Agenda packet — Coachella City Council, June 4, 2025 (part 1 of 6)

City Council Chamber
1515 6th Street, Coachella, California
(760) 398-3502  www.coachella.org
AGENDA

OF A REGULAR MEETING
OF THE

CITY OF COACHELLA

PLANNING COMMISSION
June 04, 2025
6:00 PM
In-Person Meeting
Location:

City Council Chamber
1515 6th Street,
Coachella, CA
If you would like to attend the meeting via Zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT 09 Or One tap mobile : +16694449171,,84544257915#,,,,*380084# Or Telephone:

US: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla
 Public comments may be received by 12:00 P.M. either in person, via email, telephonically, or via Zoom with a limit of 250 words, or three minutes:
o In Real Time:

If participating in real time via Zoom or phone, during the Public Comment Period, use the “raise hand” function on your computer, or when using a phone, participants can raise their hand by pressing *9 on the keypad.
o In Writing:

Written comments may be submitted to the City Council electronically via email to [email protected].

Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the City Council and entered into the record.
 The live stream of the meeting may be viewed online by accessing the city's website at www.coachella.org, and clicking on the "Watch Council Meetings" tab located on the home page, and then clicking on the "live" button.
1 CALL TO ORDER:

PLEDGE OF ALLEGIANCE:

ROLL CALL:

APPROVAL OF AGENDA:
“At this time the Commission may announce any items being pulled from the agenda or continued to another date or request the moving of an item on the agenda.”
APPROVAL OF THE MINUTES:

1. Planning Commission Minutes - May 7, 2025

2. Planning Commission Minutes - May 21, 2025
WRITTEN COMMUNICATIONS:

PUBLIC COMMENTS (NON-AGENDA ITEMS):
“The public may address the Commission on any item of interest to the public that is not on the agenda, but is within the subject matter jurisdiction thereof. Please limit your comments to three (3) minutes.” REPORTS AND REQUESTS:

NON-HEARING ITEMS:

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

3. AR 25-02 CUP 389 EA 25-01 Artmec Expansion Master Plan for the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778- 420-013 and 778-390-008) and the determination that the project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration. Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins. Phase 3 includes a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel. Applicant: Armtec Defense Products Co.

4. Resolution No. PC 2025-09: Request for Conditional Approval of Conditional Use Permit No. 391 Taqueria Allende 2 – Type 41 ABC License Request for conditional approval for Conditional Use Permit No. 391 to allow liquor sales (ABC Type 41, On-Sale Beer & Wine – Eating Place) within an existing 1,680 squarefoot restaurant located at 83103 Avenue 48 Ste 1A (Assessor Parcel Number 612-220-010) and determining that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15301 (Existing Facilities). Applicant: Teresa Leon Huerta INFORMATIONAL:
2 ADJOURNMENT:

Complete Agenda Packets are available for public inspection at the City Clerk’s Office at 53-462 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES 3 City Council Chamber
1515 6th Street, Coachella,
(760) 398-3502 
www.coachella.org
AGENDA
DE UNA REUNIÓN DE LA

CIUDAD DE COACHELLA
COMISIÓN DE PLANIFICACIÓN
4 de Junio de 2025
6:00 PM
Lugar de la reunión en
persona:

Cámara del
Ayuntamiento
1515 6th Street,
Coachella, CA
Si desea asistir a la reunión a través de Zoom, aquí está el enlace:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0z QT09
O one tap mobile: Us: +16699006833,, 84544257915#,,,,* 380084# US O teléfono:

Us: +1 669 900 6833
ID del webinar: 845 4425 7915
Código de acceso: 380084
Español: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla
Los comentarios públicos se pueden recibir por correo electrónico, por teléfono o por zoom con un límite de 250 palabras o tres minutos:

En vivo:

Si participa en vivo a través de zoom o teléfono, durante el período de comentarios públicos, use la función "levantar la mano" en su computadora, o cuando use un teléfono, los participantes pueden levantar la mano presionando *9 en el teclado.

Por escrito:

Los comentarios escritos pueden enviarse a la comisión electrónicamente por correo electrónico a [email protected]. Se requiere la transmisión antes del inicio de la reunión. Todos los comentarios escritos recibidos serán enviados a la comisión e ingresados en el registro.

SI LO DESEA, PUEDE DEJAR UN MENSAJE EN EL (760) 398-3102, EXTENSIÓN 122, ANTES DE LAS 4:00 P.M. DEL DÍA DE LA REUNIÓ
4 LLAMADO AL ORDEN:

JURAMENTO A LA BANDERA:

PASE DE LISTA:

APROBACIÓN DE LA
AGENDA:
“En este momento, la Comisión puede anunciar cualquier punto que está siendo retirado de la agenda o continuado a otra fecha o solicitar el traslado de un punto de la agenda”.

APROBACION DE LAS ACTAS:

1. BORRADOR DE LAS ACTAS DE LA COMISION DE PLANIFICACION – 7 DE MAYO DE 2025.

2. BORRADOR DE LAS ACTAS DE LA COMISION DE PLANIFICACION – 21 DE MAYO DE 2025.

COMUNICACIONES ESCRITAS:

COMENTARIOS DEL PÚBLICO (PUNTOS QUE NO ESTÁN EN LA AGENDA):
“El público puede dirigirse a la Comisión sobre cualquier tema de interés para el público que no esté en la agenda, pero que esté dentro de la jurisdicción de la materia de la misma. Por favor limite sus comentarios a tres (3) minutos”.

INFORMES Y SOLICITUDES:

SESIÓN DE ESTUDIO
PUNTOS QUE NO SON DE AUDIENCIA:

CALENDARIO DE AUDIENCIAS PÚBLICAS (CUASI-JUDICIAL):

3. Resolución No. PC 2025-10: Solicitud de Revisión Arquitectónica No. 25-02, Permiso de Uso Condicional No. 389 y Evaluación Ambiental No. 25-01 Expansión de las Fases 2 y 3 del Plan Maestro de Armtec Solicitud para la revisión del diseño de la Fase 2 y la evaluación ambiental de las Fases 2 y 3 del Plan Maestro de Expansión de Armtec, ubicado en 85901 Avenue 53 (Números de Parcela Catastral: 778-420-013 y 778-390-008), y determinación de que el proyecto cumple con la Sección 15073 de las Directrices de la Ley de Calidad Ambiental de California (CEQA) – Revisión Pública de una Declaración Negativa o Declaración Negativa Mitigada Propuesta. La Fase 2 incluye la construcción de un nuevo almacén de 15,000 pies cuadrados, un área de espera para camiones de aproximadamente 73,200 pies cuadrados, una cuenca de retención en la parcela norte, así como una nueva instalación de investigación y desarrollo (I+D) y producción de 3,000 pies cuadrados y dos cuencas de retención adicionales. La Fase 3 contempla la construcción de una nueva instalación de producción de 15,000 pies cuadrados, otro almacén de 15,000 pies cuadrados, dos estructuras de almacenamiento de 900 pies cuadrados cada una y una ampliación de 6,000 pies cuadrados de un almacén existente, todo ubicado en la parcela sur. Solicitante: Armtec Defense Products Co.
5 Agenda Planning Commission June 04, 2025

Page 6 ends

4. Resolución No. PC 2025-09: Solicitud de Aprobación Condicional del Permiso de Uso Condicional No. 391 Taquería Allende 2 – Licencia ABC Tipo 41 – Solicitud de aprobación condicional del Permiso de Uso Condicional No. 391 para permitir la venta de bebidas alcohólicas (Licencia ABC Tipo 41: Cerveza y Vino para Consumo en el Sitio – Establecimiento de Comida) en un restaurante existente de 1,680 pies cuadrados, ubicado en 83103 Avenue 48, Suite 1A (Número de Parcela Catastral 612-220-010), y determinación de que el proyecto propuesto cumple con la Sección 15301 (Instalaciones Existentes) de las Directrices de la Ley de Calidad Ambiental de California (CEQA). Solicitante: Teresa León Huerta INFORMATIVO:

SE SUSPENDE LA SESIÓN:

ESTA REUNIÓN ES ACCESIBLE PARA PERSONAS CON DISCAPACIDA Los paquetes completos de la agenda están disponibles para inspección pública en el Departamento de Servicios de Desarrollo en 53-990 Enterprise Way, Coachella, California, y en el sitio web de la ciudad www.coachella.org.
6 City Council Chamber
1515 6th Street, Coachella, CA
(760) 398-3502  www.coachella.org

MINUTES

OF A REGULARMEETING
OF THE

CITY OFCOACHELLA

PLANNING COMMISSION
May 7, 2025
6:00 PM
If you would like to attend the meeting via zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 Or one tap mobile :

Us: +16699006833,, 84544257915#,,,,* 380084# US
Or telephone:

Us: +1 669 900 6833
Webinar ID: 845 4425 7915
Passcode: 380084
Spanish: El idioma español está disponible en Zoom seleccionado la opción en la parte de abajo de la pantalla Public comments may be received via email, telephonically, or via zoom with a limit of 250 words, or three minutes:

In real time:

If participating in real time via zoom or phone, during the public comment period, use the “raise hand” function on your computer, or when using a phone, participants can raise their hand by pressing *9 on the keypad.

In writing:

Written comments may be submitted to the commission electronically via email to [email protected].

Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the commission and entered into the record.

IF YOU WISH, YOU MAY LEAVE A MESSAGE AT (760) 398-3502, EXTENSION 114, BEFORE 4:00 P.M. ON THE DAY OF THE MEETING
7 Item 1.

CALL TO ORDER: 6:01 PM
PLEDGE OF ALLEGIANCE:

VICE CHAIRPERSON FONSECA
ROLL CALL:

Commissioners Present: Chairperson Murillo, Vice Chairperson Fonseca, Alternate Commissioner Caballero.

Commissioners Absent: Commissioner Lara.

Staff Present: *Kendra Reif, Principal Planner
*Adrian Moreno, Associate Planner
*Jesus Medina, Information Technology Technician
*Jason Stevens, Information Technology Manager
APPROVAL OF AGENDA:
“At this time the Commission may announce any items being pulled from the agenda or continued to another date or request the moving of an item on the agenda.”

IT WAS MOVED BY VICE CHAIRPERSON FONSECA AND SECONDED BY ALTERNATE COMMISSIONER CABALLERO TO APPROVE THE AGENDA.

Approved by the following roll call vote:

AYES: Vice Chairperson Fonseca, Chairperson Murillo, Alternate Commissioner Caballero.

NOES: None.

ABSTAIN: None.

ABSENT: Commissioner Lara.

APPROVAL OF THE MINUTES:

1. Planning Commission Meeting Minutes April 2, 20255.

IT WAS MOVED BY VICE CHAIRPERSON FONSECA AND SECONDED BY ALTERNATE COMMISSIONER CABALLERO TO APPROVE THE MEETING MINUTES.

Approved by the following roll call vote:

AYES: Chairperson Murillo, Vice Chairperson Fonseca, Alternate Commissioner Caballero, NOES: None.

ABSTAIN: None.

ABSENT: Commissioner Lara.

WRITTEN COMMUNICATIONS:

None.
8 Item 1.

Public Comments Closed at 6:03 pm by Chair Murillo.

REPORTS AND REQUESTS:

NONE.

NON-HEARING ITEMS:

2. 53800 Polk Street Landscape Plan for the approval of a revised landscape plan for 53800 Polk Street and determining that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15301- Existing Facilities. Applicant: Peter Solomon.

Adrian Moreno, Associate Planner, gave a brief presentation for the item. A copy of the presentation is on file in the Planning Division.

Public Hearing Opened at 6:13 pm by Chair Murillo.

Peter Solomon, Applicant, notified that the property is under new ownership of Peter Solomon and no longer under the name of Zinc Farms Landscape Plan.

Michael Solomon, applicant son, made himself available and provided comments.

Public Hearing Closed at 6:14 pm by Chair Murillo.

IT WAS MOVED BY ALTERNATE COMMISSIONER CABALLERO AND SECONDED BY CHAIRPERSON FONSECA TO APPROVED THE REVISED 53800 POLK STREET LANDSCAPE PLAN WITH THE CORRECTIONS AMMANDED BY STAFF.

Approved by the following roll call vote:

AYES: Chairperson Murillo, Vice Chairperson Fonseca, Alternate Commissioner Caballero.

NOES: None.

ABSTAIN: None.

ABSENT: Commissioner Lara.

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

3. Architectural Review No. 25-01 Variance No. 25-02 Variance 25-03 Ocean Mist Signage a request for Architectural Review Approval for (4) directional signs, (1) monument sign, and (1) main building sign at the Ocean Mist Farm property and a design variance for (1) monument sign and a location variance for two directional signs to be within the public Right of Way at Enterprise Way at 52300 Enterprise Way (Assessor Parcel Number 763-131-029 and 763-131-088) and determining that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15311. Applicant: Daniel Martinez 9 Item 1.

Adrian Moreno, Associate Planner, gave a brief presentation for the item. A copy of the presentation is on file in the Planning Division
Public Hearing Opened at 6:30 pm by Chair Murillo.

Daniel Martinez, Applicant, made himself available and provided comments.

Public Hearing Closed at 6:32 pm by Chair Murillo.

IT WAS MOVED BY COMMISSIONER CABALLERO AND SECOND BY CHAIR MURILLO TO APPROVE THE CONTINUATION OF RESOLUTION NO. PC 2025-06 ARCHITECTURAL REVIEW NO. 25- 01 VARIANCE NO. 25-02 TO THE PLANNING COMMISSION MEETING ON JUNE 18, 2025. AT 6:00 PM ON 1515 SIXTH STREET COACHELL CA 92236.

IT WAS MOVED BY COMMISSIONER CABALLERO AND SECOND BY CHAIR MURILLO TO APPROVE RESOLUTIO NO. 2025-07 VARIANCE NO. 25-03.

Approved by the following roll call vote:

AYES: Chairperson Murillo, Vice Chairperson Fonseca, Commissioner Caballero.

NOES: None.

ABSTAIN: None.

ABSENT: Commissioner Lara.

INFORMATIONAL:

Planning Commission Secretary Updates:

ADJOURNMENT: 6:55 PM
Respectfully Submitted by,
Kendra Reif
Planning Commission Secretary

THIS MEETING IS ACCESSIBLE TO PERSONS WITH DISABILITIES Complete Agenda Packets are available for public inspection in the Development Services Department at 53-990 Enterprise Way, Coachella, California, and on the City’s website www.coachella.org.
10 Item 1.

City Council Chamber
1515 6th Street, Coachella, CA
(760) 398-3502  www.coachella.org

MINUTES

OF A REGULARMEETING
OF THE

CITY OFCOACHELLA

PLANNING COMMISSION
May 21, 2025
6:00 PM
If you would like to attend the meeting via zoom, here is the link:
https://us02web.zoom.us/j/84544257915?pwd=VTdHWitpYVdOUk1NQW8vZ1pqUm0zQT09 Or one tap mobile :

Us: +16699006833,, 84544257915#,,,,* 380084# US
Or telephone:

In real time:

In writing:

Written comments may be submitted to the commission electronically via email to [email protected].

Transmittal prior to the start of the meeting is required. All written comments received will be forwarded to the commission and entered into the record.

IF YOU WISH, YOU MAY LEAVE A MESSAGE AT (760) 398-3502, EXTENSION 114, BEFORE 4:00 P.M. ON THE DAY OF THE MEETING
11 Item 2.

CALL TO ORDER: 6:03 PM
PLEDGE OF ALLEGIANCE:

COMMISSIONER LARA
ROLL CALL:

Commissioners Present: Vice Chairperson Fonseca, Commissioner Lara, Alternate Commissioner Caballero.

Commissioners Absent: Chairperson Murillo
Staff Present: *Kendra Reif, Principal Planner.
*Adrian Moreno, Associate Planner.
*Vanessa Sanchez, Planning Technician.
*Jason Stevens, Information Technology Manager.

APPROVAL OF AGENDA:
“At this time the Commission may announce any items being pulled from the agenda or continued to another date or request the moving of an item on the agenda.”

IT WAS MOVED BY ALTERNATE COMMISSIONER CABALLERO AND SECONDED BY COMMISSIONER LARA TO APPROVE THE AGENDA.

Approved by the following roll call vote:

AYES: Vice Chairperson Fonseca, Commissioner Lara, Alternate Commissioner Caballero.

NOES: None.

ABSTAIN: None.

ABSENT: Chairperson Murillo
APPROVAL OF THE MINUTES:

1. Planning Commission Meeting Minutes May 7, 20255.

Minutes will be continued to our next Planning Commission meeting on June 4, 2025 due to a lack of quorum for commissioners present at the May 7, 2025 meeting.

WRITTEN COMMUNICATIONS:

None.

Public Comments Closed at 6:06 pm by Vice Chairperson Fonseca.

REPORTS AND REQUESTS:

NONE.

NON-HEARING ITEMS:

NONE.

PUBLIC HEARING CALENDAR (QUASI-JUDICIAL):

2. CUP 253 (Modification) - Los Compadres Thrift Store Discount Boutique a request for a Conditional Use Permit modification for a thrift store discount boutique in an existing multi-tenant commercial building located at 1030 6th Street, Units 2, 3, and 4 (Assessor Parcel Number 778-081-002) and determining that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15301. Applicant: Guadalupe Nano.

Vanessa Sanchez, Planning Technician, gave a brief presentation for the item. A copy of the presentation is on file in the Planning Division
Public Hearing Opened at 6:24 pm by Vice Chairperson Fonseca.

Guadalupe Nano, Applicant, made himself available and provided comments.

Public Hearing Closed at 6:32 pm by Vice Chairperson Fonseca.

IT WAS MOVED BY COMMISSIONER LARA AND SECOND BY ALTERNATE COMMISSIONER CABALLERO TO ADDOPT RESOLUTION NO. PC 2025-08 APPROVING CUP 253 WITH THE FINFINGS

AND CONDITIONS AS RECOMMENDED BY STAFF WITH MODIFICATIONS AS PROPPOSED BY THE PLANNING COMMISSION.

Approved by the following roll call vote:

AYES:, Vice Chairperson Fonseca, Commissioner Lara, Commissioner Caballero.

NOES: None.

ABSTAIN: None.

ABSENT: Chairperson Murillo,
INFORMATIONAL:

Planning Commission Secretary Updates:
 Applications for consideration to fill two Planning Commission vacancies, were continued to the next City Council meeting on May 28, 2025.
 Attended ICSC conference in Las Vegas with other staff members very informative, to bring different commercial businesses to our city.
13 Item 2.

ADJOURNMENT: 6:47 PM
Respectfully Submitted by,
Kendra Reif
Planning Commission Secretary

STAFF REPORT
6/4/2025
TO: Planning Commission Chair and Commissioners
FROM: Adrian Moreno, Associate Planner
SUBJECT:

AR 25-02 CUP 389 EA 25-01 Artmec Expansion Master Plan for the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778-420-013 and 778-390- 008) and the determination that the project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration. Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins. Phase 3 includes a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel. Applicant:

Armtec Defense Products Co.

STAFF RECOMMENDATION:

Staff recommends that the Planning Commission approve Resolution No. PC2025-10 approving the Architectural Review No. 25-02, Conditional Use Permit No. 389, and Environmental Assessment No. 25-01 approving the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778-420-013 and 778-390-008).

BACKGROUND:

On February 29, 2024, Phase 1 of the Armtec Expansion Master Plan was approved for the construction of (1) ground mount solar grid on the northern parcel (APN: 778-420-013) and (7) solar canopies on the southern parcel (APN: 778-390-008). Phase 1 construction is expected to complete construction before the end of June. On February 10, 2025, the applicant submitted a planning application for the proposed project.
15 Item 3.

DISCUSSION/ANALYSIS:

The surrounding land uses and zoning designations are as follows:

North: Rancho Cielo residential community (S-N, Suburban Neighborhood).

South: Farm land (U-E Urban Employment).

East: Vacant land, Castro Mobile Home Park, and vacant mini-market (M-S, Manufacturing Services, R-MH Mobile Home, U-E Urban Employment) West: Soccer fields and farm land (U-E Urban Employment).

Master Plan
The exhibit below shows the proposed master plan for Phases 1 – 3 of the proposed Armtec Expansion Master Plan. Phase 1 includes the construction of (1) ground mount solar grid on the northern parcel (APN: 778-420-013) and (7) solar canopies on the southern parcel (APN: 778- 390-008). Phase 1 is not part of the proposed project, and was approved on February 29, 2024.

Figure 1 - Armtec Expansion Master Plan (Phase 1 – 3)
Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and 9,900 SF retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins totaling 65,750 SF on the southern parcel. Phase 2 includes an Architectural Review (AR 25-02) and a Conditional Use Permit (CUP 389) to allow the storage warehouse building and truck staging area on the northern parcel zoned U-E Urban Employment and to allow the R&D and production facility on the southern parcel zoned M-H Heavy Industrial.
16 Item 3.

Figure 2 - Phase 2 Northern Parcel Figure 3 - Phase 2 Southern Parcel

Phase 3 includes the construction of a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel. The timing for construction of Phase 3 is currently undetermined. Future site plans for the Phase 3 portion of the Project will be required to undergo a separate Architectural Review prior to approval, and a CUP will be required to allow the production facility on the southern parcel zoned M-H.

Phase 2 Facilities Operation:

Storage Warehouses: The storage warehouses are designed to house finished goods which consist of a Hazard Class 1.4 explosive material, which present no significant blast hazard. These are explosives that contain no more than 0.9 oz. (25 g) of a detonating material and where the effects are mainly confined to the package, and no projection fragments of substantial size or range are expected. Specifically, these warehouses will store empty combustible cartridge cases of various sizes with no propellant. The storage warehouse will remain unoccupied except when goods are moved in and out of the structure.

R&D Facilities: The R&D facility will be used to develop small quantities of combustible materials in various configurations. Hazardous materials will consist primarily of nitro-cellulose.

No hazardous materials will be stored in the building. Occupancy of the Phase 2, 3,000 SF building will be strictly regulated, and occupancy is expected to be limited to approximately 8 persons.

Ancillary storage containers measuring 40’ x 8’ x 8’ may be placed in proximity to the Phase 2 R&D facility, however these storage containers would be for non-hazardous materials including tooling, spare parts, and packing materials.

Materials placed in the warehouses will be finished goods produced at the onsite production facilities. Finished materials are placed in approved cardboard containers, boxes, and placed on a pallet. These pallets are then transferred from the production buildings located on the south lot via forklift. The forklift travels within the Project site avoiding public access and exposure. The physical security of proposed facilities and access points shall be in accordance with the Department of Defense Manual (DoDM 5100.76) specific to AA&E security (Arms, Ammunition, and Explosives). Finished goods are transferred from the warehouse to commercial carriers for final delivery to the customer. The project would be required to comply with federal regulations that govern the handling and transportation of these materials. 17 Item 3.

Architecture
The project includes the Architectural review of the proposed 15,000 SF storage warehouse on the northern parcel at 28-foot height, and the proposed 3,000 SF research and development (R&D) and production facility on the southern parcel at 26-foot height. The proposed buildings provide a “Navajo White” traditional sand stucco finish with light grey vertical corrugated metal siding at the exterior façade elevations. Mechanical equipment will be ground-mounted and screened by 6- foot-high block walls. The research and development facility provides an attached canopy structure at the rear of the building not facing the public right-of-way. Exterior lighting is provided by small wall-mount fixtures.

Landscaping
Phase 1
Phase 1 construction included the completion of off-site landscape improvements on the northern portion of the northern parcel at APN: 778-420-013. Landscape included ¾ inch gravel and plant varieties to be compatible with existing landscape on the eastern portion of the northern parcel.

The applicant entered into a landscape maintenance agreement with the city to maintain site offsite landscaping.

Phase 2
The applicant provided Phase 2 preliminary
landscape plans that show landscape at the
northern and western perimeter of the proposed
15,000 SF warehouse on the northern parcel that
includes a combination of decomposed granite
and 1” – 4” decorative rock with landscape
groundcover. The project includes a condition of
approval to require gravel materials at the
proposed southern retention basins to be
landscaped with 3/4-inch gravel material only
with no plants. Phase 2 only includes new on-site
landscaping, and would not require amendment
of the existing landscape maintenance agreement.

Figure 4 Phase 2 On-site Landscaping
18 Item 3.

Phase 3
As a condition of approval of this project, the applicant is required to install the following improvements in the future Phase 3 of the proposed project, including landscaping of a future median on Tyler Street adjacent to the project, landscaping of the site entrance up to the fence line behind the guard shack, landscaping of the west side of Tyler Street along the southern parcel (APN: 778-390-008), and the landscaping along the southern edge of Avenue 53 to complete the incomplete pedestrian connection between Shady Lane and Tyler Street. The applicant would be required to revise landscape maintenance agreement to include new landscape areas. The planning commission or city council may approve any modifications to deferred phase 3 improvements.

Off-Site Improvements
Phase 2 includes the following off-site improvements, including the installation of separated sidewalk, curb and gutter along the entire eastern edge of Tyler Street along the entire property frontage. As a condition of approval, the Development Services Director, and City Engineer shall have the discretion to request an alternative design for the sidewalk along the eastern side of Tyler Street, due to any impacts related to city or outside agency easements along Tyler Street. The applicant shall install a curb up to the fence line behind the guard shack, and install a new raised median between Avenue 53 and the southernly project driveway. These improvements are to complete pedestrian connection along Tyler Street adjacent to the project site. No off-site landscaping is required as part of Phase 2.

Phase 3 landscape improvements are described in the above landscape section. Future Phase 3 deferred improvements include completion of landscape improvements at the site entrance up to the fence line behind the guard shack, replacement of the existing chain-link fence for the installation of a new wrought-iron fence along Avenue 53, and along Tyler Street. The project would also be required to move a water meter outside of the site perimeter fence line per Utilities Director direction. The project would also be required to complete the incomplete pedestrian connection between Shady Lane and Tyler Street.

Parking
The applicant submitted a parking analysis for the proposed project, and staff found that the proposed project is consistent with the Parking Ordinance of the City of Coachella Municipal Code. The site currently provides 320 existing parking spaces, the proposed project would maintain sufficient parking with at least 42 surplus parking spaces.

Consistency with General Plan and Zoning
The project site is located on two separate parcels, the northern parcel at (APN 778-420-013) is zoned (U-E) Urban Employment and has a general plan designation of Urban Employment Center, and the southern parcel at (APN 778-390-008) is zoned (M-H) Heavy Industrial and has a general plan designation of Industrial District. The proposed warehouse located on the northern parcel is permitted in the U-E zone, as light industrial uses as permitted in the (M-S) Manufacturing Service zone and as standalone uses operating indoors, would be permitted with the approval of a conditional use permit. The Urban Employment Center general plan designation promotes the development of research and development uses. The proposed project is a warehouse that will be 19 Item 3.
accessory to existing research and development uses at the project site, and as such the approval of the project would be within the guidelines of the Urban Employment Center general plan designation. The proposed R&D and production facility on the southern parcel is permitted in the M-H zone, as explosive or fireworks manufacture would be permitted in the M-H zone with the approval of a conditional use permit. The Industrial District general plan designation promotes the development of research and development uses. The proposed project is compliant with the development standards of the U-E and M-H zone per the attached development standard analysis (Attachment 7). Within the M-H zone, projects are required to meet Manufacturing Service (MS) zone development standards.

Hazards
The proposed project is compliant with Goal 5 Hazardous Materials Management of the City of Coachella General Plan Safety Element Policy 5.3 prohibits the placement of proposed new facilities that will be involved in the production, use, storage, transport or disposal of hazardous materials near existing land uses that may be adversely affected by such activities. The proposed project would provide a large setback from streets adjacent to residential uses. The proposed warehouse located on the northern parcel would be setback approximately ±230 feet south of Avenue 53, and setback ±220 feet east of the soccer field. The R&D production facility would be setback approximately ±169 feet west of Tyler Street. The applicant submitted a truck route plan that complies with General Plan policy 5.5, as there are no existing schools, medical facilities, child-care centers or other facilities with special evacuation needs along the proposed project truck routes within the city. The project Hazards and Hazardous Material section of the Initial Study Mitigated Negative Declaration for the project finds that the project would result in a less than significant impact with mitigation measure HAZ-1 which is included as a condition of approval for the project. Implementation of Mitigation Measures HAZ-1 would ensure the Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving hazardous materials.

City records show that more than 30 years ago (pre-1992) accidental explosions and fires have occurred at the existing Armtec facilities and project site. However, no such accidents have occurred since, and the likelihood of similar accidents occurring is significantly reduced with adherence to local, state, and federal regulations regarding the routine transport, use, storage or disposal of hazardous materials as described in the Hazards and Hazardous Material section of the Initial Study Mitigated Negative Declaration for the project. The letter that describes a previous accident is attached to this report (Attachment 6).

CEQA
Pursuant to CEQA, an initial study was prepared for the Armtec Expansion Master Plan Project.

The Initial Study concluded that the project would result in less than significant impacts to Aesthetics, Agriculture and Forestry Resources, Air Quality, Energy, Greenhouse Gas Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and 20 Item 3.

Housing, Public Services, Recreation, Transportation/Traffic, Utilities and Service Systems and Wildfire. The Initial Study concluded that the project would result in a less than significant impact with mitigation incorporated to Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Transportation, and Tribal Cultural Resources. A 30-day public review period ran from April 22, 2025, to May 22, 2025. Staff did receive correspondence from the California Department of Fish and Wildlife, and the U.S Fish and Wildlife inquiring about special study documents which Staff responded. See 30-day review period comments attached to this report (Attachment 1 – Exhibit E). A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and is attached to this report (Attachment 1 – Exhibit D).

ENVIRONMENTAL REVIEW:

The Planning Division has determined that the proposed project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration.

ALTERNATIVES
1) Adopt Resolution No. PC2025-10 approving Architectural Review No. 25-02 Conditional Use Permit No. 389, and Environmental Assessment No. 25-01 with the findings as recommended by Staff.
2) Adopt Resolution No. PC2025-10 with the findings and conditions as recommended by Staff with modifications as proposed by the Planning Commission. 3) Not approve Resolution No. PC 2025-10 and request that staff prepare a Planning Commission Resolution for denial of Architectural Review No. 25-02 Conditional Use Permit No. 389, and Environmental Assessment No. 25-01. 4) Continue this item and provide staff and the applicant with direction.

Attachments:

1. Resolution PC 2025-10
a. Exhibit A – Conditions of Approval
b. Exhibit B – Development Plan Set
c. Exhibit C – Phasing Plan
d. Exhibit D– Initial Study MND and Mitigation Monitoring Program e. Exhibit E – EA No. 25-01 Comments

2. Vicinity Map

3. Off-Site Improvements - Preliminary Plan

4. Hazardous Truck Route Plan

5. Armtec Parking Analysis

6. 1991 Letter

7. Development Standard Analysis
21 Item 3.

RESOLUTION NO. PC 2025-10

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA, CALIFORNIA APPROVING ARCHITECTURAL REVIEW
NO. 25-02, CONDITIONAL USE PERMIT NO. 389, AND ENVIRONMENTAL ASSESSMENT 25-01 FOR THE ARMTEC EXPANSION MASTER PLAN TO ALLOW FOR THE DESIGN REVIEW OF PHASE 2 AND THE
ENVIRONMENTAL REVIEW OF PHASE 2 AND 3 OF THE ARMTEC
EXPANSION MASTER PLAN AT 85901 AVENUE 53 (APN: 778-420-013 AND 778-390-008) AND DETERMINING THAT THE PROJECT IS COMPLIANT

WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES SECTION 15073 - PUBLIC REVIEW OF A PROPOSED

NEGATIVE DECLARATION OR MITIGATED NEGATIVE
DECLARATION. APPLICANT: ARMTEC DEFENSE PRODUCTS CO.

WHEREAS, on February 10, 2025, the applicant Armtec Defense Products Co., filed an application for Architectural Review No. 25-02 (AR No. 25-02), Conditional Use Permit No. 389 (CUP No. 389), and Environmental Assessment No. 25-01 (EA No. 25-01) Armtec Expansion Master Plan for the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778-420-013 and 778-390-008) and the determination that the project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration; and WHEREAS, Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins.

Phase 3 includes a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel; and
WHEREAS, the property at APN: 778-420-013 has a land use designation of Urban Employment Center, and the property at APN: 778-390-008 has a land use designation of Industrial District pursuant to the City of Coachella General Plan; and WHEREAS, the property at APN: 778-420-013 has a zoning designation of Urban Employment (U-E), and the property at APN: 778-390-008 has a zoning designation of Heavy Industrial (M-H) pursuant to the City of Coachella Municipal Code; and WHEREAS, the U-E zoning designation allows for the proposed warehouse use with the approval of a conditional use permit, and the M-H zoning designation allows for the proposed explosives or fireworks manufacture use pursuant to Section 17.74.05 of the City of Coachella Municipal Code; and
WHEREAS, the proposed use is consistent with and intended to implement the vision of the City’s General Plan and the Municipal Code pertaining to providing space for a range of employment uses to help expand and diversify the City’s economy, and to accommodate industrial businesses; and
WHEREAS, the proposed site is adequate in size and shape to accommodate the proposed development; and,
22 Item 3.

Resolution No. PC 2025-10

Page 2 ends

WHEREAS, the site for the proposed use relates properly to streets which are designed to carry the type and quantity of traffic to be generated by the proposed use; and, WHEREAS, pursuant to the provisions of the California Environmental Quality Act Guidelines Section 15073 – Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration, an initial study was prepared that determined that the project would not have a significant effect on the environment; and,
WHEREAS, a notice of a public hearing to consider the Conditional Use Permit(CUP No. 253), Architectural Review (AR No. 25-02), and Environmental Assessment (EA No. 25-01) applications was issued in accordance with Coachella Municipal Code Section

17.74.010.G, inclusive of the publication on May 25, 2025, of a legal public hearing notice published in the Desert Sun, the City’s newspaper of record, and the mailing of a public hearing notice to a certified list of property owners within 300 feet of the subject properties on May 25, 2025; and
WHEREAS, on June 4, 2025, the Planning Commission of the City of Coachella held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and
WHEREAS, at the Planning Commission hearing, the Applicant and members of the public were present and were afforded an opportunity to testify regarding the Project; and,
WHEREAS, at the conclusion of the public hearing and following discussion, the Planning Commission approved this Resolution for the Architectural Review No. 25-02 (AR No. 25-02), Conditional Use Permit No. 389 (CUP No. 389), and Environmental Assessment No. 25-01 (EA No. 25-01) Armtec Expansion Master Plan for the for the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778-420-013 and 778-390-008) and the determination that the project is compliant with is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration. Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins.

Phase 3 includes a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel, as conditioned, with the motion vote outcome specified in the meeting minutes for the June 4, 2025, Planning Commission meeting.

NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California hereby resolves, finds, and determines as follows:

Section 1. Incorporation of Recitals. The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the 23 Item 3.

Resolution No. PC 2025-10

Page 3 ends

Planning Commission as fully set forth in this resolution.

Section 2. CEQA Findings. The Planning Commission has independently reviewed the Notice of Exemption and the administrative record for the Proposed Use, including all oral and written comments received during the public hearing, the staff report, and all attachments thereto, which are all incorporated herein by reference and are on file with the Development Services Department for the City of Coachella, and the Planning Commission finds that:

The City of Coachella, as Lead Agency, has reviewed the Project pursuant to: 1) CEQA Guidelines Section 15002(k) – General Concepts, outlining the three-step process for determining which document to prepare for a project subject to CEQA; and 2) CEQA Guidelines Section 15073 – Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration, which provides procedures for the public review of a proposed mitigated negative declaration. It can be seen with certainty that implementing the Project would not cause a significant adverse effect on the environment because an initial study was prepared for the Project that determined that the Project would not have a significant effect on the environment. Therefore, the project is compliant with California Environmental Quality Act Guidelines Section 15073 – Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration.

Section 3. Architectural Review Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the Planning Commission hereby finds that:
1) The proposed project is consistent with the General Plan. The northern parcel at (APN 778-420-013) has a general plan designation of Urban Employment Center, the designation promotes the development of research and development uses. The proposed project is a warehouse that will be accessory to existing research and development uses at the project site. The approval of this project would promote the development of research and development uses as promoted by the General Plan.

The southern parcel at (APN: 778-390-008) has an Industrial District general plan designation which promotes the development of research and development uses. The proposed research and development (R&D) and production facility on the southern parcel would promote the development of research and development uses as promoted by the General Plan.
2) The proposed project complies with zoning regulations. The proposed warehouse located on the northern parcel (APN 778-420-013) is permitted in the Urban Employment (U-E) zone as light industrial uses are permitted with the approval of a conditional use permit. Warehouse uses are permitted in the M-S zone. The proposed research and development (R&D) and production facility on the southern parcel (APN: 778-390-008) is permitted in the M-H zone as explosive or fireworks manufacture would be permitted in the M-H zone with the approval of a conditional use permit.
24 Item 3.

Resolution No. PC 2025-10

Page 4 ends

3) The proposed project is consistent with the City’s Design Guidelines. The project is required to meet the development standards of the U-E and M-H zones, and the project is architecturally compatible with the existing buildings. 4) The proposed development would not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity. The proposed project would not be detrimental to the public health, safety, or welfare as determined by the initial study prepared for the project and the implementation of mitigation measures as required by the conditions of approval of this project; and 5) The proposed project is located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area. The project location, design, and construction is compatible with the existing structures on the project site, and would not change the essential character of the same area. The project is required to be operated and maintained in compliance with federal regulations, which would ensure that the project is compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area.

Section 4. Conditional Use Permit Findings. Based upon the evidence presented at the hearing, including the staff report and written and verbal testimony, which are all incorporated herein by reference, the Planning Commission hereby finds that:
1) The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan as described in Architectural Review Finding 1
2) The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area, as described in Architectural Review Finding 5.
3) Consideration was given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development. Additionally, there is adequate ingress and egress into and out of the existing site to maintain the adequacy of the traffic circulation system serving the proposed use. The proposed Armtec Expansion Master Plan phase 2 project will operate at an existing developed site with existing parking areas that is sufficient for the proposed project. The proposed off-site improvements are to ensure the proposed off-site improvements are in compliance with the Mobility Element of the General Plan. The applicant is required to comply with the City’s development standards for the Urban Employment (U-E) and Heavy Industrial (M-H) zone and the Coachella Municipal Code for the proposed project.
25 Item 3.

Resolution No. PC 2025-10

Page 5 ends

4) Where the proposed use may be potentially hazardous or disturbing to existing or reasonable expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. The proposed project would not be detrimental to the public health, safety, or welfare as determined by the initial study prepared for the project and the implementation of mitigation measures as required by the conditions of approval of this project; The proposed Armtec Expansion Master Plan phase 2 project is required to make off-site improvements that would ensure Tyler Street is in accordance with the Mobility Element of the General Plan, and would provide a pedestrian connection to existing uses on the east side of Tyler Street adjacent to the proposed project site. 5) The proposed use will include vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads.

The proposed project is located at an existing developed site that provides adequate existing vehicular approaches.
6) The proposed project is compliant with the provisions of the California Environmental Quality Act Guidelines Section 15073 – Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration, an initial study was prepared that determined that the project would not have a significant effect on the environment
Section 4. Planning Commission Approval. Based on the foregoing, the Planning Commission hereby CONDITIONALLY APPROVES Architectural Review No. 25-02 (AR No. 25-02), Conditional Use Permit No. 389 (CUP No. 389), and Environmental Assessment No. 25-01 (EA No. 25-01) Armtec Expansion Master Plan for the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778-420-013 and 778-390-008) and the determination that the project is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration. Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins. Phase 3 includes a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel. The Applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in “Exhibit A” and development plans in “Exhibit B”, phasing plan in “Exhibit C” and environmental assessment “Exhibit D” and “Exhibit E” of this Resolution. Failure to demonstrate compliance with these conditions of approval may result in the delay of the Proposed Use or the rescinding of the City of Coachella’s conditional use permit approval. Where the term “Applicant” is used in any condition of approval, this term shall also apply to the Property Owner, any developer, or any successor in the interest of the Applicant. It is the Applicant’s or Applicant’s successor in interest responsibility to fully comply with the conditions of approval unless subsequently modified in accordance with the City’s required processes and procedures.

PASSED APPROVED and ADOPTED this 4
th day of June 2025 by the
26 Item 3.

Resolution No. PC 2025-10

Page 6 ends

following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Isela Murillo
Planning Commission Chairperson
ATTEST:
______________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
_____________________________
City Attorney
27 Item 3.

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC 2025-10 was duly adopted by the Planning Commission of the City of Coachella at a regular meeting thereof, held on this 4
th day of June 2025 by the following vote of the Planning Commission:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
Kendra Reif
Planning Commission Secretary
28 Item 3.

Resolution No. PC2025-10 EXHIBIT A
Exhibit A – Resolution No. PC2025-10
CONDITIONS OF APPROVAL FOR ARCHITECTURAL REVIEW NO. 25-02 CONDITIONAL USE PERMIT NO. 389, AND ENVIRONMENTAL ASSESSMENT NO. 25-01
Armtec Expansion Master Plan
General Conditions

1. AR No. 25-02, CUP No. 389, EA No. 25-01 is approved for the design review of Phase 2 and the environmental review of Phase 2 and 3 of the Armtec Expansion Master Plan at 85901 Avenue 53 (APN: 778-420-013 and 778-390-008) and the determination that the project is compliant with is compliant with California Environmental Quality Act (CEQA) Guidelines Section 15073 - Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration. Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and retention basin on the northern parcel, and a new 3,000 SF research and development (R&D) and production facility and two retention basins. Phase 3 includes a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse, all located on the southern parcel.

2. The applicant shall defend, indemnify and hold harmless the City of Coachella, its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City, its officials, officers, employees or agents to attack, set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the City Attorney, within five days of the effective date of this approval.

3. The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

4. All plan submittals are the responsibility of the developer; this includes plan submittals to the City of Coachella, the Riverside County Fire Department or to other agencies for whom plan review and approval is required.

5. A detailed landscape and irrigation plan shall be submitted that addresses landscape requirements for the project site. Prior to issuance of building permits, a final landscape plan shall be submitted and approved by the Development Services Director or his/her designee.

6. The owner will be required to consult with the Utilities Manager and Environmental Programs Coordinator regarding water and sewer connections, and utility connection impact fees, and any proposed sewer dump connections.

