.

NE-2.2: Adopt and apply the Noise and Land Use Compatibility Matrix and the Interior and Exterior Noise Guidelines as guidelines to establish acceptable noise standards for various uses throughout the City.

NE-2.3: Require new development to minimize noise impacts upon adjacent uses through site and building design, setbacks, berms, landscaping, and/or other noise abatement techniques.

NE-2.4: Apply the State's Title 24 noise insulation standards to the construction of multifamily housing, residential portions of mixed -use development, new single- family developments, and conversion of existing apartments into condominiums.

NE-2.5: Require that an acoustical analysis be prepared by a qualified acoustical engineer in instances where noise -sensitive uses are proposed in noise impacted areas.

NE-2.6: Encourage the design and construction of mixed-use structures to minimize commercial noise within the residential components of the development by locating the residential component of the development away from noise- generating sources such as mechanical equipment, entertainment facilities, gathering places, loading bays, parking lots, driveways, and trash enclosures.

NE-2.7: Encourage residential developments within mixed -use developments and located adjacent to commercial or retail and entertainment-related uses to notify potential residents that they may be affected by noise from these uses.

Exhibit D below presents the City’s noise and land use compatibility matrix.

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14 Exhibit D: Noise and Land Use Compatibility Matrix

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15 5.0 Study Method and Procedure
The following section describes the noise modeling procedures and assumptions used for this assessment.

5.1 Noise Measurement Procedure and Criteria
MD conducted one (1) short-term noise measurements near the Project site, representing the noise level from the traffic conditions along Poinsettia Avenue and Business Park Drive (see Appendix A for the field sheet data).

5.2 Stationary Noise Modeling
SoundPLAN (SP) acoustical modeling software was utilized to model future worst‐case stationary noise impacts to the adjacent land uses. SP is capable of evaluating multiple stationary noise source impacts at various receiver locations. SP’s software utilizes algorithms (based on the inverse square law and reference equipment noise level data) to calculate noise level projections. The software allows the user to input specific noise sources, spectral content, sound barriers, building placement, topography, and sensitive receptor locations.

The future worst-case noise level projections were modeled using referenced sound level data for the various stationary on-site sources (vacuums, vacuum turbine motors, and car wash blowers at the exit).

The model assumes that the car wash tunnel is approximately 107 feet long, and that the exit opening is 10’ by 12’.

The blowers (12 Sonny’s blower system or equivalent) were modeled at 7-10 feet high as point sources.

The blowers will be located approximately 5 to 10 feet inside the exit of the tunnel. The reference equipment sound level data is provided in Appendix C.

The SP model assumes a total of 10 vacuums stalls and the dryer system are operating simultaneously (worst-case scenario) when in actuality, the noise will be intermittent and lower in noise level. The reference vacuum equipment sound level data is provided in Appendix C.

All other noise-producing equipment (e.g., compressors, pumps, vacuum turbine) will be housed within mechanical equipment rooms or an enclosure. Table 1 below summarizes the noise sources reference levels used in the model inputs.

Table 1: Reference Sound Level Measurements for SoundPLAN Model (dBA) Source Source Type Reference Level
(dBA)
Distance
(ft)
12 Sonny’s Blowers Point Source 103 5
Vacutech Point Source 70 1.5
Vacuum Turbine (Inside Enclosure) Point Source 43 3

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City of Vista, CA Existing Noise Environment

16 6.0 Existing Noise Environment
One (1) 1-hour ambient noise measurements was taken at the project site to determine the existing ambient noise levels. Noise data indicates that traffic along Poinsettia Avenue and Business Park Drive is the primary source of noise impacting the site and the surrounding area.

6.1 Short-Term Noise Measurement Results
The results of the 15-minute measurements are presented in Table 2.

Table 2: Short-Term Noise Measurement Data (dBA)
Location Start Time Stop Time Leq Lmax Lmin L(2) L(8) L(25) L(50) L(90) NM1 8:32 AM 9:32 AM 68.6 88.0 47.5 75 71.9 69.4 66.5 57.9 Notes:

1. Short-term noise monitoring locations are illustrated in Exhibit E.

For this evaluation, MD has utilized the measured ambient noise level of 68.6 dBA Leq near the project site.

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Exhibit E
Measurement Locations
17 Existing Noise Environment
#= Short-Term
Monitoring Location
1SITE
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City of Vista, CA Future Noise Environment Impacts

18 7.0 Future Noise Environment Impacts
This assessment analyzes future noise impacts as a result of the Project. The analysis details the estimated exterior noise levels. Stationary noise impacts are analyzed from the noise sources on-site such as dryers/blowers and vacuums.

7.1 Stationary Source Noise
The following sections outline the exterior noise levels associated with the proposed Project.

7.1.1 Noise Impacts to Off-Site Receptors Due to Stationary Sources Receptors affected by Project operational noise include commercial and industrial land uses surrounding the project site. A total of four (4) receptors (R1 – R4) were modeled to evaluate the proposed Project’s operational impact. Receiver 1 is car wash to the 190 feet to the east, across Business Park Drive.

Receiver 2 is a commercial building 330 feet to the south across the streets intersection. Receiver 3 is a warehouse facility 408 feet to the southeast across Poinsettia Avenue. Finally, Receiver 4 is an industrial building located 640 feet to the north east.

The worst-case stationary noise was modeled using SoundPLAN acoustical modeling software. Worst - case assumes the blowers, vacuums, and equipment are always operational when in reality, the noise will be intermittent and cycle on/off depending on the customer usage. This study analyzes the Project only operational noise level projections and the Project plus ambient noise level projections. When the ambient exceeds the limits outlined in Chapter 8.32, the limit becomes the hourly ambient plus 3 dB.

See Table 3 below.

Table 3: Worst-Case Predicted Operational Noise Levels (dBA)

Receptor1
Existing Ambient
Noise Level
(dBA, Leq)2
Project
Noise Level
(dBA, Leq)3
Daytime
(7AM - 10PM)
Stationary Noise
Limit (dBA, Leq)
Total Combined
Noise Level
Change in Noise
Level as Result of
Project
1 69 62 70 70 1
2 69 58 70 69 0
3 69 61 70 70 1
4 69 63 70 70 1
Notes:

1.All Receptors represent commercial or industrial land uses.

2. See Appendix A for field sheet.

3. See Exhibit F for the operational noise level projections at said receptors.

The model indicates that the project-only noise level will be up to 63 dBA Leq at R-4 receptor, 62 dBA Leq at the R-1 receptor to the west, 61 dBA Leq at warehouse building R-3, and 58 dBA Leq at R-2. The project-only level will not exceed the City’s noise limits for daytime hours according to the municipal code. The project plus ambient level will increase the ambient noise level at the adjacent commercially 04/23/2024 PH1 252 of 747

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19 zoned properties by up to 1 dBA. The proposed car wash meets the requirement of the project not exceeding the one-hour average ambient noise level, plus three decibels. 04/23/2024 PH1 253 of 747

Exhibit F
Operational Noise Levels Contours Leq(h)
20 Future Noise Environment Impacts and Mitigation
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City of Vista, CA Construction Noise Impact

21 8.0 Construction Noise Impact
The degree of construction noise may vary for different areas of the project site and also vary depending on the construction activities. Noise levels associated with the construction will vary with the different phases of construction.

8.1 Construction Noise
The Environmental Protection Agency (EPA) has compiled data regarding the noise generated characteristics of typical construction activities, which can be found in the FTA Noise and Vibration Manual. The data is presented in Table 4.