7. Applicant is required to meet all hazardous materials requirements per the Coachella Municipal Code Chapter 8.52 – Hazardous Materials.
29 Item 3.

Resolution No. PC2025-10 EXHIBIT A

8. Prior to building permit issuance, applicant to submit a photometric plan to the building division, to ensure light pollution impacts are reduced as feasible.

9. Armtec Defense Technologies, the applicant, shall sign approved resolution and each sheet of the conditions of approval within 45 days of the approval and return the signed copy to the Development Services Department.

10. At the direction of Development Services Director, City Engineer, or Code Enforcement Manager, the applicant shall install soil stabilizer at regular intervals or as needed to prevent dust. The applicant may propose other sufficient measures to prevent dust.

11. Applicant shall install curb only at the north side of the old Avenue 53 entrance, up to the fence line behind the guard shack.

12. Applicant shall provide a separated sidewalk design for off-site improvements adjacent to the east side of Tyler Street per the direction of the Development Services Director and City Engineer. The Development Services Director and City Engineer shall have the discretion to request and approve an alternative design for the east side of Tyler Street that may include curb adjacent sidewalk, or other high-quality design, due to any impacts related to city or outside agency easements along Tyler Street, or other related impact.

13. The applicant shall landscape the proposed retention basins at the southern parcel with ¾ inch decorative gravel only, to be compatible with the preliminary landscape plans for the new proposed retention basin on the northern parcel.

14. Applicant shall be required to install the following improvements in a future Phase 3 project.

Any future approvals for Phase 3 may make modifications to required deferred improvements subject to Planning Commission and/or City Council approval. The deferred improvements to a future Phase 3 include the following:
a. Landscaping of the median on Tyler Street adjacent to project, including planting material.
b. Landscape of the north and south side of old Avenue 53 entrance, up to the fence line behind the guard shack.
c. Landscape of the west side of Tyler Street along APN: 778-390-008. d. Installation of curb, gutter, sidewalk, and landscape along the southern edge of Avenue 53, adjacent to APN 778-420-014, to complete the incomplete pedestrian connection between Shady Lane and Tyler Street.
e. Replace existing chain-link fence and install a new wrought-iron fence along Avenue 53, and along Tyler Street.
f. Move water meter from its current position inside Armtec’s fence line to outside of the fence line, per direction of the Utilities Director. 30 Item 3.

Resolution No. PC2025-10 EXHIBIT A
g. Revise Landscape Maintenance Agreement to include new landscape areas.

Building

15. This project must adhere to the California Green Building Standards Code, including the incorporation of shade trees. Please include the mandatory measures in the proposed plans.

For your reference, review the attached document outlining the mandatory measures from the California Green Building Standards Code. Document must be completed and submitted at time of building permit application.

Utilities

16. Plumbing blueprints depicting water, sanitary, industrial, and/or grease waste line. (all lines that are applicable)

17. Domestic water and sewer point of connection to the City’s utilities.

18. Plumbing code fixture schedule with total DFU’s listed.

19. Complete wastewater discharge survey.

20. Pretreatment equipment/Sample box: (if applicable) Provide manufacture specifications and sizing chart.
a. Pretreatment Equipment Minimum Requirements:
i. 750 gal minimum
ii. Clean outs and vents before and after pretreatment equipment iii. Sample box immediately downstream of the pretreatment equipment iv. Made from precast concrete

21. Storm water runoff must be contained within the property.

22. Outside drains connected to the sanitary sewer are prohibited unless drains are protected from rain water by having a permanent berm within a shade structure. Storm water is prohibited from entering the sanitary sewer.

23. The project may be required to connect to the City’s public water and wastewater systems. In the event that new connections are required, the applicant shall submit water and sewer plans for approval.

24. New water and sewer connections are subject to the collection of impact fees.

25. All fire lines require the installation of Double Check Detector Assemblies.

26. Backflow devices are required on all non-residential connections installed within 12” of the meter box.
31 Item 3.

Resolution No. PC2025-10 EXHIBIT A

27. All buildings may require individual meters.

28. Irrigation may require its own meter.

29. All water connections shall install 4G AMI master meters.

30. All service lines shall be copper tubing per the approved list of materials.

31. All materials shall be per the approved list of materials provided by the Engineering Department or the Utilities Department.

32. No new water connections shall be shown on landscaping plans, all connections shall be in the water improvement plans.

33. Trees must have a minimum of 15’ separation distance from the Utilities water/sewer mainlines and laterals. Or minimum 10’ separation distance from water/sewer mainlines laterals with root barrier.

34. Relocation of the water meter may be deferred to Phase 3

35. No obstructions, buildings, foundations over the City’s water line crossing APN 778-420-013 as seen on the exhibit below.

Engineering
GENERAL:

36. Prepare and record necessary drainage easements to implement the project in accordance with drainage law.

37. The developer shall submit a Fugitive Dust Control and Erosion Control plan in accordance with Guidelines set forth by CMC and SCAQMD to maintain wind and drainage erosion and dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site. Additional securities, in bond form, in amount of $2,000.00 per acre of gross area, and a one-time cash deposit of $2,000.00 are required to insure compliance with this requirement. No work may be started on or off site unless the PM-10 plan has been approved, the original plans, and executed dust control agreement, are filed in the engineering department at the City of Coachella.

38. Applicant shall submit for review and approval by the City Engineer all documents related to any existing and proposed on-site and off-site easements that may affect the development of the site. All easements shall be identified on the engineering plans.

39. Site access improvements shall be in conformance with the requirements of Title 24 of the California Administrative Code. This shall include access ramps for off-site and on-site streets as required.

40. Applicant shall obtain approval of site access and circulation from Fire Marshall. 32 Item 3.

Resolution No. PC2025-10 EXHIBIT A

41. The applicant shall provide necessary utility easements for IID and underground overhead distribution lines within the project boundaries. Applicant shall submit to the City a letter from IID that satisfies this requirement.

42. The applicant shall pay all necessary plan check, permit and inspection fees. Fees will be determined when plans are submitted to the City Engineering Department for plan check.

ROUGH GRADING:

43. Prepare and submit rough grading and erosion control plans for the project.

44. The project’s soils engineer shall certify to the adequacy of the grading plan.

45. All projects developing one (1) acre or more of total land area, or which are part of a larger phased development that will disturb one acre of land, are required to obtain coverage under the State Water Resources Control Board’s (SWRCB) General Permit for storm water discharges associated with construction activity. Proof of filing a Notice of Intent (NOI) with the SWRCB for coverage under this permit is required. The Waste Discharger’s Identification Number (WDID), issued by the SWRCB, must be shown on the grading plans. The project’s Storm Water Pollution Prevention Plan shall be submitted for the City’s review and approval.

PRECISE GRADING:

46. A precise grading/improvement plan, prepared by a California Registered Civil Engineer, showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control, slope easements, and all other pertinent information shall be submitted for review and approval by the City Engineer.

47. Rough grading shall be certified by the project soils engineer prior to issuance of a permit for precise grading or building construction.

48. Provide and record a reciprocal use and maintenance agreement to assure common ingress and egress and joint maintenance of all common access, parking areas and drives.

49. If applicant is planning to build a wall, separate permits shall be required for wall construction.

The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side.

STREET IMPROVEMENTS:

50. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for review and approval by the City Engineer. All street improvements including street lights shall be designed and constructed in conformance with City Municipal Code, General Plan, and Standards and Specifications. Street flow line grade shall have a minimum slope of 0.35 %.

51. Applicant shall construct all off-site and on-site improvements including street pavement, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, street lights, and any other incidental works necessary to complete the improvements.

Driveways shall conform to City of Coachella standards for commercial driveways with a minimum width of 24.00 feet and curbed radius entrances. 33 Item 3.

Resolution No. PC2025-10 EXHIBIT A

52. Applicant shall construct and dedicate the following Street and street improvements to conform to the General Plan and/or requirements of Traffic Study. a. 53rd Avenue- Public Roadway as shown on the RAC and per these comments shall include the following as part of phase 3 improvements:
i. This street is classified as Industrial Collector with 80 feet of right-of-way as per City of Coachella General Plan.
ii. Applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements located at Shady Lane and all other appurtenances as required to the satisfaction of the City Engineer. iii. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: sidewalk, ADA ramps, legends, Traffic control signs and street name signs within project limits to satisfaction of the City Engineer.
iv. Applicant shall remain and protect in place existing Streetlights and make sure that existing Street Lights and new sidewalk have room clearance for ADA path of travel to the satisfaction of the City Engineer. b. Tyler Street- Public Roadway as shown on the RAC and per these comments shall include the following:
i. This street is classified as Primary Arterial with bicycle lane with 94 feet of right-of-way as per City of Coachella General Plan.
ii. Applicant shall protect existing curb adjacent to the project frontage in place. It is understood that the existing curb and gutter does not exist at the approved ultimate right of way location.
iii. Along the Eastern edge of Tyler Street along the entire property frontages, applicant shall install all sidewalk, curb and gutter transitions to uniformly connect to existing adjacent improvements all other appurtenances as required to the satisfaction of the City Engineer. Curb face shall be placed

32.5 east of Center line to coincide with existing curb face located south of the proposed improvements at APN 763-141-014.
iv. Applicant shall install new asphalt concrete along the eastern shoulder of the roadway to complete the roadway section adjacent to the new proposed curb. Proposed lane configurations shall include 2 north bound lanes and two south bound lanes with widths of not less than 11 feet and a center median with a width of 14 feet. Project shall also include painted Class II bike lanes in both the north and south bound lanes at a width of not less than 5 feet. Applicant shall construct all appurtenant roadway components within project limits such as, but not limited to: raised center medians, turn lanes, sidewalk (east side only), ADA ramps (east side only), legends, 34 Item 3.

Resolution No. PC2025-10 EXHIBIT A
Traffic control signs and street name signs within project limits to satisfaction of the City Engineer.
v. Applicant shall remain and protect in place existing Streetlights and make sure that existing Street Lights and new sidewalk have clearance for ADA path of travel to the satisfaction of the City Engineer. vi. Applicant shall install a new raised median between Ave 53 and the southerly project driveway located approximately 220 feet north of the properties southern edge. Applicant shall install a 14 foot wide two way turn lane within the center lane between the southerly driveway and the southerly property line.
vii. Applicant shall install additional landscape improvements, lighting, and decorative fencing as required by planning within the median and westerly side of Tyler street as part of the phase 3 improvements at a future date. It is recommended that the applicant install empty utility sleeves within the roadway to accommodate future electrical and irrigation needs.

SEWER and WATER IMPROVEMENTS:

53. Sewer & Water Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for engineering plan check and City Engineer approval.

54. Applicant shall construct all off-site and on-site water improvements and any other incidental works necessary to complete the improvements. Size and location of sewer and water improvements shall be approved by the City Engineer.

PRIOR TO ISSUANCE OF BUILDING PERMITS:

55. A final soils report, compaction report and rough grading certificate shall be submitted and approved prior to issuance of any building permits.

56. Provide a set of proposed Covenants, Conditions and Restrictions (CC&R) for review and approval. The proposed CC&Rs shall contain the Association’s/Owner’s maintenance obligations with respect to various facilities including, but not limited to, right-of-way and private landscaping, private streets, sidewalks, utilities, street lights, and Water Quality Management Plan (WQMP) features. This document must be submitted to and approved by the City before it is submitted to any other governmental Fire

57. Access. Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code and Riverside County Fire Department Standards. Plans must be submitted to the Fire Marshal’s office for review and approval prior to building permit issuance.

58. Water. Fire Department water system(s) for fire protection shall be in accordance with the California Fire Code and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance. 35 Item 3.

Resolution No. PC2025-10 EXHIBIT A

59. Conditions Timeframe. Conditions of approval are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months.

GENERAL – CONSTRUCTION CONDITIONS

60. ACCESS – WITHIN DISTANCE OF STRUCTURE. Approved fire apparatus access road shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall extend to with 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building measured by an approved route around the exterior of the building or facility.

61. ACCESS CAPACITY, SURFACE & GRADE. Fire Department emergency vehicular access road (public or private) shall be all weather surface capable of sustaining the imposed load of 80,000 lbs. GVW, bases on street standard approved but the Transportation and Fire Marshal’s offices. All Fire Department access roads or driveway shall not exceed 16 percent grade.

62. ACCESS WIDTH & HEIGHT. Fire apparatus access roads and fire lanes shall have an unobstructed width of not less than twenty-four (24) feet and unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches.

63. ACCESS SURFACE. Prior to construction, all locations where structure are to be built shall have an approved Fire Department access based on street standard approved by the Fire Marshal’s office

64. ACCESS DRIVEWAY TURNAROUND. Fire apparatus road over 150 feet in length shall have a turn-around as determined by the Fire Marshal’s office capable of accommodating fire apparatus

65. ACCESS DEAD-END. Dead-end street and/or fire apparatus roads in excess of 150 feet in length shall be provided with an approved turnaround for fire apparatus

66. ACCESS ANGLE OF APPROACH. Angle of approach and departure for any means of Fire Department access shall not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m) and the design limitation of the fire apparatus of the Fire Department shall be subject to approved by the AHJ

67. ACCESS FIRE LANES. An approved site plan for fire lanes and signage shall be review and approved by Fire Marshal’s office, prior to issuance of Building Permit

68. ACCESS GATE AUTOMATIC OPENER. New motorized gates shall be provided with means to be automatically open remotely by emergency vehicles and shall be approved by the Fire Marshal’s office.

69. ADDRESS COMMERCIAL. Prior to issuance of Certificate of Occupancy or Building Final, all commercial building shall displace street numbers in a prominent location on the street side and rear access location. The number shall be a minimum of twelve (12) inches in height visible and in a contrasting color to the background.
36 Item 3.

Resolution No. PC2025-10 EXHIBIT A

70. FIRE FLOW. The Fire Marshal’s office is required to set a minimum fire flow for the remodel or construction of all building per CFC Appendix B and Table B05.1. The applicant/developer shall provide documentation to show there exists a water system capable of delivering said waterflow for 2 hours duration at 20-PSI residual operation pressure. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type or automatic fire protection measure as approve the Fire Marshal’s office. Specific requirements for the project will be determined at the time of submittal

71. FIRE HYDRANT COMMERCIAL. The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC, NFPA 24 and Riverside County Ordinance. Fire hydrants shall be located no closer than 40 feet to a building. A fire hydrant shall be located within 50 feet of the fire department connection of the building protected with a fire sprinkler system. The size and numbers of outlet require for the approval fire hydrants are (6” X 4” X 2 ½” X 2 ½”)

72. FIRE HYDRANT PRIVATE. Plans for private water mains supplying fire sprinklers systems and/or private fire hydrants shall be submitted to the Fire Marshal’s office for approval.

73. FIRE HYDRANT EXITING ON PUBLIC STREETS. Existing fire hydrants on public streets are allowed to be considered available. Existing fire hydrants on adjacent properties shall not be considered available unless fire apparatus access road extend between properties and easement are established to provide obstruction of such road. A – After the local water company signs the plans, the original shall be present to the Fire Marshal’s office for signatures. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Fire Marshal’s office prior to beginning construction. They shall be maintained accessible

74. FIRE HYDRANT STREET-BLUE REFLECTIVE MARKER. Fire hydrant location shall be visually indicated with blue reflective markers. Any hydrant marker damaged or removed during street construction or repair shall be immediately replaced.

75. FINAL FIRE & LIFE SAFETY. Final fire and life safety conditions will be address with the Fire Marshal’s Office review building plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code (CFC) and related codes, which are in effect at the time of building plan submittal

76. PHASE ACCESS. If construction is phased, each phase shall provide an approved emergency vehicular access way for fire protection prior to any building construction

77. PHASE CONSTRUCTION. During phasing construction, dead end roadways and streets which have not been completed shall have a turnaround capable of accommodating fire apparatus.

78. PRIOR TO PERMIT PAVED ACCESS. Prior to issuance of the building permit for development, independent paved access to the nearest paved road shall be designed and constructed by the developer with the public right of way. 37 Item 3.

Resolution No. PC2025-10 EXHIBIT A

79. FIRE SAFETY DURING CONSTRUCTION. The Fire Chief Official is authorized to enforce the fire safety during construction requirement of Chapter 33

80. BUILDING CONDITIONS

81. STANDARD CONDITIONS – OCCUPANCY

82. PRIOR TO FINAL- FIRE SPRINKLERS. Prior to issuance of Certification of Occupancy or Building Final, the applicant/developer shall install a fire sprinkler system based on square footage and type of construction, occupancy or use. Fire sprinklers plans shall be submitted to Fire Marshal’s office for approval prior to installation

83. PRIOR TO FINAL- FIRE ALARM. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer shall install a fire alarm system monitored by an approved Underwriters Laboratory listed central station or as approved by Riverside County Fire, based on a requirement for monitoring the sprinkler system, occupancy, or use. Fire alarm panel shall be accessible from the exterior of building in an approved location. Plans shall be submitted to the Fire Marshal’s office for approval prior to installation.

84. PRIOR TO FINAL- HAZMAT PLAN. Prior to issuance of Certificate of Occupancy, approval shall be required from the County of Riverside Community Health Agency (Department of Environmental Health) and Fire Marshal’s office to maintain, store, use, handle materials, or conduct process which produce conditions hazardous to life or property, and to install equipment used in connection with such activities.

85. PRIOR TO FINAL- FIRE EXTINGUISHERS. Prior to issuance of Certificate of Occupancy, fire extinguishers of appropriate type and size shall be mounted in an accessible location within adequate travel distance.

86. PRIOR TO FINAL KNOX BOX. Prior to issuance of Certificate of Occupancy, a “Knox Box Rapid Entry System” shall be provided. The Knox Box shall be installed in an accessible location approved by the Fire Code Official. All exterior security emergency access gates shall be electronically operated and be provided with Knox key switch for access by emergency personnel.

87. PRIOR TO FINAL EGRESS & DELAY EGRESS ACCESS. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer shall provide plans and permits for any delayed egress and access systems to be installed at the facility.

88. PRIOR TO FINAL HIGH/SOLID PILE. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer shall submit plans and permits for high pile and solid pile of combustible materials.

89. PRIOR TO FINAL RACK STORAGE. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer shall submit plans and permits for rack storage of materials.

CEQA
38 Item 3.

Resolution No. PC2025-10 EXHIBIT A

90. The applicant shall comply with all mitigation measures and the mitigation monitoring reporting program of the project Initial Study Mitigated Negative Declaration. 39 Item 3.
40 Item 3.
41 Item 3.
42 Item 3.
43 Item 3.
44 Item 3.
45 Item 3.
46 Item 3.
47 Item 3.
48 Item 3.
49 Item 3.
50 Item 3.
51 Item 3.
52 Item 3.
53 Item 3.
54 Item 3.
55 Item 3.
56 Item 3.

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION

ARMTEC EXPANSION MASTER PLAN
Environmental Assessment 25-01
Conditional Use Permit 389
Architectural Review 25-02
Applicant:

Armtec Defense Products Co.
85901 Avenue 53
Coachella, CA 92236
Lead Agency:

City of Coachella
53990 Enterprise Way
Coachella, CA 92236
57 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
1 Table of Contents
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: ..........................................................13 DETERMINATION:......................................................................................................................14 EVALUATION OF ENVIRONMENTAL IMPACTS: .......................................................................15 I. AESTHETICS ..................................................................................................................17 II. AGRICULTURE RESOURCES ........................................................................................25 III. AIR QUALITY ................................................................................................................28 IV. BIOLOGICAL RESOURCES ..........................................................................................37 V. CULTURAL RESOURCES ...............................................................................................42 VI. ENERGY .......................................................................................................................49 VII. GEOLOGY AND SOILS ................................................................................................55 VIII. GREENHOUSE GAS EMISSIONS ..................................................................................62 IX. HAZARDS AND HAZARDOUS MATERIALS ..................................................................67 X. HYDROLOGY AND WATER QUALITY .........................................................................74 XI. LAND USE AND PLANNING ........................................................................................80 XII. MINERAL RESOURCES ................................................................................................. 86 XIII. NOISE ...........................................................................................................................87 XIV. POPULATION AND HOUSING .....................................................................................95 XV. PUBLIC SERVICES ........................................................................................................96 XVI. RECREATION .............................................................................................................100 XVII. TRANSPORTATION .....................................................................................................101 XVIII. TRIBAL CULTURAL RESOURCES .................................................................................108 XIX. UTILITIES AND SERVICE SYSTEMS ...............................................................................112 XX. WILDFIRE ....................................................................................................................118 XXI. MANDATORY FINDINGS OF SIGNIFICANCE ...........................................................120 REFERENCES: ...........................................................................................................................122 List of Exhibits
Exhibit 1 Vicinity Map ................................................................................................................ 8 Exhibit 2 Location Map ............................................................................................................. 9 Exhibit 3 Master Plan ...............................................................................................................10 58 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
2 Exhibit 4 Phase 2 Preliminary Site Plan, Northern Parcel ......................................................11 Exhibit 5 Phase 2 Preliminary Site Plan, Southern Parcel .....................................................12 List of Tables
Table 1 Maximum Daily Construction-Related Emissions Summary (pounds per day) ...32 Table 2 Maximum Daily Operational-Related Emissions Summary (pounds per day) ....32 Table 3 Localized Significance Thresholds Emissions (pounds per day) ...........................34 Table 4 Construction Equipment Fuel Consumption Estimates ..........................................51 Table 5 Construction Worker Fuel Consumption Estimates ................................................52 Table 6 Projected GHG Emissions Summary .........................................................................64 Table 7 Water Demand at the Project Buildout ..................................................................77 Table 8 Existing 2024 Without Project Noise Level Contours ...............................................88 Table 9 EAC 2026 Without Project Noise Level Contours ....................................................88 Table 10 24-Hour Ambient Noise Level Measurements .......................................................89 Table 11 Noise Significance Criteria Summary .....................................................................89 Table 12 Construction Noise Level Compliance ................................................................. 90 Table 13 Existing Off-Site Project-Related Noise Impacts ...................................................91 Table 14 EAC Off-Site Project-Related Noise Impacts ........................................................91 Table 15 Operational Noise Level Compliance ...................................................................92 Table 16 Daytime Operational Noise Level Contribution (DBA Leq) ..................................93 Table 17 Nighttime Operational Noise Level Contribution (DBA Leq) ................................93 Table 18 Intersection Analysis for Existing (2024) Conditions ............................................103 Table 19 Intersection Analysis for EAP (2026) Conditions ..................................................104 Table 20 Intersection Analysis for EAPC (2026) Conditions ...............................................105 Table 21 Estimated Solid Waste Disposal at the Project Buildout ....................................117 List of Appendices
Appendix A Mitigation Monitoring and Reporting Program ............................................... A Appendix B CalEEMod Air Quality and GHG Modeling ....................................................... B Appendix C IPaC Species List ................................................................................................. C Appendix D Phase I Archeological and Paleontological Assessment .............................. D Appendix E Phase I Environmental Site Assessment .............................................................. E Appendix F Preliminary Hydrology .......................................................................................... F Appendix G Noise Impact Analysis ........................................................................................ G Appendix H Traffic Impact Analysis ........................................................................................ H 59 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
3 CITY OF COACHELLA
CEQA Environmental Checklist & Environmental Assessment

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Project Title: Armtec Expansion Master Plan
Case No. EA 25-01, CUP 389, AR 25-02
Assessor’s Parcel No. 778-420-013, 778-390-008
Lead Agency Name and
Address:

City of Coachella – Planning Division
53990 Enterprise Way
Coachella, California 92236
Project Location:

Armtec Defense Technologies
85901 Avenue 53,
Coachella, California 92236
Project Sponsor’s Name
and Address:

Armtec Defense Products Co.
85901 Avenue 53
Coachella, CA 92236
General Plan
Designation(s): Urban Employment, Industrial District
Zoning: Urban Employment (U-E), Heavy Industrial (M-H)
Contact Person: Adrian Moreno, Associate Planner
[email protected]
Phone Number: 760-398-3502 Ext: 118
Date Prepared May 27, 2025
60 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
4 PROJECT DESCRIPTION
Purpose of the Initial Study:

The City of Coachella, as Lead Agency under the California Environmental Quality Act (CEQA), is preparing an Initial Study (IS) for the proposed Armtec Expansion Master Plan Project, referred to as “the Project” or “the proposed Project” in this document.

The Initial Study has been prepared in accordance with CEQA, Public Resources Code Section 21000 et seq., State CEQA Guidelines. Section 15063(c) of the CEQA Guidelines defines an Initial Study as the proper preliminary method of analyzing the potential environmental consequences of a project. To paraphrase from this Section, the relevant purposes of an Initial Study are:

1. To provide the Lead Agency with the necessary information to decide whether to prepare an Environmental Impact Report (EIR) or a Mitigated Negative Declaration (MND);

2. To enable the Lead Agency to modify a project, mitigating adverse impacts, thus avoiding the need to prepare an EIR; and

3. To provide sufficient technical analysis of the environmental effects of a project to permit a judgment based on the record as a whole, that the environmental effects of a project have been adequately mitigated.

Project Location:

Armtec Defense Technologies (Armtec) is located at 85901 Avenue 53 in Coachella, Riverside County, CA. (Exhibits 1 and 2). The Project site consists of two parcels totaling approximately 52.65 acres in size, identified by assessor's parcel numbers (APNs) 778- 420-013 (14.96 acres) and 778-390-008 (37.69 acres).

The northern parcel is designated “Urban Employment” on the 2035 General Plan land use map and is zoned for “Urban Employment” (U-E). The southern parcel is designated “Industrial District” on the General Plan land use map and zoned for “Heavy Industrial (M-H).”
Existing Conditions
Armtec’s manufactures state of the art combustible ordinance products. Its existing operations include production facilities, research and development, and storage warehouses. Armtec's existing industrial and manufacturing operations are located on the southern parcel (APN: 778-390-008). The northern parcel (APN: 778-420-013) contains a ±33,900 SF ground mounted solar grid located on the eastern half of the parcel. The solar facility is connected to equipment on the southern parcel, including seven solar covered parking canopies.
61 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
5 Project Description:

The proposed Project is Phase 2 and Phase 3 of the three phase Armtec Expansion Master Plan (Exhibit 3: Project Master Plan). Phase 1 of the Master Plan, which is not part of the Project, was the construction of the solar grid located on the northern parcel and seven solar parking canopies. Phase 1 was completed in early 2025.

Phase 2 includes the construction of a new 15,000 SF storage warehouse, a ±73,200 truck staging area and 9,900 SF retention basin on the northern parcel (Exhibit 4), and a new 3,000 SF research and development (R&D) and production facility and two retention basins totaling 65,750 SF on the southern parcel (Exhibit 5). Phase 2 elevations show the storage warehouse building with a maximum building height of 31 feet 6.5 inches to top of ridge, and the R&D and production facility with a maximum building height of 29 feet 5 inches to top of ridge. On the northern parcel, an all-season fire access road will be constructed on the north and east side of the storage warehouse building. On the southern parcel, an all-season fire access road will extend approximately 400 feet north from an existing on-site dirt road towards the proposed R&D building. Phase 2 includes an Architectural Review (AR 25-02) of all proposed Phase 2 structures and the three retention basins, and a Conditional Use Permit (CUP 389) to allow the storage warehouse building and truck staging area on the northern parcel zoned U-E, and to allow the R&D and production building on the southern parcel zoned M-H.

In total, the Project proposes 37,800 SF in new storage facilities, 3,000 SF in new research and development/small production facilities, 15,000 SF in new production facilities, a ±73,200 SF truck staging area, and three retention basins. The operation of the new buildings will be managed by existing staff, and the Project does not include plans to hire additional employees.

Access to the Project will be provided via the Armtec main entrance, which is an existing full access driveway on Tyler Street, south of Avenue 53. On-site parking is currently provided by existing Armtec facilities. In addition to the proposed site improvements, off-site improvements include the widening of Tyler Street which includes road expansion, new asphalt, median and landscaping improvements, curb, gutter, and a separated sidewalk between Avenue 53 and Tyler Lane. Tyler Street will be widened by 19 feet to the east from Avenue 53 to the southern Armtec property line, covering approximately 1,830 linear feet.
62 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
6 Below is a brief description of the proposed operational activities:

Specifically, these warehouses will store empty combustible cartridge cases of various sizes with no propellant. The storage warehouse will remain unoccupied except when goods are moved in and out of the structure.

R&D Facilities: The R&D facility will be used to develop small quantities of combustible materials in various configurations. Hazardous materials will consist primarily of nitro-cellulose. No hazardous materials will be stored in the building.

Occupancy of the Phase 2, 3,000 SF building will be strictly regulated, and occupancy is expected to be limited to approximately 8 persons. Ancillary storage containers measuring 40’ x 8’ x 8’ may be placed in proximity to the Phase 2 R&D facility, however these storage containers would be for non-hazardous materials including tooling, spare parts, and packing materials.

Production Facilities: The production facility produces a variety of combustible ordnance products. These facilities include or contain research and development equipment, chemical evaluation laboratories, engineering services, quality control operations, high volume production, and safety and security services.

Safety protocols established by the Bureau of Alcohol, Tobacco, Firearms and Explosives (ATF) require the proposed buildings be constructed as a Type 4 magazine which consist of formed and poured concrete construction with reinforced roofs (ATF 27 CFR § 555.203 and 27 CFR § 555.210). The physical security of proposed facilities and access points shall be in accordance with the Department of Defense Manual (DoDM 5100.76) specific to AA&E security (Arms, Ammunition, and Explosives). The proposed buildings will be placed beyond the required safety distances for Hazard Class (HC) 1.4 “low explosives,” which require an inhabited-building distance (IBD) of 100 ft from inhabited buildings or public traffic routes.1
1 Safety regulations per DoD 4145.26-M, DOD 6055.09-STD, DOD 5100.76M, California Code of Regulations, Title 8, Section 5189, Bureau of Alcohol Tobacco, Firearms and Explosives (ATF), Title 27 Part 555 & Title 29, Code of Federal Regulations, 1910.109 63 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
7 Surrounding Land Uses
Land uses nearby and adjacent to the site include:

North: Avenue 53, single-family residential.

South: Agricultural field
West: Soccer field, agricultural field.

East: Tyler Street, vacant land, single family residential and mobile homes (mobile home park).

Other public agencies whose approval is required: N/A
64 Item 3.
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Phase 2 Preliminary Site Plan
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03.18.25 Exhibit
5 69
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
13 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.

Aesthetics Agriculture and
Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology /Soils Greenhouse Gas
Emissions
Hazards & Hazardous
Materials
Hydrology / Water
Quality
Land Use /
Planning Mineral Resources
Noise Population /
Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities/Service
Systems Wildfire Mandatory Findings of Significance
70 Item 3.
71 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
15 EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required.
4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as described in (5) below, may be cross referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site specific conditions for the project. 72 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
16 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances).

Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impacts to less than significance.
73 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
17 I. AESTHETICS
Except as provided in Public
Resources Code Section 21099,
would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect
on a scenic vista? X
b) Substantially damage scenic
resources, including, but not limited
to, trees, rock outcroppings, and
historic buildings within a state scenic
highway?
X
c) In non-urbanized areas,
substantially degrade the existing
visual character or quality of public
views of the site and its surroundings?
(Public views are those that are
experienced from publicly accessible
vantage point). If the project is in an
urbanized area, would the project
conflict with applicable zoning and
other regulations governing scenic
quality?
X
d) Create a new source of
substantial light or glare, which would
adversely affect day or nighttime
views in the area?
X
Setting
The Project site is located in the Coachella Valley, a low-lying and relatively flat desert valley bounded by the Little San Bernardino Mountains on the north and northeast, and the Santa Rosa Mountain to the west and southwest. The San Jacinto Mountain range is further west; however, views are obstructed by the intervening Santa Rosa Mountains and largely diminished due to distance from the site. The mountains and hills have a significant rise over the valley floor. The Salton Sea, at an elevation of approximately 200 feet below sea level, is located in the southeast portion of the valley. The Salton Sea is located approximately 15 miles southeast of the project site.

Currently, the subject site is developed with the existing Armtec facilities and contains no scenic resources. The Project site generally has distant views of the middle and upper elevations of the surrounding mountains. Middle and foreground views from the site include single family residential to the north and southeast, vacant lands to the northeast, and soccer and agricultural fields to the west and south. 74 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
18 Development of the Project will result in the construction of new buildings among existing on-site structures, which may impact surrounding views as discussed below.

Discussion of Impacts
a) Less than Significant Impact. Scenic vistas are generally described in two ways:
panoramic views (visual access to a large geographic area, for which the field of view can be wide and extend into the distance) and focal views (visual access to a particular object, scene, or feature of interest).

Construction Impacts on Scenic Vistas
Construction of the proposed Project would require the use of heavy equipment for grading, paving and excavation. Standard construction methods would be used for the construction of the proposed buildings. Construction activities would be visible from the surrounding streets and residential developments. Equipment moving on the site will not create a permanent obstruction, and existing views would remain consistent with those currently experienced on the site during site preparation. When building construction is initiated, the vertical construction would result in the blocking of views consistent with that described below.

Permanent Impacts to Scenic Vistas
The Project site is located in area of Coachella characterized by scattered developed and undeveloped lands that support a mix of residential, industrial, agricultural and some commercial uses. The Project site is currently developed with the existing Armtec facilities and bounded by Avenue 53 and single-family residential to the north, an agricultural field to the south, a soccer field and agricultural field to the west, and Tyler Street, vacant land and a mobile home park to the east. Existing Armtec facilities include industrial buildings and structures not exceeding 35 feet in height (per zoning code), and a line of palm trees adjacent to the on-site parking lot that may exceed 35 feet.

For Phase 2, the storage warehouse building proposes a maximum building height of 31 feet 6.5 inches to top of ridge, and the R&D and production facility proposes a maximum building height of 29 feet 5 inches to top of ridge.

Phase 3 includes the construction of a new 15,000 SF production facility, a new 15,000 SF storage warehouse, two new 900 SF storage structures, and a 6,000 SF expansion of an existing storage warehouse. Although precise plans have not been prepared for Phase 3, future development shall comply with Zoning Code Sections 17.32.030 – Property Development Standards for the M-H zone. 75 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
19 Views to the North and Northeast
From the subject property, views of the San Bernardino Mountains are to the north and northeast, with the Project site located approximately 6.6 miles southwest of the San Bernardino Mountain foothills. For properties and travelers to the north and east of the site, the proposed Project would not impact northerly views of the San Bernardino Mountains as the Project occurs outside the line of sight.

Lands to the west include a soccer field and agricultural field, and lands to the south include agricultural fields. Viewers looking north, east and northeast toward the Project site currently experience partially obstructed views of the San Bernardino Mountain foothills due to intervening residential development and the existing Armtec facilities; however, views of the middle and upper mountain elevations largely remain. Development of the Project would introduce new buildings on a site currently occupied by similar structures and structure heights.

The Project may increase the current level of visual obstruction of the lower mountain elevations but will not significantly impact the middle and upper elevations of the scenic vista due to the distance (240 feet) to the nearest proposed structure (Phase 2 storage warehouse) from the western property line.

Impacts to scenic vistas would be less than significant because these views to the north and northwest are already obstructed by landscaping and existing development.

GoogleEarth 2025, Imagery date 11/2022: Views from soccer field looking east/northeast towards Project site’s northern parcel and San Bernardino Mountains. 76 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
20 GoogleEarth 2025, Imagery date 7/2023: Views from Avenue 54 looking north towards Project site and San Bernardino Mountains, agricultural fields intervening.

Views to the South and Southwest
From the Project site, views of the Santa Rosa Mountains are to the south and southwest, with the site located approximately 6.7 miles northeast of the Santa Rosa Mountain foothills. For properties to the south and west of the site, the proposed Project would not impact southerly views of the Santa Rosa Mountains as the Project occurs outside the line of sight.

Lands to the north and northeast include Avenue 53, single family residential development, and Tyler Street. Viewers looking south and southwest toward the Project site currently experience partially obstructed views of the lower and middle views of the Santa Rosa Mountains; however, upper elevations are still visible. Development of the Project would introduce new buildings on a site currently occupied by similar structures and structure heights. The Project may increase the current level of visual obstruction to the lower and middle mountain elevations but will not significantly impact the upper elevations of the scenic vista due to the distance (230 feet) to the nearest proposed structure (Phase 2 storage warehouse) from the northern property line. Impacts to scenic vistas would be less than significant because these views to the south are already obstructed by landscaping and existing development.
77 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
21 GoogleEarth 2025, Imagery date 7/2023: Views from the corner of Avenue 53 and Tyler Street looking southwest towards the Project site and Santa Rosa Mountains.

Views to the Southeast
There are no prominent scenic views to the southeast because there are no mountains to the southeast of the site. Currently, visitors of the soccer fields and workers on the agricultural fields, which occur west of the site, have no scenic vistas to the southeast, and intervening development, including existing Armtec facilities, partially block the visual field. Overall, impacts would be less than significant because no scenic vistas occur to the southeast.

GoogleEarth 2025, Imagery date 11/2022: Views from the soccer field looking southeast towards the Project site.

Views to the West and Northwest
From the Project stie, distant views of the Santa Rosa Mountains are about 6.7 miles and to the west. The San Jacinto Mountains are located 23.5 miles west/northwest of the site; however, views of this range are largely obstructed by the intervening Santa Rosa Mountains and diminished by distance. There are no prominent scenic views to the northwest. For properties to the west, south and north of the site, the proposed Project would not impact westerly views of the Santa Rosa Mountains as the Project occurs outside the line of sight. 78 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
22 From the Project site, views of the lower elevations of the mountains to the west are blocked by intervening development on the valley floor. However, middle and upper slopes of the mountains are visible above these buildings, although often diminished due to distance and air pollution. Travelers on Tyler looking westerly would experience a similar level of view obstruction, and although the proposed structures will visible, the ridgelines of the Santa Rosa Mountains will remain visible for those traveling along this roadway.

GoogleEarth 2025, Imagery date 7/2023: Views from Tyler Street looking west towards the Project site.

The mobile home park located east of the Project site and Tyler Street currently experiences largely obstructed westerly views of the lower and middle mountain elevations due to the existing Armtec facilities. Views of the proposed new structures will be mostly obstructed by existing Armtec facilities, and although the rooflines of the proposed structures may be visible to viewers from the west, the ridgelines of the Santa Rosa Mountains will remain visible similar to existing conditions. As a result, impacts will be less than significant.

GoogleEarth 2025, Imagery Date 7/2023: Views from Tyler Street and mobile home park looking northwest towards the Project site.
79 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
23 GoogleEarth 2025, Imagery Date 7/2023: Views from Tyler Street and mobile home park looking west towards the Project site and Santa Rosa Mountains.

Conclusion
The proposed Project will require architectural review and approval (AR 25-02) to ensure the proposed structures are architecturally treated to enhance the site’s appearance. Buildout of the proposed Project would result in limited new obstruction of surrounding views and is comparable to existing industrial structures on-site with regard to mass and height. As scenic vistas from the public realm remain largely intact, impacts are considered less than significant (CEQA Guidelines § 15064(b)).
b) No Impact. The Project site is not located within a state scenic highway or locally designated scenic corridor, and also does not contain scenic resources, such as rock outcroppings or trees. No impact is expected.
c) Less than Significant Impact. The Project site’s northern parcel is largely vacant except for the recently constructed Phase 1 solar grid, and the southern parcel is developed with existing Armtec facilities. The mass and scale of the existing, allowed and proposed structures are comparable with regards to visual impacts.

Project development shall comply with the City of Coachella General Plan policies for Urban Employment Centers and Industrial Districts, and shall also comply with Zoning Code Sections 17.16.030, and 17.32.030 – Property Development Standards of the U-E zone and M-H zone, respectively (see Section XI. Land Use and Planning for further discussion of General Plan and Zoning Code compliance). Phase 2 and future Phase 3 plans will undergo architectural review prior to approval to ensure high-quality building design to minimize any visual degradation of the site. On that basis, the proposed Project is consistent with Cityadopted regulations and will not conflict with applicable zoning and other regulations governing scenic quality.
d) Less than Significant Impact. The Project is located in an urban environment that includes existing sources of light and glare associated with the on-site Armtec facilities and nearby land uses. Nearby sources of light include exterior lighting on residential buildings, street lighting on the adjacent Tyler Street and Avenue 53, passing vehicle headlights.
80 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
24 Short-Term (Construction-Related) Impacts
During the construction phase, there would be no need to add security lighting for construction areas or construction staging areas, because nighttime construction is not anticipated. Therefore, impacts related to new sources of light and glare during construction would be less than significant.

Long-Term (Operations-Related) Impacts
The ultimate development of new industrial buildings on the site can be expected to generate increased levels of light and glare from interior and exterior building lighting, safety and security lighting; however, it would not require use of high intensity outdoor lighting. Lighting and glare levels are not expected to exceed typical levels that currently exist on-site and within the surrounding urban environment and will be regulated by City lighting standards. The proposed development will abide by the city’s standards prohibiting reflective surfaces and spillage of light onto adjacent properties. The City will review and approve the lighting plan prior to construction, which will ensure that lighting and glare levels are at acceptable levels. Impacts will be less than significant.

Mitigation Measures: None
Monitoring: None
Source: City of Coachella Municipal Code; City of Coachella General Plan; GoogleEarth. 81 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
25 II. AGRICULTURE RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland.

In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.

Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
X
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
X
c) Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
section 12220(g)), timberland (as
defined by Public Resources Code
section 4526), or timberland zoned
Timberland Production (as defined
by Government Code section
51104(g))?
X
d) Result in the loss of forest land or
conversion of forest land to nonforest use?
X
e) Involve other changes in the
existing environment which, due to
their location or nature, could result
in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use?
X
82 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
26 Setting
The Project site consists of two parcels currently developed with Armtec facilities. The northern parcel is designated “Urban Employment” on the 2035 General Plan land use map and is zoned for “Urban Employment” (U-E). The southern parcel is designated “Industrial District” on the General Plan land use map and zoned for “Heavy Industrial (M-H).” According to available historical information, the subject property consisted of agricultural lands since at least 1949 through the late 1960’s. By 1972 the site had been partially developed with the current Armtec facility. According to the California Important Farmland Finder, the subject property’s southern parcel is designated as “Urban and Built Up” land, and the northern parcel is designed “Farmland of Local Importance.” State-designated Prime Farmland lies immediately west and south of the site and is actively used for agriculture. There are no forest lands on or within the immediate vicinity of the Project.

Discussion of Impacts
a-e) No Impact.

Prime Farmland: No prime or unique farmland, or farmland of statewide importance exists within the Project site. State-designated Prime Farmland lies immediately west and south of the site and is actively used for agriculture. These farmlands operate independently and are unaffected by the existing Armtec facilities and the proposed expansion. The state identifies the northern parcel of the project site as being “Farmland of Local Importance,” however the site is not zoned or otherwise intended for agricultural uses. The northern parcel in question is designated “Urban Employment” on the 2035 General Plan land use map and is zoned for “Urban Employment” (U-E). According to the Phase I ESA (Appendix E), the project site has not been in agricultural use since at least the late 1960’s, after which the property began to develop with the current Armtec facilities. As such, the Project would not convert farmland to non-agricultural use. No impacts would occur, and no mitigation measures are required.

Williamson Act: The project site is designated for urban uses in the General Plan and Zoning Ordinance. According to California Williamson Act Enrollment Finder provided by the California Department of Conservation, the subject property is not actively enrolled in a Williamson Act contract. Furthermore, the Riverside County Clerk-Recorders website lists the northern parcel as CT (commercial land) and the southern parcel as CT (light industrial). No land on the Project site is under a Williamson Act contract or listed as an agricultural preserve with the County Clerk-Recorders office. Therefore, the Project would not conflict with any zoning for agricultural uses or a Williamson Act Contract. No impacts would occur, and no mitigation measures are required.
83 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
27 Forest Land: The Project site is located on the desert floor, currently zoned as Urban Employment and Heavy Industrial. The subject site does not contain forest land, timberland or timberland zoned for timberland production. Therefore, the Project would not rezone forest land or timberland as defined by the Public Resources Code and Government Code. No impacts would occur, and no mitigation measures are required.

Mitigation Measures: None.

Monitoring: None.

Source: California Important Farmland Finder, California Department of Conservation. https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed August 2024; Phase I Environmental Stie Assessment, Armtec Defense Technologies, prepared by Northgate Environmental Management, Inc.

August 2024; California Williamson Act Enrollment Finder, California Department of Conservation. https://gis.conservation.ca.gov/portal/home/webmap/viewer.html?webmap=18f7488c0a9d4d299f5e9 c33b312f312. Accessed April 2025; Riverside County Assessor - County Clerk - Recorder > Property Search > Valuation. (2025). Publicaccessnow.com. https://ca-riversideacr.publicaccessnow.com/PropertySearch/Valuation.aspx?p=778420013&a=778420013&m=. Accessed April 2025.
84 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
28 III. AIR QUALITY
Where available, the significance
criteria established by the
applicable air quality
management district or air
pollution control district may be
relied upon to make the following
determinations.

Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
X
b) Result in a cumulatively
considerable net increase of any
criteria pollutant for which the
project region is non-attainment
under an applicable federal or state
ambient air quality standard
X
c) Expose sensitive receptors to
substantial pollutant concentrations? X
d) Result in other emissions (such as
those leading to odors adversely
affecting a substantial number of
people?
X
Setting
The Coachella Valley is in the Salton Sea Air Basin (SSAB), which includes part of Riverside County and all Imperial County. The SSAB is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is an air quality regulatory agency created to enforce the federal Clean Air Act and State’s air quality program.

In doing so, SCAQMD conducts inspections to evaluate and determine the basins compliance to air quality regulations.

The SCAQMD is required by Federal regulation to monitor and report the presence of criteria pollutants, identified by the Clean Air Act as: ozone (O3), particulate matter (PM10 and PM2.5), carbon monoxide (CO), lead (Pb), nitrogen dioxide (NO2), and sulfur dioxide (SO2). The SCAQMD maintains 35 permanent air quality monitoring stations throughout the South Coast Air Basin including Los Angeles, Orange County, and San Bernardino counties, and the Salton Sea Basin including Riverside County. The Project site is located within Source Receptor Area (SRA) 30, which includes monitoring stations in Palm Springs, Indio, and Mecca (Saul Martinez). Under SCAQMD, the Project is subject to the 2003 PM10 Coachella Valley Implementation Plan (SIP), 2008 Coachella Valley 8- 85 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
29 Hour Ozone SIP, and the 2022 SCAQMD Air Quality Management Plan (2022 AQMP).

These regulatory plans aim to reduce air pollution in Palm Springs and neighboring cities since currently the Valley exceeds the federal and state standards for ozone and PM10.

The U.S. Environmental Protection Agency (U.S. EPA) designates areas according to whether it meets or does not meet the national primary or secondary ambient air quality standard for the National Ambient Air Quality Standard. In terms of ozone, the Coachella Valley is classified as an “Extreme” nonattainment region for the 2008 and “Severe-15” nonattainment for the 2015. The classifications mandate the Valley to meet the 2008 8-hour ozone 75-part per billion (ppb) standard by July 2032 and the 2015 8- hour ozone 70 ppb standard by August 2033. Regarding PM 10, the Coachella Valley is classified as “Serious”. The 2003 PM 10 Coachella Valley SIP, 2008 Coachella Valley 8- Hour Ozone SIP, and 2022 AQMP comply with the EPA’s mandate by outlining methods to reduce NOx, key component in ozone, and PM10.

The Project will emit criteria air pollutants during both the construction and the operational phases. Construction and operational emissions were projected using California Emissions Estimator Model (CalEEMod) Version 2022.1. CalEEMod is a Statewide land use emission computer model developed for the California Air Pollution Officers Association (CAPCOA) in collaboration with the California Air Districts, including the SCAQMD, that provides a uniform platform to quantify potential criteria pollutant and greenhouse emissions associated with construction and operation of land development projects. CalEEMod utilizes widely accepted methodologies for estimating emissions from several sources, including studies commissioned by the California Energy Commission (CEC). CalEEMod Version 2022.1 analyzes operational emissions from natural gas and electricity usage for residential and non-residential uses, and models Title 24 energy conservation standards applicable to all residential and nonresidential buildings throughout California. For electricity, Title 24 uses include the major building envelope systems covered by Part 6 (California Energy Code) of Title 24 such as space heating, space cooling, water heating, and ventilation. For natural gas, Title 24 uses include building heating and hot water end uses. CalEEMod calculates criteria air pollutants, including CO, PM10, PM2.5, and the ozone precursors ROG and NOx.

CalEEMod output tables are provided in Appendix B.

Discussion of Impacts
a) No Impact. According to CEQA, a significant air quality impact could occur if the proposed project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan. The Project site is within the Coachella Valley region of the Salton Sea Air Basin (SSAB) and will be subject to SCAQMD’s 2022 AQMP, the 2003 Coachella Valley PM10 SIP, and the 2008 Coachella Valley 8-hour Ozone SIP. The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. The AQMP is based, in part, on the land use plans of jurisdictions in the region. 86 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
30 The Southern California Association of Governments (SCAG) adopted the 2024- 2050 Regional Transportation Plan/Sustainable Communities Strategy (2024 RTP/SCS) to comply with metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The RTP/SCS Growth Management chapter forms the basis of land use and transportation controls of the AQMP. Projects that are consistent with the growth forecasts are considered consistent with the AQMP.

A project is considered to be in conformity with adopted air quality plans if it adheres to the requirements of the SCAQMD Rule Book, AQMP, and adopted and forthcoming control measures, and is consistent with growth forecasts in the applicable plan(s) (or is directly included in the applicable plan). Conformity with growth forecasts can be established by demonstrating that a project is consistent with the land use plan that was used to generate the growth forecast. A nonconforming project would be one that increases the gross number of dwelling units, increases the number of vehicle trips, and/or increases the overall vehicle miles traveled in an affected area relative to the applicable land use plan.

The Project proposes the expansion of the existing Armtec facility on lands designated for industrial and urban employment uses in the General Plan. The Project would be developed in accordance with all applicable rules and regulations contained in the General Plan and 2022 AQMP to meet the applicable air quality standards, because the existing industrial use and its associated job creation potential were included in the SCAG analysis. Also, as shown in Table 1, below, Project emissions would not exceed SCAQMD thresholds for construction or operation and will not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment.

In conclusion, although the proposed Project would contribute to impacts to air quality, as discussed below, it would not conflict with or obstruct the implementation of an applicable air quality plan because its industrial characteristics were included in the development of regional plans. No impact is anticipated.
b) Less Than Significant Impact. A project is considered to have significant impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard. As previously stated, the SSAB is currently a nonattainment area for PM10 and ozone. Therefore, if the project’s construction and/or operational emissions exceed SCAQMD thresholds for PM10 and ozone precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive organic compounds (VOC or ROG), then impacts would be cumulatively considerable and significant.
87 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
31 The California Emissions Estimator Model (CalEEMod) Version 2022.1 was used to project air quality emissions that will be generated by Phase 2 and Phase 3 development (Appendix B). Criteria air pollutants will be released during both the construction and operation phases of the proposed Project, as shown in Tables 1 and 2. Table 1 summarizes short-term construction-related emissions, and Table 2 summarizes ongoing emissions generated during operation.

The following Project details were used for CalEEMod modeling:
• Total disturbed acres: 6.91 acres, including on- and off-site improvements • 15,000 SF “Manufacturing” representing the production facilities • 37,800 SF “Unrefrigerated Warehouse- No Rail” representing the storage warehouses
• 3,000 SF “Industrial Park” representing the R&D/small production facilities • 100,000 SF “Parking Lot” representing the truck staging area and on-site fire access roads
• 0.4 miles of road widening representing the widening of Tyler Street from the Avenue 53 to the southern property line, and various roadway improvements including sidewalk improvements adjacent to the soccer fields west of the Project site.
• 97,000 SF of landscaping, on- and off-site (preliminary estimates) • Project total daily vehicle trips = 169
• Construction schedule: June 2025 through December 2026, 18-months • Grading, net balance of materials on-site
Construction Emissions:

For purposes of analysis, it is assumed that construction will occur over an 18- month period. The construction period includes all aspects of project development, including site preparation, grading, paving, building construction, and application of architectural coatings.

As shown in Table 1, emissions generated by construction activities will not exceed SCAQMD thresholds for any criteria pollutant during construction. The data reflect maximum daily emissions over the 18-month construction period, including summer and winter weather conditions. The analysis assumes a net balance of materials onsite per preliminary grading plans. Applicable standard requirements and best management practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCQAMD Rule 403, proper maintenance and limited idling of heavy equipment, phased application of architectural coatings and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113.
88 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
32 Given that criteria pollutant thresholds will not be exceeded, and standard best management practices will be applied during construction, impacts will be less than significant.

Table 1
Maximum Daily Construction-Related Emissions Summary
(pounds per day)
Construction Emissions1 CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 53.4 43.7 14 0.10 9.26 5.25
SCAQMD Thresholds 550 100 75 150 150 55
Exceeds? No No No No No No
Emission Source: CalEEMod model, version 2022.1
Operational Emissions:

Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions.

According to the Traffic Report prepared for the proposed Project (Appendix H), the proposed Project will generate approximately 169 daily trips. Table 2 provides a summary of projected emissions during operation of the proposed Project at build out. As shown below, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants for operations. Impacts related to operational emissions will be less than significant.

Table 2
Maximum Daily Operational-Related Emissions Summary
(pounds per day)
Operational Emissions1 CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 10.1 1.12 2.45 0.02 1.52 0.41
SCAQMD Thresholds 550 55 55 150 150 55
Exceeds? No No No No No No
Emission Source: CalEEMod model, version 2022.1
Cumulative Contribution: Non-Attainment Criteria Pollutants A significant impact could occur if the Project would make a considerable cumulative contribution to federal or State non-attainment pollutants. The Coachella Valley portion of the SSAB is classified as a “non-attainment” area for PM10 and ozone. Cumulative air quality analysis is evaluated on a regional scale (rather than a neighborhood scale or city scale, for example) given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions and air management districts. Any development project or activity resulting in emissions of PM10, ozone, or ozone precursors will contribute, to some degree, to regional non-attainment designations of ozone and PM10. 89 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
33 The SCAQMD does not currently recommend quantified analyses of construction and/or operational emissions from multiple development projects, nor does it provide methodologies or thresholds of significance to be used to assess the significance of cumulative emissions generated by multiple cumulative projects.

However, it is recommended that a project’s potential contribution to cumulative impacts should be assessed utilizing the same significance criteria as those for project-specific impacts. Furthermore, SCAQMD states that if an individual development project generates less than significant construction or operational emissions, then the development project would not generate a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment. 2
As shown in the tables above, Project-related PM10, CO, NOx, and ROG emissions are projected to be below established SCAQMD thresholds. Emissions will be further reduced through required best management practices, which require implementation of a Dust Control Plan in accordance with SCAQMD Rule 403.1.

Therefore, the proposed Project will result in incremental, but not cumulatively considerable impacts on regional PM10 or ozone levels.

Summary
As shown above, both construction and operation of the proposed Project will result in criteria emissions that are below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation. Overall, impacts related to construction and operation will be less than significant and are not cumulatively considerable from a non-attainment standpoint.
c) Less Than Significant Impact. Sensitive receptors are individuals within the community more susceptible to health issues related to poor air quality that typically include children, the elderly, and those with preexisting health problems.

The nearest sensitive receptors to the Project site are residents located east of Tyler Street and north of Avenue 53. From sensitive receptors, on-site improvements would occur at a minimum distance of 30-75 meters (100 – 250 feet), and off-site improvements would occur at a minimum distance of 5-10 meters (Tyler Street curb, gutter, roadway improvements).

Analysis of Localized Significance Thresholds (LSTs) by a local government is voluntary and is designed for projects that are less than or equal to five acres. The maximum area of disturbance associated with buildout of the proposed Project is approximately 6.91 acres, and it is assumed that buildout would occur over the 2 Kroeger, A.; Goss, T. (2003). White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution. http://www.aqmd.gov/docs/default-source/Agendas/EnvironmentalJustice/cumulative-impacts-working-group/cumulative-impacts-white-paper.pdf (pg 7). 90 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
34 course of 18 months. Although the total Project area is greater than five acres, the area of daily disturbance (for purposes of LST analysis only) is limited to five acres or less per day at any given location. As such, the five-acre look up table is appropriate under the SCAQMD’s methodology to screen for potential localized air quality impacts.3 Based on the Project’s proximity to existing housing, the 5- acre site tables at a distance of 25 meters (nearest measurement option in LST table) were used for LST analysis.

Table 3 shows on-site emission concentrations for Project construction and operation will not exceed LST thresholds. Overall, the impacts will be less than significant.

Table 3
Localized Significance Thresholds Emissions
(pounds per day)
CO NOx PM10 PM2.5
Construction
Maximum Emissions 53.4 43.7 9.26 5.25
LST Threshold 2,292 304 14 8
Exceed? No No No No
Operation
Maximum Emissions 10.1 1.12 1.52 0.41
SCAQMD Thresholds 2,292 304 4 2
Exceed? No No No No
Emission Source: CalEEMod model, version 2022.1
LST Threshold Source: LST Mass Rate Look-up Table, SCAQMD.

Health Impacts
The SCAQMD is the local implementing and enforcing agency for the Air Toxics "Hot Spots" Information and Assessment Act of 1987 (commonly known as AB 2588), which established a statewide program for the inventory of air toxics emissions from specifically identified individual facilities as well as requirements for risk assessment and public notification of potential health risks. The SCAQMD requires the preparation of an operational HRA for “facilities” associated with high levels of toxic air contaminants. The eight categories of identified sources of TACs include high-traffic freeways and roads, distribution centers, rail yards, ports, refineries, chrome plating facilities, perchloroethylene dry cleaners, and large gas stations. The Project neither proposes the development of any such facilities, nor is it situated in proximity to any such facility.
3 South Coast AQMD, “Fact Sheet for Applying CalEEMod to Localized Significance Thresholds.” Weblink Accessed February 2025. https://www.aqmd.gov/docs/defaultsource/ceqa/handbook/localized-significance-thresholds/caleemod-guidance.pdf 91 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
35 As shown in Tables 1 and 2, construction and operation of the proposed Project will result in criteria emissions that are below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation.

With today’s technology, it is not scientifically possible to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact an individual’s health. There are several factors that make predicting a Projectspecific numerical impact difficult:
• Not all individuals will be affected equally due to medical history. Some may have medical pre-dispositions and diet and exercise levels tend to vary across a population.
• Due to the dispersing nature of pollutants it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or emission level-to-health risk ratios.

Due to the limitations described above, the extent to which the Project poses a health risk is uncertain but unavoidable. It is anticipated that impacts associated with all criteria pollutants will be less than significant overall, and that health effects will also be less than significant.
d) Less than Significant Impact. The occurrence and severity of odor impacts depend on numerous factors, including the nature, frequency, and intensity of the source; wind speed and direction; and the sensitivity of the receptors. While offensive odors rarely cause any physical harm, they still can be very unpleasant, leading to distress among the public and often generating citizen complaints to local governments and regulatory agencies.

The SCAQMD identifies certain land uses as sources of odors. These land uses include agriculture (farming and livestock), wastewater treatment plants, food processing plants, chemical plants, composting facilities, refineries, landfills, transfer stations, and fiberglass molding. The proposed Project will be developed with a mix of warehouse storage space and industrial production of small quantities of combustible materials in various configurations. They type of production proposed, and that currently exists onsite, occurs indoors and does not generate objectionable odors.

Short term odors associated with paving and construction activities could be generated; however, any such odors would be quickly dispersed below detectable levels as distance from the construction site increases and would occur for short time periods during construction only.
92 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
36 Overall, impacts from objectionable odors are expected to be less than significant.

Mitigation Measures: None
Monitoring: None
Source: SCAQMD CEQA Air Quality Handbook (1993); SCAQMD Rule 402; 2022 Air Quality Management Plan, SCAQMD; Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP); Coachella Valley 2008 8-hour Ozone SIP; SCAQMD Localized Significance Thresholds Appendix C – Mass Rate LST Look-up Table; CalEEMod Version 2022.1.
93 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
37 IV. BIOLOGICAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive, or
special status species in local or
regional plans, policies, or regulations,
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
X
b) Have a substantial adverse effect
on any riparian habitat or other
sensitive natural community identified
in local or regional plans, policies,
regulations or by the California
Department of Fish and Game or US
Fish and Wildlife Service?
X
c) Have a substantial adverse effect
on federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
X
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or
migratory wildlife corridors, or impede
the use of native wildlife nursery sites?
X
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
X
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
X
94 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
38 Setting
The City of Coachella is in the eastern Coachella Valley in the Sonoran Desert subunit of the Colorado Desert. The valley floor experiences extreme heat and aridity, and hosts limited vegetation communities compared to the higher plant diversity and density in hillsides, alluvial fans, and mountainous areas. The City is bisected by the Whitewater River/Coachella Valley Stormwater Channel and Coachella Canal, both of which traverse generally northwest to southeast.

Common vegetation communities and habitat types identified within the City’s General Plan planning area include Sonoran Creosote Bush Scrub, Colorado Saltbrush Scrub, and Desert Sand Fields. Common wildlife species include reptiles (side-blotched lizard, western whiptail, coachwhip), birds (mourning dove, house finch, California horned lark, common raven, Gambel’s qual, black-tailed gnatcatcher, greater roadrunner, prairie falcon, red-tailed hawk), and mammals (desert cottontail, coyote). Ten special status plants and 31 special status wildlife species were identified in the General Plan as having a potential to occur in the regional vicinity of the General Plan planning area; however, only two listed species and 18 otherwise special status plant and wildlife species were identified with some chance of occurring within the planning area.

The City is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan (CVMSHCP/NCCP), a comprehensive conservation plan encompassing approximately 1,136,400 acres in the Coachella valley. The City of Coachella is a Permittee to the CVMSHCP/NCCP and, as such, is subject to its provisions. According to the General Plan Draft Environmental Report (DEIR, 2014), the CVMSHCP identified the following endangered species existing within the General Plan planning area:
• Round-tailed Ground Squirrel located in the Mecca Hills, and along SR 86. • Crissal Thrasher located along SR 86 and southern portion of SR 11, and the Southwestern border of the City.
• Desert Tortoise: Habitat is located in the Mecca Hills • Flat-Tailed Horned Lizard: Located east of the Coachella Canal • Le Conte’s Thrasher: Located east of the Coachella Canal The subject property is in an area characterized by industrial, residential, commercial, and vacant lands. Historically the subject property was in agricultural production from at least 1949 to the late 1960s. By 1972, the property had been partially developed with the current Armtec facility, with facility expansions occurring in 1984, 1996, 2002, and 2006. Currently the northern parcel is largely undeveloped with the exception of the Phase 1 solar array located on the eastern half of the parcel. Flora and fauna observed during the site survey as part of the Archeo/Paleo study (Appendix D) included but was not limited to desert grasses, shrubs, succulents, invasive mustards, lizards, coyote scat, grasshoppers, butterflies, and ravens. No natural water sources are present on the property.
95 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
39 Discussion of Impacts
a) Less than Significant with Mitigation. The southern portion of the Project site is currently developed with the existing Armtec facility, and the northern portion is partially developed with a solar array. The entire site has been heavily disturbed by previous grading activities and operation of the existing Armtec facility.

Vegetation coverage is generally sparse with regrowth of shrubs and desert grasses, primarily on the northern portion of the site. The surface soils are composed mainly of soft fine silty-sands, hard-pan clay, and loose sands with brittle calcium carbonate and salt deposits (Archeo/Paleo Study, Appendix D).

According to the U.S. Department of Fish and Wildlife Service (USFW) IPaC list (Appendix C), no federally listed threatened, endangered, proposed and candidate species, or proposed and final designated critical habitat, occur within the Project boundaries. According to the General Plan Draft Environmental Report (DEIR, 2014), the Project site does not occur within any active or proposed CVMSHCP conservation areas or other biological resource area.

Due to the disturbed nature of vegetation and soils, the Project site has a very low to low potential to harbor sensitive wildlife species. The existing vegetation on and adjacent to the property has a low potential to provide nesting opportunities for birds covered under the Migratory Bird Treaty Act (MBTA), and potential impacts to migratory bird species are considered negligible.

Burrowing owl is a state species of special concern that resides in open dry grasslands and desert areas. The burrowing owl has recently been proposed for listing by the California Department of Fish and Wildlife (CDFW). The southern portion of the site is currently developed with existing Armtec facilities or disturbed by daily operations, with no potential for burrowing owl to be present. Since the northern portion of the site is predominantly vacant and covered sparsely with vegetation, there is potential of burrowing owl to be present. The CVMSHCP and State law prohibit the take of burrowing owl. Should burrowing owl be found on the northern portion of the property prior to construction of Phase 2, a significant impact would occur. To assure that potential impacts are avoided, Mitigation Measure BIO.1 is provided below, which requires pre-construction surveys of the northern parcel to assure that the species is not present, and/or to protect the species should it be identified on-site. With implementation of this mitigation measure, impacts to burrowing owls will be less than significant.

Implementation of Mitigation Measures BIO.1 and adherence to existing federal, state, and City regulations will ensure potential impacts are reduced to less than significant levels.
96 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
40 b) No Impact. The Project site does not contain any riparian habitat or sensitive natural communities protected by local plans, the California Department of Fish and Wildlife, or U.S. Fish and Wildlife Service. The site is surrounded by urban development. Onsite soils have been disturbed by previous grading activity, and onsite vegetation is limited to only sparse annual regrowth. No Project-related impacts would occur, and no mitigation measures would be required. c) No Impact. The Project site is located approximately one mile southwest of the Coachella Valley Stormwater Channel (CVSC) and does not contain any streams, marshes, protected wetlands, or vernal pools protected by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. No Project-related impacts would occur, and no mitigation measures would be required. d) No Impact. Surrounding lands include residential, agricultural, some commercial, vacant lands and roadways. The site lacks connections to other native habitats.

No wildlife corridors or biological linkages are mapped, known, or expected on the Project site. Although the site’s northern parcel may provide marginal habitat for burrowing owls, the Project site is not identified as a nursery site. Therefore, the site does not experience the migration of native wildlife and does not substantially interfere with the movement of any species, nor does it limit the use of native wildlife nursey sites.
e) No Impact. The proposed Project will not conflict with any local ordinances protecting biological species and will be required to comply with the landscaping and other applicable requirements of the Municipal Code. No impact will occur. f) No Impact. The subject property is within the boundaries of the CVMSHCP, and the City of Coachella is a Permittee to the CVMSHCP. The Project does not propose a land use designation change that would convert protected or open space lands to urban uses. The Project proponent will be required to pay the local development mitigation fee to mitigate impacts to covered species. Payment of the fee is a standard requirement of projects in the CVMSHCP coverage area.

The Project will not conflict with this or any other habitat conservation plan or natural community conservation plan. No impact will occur.

Mitigation Measures:

BIO-1 Burrowing Owl and Migratory Bird Surveys
A qualified biologist shall conduct two (2) take avoidance pre-construction burrowing owl surveys following the CDFW (2012 or current) Staff Report on Burrowing Owl Mitigation, combined with nesting bird surveys in compliance with the Migratory Bird Treaty Act (MBTA). The first shall occur between 14 and 30 days prior to ground disturbance, and the second shall occur within 24 hours of ground disturbance. If the pre-construction surveys confirm burrowing owl presence, the Project applicant shall submit a Burrowing Owl Plan that includes 97 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
41 avoidance, minimization, and mitigation measures to the USFWS and CDFW— collectively the Wildlife Agencies—for review and approval prior to beginning Project activities. The Project proponent shall coordinate with the Wildlife Agencies on the appropriate avoidance, minimization, and mitigation measures to be included in the Burrowing Owl Plan. If avoidance of burrowing owl is not possible, coordination with the Wildlife Agencies for a burrowing owl relocation plan is required pursuant Section 4.4 and Section 8.5.2 of the CVMSHCP.

If active nests are found during the pre-construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results.

Construction activities may not occur inside the established buffer(s), which shall remain on-site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

Mitigation Monitoring:

BIO-A Prior to the issuance of any permit to allow ground disturbance on the northern parcel of the site, the Project Proponent shall submit the pre-construction surveys for burrowing owl and nesting birds to the City.

Pre-construction surveys: No less than 14 days prior to start of Project- related activities and within 24 hours prior to ground disturbance and when there is a pause in construction of more than 30 days.

If a Burrowing Owl Plan or a Burrowing Owl Relocation Plan is required, the Plan(s) shall be submitted to the City, USFWS and CDFW for approval prior to the issuance of grading permits.

Responsible Parties: Project applicant, project biologist, Planning Division.

Source: Coachella General Plan Draft Environmental Impact Report, 2014; Coachella General Plan; City of Coachella General Plan; CVMSHCP; Phase 1 Archaeological and Paleontological Resources Assessment for the Armtec Defense Products Co. Master Plan Project, prepared by ArchaeoPaleo Resource Management, Inc. August 2024; Project materials. 98 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
42 V. CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse
change in the significance of a
historical resource pursuant to in §
15064.5?
X
b) Cause a substantial adverse
change in the significance of an
archaeological resource pursuant
to § 15064.5?
X
c) Disturb any human remains,
including those interred outside of
formal cemeteries?
X
Setting
In the City of Coachella, the only registered historical resource is the Coachella Valley Water District Building along Highway 111 and Grapefruit Boulevard, which is designated as a California Point of Historical Interest and a Riverside County Historical Landmark (General Plan EIR). Many other sites are considered eligible for formal designation. The City’s historic core is considered highly sensitive for historic resources, generally between Harrison Street and State Route 111 (EIR Figure 4.4-2).

Given the long history of Coachella as Native American land, the City contains significant archaeological resources, none of which are designated by any state or national register but may be considered eligible.

The Mecca Hills, Thermal Canyon, and washes north of Thermal Canyon host archaeologically significant trails, mining sites, and other artifacts from previous settlements. There are also possible sites along the west side of the Whitewater River, and in the downtown area.

Historically, the subject property was in agricultural production from at least 1949 to the late 1960s. By 1972, the property been partially developed with the current Armtec facility, with facility expansions occurring in 1984, 1996, 2002, and 2006. Currently the northern parcel is largely undeveloped with the exception of the Phase 1 solar array located on the eastern half of the parcel.

In 2024, ArchaeoPaleo Resource Management, Inc. (APRMI) conducted a Phase I Archaeological and Paleontological Resources Assessment (Archaeo/Paleo Assessment) for the Project site, which included a historical background and records search, a Sacred Lands Files search at the State of California Native American Heritage Commission (NAHC) and field inspection of the Project site. 99 Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
43 Historical and Archaeological Resources
According to PRC §5020.1(j), "'historical resource' includes, but is not limited to, any object, building, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California." More specifically, CEQA guidelines state that the term "historical resources" applies to any such resources listed in or determined to be eligible for listing in the California Register of Historical Resources, included in a local register of historical resources, or determined to be historically significant by the Lead Agency (Title 14 CCR §15064.5(a)(1)-(3)).

Regarding the proper criteria of historical significance, CEQA guidelines mandate that "a resource shall be considered by the lead agency to be 'historically significant' if the resource meets the criteria for listing on the California Register of Historical Resources" (Title 14 CCR §15064.5(a)(3)). A resource may be listed in the California Register if it meets any of the following criteria:
(1) Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. (2) Is associated with the lives of persons important in our past. (3) Embodies the distinctive characteristics of a type, period, region, or method construction, or represents the work of an important creative individual, or possesses high artistic values.
(4) Has yielded, or may be likely to yield, information important in prehistory or history. (PRC §5024.1(c))
Discussion of Impacts
a) No Impact. Section 15064.5 of the CEQA Guidelines defines a historic resource as a resource that is: (1) listed in, or determined to be eligible for listing in the California Register of Historical Resources (California Register); (2) included in a local register of historical resources (pursuant to Section 5020.1(k) of the Public Resources Code); or (3) identified as significant in an historical resources survey (meeting the criteria in Section 5024.1(g) of the Public Resources Code).

Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register.

The California Register automatically includes all properties listed in the National Register of Historic Places (National Register) and those formally determined to be eligible for listing in the National Register.

Archival Research
APRMI conducted archival research through different inventory databases and historic societies, including the libraries of the National Geographic Database, the University of Maryland and the University of California, Los Angeles. Results of the search determined that no historic buildings are present on site. 100
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
44 Cultural Records Search
On December 5th, 2023, APRMI requested a Cultural Resource Records Search from the Eastern Information Center (EIC) in Riverside, California to identify any cultural resources on or adjacent to the Project site.

Results of the records search indicate there is one prehistoric site within 650 feet of the Project site, and 14 historic buildings, two historic sites, and one historic district within a 1-mile radius of the site. There were also 37 previous cultural reports conducted within a 1-mile radius, with two surveys including the Project area.

However, none of these resources are located on or adjacent to the Project site and will not be affected by Project-related construction activities.

Summary
No historical resources are present on site, and no historical resources would be impacted from construction of the Project. Therefore, there will be no impacts. b) Less than Significant with Mitigation. Section 15064.5(a)(3)(D) of the CEQA Guidelines defines archaeological resources as any resource that “has yielded, or may be likely to yield, information important in prehistory or history.” Archaeological resources are features, such as tools, utensils, carvings, fabric, building foundations, etc., that document evidence of past human endeavors and that may be historically or culturally important to a significant earlier community.

Cultural Records Search
On December 5th, 2023, APRMI requested a Cultural Resource Records Search from the Eastern Information Center (EIC) in Riverside, California to identify any cultural resources on or near the Project site.

However, none of these resources are located on or adjacent to the Project site and will not be affected by Project-related construction activities.

Sacred Lands File Search
In accordance with Senate Bill 18, APRMI also requested a Sacred Lands File and Native American Contact List request with Native American Heritage Commission (NAHC) in West Sacramento, California on December 5th, 2023.

On December 26th, 2023 APRMI received an email from Cultural Resources Analyst Xitlaly Madrigal of the Agua Caliente Band of Cahuilla Indians stating that the Project area lies within the Tribe’s Traditional Use Area and requested several 101
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
45 mitigation measures. The City has also contacted Tribal representatives as part of the AB 52 consultation process described in Section XVIII (Tribal Cultural Resources) of this Initial Study. As per the results of the APRMI Archaeo/Paleo Assessment, and AB 52 consultation between the City and ACBCI, Mitigation Measure CUL-1 through CUL-8 are provided below. No other responses have been received as of January 26th, 2024.

Field Reconnaissance
On June 6th, 2024, APRMI staff conducted a field reconnaissance of the Project area to evaluate the presence of any archaeological resources, to determine if the development of the Project would have any significant direct or indirect adverse impacts on such resources.

Objects observed on the ground surface included fragmented clay water pipes, sewer pipe fragments (potential transite), tiling, cardboard, glass bottle fragments, wood pieces, PVC, golf balls, modern gravel, oxidized metal (bolts, nails, frames), porcelain ceramic ware fragments, and plastic refuse. Objects collected during the survey included a 14 cm x 3.5 cm oval-shaped volcanic stone with mica/crystalline inclusions, a brown glass bottle bottom with “Duraglas” embossed in cursive on the bottom, one piece of quartz, and three small modern snail shells. The lack of observing artifacts/fossils at the surface during this site survey, does not conclude that there will not be artifacts or fossils uncovered during construction excavation activities.

Summary of Impacts and Recommendations
APRMI determined that due to the high sensitivity of the Project area for cultural and tribal resources, and at the request of the Agua Caliente Band of Cahuilla Indians, it is recommended that both a tribal monitor and a qualified archaeologist be present on site to monitor any ground-disturbing activities, as described in Mitigation Measure CUL-1 through CUL-8. With implementation of these mitigation measures, potential impacts to archaeological resources will be reduced to less than significant levels.
c) No Impact. No cemeteries or human remains are known to occur onsite. It is unlikely that human remains will be uncovered during Project development.

However, should human remains be uncovered, California law requires that all activity cease and the coroner be notified to determine the nature of the remains and whether Native American consultation is needed. This requirement of law assures that there will be no impact to cemeteries or human remains.

Mitigation Measures:

CUL-1 Prior to the start of Project excavation, a qualified archaeologist shall be retained, and create a Worker’s Environmental Awareness Program (WEAP) pamphlet that will be prepared by the Project Archaeologist and provided 102
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
46 by the Archaeologist as a training class to Project personnel, so they understand the regulatory requirements for the protection of cultural resources. This training class shall include examples of cultural resources to look for during project excavation and the protocols to follow if discoveries are made.

CUL-2 Archaeological resources monitoring shall be conducted by a professional archaeological resources monitor during Project related earth-disturbing activities, per OHP standards, under the supervision of a qualified Project Archaeologist. Monitoring will entail visual inspection of Project related earth-disturbing activities in native soil. If the Archaeologist deems that the excavation is no longer in soil that would produce artifacts, features, or sites, the monitoring can cease.

CUL-3 As per the results of the AB 52 Government to Government Consultation, prior to the issuance of grading permits, the developer/permit applicant shall enter into an agreement with the Agua Caliente Band of Cahuilla Indians, for a Native American Monitor. The Native American Monitor(s) shall be on site during all initial ground-disturbing activities and excavation of each portion of the project site, including clearing, grubbing, tree removals, grading, and trenching. In conjunction with the Archaeological Monitors(s), the Native American Monitor(s) shall have the authority to temporarily divert, redirect, or halt the ground disturbance activities to allow identification, evaluation, and potential recovery of cultural resources. The developer/permit applicant shall submit a fully executed copy of the agreement to the City to ensure compliance with this condition of approval.

CUL-4 If an archaeological resource is encountered during excavation when the monitor(s) are not on site, all excavation shall cease within at least 50 feet of the discovery and the Principal Investigator, Lead Archaeologist and the Tribe must be notified. Work cannot resume in the direct area of the discovery until it is assessed by the Principal Investigator, and/or Lead Archaeologist, and the Tribe, and indicates that excavation can resume.

CUL-5 If an archaeological discovery cannot be preserved in situ and requires an excavation team or requires additional time to collect cultural resources, a Discovery and Treatment Plan (DTP) will be developed by the Lead Archaeologist in collaboration with the Consulting Tribe(s), and the area will be cordoned off and secured so that an archaeological resources excavation team, led by the Principal Investigator and Lead Archaeologist, may recover the cultural resources out of that location. Once the Principal Investigator has determined that the collection process is complete for a given area or locality, construction activity can resume in that localized area.
103
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
47 CUL-6 If human remains are encountered, all work on the project will be suspended and the City of Coachella will be contacted immediately. The City of Coachella will contact the Riverside County coroner. If the remains are deemed Native American in origin, the coroner will contact the NAHC if a Native American monitor has not been assigned to the Project, in which the NAHC will identify a most likely descendant in compliance with Public Resources Code Section 5097.98 and California Code of Regulations Section 15064.5. After their notification by the Native American Heritage Commission, the Most Likely Descendant will have 48 hours to visit the site and make recommendations as to the treatment and final deposition of the remains. Work may be resumed at the landowner’s discretion but will only commence after consultation and treatment have been concluded to the satisfaction of the lead agency and the Native American tribe.

CUL-7 All non-Native American related cultural resources collected by the archaeologist, such as early settler historic items or sites, will be prepared in a properly equipped laboratory to a point ready for curation. Artifacts will be identified, photographed, analyzed, catalogued, and delivered to an accredited museum repository for permanent curation and storage or to the appropriate Accompanying notes, maps, and photographs shall also be filed at the final repository. The cost of curation is assessed by the repository and is the responsibility of the Project proponent.

If Tribal Resources are found, treatment will be as follows: Reburial of the resources on the Project property in a location agreed upon by the Developer and Consulting Tribe(s). The measures for reburial shall include, at least the following: Measures to protect the reburial area from any future impacts. Reburial shall not occur until all required cataloging, analysis and studies have been completed on the cultural resources, with the exception of sacred items, burial goods, and Native American human remains. Any reburial processes shall be culturally appropriate.

CUL-8 At the conclusion of laboratory work but prior to museum curation of nonNative American artifacts, a final (negative or positive) findings report will be prepared describing the results of the cultural mitigation monitoring efforts associated with the Project. The report will include a summary of the field and laboratory methods, an overview of the cultural background within the project vicinity, a list of cultural resources recovered (if any), an analysis of cultural resources recovered (if any) and their scientific significance, and recommendations. A copy of the report will be prepared for the City of Coachella, the EIC, and be submitted to the designated museum repository (if applicable).
104
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
48 Monitoring:

CUL-A Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City and with the Agua Caliente Band of Cahuilla Indians. The report will summarize the methods and results of the evaluation, including an itemized inventory and a detailed analysis of recovered artifacts, upon completion of the field and laboratory work. The report should include an interpretation of the cultural activities represented by the artifacts and a discussion of the significance of all archaeological finds.

Responsible parties: Project applicant, Project archaeologist, Tribal monitor, Planning Division, Engineering Department.

Source: Coachella General Plan; City of Coachella General Plan Update Final Environmental Impact Report (CGPU EIR, SCH No. 2009021007), October 2014; Phase 1 Archaeological and Paleontological Resources Assessment for the Armtec Defense Products Co. Master Plan Project, prepared by ArchaeoPaleo Resource Management, Inc. August 2024.
105
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
49 VI. ENERGY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Result in potentially significant
environmental impact due to
wasteful, inefficient, or unnecessary
consumption of energy resources,
during project construction or
operation?
X
b) Conflict with or obstruct a state
or local plan for renewable energy
or energy efficiency?
X
Setting
Primary energy sources include fossil fuels (e.g. oil, coal, and natural gas), nuclear energy, and renewable sources (e.g. wind, solar, geothermal and hydropower). The Project’s energy supply will be serviced by Imperial Irrigation District (IID) for electricity and the Southern California Gas Company (SoCalGas) for natural gas.

SoCalGas serves central and southern California, encompassing approximately 24,000 square miles and 21.1 million consumers. Existing natural gas supply comes from regional natural gas lines that traverse the city, including two 30-inch lines and a 36-inch line located along the powerline corridor within the Mecca Hills. The distribution network in the city connects to these regional lines through an 8-inch, 6-inch, and 4-inch highpressure lines. According to the General Plan, natural gas usage for 2010 for commercial, public and residential was 3,823,723 therms, and is expected to increase to 17,009,166 therms by 2035.

Imperial Irrigation District (IID) is the City’s sole electricity provider and serves over 145,000 customers. The IID’s operating headquarters is located in Imperial, California. The IID has a distribution system that contains 112 substations, 3,402 miles of overhead distribution lines, 675 miles of underground distribution lines, and 125,616 active meters. Electricity is delivered to the City of Coachella via a 230-kilovolt (KV) transmission line located in Indio Hills, which is north of the City of Coachella. Electricity is transferred from this transmission line to one of the four substations in the city maintained by IID, which include the Coachella Valley Substation, Coachella City Substation, 52nd Avenue Substation, and Thermal Substation. According to the General Plan, IID electricity demand for 2010 for commercial, public and residential was 220,782,340 kWh, and is expected to increase to 1,099,608,548 kWh by 2035.
106
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
50 Both SoCalGas and IID offer programs and incentives to reduce energy consumption.

The City adopted its Climate Action Plan in April 2015, which provides additional measures on energy efficiency and conservation.

According to the CARB EMFAC2021 Model, the total annual VMT for Riverside County in 2024 was 58,964,176 miles for all vehicle classes. For analysis purposes, assuming the same average fuel economy of 24.4 mpg would result in a county total annual fuel consumption of 2,416,565 gallons in 2024.

Discussion of Impacts
a) Less than Significant Impact. The proposed Project will consume energy during both construction and long-term operation.

Construction Energy Demand
Energy will be consumed during construction for activities associated with parking lot demolition, site preparation, grading, building construction, paving, and architectural coating. The primary energy source during construction would be petroleum fuels (i.e. gasoline and diesel), which would be used for the operation of heavy equipment, manufacturing and transport of materials, and transport of construction workers. Electricity would be used to a lesser extent, in order to power electric equipment, worksite lighting, and temporary worksite offices.