Table 4: Typical Construction Equipment Noise Levels1

Type Lmax (dBA) at 50 Feet
Backhoe 80
Dozers 85
Truck 88
Excavator 86
Concrete Mixer 85
Grader 86
Pneumatic Tool 85
Pump 76
Saw, Electric 76
Air Compressor 81
Generator 81
Paver 89
Roller 74
Notes:
1 Referenced Noise Levels from FTA noise and vibration manual.

Construction noise is considered a short-term impact and would be considered significant if construction activities are taken outside the allowable times as described in the City’s Municipal Code Chapter 36.408 and 36.409. Construction is anticipated to occur during the permissible hours according to the City’s Municipal Code. Construction noise will have a temporary or periodic increase in the ambient noise level above the existing within the project vicinity. Furthermore, noise reduction measures are provided to further reduce construction noise. The impact is considered less than significant however construction noise level projections are provided.

Typical operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Noise levels will be loudest during the grading phase. A likely worst-case construction noise scenario during grading assumes the use of a grader, a dozer, a tractor, a crane, and two forklift operating at 117 feet from the nearest sensitive receptor (center of the site to the west site property line). 04/23/2024 PH1 255 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA Construction Noise Impact

22 Assuming a usage factor of 40 percent for each piece of equipment, unregulated noise levels at 117 feet have the potential to reach 75 dBA Leq at the analyzed receptor. Noise levels for the other construction phases would be lower and range from 64 to 74 dBA. Noise levels at 117 feet were selected as the majority of construction work will be performed in the center of the project site which is approximately 117 feet from the east property line. Beyond the east property line there is a commercial site across Business Park Drive which is the nearest receptors. Appendix D provides the calculation sheets for noise and vibration.

8.2 Construction Vibration
Construction activities can produce vibration that may be felt by adjacent land uses. The construction of the proposed project would not require the use of equipment such as pile drivers, which are known to generate substantial construction vibration levels. The primary vibration source during construction may be from a bulldozer. A large bulldozer has a vibration impact of 0.089 inches per second peak particle velocity (PPV) at 25 feet which is perceptible but below any risk to architectural damage.

The fundamental equation used to calculate vibration propagation through average soil conditions and distance is as follows:

PPVequipment = PPVref (100/Drec)n
Where: PPVref = reference PPV at 100ft.

Drec = distance from equipment to receiver in ft.
n = 1.1 (the value related to the attenuation rate through ground)

The thresholds from the Caltrans Transportation and Construction Induced Vibration Guidance Manual in Table 5 (below) provides general thresholds and guidelines as to the vibration damage potential from vibratory impacts.

Table 5: Guideline Vibration Damage Potential Threshold Criteria

Structure and Condition
Maximum PPV (in/sec)
Transient Sources Continuous/Frequent
Intermittent Sources
Extremely fragile historic buildings, ruins, ancient monuments 0.12 0.08 Fragile buildings 0.2 0.1
Historic and some old buildings 0.5 0.25
Older residential structures 0.5 0.3
New residential structures 1.0 0.5
Modern industrial/commercial buildings 2.0 0.5
Source: Table 19, Transportation and Construction Vibration Guidance Manual, Caltrans, Sept. 2013.

Note: Transient sources create a single isolated vibration event, such as blasting or drop balls. Continuous/frequent intermittent sources include impact pile drivers, pogo-stick compactors, crack-and-seat equipment, vibratory pile drivers, and vibratory compaction equipment. 04/23/2024 PH1 256 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA Construction Noise Impact

23 Table 6 gives approximate vibration levels for particular construction activities. This data provides a reasonable estimate for a wide range of soil conditions.

Table 6: Vibration Source Levels for Construction Equipment

Equipment
Peak Particle Velocity Approximate Vibration Level
(inches/second) at 25 feet LV (dVB) at 25 feet
Pile driver (impact) 1.518 (upper range) 112

0.644 (typical) 104
Pile driver (sonic) 0.734 upper range 105

0.170 typical 93
Clam shovel drop (slurry wall) 0.202 94
Hydromill 0.008 in soil 66
(slurry wall) 0.017 in rock 75
Vibratory Roller 0.21 94
Hoe Ram 0.089 87
Large bulldozer 0.089 87
Caisson drill 0.089 87
Loaded trucks 0.076 86
Jackhammer 0.035 79
Small bulldozer 0.003 58
1 Source: Transit Noise and Vibration Impact Assessment, Federal Transit Administration, May 2006.

At a distance of 117 feet (distance to the west property line from the center of the site), a large bulldozer would yield a worst-case 0.016 PPV (in/sec) which may be perceptible for short periods of time during grading along the western property line of the project site, but is below any threshold of damage. The impact is less than significant, and no mitigation is required. Appendix D provides the calculation sheets for noise and vibration.

8.3 Construction Noise Reduction Measures
Construction operations must follow the City’s General Plan and the Noise Ordinance, which states that construction, repair or excavation work performed must occur within the permissible hours. To further ensure that construction activities do not disrupt the adjacent land uses, the following measures should be taken:

1. Construction should occur during the permissible hours as defined Section 36.408 & 36.409 (San Diego County Code).

2. During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices.

3. The contractor should locate equipment staging areas that will create the greatest distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction.

4. Idling equipment should be turned off when not in use.

5. Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging.
04/23/2024 PH1 257 of 747

Quick Quack Car Wash – Business Park Dr & Poinsettia Ave Noise Impact Study
City of Vista, CA References

24 9.0 References
State of California General Plan Guidelines: 1998. Governor’s Office of Planning and Research City of Vista: Noise Element of the General Plan
City of Vista: Municipal Code, Chapter 8.32

04/23/2024 PH1 258 of 747

Appendix A:

Field Measurement Data

04/23/2024 PH1 259 of 747

1-Hour Noise Measurement Datasheet
Project Name: QQ 48-241 Business Park & Poinse�a Noise
Project: #/Name: 1098-2023-003
Site Address/Loca�on: Business Park Drive & Poinse
Date: 11/20/2023
Field Tech/Engineer: Jason Schuyler/ Francisco Irarrazabal Sound Meter:XL2, NTI SN: A2A-08562-E0
Se�ngs: A-weighted, slow, 1-sec, 1-hour interval
Site Id: NM1
Site Observa�ons:

SIte is a Valley that leads up to the Target loca�on on a hill. The valley reflects sound on 3 sides and mostly sends sound upward. Traffic is heavy for the area, with Target trucks, Amazon trucks, and many residen�al traffic.
1 Source: Global Forecast System (GFS) weather forcast model04/23/2024 PH1 260 of 747

1-Hour Noise Measurement Datasheet - Cont.

Project Name: QQ 48-241 Business Park & Poinse�a Noise
Site Address/Loca�on: Business Park Drive & Poinse
Site Id: NM1
Figure 1: NM1 Figure 2: NM1 Figure 3: NM1
Table 1: Baseline Noise Measurement Summary
Loca�on Start Stop Leq Lmax Lmin L2 L8 L25 L50 L90
NM1 8:32 AM 9:32 AM 68.6 88.0 47.5 75 71.9 69.4 66.5 57.9 04/23/2024 PH1 261 of 747

1-Hour Noise Measurement Datasheet - Cont.