Table 4 provides construction equipment fuel estimates based on the construction activity timeline, construction equipment schedules, equipment power ratings, and load factors programmed in CalEEMod. The aggregate fuel consumption rate for all equipment is estimated at 18.5 horsepower hour per gallon (hp-hr-gal.), per the California Are Resource Board’s (CARB’s) Carl Moyer Program Guidelines (2018), Table D-21 Fuel Consumption Rate Factors.4 For analysis purposes, CalEEMod assumes all construction equipment is diesel powered. As shown in the table below, Project construction activities would consume an estimated 49,130 gallons of diesel fuel.
4 The Carl Moyer Program Guidelines Volume I: Program Overview, Program Administration and Project Criteria, approved by the California Environmental Protection Agency Air Resource Board on April 27, 2017.
107
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
51 Table 4
Construction Equipment Fuel Consumption Estimates
Phase Duration
(Days) Equipment HP Rating Qty Usage Hours
Load
Factor
HPhrs/dayFuel
Consumption
Site
Preparation 22 Rubber Tired Dozers 367 3 8 0.4 3,523 4,190 Tractors/Loaders/Backhoes 84 4 8 0.37 995 1,183
Grading 45
Graders 148 1 8 0.41 485 1,181
Excavators 36 2 8 0.38 219 532
Tractors/Loaders/Backhoes 84 2 8 0.37 497 1,210
Rubber Tired Dozers 367 1 8 0.4 1,174 2,857
Building
Construction 335
Cranes 367 1 7 0.29 745 13,491
Forklifts 82 3 8 0.2 394 7,127
Generator Sets 14 1 8 0.74 83 1,501
Welders 46 1 8 0.45 166 2,999
Tractors/Loaders/Backhoes 84 2 8 0.37 435 7,879
Paving 20
Pavers 81 2 8 0.42 544 588
Paving Equipment 89 2 8 0.36 513 555
Rollers 36 2 8 0.38 219 237
Arch
Coating 43 Air Compressors 37 1 6 0.48 107 248
Linear
Grading 8
Excavators 36 3 8 0.38 328 142
Crawling Tractors 87 1 8 0.43 299 129
Graders 148 2 8 0.41 971 420
Rollers 36 2 8 0.38 219 95
Tractors/Loaders/Backhoes 84 4 8 0.37 995 430
Rubber Tired Dozers 150 1 8 0.36 432 187
Scrapers 423 2 8 0.48 3,249 1,405
Linear
Paving 5
Rollers 36 2 8 0.38 219 59
Paving Equipment 89 1 8 0.36 513 139
Pavers 81 1 8 0.42 544 147
Tractors/Loaders/Backhoes 84 3 8 0.37 746 202
Total 49,130
Fuel consumption = [((Usage Hours x Qty.) x Load Factor) x HP Rating]/18.5 x Number of Days Table 5 shows the estimated annual fuel consumption resulting from Project construction worker trips. The construction phase duration, trip type, daily worker trips, and trip lengths were derived from the Project’s CalEEMod detailed report.

The average vehicle fuel economy estimates were derived from the U.S.

Department of Energy Alternative Fuels Data Center.5 For purposes of this analysis, it is assumed that the majority of worker trips are by cars (24.4 miles per gallon (mpg), gasoline), and vendor trips are by delivery trucks (7.7 mpg, diesel). As shown in the table below, it is assumed that 11,492 gallons of fuel will be consumed related to construction work vehicle trips.
5 Average Fuel Economy by Major Vehicle Category, last updated January 2024. U.S. Department of Energy. Accessed September 2024. https://afdc.energy.gov/data/10310 108
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
52 Table 5
Construction Worker Fuel Consumption Estimates
Phase Duration
(Days) Trip Type
Worker
Trips/
Day
Trip
Length
(Miles)
VMT
Avg. Fuel
Economy
(mpg)
Fuel
Consumption
(gallons)
Site Preparation 22 Worker 17.5 18.5 7,122.5 24.4 292
Grading 45 Worker 15 18.5 12,487.5 24.4 512
Building
Construction
335 Worker 23.4 18.5 145,021.5 24.4 5,944
335 Vendor 9.15 10.2 31,265.6 7.7 4,060
Paving 20 Worker 15 18.5 5,550.0 24.4 227
Architectural
Coating 43 Worker 4.69 18.5 3,730.9 24.4 153
Linear Grading 8 Worker 37.5 18.5 5,550.0 24.4 227
Vendor 1 10.2 81.6 7.7 11
Linear Paving 5 Worker 17.5 18.5 1,618.8 24.4 66
Construction Worker Vehicle Fuel Demand (Gallons of Fuel) 11,492 In summary, the total fuel consumption related to Project construction would be 60,622 gallons. It should be noted that the use of construction equipment and construction worker trips would represent a “single-event” fuel demand and would not require an on-going demand for fuel resources. In addition, the equipment used for Project construction would conform to CARB regulations and California emissions standards intended to clean up construction equipment fleets by retiring older models for newer, cleaner models. Compliance with antiidling and emissions regulations would result in a more efficient use of construction-related energy and the minimization or elimination of wasteful or unnecessary consumption of energy. Overall, gasoline and diesel fuels consumed for transportation during construction of the Project would be temporary and would not be wasteful or inefficient. Therefore, impacts would be less than significant.

Operational Energy Demand
The Project’s air quality and greenhouse gas emissions were projected using the California Emissions Estimator Model (CalEEMod) Version 2022.1. The results of this modeling included the Project’s estimated annual energy consumption during operations. According to CalEEMod, the Project is projected to use 1,081,218 kWh of electricity per year and 1,240,880 kBTU (12,412 therms) of natural gas per year.

The Project is within the service area for Southern California Gas (SoCalGas) and Imperial Irrigation District (IID).

Long-term operational energy demand will be generated by Project lighting, production activities and operation of machinery, and heating/ventilation/air conditioning (HVAC) systems. Energy would be consumed during the operation of the facilities, the transport and conveyance of water, and solid waste hauling and disposal. However, the Project will result in the expansion of existing industrial 109
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
53 and storage uses typical of industrial uses on site and throughout the City and region. Buildings will be constructed in accordance with the state Building Code, ATF 27 CFR § 555.203 and 27 CFR § 555.210, Green Building Code, and Energy Code in effect at the time that development occurs, to ensure the most efficient building technologies are used, which will benefit overall building operations, ensure energy efficiency, and reduce wasteful and unnecessary consumption of energy resources. Furthermore, the Renewable Portfolio Standard, as updated by Senate Bill 100, requires energy providers to derive 60 percent of their electricity from renewable energy sources by 2030 and 100 percent by 2045. As a result, electricity needs not met by the required on-site renewable energy generation and provided by IID will increasingly be come from renewable sources.

Overall, both the proposed development and the electricity provider will be required to comply with state regulations, ensuring that the Project does not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Compliance with state regulations will ensure that the proposed development will not be wasteful, inefficient, or unnecessary it its energy consumption, and that associated impacts will be less than significant.

Transportation Energy Demand
The Project will not directly increase the population and will therefore not directly increase vehicle trips and miles traveled (VMT) and long-term fuel demand.

According to the Project-specific traffic impact analysis, the Project is estimated to generate 169 additional vehicle trips per day (see Section XVII, Transportation).

CalEEMod estimated that the Project would generate 760,950 VMT per year.

Energy that would be consumed by Project-generated traffic is a function of total VMT and estimated vehicle fuel economies of vehicles accessing the Project site.

Assuming an average fuel economy of 24.4 mpg for passenger cars and 7.7 mpg for delivery trucks6, and assuming 50 percent of the miles would be from passenger cars and 50 percent from long haul delivery trucks, the Project will demand 65,006 gallons of fuel annually. According to the CARB EMFAC2021 Model, the total annual VMT for Riverside County is 58,964,176 miles for all vehicle classes. For analysis purposes, assuming the same average fuel economy of 24.4 mpg would result in a county total annual fuel consumption of 2,416,565 gallons.

The Project total annual consumption of 65,006 gallons represents 2.69 percent of the County’s total fuel consumption in 2024.

Project annual fuel consumption estimates likely represent maximums that would occur because the average fuel economies of vehicles accessing the Project site can be expected to improve as newer, more efficient vehicle models enter the circulation system. Project trip generation and VMT are consistent with other industrial uses of similar scale and configuration, as reflected respectively in 6 Average Fuel Economy by Major Vehicle Category, last updated January 2024. U.S. Department of Energy. Accessed June 11, 2024. https://afdc.energy.gov/data/10310 110
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
54 CalEEMod. Therefore, Project operations would not result in excessive and wasteful vehicle trips and VMT, nor excess and wasteful vehicle energy consumption compared to other residential developments of similar size.

Conclusion
The Project energy use during construction and operation will not be wasteful, inefficient, or unnecessary because of the Project’s compliance to the applicable state and local energy code. Impacts are limited to less than significant levels. b) No Impact. The Clean Energy and Pollution Reduction Act (Senate Bill 350) increased California’s renewable electricity goal from 33 percent by 2020 to 50 percent by 2030. The objective of the senate bill is to increase the use of renewable energy sources including solar, wind, biomass, geothermal, and others. The SB 350 targets utilities such as IID to develop and adopt the production of energy through renewable sources as to continue meeting the customer’s resource needs, reduce GHG emissions, and introduce clean energy to the grid.

The Project will not conflict with the implementation or effectiveness of SB 350 or any other state or local renewable energy and/or energy efficiency plan or policy. The development will consist of the expansion of industrial facilities which will be required to adhere to the City’s building code, zoning ordinance, and other standards, including the Coachella 2015 Climate Action Plan. The Project will not obstruct or limit the any state or local plan and/or policy regarding renewable energy or energy efficiency and thus, no impacts are expected.

Mitigation Measures: None.

Monitoring: None.

Source: Southern California Edison, www.calcities.org/detail-pages/partner/edison, accessed August 2024; Integrated Resource Plan | Imperial Irrigation District. (2024). Iid.com. https://www.iid.com/power/renewable-energy/integrated-resource-plan; EMFAC. (2025). Ca.gov. https://arb.ca.gov/emfac/scenario-analysis/generate-template. 111
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
55 VII. GEOLOGY AND SOILS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause
potential substantial adverse effects,
including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
Publication 42.

X
ii) Strong seismic ground shaking? X
iii) Seismic related ground failure,
including liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or
the loss of topsoil? X
c) Be located on a geologic unit or
soil that is unstable, or that would
become unstable as a result of the
project, and potentially result in on-or
off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
X
d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial direct or indirect risks to
life or property?
X
e) Have soils incapable of
adequately supporting the use of
septic tanks or alternative waste
water disposal systems where sewers
are not available for the disposal of
waste water?
X
f) Directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature?
X
112
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
56 Setting
Geology and Soils
The Project is located in the City of Coachella which is part of the Coachella Valley. The geology and seismicity of the Coachella Valley is primarily influenced by the tectonics of the San Andrea and San Jacinto fault systems. The San Andreas Fault is a continental transform fault that extends roughly 750 miles through California. It forms the tectonic boundary between the Pacific Plate and the North American Plate, and its motion is right-lateral strike-slip (horizontal). The San Jacinto Fault Zone (SJFZ) is a major strike-slip fault zone that runs through San Bernardino, Riverside, San Diego, and Imperial Counties in Southern California. The SJFZ is a component of the larger San Andreas transform system and is considered to be the most seismically active fault zone in the area.

The Coachella Valley is located in the northwestern portion of the Salton Trough which is bounded by the San Bernardino Mountains on the northwest, San Jacinto Mountains on the west, Santa Rosa Mountains on the south, and Little San Bernardino Mountains and Indio Hills on the northeast. Regional soils range from rocky outcrops within the mountains bordering the valley to coarse gravels of mountain canyons and recently laid fine- and medium-grained alluvial (stream deposited) and aeolian (wind deposited) sediments on the central valley floor. Episodic flooding of major regional drainages, including the Whitewater River, results in the deposition of sand and gravel on the valley floor. Strong sustained winds emanating from the San Gorgonio Pass cause wind erosion and transport and deposit dry, finely granulated, sandy soils on the central valley floor.

Soils in the project area primarily consist of myoma fine sand and Coachella fine sands.

Paleontological Resources
Paleontological resources are the fossilized remains of prehistoric animals and plants, created more than 12,000 years ago in the Pleistocene era. A relatively thick sequence (20,000 feet) of sediment has been deposited in the Coachella Valley portion of the Salton Trough from the Miocene era to present times. These sediments are predominantly terrestrial in nature with some lacustrine (lake) and minor marine deposits. The major contributor of these sediments has been the Colorado River. The mountains surrounding the Coachella Valley are composed primarily of Precambrian metamorphic and Mesozoic "granitic" rock. The County of Riverside considers paleontological resources and states “they are valued for the information they yield about the history of the earth and its past ecological settings.” In 2024, ArchaeoPaleo Resource Management, Inc. (APRMI) conducted a Phase I Archaeological and Paleontological Resources Assessment (Archeo/Paleo Assessment) for the Project site that included a paleontological resources records check. 113
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
57 Discussion of Impacts
a.i) No Impact. Alquist-Priolo Earthquake Fault Zone is the San Andreas Fault Zone located in the northeast portion of the city, approximately 2.8 miles northeast of the Project site.7 No fault-related surface rupture would occur because the Project site is not located within or adjacent to an Alquist-Priolo Earthquake Fault Zone.
a.ii) Less than Significant with Mitigation. The Coachella Valley is a seismically active region. The most prominent active fault in the city is the San Andreas Fault, 2.8 miles northeast of the Project site, which has a probable magnitude range of 6.8-

8.0 on the Richter scale. The Project would be exposed to strong ground shaking during a major quake on nearby faults, which could expose people and structures to safety risks. The impacts associated with ground shaking could be significant without mitigation.

The Project will be required to comply with the California Building Code (CBC) in effect at the time that development occurs, which includes seismic safety specifications and requirements. The Project should be constructed based on parameters for the Site Class D designation. Adherence to the CBC and recommendations from the geotechnical report required by the city prior to the issuance of grading and building permits will reduce potential impacts associated with strong seismic ground shaking to less than significant levels on the subject property (Mitigation Measure GEO-1).
a.iii) Less than Significant with Mitigation. Seismically induced liquefaction is the loss of soil strength caused by a sudden increase in pore water pressure shortly after an earthquake. Liquefaction can occur with a combination of the following conditions: saturated soil or soil below the groundwater table, strong ground shaking, and susceptible soil types such as loose sands and gravels. Lateral spreading is a form of liquefaction-related hazard.

According to the Technical Background Report to the General Plan Safety Element, most of the city, including the Project site, is susceptible to high liquefaction potential. Provided that grading and other development plans for the Project site are designed in accordance with site-specific parameters for soils and geological conditions, Project-related impacts from seismic related ground failure will be less than significant (Mitigation Measure GEO.1). 7 Plate 1-1: Faults and Historical Seismicity Map, Technical Background Report to the Safety Element of the General Plan for the City of Coachella, prepared by Earth Consultants International, Inc.

September 2014.
114
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
58 a.iv) No Impact. The Project site is not susceptible to landslides due to its relatively flat terrain and distance from mountainous slopes and hillsides (approximately 3 miles). No impact will occur.

b) Less than Significant Impact. Development of the Project site has the potential to result in the erosion of soils during site preparation, grading, and building construction. The surface soils are composed mainly of soft fine silty-sands, hardpan clay, and loose sands with brittle calcium carbonate and salt deposits. Soils of this composition and consistency are prone to wind and water erosion. The site is essentially flat, thus minimizing the potential for water erosion. The site will be mostly covered by buildings, pavement or gravel at build out, minimizing longterm wind erosion potential.

Grading and construction may require removal of the topsoil; however, they would occur in accordance with erosion control requirements, including grading and dust control measures imposed by the City pursuant to grading permit regulations, including adherence to SCAQMD Rule 403.1, that requires a fugitive dust control plan. Specifically, Project construction would be required to comply with the City’s Municipal Code Chapter 8.20 – Fugitive Dust Control, including submittal and approval of grading permits, site and building plans, and inspections to ensure that the Project does not generate excessive soil erosion. In addition, the Project will be required to prepare a Project-specific Water Quality Management Plan (WQMP) (See Section X, Hydrology and Water Quality). As part of the WQMP, Best Management Practices (BMPs) would be implemented during grading and construction to reduce sedimentation and soil erosion to the maximum extent practicable. Therefore, impacts would be less than significant. c) Less than Significant with Mitigation.

Subsidence
Subsidence is the settlement or sinking of the land surface that, in the Coachella Valley, has been associated with long-term groundwater withdrawal. Subsidence is considered a regional issue and is being addressed by the water agencies and government agencies through water conservation and supplemental groundwater recharge efforts. Adherence to the recommendations provided in the geotechnical study will assure that impacts regarding subsidence will remain less than significant (Mitigation Measure GEO.1).

Landslide and Rockfall
See Response VII.a.iv, above.

Liquefaction and Dry Sand Settlement
See Response VII.a.iii, above.
115
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
59 Hydrocollapsible Soils
Hydrocollapsible soils are subject to collapse upon the introduction of water. The volume of collapsible soils reduces when the pores in the soil become saturated, causing loss of grain-to-grain contact. Collapsible soils can cause uniform or differential damage to foundations and walls built on this soil type. Adherence to the recommendations of the geotechnical report will assure that Project impacts associated with collapsible soils will remain less than significant (Mitigation Measure GEO.1).
d) Less than Significant with Mitigation. The site’s underlying soils consist of fine windblown sand, and heavily graded sand. The geotechnical report required by Mitigation Measures GEO.1 will provide recommendations that the Project should implement to assure these geotechnical issues are appropriately addressed, including removal and recompaction of collapsible or weak soils during the grading phase. Compliance with recommendations in the geotechnical report will ensure Project impacts are less than significant.
e) No Impact. The subject property is in an urban area that is served by a community sewer system, and the proposed Project will be connected to the existing onsite sewer infrastructure and sewer system. The Project will not result in new septic tanks or alternative wastewater disposal systems. No impact will occur. f) Less than Significant with Mitigation. No significant cultural or paleontological resources were observed during the field survey conducted by APRMI on June 6, 2024 as part of the Phase 1 Archaeological and Paleontological Assessment.

Results of the Paleontological Resources Records Check conducted by the Collections Manager of the Western Science Center indicate there are no known vertebrate fossil localities within the direct boundaries of the Project or within one mile of the Project, but that fossil localities have been found in similar sedimentary deposits to that of Project location nearby, including the Imagine Coachella Project, located 2.5 miles northwest of the Project area. The geologic unit underlying the Project area consists of Holocene-age alluvial units of sand, silt, and clay. While these sedimentary units are considered to be of high preservation value, their relatively modern date of deposition indicates that the presence of any fossil material is unlikely. However, if excavation disturbs deeper sedimentary units dating to the earliest Holocene or Pleistocene epochs, there would be high paleontological sensitivity.

Due to the high sensitivity of the Project area for paleontological resources, APRMI recommends that a qualified paleontologist be present on site to monitor any ground-disturbing activities, as described in Mitigation Measure GEO-2 through GEO-7. With implementation of these mitigation measures, potential impacts to paleontological resources will be reduced to less than significant levels. 116
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
60 Mitigation Measures:

GEO-1 A site-specific Geotechnical Report shall be prepared and submitted with grading plans, and shall analyze site- and building-specific conditions to provide recommendations on soil compaction, seismic design and liquefaction The report recommendations shall be incorporated in Project construction plans.

GEO-2 Prior to the commencement of grading or excavation activities, the Lead Paleontologist shall be retained and create a Worker’s Environmental Awareness Program (WEAP) pamphlet that will be prepared and provided by the Project Paleontologist during the training class to Project personnel, so they understand the regulatory requirements for the protection of paleontological resources. This training class shall include examples of paleontological resources to look for during Project excavation and the protocols to follow if discoveries are made.

GEO-3 In the event that a paleontological resource is encountered when a monitor is not on site, all construction shall cease within at least 50 feet of the discovery and the Principal Investigator and/or Lead Paleontologist must be immediately notified. If the paleontological monitor is present at the time of discovery, then the monitor will have the authority to temporarily divert the construction equipment around the find until the Principal Investigator and/or Lead Paleontologist has assessed the resource for scientific significance. Work cannot resume in the direct area of the discovery until it is assessed by the Principal Investigator and/or Lead Paleontologist, and he/she indicates that construction can resume. Any soil that will be disturbed in Early Holocene or Late Pleistocene soils requires a construction monitor.

GEO-4 In the event that significant paleontological resources are encountered, the Lead Paleontologist will implement the Paleontological Management Treatment Plan (PMTP) prepared for the Armtec Defense Products Co Master Plan Project. The purpose of the PMTP is to achieve compliance with the California Environmental Quality Act (CEQA), and local governmental agencies concerning the treatment of unexpected paleontological finds which are significant at the federal, state, and/or local level.

GEO-5 If a paleontological discovery requires an excavation team or requires additional time to collect specimens, or the size of the discovery is more than a monitor can collect during standard daily monitoring services, a more intensive Discovery and Treatment Plan (DTP) may need to be developed and the area will be cordoned off and secured so that a paleontological resources excavation team, led by the Principal Investigator and/or Lead Paleontologist, may recover the fossil specimens out of that area once the DTP has been approved. Once the Principal Investigator and/or Lead Paleontologist has determined that the collection process is complete for a given area or locality, construction activity may resume in that localized area. 117
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
61 GEO-6 Once construction activities are complete, all fossil specimens collected will be prepared in a properly equipped paleontology laboratory to a point ready for curation. Laboratory preparation will include, but not be limited to, the careful removal of excess matrix from fossil remains, stabilizing and repairing specimens, identified to the lowest taxonomic level, analyzed, photographed, and catalogued before they are sent to the local repository for curation and permanent storage. Accompanying notes, maps, and photographs shall also be filed at the repository. The cost of curation is assessed by the repository and is the responsibility of the Project proponent.

GEO-7 At the conclusion of laboratory work and preparation for museum curation, a final (negative or positive) findings report will be prepared describing the results of the paleontological mitigation monitoring efforts associated with the project.

The report will include a summary of the field and laboratory methods, an overview of the geology and paleontology in the project vicinity, a list of taxa recovered (if any), an analysis of fossils recovered (if any) and their scientific significance, and recommendations. If the monitoring efforts produced fossils, then a copy of the report will also be submitted to a designated museum repository.

Monitoring:

GEO-A The applicant shall provide the final grading and building plans to the Project geotechnical consultant for review and ensure the recommendations are incorporated into the design criteria and Project specifications as deemed appropriate by the consultant.

Responsible parties: Project engineer, Project geotechnical consultant, Project applicant, Planning Division, Engineering Department.

GEO-B Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. The paleo report will summarize the methods and results of the evaluation, including an itemized inventory and a detailed analysis of recovered resources, upon completion of the field and laboratory work.

Responsible parties: Project applicant, Lead Paleontologist/ paleontological monitor, Planning Division.

Source: Technical Background Report to the Safety Element of the General Plan for the City of Coachella, prepared by Earth Consultants International, Inc. September 2014: Website: Web Soil Survey.

U.S. Department of Agriculture. Accessed August 2024.
https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx; 118
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
62 VIII. GREENHOUSE GAS EMISSIONS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas
emissions, either directly or indirectly,
that may have a significant impact on
the environment?
X
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
X
Setting
Air quality has become an increasing concern because of human health issues, but also because greenhouse gas emissions are contributing to global warming and climate change. The primary contributor to greenhouse gas emissions is the burning of fossil fuels through the use of automobiles, power and heat generators, and industrial processes.

The principal greenhouse gases (GHGs) include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), ozone (O3), and water vapor (H2O), which are generated by both mobile and stationary sources, including vehicles, electricity and natural gas consumption, and emissions associated with water pumping and application of fertilizers.

The State of California has taken a leading role to curb GHG emissions and has developed laws and regulations to reduce these emissions. State legislation and regulations call for better integrated land use planning and curtailing energy production away from nonrenewable sources and toward new renewable sources, such as solar and wind. California SB 375 in part implements greenhouse gas reduction targets set forth in AB 32 and encourages regional land use planning to reduce vehicle miles traveled; it also requires jurisdictions to adopt a sustainable communities strategy.

The California Air Resources Board continues to draft regulations to implement the Scoping Plan.

State law mandates that all cities decrease their GHG emissions to 1990 levels by the year 2020. The 2022 Scoping Plan provides CARB’s update to the 2017 Plan. Pursuant to SB 32, the plan sets forth the state’s plan to stay on track towards reducing GHG emission by at least 40 percent below 1990 levels by 2030. The 2022 Plan Update expands on earlier targets, establishing a new goal of reducing GHG emissions to 85 percent below 1990 levels by 2045. Additionally, the 2022 Plan Update establishes a path for the state to achieve carbon neutrality by 2045 through technologically feasible, cost-effective means.
119
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
63 The City of Coachella completed its first Greenhouse Gas Inventory in conjunction with the Climate Action Plan in 2015. The plan guides City policies and planning to achieve energy efficiency and comply with state mandates on emission reduction. The citywide GHG inventory determined that 2005 emissions totaled 312,628 metric tons CO2e (MT CO2e), which grew to 382,787 MT CO2e (8.2 MT CO2e per service population) in 2010 The Coachella Climate Action Plan (CAP) set a 49 percent reduction target from the 2010 per service population emission level by 2035, or 4.2 MT CO2e per capita per year.

GHG Thresholds
On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach.

It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be considered significant if it could not comply with at least one of the following “tiered” tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32?
• Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects (stationary source); 3,000 MTCO2e/year for residential and commercial projects)?
• Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off-site mitigation? The City currently uses this approach in considering project-specific greenhouse gas emissions under CEQA.

Discussion of Impacts
a) Less Than Significant Impact. The proposed Project will generate GHG emissions during both construction and operation. As described in Section III, Air Quality, above, the California Emissions Estimator Model (CalEEMod) Version 2022.1 was used to quantify air quality emission projections, including greenhouse gas emissions (Appendix B).

Construction
Construction activities will result in short-term GHG emissions associated with operation of construction equipment, employee commute, and other ground disturbing activities. As shown in Table 6, the project will generate 632 CO2e 120
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City of Coachella Armtec Expansion Master Plan
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64 metric tons during the 18-month construction period. There are currently no construction-related GHG emission thresholds for projects of this nature. To determine if construction emissions will result in a cumulatively considerable impact, buildout GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds (see Table 6, below).

Operation
At buildout, there are six emission source categories that will be contributing either directly or indirectly to operational GHG emissions, including energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), refrigerants, and mobile sources. Table 6 provides a summary of the projected short-term construction and annual operational GHG generation associated with buildout of the proposed Project.

According to the SCAQMD’s recommended threshold Tier 3, a project would have a less than significant impact if it would be below an absolute threshold of 10,000 MTCO2e/year for industrial (stationary source) projects or 3,000 MTCO2e/year for residential and commercial projects. Industrial stationary sources could have multiple point sources of emissions usually associated with manufacturing and industrial processes, such as boilers, spray booths or degreasers. The Project is an expansion of an industrial facility; however, the proposed storage warehouses and production facilities are not considered a large stationary source polluter. Therefore, Project emission impacts were assessed using the 3,000 MTCO2e/year threshold for commercial projects.

As shown in Table 6, the Project’s total annual GHG emissions is projected to be 549.68 MTCO2e and is therefore considered a less than significant impact.

Table 6
Projected GHG Emissions Summary
(Metric Tons)
Phase CO2e (MT/YR)
Construction
Construction Total 632
Operation
Area 1.14
Energy 196
Mobile 287
Waste 18.1
Water 25.6
Refrigerants 0.78
Construction: 30-year
amortized 1 21.06
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65 Table 6
Projected GHG Emissions Summary
(Metric Tons)
Phase CO2e (MT/YR)
Total Operational 549.68
SCAQMD Threshold 3,000
Exceeds Threshold? No

1. Buildout construction GHG emissions were amortized
over 30-years then added to buildout operational GHG
emissions. 632/30 = 21.06
b) No Impact. The city adopted a CAP in 2015 that outlines a series of GHG emission reduction strategies that include state policies and implementation programs, General Plan policies, and additional CAP measures.

State Programs: The California Climate Action Scoping Plan identifies State GHG reduction measures that would require no additional action from the City or the Project. These measures include:
• California Renewable Portfolio Standard
• Title 24 Building Codes
• Low Carbon Fuel Standard
• Clean Cars Standards – Pavley 1493
General Plan Policies: The Coachella General Plan includes specific policies that guide the City’s approach to reducing greenhouse gas emissions. For the CAP, policies were compiled from the Land Use (LU), Mobility (M), Sustainability and Natural Environment (SNE), Safety (S), and Infrastructure and Public Services (IPS) elements. The following policies apply to the Project:
• Energy performance targets – new construction (SNE 2.6) • Alternative energy (SNE 2.3) (the Project will have access to renewable energy from an on-site solar array located on the northern parcel). • Construction and demolition debris recycling (IPS 5.13) • Water conservation performance targets for new construction (SNE 3.1) The proposed Project is required to implement the above applicable GHG reduction measures and therefore would be consistent with the CAP. It should be noted that the majority of reduction measures provided in the CAP are dependent on third party actions, including the City and utility companies.

Nevertheless, the proposed Project will be constructed in conformance with the California Building Code, which sets for stringent energy efficiency requirements and standards for new development that support the goals of the Statewide GHG reduction plans. Therefore, the Project is considered consistent with local and state GHG reduction measures, and impacts would be less than significant, and mitigation would not be required.
122
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City of Coachella Armtec Expansion Master Plan
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66 Conclusion Summary
The City’s CAP and General Plan support and are consistent with the CARB 2017 Climate Change Scoping Plan and SCAG’s 2024 RTP/SCS (also see Section III Air Quality). All components of construction and operation, including equipment, fuels, materials, and management practices, would be subject to the CAP, GPU policies, and current SCAQMD rules and regulations related to greenhouse gases, as discussed above. Based on these findings, the proposed Project will not conflict with an applicable plan, policy or regulation with the purpose of reducing GHG emissions and impacts will be less than significant.

Mitigation Measures: None.

Monitoring: None.

Source: City of Coachella Climate Action Plan, prepared by Raimi and Associates. Adopted April 22, 2015; CalEEMod Version 2022.1.
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67 IX. HAZARDS AND HAZARDOUS

MATERIALS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the
public or the environment through
the routine transport, use, or disposal
of hazardous materials?
X
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials into
the environment?
X
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school?
X
d) Be located on a site which is
included on a list of hazardous
materials sites compiled pursuant to
Government Code Section 65962.5
and, as a result, would it create a
significant hazard to the public or the
environment?
X
e) For a project located within an
airport land use plan or, where such a
plan has not been adopted, within
two miles of a public airport or public
use airport, would the project result in
a safety hazard or excessive noise for
people residing or working in the
project area?
X
f) Impair implementation of or
physically interfere with an adopted
emergency response plan or
emergency evacuation plan?
X
g) Expose people or structures, either
directly or indirectly, to a significant
risk of loss, injury or death involving
wildland fires.

X
124
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City of Coachella Armtec Expansion Master Plan
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68 Setting
The proper management of hazardous materials is a common concern for all communities within the Coachella Valley. Beginning in the 1970s, governments at the federal, state, and local levels became increasingly concerned about the effects of hazardous materials on human health and the environment. Numerous laws and regulations were developed to investigate and mitigate these effects. As a result, the storage, use, generation, transport, and disposal of hazardous materials are highly regulated by federal, state, and local laws and regulations.

In the City of Coachella, the use, storage, disposal, and cleanup of hazardous waste is regulated by an extensive framework of state and federal laws, such as those implemented by the US and California EPA, Occupational Safety and Health Administration, and regional agencies including the Colorado River Regional Water Quality Control Board. Coachella Fire Services, as part of the Riverside County Fire Department supports the Riverside County Health Department in maintaining a permit program that applies to anyone operating a hazardous occupancy or using, storing, or transporting substantial amounts of hazardous materials.

The Project site is surrounded by residential and agricultural development, some commercial uses, and vacant lots. The southern portion of the site is currently occupied by the existing Armtec facility, and the northern portion of the site is largely vacant with the exception of the Phase 1 solar array located on the eastern portion of the parcel.

A Phase I Environmental Site Assessment was prepared for the Project by Northgate Environmental Management, Inc. on August 5, 2024 (Appendix E), the results of which are discussed below.

Discussion of Impacts
a) Less than Significant Impact. The Project proposes 37,800 SF in new storage facilities, 3,000 SF in new research and development/small production facilities, 15,000 SF in new production facilities, a ±73,200 SF truck staging area, and three retention basins.

Construction
Construction would involve the use of heavy equipment, which uses small amounts of oil and fuels and other potentially flammable substances. During demolition and construction, equipment would require refueling and minor maintenance on location that could lead to fuel and oil spills. The contractor will be required to identify a staging area for storing materials. The proposed project would not result in a significant risk of explosion or accidental release of hazardous substances. The use and handling of hazardous materials during construction activities would occur in accordance with applicable Federal, State, and local laws, including California Occupational Health and Safety Administration (CalOSHA) requirements.
125
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City of Coachella Armtec Expansion Master Plan
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69 Safety protocols established by the Bureau of Alcohol, Tobacco, Firearms and Explosives (ATF) require the proposed buildings be constructed as a Type 4 magazine which consist of formed and poured concrete construction with reinforced roofs (ATF 27 CFR § 555.203 and 27 CFR § 555.210). The proposed buildings will be placed beyond the required safety distances for Hazard Class (HC) 1.4 “low explosives,” which require an inhabited-building distance (IBD) of 100 ft from inhabited buildings or public traffic routes.8 From the property line and/or public right-of-way, proposed Phase 2 structures are setback approximately ±230 feet south of Avenue 53, ±220 feet east of the soccer field, and ±169 feet west of Tyler Street. The nearest Phase 3 structure adjacent to a roadway (Tyler Street) would be setback a minimum distance of 100 feet.

Operation
Storage Warehouses: The storage warehouses are designed to house finished goods which consist of a Hazard Class 1.4 explosive material, which present no significant blast hazard. These are explosives that contain no more than 0.9 oz. (25 g) of a detonating material and where the effects are mainly confined to the package, and no projection fragments of substantial size or range are expected.

Materials placed in the warehouses will be finished goods produced at the onsite production facilities. Finished materials are placed in approved cardboard containers, boxes, and placed on a pallet. These pallets are then transferred from the production buildings located on the south lot via forklift. The forklift travels 8 Safety regulations per DoD 4145.26-M, DOD 6055.09-STD, DOD 5100.76M, California Code of Regulations, Title 8, Section 5189, Bureau of Alcohol Tobacco, Firearms and Explosives (ATF), Title 27 Part 555 & Title 29, Code of Federal Regulations, 1910.109 126
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
70 within the Project site avoiding public access and exposure. The physical security of proposed facilities and access points shall be in accordance with the Department of Defense Manual (DoDM 5100.76) specific to AA&E security (Arms, Ammunition, and Explosives). Finished goods are transferred from the warehouse to commercial carriers for final delivery to the customer. Regulations governing the handling and transportation of these materials include but are not limited to:

• ATF 27 CFR § 555.26 Prohibited shipment, transportation, receipt, possession, or distribution of explosive materials.
• ATF Title 18, United States Code, Sec. 1102, Chapter 40: Regulates the importation, manufacturing, distribution, and storage of explosive materials. • CFR 49 Part 177 subpart B- Loading and Unloading of hazardous materials. • CFR 49 177.835. DoT uses this regulation as a guide for transportation on public roadways.

Overall, the Project’s transport, use, storage, and disposal of hazardous material shall comply with local, state, and federal regulations during construction and operation. Therefore, impacts from the routine transport, use or disposal of hazardous materials by the Project will be less than significant. b) Less than Significant Impact with Mitigation: The Project site consisted of agricultural lands since at least 1949 through the late 1960s. By 1972 the site was partially developed with the current Armtec facility and facility expansions occurred around 1984, 1996, 2002, and 2006.

A Phase I Environmental Site Assessment was prepared for the Project that recorded the following Recognized Environmental Condition (REC) on-site:
• An 8,000-gallon underground storage tank (UST) containing xylenes was present at the facility from 1992 until its removal in 2001. According to records obtained from Riverside County’s Department of Environmental Health, one or more leaks from the former UST were reported between 1998 and 2001. The UST and associated piping were subsequently removed and investigations indicated that residual concentrations of benzene, ethylbenzene, toluene and xylenes were present in soil and that impacted soil extended to groundwater. BTEX concentrations were noted to be below regulatory cleanup levels; however, groundwater was noted to be 127
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
71 impacted with xylenes at concentrations that exceeded the California maximum contaminant level (MCL). The lack of closure documentation represents a REC.

The Phase I ESA did not reveal any Controlled RECs (CRECs) on the project site; however, the following Business Environmental Risks (BER) were identified:
• Due to the nature of the Armtec facility, manufacturing munitions including combustible ordnance and countermeasure products, for at least 52 years, the potential for subsurface contamination cannot be ruled out. • The project site has consisted of agricultural land since at least 1949, and remained agricultural through the late 1960s, which can represent a potential for shallow subsurface impacts related to the potential historic use of pesticides, herbicides, and/or insecticides.

Based on the findings of the Phase I ESA, a limited Phase II ESA is required to mitigate impacts from potential exposure to the identified environmental hazards (Mitigation Measures HAZ-1). The limited Phase II ESA shall be performed in areas where development is planned on the southern parcel to evaluate potential impacts to shallow soil, and potential vapor encroachment concerns beneath proposed building footprints. If results of the Phase II ESA indicate there are impacts to soil, a soil management plan would be developed to manage any impacted soil appropriately during redevelopment. Similarly, if the Phase II ESA results indicate there are any vapor encroachment concerns that require mitigation, this would also be recommendation of the Phase II ESA.

Implementation of Mitigation Measures HAZ-1 would ensure the Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving hazardous materials. c) No Impact: There is no school located within ¼ mile of the Project site. Valley View Elementary School is the nearest school and is located approximately 0.50 miles west of the subject property. Project construction and operations would involve the use and storage of hazardous materials in accordance with manufacturers’ instructions and handled in compliance with applicable federal, State, and local regulations. No impacts to schools would occur and no mitigation measures would be required.
d) No Impact. The Project site is currently occupied by the existing Armtec facility and is not included on a list of active hazardous sites compiled pursuant to Government Code Section 65962.5. The property is not listed on the Department of Toxic Substances Control (DTSC) EnviroStor website, nor is it listed on the State Water Resources Control Board (SWRCB) GeoTracker website. Therefore, the Project would not create a significant hazard to the public or the environment pursuant to Government Code Section 65962.5. No impact is expected. 128
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
72 e) Less than Significant Impact. The Project site is located approximately 1.3 acres north of the Jacqueline Cochran Regional Airport. The County of Riverside is responsible for the management and development of the Airport Land Use Compatibility Plan (ALUCP) for each public use and military airport in Riverside County. Each ALUCP identifies land use and noise level compatibility due to operations at airports as well as forecasted noise level contours based on future operations at each airport. These noise level contours and land use compatibility noise levels are used in determining whether a proposed land use is consistent with forecasted noise levels. The ALUCP for the Project site is the Jacqueline Cochran Regional Airport (JCRA) ALUCP.

The site is within Zone D of the ALUCP, which stipulates that so long as the density of the Project is restricted to 100 people/acre the potential conflict can be abated for non-residential uses within the zone. According to the noise impact analysis prepared for the Project (Appendix G), the Project lies outside of the 55 dBA CNEL contour for JCRA. This is below the noise compatibility standards of 55 dBA CNEL for exterior noise levels. Therefore, impacts due to aircraft noise would be less than significant.

The proposed Project is the expansion of the existing Armtec facility that has been in operation since the early 1970’s. The Project does not propose new uses or activities not already occurring on-site and would not result in a safety hazard or excessive noise for people residing or working at the Project site. Impacts would be less than significant, and no mitigation measures would be required. f) No Impact. The Project will not impair or interfere with the City Fire and Emergency Medical Services Master Plan (2007), City of Coachella Emergency Operations Plan (2007), and the City of Coachella Annex Local Hazard Mitigation Plan (2012).

The Project site is accessed by Tyler Street, Avenue 53, and Grapefruit Boulevard/Highway 111. A construction traffic control plan may be required in coordination with the City’s Engineering Department to ensure traffic safety and preservation of emergency/secondary access during all development activities.

The site plans and emergency access for the Project will be subject to approval by the Fire and Police Departments to ensure adequate emergency access. No impact to emergency access or evacuation routes is anticipated. g) No Impact. The Project site is not within or near a wildland fire hazard zone. There are no SRA, VHFHSZ, or any other designated fire hazard zones in the City. There is no substantial vegetation within the City to generate a high wildfire risk, and the Project site is not near wildlands. The Project will not expose people or structures to a significant risk associated with wildfire hazards. No impact will occur.

129
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
73 Mitigation Measures:

HAZ-1 Prior to the issuance of grading and building permits for the Phase 2 structures located on the southern parcel, a limited Phase II Environmental Site Assessment shall be performed in areas of the Project site where development is planned to evaluate potential impacts to shallow soil, and potential vapor encroachment concerns beneath proposed building footprints. All recommendations and mitigation measures in the forthcoming Phase II ESA shall be implemented by the Project. If results of the Phase II ESA indicate there are impacts to soil, a soil management plan would be developed to manage any impacted soil appropriately during redevelopment. Similarly, if the Phase II ESA results indicate there are any vapor encroachment concerns that require mitigation, this would also be recommendation of the Phase II ESA.

Monitoring:

HAZ-A The applicant shall provide the final limited Phase II ESA, and if required, the soil management plan and/or vapor encroachment mitigation plan, to the City for review prior to the issuance of grading permits to ensure the recommendations and mitigation measures set forth in the Phase II ESA are incorporated into the construction plans and Project design as deemed appropriate by the consultant.

Responsible parties: Project Phase II ESA consultant, Project applicant, Planning Division, Engineering Department.

Source: Phase I Environmental Site Assessment, Armtec Defense Technologies, prepared by Northgate Environmental Management, Inc. August 5, 2024; Envirostor, California Department of Toxic Substance Controls; State Water Resources Control Board (SWRCB) GeoTracker website; Noise Impact Analysis, Armtec Master Plan, prepared by Urban Crossroads, July 26, 2024. 130
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
74 X. HYDROLOGY AND WATER

QUALITY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards
or waste discharge requirements or
otherwise substantially degrade
surface or ground water quality?
X
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the
basin?
X
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river or through
the addition of impervious surfaces, in
a manner which would:

X
(i) result in substantial erosion or siltation
on- or off-site; X
(ii) substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
off-site;
X
(iii) create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide substantial
additional sources of polluted runoff; or
X
(iv) impede or redirect flood flows? X
(d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
X
(e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable
groundwater management plan?
X
131
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City of Coachella Armtec Expansion Master Plan
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75 Setting
Domestic Water
Coachella Water Authority (CWA) currently provides domestic water to the Project site via water lines located immediately east of the Project site. CWA is a retail public water supplier that is administered and managed by the City of Coachella. CWA works with the Coachella Valley Water District (CVWD) to ensure a sufficient water supply for the region in a manner consistent with its Urban Water Management (UWMP).

Local water sources include groundwater from the Coachella Valley Groundwater Basin and imported supplies that replenish the aquifer. The primary source of domestic water is groundwater that is extracted from wells in the Indio Subbasin of the Coachella Valley Groundwater Basin. All groundwater is extracted via city owned and operated wells.

Wastewater
The City’s wastewater conveyance and treatment services are operated by the Coachella Sanitary District (CSD) which was established in 1936 and maintains approximately 90 miles of wastewater conveyance pipeline, two pump stations, and a wastewater treatment plant. The diameter of the wastewater conveyance pipelines range from 4 to 54 inches. The two pump stations are: Coachella Valley High School Pump Station (CVHS PS) and Polk Street Pump Station (City of Coachella 2015 Sewer System Master Plan; Figure 2-1). The City’s wastewater treatment plant is located at Avenue 54 and Polk Street and its capacity is 4.5 million gallon per day (MGD). The city also receives wastewater conveyance and treatment services through the Valley Sanitary District (VSD) for flows generated within the incorporated boundary; however, CSD is the primary service provider.

Flood Control
The Coachella Valley Stormwater Channel (CVSC) (known as the Whitewater River Stormwater Channel in the western Coachella Valley) is the primary drainage/surface water feature in the region. CVWD maintains and operates the CVSC and all regional drainage and flood control facilities within the city. The project site is located 1-mile southwest of the CVSC and lies within FEMA X Zone which indicates an area with minimal flood hazards (Map No. 06065C2270H). The City enforces standard requirements for the retention of storm flows and participates in the National Pollution Discharge Elimination System (NPDES) to ensure the protection of surface waters from pollution.

City of Coachella requires that runoff water stored on-site must be evacuated completely via infiltration within a period of 72 hours in order to comply with vector control concerns. To help facilitate this requirement, City of Coachella has limited the maximum depth of stored runoff within any basin to 3.5 feet and establishes a design infiltration rate for basin storage at 10 gal./SF/day (0.67 in/hr), thereby ensuring total evacuation of the basins via infiltration within the required period. A Preliminary 132
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
76 Hydrology Report was prepared for the Project that analyzes the site’s drainage patterns and proposed on-site drainage design. (Appendix F).

Surface Water Quality
Water quality of regional surface water is largely dependent upon land uses that affect runoff, including agriculture and industrial land uses. Runoff produced by storms, agricultural irrigation, and urban activities can transport pollutants from the ground surface and have the potential to affect water quality in drainage channels. The CVSC, which drains to the Salton Sea, is the primary channel in Coachella.

Discussion of Impacts
a) Less than Significant Impact. A significant impact may occur if a Project discharges water which does not meet the quality standards of agencies that regulate surface or ground water quality and water discharge into stormwater drainage systems.

The site currently drains to the southern boundary to an existing retention basin located at the southeast corner of the site with overflow directed to adjacent roadways. City of Coachella requires that runoff water stored on-site must be evacuated completely via infiltration within a period of 72 hours in order to comply with vector control concerns. The Project proposes three new retention basins designed to meet the City’s requirements for the retention of 100-year storm flows, with overflow directed to adjacent roadways.

All construction activities and long-term operation onsite must comply with the National Pollutant Discharge Elimination System (NPDES) permit program that requires pollution prevention measures to minimize the discharge of construction pollutants such as fuels, oils, and solvents. The City requires the preparation of a Water Quality Management Plan (WQMP), and the Storm Water Pollution Prevention Plan (SWPPP) for the Project, to address the construction and operational control of surface water pollution. The Project will also be required to comply with Regional Water Quality Control Board waste discharge requirements, including surface water pollution control, through the implementation of Best Management Practices, which will be reviewed and approved by the City prior to construction. Additionally, the CWA as a utility provider is mandated to comply with the Regional Water Quality Control Board standard which ensures and protects water quality.

The Project's proposed drainage system in connection with existing CWA infrastructure in adjacent roadways is in compliance with the NPDES and the City’s regulation standards. The proposed development does not violate local, state, or federal water quality standards or regulations. For these reasons, the impact is expected to be less than significant.
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City of Coachella Armtec Expansion Master Plan
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77 b) Less than Significant Impact. The proposed Project will require potable water for use in research/production facilities, and the storage warehouses. The American Water Works Association Research Foundations (AWWARF’s) Commercial and Industrial End Uses of Water and the U.S. Energy Information Administration’s Commercial Buildings Energy Consumption Survey (CBECS) have determined water demand factors for land use categories similar to those proposed by the Project. As shown in the table below, the Project has the potential to generate a demand of 7.57 acre-feet per year.

Table 7
Water Demand at the Project Buildout
Proposed Land Use Square
Footage
Water
Consumption
Factor
Water
Demand
(gpy)
Total Water
Demand At
buildout (AFY)
Warehouse/Storage 37,800 3.4 gal/SF/year 127,082 0.39
General Office
(Production/Research
Facility
18,000 15 gal/SF/year 270,456 0.83
Landscape Estimate
(rough) 97,000 Footnote 1 for Equation 6.35
TOTAL 7.57

1. Outdoor irrigation water demand equation is [SF x Evapotranspiration (ETo) or ETo Zone 4 from CVWD Landscape Ordinance 1302.5, Appendix C x Evapotranspiration Adjustment Factor (ETAF) x conversion factor] / 325,851. [97,000 x 76.46 x 0.45 x 0.62] / 325,851 = 5.45 AFY The Coachella Valley’s largest water supply source is groundwater from the Whitewater River Basin. CWA works with five other Coachella Valley water suppliers to manage the underground water basins and to better serve the City and greater Coachella Valley. The proposed Project is consistent with the land use designation assigned to it in the General Plan, on which, in part, CWA based its future water demand analysis when contributing to the 2020 Coachella Valley Regional Urban Water Management Plan (RUWMP). According to the 2020 RUWMP, CWA anticipated a total water demand (deliveries) of 10,869 AF/year in 2025.9 The proposed Project represents 0.07 percent of the projected 2025 CWA water demand. The project will connect to existing on-site water lines. No new wells or additional water infrastructure are proposed. Therefore, project impacts associated with domestic water demand are expected to be less than significant.

The Project will be required to comply with the City and CWA’s water-efficiency requirements, including the use of drought-tolerant planting materials and limited landscaping irrigation. Buildings will be equipped with water efficient fixtures in compliance with Building Code requirements to reduce water consumption. 9 Table 5-7. DWR 4-2R Projected Demands for Water (AF), 2020 Coachella Valley Regional Urban Water Management Plan, prepared by Water Systems Consulting, Inc. June 30, 2021 134
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
78 Implementation of these and other applicable requirements will assure that water-related impacts remain at less than significant levels. c.i-iv) Less than Significant Impact. The Project site consists of generally flat terrain and contains no rivers or streams. The northern parcel is vacant and the southern parcel is developed with the existing Armtec facility. The proposed Project will increase impermeable surfaces onsite and, therefore, increase onsite storm flows.

The site currently drains to the southern boundary to an existing retention basin located at the southeast corner of the site with 169,929 cubic feet of stormwater storage volume, with overflow directed to perimeter streets. The Project proposes three retention basins to be constructed during Phase 2, including a 9,900 SF retention basin on the northern parcel and two retention basins totaling 65,750 SF on the southern parcel. According to the Preliminary Hydrology Report (Appendix F), the Project is required to provide for 18,216 cubic feet of additional 100-year stormwater retention on the northern parcel, and 9,142 cubic feet on the southern parcel. The proposed retention basins provide 21,778 cubic feet of retention on the northern parcel, and 32,822 cubic feet of retention on the southern parcel.

The proposed basins meet the City’s design requirements for the retention of storm flows. Runoff that exceeds the capacity of the on-site retention basin storage systems in an emergency overflow condition is designed to overflow onto perimeter public streets, Avenue 53 to the north and Tyler Street to the east, then east from Tyler Street following a dedicated drainage easement toward the Coachella Velley Stormwater Channel.

The proposed Project will be required to comply with the City’s storm water retention requirements, including the approval of a project-specific final hydrology study and water quality management plan prior to the issuance of building permits. In addition, implementation of City required BMPs will reduce pollutants of concern that may enter nearby receiving waters and help reduce short and long-term water quality impacts caused by the construction and operation of the proposed Project. Approval of the WQMP, SWPPP, and the required BMPs will reduce impacts to surface waters by reducing erosion, siltation, and eliminating pollutants in storm flows. With the implementation of this standard requirement, the impacts to downstream water bodies associated with surface water pollution will be less than significant.
d) No Impact. The proposed Project site is not located in the vicinity of a body of water that can produce seiche, tsunami, or mudflow. The project site lies within FEMA X Zone which indicates an area of minimal flood hazards (Map No. 06065C2270H) and is not within a 100- to 500-year flood zone, thus reducing the chance of releasing pollutants due to flooding. Impacts are expected to be less than significant.
135
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
79 e) Less Than Significant Impact. The CWA follows the California Regional Water Quality Control Board regulations and the NPDES permit program that requires pollution prevention measures to minimize the discharge of construction pollutants such as fuels, oils, and solvents. The City requires the preparation of a Water Quality Management Plan (WQMP), and the Storm Water Pollution Prevention Plan (SWPPP) for the Project, to address the construction and operational control of surface water pollution. The Project is consistent with the General Plan land use designation assigned to the property, and its anticipated water demand is addressed in the 2020 Coachella Valley regional UWMP.

Therefore, it will not conflict with a sustainable groundwater management plan.

Adherence to the City’s standard requirements related to water quality will ensure there will be no impacts to a water quality control plan because the Project will implement BMPs through its SWPPP and WQMP to reduce surface water quality impacts. These standard requirements assure that impacts will be less than significant.

Mitigation Measure: Mitigation not required.

Monitoring: Monitoring not required.

Source: Preliminary Hydrology Report, Armtec Defense Technologies, prepared by The Altum Group, February 3, 2025; FEMA Map No. 06065C2270H.
136
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
80 XI. LAND USE AND PLANNING
Would the project:

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
a) Physically divide an established
community? X
b) Cause a significant environmental
impact due to a conflict with any
land use plan, policy, or regulation
adopted for the purpose of avoiding
or mitigating an environmental
effect?
X
Setting
The City of Coachella and SOI consist of urban settlement (residential, industrial, and commercial land uses), agricultural land, open space, and undeveloped land. Most of the urban and residential development is within the western City, including Coachella’s downtown, civic buildings, commercial corridors, and major residential development.

The eastern City and SOI consist mostly of open space, agriculture, and tribal land.

The property is also within the General Plan Airport District Subarea. The Airport District is one of the primary industrial areas of the city. The Project site is in Zone D of the Jacqueline Cochran Airport Land Use Compatibility Plan.

Discussion of Impacts
a) No Impact. The northern parcel of the Project site is largely vacant with exception of the Phase 1 solar array on the eastern portion, and the southern parcel contains the existing Armtec facilities. The surrounding area is a mix of residential, commercial, agricultural, and vacant lots. All commercial uses and residential communities operate independently and will not be divided by the Project. The Project will not physically divide an established community. b) Less Than Significant Impact.

General Plan
The Project site is designated as Urban Employment and Industrial District in the General Plan. The intent and purpose of the Urban Employment Center is to provide a range of employment uses to help expand and diversify the City’s 137
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
81 economy and transform Coachella from a small town into a full-service city.

Urban employment centers are the primary location for office and professional jobs, supported by retail, services and homes. The intent and purpose of the Industrial District is to provide a range of light and heavy commercial and industrial businesses. The Project proposes the expansion of the existing Armtec facilities, which is consistent with the industrial land uses described in Industrial District land use designation.

Among the Project’s goals are ensuring high-quality development within the Project area and expanding the production and storage capabilities of the existing Armtec facility. It is also consistent with the following General Plan Safety Element and Land Use and Community Character Element goals and policies:

Safety Element
Goal 5. Hazardous Materials Management. A community that has reduced the potential for hazardous materials contamination
Policies

5.3 Hazardous materials siting. Prohibit the placement of proposed new facilities that will be involved in the production, use, storage, transport or disposal of hazardous materials near existing land uses that may be adversely affected by such activities. Conversely, prohibit the development of new sensitive facilities (like schools, child-care centers, nursing homes, senior housing, etc.) near existing sites that use, store or generate hazardous materials
Consistency Analysis: As discussed in Section IX Hazards and Hazardous Materials response a), Safety protocols established by the Bureau of Alcohol, Tobacco, Firearms and Explosives (ATF) require the proposed buildings be constructed as a Type 4 magazine which consist of formed and poured concrete construction with reinforced roofs (ATF 27 CFR § 555.203 and 27 CFR § 555.210). The proposed buildings will be placed beyond the required safety distances for Hazard Class (HC) 1.4 “low explosives,” which require an inhabited-building distance (IBD) of 100 ft from inhabited buildings or public traffic routes.10 From the property line and/or public right-of-way, proposed Phase 2 structures are setback approximately ±230 feet south of Avenue 53, ±220 feet east of the soccer field, and ±169 feet west of Tyler Street. The nearest Phase 3 structure adjacent to a roadway (Tyler Street) would be setback a minimum distance of 100 feet. 10 Safety regulations per DoD 4145.26-M, DOD 6055.09-STD, DOD 5100.76M, California Code of Regulations, Title 8, Section 5189, Bureau of Alcohol Tobacco, Firearms and Explosives (ATF), Title 27 Part 555 & Title 29, Code of Federal Regulations, 1910.109 138
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
82 5.5 Hazardous materials transport routes. Identify roadways along which hazardous materials are routinely transported and if schools, medical facilities, child-care centers or other facilities with special evacuation needs are located along these routes, the City, together with these facilities, will identify emergency response actions that can be implemented if a roadway accident results in the unauthorized release of hazardous materials.

Consistency Analysis: The applicant is required to submit a hazardous materials transport route plan identifying truck routes anticipated for the Project. The City has requested that outreach efforts be conducted to any schools, medical facilities, child-care centers, or other facilities with special evacuation needs along these routes.

Land Use and Community Character Element
Goal 7. Districts. A series of unique, destination-oriented districts throughout Coachella that provide space for large-format retail, industrial and resort uses in order to increase access to jobs, provide amenities for residents and improve the fiscal stability of the City.

Policies

7.2 Industrial expansion. Actively seek to expand the amount of industrial uses in Coachella as a source of jobs and economic development.

Industrial uses should be focused in subareas 5, 7 and 8

7.4 Impact of industrial development. Require new development within the City’s industrial districts be designed for compatibility with surrounding uses to minimize impact and cultivate connectivity with each district.

7.5 Industrial compatibility. Where industrial uses are near existing and planned residential development, require industrial projects be designed to limit the impact of truck traffic on residential areas.

Consistency Analysis: The Project proposes the expansion of the existing Armtec facilities, located withing subarea 5, and will be designed in accordance with the following General Plan policies identified by the City during the Pre-Application Review process:
139
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
83 Urban Employment Center Policies
• Streets should be designed for slow speeds, convenient curbside parking and easy and safe pedestrian crossing.
• High-branching deciduous trees with relatively open canopy structure are recommended to increase the visibility of buildings and signage. Palms can provide vertical accents in selected locations but should generally be used in combination with canopy trees that provide welcome shade. • Building heights are generally two to five stories.
• Services and trash should be located behind the buildings in alleys or rear parking areas.
• Concrete buildings—including good quality tilt-up buildings designed with appropriate urban facades—as well as buildings clad with metal are appropriate in the Urban Employment zone.

Industrial District Policies
• Within multi-building complexes or campuses – whether designed for large users or as a multitenant industrial development – the major drives should be designed as small streets, defined by rows of “street trees” to project the image of valuable business addresses.
• Rows of deciduous trees are recommended along the private streets and within the parking fields to provide shade.
• Buildings should face the street with simple, attractive facades with main entries and windows, welcoming visitors, providing light and view for the occupants and animating the architecture.
• Buildings may be set back from the street with appropriate landscaping to provide an attractive visual buffer.
• Loading functions should be located toward the rear of the property.

Employee parking lots should also be located beside or behind buildings when possible rather than in front.
• Simple modern masonry and concrete architecture is recommended.

Large buildings should be organized into multiple simple masses and articulated with fenestration. Galleries, arcades, and projecting sunscreens are recommended architectural elements, providing valuable shade and visual depth to the architecture.
• Natural masonry, concrete and metal materials that weather and age with grace, are recommended.

General
• Require architecture, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices. 140
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
84 • Walkable streets. Regulate new development to ensure new blocks encourage walkability by maximizing connectivity and route choice, create reasonable block lengths to encourage more walking and physical activity and improve the walkability of existing neighborhood streets • Parking Lots shall not dominate the frontage of Urban Employment Centers. • Establish an interconnected open space network throughout Coachella that serves as a network for active transportation, recreation and scenic beauty and connects all existing and future areas of the City. In particular, connections should be made between preserved open spaces, parks, the Downtown, Neighborhood Centers and other destinations within the City. • Improve health outcomes by creating a safe and convenient circulation system for pedestrians that focuses on crosswalks.
• Pedestrian network. Improve health outcomes by creating a safe and convenient circulation system for pedestrians that focuses on crosswalks, improves the connections between neighborhoods and commercial areas, provides places to sit or gather, pedestrian-scaled street lighting, buffers from moving vehicle traffic, etc.

Zoning
The Project has been developed in accordance with City regulations and development standards as provided in its zoning code. The proposed industrial land uses are allowed under permitted and conditionally permitted developments for U-E and M-H zoning districts. Phase 2 includes a Conditional Use Permit (CUP 389) to allow the storage warehouse building and truck staging area on the northern parcel zoned U-E, and for the R&D building on the southern parcel zoned M-H. Therefore, because the proposed industrial are either permitted or conditionally permitted with permits, and development is in accordance with applicable development standards with the Zoning Code, there is no conflict.

Airport Land Use Compatibility Plan
The Project site is located approximately 1.3 acres north of the Jacqueline Cochran Regional Airport. The site is within Zone D of the Airport Land Use Compatibility Plan. Industrial use intensities in Zone D are limited to less than 100 people per acre.11 Currently Armtec employs a total of 309 people, which is equivalent to 6 (5.87) employees per acre (52.65-acre site). The operation of the proposed buildings will be managed by existing staff, and the Project does not include plans to hire additional employees. Therefore, the Project would not exceed the industrial employment limit of 100 people per acre for projects located in Zone D of the Airport Land Use Compatibility Plan. 11 Riverside County Airport Land Use Compatibility Plan Policy Document – East County Airports Background data. Chapter 3, JC. Jacqueline Cochran Regional Airport, pg. 3-18. 141
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
85 Summary
The proposed Project supports the General Plan’s policies regarding the development of industrial projects in the Airport District, and does not exceed the employee limit for industrial projects located in Zone D of the Airport Land Use Compatibility Plan. Therefore, the proposed Project will be consistent with adopted plans and programs and impacts to land use policy are expected to be less than significant.

Mitigation Measures: None.

Monitoring: None.

Source: Riverside County Airport Land Use Compatibility Plan Policy Document – East County Airports Background data. Amended September 2006). Coachella 2035 General Plan, Land Use and Community Character Element.
142
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
86 XII. MINERAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a
known mineral resource that would
be of value to the region and the
residents of the state?
X
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other
land use plan?
X
Setting
The California Mineral Land Classification System, developed by the State Geologist, identifies Mineral Resources Zones (MRZs) for mapping and reporting purposes under the Surface Mining and Reclamation Act (SMARA). The western portion of the City, including the Project site, is classified as MRZ-1, where available geological information indicates that little likelihood exists for presence of significant mineral resources. The northeastern portion of the City is classified as MRZ-3, which indicates the area has known mineral deposits that may qualify as mineral resources (MRZ-3a), or the area may have inferred deposits which may qualify as mineral resources (MRZ-3b). Two permitted mining operations occur in the MRZ-2 area in the SOI, but none occur in the City.

Discussion of Impacts
a, b) No Impact. Most of the Project site is currently occupied by the existing Armtec facility. The Project area is located in a State-designated Mineral Resource Zone MRZ-1, which is defined as an area “where available geological information indicates that little likelihood exists for presence of significant mineral resources.” The Project site occurs in an urban setting and is not designated for mineral resource extraction; therefore, the Project would not result in the loss of availability of a mineral resource or a mineral resource recovery site. No impacts would occur and no mitigation measures would be required.

Mitigation Measures: None.

Monitoring: None.

Source: City of Coachella General Plan Update, Environmental Impact Report, SCH #: 2009021007.

July 2014.
143
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
87 XIII. NOISE
Would the project result in:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generation of substantial
temporary or permanent increase in
ambient noise levels in the vicinity of
the project in excess of standards
established in the local general plan
or noise ordinance, or applicable
standards of other agencies?
X
b) Generation of excessive
groundborne vibration or
groundborne noise levels?
X
c) For a project located within the
vicinity of a primary airstrip or an
airport land use plan or, where such
a plan has not been adopted, within
two miles of a public airport or public
use airport, would the project expose
people residing or working in the
project area to excessive noise
levels?
X
Setting
Traffic is the predominant source of noise in the City of Coachella, with other major noise sources including the railway, manufacturing processing and distribution facilities. Other, less significant noise sources in Coachella include aircraft overflights, air conditioning units and other mechanical equipment on buildings, and landscaping equipment.

A Project-specific Noise Impact Analysis was prepared by Urban Crossroads in July 2024 (Appendix G). The following Tables present the exterior dBA CNEL traffic noise levels under existing (2024) conditions and existing plus ambient growth plus cumulative (EAC) 2026 without Project conditions within the larger Project area. The noise contours represent the distance to noise levels of a constant value and are measured from the center of the roadway for the 70, 65, and 60 dBA CNEL noise levels. 144
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
88 Table 8
Existing 2024 Without Project Noise Level Contours
ID Road Segment
CNEL at
Receiving
Land Use (dBA)1
Distance to Contour from
Centerline (Feet)
70 dBA
CNEL
65 dBA
CNEL
60 dBA
CNEL
1 Tyler St. s/o Grapefruit Blvd. 70.2 41 88 190
2 Tyler St. s/o Avenue 53 69.3 36 77 166
3 Tyler St. s/o Armtec Entrance 68.2 30 65 141
4 Palm St. s/o Grapefruit Blvd. 62.5 9 20 44
5 Grapefruit Blvd. w/o Tyler St. 76.4 81 174 374
6 Grapefruit Blvd. w/o Palm St. 75.2 67 145 312
7 Grapefruit Blvd. e/o Palm St. 72.3 43 93 200
8 Airport Blvd. w/o Palm St. 72.0 62 134 289
1 The CNEL is calculated at the boundary of the right-of-way of the receiving adjacent land use. "RW" = Location of the respective noise contour falls within the right-of-way of the road.

Table 9
EAC 2026 Without Project Noise Level Contours
ID Road Segment
CNEL at
Receiving
Land Use (dBA)1
Distance to Contour from
Centerline (Feet)
70 dBA
CNEL
65 dBA
CNEL
60 dBA
CNEL
1 Tyler St. s/o Grapefruit Blvd. 70.5 43 93 200
2 Tyler St. s/o Avenue 53 69.6 38 81 174
3 Tyler St. s/o Armtec Entrance 68.5 32 69 148
4 Palm St. s/o Grapefruit Blvd. 64.1 12 26 56
5 Grapefruit Blvd. w/o Tyler St. 76.7 84 180 388
6 Grapefruit Blvd. w/o Palm St. 75.9 74 159 342
7 Grapefruit Blvd. e/o Palm St. 73.0 48 103 221
8 Airport Blvd. w/o Palm St. 72.4 66 142 307 1 The CNEL is calculated at the boundary of the right-of-way of the receiving adjacent land use. "RW" = Location of the respective noise contour falls within the right-of-way of the road.

The noise analysis also recorded existing noise measurements for five receiver locations in proximity to the Project site to determine baseline ambient noise conditions. 145
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
89 Table 10
24-Hour Ambient Noise Level Measurements
Receiver Location
Energy Average Hourly
Noise Level (dBA Leq)2
Daytime Nighttime
R1 Located west of the site near the residence at 53330 Shady Ln. approximately 1,363 feet west of Project site. 49.5 45.3 R2 Located south of the site near the residence at 85755 Avenue 54 approximately 1,403 feet south of Project site. 64.4 62.2 R3 Located east of the site near the residence at 53460 Tyler St. approximately 100 feet east of Project site. 64.4 64.0
R4 Located east of the site near the residences at 53450 Tyler St. approximately 114 feet east of Project site. 63.0 61.8
R5 Located north of the site near the residence at 85925 Avenida Raylynn approximately 102 feet north of Project site. 65.5 63.6 Noise impacts shall be considered significant if any of the following occur as a direct result of the proposed Project.

Table 11
Noise Significance Criteria Summary
Analysis Land Use Condition(s) Significance Criteria
Daytime Nighttime
Offsite
Noise
NoiseSensitive
if ambient is < 60 dBA Leq1 ≥ 5 dBA Leq Project increase if ambient is 60 - 65 dBA Leq1 ≥ 3 dBA Leq Project increase if ambient is > 65 dBA Leq1 ≥ 1.5 dBA Leq Project increase Aircraft All Exterior Noise Level Standards2 See Exhibit 3-C Operational
Noise
NoiseSensitive
Exterior Noise Level Standards3 55 dBA Leq 45 dBA Leq
if ambient is < 60 dBA Leq1 ≥ 5 dBA Leq Project increase if ambient is 60 - 65 dBA Leq1 ≥ 3 dBA Leq Project increase if ambient is > 65 dBA Leq1 ≥ 1.5 dBA Leq Project increase Construction
Noise &
Vibration
Permitted
Construction
Hours4
October 1st to April 30th
6:00 a.m. to 5:30 p.m.

Mondays to Fridays
May 1st to September 30th
5:00 a.m. to 7:00 p.m.

Mondays to Fridays
All Year: 8:00 a.m. to 5:00 p.m. Saturdays, Sundays, and holidays NoiseSensitive
Noise Level Threshold5 80 dBA Leq n/a
Vibration Level Threshold6 0.30 PPV
(in/sec) n/a
1 Source: FICON, 1992.
2 Source: Riverside County ALUCP, 2004
3 Source: City of Coachella Municipal Code, Section 7.04.030 (A). 4 Source: City of Coachella Municipal Code, Section 7.04.070. 5 Source: Federal Transit Administration, Transit Noise Vibration Impact Assessment Manual. 6 Source: U.S. Department of Transportation Federal Transit Administration, Transit Noise and Vibration Impact Assessment, May 2006.
"Daytime" = 6:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 6:00 a.m.; "n/a" = No nighttime operation is anticipated at the Project site and no nighttime construction activity is permitted, and therefore, no nighttime noise level thresholds are identified. 146
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
90 The Project is located within Zone D of the Jacqueline Cochran Regional Airport (JCRA) Airport Land Use Compatibility Plan (ALUCP), which identifies land use and noise level compatibility due to operations at airports as well as forecasted noise level contours based on future operations at each airport.

Discussion of Impacts
a) Less than Significant Impact. The Project site is largely developed with the existing Armtec facility. The main noise source in the area is vehicular traffic accessing the site and on Tyler Street and Avenue 53. The surrounding area mainly consists of residential development and agricultural or vacant fields. The nearest sensitive receptors are the residences immediately east of Tyler Road, approximately 100 feet east of the Project site at their closest point.

Construction Noise
Noise generating construction activities would include site preparation, excavation, grading, the construction and finishing of the proposed buildings, and paving. Noise levels surrounding the Project site could be elevated for short periods of time, as equipment moves through the site. These noise levels would be limited to the less sensitive daytime hours and would cease once building construction began. Project construction will temporarily increase ambient noise levels from the operation of heavy equipment and machinery. Grading, construction, paving, and other development activities will involve the operation of graders, excavators, bulldozers, dump trucks, and similar equipment. Heavy equipment can generate noise levels ranging from 70 to 90 dBA at 50 feet from the source. The Federal Transit Administration (FTA) considers a daytime exterior construction noise level of 80 dBA Leq as a threshold for noise sensitive residential land use, and a noise level of 85 dBA Leq for commercial locations.

The construction noise analysis determined that the nearest receiver locations would satisfy the reasonable daytime 80 dBA Leq significance threshold during Project construction activities as shown in the Table below. Therefore, the noise impacts due to Project construction noise are considered less than significant at all receiver locations.

Table 12
Construction Noise Level Compliance
Receiver
Location
Construction Noise Levels (dBA Leq)
Highest Construction
Noise Levels Threshold ThresholdExceeded?
R1 48.6 80 No
R2 47.5 80 No
R3 58.1 80 No
R4 58.3 80 No
R5 58.6 80 No
Source: Table 11-3 of Noise Impact Analysis.
147
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
91 Off-Site Traffic Noise Impacts
During long-term operation, the Project will permanently increase ambient noise levels in the Project area. Noise will be generated by vehicles accessing the site, mechanical equipment (such as HVAC units), and landscaping equipment.

Table 8 presents the Existing 2024 without Project conditions, expected to range from 62.5 to 76.4 dBA CNEL, and Table 9 presents the EAC 2026 without Project conditions, expected to range from 64.1 to 76.7 dBA CNEL. As shown in Table 13 and Table 14, the addition of the Project will generate a noise level increase of up to 0.2 dBA CNEL on the study area roadway segments under both existing and EAC conditions. Based on the significance criteria in Table 11 for off-site traffic noise impacts, the Project-related noise level increases are considered less than significant under Existing conditions at the land uses adjacent to roadways conveying Project traffic.

Table 13
Existing Off-Site Project-Related Noise Impacts
ID Road Segment
CNEL at Receiving
Land Use (dBA)1
Incremental Noise
Level Increase
Threshold
No
Project
With
Project
Project
Addition Limit Exceeded?
1 Tyler St. s/o Grapefruit Blvd. 70.2 70.4 0.2 1.5 No
2 Tyler St. s/o Avenue 53 69.3 69.5 0.2 1.5 No
3 Tyler St. s/o Armtec Entrance 68.2 68.2 0.0 1.5 No
4 Palm St. s/o Grapefruit Blvd. 62.5 62.6 0.1 3.0 No
5 Grapefruit Blvd. w/o Tyler St. 76.4 76.5 0.1 1.5 No
6 Grapefruit Blvd. w/o Palm St. 75.2 75.3 0.1 1.5 No
7 Grapefruit Blvd. e/o Palm St. 72.3 72.4 0.1 1.5 No
8 Airport Blvd. w/o Palm St. 72.0 72.0 0.0 1.5 No
1 The CNEL is calculated at the boundary of the right-of-way of each roadway and the property line of the receiving land use.

Table 14
EAC Off-Site Project-Related Noise Impacts
ID Road Segment
CNEL at Receiving
Land Use (dBA)1
Incremental Noise
Level Increase
Threshold
No
Project
With
Project
Project
Addition Limit Exceeded?
1 Tyler St. s/o Grapefruit Blvd. 70.5 70.7 0.2 1.5 No
2 Tyler St. s/o Avenue 53 69.6 69.8 0.2 1.5 No
3 Tyler St. s/o Armtec Entrance 68.5 68.6 0.1 1.5 No
4 Palm St. s/o Grapefruit Blvd. 64.1 64.1 0.0 3.0 No
148
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
92 Table 14
EAC Off-Site Project-Related Noise Impacts
ID Road Segment
CNEL at Receiving
Land Use (dBA)1
Incremental Noise
Level Increase
Threshold
No
Project
With
Project
Project
Addition Limit Exceeded?
5 Grapefruit Blvd. w/o Tyler St. 76.7 76.7 0.0 1.5 No
6 Grapefruit Blvd. w/o Palm St. 75.9 75.9 0.0 1.5 No
7 Grapefruit Blvd. e/o Palm St. 73.0 73.0 0.0 1.5 No
8 Airport Blvd. w/o Palm St. 72.4 72.4 0.0 1.5 No 1 The CNEL is calculated at the boundary of the right-of-way of each roadway and the property line of the receiving land use.

Operational Noise Impacts
The Project would generate noise from on-site operational activities, including roof top air conditioners and a truck staging/loading area. The operational noise levels related to the roof top air conditioners and a truck staging/loading area associated with the Project are considered exempt from the City of Coachella Municipal Code noise standards. However, to demonstrate compliance with CEQA Guidelines, the noise analysis evaluated the potential operational noise levels against the City of Coachella Municipal Code exterior noise standards at the closest noise-sensitive receiver locations.

The noise analysis includes a noise prediction model that utilizes the CadnaA (Computer Aided Noise Abatement) computer program, that calculates the distance from each noise source to the five noise receiver locations identified, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of noise level at each receiver and the partial noise level contributions by noise source. The Table below shows that the Project-related operational noise levels at the closest sensitive receiver locations will range from

17.2 to 48.4 dBA Leq and will satisfy the residential daytime 55 dBA Leq and nighttime 45 dBA Leq noise level standards of the City of Coachella Municipal Code.

Table 15
Operational Noise Level Compliance
Receiver
Location1
Project Operational
Noise Levels (dBA
Leq)
Noise Level
Standards
(dBA Leq)
Threshold
Exceeded?
Day Night Day Night Day Night
R1 48.4 17.2 55 45 No No
R2 41.0 19.4 55 45 No No
R3 44.4 34.4 55 45 No No
R4 46.5 37.2 55 45 No No
149
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
93 Table 15
Operational Noise Level Compliance
Receiver
Location1
Project Operational
Noise Levels (dBA
Leq)
Noise Level
Standards
(dBA Leq)
Threshold
Exceeded?
Day Night Day Night Day Night
R5 46.8 21.8 55 45 No No 1 See Table 10 for the receiver locations.

The noise analysis also assessed the Projects operational noise level contributions by combining the Project operational noise levels with the existing ambient noise levels measurements for the off-site receiver locations potentially impacted by Project operational noise sources. Noise levels that would be experienced at receiver locations when Project-source noise is added to the ambient daytime and nighttime conditions are presented in Tables 16 and 17, respectively. As shown in the tables below, Project operational stationary-source noise would not result in a substantial temporary/periodic, or permanent increase in ambient noise levels in the Project vicinity above levels existing without the Project and impacts in these regards will be less than significant.

Table 16
Daytime Operational Noise Level Contribution (DBA Leq)
Receiver
Location
Total Project
Operational
Noise Level2
Reference
Ambient
Noise Levels4
Combined
Project and
Ambient5
Project
Increase6
Increase
Criteria7
Increase
Criteria
Exceeded?7
R1 48.4 49.5 52.0 2.5 5.0 No
R2 41.0 64.4 64.4 0.0 3.0 No
R3 44.4 64.4 64.4 0.0 3.0 No
R4 46.5 63.0 63.1 0.1 3.0 No
R5 46.8 65.5 65.6 0.1 1.5 No
Table 17
Nighttime Operational Noise Level Contribution (DBA Leq) Receiver
Location
Total Project
Operational
Noise Level2
Reference
Ambient
Noise Levels4
Combined
Project and
Ambient5
Project
Increase6
Increase
Criteria7
Increase
Criteria
Exceeded?7
R1 17.2 45.3 45.3 0.0 5.0 No
R2 19.4 62.2 62.2 0.0 3.0 No
R3 34.4 64.0 64.0 0.0 3.0 No
R4 37.2 61.8 61.8 0.0 3.0 No
R5 21.8 63.6 63.6 0.0 3.0 No
150
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
94 b) Less than Significant Impact. Groundborne vibration and/or groundborne noise will be produced by heavy equipment during the construction phase of the Project. Operation of construction equipment causes ground vibrations that spread through the ground and diminish in strength with distance. Ground vibration levels associated with various types of construction equipment including bulldozers, jackhammers, loaded trucks and vibratory rollers range from 0.003 to

0.210 PPV (in/sec) at a distance of 25 feet. The nearest sensitive noise and vibration receivers are located between 50 feet (during construction of off-site improvements) to 1,403 feet from the building façade to the Project construction activities. At these distances, construction vibration velocity levels are estimated to range from less than 0.01 up to 0.03 (in/sec). Based on the maximum acceptable continuous vibration threshold of 0.30 PPV (in/sec), the typical Project construction vibration levels will fall below the building damage thresholds at all noise sensitive receiver locations. Therefore, the Project-related vibration impacts are considered less than significant during typical construction activities at the Project site.
c) Less than Significant Impact. The Jacqueline Cochran Regional Airport (JCRA) is located approximately 1.3 miles south of the Project site. The Project is within Zone D of the Riverside County ALUCP compatibility zones and the ALUCP stipulates that so long as the density of the Project is restricted to 100 people/acre the potential conflict can be abated for non-residential uses within the zone. The Project lies outside of the 55 dBA CNEL contour for JCRA and is therefore below the compatibility standards of 55 dBA CNEL as shown on the significance criteria table (Table 11). Therefore, impacts due to aircraft noise would be less than significant.

Mitigation Measures: None required.

Monitoring: None required.

Source: Armtec Master Plan Noise Impact Analysis, prepare by Urban Crossroads, July 2024. 151
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
95 XIV. POPULATION AND HOUSING
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Induce substantial unplanned
population growth in an area, either
directly (for example, by proposing
new homes and businesses) or
indirectly (for example, through
extension of roads or other
infrastructure)?
X
b) Displace substantial numbers of
existing people or housing,
necessitating the construction of
replacement housing elsewhere?
X
Setting
According to the California Department of Finance, the population of the City of Coachella was estimated to be 43,173 (2024). The City housing stock is composed of a mix of single-family and multi-family development, but the majority (70.8 percent) of housing units are single-family detached homes.

Discussion of Impacts
a) No Impact. The Project proposes the expansion of the existing Armtec facility resulting in additional storage warehouses, production space and truck parking.

No new homes, businesses, or extensions of public roads or other infrastructure are proposed. The Project site is designated Urban Employment and Industrial District in the General Plan; therefore, the site is not part of planned population growth in the city. The Project is consistent with this designation and, therefore, there are no impacts associated with population growth.
b) No Impact. The subject property is currently occupied by Armtec facilities, and the proposed Project would not displace any existing housing or persons or require the construction of housing elsewhere. No impact will occur.

Mitigation Measures: None.

Monitoring: None.

Source: California Department of Finance 2024 data on City/County Population and Housing Estimates.

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96 XV. PUBLIC SERVICES
Would the project result in:

Would the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental facilities,
need for new or physically altered
governmental facilities, the
construction of which could
cause significant environmental
impacts, in order to maintain
acceptable service ratios,
response times or other
performance objectives for any of
the public services:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
Fire protection? X
Police protection? X
Schools? X
Parks? X
Other public facilities? X
Setting
Fire Protection
Fire protection services are provided by the Riverside County Fire Department and CalFire via a cooperative agreement. In relation to the site, the nearest Fire Department is Fire Station 79 location at 1377 6th Street, Coachella, approximately 1 mile northwest.

The Riverside County Fire Department Station 79 is staffed by 18 full time personnel (with a minimum of six firefighters on duty at all times), 10 volunteer firefighters, and 10 explorer cadets. The department is a full-service public safety department which has provided fire suppression and emergency medical services to Coachella residents, businesses and visitors since 1990. During 2009 the Department responded to a total of 1,697 calls for service in the City.

The City may consider new stations to serve the growing entertainment district and northern area as well as the central area in the future as development occurs. The City’s fire codes and measures follow the California Fire Code (Title 24, Part 9) establishing practices for safeguarding life and property from fire related disasters. 153
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97 Police Protection
The Riverside County Sheriff’s Department is contracted to provide comprehensive law enforcement services through the City of Coachella Police Department. The Riverside County Sherriff Thermal Station is located at 86625 Airport Boulevard in Thermal, approximately 1.5 miles southeast of the Project site.

The City Police Department is comprised of the Investigations, Patrol, Traffic, and Forensics Divisions with overlapping personnel. The Department consists of 32 sworn officer positions, 19 of which are dedicated to the Patrol Division with the remaining officers dedicated to special assignments such as the Community Action Team (C.A.T.), School Resource Officers, along with Gang and Narcotics Enforcement. The Patrol Division for the Coachella Police Department covers an area of over thirty (30) square miles and serves a population of over 40,000 residents. The Coachella Police Department responds to over approximately 24,000 calls for service or approximately (79) calls for service daily.

Schools
There are two school districts providing public education to students in kindergarten through 12th grade in Coachella: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD). The majority of the City, including the Project site, occurs within CVUSD’s service area. CVUSD receives funding from state funds and local property taxes. The nearest schools to the Project site include Valley View Elementary (0.5 miles northwest), Bobby Duke Middle School (0.7 miles northwest) and Calle Del Sol Elementary School (0.65 miles northeast).

Parks
The City of Coachella currently operates ten parks and recreational facilities that support uses such as sports, community activities and playground. The City’s Municipal Code Section 16.36.060 provides for the dedication of land or the payment of fees in lieu thereof for park and recreational facilities as a condition of approval of a tentative map or parcel map. All residential developments subdivisions containing five or more parcels are required to dedicate land, pay a fee, or both. However, commercial and industrial uses are exempt from such payment per Section 16.36.060.E.

Discussion of Impacts
Fire Protection: Less than Significant.

The common national standard for fire service is one firefighter staff person per 1,000 City residents. According to the GP DEIR, Coachella has a ratio of 0.4 firefighter people per 1,000 residents. It is the goal of the RCFD fire service to have the first engine company arrive on the scene within five minutes 90 percent of the time. Response time to emergency calls within the City average approximately four minutes or less more than 80 percent of the time. (GP DEIR, p. 4.15-4). Therefore, the City is currently under serving 154
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98 its residents. Because the City does not meet current demands, the GP EIR determined growth in population could result in an ever more decreased level of service and a higher demand for increased fire stations throughout the General Plan Planning Area.

The Project proposes the expansion of the existing Armtec facilities and is protected by fire services. The Project will result in an increased number of structures on site, but does not propose the hiring of additional employees. Therefore, the Project would not induce population growth which would increase the demand for fire protection services. The Project occurs 1 mile from the Fire Station 79, where the Fire Department provides existing service. The Project will not require the construction of new facilities or expansion of existing facilities to receive adequate services.