Project Name: QQ 48-241 Business Park & Poinse�a Noise
Site Address/Loca�on: Business Park Drive & Poinse
Site Id: NM1
NM1 Ambient Noise Level (1-sec)
Site Topo: valley
Meteorological Cond.: 70F most sunny, winds 0 MPH
Ground Type: Sandy soil and clay, Sloping down to a run off area Noise Source(s) w/ Distance:

Road and commercial noise
NM1 dBA, Leq
08 :
3 2
:
1 3
08 :
3 3
:
1 2
08 :
3 4
:
1 1
08 :
3 5
:
1 0
08 :
3 6
:
0 9
08 :
3 7
:
0 8
08 :
3 8
:
0 7
08 :
3 9
:
0 6
08 :
4 0
:
0 5
08 :
4 1
:
0 4
08 :
4 2
:
0 3
08 :
4 3
:
0 2
08 :
4 4
:
0 1
08 :
4 5
:
0 0
08 :
4 5
:
5 9
08 :
4 6
:
5 8
08 :
4 7
:
5 7
08 :
4 8
:
5 6
08 :
4 9
:
5 5
08 :
5 0
:
5 4
08 :
5 1
:
5 3
08 :
5 2
:
5 2
08 :
5 3
:
5 1
08 :
5 4
:
5 0
08 :
5 5
:
4 9
08 :
5 6
:
4 8
08 :
5 7
:
4 7
08 :
5 8
:
4 6
08 :
5 9
:
4 5
09 :
0 0
:
4 4
09 :
0 1
:
4 3
09 :
0 2
:
4 2
09 :
0 3
:
4 1
09 :
0 4
:
4 0
09 :
0 5
:
3 9
09 :
0 6
:
3 8
09 :
0 7
:
3 7
09 :
0 8
:
3 6
09 :
0 9
:
3 5
09 :
1 0
:
3 4
09 :
1 1
:
3 3
09 :
1 2
:
3 2
09 :
1 3
:
3 1
09 :
1 4
:
3 0
09 :
1 5
:
2 9
09 :
1 6
:
2 8
09 :
1 7
:
2 7
09 :
1 8
:
2 6
09 :
1 9
:
2 5
09 :
2 0
:
2 4
09 :
2 1
:
2 3
09 :
2 2
:
2 2
09 :
2 3
:
2 1
09 :
2 4
:
2 0
09 :
2 5
:
1 9
09 :
2 6
:
1 8
09 :
2 7
:
1 7
09 :
2 8
:
1 6
09 :
2 9
:
1 5
09 :
3 0
:
1 4
09 :
3 1
:
1 3
09 :
3 2
:
1 2
40 50
60 70
80 Time
dB
A
04/23/2024 PH1 262 of 747

Appendix B:

SoundPLAN Input/Outputs
04/23/2024 PH1 263 of 747

QQ Vista Noise
Octave spectra of the sources in dB(A) - 001 - 12 Sonny - Standard: Outdoor SP 3 Name Source type l or A
m,m²
Li
dB(A)
R'w
dB
L'w
dB(A)
Lw
dB(A)
KI
dB
KT
dB
LwMax
dB(A)
DO-Wall
dB
Time histogram Emission spectrum 63Hz
dB(A)
125Hz
dB(A)
250Hz
dB(A)
500Hz
dB(A)
1kHz
dB(A)
2kHz
dB(A)
4kHz
dB(A)
8kHz
dB(A)
16kHz
dB(A)
001 - 12 Sonny - Standard
Tunnel-Facade 01 Area 190.75 104.1 57.0 49.9 72.7 0.0 0.0 3 100%/24h 71_Facade 01_61.9 56.6 67.5 69.7 61.1 56.5 44.4 33.9 001 - 12 Sonny - Standard
Tunnel-Facade 02 Area 26.03 107.0 57.0 52.0 66.2 0.0 0.0 3 100%/24h 72_Facade 02_55.5 50.2 60.5 63.2 55.5 51.3 39.3 29.3 001 - 12 Sonny - Standard
Tunnel-Facade 03 Area 190.75 104.1 57.0 49.9 72.7 0.0 0.0 3 100%/24h 73_Facade 03_61.9 56.6 67.5 69.7 61.1 56.5 44.5 34.0 001 - 12 Sonny - Standard
Tunnel-Facade 04 Area 21.57 95.6 57.0 45.1 58.4 0.0 0.0 3 100%/24h 74_Facade 04_46.6 40.8 54.9 54.9 40.8 26.7 6.2 -7.8 001 - 12 Sonny - Standard
Tunnel-Roof 01 Area 234.45 104.0 57.0 49.7 73.4 0.0 0.0 0 100%/24h 69_Roof 01_62.6 57.3 68.2 70.4 61.9 57.3 45.2 34.8 001 - 12 Sonny - Standard
Tunnel-Transmissive area 01 Area 11.15 107.0 0.0 107.0 117.4 0.0 0.0 3 100%/24h 66_Transmissive area 01_81.7 90.5 102.7 111.4 112.8 112.6 103.7 91.8 001 - 12 Sonny - Standard
Tunnel-Transmissive area 03 Area 15.61 95.1 0.0 95.1 107.1 0.0 0.0 3 100%/24h 68_Transmissive area 03_74.6 82.8 99.2 105.0 99.8 89.8 72.9 57.3 Car Lane Line 114.06 42.2 62.8 0.0 0.0 0 100%/24h Drive-Thru - Idiling Car @ 6ft 46.8 48.3 51.8 55.5 56.4 57.6 54.0 45.9 39.5
Car Lane Line 51.55 45.7 62.8 0.0 0.0 0 100%/24h Drive-Thru - Idiling Car @ 6ft 46.8 48.3 51.8 55.5 56.4 57.6 54.0 45.9 39.5
Turbine Point 72.6 72.6 0.0 0.0 0 100%/24h Vacutech Turbine 44.9 57.3 55.1 52.0 55.6 59.5 66.2 69.5 63.7 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 Vacs Point 81.0 81.0 0.0 0.0 0 100%/24h Vacutech - in car 61.6 69.0 76.6 72.9 71.4 73.2 72.6 67.6 58.1 SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 1 04/23/2024 PH1 264 of 747

QQ Vista Noise
Contribution level - 001 - 12 Sonny - Standard: Outdoor SP 9 Source group Source typeTr. lane Leq,d
dB(A)
A
dB
Receiver R1 Fl G Lr,lim dB(A) Leq,d 61.8 dB(A) Sigma(Leq,d) 0.0 dB(A) Default industrial noise Point 33.5 0.0
Default industrial noise Point 32.8 0.0
Default industrial noise Point 32.2 0.0
Default industrial noise Point 31.6 0.0
Default industrial noise Point 31.1 0.0
Default industrial noise Point 30.7 0.0
Default industrial noise Point 30.5 0.0
Default industrial noise Point 30.5 0.0
Default industrial noise Point 30.5 0.0
Default industrial noise Line 13.9 0.0
Default industrial noise Line 13.4 0.0
Default industrial noise Point 8.4 0.0
Default industrial noise Area 20.0 0.0
Default industrial noise Area 20.0 0.0
Default industrial noise Area 5.3 0.0
Default industrial noise Area 47.2 0.0
Default industrial noise Area 19.0 0.0
Default industrial noise Area 13.4 0.0
Default industrial noise Area 61.6 0.0
Receiver R2 Fl G Lr,lim dB(A) Leq,d 57.7 dB(A) Sigma(Leq,d) 0.0 dB(A) Default industrial noise Point 28.7 0.0
Default industrial noise Point 28.4 0.0
Default industrial noise Point 28.2 0.0
Default industrial noise Point 30.0 0.0
Default industrial noise Point 29.7 0.0
Default industrial noise Point 29.4 0.0
Default industrial noise Point 29.5 0.0
Default industrial noise Point 29.4 0.0
Default industrial noise Point 28.7 0.0
Default industrial noise Line 7.3 0.0
Default industrial noise Line 6.0 0.0
Default industrial noise Point 10.5 0.0
Default industrial noise Area 18.6 0.0
Default industrial noise Area 22.1 0.0
Default industrial noise Area 6.9 0.0
Default industrial noise Area 51.4 0.0
Default industrial noise Area 10.0 0.0
Default industrial noise Area 8.2 0.0
Default industrial noise Area 56.4 0.0
Receiver R3 Fl G Lr,lim dB(A) Leq,d 60.5 dB(A) Sigma(Leq,d) 0.0 dB(A) Default industrial noise Point 18.6 0.0
Default industrial noise Point 21.3 0.0
Default industrial noise Point 21.9 0.0
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 1 04/23/2024 PH1 265 of 747