Project development will be in accordance with all state and local (Municipal Code and RCFD) fire standards to assure adequate fire safety and emergency access. The Project will be required to pay any necessary City development impact fees (Municipal Code Chapter 4.45) to contribute its fair share of costs for future fire facilities, personnel, and apparatus. Impacts would be less than significant. Therefore, impact will be less than significant.

Police Protection: Less than Significant
The site is currently occupied with the existing Armtec facilities and protected by police services. While the Project would marginally increase the number of structures, it does not propose the hiring of additional employees and therefore would not induce population growth that would increase the local demand for police services. The Project occurs 1.5 miles from the Riverside County Thermal Station, where the Police Department provides existing service. The Project will not require the construction of new facilities or expansion of existing facilities to receive adequate services.

The Project will be required to comply with all Police Department regulations and procedures, and Project plans will be reviewed by the Police Department to assure adequate emergency access is provided. The Project is not expected to require the construction of new or expanded police services or facilities. Impacts will be less than significant.

Schools: Less than Significant
The Project is within the CVUSD boundaries. The Project consists of industrial development and will not directly increase the student population. Nevertheless, the proposed Project will be subject to the CVUSD developer fees in place at the time development occurs, which currently stands at $0.78 per square foot of industrial development. Payment of the developer fee would mitigate potential significant impacts to school resources to less than significant levels. 155
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99 Parks/ Other public facilities: Less than Significant The Project does not include residential uses, and would not increase employment, that would increase the need for parks and recreational facilities. As such, the Project would not create the need for new parks and recreational facilities. Therefore, no impacts related to parks and recreational facilities would occur as a result of the Project.

Mitigation Measures: None required.

Monitoring: None required.

Source: City of Coachella General Plan Update EIR, October 2014; City of Coachella Website. 156
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100
XVI. RECREATION
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Would the project increase the
use of existing neighborhood and
regional parks or other recreational
facilities such that substantial
physical deterioration of the facility
would occur or be accelerated?
X
b) Does the project include
recreational facilities or require the
construction or expansion of
recreational facilities which might
have an adverse physical effect on
the environment?
X
Setting
The City of Coachella provides a variety of recreation facilities and currently has eight parks that host various sports fields, a boxing club and swimming pools, as well as a tot lot and a community center, which total approximately 59.6 acres. The nearest recreational resource to the Project site is the Avenue 53 soccer fields located immediately west of the site.

The Desert Recreation District (DRD) also provides recreational services throughout the Coachella Valley. DRD manages, maintains and assists in maintaining over 30 parks and recreation facilities in the valley. DRD also offers a variety of quality programs, services and classes on physical fitness, mental wellness and arts and crafts.

Discussion of Impacts
a, b) Less than Significant Impact. The Project proposes the expansion of the existing Armtec facility. The proposed Project will be staffed by existing Armtec employees and city residents, and does not propose hiring additional employees. The Project does not propose residential uses, which would directly increase the city’s population and demand for recreational resources. The proposed Project does not require the construction or expansion of recreational facilities, nor will it result in a noticeable increase of use, if any. Therefore, the Project will have no impact on recreation facilities
Mitigation Measures: None.

Monitoring: None.

Source: Website: City of Coachella Parks and Recreation. https://www.coachella.org/residents/parksand-recreation. Accessed August 2024. 157
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101
XVII. TRANSPORTATION
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Conflict with a program plan,
ordinance or policy addressing the
circulation system, including transit,
roadway, bicycle and pedestrian
facilities?
X
b) Would the project conflict or be
inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
X
c) Substantially increase hazards due
to a geometric design feature (e.g.,
sharp curves or dangerous
intersections) or incompatible uses
(e.g., farm equipment)?
X
d) Result in inadequate emergency
access? X
Setting
In the City of Coachella, roadways are classified into different roadway types. Tyler Street, which will provide primary access to the proposed site, is classified as Primary Arterial with Bicycle Facility adjacent to the site. Avenue 53, which runs along the site’s northern boundary, is classified as a Collector with Bicycle Facility adjacent to the site.

Urban Crossroads prepared a traffic impact analysis for the proposed Project in 2024 (Appendix H). The Traffic Analysis was prepared in accordance with the County of Riverside’s Transportation Analysis Guidelines for Level of Service & Vehicle Miles Traveled (December 2020) as the City of Coachella does not have its own LOS/VMT analysis guidelines. The City’s acceptable Level of Service (LOS) for both roadway segments and intersection operations in LOS D or better. All area roadways and intersections currently operate at acceptable levels.

The Project trip generation rates are based on Institute of Transportation Engineers, Trip Generation Manual, 11th Edition, 2021. The following land uses were used to describe the Project: warehousing (ITE Land Use Code 150), manufacturing (ITE Land Use Code 140), and research and development center (ITE Land Use Code 760).

CEQA Guidelines section 15064.3 sets forth guidelines for implementing SB 743 (stats. 2013, ch.386), which requires amendments to the CEQA Guidelines (pre-2019) to provide an alternative to LOS for evaluating transportation impacts. Changes to CEQA 158
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Guidelines were adopted in December 2018, which require all lead agencies to adopt vehicle miles traveled (VMT) as a replacement for automobile delay-based LOS as the new measure for identifying transportation impacts for land use projects. This statewide mandate went into effect July 1, 2020. The City of Coachella has not adopted its own VMT policy yet; land use projects are analyzed using the County of Riverside’s Transportation Analysis Guidelines for Level of Service & Vehicle Miles Traveled (December 2020).

Discussion of Impacts
a) Less than Significant with Mitigation. The Project proposes 37,800 SF in new storage space, 3,000 SF in new research and development/small production space, 15,000 SF in new production facilities, and a truck staging area. The Project also includes the following adjacent improvements:
• Expansion of vehicle lanes on the east side of Tyler Street between the Armtec north boundary and south boundary within the City’s right-of-way. • Installation of concrete curbing on the east side of Tyler Street between the Armtec north boundary and south boundary within the City’s right-of-way. • Installation of a 5-foot sidewalk on the east side of Tyler Street between the Armtec north boundary and south boundary within the City’s right-of-way. • Installation of a 5-foot sidewalk along a separate parcel owned by Armtec (APN: 778-420- 014) that is west of the northern parcel, currently not a part of the Armtec campus and is leased to the City for its use as a soccer park.

The sidewalk is to complete the missing link between Shady Lane and Tyler Street.

The Project is anticipated to generate a total of 169 trip-ends per day with 21 AM peak hour trips and 20 PM peak hour trips.

The traffic impact analysis considered 5 area intersections, and the potential impacts the Project could have on those intersections:
• Grapefruit Boulevard (Highway 111) / Tyler Street
• Tyler Street / Avenue 53
• Tyler Street / Armtec Entrance
• Grapefruit Boulevard (Highway 111) / Palm Street
• Palm Street / Airport Boulevard
The following scenarios were analyzed:
• Existing (2024) Conditions
• Existing plus Ambient Growth plus Project (EAP) (2026) • Existing plus Ambient Growth plus Project Plus Cumulative (EAPC) (2026) 159
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Existing (2024) Conditions
The analysis of Existing Conditions establishes the baseline for the Project’s traffic analysis, and consideration of impacts. Under Existing Conditions, study area intersections operate at an acceptable LOS (“D” or better) during AM and PM peak hours.

Table 18
Intersection Analysis for Existing (2024) Conditions
Study Intersection Traffic
Control1
AM Peak Hour PM Peak Hour
Average
Delay2 LOS3
Average
Delay2 LOS3
Grapefruit Bl. (Hwy. 111) / Tyler Street AWS 15.7 C 27.9 D Tyler Street / Avenue 53 CSS 11.9 B 13.7 B
Tyler Street / Armtec Entrance CSS 10.5 B 11.4 B
Grapefruit Bl. (Hwy. 111) / Palm Street TS 7.1 A 9.1 A
Palm Street / Airport Bl. TS 11.8 B 12.4 B
1 TS = Traffic Signal; CSS = Cross-street Stop., AWS = All-way-stop. 2 Per the Highway Capacity Manual (7th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal, or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 12 analysis software. 3 LOS = Level of Service
BOLD = Unacceptable LOS.

The unsignalized study area intersection of Tyler Street at Grapefruit Boulevard / Highway 111 meets traffic volume warrants for installation of a traffic signal based upon existing traffic counts.

Existing Plus Ambient Plus Project (EAP) (2026) Conditions For EAP (2026) traffic conditions, study area intersections continue to operate at an acceptable LOS during peak hours. For EAP conditions, no additional study area intersections meet the volume warrants for installation of a traffic signal (beyond the Tyler Street at Grapefruit Boulevard / Highway 111 intersection, which meets volume warrants for a signal based upon existing counts). 160
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Table 19
Intersection Analysis for EAP (2026) Conditions
Study Intersection Traffic
Control1
AM Peak Hour PM Peak Hour
Average
Delay2 LOS3
Average
Delay2 LOS3
Grapefruit Bl. (Hwy. 111) / Tyler Street AWS 17.1 C 34.0 D Tyler Street / Avenue 53 CSS 12.3 B 14.5 B
Tyler Street / Armtec Entrance CSS 10.7 B 11.7 B
Grapefruit Bl. (Hwy. 111) / Palm Street TS 7.4 A 9.4 A
Palm Street / Airport Bl. TS 12.0 B 12.6 B
1 TS = Traffic Signal; CSS = Cross-street Stop., AWS = All-way-stop. 2 Per the Highway Capacity Manual (7th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal, or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 12 analysis software. 3 LOS = Level of Service
For the proposed adjacent improvements, the traffic analysis recommends the existing striping and signage for stop sign control on the west leg of the Armtec main entrance should be upgraded. Mitigation Measure TRA -1 incorporates this recommendation.

Existing Plus Ambient Plus Project Plus Cumulative (EAPC) (2026) Conditions For EAPC (2026) traffic conditions, the study area intersection of Tyler Street at Grapefruit Boulevard / Highway 111 was found to operate at an unacceptable LOS (i.e., LOS “E” or worse) during peak hours, without installation of the traffic signal that is currently warranted for existing conditions. The traffic analysis recommended improvements to address deficiencies: The Project should contribute its fair share of 10.5 percent towards the provision of a traffic signal control at the intersection of Tyler Street at Grapefruit Boulevard / Highway 111.

With the recommended improvements, the intersection of Tyler Street at Grapefruit Boulevard / Highway 111will operate at acceptable LOS. Impacts will be less than significant with Mitigation Measure TRA -2 incorporated. 161
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Table 20
Intersection Analysis for EAPC (2026) Conditions
Study Intersection Traffic
Control1
AM Peak Hour PM Peak Hour
Average
Delay2 LOS3
Average
Delay2 LOS3
Grapefruit Bl. (Hwy. 111) / Tyler Street
-Without Improvements
-With Improvements
AWS
TS

23.9 10.3
C
B

39.9 9.2
E
A
Tyler Street / Avenue 53 CSS 12.5 B 14.7 B
Tyler Street / Armtec Entrance CSS 10.8 B 11.8 B
Grapefruit Bl. (Hwy. 111) / Palm Street TS 8.6 A 11.0 B Palm Street / Airport Bl. TS 13.0 B 13.2 B
1 TS = Traffic Signal; CSS = Cross-street Stop., AWS = All-way-stop. 2 Per the Highway Capacity Manual (7th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal, or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. Delay and level of service is calculated using Synchro 12 analysis software. 3 LOS = Level of Service
BOLD = Unacceptable LOS.

Alternative Transportation
Sidewalks exist along the west side of Tyler Street from Grapefruit Boulevard to Armtec Entrance, the southwest side of Grapefruit Boulevard north of Tyler Street, and on Airport Boulevard from west of Palm Street to east of Grapefruit Boulevard.

A bike lane is currently existing along the west side of Tyler Street from Grapefruit Boulevard to Avenue 53, the southwest side of Grapefruit Boulevard north of Tyler Street, and both sides on Avenue 53 east of Tyler Street. Project improvements include the installation of a 5-foot sidewalk on the east side of Tyler Street between the Armtec north boundary and south boundary within the City’s right-of-way, and the installation of a 5-foot sidewalk along a separate parcel owned by Armtec (APN: 778-420- 014) that is west of the northern parcel. The Project would not conflict with plans or policies addressing multimodal facilities.

The Project area is currently served by the Sunline Transit Agency with bus services along Avenue 54, Airport Boulevard, and Cesar Chavez Street. However, there are no transit stops within the immediate Project vicinity. The nearest bus stop is approximately 0.35 miles southeast. SunLine periodically reviews and updates its services and facilities based on ridership, budget, and community demand.

General Plan Mobility Element Goal 8 and Policies 8.1 through 8.4 promote and encourage transportation system that provides an appropriate level of regional connectivity for residents and businesses through vehicular, freight, transit and non-motorized connections. The Project would have no impact on plans or policies addressing transit facilities.
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b) Less than Significant Impact. CEQA Guidelines section 15064.3 sets forth guidelines for implementing Senate Bill 743 (SB 743). SB 743 requires amendments to the CEQA Guidelines (pre-2019) to provide an alternative to LOS for evaluating transportation impacts. Particularly within areas served by transit, those alternative criteria must “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” (Public Resources Code Section 21099(b)(1).) Measurements of transportation impacts may include “vehicle miles traveled, vehicle miles traveled per capita, automobile trip generation rates, or automobile trips generated.” The CEQA Guidelines have since been updated to allow for lead agency discretion in establishing methodologies and thresholds consistent with the intent of the legislation. The City utilizes the December 2020 County of Riverside Transportation Guidelines for VMT assessments. Per County guidelines, a project would have a less than significant VMT impact if:
• Small projects;
• Projects near high quality transit;
• Local serving retail;
• Affordable housing;
• Local essential service (day care, police or fire facility, medical/dental office, government office);
• Residential and office projects in an area under VMT thresholds as shown on screening maps (Low VMT Area); and
• Redevelopment projects.

County Guidelines define small projects as those forecasted to generate greenhouse gas (GHG) emissions below 3,000 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) per year and provides a list of land use types based on quantity (i.e., dwelling units or square footage) and provides a typical development potential to be below the 3,000 MTCO2e per year. Warehouse buildings sized 208,000 square feet, industrial buildings sized 179,000 square feet and below and office buildings sized 165,000 square feet and below have been identified to meet the County threshold for small projects. The Project warehouse quantity of 37,800 SF is approximately 18 percent of the 208,000 SF warehouse VMT screening criteria. The Project manufacturing quantity of 15,000 SF is approximately 8 percent of the 179,000 SF industrial VMT screening criteria. The Project research and development quantity of 3,000 SF is approximately 2 percent of the 165,000 SF office VMT screening criteria. Therefore, the Traffic Analysis concluded that the Project meets the definition of a “small project,” and a full VMT analysis was unwarranted. Because the Project meets the County’s screening criteria for small projects, impacts are presumed to be less than significant.
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c) Less than Significant Impact. The subject property is located within a largely developed urban area and accessed via existing highways, streets, and intersections. Project development will not require new access driveways but does propose adjacent street improvements and is required to pay a fair share contribution for the traffic signal improvements of Tyler Street at Grapefruit Boulevard (Highway 111) to correct an operational deficiency for EAPC (2026) conditions. However, all proposed and future improvements will be planned, reviewed by, and coordinated with the City such that safety and operational conflicts are effectively reduced. The mix of vehicles associated with the Project is expected to generally include construction vehicles, passenger vehicles, and distribution/delivery trucks, which is compatible with vehicles currently in the area; no conflicts are anticipated. The proposed Project is not expected to substantially increase any type of transportation hazard and impacts are expected to be less than significant.
d) No Impact. Currently, the Project site can be accessed via Tyler Street via two driveways: the Armtec primary entrance and a gated access south of the primary entrance. Regional access to the site will be provided via Grapefruit Boulevard (Highway 111), I-10 freeway, major arterials, secondary arterials and a variety of local roads.

Prior to construction, both the Fire Department and Police Department will review the site plan to ensure safety measures are addressed, including emergency access. Therefore, the proposed Project will not result in inadequate emergency access. There will be no impact.

Mitigation Measures:

TRA-1 For the proposed project-adjacent improvements, the existing striping and signage for stop sign control on the west leg of the Armtec main entrance shall be upgraded as recommended in Appendix H (Project Traffic Report).

TRA-2 To remedy the LOS deficiency at the intersection of Tyler Street at Grapefruit Boulevard / Highway 111, the Project is responsible for a fair-share contribution of 10.5% towards the provision of a traffic signal.

Monitoring:

TRA.A The Project applicant shall coordinate with the City and CVAG the payment of the agreed upon fair share contribution for improvements to the intersection of Tyler Street at Grapefruit Boulevard / Highway 111 prior to the issuance of the first certificate of occupancy for the Project.

Responsible Parties: Project applicant, Engineering Department.

Source: Armtec Master Plan Traffic Analysis, prepared by Urban Crossroads. July 3, 2024, Coachella 2035 General Plan, Mobility Element.
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XVIII. TRIBAL CULTURAL RESOURCES
a) Would the project cause a
substantial adverse change in the
significance of a tribal cultural
resource, defined in Public
Resources Code section 21074 as
either a site, feature, place,
cultural landscape that is
geographically defined in terms
of the size and scope of the
landscape, sacred place, or
object with cultural value to a
California Native American tribe,
and that is:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
i) Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in
Public Resources Code section
5020.1(k), or
X
ii) A resource determined by the lead
agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1. In
applying the criteria set forth in
subdivision (c) of Public Resources
Code Section 5024.1, the lead
agency shall consider the
significance of the resource to a
California Native American tribe.

X
Setting
Cahuilla Indians inhabited the valley for centuries. They were a Takic-speaking people of hunters and gatherers generally divided into three groups based on their geographic setting: the Pass Cahuilla of the San Gorgonio Pass – Palm Springs area; the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains and the Cahuilla Valley; and the Desert Cahuilla of the eastern Coachella Valley. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with the Indian reservations around the Coachella Valley, including the Cabazon, Augustine, Torres Martinez, Twenty-nine Palms, Agua Caliente, and Morongo.
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Discussion of Impacts
ai,ii) Less than Significant with Mitigation. Senate Bill 18 and Assembly Bill 52 (AB 52) requires a lead agency to consult with tribes in the Project area during the CEQA process to allow tribes to be involved in the project development process and to address their concerns about potential impacts to tribal cultural resources. The consultation process requires the lead agency to provide written notification about a proposed project, as defined by CEQA, to tribes within the project’s geographic area. If a tribe chooses to engage in consultation, it must respond to the lead agency within 30 days of receipt of the formal notification, and the lead agency must begin the consultation process within 30 days of receiving the request for consultation. Consultation concludes when the parties agree to measures to mitigate or avoid a significant effect (if a significant effect exists) on the tribal cultural resources, or when a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached (Public Resources Code section 21080.3.2 (b)(1) and (2)).

The City conducted Tribal Consultation in conformance with AB 52 requirements.

Five (5) Tribes were contacted in writing (Torres Martinez, Soboba, Cabazon, Twenty-Nine Palms, and ACBCI) in a letter dated February 6, 2025. As of April 17, 2025, only one Tribe, ACBCI, responded. The following requests are from the ACBCI’s AB 52 response letter dated February 19, 2025 (TCR-1):
• Formal government to government consultation under California Assembly Bill No. 52 (AB-52).
• A cultural resources inventory of the project area by a qualified archaeologist prior to any development activities in this area. • Copies of any cultural resource documentation (report and site records) generated in connection with this project.
• A copy of the records search with associated survey reports and site records from the information center.
• The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

The City met with the ACBCI THPO on March 5, 2025 for government-togovernment consultation to discuss the Project and Phase 1 Archeological and Paleontological Resources Assessment. Several revisions to the Assessment’s 166
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mitigation measures were requested during consultation, primarily involving clarifying language regarding Native American Monitoring agreements and the inclusion of a Tribal resource reburial process. Revisions were made to the Assessment and is reflected in the mitigation measures provided in Section V.

Cultural. The City received a letter dated April 16, 2025 from the ACBCI THPO confirming that the concerns of the Tribe have been addressed in the revised Assessment. The letter also confirmed the conclusion of the Tribe’s AB 52 consultation efforts.

Should responses from the remaining Tribes be received, the City may include additional requests for consultation or mitigation as conditions of approval. In addition, to protect potential tribal cultural resources, Mitigation Measure CUL-1 through -8 are included in Section V, consistent with the findings of the Phase 1 Archeological and Paleontological Resources Assessment, to require monitoring of ground disturbing activities, which would reduce the impacts to Tribal Resources to less than significant levels.

Mitigation Measures: See Section V. Cultural
TCR-1 The following requests are from the ACBCI’s AB 52 response letter dated February 19, 2025:
• Formal government to government consultation under California Assembly Bill No. 52 (AB-52).
• A cultural resources inventory of the project area by a qualified archaeologist prior to any development activities in this area. • Copies of any cultural resource documentation (report and site records) generated in connection with this project.
• A copy of the records search with associated survey reports and site records from the information center.
• The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

Monitoring: See Section V. Cultural
TCR-A The executed monitoring agreements shall be provided to the City prior to the issuance of grading permits. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt 167
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and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

Responsible parties: Project applicant, Project archaeologist, Tribal monitor, Planning Division.

Source: Phase 1 Archaeological and Paleontological Resources Assessment for the Armtec Defense Products Co. Master Plan Project, prepared by ArchaeoPaleo Resource Management, Inc. August 2024. 168
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XIX. UTILITIES AND SERVICE

SYSTEMS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Require or result in the relocation
or construction of new or expanded
water, wastewater treatment or
storm water drainage, electric
power, natural gas, or
telecommunications facilities, the
construction or relocation of which
could cause significant
environmental effects?
X
b) Have sufficient water supplies
available to serve the project and
reasonably foreseeable future
development during normal, dry and
multiple dry years?
X
c) Result in a determination by the
wastewater treatment provider
which serves or may serve the
project that it has adequate
capacity to serve the project’s
projected demand in addition to the
provider’s existing commitments?
X
d) Generate solid waste in excess of
State or local standards, or in excess
of the capacity of local
infrastructure, or otherwise impair the
attainment of solid waste reduction
goals?
X
e) Comply with federal, state, and
local management and reduction
statutes and regulations related to
solid waste?
X
Setting

Domestic Water
The Coachella Water Authority (CWA) provides domestic water to the project area.

CWA participated in the 2020 Coachella Valley Regional Urban Water Management Plan (RUWMP) to ensure a sufficient and reliable water supply for development projects within the. CWA’s primary source of fresh water is groundwater extracted from deep wells in the Indio Subbasin of the Coachella Valley Groundwater Basin. The City lies 169
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within the Whitewater River Watershed, which also supplies water to neighboring Coachella Valley cities. The Coachella Valley Groundwater Basin includes natural supplies; additional water sources include recycled water and imported supplies that are recharged to the Basin.

The City of Coachella currently uses approximately three to five percent of the total volume of water withdrawn from the Coachella Valley Groundwater Basin each year.

The City supplies 100 percent of its potable water from City owned and operated wells.

There are currently six operational wells within the City’s distribution system. The total pumping capacity of active wells is approximately 11,400 gallons per minute (gpm) or

16.5 million gallons per day (MGD). CWA has three water storage reservoirs within the City, with a total reservoir storage capacity of approximately 10.5 million gallons (MG).

In addition, CWA operates two booster pumping stations. CWA’s distribution system network consists of approximately 120 miles of pipeline, which range from 4-inches to 36-inches in diameter (2015 Urban Water Management Plan).

The City currently does not have infrastructure in place to recycle water. However, it is in the process of updating its sewer master plan, which will include a feasibility study for implementing a recycled water program. If the treatment system upgrade feasibility study produces a favorable result, recycled water could be for various purposes, including non-potable irrigation systems for larger developments. Currently, the City is participating in a Coachella Valley wide recycled water feasibility study spearheaded by the CVRWMG as part of the Coachella Valley IRWM Plan.

Colorado River water is transported to the Coachella Valley via the Coachella Canal and used by the agricultural community for farming purposes; however, it is not a part of the CWA system. Per CVWD Ordinance No. 1428, CWA has the opportunity to receive canal water for additional potable water supply when available. The City continues to look at the use of Canal water for both domestic water and irrigation.

Wastewater
The City’s wastewater conveyance and treatment services are operated by the Coachella Sanitary District (CSD) which was established in 1936 and maintains approximately 90 miles of wastewater conveyance pipeline, two pump stations, and a wastewater treatment plant. The diameter of the wastewater conveyance pipelines range from 4 to 54 inches. The two pump stations are: Coachella Valley High School Pump Station (CVHS PS) and Polk Street Pump Station (City of Coachella 2015 Sewer System Master Plan; Figure 2-1). The City’s wastewater treatment plant is located at Avenue 54 and Polk Street and its capacity is 4.5 million gallon per day (MGD). The City also receives wastewater conveyance and treatment services through the Valley Sanitary District (VSD) for flows generated within the incorporated boundary; however, CSD is the primary service provider.
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The CSD currently serves 6,500 Equivalent Dwelling Units (EDUs) and approximately 3,500 customers via its wastewater conveyance network. These customers consist primarily of residential development with a light mix of commercial, industrial, and some agricultural customers.

Stormwater Drainage
The Project site and areas surrounding it are subject to City requirements relating to flood control. The City implements standard requirements for the retention of storm flows, and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution. Development projects must retain the 100-year storm flow onsite.

Solid Waste Disposal
Burrtec provides solid waste disposal services to the City. Trash and recycled materials are collected from customers in the City and transported to the Coachella Valley Transfer Station located on Landfill Road east of Dillon Road and north of Interstate 10.

The Coachella Valley Transfer Station currently receives an average of 328 tons of waste per day and has a capacity of 1,100 tons of waste per day. Once sorted, solid waste is transported to regional landfills, including Lamb Canyon and Badlands, which are operated by the County of Riverside.

Other Utilities
In Coachella, Imperial Irrigation District (IID) provides electricity, Southern California Gas (SoCalGas) provides natural gas, and Frontier and Spectrum provide telecommunications services.

Off-Site Improvements
The Tyler Street widening improvements include road expansion, new asphalt, curb, gutter, and a separated sidewalk between Avenue 53 and Tyler Lane. Tyler Street will be widened by 19 feet to the east from Avenue 53 to the southern Armtec property line, covering approximately 1,830 linear feet. There is existing CVWD infrastructure and easements within Tyler Street right-of-way. Easements include a North/South 10-foot USBR easement on the east side of Tyler Street and another East/West 10-foot easement within the old Avenue 53 right-of-way. CVWD has requested replacing 20 linear feet of irrigation line with modern PVC pipe and to relocate a CVWD meter stand to allow for a 5.5 foot wide sidewalk. Pending direction of CVWD, there is potential for the district to request replacement of 1,280 linear feet of existing irrigation line within the CVWD easement on the eastern side of the Tyler Street.

Discussion of Impacts
a-c) Less than Significant Impact.

Water
The Coachella Water Authority (CWA) will provide domestic water services to the project site. The proposed project will connect to existing domestic water lines on 171
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site that connect to Tyler Street. No new wells or additional water infrastructure or entitlements will be required.

As explained in Section IX, Hydrology and Water Resources, water demand for the cultivation portion of the proposed development is estimated to be approximately 7.57 AF/year. Additional water will be required for landscape irrigation, but given the limited area to be landscaped and the required use of drought-tolerant plant species and water-efficient irrigation, landscaping is not expected to contribute substantially to project water demand.

CWA is responsible, under the California Water Code, for analyzing its current and future water supply, and assuring that sufficient supply is available to serve land uses within its service area, through the preparation of an Urban Water Management Plan (UWMP). CWA participated in the 2020 Coachella Valley Regional UWMP, which used the City’s General Plan land uses as a basis for planning. CWA has demonstrated sufficient water supplies to serve the City through 2045 during normal, single dry, and multiple dry years.

Coachella’s primary water source is local groundwater from the Lower Whitewater River Subbasin that is pumped by CWA’s six operational wells.

Currently, the total pumping capacity of the wells is an estimated 11,400 gallons per minute (gpm) or 16.5 million gallons per day (MGD). The basin has a capacity of approximately 28.8 million AF and currently contains 25 million AF. The proposed project’s water demand will have a less than significant impact on groundwater resources. Sufficient water supplies are available to serve the proposed project from existing entitlements. No new or expanded entitlements or infrastructure is required. The applicant will be required to consult with the City’s Utilities Manager and Environmental Programs Coordinator regarding water connections, and utility connection impact fees. Impacts will be less than significant.

Wastewater
The proposed project will result in increased wastewater flows, which will be transported to the Coachella Sanitary District Treatment Plant. All development will be required to connect to the existing sanitary sewer systems on-site. The Coachella Sanitary District (CSD), which operates wastewater treatment facilities in the City of Coachella, will serve the proposed project and is subject to wastewater treatment standards established by the Regional Water Quality Control Board. All components of the proposed project will be required to design facilities consistent with CSD and Regional Board standards. This will assure that impacts associated with wastewater treatment will be less than significant.

CSD conducts long-range planning for sewer services based on the General Plan land uses in its Sewer System Master Plan (SSMP, 2015). CSD has indicated sufficient capacities at the wastewater treatment plant and force mains, 172
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although certain pipes and pump stations are identified for necessary upgrades to accommodate growth under the General Plan. The City and CSD are responsible for programming projects recommended in the SSMP, which are expected to be funded under a combination of development impact fees and rate increases. In addition, the applicant will be required to consult with the City’s Utilities Manager and Environmental Programs Coordinator regarding sewer connections, and utility connection impact fees.

The Project will not require the construction of new wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. The city sewer system has sufficient capacity to transport and dispose of the proposed project’s wastewater. The current capacity for the treatment plant is 4.5 million gallons per day. The added wastewater flows associated with the proposed Project would result in a less than significant impact.

Stormwater
Storm water infrastructure within the City consists of a network of regional and local drainage channels. Ultimately, all major storm flows in the City are conveyed to the Coachella Valley Stormwater Channel, which discharges into the Salton Sea. The proposed Project will not discharge into either regional or local drainages. Rather, it will manage stormwater on-site at the existing retention basins located at the southwest corner of the Armtec property.

As required by the federal Clean Water Act (CWA) (33 U.S.C. § 1251 et seq.) and the California Water Code (CWC) (commencing with section 13000), a Preliminary Water Quality Management Plan will be prepared for the Project. As discussed above in Section X, Hydrology and Water Resources, the Project site will incorporate BMPs for construction and post-construction conditions, designed to control pollutants that enter the on-site and off-site system, and is not expected to affect water quality. A final hydrologic analysis will be required to demonstrate that the Project meets the City’s standards. These standard requirements will assure that impacts associated with storm water retention remain less than significant.

Other Utilities
The proposed Project will connect to the existing electric power, natural gas, and telecommunications infrastructure located on-site. The Project would not result in the construction of new electric power, natural gas, or telecommunications facilities off-site that could cause significant environmental effects.

Regarding off-site improvements, pending direction of CVWD, there is potential for the district to request replacement of 1,280 linear feet of existing irrigation line within the CVWD easement on the eastern side of the Tyler Street. 173
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d-e) Less than Significant Impact. Construction and operations-related solid waste from the Project will be collected and disposed by Burrtec, a regional commercial vendor that serves the City by hauling solid waste to transfer and recycling centers and landfills. Burrtec also collects and recycles construction waste. The Lamb Canyon regional landfill has a remaining capacity of 19,242,950 cubic yards as of 2015 (latest data available).12
The project will generate 144.61 tons of solid waste per year, or 72.31 tons per year after 50 percent diversion as shown below.

Table 21
Estimated Solid Waste Disposal at the Project Buildout
Land Use CIWMB
Disposal Rates Proposed Solid Waste Disposal
(pounds per day)
Solid Waste Disposal
(tons per year)
Manufacturing
/ Warehouse

1.42 lbs./
100 SF/day 55,800 SF 792.36 144.61
TOTAL (with 50% diversion) 72.31
*Estimated Solid Waste Generation Rates by CalRecycle,
https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, Accessed August 2024 At buildout, the proposed Project will contribute less than 1 percent of the County’s remaining capacity. Commingled recyclable materials (e.g., paper, plastic, glass, cardboard, aluminum) will be transported to Burrtec’s material recovery facilities for recycling and reuse.

Burrtec is responsible for maintaining standards that assure that all waste is handled in a manner that meets local, state and federal standards. These requirements will assure that impacts associated with solid waste disposal remain less than significant.

Mitigation Measures: None.

Monitoring: None.

Source: 2020 Coachella Valley Regional Urban Water Management Plan; City of Coachella 2015 Sewer System Master Plan, June 2015.
12 CalRecycle SWIS Facility/Site Activity Details.
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368, accessed August 2024.
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XX. WILDFIRE – If located in or near
state responsibility areas or lands
classified as very high fire hazard
severity zones, would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
X
b) Due to slope, prevailing winds,
and other factors, exacerbate
wildfire risks, and thereby expose
project occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
X
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to
the environment?
X
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
X
Setting
The California Department of Forestry and Fire Protection (CalFire) ranks fire hazards of wildland areas in the state using four main criteria: fuels, weather, assets at risk, and level of service. There are no state responsibility areas (SRA) or Very High Fire Hazard Severity Zones (VHFHSZ) in or near the City.

Discussion of Impacts
a-d) No Impact. The proposed Project will have no impact on wildfire. The City of Coachella consists of primarily local responsibility area (LRA) and some federal responsibility area (FRA). There are no SRA, VHFHSZ, or any other designated fire hazard zones in the City. There is no substantial vegetation within the City to generate a high wildfire risk, and the Project site is not near wildlands or forested lands.
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The Project site is accessed by Tyler Street, Avenue 53, and Grapefruit Boulevard/Highway 111. The Project would not impair the City’s adopted emergency response plan or evacuation plan as it does not propose to amend these or other evacuation routes or plans. Project construction plans will be reviewed by and coordinated with the City and Fire Department to assure that adequate emergency access is maintained during the construction process. The Project would not require the installation or maintenance of wildfire infrastructure that could exacerbate fire risks or result in adverse environmental impacts. The Project site is relatively flat on the central valley floor and would not expose people or structures to downslope flooding or landslides resulting from post-fire instability or drainage changes. No impact would occur.

Mitigation Measures: None
Monitoring: None
Source: Website: CalFire Fire Hazard Severity Zones. https://osfm.fire.ca.gov/what-we-do/communitywildfire-preparedness-and-mitigation/fire-hazard-severity-zones. Accessed August 2024. 176
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XXI. MANDATORY FINDINGS OF

SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Does the project have the
potential to substantially degrade
the quality of the environment,
substantially reduce the habitat of a
fish or wildlife species, cause a fish or
wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal
community, substantially reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?
X
b) Does the project have impacts
that are individually limited, but
cumulatively considerable?
(“Cumulatively considerable” means
that the incremental effects of a
project are considerable when
viewed in connection with the
effects of past projects, the effects of
other current projects, and the
effects of probable future projects)?
X
c) Does the project have
environmental effects, which will
cause substantial adverse effects on
human beings, either directly or
indirectly?
X
a) Less than Significant Impact with Mitigation.

Biological Resources: The Project site is not located within a CVMSHCPdesignated conservation area and does not contain any wildlife corridors or biological linkage areas. The site has been previously graded and does not contain vegetation that could provide suitable habitat for nesting birds. Potential impacts to burrowing owl require pre-construction surveys on the northern parcel during Phase 2 development, as required by Mitigation Measure BIO.1. The site is subject to payment of the Development Mitigation Fee to mitigate potential 177
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impacts to covered species under the CVMSHCP. The proposed Project will not significantly reduce fish or wildlife habitat or otherwise adversely impact a fish or wildlife species.

Cultural Resources: No cultural resources are known to exist within or adjacent to the project site. There is potential for unknown resources to be uncovered.

Mitigation measures provided in this document will ensure that impacts to cultural and/or tribal resources are less than significant in the unlikely event that resources are discovered during project development.

Overall, there will be no significant environmental impacts which cannot be mitigated. Project related impacts, including cumulative impacts, are considered less than significant.
b) Less than Significant Impact. A significant impact could occur if the proposed Project, in conjunction with related projects, would result in impacts that would be less than significant when viewed separately, but would be significant when viewed together. Here, however, the impacts of the proposed Project are individually limited and not cumulatively considerable. The proposed Project is consistent with the development envisioned for the site in the City’s General Plan.

All environmental impacts that could occur as a result of the proposed Project would be less than significant with the implementation of mitigation measures included herein, and when viewed in conjunction with other closely related past, present or reasonably foreseeable future projects, would not be significant. c) Less than Significant Impact. The proposed Project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of the City’s Municipal Code, other standard requirements and requirements of law, and the mitigation measures included in this document.
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REFERENCES:

I. AESTHETICS
Source: City of Coachella Municipal Code; City of Coachella General Plan; GoogleEarth.

II. AGRICULTURE RESOURCES
Source: California Important Farmland Finder, California Department of Conservation. https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed August 2024; Phase I Environmental Stie Assessment, Armtec Defense Technologies, prepared by Northgate Environmental Management, Inc. August 2024.

III. AIR QUALITY
Source: SCAQMD CEQA Air Quality Handbook (1993); SCAQMD Rule 402; 2022 Air Quality Management Plan, SCAQMD; Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP); Coachella Valley 2008 8-hour Ozone SIP; SCAQMD Localized Significance Thresholds Appendix C – Mass Rate LST Look-up Table; CalEEMod Version 2022.1.

IV. BIOLOGICAL RESOURCES
Source: Coachella General Plan Draft Environmental Impact Report, 2014; Coachella General Plan; City of Coachella General Plan; CVMSHCP; Phase 1 Archaeological and Paleontological Resources Assessment for the Armtec Defense Products Co. Master Plan Project, prepared by ArchaeoPaleo Resource Management, Inc. August 2024; Project materials.

V. CULTURAL RESOURCES
Source: Coachella General Plan; City of Coachella General Plan Update Final Environmental Impact Report (CGPU EIR, SCH No. 2009021007), October 2014; Phase 1 Archaeological and Paleontological Resources Assessment for the Armtec Defense Products Co. Master Plan Project, prepared by ArchaeoPaleo Resource Management, Inc. August 2024.

VI. ENERGY
Source: Southern California Edison, www.calcities.org/detail-pages/partner/edison, accessed August 2024; Integrated Resource Plan | Imperial Irrigation District. (2024).

Iid.com. https://www.iid.com/power/renewable-energy/integrated-resource-plan; EMFAC. (2025). Ca.gov. https://arb.ca.gov/emfac/scenario-analysis/generatetemplate. 179
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VII. GEOLOGY AND SOILS
Source: Technical Background Report to the Safety Element of the General Plan for the City of Coachella, prepared by Earth Consultants International, Inc. September 2014: Website: Web Soil Survey. U.S. Department of Agriculture. Accessed August 2024. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx; VIII. GREENHOUSE GAS EMISSIONS
Source: City of Coachella Climate Action Plan, prepared by Raimi and Associates.

Adopted April 22, 2015; CalEEMod Version 2022.1.

IX. HAZARDS AND HAZARDOUS MATERIALS
Source: Phase I Environmental Site Assessment, Armtec Defense Technologies, prepared by Northgate Environmental Management, Inc. August 5, 2024; Envirostor, California Department of Toxic Substance Controls; State Water Resources Control Board (SWRCB) GeoTracker website; Noise Impact Analysis, Armtec Master Plan, prepared by Urban Crossroads, July 26, 2024.

X. HYDROLOGY AND WATER QUALITY
Source: Preliminary Hydrology Report, Armtec Defense Technologies, prepared by The Altum Group, February 3, 2025.

XI. LAND USE AND PLANNING
Source: Riverside County Airport Land Use Compatibility Plan Policy Document – East County Airports Background data. Amended September 2006). Coachella 2035 General Plan, Land Use and Community Character Element.

XII. MINERAL RESOURCES
Source: City of Coachella General Plan Update, Environmental Impact Report, SCH #:
2009021007. July 2014.

XIII. NOISE
Source: Armtec Master Plan Noise Impact Analysis, prepare by Urban Crossroads, July 2024.
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XIV. POPULATION AND HOUSING
Source: California Department of Finance 2024 data on City/County Population and Housing Estimates.

XV. PUBLIC SERVICES
Source: City of Coachella General Plan Update EIR, October 2014; City of Coachella Website.

XVI. RECREATION
Source: Website: City of Coachella Parks and Recreation. https://www.coachella.org/residents/parks-and-recreation. Accessed August 2024.

XVII. TRANSPORTATION/TRAFFIC
Source: Armtec Master Plan Traffic Analysis, prepared by Urban Crossroads. July 3, 2024, Coachella 2035 General Plan, Mobility Element.

XVIII. TRIBAL CULTURAL RESOURCES
Source: Phase 1 Archaeological and Paleontological Resources Assessment for the Armtec Defense Products Co. Master Plan Project, prepared by ArchaeoPaleo Resource Management, Inc. August 2024.

XIX. UTILITIES AND SERVICE SYSTEMS
Source: 2020 Coachella Valley Regional Urban Water Management Plan; City of Coachella 2015 Sewer System Master Plan, June 2015.

XX WILDFIRE
Source: Website: CalFire Fire Hazard Severity Zones. https://osfm.fire.ca.gov/what-wedo/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones.

Accessed August 2024.
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Appendix A
Mitigation Monitoring and Reporting Program
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MITIGATION MONITORING & REPORTING PROGRAM
City of Coachella / Armtec Expansion Master Plan
Environmental Assessment 25-01/ SCH No. 2025041097
Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
Biological
Resources
Less than
Significant
BIO-1 A qualified biologist shall conduct two (2)
take avoidance pre-construction burrowing owl
surveys following the CDFW (2012 or current)
Staff Report on Burrowing Owl Mitigation,
combined with nesting bird surveys in
compliance with the Migratory Bird Treaty Act
(MBTA). The first shall occur between 14 and 30
days prior to ground disturbance, and the
second shall occur within 24 hours of ground
disturbance. If the pre-construction surveys
confirm burrowing owl presence, the Project
applicant shall submit a Burrowing Owl Plan that
includes avoidance, minimization, and
mitigation measures to the USFWS and CDFW—
collectively the Wildlife Agencies—for review
and approval prior to beginning Project
activities. The Project proponent shall coordinate
with the Wildlife Agencies on the appropriate
avoidance, minimization, and mitigation
measures to be included in the Burrowing Owl
Plan. If avoidance of burrowing owl is not
possible, coordination with the Wildlife Agencies
for a burrowing owl relocation plan is required
pursuant Section 4.4 and Section 8.5.2 of the
CVMSHCP.

If active nests are found during the preconstruction nesting bird surveys, a qualified biologist shall establish an appropriate nest
buffer to be marked on the ground. Nest buffers
are species specific and shall be at least 300
feet for passerines and 500 feet for raptors. A
smaller or larger buffer may be determined by
the qualified biologist familiar with the nesting
phenology of the nesting species and based on
Project
applicant,
project biologist,
Planning Division.

Prior to the issuance of any permit
to allow ground disturbance on the
northern parcel of the site, the
Project Proponent shall submit the
pre-construction surveys for
burrowing owl and nesting birds to
the City.

Pre-construction surveys: No less
than 14 days prior to start of
Project- related activities and within
24 hours prior to ground
disturbance and when there is a
pause in construction of more than
30 days.

If a Burrowing Owl Plan or a
Burrowing Owl Relocation Plan is
required, the Plan(s) shall be
submitted to the City, USFWS and
CDFW for approval prior to the
issuance of grading permits.
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Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
nest and buffer monitoring results. Construction
activities may not occur inside the established
buffer(s), which shall remain on-site until a
qualified biologist determines the young have
fledged or the nest is no longer active. Active
nests and adequacy of the established buffer
distance shall be monitored daily by the
qualified biologist until the qualified biologist has
determined the young have fledged. The
qualified biologist has the authority to stop work
if nesting pairs exhibit signs of disturbance.

Cultural
Resources
Less than
Significant
CUL-1 Prior to the start of Project excavation, a
qualified archaeologist shall be retained, and
create a Worker’s Environmental Awareness
Program (WEAP) pamphlet that will be prepared
by the Project Archaeologist and provided by
the Archaeologist as a training class to Project
personnel, so they understand the regulatory
requirements for the protection of cultural
resources. This training class shall include
examples of cultural resources to look for during
project excavation and the protocols to follow if
discoveries are made.

Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

Prior to the start of Project
excavation and/or earth-disturbing
activities.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City and with the
Agua Caliente Band of Cahuilla
Indians. The report will summarize
the methods and results of the
evaluation, including an itemized
inventory and a detailed analysis of
recovered artifacts, upon
completion of the field and
laboratory work. The report should
include an interpretation of the
cultural activities represented by
the artifacts and a discussion of the
significance of all archaeological
finds.

Cultural
Resources
Cont.

Less than
Significant
CUL-2 Archaeological resources monitoring
shall be conducted by a professional
archaeological resources monitor during Project
related earth-disturbing activities, per OHP
standards, under the supervision of a qualified
Project Archaeologist. Monitoring will entail
visual inspection of Project related earthdisturbing activities in native soil. If the Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

During Project related earthdisturbing activities.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City and with the
Agua Caliente Band of Cahuilla
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Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
Archaeologist deems that the excavation is no
longer in soil that would produce artifacts,
features, or sites, the monitoring can cease.

Indians. The report will summarize
the methods and results of the
evaluation, including an itemized
inventory and a detailed analysis of
recovered artifacts, upon completion of the field and laboratory work. The report should include an
interpretation of the cultural
activities represented by the
artifacts and a discussion of the
significance of all archaeological
finds.

Less than
Significant
CUL-3 As per the results of the AB 52
Government to Government Consultation, prior
to the issuance of grading permits, the
developer /permit applicant shall enter into an
agreement with the Agua Caliente Band of
Cahuilla Indians, for a Native American Monitor.

The Native American Monitor(s) shall be on site
during all initial ground-disturbing activities and
excavation of each portion of the project site,
including clearing, grubbing, tree removals,
grading, and trenching. In conjunction with the
Archaeo-logical Monitors(s), the Native
American Monitor(s) shall have the authority to
temporarily divert, redirect, or halt the ground
disturbance activities to allow identification,
evaluation, and potential recovery of cultural
resources. The developer/permit applicant shall
submit a fully executed copy of the agreement
to the City to ensure compliance with this
condition of approval.

Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

Prior to the issuance of grading
permits.

Cultural
Resources
Cont.

Less than
Significant
CUL-4 If an archaeological resource is
encountered during excavation when the
monitor(s) are not on site, all excavation shall
cease within at least 50 feet of the discovery
and the Principal Investigator, Lead
Archaeologist and the Tribe must be notified.

Work cannot resume in the direct area of the
discovery until it is assessed by the Principal
Investigator, and/or Lead Archaeologist, and
Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

During excavation, in the event an
archaeological resource is
encountered.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City and with the
Agua Caliente Band of Cahuilla
185
Item 3.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
the Tribe, and indicates that excavation can
resume.

Indians. The report will summarize
the methods and results of the
evaluation, including an itemized
inventory and a detailed analysis of
recovered artifacts, upon completion of the field and laboratory work. The report should include an
interpretation of the cultural activities represented by the artifacts and a discussion of the significance
of all archaeological finds.

Less than
Significant
CUL-5 If an archaeological discovery cannot
be preserved in situ and requires an excavation
team or requires additional time to collect
cultural resources, a Discovery and Treatment
Plan (DTP) will be developed by the Lead
Archaeologist in collaboration with the Consulting Tribe(s), and the area will be cordoned off and secured so that an archaeological
resources excavation team, led by the Principal
Investigator and Lead Archaeologist, may
recover the cultural resources out of that
location. Once the Principal Investigator has
determined that the collection process is
complete for a given area or locality,
construction activity can resume in that
localized area.

Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

During excavation, in the event an
archaeological/ cultural resource is
encountered.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City and with the
Agua Caliente Band of Cahuilla
Indians. The report will summarize
the methods and results of the
evaluation, including an itemized
inventory and a detailed analysis of
recovered artifacts, upon completion of the field and laboratory work. The report should include an
interpretation of the cultural activities represented by the artifacts and a discussion of the significance
of all archaeological finds.

Cultural
Resources
Cont.

Less than
Significant
CUL-6 If human remains are encountered, all
work on the project will be suspended and the
City of Coachella will be contacted
immediately. The City of Coachella will contact
the Riverside County coroner. If the remains are
deemed Native American in origin, the coroner
will contact the NAHC if a Native American
monitor has not been assigned to the Project, in
which the NAHC will identify a most likely
descendant in compliance with Public
Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

In the event human remains are
encountered.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
Resources Code Section 5097.98 and California
Code of Regulations Section 15064.5. After their
notification by the Native American Heritage
Commission, the Most Likely Descendant will
have 48 hours to visit the site and make
recommendations as to the treatment and final
deposition of the remains. Work may be
resumed at the landowner’s discretion but will
only commence after consultation and
treatment have been concluded to the
satisfaction of the lead agency and the Native
American tribe.
inventory and a detailed analysis of
recovered artifacts, upon
completion of the field and
laboratory work. The report should
include an interpretation of the
cultural activities represented by
the artifacts and a discussion of the
significance of all archaeological
finds.

Cultural
Resources
Cont.

Less than
Significant
CUL-7 All non-Native American related cultural
resources collected by the archaeologist, such
as early settler historic items or sites, will be
prepared in a properly equipped laboratory to a
point ready for curation. Artifacts will be
identified, photographed, analyzed,
catalogued, and delivered to an accredited
museum repository for permanent curation and
storage or to the appropriate Accompanying
notes, maps, and photographs shall also be filed
at the final repository. The cost of curation is
assessed by the repository and is the
responsibility of the Project proponent.

If Tribal Resources are found, treatment will be as
follows: Reburial of the resources on the Project
property in a location agreed upon by the
Developer and Consulting Tribe(s). The
measures for reburial shall include, at least the
following: Measures to protect the reburial area
from any future impacts. Reburial shall not occur
until all required cataloging, analysis and studies
have been completed on the cultural resources,
with the exception of sacred items, burial goods,
and Native American human remains. Any
reburial processes shall be culturally appropriate.

Project
applicant,
Project
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

In the event tribal or cultural
resources are discovered.

Less than
Significant
CUL-8 At the conclusion of laboratory work but
prior to museum curation of non- Native
American artifacts, a final (negative or positive)
Project
applicant,
Project
At the conclusion of laboratory
work but prior to museum curation
of non- Native American artifacts.
187
Item 3.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
findings report will be prepared describing the
results of the cultural mitigation monitoring efforts
associated with the Project. The report will
include a summary of the field and laboratory
methods, an overview of the cultural
background within the project vicinity, a list of
cultural resources recovered (if any), an analysis
of cultural resources recovered (if any) and their
scientific significance, and recommendations. A
copy of the report will be prepared for the City
of Coachella, the EIC, and be submitted to the
designated museum repository (if applicable).
archaeologist,
Tribal monitor,
Planning Division,
Engineering
Department.

Geology and
Soils
Less than
Significant
GEO-1 A site-specific Geotechnical Report shall
be prepared and submitted with grading plans,
and shall analyze site- and building-specific
conditions to provide recommendations on soil
compaction, seismic design and liquefaction
The report recommendations shall be
incorporated in Project construction plans.

Project engineer,
Project
geotechnical
consultant,
Project
applicant,
Planning Division,
Engineering
Department
Prior to the issuance of grading
permits.

The applicant shall provide the final
grading and building plans to the
Project geotechnical consultant for
review and ensure the recommendations are incorporated into the design criteria and Project specifications as deemed appropriate by the consultant.

Geology and
Soils Cont.

Less than
Significant
GEO-2 Prior to the commencement of grading
or excavation activities, the Lead Paleontologist
shall be retained and create a Worker’s
Environmental Awareness Program (WEAP)
pamphlet that will be prepared and provided
by the Project Paleontologist during the training
class to Project personnel, so they understand
the regulatory requirements for the protection of
paleontological resources. This training class shall
include examples of paleontological resources
to look for during Project excavation and the
protocols to follow if discoveries are made.

Project
applicant, Lead
Paleontologist,
Planning Division.

Prior to the commencement of
grading or excavation activities.
188
Item 3.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
Less than
Significant
GEO-3 In the event that a paleontological
resource is encountered when a monitor is not
on site, all construction shall cease within at least
50 feet of the discovery and the Principal
Investigator and/or Lead Paleontologist must be
immediately notified. If the paleontological
monitor is present at the time of discovery, then
the monitor will have the authority to temporarily
divert the construction equipment around the
find until the Principal Investigator and/or Lead
Paleontologist has assessed the resource for
scientific significance. Work cannot resume in
the direct area of the discovery until it is
assessed by the Principal Investigator and/or
Lead Paleontologist, and he/she indicates that
construction can resume. Any soil that will be
disturbed in Early Holocene or Late Pleistocene
soils requires a construction monitor.

Project
developer/
contractor, Lead
Paleontologist/
paleontological
monitor,
Planning Division.

In the event a paleontological
resource is encountered during
construction activities.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City. The paleo
report will summarize the methods
and results of the evaluation,
including an itemized inventory and
a detailed analysis of recovered
resources, upon completion of the
field and laboratory work.

Geology and
Soils Cont.

Less than
Significant
GEO-4 In the event that significant
paleontological resources are encountered, the
Lead Paleontologist will implement the
Paleontological Management Treatment Plan
(PMTP) prepared for the Armtec Defense
Products Co Master Plan Project. The purpose of
the PMTP is to achieve compliance with the
California Environmental Quality Act (CEQA),
and local governmental agencies concerning
the treatment of unexpected paleontological
finds which are significant at the federal, state,
and/or local level.

Lead
Paleontologist/
paleontological
monitor, Project
applicant,
Planning Division
In the event a paleontological
resource is encountered during
construction activities.

Less than
Significant
GEO-5 If a paleontological discovery requires an
excavation team or requires additional time to
collect specimens, or the size of the discovery is
more than a monitor can collect during
standard daily monitoring services, a more
intensive Discovery and Treatment Plan (DTP)
may need to be developed and the area will be
cordoned off and secured so that a
Lead
Paleontologist/
paleontological
monitor, Project
applicant,
Planning Division.

In the event a paleontological
resource is encountered during
construction activities.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City. The paleo
189
Item 3.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
paleontological resources excavation team, led
by the Principal Investigator and/or Lead
Paleontologist, may recover the fossil specimens
out of that area once the DTP has been
approved. Once the Principal Investigator
and/or Lead Paleontologist has determined that
the collection process is complete for a given
area or locality, construction activity may
resume in that localized area.
report will summarize the methods
and results of the evaluation,
including an itemized inventory and
a detailed analysis of recovered
resources, upon completion of the
field and laboratory work.

Less than
Significant
GEO-6 Once construction activities are
complete, all fossil specimens collected will be
prepared in a properly equipped paleontology
laboratory to a point ready for curation.

Laboratory preparation will include, but not be
limited to, the careful removal of excess matrix
from fossil remains, stabilizing and repairing
specimens, identified to the lowest taxonomic
level, analyzed, photographed, and
catalogued before they are sent to the local
repository for curation and permanent storage.

Accompanying notes, maps, and photographs
shall also be filed at the repository. The cost of
curation is assessed by the repository and is the
responsibility of the Project proponent.

Lead
Paleontologist/
paleontological
monitor, Project
applicant,
Planning Division.

Geology and
Soils Cont.

Less than
Significant
GEO-7 At the conclusion of laboratory work and
preparation for museum curation, a final
(negative or positive) findings report will be
prepared describing the results of the
paleontological mitigation monitoring efforts
associated with the project. The report will
include a summary of the field and laboratory
methods, an overview of the geology and
paleontology in the project vicinity, a list of taxa
recovered (if any), an analysis of fossils
recovered (if any) and their scientific
significance, and recommendations. If the
monitoring efforts produced fossils, then a copy
of the report will also be submitted to a
designated museum repository.

Lead
Paleontologist/
paleontological
monitor, Project
applicant,
Planning Division
At the conclusion of laboratory
work and preparation for museum
curation.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
Hazards and
Hazardous
Materials
Less than
Significant
HAZ-1 Prior to the issuance of grading and
building permits for the Phase 2 structures
located on the southern parcel, a limited Phase
II Environmental Site Assessment shall be
performed in areas of the Project site where
development is planned to evaluate potential
impacts to shallow soil, and potential vapor
encroachment concerns beneath proposed
building footprints. All recommendations and
mitigation measures in the forthcoming Phase II
ESA shall be implemented by the Project. If
results of the Phase II ESA indicate there are
impacts to soil, a soil management plan would
be developed to manage any impacted soil
appropriately during redevelopment. Similarly, if
the Phase II ESA results indicate there are any
vapor encroachment concerns that require
mitigation, this would also be recommendation
of the Phase II ESA.

Project Phase II
ESA consultant,
Project
applicant,
Planning Division,
Engineering
Department.

Prior to the issuance of grading and
building permits for the Phase 2
structures located on the southern
parcel
The applicant shall provide the final
limited Phase II ESA, and if required,
the soil management plan and/or
vapor encroachment mitigation
plan, to the City for review prior to
the issuance of grading permits to
ensure the recommendations and
mitigation measures set forth in the
Phase II ESA are incorporated into
the construction plans and Project
design as deemed appropriate by
the consultant.

Transportation Less than
Significant
TRA-1 For the proposed project-adjacent
improvements, the existing striping and signage
for stop sign control on the west leg of the
Armtec main entrance shall be upgraded as
recommended in Appendix H (Project Traffic
Report).

Project
applicant,
Engineering
Department.

Prior to the issuance of the first
certificate of occupancy for the
Project.

Less than
Significant
TRA-2 To remedy the LOS deficiency at the
intersection of Tyler Street at Grapefruit
Boulevard / Highway 111, the Project is
responsible for a fair-share contribution of 10.5 %
towards the provision of a traffic signal.

Project
applicant,
Engineering
Department.

Prior to the issuance of the first
certificate of occupancy for the
Project.

The Project applicant shall
coordinate with the City and
CVAG the payment of the agreed
upon fair share contribution for
improvements to the intersection of
Tyler Street at Grapefruit Boulevard
/ Highway 111 prior to the issuance
191
Item 3.

Resource
Topic
Level of
Impact
After
Mitigation
Mitigation Measures
Responsible
Party/
Monitoring Party
Implementation Timing
of the first certificate of occupancy
for the Project.

Tribal Cultural
Resources
Tribal Cultural
Resources
Cont.

Less than
Significant
TCR-1 The following requests are from the
ACBCI’s AB 52 response letter dated February
19, 2025:
• Formal government to government
consultation under California Assembly Bill
No. 52 (AB-52).
• A cultural resources inventory of the project
area by a qualified archaeologist prior to
any development activities in this area.
• Copies of any cultural resource
documentation (report and site records)
generated in connection with this project.
• A copy of the records search with
associated survey reports and site records
from the information center.
• The presence of an approved Agua
Caliente Native American Cultural Resource
Monitor(s) during any ground disturbing
activities (including archaeological testing
and surveys). Should buried cultural deposits
be encountered, the Monitor may request
that destructive construction halt and the
Monitor shall notify a Qualified
Archaeologist (Secretary of the Interior’s
Standards and Guidelines) to investigate
and, if necessary, prepare a mitigation plan
for submission to the State Historic
Preservation Officer and the Agua Caliente
Tribal Historic Preservation Office.

Project
applicant,

ACBCI THPO,
Tribal Monitor(s),
Planning Division.

The executed monitoring
agreements shall be provided to
the City prior to the issuance of
grading permits. Should buried
cultural deposits be encountered,
the Monitor may request that
destructive construction halt and
the Monitor shall notify a Qualified
Archaeologist (Secretary of the
Interior’s Standards and Guidelines)
to investigate and, if necessary,
prepare a mitigation plan for
submission to the State Historic
Preservation Officer and the Agua
Caliente Tribal Historic Preservation
Office.

Within 30 days of the completion of
ground disturbing activities on the
Project site, a report of findings shall
be filed with the City and with the
Agua Caliente Band of Cahuilla
Indians
192
Item 3.

City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
B
Appendix B
CalEEMod Air Quality and GHG Modeling
193
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Armtech Master Plan 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

2.4. Operations Emissions Compared Against Thresholds

2.5. Operations Emissions by Sector, Unmitigated

3. Construction Emissions Details

3.1. Linear Grading (2025) - Unmitigated

3.3. Linear Paving (2025) - Unmitigated

3.5. Site Preparation (2025) - Unmitigated

3.7. Grading (2025) - Unmitigated

3.9. Building Construction (2025) - Unmitigated
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3.11. Building Construction (2026) - Unmitigated

3.13. Paving (2026) - Unmitigated

3.15. Architectural Coating (2026) - Unmitigated

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated

4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.3. Area Emissions by Source

4.3.1. Unmitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated

4.7. Offroad Emissions By Equipment Type 195
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4.7.1. Unmitigated

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

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

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings 196
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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

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated

5.13. Operational Waste Generation

5.13.1. Unmitigated 197
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5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated

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. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

6. Climate Risk Detailed Report

6.1. Climate Risk Summary

6.2. Initial Climate Risk Scores 198
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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
199
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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name Armtech Master Plan
Construction Start Date 6/1/2025
Operational Year 2026
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 3.00
Precipitation (days) 8.80
Location 33.66141039564084, -116.16676469047793
County Riverside-Salton Sea
City Coachella
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5667
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29

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
Manufacturing 15.0 1000sqft 0.34 15,000 25,500 — — —
200
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Unrefrigerated
Warehouse-No Rail

37.8 1000sqft 0.87 37,800 — — — —
Industrial Park 3.00 1000sqft 1.80 3,000 — — — —
Parking Lot 100 1000sqft 2.30 0.00 71,500 — — —
Road Widening 0.40 Mile 1.60 0.00 0.00 — — —

1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected

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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Unmit. 3.40 31.7 31.8 0.05 9.26 5.25 2.53 5,577
Daily, Winter (Max) — — — — — — — —
Unmit. 14.0 43.7 53.4 0.10 4.23 2.11 0.10 11,192
Average Daily
(Max)
— — — — — — — —
Unmit. 2.39 7.51 10.7 0.02 1.29 0.73 0.57 2,177
Annual (Max) — — — — — — — —
Unmit. 0.44 1.37 1.96 < 0.005 0.23 0.13 0.09 360
Exceeds (Daily
Max)
— — — — — — — —
Threshold 75.0 100 550 150 150 55.0 — —
Unmit. No No No No No No — —
Exceeds (Average
Daily)
— — — — — — — —
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Threshold 75.0 100 550 150 150 55.0 — —
Unmit. No No No No No No — —

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 PM10T PM2.5T R CO2e
Daily - Summer
(Max)
— — — — — — — —
2025 3.40 31.7 31.8 0.05 9.26 5.25 2.00 5,577
2026 2.59 17.4 26.4 0.04 1.28 0.79 2.53 4,785
Daily - Winter (Max) — — — — — — — —
2025 5.07 43.7 53.4 0.10 4.23 2.11 0.10 11,192
2026 14.0 11.2 15.6 0.03 0.85 0.48 0.05 3,188
Average Daily — — — — — — — —
2025 0.81 7.31 8.73 0.01 1.29 0.73 0.29 1,645
2026 2.39 7.51 10.7 0.02 0.56 0.33 0.57 2,177
Annual — — — — — — — —
2025 0.15 1.33 1.59 < 0.005 0.23 0.13 0.05 272
2026 0.44 1.37 1.96 < 0.005 0.10 0.06 0.09 360

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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Unmit. 2.45 1.08 10.1 0.02 1.52 0.41 10.3 3,318
Daily, Winter (Max) — — — — — — — —
Unmit. 1.92 1.12 5.26 0.02 1.51 0.41 4.83 3,099
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Average Daily
(Max)
— — — — — — — —
Unmit. 2.23 1.11 7.66 0.02 1.51 0.41 7.11 3,188
Annual (Max) — — — — — — — —
Unmit. 0.41 0.20 1.40 < 0.005 0.27 0.07 1.18 528
Exceeds (Daily
Max)
— — — — — — — —
Threshold 55.0 55.0 550 150 150 55.0 — —
Unmit. No No No No No No — —
Exceeds (Average
Daily)
— — — — — — — —
Threshold 55.0 55.0 550 150 150 55.0 — —
Unmit. No No No No No No — —
Exceeds (Annual) — — — — — — — —
Threshold — — — — — — — 10,000
Unmit. — — — — — — — No

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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Mobile 0.68 0.73 7.44 0.02 1.49 0.39 5.62 1,857
Area 1.75 0.02 2.43 < 0.005 < 0.005 < 0.005 — 10.0
Energy 0.02 0.33 0.28 < 0.005 0.03 0.03 — 1,182
Water — — — — — — — 155
Waste — — — — — — — 109
Refrig. — — — — — — 4.69 4.69
Total 2.45 1.08 10.1 0.02 1.52 0.41 10.3 3,318
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Daily, Winter (Max) — — — — — — — —
Mobile 0.55 0.79 4.98 0.02 1.49 0.39 0.15 1,649
Area 1.35 — — — — — — —
Energy 0.02 0.33 0.28 < 0.005 0.03 0.03 — 1,182
Water — — — — — — — 155
Waste — — — — — — — 109
Refrig. — — — — — — 4.69 4.69
Total 1.92 1.12 5.26 0.02 1.51 0.41 4.83 3,099
Average Daily — — — — — — — —
Mobile 0.58 0.76 5.72 0.02 1.48 0.38 2.43 1,731
Area 1.62 0.01 1.66 < 0.005 < 0.005 < 0.005 — 6.86
Energy 0.02 0.33 0.28 < 0.005 0.03 0.03 — 1,182
Water — — — — — — — 155
Waste — — — — — — — 109
Refrig. — — — — — — 4.69 4.69
Total 2.23 1.11 7.66 0.02 1.51 0.41 7.11 3,188
Annual — — — — — — — —
Mobile 0.11 0.14 1.04 < 0.005 0.27 0.07 0.40 287
Area 0.30 < 0.005 0.30 < 0.005 < 0.005 < 0.005 — 1.14
Energy < 0.005 0.06 0.05 < 0.005 < 0.005 < 0.005 — 196
Water — — — — — — — 25.6
Waste — — — — — — — 18.1
Refrig. — — — — — — 0.78 0.78
Total 0.41 0.20 1.40 < 0.005 0.27 0.07 1.18 528

3. Construction Emissions Details

3.1. Linear Grading (2025) - Unmitigated
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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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Daily, Winter (Max) — — — — — — — —
Off-Road
Equipment

3.69 32.6 36.9 0.07 1.46 1.35 — 7,671
Dust From Material
Movement
— — — — 1.45 0.16 — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Off-Road
Equipment

0.08 0.71 0.81 < 0.005 0.03 0.03 — 168
Dust From Material
Movement
— — — — 0.03 < 0.005 — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Off-Road
Equipment

0.01 0.13 0.15 < 0.005 0.01 0.01 — 27.8
Dust From Material
Movement
— — — — 0.01 < 0.005 — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Daily, Winter (Max) — — — — — — — —
Worker 0.15 0.21 2.03 0.00 0.49 0.11 0.05 480
Vendor < 0.005 0.04 0.02 < 0.005 0.01 < 0.005 < 0.005 33.0 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
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Worker < 0.005 < 0.005 0.06 0.00 0.01 < 0.005 0.02 11.2 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 0.72 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Worker < 0.005 < 0.005 0.01 0.00 < 0.005 < 0.005 < 0.005 1.86 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 0.12 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.3. Linear Paving (2025) - 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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Daily, Winter (Max) — — — — — — — —
Off-Road
Equipment

0.86 7.92 11.7 0.02 0.34 0.31 — 1,775
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Off-Road
Equipment

0.01 0.11 0.16 < 0.005 < 0.005 < 0.005 — 24.3
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Off-Road
Equipment
< 0.005 0.02 0.03 < 0.005 < 0.005 < 0.005 — 4.03
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Daily, Winter (Max) — — — — — — — — 206
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Worker 0.07 0.10 0.95 0.00 0.23 0.05 0.02 224
Vendor 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
Average Daily — — — — — — — —
Worker < 0.005 < 0.005 0.02 0.00 < 0.005 < 0.005 0.01 3.28 Vendor 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
Annual — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 < 0.005 < 0.005 < 0.005 0.54 Vendor 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

3.5. Site Preparation (2025) - 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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Off-Road
Equipment

3.31 31.6 30.2 0.05 1.37 1.26 — 5,314
Dust From Material
Movement
— — — — 7.67 3.94 — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — — —
Average Daily — — — — — — — —
Off-Road
Equipment

0.20 1.91 1.82 < 0.005 0.08 0.08 — 320
Dust From Material
Movement
— — — — 0.46 0.24 — —
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Annual — — — — — — — —
Off-Road
Equipment

0.04 0.35 0.33 < 0.005 0.02 0.01 — 53.0
Dust From Material
Movement
— — — — 0.08 0.04 — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Worker 0.09 0.09 1.67 0.00 0.23 0.05 0.90 264
Vendor 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
Daily, Winter (Max) — — — — — — — —
Average Daily — — — — — — — —
Worker < 0.005 0.01 0.07 0.00 0.01 < 0.005 0.02 14.4
Vendor 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
Annual — — — — — — — —
Worker < 0.005 < 0.005 0.01 0.00 < 0.005 < 0.005 < 0.005 2.39 Vendor 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

3.7. Grading (2025) - 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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Off-Road
Equipment

1.74 16.3 17.9 0.03 0.72 0.66 — 2,970
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Dust From Material
Movement
———— 2.76 1.34——
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) ————————
Average Daily ————————
Off-Road
Equipment

0.21 2.01 2.21 < 0.005 0.09 0.08— 366
Dust From Material
Movement
———— 0.34 0.16——
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual————————
Off-Road
Equipment

0.04 0.37 0.40 < 0.005 0.02 0.01— 60.6
Dust From Material
Movement
———— 0.06 0.03——
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite————————
Daily, Summer
(Max)
————————
Worker 0.08 0.08 1.43 0.00 0.20 0.05 0.77 226
Vendor 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
Daily, Winter (Max) ————————
Average Daily ————————
Worker 0.01 0.01 0.13 0.00 0.02 0.01 0.04 25.3
Vendor 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
Annual————————
Worker < 0.005 < 0.005 0.02 0.00 < 0.005 < 0.005 0.01 4.19 Vendor 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
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3.9. Building Construction (2025) - 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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Off-Road
Equipment

1.13 10.4 13.0 0.02 0.43 0.40 — 2,406
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — — —
Off-Road
Equipment

1.13 10.4 13.0 0.02 0.43 0.40 — 2,406
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Off-Road
Equipment

0.26 2.45 3.06 0.01 0.10 0.09 — 565
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Off-Road
Equipment

0.05 0.45 0.56 < 0.005 0.02 0.02 — 93.5
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Worker 0.12 0.12 2.23 0.00 0.31 0.07 1.20 353
Vendor 0.01 0.31 0.14 < 0.005 0.08 0.03 0.80 302
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — — —
Worker 0.09 0.13 1.27 0.00 0.31 0.07 0.03 300
Vendor 0.01 0.33 0.14 < 0.005 0.08 0.03 0.02 301 210
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Worker 0.02 0.03 0.37 0.00 0.07 0.02 0.12 75.3
Vendor < 0.005 0.08 0.03 < 0.005 0.02 0.01 0.08 70.8
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Worker < 0.005 0.01 0.07 0.00 0.01 < 0.005 0.02 12.5
Vendor < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 0.01 11.7 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.11. Building Construction (2026) - 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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Off-Road
Equipment

1.07 9.85 13.0 0.02 0.38 0.35 — 2,405
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — — —
Off-Road
Equipment

1.07 9.85 13.0 0.02 0.38 0.35 — 2,405
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Off-Road
Equipment

0.73 6.73 8.86 0.02 0.26 0.24 — 1,643
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Off-Road
Equipment

0.13 1.23 1.62 < 0.005 0.05 0.04 — 272
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Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Worker 0.11 0.11 2.08 0.00 0.31 0.07 1.09 346
Vendor 0.01 0.29 0.13 < 0.005 0.08 0.03 0.74 297
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — — —
Worker 0.09 0.12 1.18 0.00 0.31 0.07 0.03 294
Vendor 0.01 0.31 0.13 < 0.005 0.08 0.03 0.02 296
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Worker 0.06 0.08 1.00 0.00 0.21 0.05 0.32 214
Vendor 0.01 0.21 0.09 < 0.005 0.06 0.02 0.22 202
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Worker 0.01 0.01 0.18 0.00 0.04 0.01 0.05 35.5
Vendor < 0.005 0.04 0.02 < 0.005 0.01 < 0.005 0.04 33.5 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.13. Paving (2026) - 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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Off-Road
Equipment

0.76 7.12 9.94 0.01 0.32 0.29 — 1,516
Paving 0.57 — — — — — — — 212
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Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — — —
Average Daily — — — — — — — —
Off-Road
Equipment

0.04 0.39 0.54 < 0.005 0.02 0.02 — 83.1
Paving 0.03 — — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Off-Road
Equipment

0.01 0.07 0.10 < 0.005 < 0.005 < 0.005 — 13.8
Paving 0.01 — — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Worker 0.07 0.07 1.33 0.00 0.20 0.05 0.70 221
Vendor 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
Daily, Winter (Max) — — — — — — — —
Average Daily — — — — — — — —
Worker < 0.005 < 0.005 0.05 0.00 0.01 < 0.005 0.02 11.0 Vendor 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
Annual — — — — — — — —
Worker < 0.005 < 0.005 0.01 0.00 < 0.005 < 0.005 < 0.005 1.82 Vendor 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

3.15. Architectural Coating (2026) - Unmitigated
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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 PM10T PM2.5T R CO2e
Onsite — — — — — — — —
Daily, Summer
(Max)
— — — — — — — —
Daily, Winter (Max) — — — — — — — —
Off-Road
Equipment

0.12 0.86 1.13 < 0.005 0.02 0.02 — 134
Architectural
Coatings

12.7 — — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — — —
Off-Road
Equipment

0.01 0.10 0.13 < 0.005 < 0.005 < 0.005 — 15.8
Architectural
Coatings

1.49 — — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — — —
Off-Road
Equipment
< 0.005 0.02 0.02 < 0.005 < 0.005 < 0.005 — 2.61
Architectural
Coatings

0.27 — — — — — — —
Onsite truck 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 0.24 0.00 0.06 0.01 0.01 58.7
Vendor 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
Average Daily — — — — — — — —
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Worker < 0.005 < 0.005 0.03 0.00 0.01 < 0.005 0.01 7.40 Vendor 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
Annual — — — — — — — —
Worker < 0.005 < 0.005 0.01 0.00 < 0.005 < 0.005 < 0.005 1.22 Vendor 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

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. 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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Manufacturing 0.29 0.31 3.13 0.01 0.63 0.16 2.37 782
Unrefrigerated
Warehouse-No Rail

0.26 0.28 2.84 0.01 0.57 0.15 2.15 710
Industrial Park 0.13 0.14 1.46 < 0.005 0.29 0.08 1.10 365 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.68 0.73 7.44 0.02 1.49 0.39 5.62 1,857
Daily, Winter (Max) — — — — — — — —
Manufacturing 0.23 0.33 2.10 0.01 0.63 0.16 0.06 695
Unrefrigerated
Warehouse-No Rail

0.21 0.30 1.90 0.01 0.57 0.15 0.06 630
Industrial Park 0.11 0.16 0.98 < 0.005 0.29 0.08 0.03 324 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
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Total 0.55 0.79 4.98 0.02 1.49 0.39 0.15 1,649
Annual — — — — — — — —
Manufacturing 0.04 0.06 0.44 < 0.005 0.11 0.03 0.17 121 Unrefrigerated
Warehouse-No Rail

0.04 0.05 0.40 < 0.005 0.10 0.03 0.15 110
Industrial Park 0.02 0.03 0.21 < 0.005 0.05 0.01 0.08 56.3 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Total 0.11 0.14 1.04 < 0.005 0.27 0.07 0.40 287

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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Manufacturing — — — — — — — 330
Unrefrigerated
Warehouse-No Rail
— — — — — — — 307
Industrial Park — — — — — — — 82.7
Parking Lot — — — — — — — 63.5
Total — — — — — — — 783
Daily, Winter (Max) — — — — — — — —
Manufacturing — — — — — — — 330
Unrefrigerated
Warehouse-No Rail
— — — — — — — 307
Industrial Park — — — — — — — 82.7
Parking Lot — — — — — — — 63.5
Total — — — — — — — 783
Annual — — — — — — — — 216
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Manufacturing — — — — — — — 54.6
Unrefrigerated
Warehouse-No Rail
— — — — — — — 50.8
Industrial Park — — — — — — — 13.7
Parking Lot — — — — — — — 10.5
Total — — — — — — — 130

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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Manufacturing 0.01 0.13 0.11 < 0.005 0.01 0.01 — 157
Unrefrigerated
Warehouse-No Rail

0.01 0.19 0.16 < 0.005 0.01 0.01 — 232
Industrial Park < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 10.3 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00
Total 0.02 0.33 0.28 < 0.005 0.03 0.03 — 399
Daily, Winter (Max) — — — — — — — —
Manufacturing 0.01 0.13 0.11 < 0.005 0.01 0.01 — 157
Unrefrigerated
Warehouse-No Rail

0.01 0.19 0.16 < 0.005 0.01 0.01 — 232
Industrial Park < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 10.3 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00
Total 0.02 0.33 0.28 < 0.005 0.03 0.03 — 399
Annual — — — — — — — —
Manufacturing < 0.005 0.02 0.02 < 0.005 < 0.005 < 0.005 — 25.9 Unrefrigerated
Warehouse-No Rail
< 0.005 0.04 0.03 < 0.005 < 0.005 < 0.005 — 38.4
Industrial Park < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 1.71 217 Item 3.

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Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00
Total < 0.005 0.06 0.05 < 0.005 < 0.005 < 0.005 — 66.0

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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Consumer Products 1.20 — — — — — — —
Architectural
Coatings

0.15 — — — — — — —
Landscape
Equipment

0.40 0.02 2.43 < 0.005 < 0.005 < 0.005 — 10.0
Total 1.75 0.02 2.43 < 0.005 < 0.005 < 0.005 — 10.0
Daily, Winter (Max) — — — — — — — —
Consumer Products 1.20 — — — — — — —
Architectural
Coatings

0.15 — — — — — — —
Total 1.35 — — — — — — —
Annual — — — — — — — —
Consumer Products 0.22 — — — — — — —
Architectural
Coatings

0.03 — — — — — — —
Landscape
Equipment

0.05 < 0.005 0.30 < 0.005 < 0.005 < 0.005 — 1.14
Total 0.30 < 0.005 0.30 < 0.005 < 0.005 < 0.005 — 1.14

4.4. Water Emissions by Land Use
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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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Manufacturing — — — — — — — 41.5
Unrefrigerated
Warehouse-No Rail
— — — — — — — 102
Industrial Park — — — — — — — 8.08
Parking Lot — — — — — — — 3.13
Total — — — — — — — 155
Daily, Winter (Max) — — — — — — — —
Manufacturing — — — — — — — 41.5
Unrefrigerated
Warehouse-No Rail
— — — — — — — 102
Industrial Park — — — — — — — 8.08
Parking Lot — — — — — — — 3.13
Total — — — — — — — 155
Annual — — — — — — — —
Manufacturing — — — — — — — 6.88
Unrefrigerated
Warehouse-No Rail
— — — — — — — 16.9
Industrial Park — — — — — — — 1.34
Parking Lot — — — — — — — 0.52
Total — — — — — — — 25.6

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated
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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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Manufacturing — — — — — — — 35.1
Unrefrigerated
Warehouse-No Rail
— — — — — — — 67.0
Industrial Park — — — — — — — 7.01
Parking Lot — — — — — — — 0.00
Total — — — — — — — 109
Daily, Winter (Max) — — — — — — — —
Manufacturing — — — — — — — 35.1
Unrefrigerated
Warehouse-No Rail
— — — — — — — 67.0
Industrial Park — — — — — — — 7.01
Parking Lot — — — — — — — 0.00
Total — — — — — — — 109
Annual — — — — — — — —
Manufacturing — — — — — — — 5.81
Unrefrigerated
Warehouse-No Rail
— — — — — — — 11.1
Industrial Park — — — — — — — 1.16
Parking Lot — — — — — — — 0.00
Total — — — — — — — 18.1

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) Land Use ROG NOx CO SO2 PM10T PM2.5T R CO2e 220
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Daily, Summer
(Max)
— — — — — — — —
Manufacturing — — — — — — 3.90 3.90
Industrial Park — — — — — — 0.78 0.78
Total — — — — — — 4.69 4.69
Daily, Winter (Max) — — — — — — — —
Manufacturing — — — — — — 3.90 3.90
Industrial Park — — — — — — 0.78 0.78
Total — — — — — — 4.69 4.69
Annual — — — — — — — —
Manufacturing — — — — — — 0.65 0.65
Industrial Park — — — — — — 0.13 0.13
Total — — — — — — 0.78 0.78

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) Equipment Type ROG NOx CO SO2 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Total — — — — — — — —
Daily, Winter (Max) — — — — — — — —
Total — — — — — — — —
Annual — — — — — — — —
Total — — — — — — — —

4.8. Stationary Emissions By Equipment Type
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4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipment Type ROG NOx CO SO2 PM10T PM2.5T 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) Equipment Type ROG NOx CO SO2 PM10T PM2.5T 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) Vegetation ROG NOx CO SO2 PM10T PM2.5T R CO2e 222
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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 PM10T PM2.5T 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 PM10T PM2.5T R CO2e
Daily, Summer
(Max)
— — — — — — — —
Avoided — — — — — — — —
Subtotal — — — — — — — —
Sequestered — — — — — — — —
Subtotal — — — — — — — —
Removed — — — — — — — — 223
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Subtotal — — — — — — — —
— — — — — — — — —
Daily, Winter (Max) — — — — — — — —
Avoided — — — — — — — —
Subtotal — — — — — — — —
Sequestered — — — — — — — —
Subtotal — — — — — — — —
Removed — — — — — — — —
Subtotal — — — — — — — —
— — — — — — — — —
Annual — — — — — — — —
Avoided — — — — — — — —
Subtotal — — — — — — — —
Sequestered — — — — — — — —
Subtotal — — — — — — — —
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 Linear Grading Linear, Grading &
Excavation
10/1/2025 10/11/2025 5.00 8.00 —
Linear Paving Linear, Paving 10/19/2025 10/24/2025 5.00 5.00 — Site Preparation Site Preparation 6/1/2025 7/1/2025 5.00 22.0 — Grading Grading 7/2/2025 9/2/2025 5.00 45.0 — 224
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Building Construction Building Construction 9/3/2025 12/15/2026 5.00 335 — Paving Paving 9/3/2026 9/30/2026 5.00 20.0 —
Architectural Coating Architectural Coating 11/1/2026 12/30/2026 5.00 43.0 —

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 Linear Grading Excavators Diesel Average 3.00 8.00 36.0 0.38 Linear Grading Crawler Tractors Diesel Average 1.00 8.00 87.0 0.43 Linear Grading Graders Diesel Average 2.00 8.00 148 0.41 Linear Grading Rollers Diesel Average 2.00 8.00 36.0 0.38 Linear Grading Signal Boards Electric Average 0.00 8.00 6.00 0.82 Linear Grading Tractors/Loaders/Back
hoes
Diesel Average 4.00 8.00 84.0 0.37
Linear Grading Rubber Tired Loaders Diesel Average 1.00 8.00 150 0.36 Linear Grading Scrapers Diesel Average 2.00 8.00 423 0.48 Linear Paving Rollers Diesel Average 2.00 8.00 36.0 0.38 Linear Paving Paving Equipment Diesel Average 1.00 8.00 89.0 0.36 Linear Paving Pavers Diesel Average 1.00 8.00 81.0 0.42 Linear Paving Tractors/Loaders/Back
hoes
Diesel Average 3.00 8.00 84.0 0.37
Linear Paving Signal Boards Electric Average 0.00 8.00 6.00 0.82 Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 Site Preparation Tractors/Loaders/Back
hoes
Diesel Average 4.00 8.00 84.0 0.37
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Excavators Diesel Average 1.00 8.00 36.0 0.38
Grading Tractors/Loaders/Back
hoes
Diesel Average 3.00 8.00 84.0 0.37
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Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Cranes Diesel Average 1.00 7.00 367 0.29 Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48

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 17.5 18.5 LDA,LDT1,LDT2
Site Preparation Vendor — 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 15.0 18.5 LDA,LDT1,LDT2
Grading Vendor — 10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 23.4 18.5 LDA,LDT1,LDT2
Building Construction Vendor 9.15 10.2 HHDT,MHDT
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Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 4.69 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT
Linear Grading — — — —
Linear Grading Worker 37.5 18.5 LDA,LDT1,LDT2
Linear Grading Vendor 1.00 10.2 HHDT,MHDT
Linear Grading Hauling 0.00 20.0 HHDT
Linear Grading Onsite truck — — HHDT
Linear Paving — — — —
Linear Paving Worker 17.5 18.5 LDA,LDT1,LDT2
Linear Paving Vendor 0.00 10.2 HHDT,MHDT
Linear Paving Hauling 0.00 20.0 HHDT
Linear Paving Onsite truck — — HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction Water unpaved roads twice daily 55% 55% 227
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Limit vehicle speeds on unpaved roads to 25 mph 44% 44% Sweep paved roads once per month 9% 9%

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 83,700 27,900 6,000

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) Linear Grading — — 1.60 0.00 —
Site Preparation — — 33.0 0.00 —
Grading — — 45.0 0.00 —
Paving 0.00 0.00 0.00 0.00 4.40

5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day) PM10 Reduction PM2.5 Reduction Water Exposed Area 2 61% 61%

5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Manufacturing 0.00 0%
Unrefrigerated Warehouse-No Rail 0.00 0%
Industrial Park 0.50 100%
Parking Lot 2.30 100% 228
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Road Widening 1.60 98%

5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2025 0.00 223 0.03 < 0.005
2026 0.00 262 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 Manufacturing 71.3 71.3 71.3 26,006 878 878 878 320,572 Unrefrigerated
Warehouse-No Rail

64.6 64.6 64.6 23,593 797 797 797 290,823
Industrial Park 33.2 33.2 33.2 12,133 410 410 410 149,555 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

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)
0 0.00 83,700 27,900 6,000
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5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250

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) Manufacturing 455,616 262 0.0330 0.0040 487,269
Unrefrigerated Warehouse-No
Rail
423,905 262 0.0330 0.0040 721,462
Industrial Park 114,097 262 0.0330 0.0040 32,149
Parking Lot 87,600 262 0.0330 0.0040 0.00

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Manufacturing 3,468,750 478,523
Unrefrigerated Warehouse-No Rail 8,741,250 0.00
Industrial Park 693,750 0.00
Parking Lot 0.00 1,341,741

5.13. Operational Waste Generation

5.13.1. Unmitigated
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Land Use Waste (ton/year) Cogeneration (kWh/year)
Manufacturing 18.6 —
Unrefrigerated Warehouse-No Rail 35.5 —
Industrial Park 3.72 —
Parking Lot 0.00 —

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Manufacturing Other commercial A/C
and heat pumps
R-410A 2,088 0.30 4.00 4.00 18.0
Industrial Park Other commercial A/C
and heat pumps
R-410A 2,088 0.30 4.00 4.00 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

5.16. 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

5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr) 231
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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. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres

5.18.2. Sequestration

5.18.2.1. Unmitigated
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 23.2 annual days of extreme heat Extreme Precipitation 0.40 annual days with precipitation above 20 mm 232 Item 3.