QQ Vista Noise
Contribution level - 001 - 12 Sonny - Standard: Outdoor SP 9 Source group Source typeTr. lane Leq,d
dB(A)
A
dB
Default industrial noise Point 22.5 0.0
Default industrial noise Point 22.8 0.0
Default industrial noise Point 23.0 0.0
Default industrial noise Point 23.3 0.0
Default industrial noise Point 23.6 0.0
Default industrial noise Point 23.8 0.0
Default industrial noise Line -2.6 0.0
Default industrial noise Line -6.7 0.0
Default industrial noise Point 8.0 0.0
Default industrial noise Area 20.0 0.0
Default industrial noise Area 18.6 0.0
Default industrial noise Area 13.0 0.0
Default industrial noise Area 60.5 0.0
Default industrial noise Area 5.7 0.0
Default industrial noise Area -6.4 0.0
Default industrial noise Area 35.3 0.0
Receiver R4 Fl G Lr,lim dB(A) Leq,d 63.3 dB(A) Sigma(Leq,d) 0.0 dB(A) Default industrial noise Point 20.3 0.0
Default industrial noise Point 20.0 0.0
Default industrial noise Point 20.2 0.0
Default industrial noise Point 20.3 0.0
Default industrial noise Point 20.5 0.0
Default industrial noise Point 20.5 0.0
Default industrial noise Point 20.3 0.0
Default industrial noise Point 19.9 0.0
Default industrial noise Point 19.1 0.0
Default industrial noise Line 3.0 0.0
Default industrial noise Line 3.6 0.0
Default industrial noise Point 7.3 0.0
Default industrial noise Area 14.1 0.0
Default industrial noise Area 16.9 0.0
Default industrial noise Area 11.0 0.0
Default industrial noise Area 63.3 0.0
Default industrial noise Area 7.3 0.0
Default industrial noise Area -5.9 0.0
Default industrial noise Area 36.3 0.0
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 2 04/23/2024 PH1 266 of 747

QQ Vista Noise
Contribution spectra - 001 - 12 Sonny - Standard: Outdoor SP 23 Time
slice
Sum
dB(A)
25Hz
dB(A)

31.5Hz
dB(A)
40Hz
dB(A)
50Hz
dB(A)
63Hz
dB(A)
80Hz
dB(A)
100Hz
dB(A)
125Hz
dB(A)
160Hz
dB(A)
200Hz
dB(A)
250Hz
dB(A)
315Hz
dB(A)
400Hz
dB(A)
500Hz
dB(A)
630Hz
dB(A)
800Hz
dB(A)
1kHz
dB(A)

1.25kHz
dB(A)

1.6kHz
dB(A)
2kHz
dB(A)

2.5kHz
dB(A)

3.15kHz
dB(A)
4kHz
dB(A)
5kHz
dB(A)

6.3kHz
dB(A)
8kHz
dB(A)
10kHz
dB(A)

12.5kHz
dB(A)
16kHz
dB(A)
20kHz
dB(A)
Receiver R1 Fl G Lr,lim dB(A) Leq,d 61.8 dB(A) Sigma(Leq,d) 0.0 dB(A) Leq,d 20.0 15.3 6.3 12.8 15.3 8.2 2.4 -12.9 -30.9
Leq,d 5.3 3.4 -8.5 -3.3 -3.0 -11.9 -18.0 -33.5 -52.2
Leq,d 19.0 13.5 4.4 11.9 14.9 8.1 3.4 -10.1 -25.9
Leq,d 13.4 6.1 -2.7 8.4 9.9 -2.2 -16.2 -38.1 -57.0
Leq,d 20.0 13.0 4.1 14.5 16.1 7.7 1.9 -13.2 -31.0
Leq,d 47.2 28.1 29.7 34.6 40.7 42.7 42.2 30.5 10.3
Leq,d 61.6 34.1 39.7 51.4 59.0 56.6 47.0 28.7 8.0
Leq,d 13.9 -11.7 -28.6 -22.7 -7.7 -6.7 -4.7 -8.9 -4.8 -7.8 -4.2 -9.2 -7.2 -3.0 -3.0 0.9 2.4 2.5 3.7 2.9 5.8 6.6 3.2 0.6 -3.4 -7.8 -12.1 -18.3 -24.6 -32.4 -40.4 Leq,d 13.4 -13.4 -30.3 -24.3 -9.3 -8.2 -6.2 -10.5 -6.5 -9.4 -5.3 -10.3 -8.3 -4.1 -4.1 -0.2 2.0 2.3 3.4 2.7 5.5 6.3 2.7 0.0 -4.2 -9.0 -13.7 -20.5 -27.8 -36.7 -46.0 Leq,d 8.4 -21.2 -14.2 -7.3 -6.7 -4.1 -3.3 -4.9 -5.9 -6.8 -9.3 -9.5 -7.8 -7.2 -6.6 -3.8 -2.8 -3.1 -5.7 -1.7 -1.6 -3.3 -4.8 -8.2 -16.4 -25.3 -38.7 Leq,d 31.6 -5.2 -2.2 4.8 8.8 11.8 15.8 15.4 16.4 19.4 18.3 19.3 15.3 13.5 17.5 11.5 18.5 19.5 17.4 21.6 21.4 21.4 20.9 20.1 16.9 14.0 8.3 1.3 -6.3 -17.6 -32.7 Leq,d 32.2 -4.7 -1.7 5.3 9.3 12.3 16.3 16.0 17.0 20.0 19.0 20.0 16.0 14.2 18.2 12.2 19.1 20.0 17.9 22.1 21.9 21.9 21.4 20.7 17.5 14.8 9.2 2.4 -4.8 -15.7 -30.3 Leq,d 33.5 -3.6 -0.6 6.4 10.4 13.4 17.4 17.1 18.1 21.1 20.5 21.5 17.5 15.8 19.8 13.7 20.3 21.2 19.2 23.3 23.1 22.8 22.6 21.9 18.9 16.4 11.1 4.8 -1.8 -11.8 -25.4 Leq,d 32.8 -4.1 -1.1 5.9 9.9 12.9 16.9 16.5 17.5 20.5 19.8 20.8 16.7 15.0 19.0 12.9 19.7 20.6 18.6 22.7 22.5 22.2 22.0 21.3 18.2 15.6 10.1 3.6 -3.3 -13.8 -27.8 Leq,d 31.1 -5.7 -2.7 4.3 8.3 11.3 15.3 14.9 15.9 18.9 17.7 18.7 14.6 12.9 16.9 10.8 18.0 18.9 16.8 21.1 21.3 21.0 20.5 19.6 16.3 13.4 7.4 0.2 -7.7 -19.5 -35.1 Leq,d 30.5 -6.9 -3.9 3.1 7.1 10.1 14.1 13.3 14.3 17.3 15.6 16.5 12.5 10.8 14.8 10.8 17.5 18.6 16.8 21.6 21.3 20.9 20.3 19.2 15.7 12.2 5.6 -2.6 -11.9 -25.6 -43.6 Leq,d 30.5 -6.6 -3.6 3.4 7.4 10.4 14.4 13.7 14.7 17.7 16.0 17.0 13.0 11.3 15.2 9.2 16.7 18.6 16.6 21.1 21.1 21.0 20.4 19.4 15.8 12.5 6.0 -2.1 -11.1 -24.4 -41.8 Leq,d 30.5 -6.3 -3.3 3.7 7.7 10.7 14.7 14.1 15.1 18.1 16.6 17.5 13.5 11.8 15.7 9.7 17.1 18.0 15.9 21.0 20.8 20.6 20.1 19.4 16.1 12.8 6.4 -1.4 -10.1 -22.9 -39.7 Leq,d 30.7 -6.0 -3.0 4.0 8.0 11.0 15.0 14.5 15.5 18.5 17.1 18.1 14.0 12.3 16.3 10.2 17.5 18.5 16.4 20.6 21.0 20.7 20.1 19.3 16.0 12.9 6.9 -0.6 -8.9 -21.2 -37.4 Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 1 04/23/2024 PH1 267 of 747

QQ Vista Noise
Contribution spectra - 001 - 12 Sonny - Standard: Outdoor SP 23 Time
slice
Sum
dB(A)
25Hz
dB(A)

31.5Hz
dB(A)
40Hz
dB(A)
50Hz
dB(A)
63Hz
dB(A)
80Hz
dB(A)
100Hz
dB(A)
125Hz
dB(A)
160Hz
dB(A)
200Hz
dB(A)
250Hz
dB(A)
315Hz
dB(A)
400Hz
dB(A)
500Hz
dB(A)
630Hz
dB(A)
800Hz
dB(A)
1kHz
dB(A)

1.25kHz
dB(A)

1.6kHz
dB(A)
2kHz
dB(A)

2.5kHz
dB(A)

3.15kHz
dB(A)
4kHz
dB(A)
5kHz
dB(A)

6.3kHz
dB(A)
8kHz
dB(A)
10kHz
dB(A)

12.5kHz
dB(A)
16kHz
dB(A)
20kHz
dB(A)
Leq,d
Leq,d
Leq,d
Receiver R2 Fl G Lr,lim dB(A) Leq,d 57.7 dB(A) Sigma(Leq,d) 0.0 dB(A) Leq,d 22.1 16.6 7.9 13.7 17.9 12.8 8.4 -6.2 -26.0
Leq,d 6.9 3.4 -6.8 -0.1 1.0 -7.2 -13.1 -29.4 -50.8
Leq,d 10.0 6.7 -3.9 3.6 3.5 -5.6 -11.3 -26.5 -46.7
Leq,d 8.2 1.7 -7.6 2.8 4.7 -7.0 -21.2 -44.0 -66.5
Leq,d 18.6 9.7 2.2 13.2 15.3 7.4 2.5 -12.1 -32.0
Leq,d 51.4 29.1 32.6 38.3 44.8 47.1 46.4 33.8 10.9
Leq,d 56.4 29.9 34.9 45.6 53.6 51.8 42.1 22.8 -1.4
Leq,d 7.3 -14.4 -31.4 -25.5 -10.5 -9.5 -7.5 -12.7 -8.7 -11.8 -11.9 -16.9 -15.0 -10.9 -10.9 -7.1 -3.8 -3.9 -3.0 -3.6 -0.8 -0.2 -4.0 -7.1 -11.9 -17.9 -24.3 -33.7 -44.3 -57.6 -72.4 Leq,d 6.0 -14.2 -31.3 -25.4 -10.6 -9.7 -7.8 -13.3 -9.5 -12.6 -13.4 -18.5 -16.7 -12.6 -12.7 -8.9 -5.0 -5.1 -4.3 -4.9 -2.2 -1.8 -5.7 -9.1 -14.2 -20.5 -27.4 -37.6 -49.5 -64.8 -82.3 Leq,d 10.5 -22.3 -15.2 -8.2 -8.1 -5.3 -4.4 -7.0 -5.1 -5.6 -7.9 -8.7 -6.1 -5.4 -4.6 -1.0 0.4 0.3 -2.2 1.7 1.7 -0.2 -2.3 -6.8 -16.7 -27.9 -44.5 Leq,d 30.0 -7.7 -4.7 2.3 6.3 9.3 13.3 12.3 13.2 18.5 16.4 17.4 13.3 11.6 15.6 9.5 17.4 18.4 16.2 20.6 20.3 19.8 19.1 17.9 14.1 10.4 3.3 -5.6 -15.9 -30.9 -50.5 Leq,d 28.2 -7.5 -4.5 2.5 6.5 9.5 13.4 12.5 13.5 16.5 14.5 15.5 11.4 9.7 13.7 7.6 15.4 16.3 14.2 18.6 18.3 17.9 17.2 16.1 12.4 8.8 2.0 -6.7 -16.5 -31.0 -50.0 Leq,d 28.7 -7.2 -4.2 2.8 6.8 9.8 13.8 12.9 13.9 16.9 15.0 16.0 12.0 10.3 14.3 8.2 15.9 16.8 14.7 19.0 18.7 18.3 17.6 16.6 13.0 9.6 2.9 -5.4 -14.9 -28.8 -47.2 Leq,d 28.4 -7.4 -4.4 2.6 6.6 9.6 13.6 12.7 13.7 16.7 14.7 15.7 11.7 10.0 14.0 7.9 15.7 16.6 14.5 18.8 18.5 18.1 17.4 16.3 12.7 9.2 2.4 -6.0 -15.7 -29.9 -48.6 Leq,d 29.7 -7.9 -4.9 2.1 6.1 9.1 13.1 12.0 13.0 18.3 16.1 17.1 13.1 11.4 15.3 9.3 17.2 18.1 16.0 20.4 20.1 19.6 18.8 17.7 13.8 10.0 2.8 -6.3 -16.8 -32.0 -52.0 Leq,d 28.7 -8.6 -5.6 1.4 5.4 8.4 12.4 11.1 12.1 15.1 15.1 16.1 12.5 10.5 14.4 8.4 16.3 17.2 15.1 19.6 19.2 18.7 17.8 16.5 12.5 8.4 0.8 -9.0 -20.4 -36.8 -58.4 Leq,d 29.4 -8.4 -5.4 1.6 5.6 8.6 12.6 11.4 12.4 15.3 15.4 16.3 12.7 10.9 14.8 8.7 16.6 17.5 15.4 20.8 20.4 19.9 19.0 17.7 13.7 9.6 2.0 -7.7 -19.1 -35.4 -56.6 Leq,d 29.5 -8.2 -5.2 1.8 5.8 8.8 12.8 11.6 12.6 15.6 15.6 16.6 12.9 11.1 15.0 8.9 16.8 17.7 15.6 20.0 20.6 20.0 19.2 17.9 13.9 9.9 2.4 -7.2 -18.3 -34.2 -55.1 Leq,d 29.4 -8.1 -5.1 1.9 5.9 8.9 12.9 11.8 12.8 15.8 15.9 16.9 12.8 11.1 15.1 9.1 17.0 17.9 15.8 20.2 19.9 19.4 18.6 17.4 13.5 9.6 2.3 -6.9 -17.6 -33.2 -53.5 Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 2 04/23/2024 PH1 268 of 747

QQ Vista Noise
Contribution spectra - 001 - 12 Sonny - Standard: Outdoor SP 23 Time
slice
Sum
dB(A)
25Hz
dB(A)

31.5Hz
dB(A)
40Hz
dB(A)
50Hz
dB(A)
63Hz
dB(A)
80Hz
dB(A)
100Hz
dB(A)
125Hz
dB(A)
160Hz
dB(A)
200Hz
dB(A)
250Hz
dB(A)
315Hz
dB(A)
400Hz
dB(A)
500Hz
dB(A)
630Hz
dB(A)
800Hz
dB(A)
1kHz
dB(A)

1.25kHz
dB(A)

1.6kHz
dB(A)
2kHz
dB(A)

2.5kHz
dB(A)

3.15kHz
dB(A)
4kHz
dB(A)
5kHz
dB(A)

6.3kHz
dB(A)
8kHz
dB(A)
10kHz
dB(A)

12.5kHz
dB(A)
16kHz
dB(A)
20kHz
dB(A)
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Receiver R3 Fl G Lr,lim dB(A) Leq,d 60.5 dB(A) Sigma(Leq,d) 0.0 dB(A) Leq,d 18.6 10.4 1.4 14.1 14.9 5.1 -1.7 -19.1 -43.1
Leq,d 13.0 4.0 -4.7 7.9 9.6 1.4 -5.1 -22.7 -46.8
Leq,d 5.7 1.4 -10.0 0.3 -0.1 -8.6 -14.5 -30.5 -53.0
Leq,d -6.4 -11.8 -22.9 -11.1 -11.0 -26.8 -43.2 -68.1 -94.5 Leq,d 20.0 8.6 1.1 15.0 17.0 8.8 3.1 -13.2 -36.6
Leq,d 60.5 30.9 35.8 49.1 56.1 56.0 53.4 37.9 11.4
Leq,d 35.3 12.6 14.1 27.0 33.4 27.9 17.9 -2.3 -29.8
Leq,d -2.6 -19.3 -36.6 -30.9 -16.3 -15.7 -14.1 -20.1 -16.7 -20.3 -15.4 -20.0 -16.9 -13.7 -14.5 -11.5 -14.1 -14.8 -14.9 -16.4 -14.8 -15.4 -20.4 -25.0 -31.5 -39.4 -48.1 -60.3 -74.6 -92.0 Leq,d -6.7 -21.2 -38.8 -33.6 -19.4 -19.2 -18.1 -24.6 -21.5 -25.5 -21.2 -25.1 -22.0 -18.9 -19.8 -16.8 -18.1 -18.2 -18.3 -19.7 -18.1 -18.7 -23.7 -28.3 -34.6 -42.3 -50.6 -62.6 -76.8 -94.7 Leq,d 8.0 -22.7 -15.8 -9.1 -9.2 -4.8 -4.2 -7.4 -5.7 -6.9 -8.6 -10.9 -9.4 -8.1 -6.0 -3.2 -2.0 -2.4 -5.2 -1.6 -2.1 -4.5 -6.2 -11.3 -21.8 -33.8 -51.0 Leq,d 22.5 -14.2 -11.2 -4.3 -0.4 2.5 6.3 4.6 5.3 10.4 13.8 16.9 12.6 9.8 13.0 6.1 7.2 7.3 4.3 7.8 6.5 5.0 3.1 0.7 -4.6 -10.1 -19.4 -31.2 -45.0 -64.1 -88.4 Leq,d 21.9 -14.3 -11.3 -4.4 -0.5 2.3 6.1 4.4 5.0 10.1 13.5 15.2 12.3 9.5 12.6 5.8 6.9 7.0 3.9 7.5 6.2 4.6 2.8 0.3 -5.0 -10.6 -19.9 -31.8 -45.7 -64.9 -89.2 Leq,d 18.6 -14.5 -11.5 -4.6 -0.8 2.0 5.8 3.9 4.5 6.9 10.3 10.6 9.1 6.2 9.2 2.2 3.3 3.3 0.2 3.7 2.3 0.7 -1.2 -3.7 -9.0 -14.5 -23.9 -35.6 -49.3 -68.2 -92.0 Leq,d 21.3 -14.4 -11.4 -4.5 -0.7 2.2 5.9 4.2 4.7 9.8 13.3 13.7 11.8 9.0 12.2 5.3 6.4 6.5 3.5 7.0 5.7 4.2 2.2 -0.3 -5.7 -11.3 -20.7 -32.6 -46.6 -65.9 -90.1 Leq,d 22.8 -14.1 -11.2 -4.2 -0.3 2.5 6.4 4.8 5.4 10.5 14.0 17.5 12.8 10.0 13.1 6.2 7.4 7.4 4.4 7.9 6.6 5.1 3.2 0.8 -4.5 -10.0 -19.3 -31.0 -44.7 -63.7 -87.8 Leq,d 23.8 -13.9 -10.9 -4.0 0.0 2.9 6.7 5.3 6.1 11.3 14.5 18.4 13.9 11.3 14.5 7.7 8.7 8.7 5.5 9.0 7.6 6.0 4.1 1.7 -3.6 -9.0 -18.2 -29.7 -43.1 -61.8 -85.5 Leq,d 23.6 -13.9 -11.0 -4.0 -0.1 2.8 6.7 5.2 6.0 11.1 14.5 18.2 13.6 11.0 14.1 7.2 8.3 8.3 5.2 8.7 7.3 5.8 3.9 1.5 -3.7 -9.2 -18.4 -29.9 -43.4 -62.1 -86.0 Leq,d 23.3 -14.0 -11.0 -4.1 -0.2 2.7 6.6 5.1 5.8 10.9 14.4 18.0 13.4 10.6 13.7 6.8 7.9 7.9 4.9 8.4 7.1 5.5 3.7 1.3 -4.0 -9.4 -18.6 -30.2 -43.8 -62.6 -86.6 Leq,d 23.0 -14.0 -11.1 -4.2 -0.2 2.6 6.5 4.9 5.6 10.8 14.1 17.7 13.1 10.3 13.4 6.5 7.6 7.6 4.6 8.1 6.8 5.3 3.5 1.0 -4.2 -9.7 -18.9 -30.6 -44.2 -63.1 -87.1 Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 3 04/23/2024 PH1 269 of 747

QQ Vista Noise
Contribution spectra - 001 - 12 Sonny - Standard: Outdoor SP 23 Time
slice
Sum
dB(A)
25Hz
dB(A)

31.5Hz
dB(A)
40Hz
dB(A)
50Hz
dB(A)
63Hz
dB(A)
80Hz
dB(A)
100Hz
dB(A)
125Hz
dB(A)
160Hz
dB(A)
200Hz
dB(A)
250Hz
dB(A)
315Hz
dB(A)
400Hz
dB(A)
500Hz
dB(A)
630Hz
dB(A)
800Hz
dB(A)
1kHz
dB(A)

1.25kHz
dB(A)

1.6kHz
dB(A)
2kHz
dB(A)

2.5kHz
dB(A)

3.15kHz
dB(A)
4kHz
dB(A)
5kHz
dB(A)

6.3kHz
dB(A)
8kHz
dB(A)
10kHz
dB(A)

12.5kHz
dB(A)
16kHz
dB(A)
20kHz
dB(A)
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Receiver R4 Fl G Lr,lim dB(A) Leq,d 63.3 dB(A) Sigma(Leq,d) 0.0 dB(A) Leq,d 16.9 7.2 0.3 9.7 13.6 8.5 4.0 -12.8 -41.2
Leq,d 11.0 1.2 -5.4 3.8 7.6 3.0 -0.7 -16.9 -43.5
Leq,d 7.3 2.9 -6.6 1.1 1.9 -5.7 -11.2 -28.5 -57.0
Leq,d -5.9 -10.6 -21.1 -10.0 -12.1 -27.2 -43.8 -70.7
Leq,d 14.1 3.6 -2.5 8.5 10.9 4.0 0.6 -15.2 -43.4
Leq,d 63.3 28.1 35.1 44.5 54.1 58.6 60.3 47.5 19.3
Leq,d 36.3 16.3 18.4 30.0 33.7 28.7 17.5 -5.2 -40.5
Leq,d 3.0 -20.1 -37.5 -31.6 -16.7 -15.8 -12.6 -18.1 -14.2 -17.3 -14.3 -19.4 -17.5 -12.9 -12.8 -8.9 -8.4 -8.5 -7.5 -7.9 -5.0 -4.4 -8.7 -12.7 -19.0 -27.1 -37.3 -51.9 -69.7 -92.2 Leq,d 3.6 -21.6 -38.6 -32.6 -17.6 -16.6 -14.6 -18.5 -14.6 -17.6 -14.5 -19.5 -17.6 -13.3 -13.3 -9.5 -8.4 -8.2 -7.0 -6.8 -3.6 -3.4 -7.7 -11.8 -18.7 -27.8 -38.8 -54.9 -75.1 Leq,d 7.3 -25.7 -18.6 -9.0 -9.9 -7.1 -3.1 -8.5 -9.3 -9.9 -11.8 -11.8 -9.8 -7.9 -7.1 -4.0 -2.6 -2.7 -5.3 -1.6 -2.2 -5.2 -9.1 -16.4 -30.6 -48.0 -73.0 Leq,d 20.3 -13.6 -10.6 -3.6 0.4 3.4 7.1 4.6 5.6 8.5 8.9 9.8 5.8 4.1 8.0 1.9 7.6 8.4 6.1 10.4 9.7 8.6 6.9 4.3 -1.7 -8.8 -20.8 -37.0 -57.4 -85.9 Leq,d 20.2 -13.7 -10.7 -3.7 0.3 3.3 6.9 4.4 5.4 8.4 8.7 9.7 5.6 3.9 7.8 1.7 7.5 8.3 6.0 10.4 9.7 8.6 6.9 4.3 -1.7 -8.8 -21.0 -37.3 -58.0 -86.8 Leq,d 20.3 -18.6 -15.5 -8.5 -4.5 -1.4 5.0 2.5 3.6 6.6 8.4 9.4 5.3 3.6 7.5 1.4 8.6 9.4 7.1 11.4 10.7 9.7 8.0 5.3 -0.8 -8.1 -20.5 -37.3 -58.5 -88.0 Leq,d 20.0 -13.8 -10.8 -3.8 0.2 3.2 6.8 4.3 5.2 8.2 8.6 9.5 5.5 3.7 7.7 1.6 7.4 8.2 5.9 10.2 9.6 8.5 6.8 4.2 -1.9 -9.1 -21.4 -38.0 -58.9 -88.1 Leq,d 20.5 -13.4 -10.4 -3.4 0.6 3.6 8.1 5.6 6.4 9.3 9.0 10.0 5.9 4.2 8.1 2.1 7.7 8.5 6.1 10.4 9.6 8.5 6.8 4.1 -1.9 -8.9 -20.9 -36.9 -57.0 -85.1 Leq,d 19.1 -12.9 -9.9 -2.9 1.1 4.1 7.8 5.3 6.0 8.7 9.7 10.6 6.6 4.8 8.6 2.1 4.7 4.9 2.0 5.7 4.3 2.6 0.3 -2.9 -9.4 -16.7 -28.8 -44.7 -64.4 -91.5 Leq,d 19.9 -13.0 -10.0 -3.0 1.0 4.0 8.2 5.7 6.5 9.3 9.5 10.5 6.4 4.7 8.6 2.6 6.8 7.2 4.6 8.6 7.5 6.0 3.9 1.0 -5.3 -12.6 -24.7 -40.7 -60.5 -88.0 Leq,d 20.3 -13.1 -10.1 -3.1 0.8 3.8 8.2 5.7 6.6 9.4 9.4 10.3 6.3 4.5 8.5 2.4 7.4 8.1 5.6 9.7 8.8 7.5 5.7 2.9 -3.2 -10.3 -22.3 -38.3 -58.2 -85.9 Leq,d 20.5 -13.3 -10.3 -3.3 0.7 3.7 8.1 5.7 6.5 9.4 9.2 10.1 6.1 4.4 8.3 2.2 7.7 8.4 6.0 10.3 9.5 8.3 6.6 3.9 -2.1 -9.1 -21.1 -37.0 -57.0 -84.8 Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 4 04/23/2024 PH1 270 of 747

QQ Vista Noise
Contribution spectra - 001 - 12 Sonny - Standard: Outdoor SP 23 Time
slice
Sum
dB(A)
25Hz
dB(A)

31.5Hz
dB(A)
40Hz
dB(A)
50Hz
dB(A)
63Hz
dB(A)
80Hz
dB(A)
100Hz
dB(A)
125Hz
dB(A)
160Hz
dB(A)
200Hz
dB(A)
250Hz
dB(A)
315Hz
dB(A)
400Hz
dB(A)
500Hz
dB(A)
630Hz
dB(A)
800Hz
dB(A)
1kHz
dB(A)

1.25kHz
dB(A)

1.6kHz
dB(A)
2kHz
dB(A)

2.5kHz
dB(A)

3.15kHz
dB(A)
4kHz
dB(A)
5kHz
dB(A)

6.3kHz
dB(A)
8kHz
dB(A)
10kHz
dB(A)

12.5kHz
dB(A)
16kHz
dB(A)
20kHz
dB(A)
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
Leq,d
SoundPLAN 9.0
MD Acoustics 1197 E Los Angeles Ave,Unit C 256 Simi Valley, CA 93065 USA 5 04/23/2024 PH1 271 of 747

Appendix C:

Equipment Reference Data

04/23/2024 PH1 272 of 747

1 1
2 2
3 3
4 4
A A
B B
SHEET SCALE N.T.S.2 OF 2 SIZE A
PART NUMBER BL1-45HP-1

DESCRIPTION

SONNY'S ENTERPRISES

THE CARWASH FACTORY

THIS SHEET CONTAINS CONFIDENTIAL INFORMATION,

IMAGES AND TRADE SECRETS OF SONNY'S
ENTERPRISES, INC. ANY UNAUTHORIZED USE OR

DRAWN

APPROVED

MATERIAL
FRACTION1/16"
.XX DECIMAL  0.030
.XXX DECIMAL  0.005
ANGULARITY 2°
FINISH 125

MACHINING

TOLERANCES

UNLESS OTHERWISE SPECIFIED,

ALL DIMENSIONS ARE IN INCHES
BREAK ALL SHARP CORNERS.

PART TO BE FREE OF BURRS.

CATEGORY BLOWER

THIRD ANGLE PROJECTION
LVerdecia
8/1/2012
8/26/2011
BLOWER ASSEMBLY, ONE ARCH 45HP
Enviromental Noise with Dryer OFF: 70 dba
20 Feet
86-dba10 Feet
90-dba
50 Feet
79-dba
100 Feet
75-dba
04/23/2024 PH1 273 of 747

www.mdacoustics.com
AZ Office
4960 S. Gilbert Rd, Ste 1-461
Chandler, AZ 85249
p. (602) 774-1950
CA Office
1197 Los Angeles Ave, Ste C-256
Simi Valley, CA 93065
p. (805) 426-4477
Project:SuperStar Car Wash Chula Vista Site Observations:

Site Location:1555 W Warner Rd, Gilbert, AZ 85233
Date:4/5/2018
Field Tech/Engineer:Robert Pearson
Source/System:Vacutec System
Location:Vac Bay 1
Sound Meter:NTi XL2 SN:A2A-05967-E0
Settings:A-weighted, slow, 1-sec, 10-sec duration
Meteorological Cond.:80 degrees F, 2 mph wind
20 25 31.5 40 50 63 80 100 125 160 200 250 315 400 500 630 800 1K 1.25K 1.6K 2K 2.5K 3.15K 4K 5K 6.3K 8K 10K 12.5K 16K 20K Vacutech (Holstered)Vacuum 63.3 9 17 22 29 31 35 40 41 44 43 46 48 47 49 51 51 51 52 53 52 52 50 52 53 50 47 47 48 45 39 30 Vacutech (Unholstered)Vacuum 80.7 6 19 22 28 34 37 40 43 47 46 48 48 48 49 54 55 58 58 62 65 68 70 74 75 73 69 67 65 63 60 55 Vacutech (Inside Car)Vacuum 69.6 16 28 31 38 42 45 49 51 52 55 60 61 57 55 59 53 55 56 54 57 57 57 57 57 55 54 51 48 46 42 36 Average Level*Vacuum 76.3 13 24 28 34 38 41 45 47 49 51 56 57 53 52 56 54 56 56 59 61 64 66 69 70 68 64 62 60 58 55 50 * Refers to the logarithmic average of all measurements. This measurement represents an average of the multiple vacuum positions.

Clear sky, measurements were performed within 1.5ft of source. Measurements were performed while the vacuum was positiioned at three (3) different positions. Holstered, unholstered and inside a car. This data is utilized for acoustic modeling purposes and represents an average sound level at a vacuum station.

Table 1: Summary Measurement Data
Source System Overall
dB(A)
3rd Octave Band Data (dBA)
Figure 1: Holstered Figure 2: Unholstered Figure 3: Inside Car Figure 1: Example Measurement Position
0 10
20 30
40 50
60 70
80 20 25
31 .
5 40 50 63 80
10 0
12 5
16 0
20 0
25 0
31 5
40 0
50 0
63 0
80 0 1K

1. 2
5 K

1. 6
K
2K

2. 5
K

3. 1
5 K
4K 5K

6. 3
K
8K
10 K
12 .
5 K
16 K
20 K
dB
Freq (Hz)

1.5ft from Nozzle
Vacutech sound levels04/23/2024 PH1 274 of 747

SOUND LEVEL METER READINGS

MODEL: FT‐DD‐T340HP4 (40hp VACSTAR TURBINE VACUUM PRODUCER)

READING ONE: 43 DB‐A, 3 FEET FROM TURBINE @ 45° ANGLE
AND NO BACKGROUND NOISE OR OUTSIDE INTERFERENCE.

READING TWO: 36 DB‐A, 10 FEET FROM TURBINE @ 45° ANGLE
AND NO BACKGROUND NOISE OR OUTSIDE INTERFERENCE.

READING THREE: 24 DB‐A, 20 FEET FROM TURBINE @ 45° ANGLE AND NO BACKGROUND NOISE OR OUTSIDE INTERFERENCE.

READING FOUR: 12 DB‐A, 30 FEET FROM TURBINE @ 45° ANGLE AND NO BACKGROUND NOISE OR OUTSIDE INTERFERENCE.

NOTE: THESE READINGS WERE TAKEN OUTSIDE OF 8’x10’x8’ CINDER BLOCK ENCLOSURE WITH CONCRETE SLAB AND WOOD JOIST ROOF.

SOUND LEVEL METER USED:

SIMPSON MODEL #40003 – MSHA APPROVED.

MEETS OSHA & WALSH‐HEALY REQUIREMENTS FOR NOISE CONTROL.

CONFORMS TO ANSI S1.4‐1983, IEC 651 SPECS FOR METER TYPE.

Vacutech
1350 Hi-Tech Drive, Sheridan WY, 82801
PHONE: (800) 917-9444 FAX: (303) 675-1988
EMAIL: info@vacutechllc
WEB SITE: vacutechllc.com
04/23/2024 PH1 275 of 747

Appendix D:

Construction Noise and Vibration Calculation Sheets

04/23/2024 PH1 276 of 747

Construction Phase Equipment
Item # of Items Item Lmax at 50
feet, dBA1
Edge of Site to
Receptor, feet
Center of Site to
Receptor, feet
Item Usage
Percent1 Ground Factor2 Usage Factor Receptor Item
Lmax, dBA
Recptor. Item
Leq, dBA

SITE PREP
Tractor 1 84 120 120 40 0.66 0.40 73.9 69.9
Grader 1 85 120 120 40 0.66 0.40 74.9 70.9
Log Sum 74.9 73.4
GRADE
Grader 1 84 120 120 40 0.66 0.40 73.9 69.9
Dozer 1 82 120 120 40 0.66 0.40 71.9 67.9
Tractor 1 84 120 120 40 0.66 0.40 73.9 69.9
Crane 1 81 120 120 16 0.66 0.16 70.9 62.9
Forklift 2 79 120 120 40 0.66 0.40 68.9 64.9

73.9 75.3
BUILD
Crane 1 81 120 120 16 0.66 0.16 70.9 62.9
Forklift 2 79 120 120 40 0.66 0.40 68.9 64.9
Tractor 2 84 120 120 40 0.66 0.40 73.9 69.9

73.9 74.4
PAVE
Tractor 1 84 120 120 40 0.66 0.40 73.9 69.9
Concrete Mixer Truck 4 79 120 120 40 0.66 0.40 68.9 64.9 Paver 1 77 120 120 50 0.66 0.50 66.9 63.9
Roller 1 80 120 120 20 0.66 0.20 69.9 62.9

73.9 74.2

ARCH COAT
Compressor (air)1 78 120 120 40 0.66 0.40 67.9 63.9

67.9 63.9
1FHWA Construction Noise Handbook: Table 9.1 RCNM Default Noise Emission Reference Levels and Usage Factors Receptor - Commercial site to the West
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Project: QQCW Business Park Dr & Poinsettia Ave Vista CA Date: 11/28/23 Source: Large Bulldozer
Scenario: Unmitigated
Location:

Address: Business Park Drive & Poinsettia Ave, Vista, CA PPV = PPVref(25/D)^n (in/sec)
Equipment =INPUT SECTION IN BLUE
Type
PPVref =0.089 Reference PPV (in/sec) at 25 ft.

D =117.00 Distance from Equipment to Receiver (ft)
n = 1.10 Vibration attenuation rate through the ground
PPV =0.016 IN/SEC OUTPUT IN RED

DATA OUT RESULTS
2 Large Bulldozer
Note: Based on reference equations from Vibration Guidance Manual, California Department of Transportation, 2006, pgs 38-43.

VIBRATION LEVEL IMPACT
117 feet to the west of the center of the site

DATA INPUT
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Project Number(s): PC P23-0298 LD GP

PRIORITY DEVELOPMENT PROJECT

STORM WATER QUALITY MANAGEMENT PLAN (SWQMP)
FOR
Quick Quack Vista
NE Corner of Poinsettia Ave and Business Park Dr
PREPARED FOR:

Mr. Barret Bradley
427 College Blvd
Oceanside, CA 92057
720.607.3032
[email protected]
January 17, 2024
NOTE: This Priority Development Project SWQMP Template and Instructions are offered as a tool to assist users in complying with RWQCB Order No. R9-2015-0001 (Permit), and is not intended to warrant or guarantee Permit compliance, which is the independent and sole responsibility of the user. This template is subject to revision without notice, at any time.
04/23/2024 PH1 279 of 747

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Vista City CouncilApril 23, 2024

Vista City Council
April 23, 2024