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Sea Level Rise — meters of inundation depth
Wildfire 0.06 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 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 N/A N/A N/A N/A
Wildfire N/A N/A N/A N/A
Flooding N/A N/A N/A 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
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Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise N/A N/A N/A N/A
Wildfire N/A N/A N/A N/A
Flooding N/A N/A N/A 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 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.

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 88.7
AQ-PM 8.80
AQ-DPM 53.3
Drinking Water 18.1
Lead Risk Housing 34.9
Pesticides 46.9
Toxic Releases 6.19
Traffic 10.4
Effect Indicators —
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CleanUp Sites 0.00
Groundwater 65.3
Haz Waste Facilities/Generators 92.9
Impaired Water Bodies 77.3
Solid Waste 59.2
Sensitive Population —
Asthma 54.3
Cardio-vascular 75.6
Low Birth Weights 45.1
Socioeconomic Factor Indicators —
Education 88.2
Housing 98.0
Linguistic 99.9
Poverty 91.1
Unemployment 98.6

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 10.03464648
Employed 28.69241627
Median HI 10.22712691
Education —
Bachelor's or higher 4.824842808
High school enrollment 8.135506224
Preschool enrollment 7.198768125
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Auto Access 63.41588605
Active commuting 6.544334659
Social—
2-parent households 91.89015783
Voting 11.48466573
Neighborhood—
Alcohol availability 73.0784037
Park access 19.64583601
Retail density 18.06749647
Supermarket access 15.03913769
Tree canopy 3.528807905
Housing—
Homeownership 78.22404722
Housing habitability 29.87296292
Low-inc homeowner severe housing cost burden 7.891697677 Low-inc renter severe housing cost burden 24.79147953
Uncrowded housing 18.95290645
Health Outcomes—
Insured adults 2.887206467
Arthritis 0.0
Asthma ER Admissions 54.4
High Blood Pressure 0.0
Cancer (excluding skin) 0.0
Asthma 0.0
Coronary Heart Disease 0.0
Chronic Obstructive Pulmonary Disease 0.0
Diagnosed Diabetes 0.0
Life Expectancy at Birth 47.0
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Cognitively Disabled 74.6
Physically Disabled 57.4
Heart Attack ER Admissions 55.4
Mental Health Not Good 0.0
Chronic Kidney Disease 0.0
Obesity 0.0
Pedestrian Injuries 19.6
Physical Health Not Good 0.0
Stroke 0.0
Health Risk Behaviors—
Binge Drinking 0.0
Current Smoker 0.0
No Leisure Time for Physical Activity 0.0
Climate Change Exposures—
Wildfire Risk 0.0
SLR Inundation Area 0.0
Children 7.3
Elderly 97.6
English Speaking 7.1
Foreign-born 91.0
Outdoor Workers 2.5
Climate Change Adaptive Capacity—
Impervious Surface Cover 68.8
Traffic Density 17.7
Traffic Access 23.0
Other Indices—
Hardship 92.5
Other Decision Support— 237
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2016 Voting 20.7

7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 76.0 Healthy Places Index Score for Project Location (b) 9.00 Project Located in a Designated Disadvantaged Community (Senate Bill 535) No Project Located in a Low-Income Community (Assembly Bill 1550) Yes Project Located in a Community Air Protection Program Community (Assembly Bill 617) EasternCoachellaValley 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 Assumes full buildout of master plan would occur in 2026.

Operations: Vehicle Data Trip rates sourced from project specific Traffic Impact Analysis. Total daily project trips = 169 Land Use Acreage includes 1.74 acres of retention basins, 1.6 acres of roadway widening and sidewalk improvements, 2.3 acres of onsite parking lot and fire access roads, 97,000 SF of landscaping on- and off-site (preliminary, rough estimate).

Construction: Paving Linear improvements include asphalt paving and sidewalks/curbs (non-asphalt) Operations: Landscape Equipment Desert climate.
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
C
Appendix C
IPaC Species List
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02/18/2025 20:41:21 UTC
United States Department of the Interior

FISH AND WILDLIFE SERVICE
Carlsbad Fish And Wildlife Office
2177 Salk Avenue - Suite 250
Carlsbad, CA 92008-7385
Phone: (760) 431-9440 Fax: (760) 431-5901
In Reply Refer To:

Project Code: 2025-0057963
Project Name: Armtec Master Plan Expansion, Phase 2 and Phase 3 Subject: List of threatened and endangered species that may occur in your proposed project location or may be affected by your proposed project
To Whom It May Concern:

The enclosed species list identifies threatened, endangered, proposed and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and/or may be affected by your proposed project. The species list fulfills the requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.).

New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list. Please feel free to contact us if you need more current information or assistance regarding the potential impacts to federally proposed, listed, and candidate species and federally designated and proposed critical habitat. Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the Act, the accuracy of this species list should be verified after 90 days. This verification can be completed formally or informally as desired. The Service recommends that verification be completed by visiting the IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be requested through the IPaC system by completing the same process used to receive the enclosed list.

The purpose of the Act is to provide a means whereby threatened and endangered species and the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to utilize their authorities to carry out programs for the conservation of threatened and endangered species and to determine whether projects may affect threatened and endangered species and/or designated critical habitat.

A biological assessment is required for construction projects (or other undertakings having similar physical impacts) that are major Federal actions significantly affecting the quality of the human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2) (c)). For projects other than major construction activities, the Service suggests that a biological 240
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evaluation similar to a biological assessment be prepared to determine whether the project may affect listed or proposed species and/or designated or proposed critical habitat. Recommended contents of a biological assessment are described at 50 CFR 402.12.

If a Federal agency determines, based on the Biological Assessment or biological evaluation, that listed species and/or designated critical habitat may be affected by the proposed project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service recommends that candidate species, proposed species and proposed critical habitat be addressed within the consultation. More information on the regulations and procedures for section 7 consultation, including the role of permit or license applicants, can be found at the Fish and Wildlife Service's Endangered Species Consultation website at:
https://www.fws.gov/service/esa-section-7-consultation
Migratory Birds: In addition to responsibilities to protect threatened and endangered species under the Endangered Species Act (ESA), there are additional responsibilities under the Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA) to protect native birds from project-related impacts. Any activity, intentional or unintentional, resulting in take of migratory birds, including eagles, is prohibited unless otherwise permitted by the U.S. Fish and Wildlife Service (50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)). For more information regarding these Acts, see https://www.fws.gov/program/migratory-bird-permit/whatwe-do.

The MBTA has no provision for allowing take of migratory birds that may be unintentionally killed or injured by otherwise lawful activities. It is the responsibility of the project proponent to comply with these Acts by identifying potential impacts to migratory birds and eagles within applicable NEPA documents (when there is a federal nexus) or a Bird/Eagle Conservation Plan (when there is no federal nexus). Proponents should implement conservation measures to avoid or minimize the production of project-related stressors or minimize the exposure of birds and their resources to the project-related stressors. For more information on avian stressors and recommended conservation measures, see https://www.fws.gov/library/collections/threats-birds.

In addition to MBTA and BGEPA, Executive Order 13186: Responsibilities of Federal Agencies to Protect Migratory Birds, obligates all Federal agencies that engage in or authorize activities that might affect migratory birds, to minimize those effects and encourage conservation measures that will improve bird populations. Executive Order 13186 provides for the protection of both migratory birds and migratory bird habitat. For information regarding the implementation of Executive Order 13186, please visit https://www.fws.gov/partner/council-conservationmigratory-birds.

We appreciate your concern for threatened and endangered species. The Service encourages Federal agencies to include conservation of threatened and endangered species into their project planning to further the purposes of the Act. Please include the Consultation Code in the header of this letter with any request for consultation or correspondence about your project that you submit to our office.
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▪
Attachment(s):

Official Species List

OFFICIAL SPECIES LIST
This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action".

This species list is provided by:

Carlsbad Fish And Wildlife Office
2177 Salk Avenue - Suite 250
Carlsbad, CA 92008-7385
(760) 431-9440
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PROJECT SUMMARY
Project Code: 2025-0057963
Project Name: Armtec Master Plan Expansion, Phase 2 and Phase 3 Project Type: Commercial Development
Project Description: Project proposes the expansion of the existing Armtec facilities and offsite roadway improvements.

Project Location:

The approximate location of the project can be viewed in Google Maps: https:// www.google.com/maps/@33.6629746,-116.1664670434015,14z
Counties: Riverside County, California
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1. ENDANGERED SPECIES ACT SPECIES
There is a total of 6 threatened, endangered, or candidate species on this species list.

Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species.

IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce.

See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions.

NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce.
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MAMMALS

NAME STATUS
Peninsular Bighorn Sheep Ovis canadensis nelsoni
Population: Peninsular CA pop.

There is final critical habitat for this species. Your location does not overlap the critical habitat.

Species profile: https://ecos.fws.gov/ecp/species/4970
Endangered
BIRDS

NAME STATUS
Least Bell's Vireo Vireo bellii pusillus
There is final critical habitat for this species. Your location does not overlap the critical habitat.

Species profile: https://ecos.fws.gov/ecp/species/5945
Endangered

REPTILES

NAME STATUS
Coachella Valley Fringe-toed Lizard Uma inornata
There is final critical habitat for this species. Your location does not overlap the critical habitat.

Species profile: https://ecos.fws.gov/ecp/species/2069
Threatened
Desert Tortoise Gopherus agassizii
Population: Wherever found, except AZ south and east of Colorado R., and Mexico There is final critical habitat for this species. Your location does not overlap the critical habitat.

Species profile: https://ecos.fws.gov/ecp/species/4481
Threatened

INSECTS

NAME STATUS
Monarch Butterfly Danaus plexippus
There is proposed critical habitat for this species. Your location does not overlap the critical habitat.

Species profile: https://ecos.fws.gov/ecp/species/9743
Proposed
Threatened

FLOWERING PLANTS

NAME STATUS
Coachella Valley Milk-vetch Astragalus lentiginosus var. coachellae There is final critical habitat for this species. Your location does not overlap the critical habitat.

Species profile: https://ecos.fws.gov/ecp/species/7426
Endangered

CRITICAL HABITATS

THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION.

YOU ARE STILL REQUIRED TO DETERMINE IF YOUR PROJECT(S) MAY HAVE EFFECTS ON ALL ABOVE LISTED SPECIES.
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IPAC USER CONTACT INFORMATION
Agency: Coachella city
Name: Kelly Clark
Address: 42635 Melanie Place
Address Line 2: Suite 101
City: Palm Desert
State: CA
Zip: 92211
Email [email protected]
Phone: 7603414800
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
D
Appendix D
Phase I Archaeological and Paleontological Assessment

CONFIDENTIAL
Available upon request to qualified professionals
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City of Coachella Armtec Expansion Master Plan
May 2025 Initial Study/Mitigated Negative Declaration
E
Appendix E
Phase I Environmental Site Assessment
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428 13th Street, 4th Floor
Oakland, California 94612
tel 510.839.0688
92 Argonaut, Suite 100
Aliso Viejo, California 92656
tel 949.716.0050
www.ngem.com
47 East All Saints Street
Frederick, Maryland 21701
tel 301.528.1500

PHASE I ENVIRONMENTAL SITE ASSESSMENT
Armtec Defense Technologies
85901 Avenue 53
Coachella, California
Prepared For:

Terra Nova Planning & Research, Inc.
42635 Melanie Place, Ste 101
Palm Desert, California 92211
Prepared By:

Northgate Environmental Management, Inc.
92 Argonaut, Suite 100
Aliso Viejo, California 92656
August 5, 2024
Project No. 2162.01
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2041.15.01S

PHASE I ENVIRONMENTAL SITE ASSESSMENT
Armtec Defense Technologies – 85901 Avenue 53,
Coachella, California
August 5, 2024
Prepared For:

Terra Nova Planning & Research, Inc.
42635 Melanie Place, Ste 101
Palm Desert, California 92211
Prepared By:

Northgate Environmental Management, Inc.
92 Argonaut, Suite 100
Aliso Viejo, California 92656

Derrick S. Willis Jacob Lacy, CHMM, REM
Principal Environmental Professional
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Phase I Environmental Site Assessment i August 5, 2024
85901 Avenue 53
Coachella, California

TABLE OF CONTENTS

1.0 SUMMARY ....................................................................................................................... 1

2.0 INTRODUCTION............................................................................................................. 3

2.1 Purpose .................................................................................................................... 3

2.2 Scope of Services .................................................................................................... 3

2.3 Limitations and Exceptions..................................................................................... 4

2.3.1 Limitations .................................................................................................. 4

2.3.2 Exceptions ................................................................................................... 5

2.4 Phase I ESA Report Shelf Life ............................................................................... 5

2.5 User Reliance .......................................................................................................... 6

3.0 USER-PROVIDED INFORMATION ............................................................................ 7

3.1 Environmental Liens or Activity and Use Limitations ........................................... 7

3.2 Valuation Reduction for Environmental Issues ...................................................... 7

3.3 Owner, Property Manager, and Occupant Information .......................................... 7

3.4 Specialized Knowledge ........................................................................................... 7

3.5 Reason for Performing the Phase I ESA ................................................................. 7

4.0 SUBJECT PROPERTY RECONNAISSANCE............................................................. 8

4.1 Methodology and Limiting Conditions ................................................................... 8

4.2 Subject Property Conditions ................................................................................... 8

4.2.1 Current Use of the Subject Property ........................................................... 8

4.2.2 Description of Structures, Roads, Sewage, and Potable Water Sources ..... 8

4.2.3 Inspection Observations .............................................................................. 8

4.3 Current Uses of Adjoining Properties ................................................................... 12

4.4 Subject Property Reconnaissance Summary ......................................................... 12

5.0 SUBJECT PROPERTY PHYSICAL SETTING ......................................................... 13

5.1 Subject Property Location and Legal Description ................................................ 13

5.2 Subject Property Vicinity General Characteristics ............................................... 13

5.3 Geology and Groundwater .................................................................................... 13

5.3.1 Geology ..................................................................................................... 13

5.3.1 Groundwater ............................................................................................. 14

6.0 RECORDS REVIEW ..................................................................................................... 15

6.1 Standard Environmental Record Sources ............................................................. 15

6.1.1 Subject Property ........................................................................................ 15

6.1.2 Subject Property Vicinity Sources ............................................................ 16

6.2 Vapor Encroachment Screening ........................................................................... 18

6.3 Additional Environmental Record Sources .......................................................... 19

6.3.1 Department of Toxic Substances Control EnviroStor Website ................ 19

6.3.2 State Water Resources Control Board GeoTracker Website .................... 19

6.3.3 California Environmental Protection Agency Website ............................. 19 251
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6.3.4 Regional Water Quality Control Board – Colorado River Basin ............. 20

6.3.5 Riverside County, Department of Environmental Health ......................... 21

6.3.6 Riverside County Fire Department ........................................................... 21

6.3.7 City of Coachella ...................................................................................... 21

6.3.8 Air Quality Management District, South Coast ........................................ 21

6.3.9 Oil and Gas Wells ..................................................................................... 22

6.4 Historical Records Review ................................................................................... 22

6.4.1 Aerial Photographs .................................................................................... 22

6.4.2 Sanborn Maps ........................................................................................... 26

6.4.3 Topographic Maps .................................................................................... 27

6.4.4 City Directories ......................................................................................... 28

6.5 Building Permits ................................................................................................... 28

6.6 Property Tax Map ................................................................................................. 28

6.7 Previous Reports ................................................................................................... 28

6.8 Non-Scope Considerations.................................................................................... 28

6.8.1 Floodplain Maps ....................................................................................... 29

6.8.2 Radon ........................................................................................................ 29

7.0 INTERVIEWS................................................................................................................. 30

7.1 Owner Interview ................................................................................................... 30

7.2 Key Subject Property Manager Interview ............................................................. 30

7.3 Regulatory Agency Interview ............................................................................... 30

8.0 PHASE I ESA CONCLUSIONS AND RECOMMENDATIONS .............................. 31

9.0 REFERENCES ................................................................................................................ 32

10.0 ENVIRONMENTAL PROFESSIONAL STATEMENT ............................................ 36

FIGURES
1 Subject Property Location Map
2 Subject Property Plan

SUBJECT PROPERTY PHOTOGRAPHS

APPENDICES
A EDR Environmental Lien and AUL Search
B The EDR Radius Map™ Report with GeoCheck®
C The EDR Vapor Encroachment Screen
D Relevant Subject Property Documents
E The EDR Aerial Photo Decade Package
F Certified Sanborn® Map Report
G The EDR Historical Topographic Map Report
H The EDR-City Directory Abstract
I The EDR Building Permit Report
J The EDR Property Tax Map Report
K Phase I ESA Questionnaire
L Environmental Professional Qualifications
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Phase I Environmental Site Assessment 1 August 5, 2024
85901 Avenue 53
Coachella, California

1.0 SUMMARY
This report presents the results of a Phase I Environmental Site Assessment (ESA) of a property located 85901 Avenue 53 in Coachella, California (the Subject Property) prepared by Northgate Environmental Management, Inc. (Northgate) for Terra Nova Planning & Research, Inc. (Terra Nova). The Subject Property consists of one developed lot and one undeveloped lot. A munitions manufacturing facility, producing combustible ordnance and countermeasure products, is located on the developed portion lot, with an empty lot just across Avenue 53 to the north. The total Subject Property consists of approximately 53 acres identified by APNs 778-390-008 and 778-420-013 in Riverside County. A Subject Property Location Map is shown on Figure 1 and a Subject Property Plan is shown on Figure 2.

Available historical information indicates that the Subject Property consisted of agricultural land since at least 1949 and remained agricultural through the late 1960s. By 1972, the Subject Property had been partially developed with the current Armtec facility. Facility expansion is seen in the aerials from 1984, 1996, 2002 and 2006. The Subject Property has remained in the configuration seen in 2006 into the present. The areas in the vicinity of the Subject Property were primarily agricultural and vacant, undeveloped land from at least 1949 through the late 1960s.

From 1972 onward, industrial, commercial, and residential developments begin to expand gradually throughout the parcels surrounding the Subject Property. The first residential development appears south of the Subject Property in 1972, as well as in the north. By 2016, north and south adjacent parcels have been developed, and parcels adjacent to the east and west remain vacant with the exception of a trailer park residential subdivision east of Tyler Street. The parcels adjacent to the east and west of the Subject Property remain mostly vacant to this day.

In summary, Northgate has performed a Phase I ESA of a property located South of Avenue 53, West of Tyler Street in Coachella, California in conformance with the scope and limitations of ASTM Practice E 1527-21, which was adopted as the new standard by the EPA on February 13, 2023, and the standards and practices of the All Appropriate Inquiry – Final Rule (40 Code of Federal Regulations [CFR] Part 312). Any exceptions to, or deletions from, these practices are described in Section 2.3 of this report. This assessment revealed the following Recognized Environmental Condition (REC) associated with the Subject Property:
• An 8,000-gallon underground storage tank (UST) containing xylenes was present at the facility from 1992 until its removal in 2001. According to records obtained from Riverside County’s Department of Environmental Health, one or more leaks from the former UST were reported between 1998 and 2001. The UST and associated piping was subsequently removed and investigations indicated that residual concentrations of benzene, ethylbenzene, toluene and xylenes were present in soil and that impacted soil extended to groundwater. BTEX concentrations were noted to be below regulatory 253
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85901 Avenue 53
Coachella, California
cleanup levels; however, groundwater was noted to be impacted with xylenes at concentrations that exceeded the California maximum contaminant level (MCL). The lack of closure documentation represents a REC.

The assessment has revealed the following Historic RECs (HRECs) associated with the Subject Property:
• The Armtec Facility has, both presently and in the past, operated settling ponds. A final pond closure plan from URS dated July 12, 2001, in conjunction with Cleanup and Abatement Order (CAO) No. 00-135, indicated that nitrocellulose contamination was present in the soil under the floor of the evaporation/percolation ponds, but at concentrations well below human health risk-based regulatory cleanup levels.

Nitrocellulose contamination was typically restricted to the upper 6 inches of soil beneath the ponds. According to the report, Armtec redesigned the manufacturing process where washdown and process waster is recycled rather than discharged, thus the use of five out of seven ponds was discontinued. The report closes with a statement that Armtec intended to remove the soil and incinerate it onsite. Significant records documenting communication between Armtec and the Regional Water Quality Control Board for the Colorado River Basin (RWQCB) regarding monitoring and analysis of the ponds were present including a recission of the CAO and a no further action letter.

The assessment did not reveal any Controlled RECs (CRECs) associated with the Subject Property. However, the following business environmental risk (BER) was identified:
• Due to the nature of the facility residing on the Subject Property, manufacturing munitions including combustible ordnance and countermeasure products, for at least 52 years, the potential for subsurface contamination cannot be ruled out. • The Subject Property has consisted of agricultural land since at least 1949, and remained agricultural through the late 1960s, which can represent a potential for shallow subsurface impacts related to the potential historic use of pesticides, herbicides, and/or insecticides.
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Phase I Environmental Site Assessment 3 August 5, 2024
85901 Avenue 53
Coachella, California

2.0 INTRODUCTION
This report presents the results of a Phase I ESA of a property located at 85901 Avenue 53 in Coachella, California. The Subject Property consists of two parcels totaling about 53-acres of developed and undeveloped land with a munitions manufacturing facility situated on one of the two parcels at the Subject Property. The Subject Property is identified by APNs 778-390-008 and 778-420-013 in Riverside County. A Subject Property Location Map is shown on Figure 1 and a Subject Property Plan is shown on Figure 2.

2.1 Purpose
The purpose of Phase I ESA has been to identify and evaluate the presence of RECs at the Subject Property. The term “REC” means (1) the presence of hazardous substances or petroleum products in, on or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on or at the subject property under conditions that pose a material threat of a future release to the environment. The term is not intended to include de minimus conditions that generally do not present a threat to human health or the environment, and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies.

2.2 Scope of Services
Northgate has performed this Phase I ESA in general conformance with the scope and limitations of ASTM E-1527-21, Standard Practices for Environmental Site Assessments: Phase I Environmental Site Assessment Process and 40 CFR Part 312, Standards and Practices for All Appropriate Inquiry – Final Rule, which was adopted as the new standard by the EPA on February 13, 2023. This investigation was conducted by Environmental Professional Jacob Lacy, with review from Derrick Willis, Northgate Principal. The scope of work for the investigation included the following services:
• Review of readily available information regarding the history of the Subject Property, including historic aerial photographs, maps, previous reports, and other information, and discussions with individuals familiar with the Subject Property; • A reconnaissance of the Subject Property and near vicinity; • Review of regulatory agency files for the Subject Property and surrounding area, as applicable;
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• Interview with the Subject Property owner, tenants, and others as appropriate regarding land use at the Subject Property;
• Evaluation of potential RECs, development of conclusions and recommendations as appropriate; and
• Preparation of this report.

2.3 Limitations and Exceptions

2.3.1 Limitations
The purpose of an environmental assessment is to reasonably evaluate the potential for RECs arising from past practices on a given site area. In performing an environmental assessment, it is understood that a balance must be struck between a reasonable inquiry into the environmental issues and an exhaustive analysis of each conceivable issue of potential concern. No investigation is thorough enough to absolutely rule out the presence of hazardous materials at a given site. If hazardous conditions have not been identified during the assessment, such a finding should not be construed as a guarantee of the absence of such materials on the Subject Property, but rather as the result of the services performed within the scope, limitations, and cost of the work performed.

Environmental conditions may exist at the Subject Property that cannot be identified by visual observation. Where subsurface work was performed, our professional opinions are based in part on interpretation of data from discrete sampling locations that may not represent actual conditions at unsampled locations.

Except where there is express concern of Northgate’s client, or where specific environmental contaminants have been previously reported by others, naturally occurring toxic substances, potential environmental contaminants inside buildings, or contaminant concentrations that are not of current environmental concern may not be reflected in this document.

Where the scope of services is limited to interview and/or review of readily available reports and literature, any conclusions and/or recommendations are necessarily based largely on information supplied by others, the accuracy or sufficiency of which may not be independently reviewed by Northgate.

Any opinions and/or recommendations presented apply to Subject Property conditions existing at the time of performance of services. Northgate is unable to report on, or accurately predict, generally unforeseeable events that may impact the Subject Property following performance of services, whether occurring naturally or caused by external forces. Therefore, Northgate cannot 256
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Phase I Environmental Site Assessment 5 August 5, 2024
85901 Avenue 53
Coachella, California
assume responsibility for such events or their impact. Northgate also cannot assume responsibility for changes in environmental standards, practices, or regulations.

2.3.2 Exceptions
The time intervals between some historical information sources may exceed five years due to the unavailability of such records. However, in Northgate’s opinion, this data gap does not significantly impact our ability to evaluate historic land use conditions at the Subject Property given the availability of other sources for this information.

During the time this report was prepared, Northgate submitted a file review request to the Riverside County Department of Environmental Health. The Department provided multiple files concerning a former leaking UST containing xylene. While these records included valuable information pointing to contamination from the tank, no agency letters indicating case closure were found.

A file review request was also sent to the City of Coachella and while the City confirmed receipt of the file review request, no formal response has been received from this agency. Northgate will issue an addendum to this report if any public records received from these agencies within 90 days of the date of this report significantly changes the conclusions or recommendations of this report.

There were no other limiting conditions.

2.4 Phase I ESA Report Shelf Life
As defined in the ASTM Standard, a Phase I ESA report remains viable if it was completed no more than 180 days prior to the date of acquisitions or up to one year if the Phase I ESA Report have been updated including the following five components: 1) Interviews; 2) Searches for recorded environmental cleanup liens; 3) Review of government records; 4) Reconnaissance of the Subject Property and adjoining properties; and 5) Environmental Professional Declaration.

The shelf life date begins with the date upon which the first of these components was completed.

The table below summarizes the date of completion of these components of this Phase I ESA report, with the report shelf life initiating from the earliest of the dates provided below. 257
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85901 Avenue 53
Coachella, California
Report Component Date
Interviews June 26, 2024
Searches for recorded environmental cleanup liens June 20, 2024 Review of government records
Government records requests June 19, 2024
Aerial photographs June 14, 2024
Sanborn maps June 14, 2024
Historic topographic maps June 14, 2024
City directories July 9, 2024
Subject Property reconnaissance June 20, 2024
Environmental Professional Declaration August 5, 2024

2.5 User Reliance
This report has been prepared for the exclusive use of Terra Nova Planning & Research, Inc and its subsidiaries, affiliates, partners, and lenders (collectively the Users) in evaluating environmental conditions at the Subject Property. Others may not use or rely on the information contained in this report without the express written consent of Northgate. 258
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85901 Avenue 53
Coachella, California

3.0 USER-PROVIDED INFORMATION

3.1 Environmental Liens or Activity and Use Limitations An environmental lien and activity and use limitation (AUL) search was conducted for the Subject Property by Environmental Data Resources (EDR). EDR’s review indicates that there are no environmental liens or AULs of record for this parcel of the Subject Property. A copy of the Environmental Lien and AUL Search is included in Appendix A (EDR, 2024a). The Subject Property is not listed on the Federal NPL LIENS database.

3.2 Valuation Reduction for Environmental Issues
Northgate has not been provided with any information that indicates that the value of the property does not reasonably reflect the fair market value of the property.

3.3 Owner, Property Manager, and Occupant Information
Information provided for the Subject Property by EDR in the Environmental Lien and AUL Search indicates that the title to the Subject Property is vested in Armtec Defense Products Co as of 2010. The Subject Property is currently undeveloped land with no structures.

3.4 Specialized Knowledge
Northgate was not provided any information related to specialized knowledge of the Subject Property.

3.5 Reason for Performing the Phase I ESA
The purpose of this investigation is to assist in evaluating environmental conditions at the Subject Property for general informational purposes.
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Phase I Environmental Site Assessment 8 August 5, 2024
85901 Avenue 53
Coachella, California

4.0 SUBJECT PROPERTY RECONNAISSANCE
Current Subject Property conditions were observed during a reconnaissance of the Subject Property and near vicinity performed by Mr. Ricardo Munoz, Project Geologist of Northgate on June 20, 2024. Photographs from the reconnaissance are attached at the end of this report.

4.1 Methodology and Limiting Conditions
The Subject Property reconnaissance was performed by traversing the Subject Property and general area on foot. There were no access issues or limiting conditions encountered during the reconnaissance of the Subject Property, except for entrance into the 11 series buildings due to security clearance.

4.2 Subject Property Conditions

4.2.1 Current Use of the Subject Property
The Subject Property is comprised of various buildings, storage containers, storage areas, basins, parking areas, and a vacant lot. The Subject Property is bordered by fencing to the west, north, east, and south. In general, the facility is used for research and development, chemical evaluation, engineering services, manufacturing of combustible cases for artillery ammunition, mortar systems, and tank ammunition, and quality control operations. A Site Plan showing features identified during the Site Reconnaissance is shown on Figure 2.

4.2.2 Description of Structures, Roads, Sewage, and Potable Water Sources The subject property is developed with various buildings, storage containers, shade structures, overhead and underground piping, and aboveground storage tanks (ASTs). The Subject Property is bordered by fencing to the west, north, east and south and is only accessible from the east via Tyler Street. Sewage and potable water services are currently provided to the Subject Property from the Imperial Irrigation District.

4.2.3 Inspection Observations
• Hazardous Substances and Petroleum Products in Connection with Identified Uses Hazardous substances and petroleum products were observed in connection with identified uses during the inspection of the Subject Property. The following were observed; o Storage of nitrocellulose was reportedly stored within Buildings 11, 11A, 11B, 11C and observed in Building 5.
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Phase I Environmental Site Assessment 9 August 5, 2024
85901 Avenue 53
Coachella, California
o A fuel point is located in the northern portion of the Subject Property and utilizes a fuel dispenser equipped with a 1,000-gallon gasoline AST and a 1,000-gallon diesel AST and 5-gallon gasoline, diesel, and motor oil containers. o A 10,000-gallon xylene AST was observed in the southeastern portion of the Subject Property.
o A hazardous Material Storage Area is located in the central portion of the Subject Property and is comprised of temperature-controlled shipping containers with various chemicals including aquamarine dye, yellow dye, lemon yellow dye, synthomer, resin, tan dye, soda ash, kymene, kor-lok, acrylic, and nalcon. • Storage Tanks
No evidence of USTs was observed during the inspection of the Subject Property. Various ASTs were observed during the reconnaissance including the following:
o One 10,000-gallon xylene AST was observed in the southeastern portion of the Subject Property.
o Fourteen 30,000-gallon slurry ASTs were observed at the Subject Property adjacent to Building 3, 6, and 9. Slurry is a mixture of chemicals and nitrocellulose and is used to make molds for artillery, tank, and motor programs. o Three white water 30,000-gallon ASTs were observed adjacent to Building 3 and

6. White water is treated water that has been recycled and is used to make slurry mixtures.
o One 10,000-gallon sodium hydroxide AST, two 10,000-gallon grey water ASTs, one 7,000-gallon nitrogen AST, and one 10,000-gallon wastewater AST was observed south of Building 2. These ASTs are used to treat wastewater and are sent to the Peroxydisulfate (PDS) treatment system for discharge to the city sewer system.
o Five 10,000-gallon water holding ASTs were observed as part of the PDS, an area where water is stored, treated for pH imbalance, and discharged to the city sewer system.
o Two 30,000-gallon water holding ASTs, three 10,000-gallon ASTs, and three 5,000-gallon ASTs were observed as part of the Process Water Recovery System (PWRS). These ASTs hold water that has gone through the process within Buildings 3, 6, and 9 and are treated and filtered for reuse. 261
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Phase I Environmental Site Assessment 10 August 5, 2024 85901 Avenue 53
Coachella, California
• Strong, Pungent, or Obnoxious Odors
No strong, pungent, or obnoxious odors were observed during the inspection of the Subject Property.
• Standing Surface Water, Pools, or Sumps Containing Liquids Two lined basins used to collect runoff stormwater and recycled water using aeration techniques were observed in the southern portion of the Subject Property. Two dry retention basins and a series of ponds were reportedly located in the eastern portion of the Subject Property that are reportedly used for stormwater runoff.
• Drums, Totes, and Bulk Containers
Large quantities of drums and totes were observed at the Subject Property. Clean empty drums and totes were observed in the central portion of the Subject Property. The empty drums and totes can be moved to any of the nine satellite storage areas located throughout the Subject Property when necessary. The satellite storage areas utilize secondary containment features such as containment pallets and/or berms. Once the drums and/or totes are full, they are sent to the Hazardous Waste Storage Area located in the southern portion of the Subject Property.

Drums containing nitrocellulose were also observed within Building 5 and in areas where slurry is produced. After the contents of these drums are used, these drums are sent to the Hazardous Waste Storage Area pending offsite disposal.
• Hazardous Substances and Petroleum Product Containers Not in Connection with Identified Uses
No hazardous substances or petroleum products not in connection with identified uses were observed during the inspection of the Subject Property. • Unidentified Substance Containers
No unidentified substance containers were observed during the inspection of the Subject Property.
• PCB-Containing Items
A total of two pole-mounted transformers were noted at the Subject Property. One was located along the eastern boundary, and one located in the northern portion of the Subject Property; however, it could not be determined if the equipment contained polychlorinated biphenyls (PCBs). It was reported that all onsite transformers and substations are facility property and are serviced annually. No leaks or staining were observed in relation to this feature. Three substations were observed at the Subject Property. One located in the central portion, one in the southern portion, and one in the southeastern portion of the Subject Property. It could not be determined if the equipment contained PCBs. No stains or leaks were observed in relation to 262
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Phase I Environmental Site Assessment 11 August 5, 2024 85901 Avenue 53
Coachella, California
these features. Various dry type transformers were also noted throughout the Subject Property; however, they did not appear to contain PCBs.
• Heating / Cooling
Many buildings and structures contained heating / cooling equipment maintained by employees at the facility.
• Stains or Corrosion on Floors, Walls, or Ceilings
No stains or corrosion on floors, walls, or ceilings were observed during the inspection of the Subject Property.
• Drains and Sumps
Trench drains and/or drains were observed within the interior and exterior of Building 3, Building 6, and Building 9. Trench drains were also observed at the PWRS, WEPA Area, and the Hazardous Waste Storage Area. Aqueous solutions are funneled into various sumps throughout the Subject Property and is pumped to hazardous waste storage containers or to the water treatment area via aboveground piping.
• Pits, Ponds, or Lagoons
No pits, ponds, or lagoons were observed during the inspection of the Subject Property. • Stained Soil or Pavement
No stained soil or pavement was observed during the inspection of the Subject Property. • Stressed Vegetation
No stressed vegetation was observed during the inspection of the Subject Property. • Solid Waste
At the PWRS located in the southern portion of the Subject Property, fibers are filtered out as part of the water treatment activities. These fibers are mixed with cardboard that is shredded at the Soaking Tank area and is shipped out for reuse at other facilities. • Water / Wastewater
No water or wastewater was observed on the ground during the inspection of the Subject Property.
• Wells
Three groundwater monitoring wells were observed during the inspection of the Subject Property. These wells are sampled twice a year with comprehensive reports submitted to the Regional Water Quality Control Board – Colorado River Basin Region, to confirm that environmental impacts are not occurring as a result of onsite activities. A cement water structure 263
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Phase I Environmental Site Assessment 12 August 5, 2024 85901 Avenue 53
Coachella, California
was observed in the northern portion of the Subject Property and is monitored by the local municipality. A water production well was also reported at the Subject Property and was historically used to supply water for onsite activities but is no longer in use. • Septic Systems or Cesspools
No septic systems or cesspools were observed during the inspection of the Subject Property.

4.3 Current Uses of Adjoining Properties
The Subject Property is located in an area with mixed residential, recreational, and agricultural land use. The Subject Property is bordered on the north by Avenue 53 beyond which is residential development. To the east, the Subject Property is bordered by Tyler Street, beyond which is vacant land, residential development, and commercial developments. To the south, the Subject Property is bordered by agricultural land. To the west the Subject Property is bordered by a recreational field used for sports and agricultural land.

4.4 Subject Property Reconnaissance Summary
In summary, Northgate’s reconnaissance of the Subject Property did indicate the presence of conditions indicating the use and storage of hazardous materials at the Subject Property. In general, hazardous chemicals are stored in various areas of the Subject Property, namely building 5, Buildings 11 through 11C, and the Hazardous Material Storage Area. Chemicals are used to produce slurry for the production of artillery, molds, and tanks. Waste products are temporarily stored in satellite accumulation and/or the Hazardous Waste Storage Area. Water used within the Subject Property is treated and reused or discharged to the city sewer system. Products are tested, stored, and shipped offsite. As part of the Subject Property operations various storage areas, administrative buildings, research and development, and maintenance equipment can be found throughout the Subject Property. No evidence of a release was observed during the Subject Property reconnaissance.
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Phase I Environmental Site Assessment 13 August 5, 2024 85901 Avenue 53
Coachella, California

5.0 SUBJECT PROPERTY PHYSICAL SETTING

5.1 Subject Property Location and Legal Description
The Subject Property is located at 85901 Avenue 53 in Coachella, California. The Subject Property consists of approximately 53 acres identified by APNs 778-390-008 and 778-420-013 in Riverside County. A Subject Property Location Map is shown on Figure 1 and a Subject Property Plan is shown on Figure 2.

5.2 Subject Property Vicinity General Characteristics
The Subject Property consists of both developed and undeveloped land with a munitions manufacturing facility, producing combustible ordnance and countermeasure products, situated on one of the two parcels. The vicinity can be described a mix of commercial, industrial, agricultural, and residential properties. The Subject Property is locally bordered on the north by a residential development, on the east by Tyler Street, on the west by a soccer field and row crops, and on the south by additional agricultural land.

5.3 Geology and Groundwater

5.3.1 Geology
The Subject Property is located approximately 12.5 miles northeast of the Salton Sea within the Coachella Valley, a structural and topographic depression that is related to complex interactions with the San Andreas fault system. Offsets along various detachment faults produced the Coachella Valley and erosional processes transport sediment from topographic highs in the surrounding mountains (Little San Bernardino Mountains to the northeast, the foothills of the San Bernardino Mountains to the northwest, and the San Jacinto and Santa Rosa Mountains to the southwest) to lower elevations within the valley. The Coachella Valley contains as much as 12,000 feet of sediment (Raimi + Associates, 2014).

The Subject Property sits upon unconsolidated valley sediments, which are mapped as Quaternary alluvial sand and gravel associated with Whitewater River (located approximately

1.2 miles to the east of the Subject Property) and Quaternary clay associated with playa lake deposits (Dibblee, 2008). The Subject Property is located approximately 4 miles west of the San Andreas fault zone, which is considered “active” (active since Holocene time with the potential for surface rupture) according to published earthquake hazard maps in the vicinity (CGS, 2015). 265
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Phase I Environmental Site Assessment 14 August 5, 2024 85901 Avenue 53
Coachella, California

5.3.1 Groundwater
The Subject Property is located within the central portion of the Indio Subbasin (part of the larger Coachella Valley Groundwater Basin). The Indio Subbasin is located northwest of the Salton Sea and is bounded by the Banning fault to the north and semi-permeable rocks of the Indio Hills to the northeast. The subbasin is drained by the Whitewater River and its tributaries and surface flow is directed southeast to the Salton Sea (DWR, 2004).

Groundwater is present within unconsolidated Pleistocene and Holocene alluvial deposits, which consist of older alluvium and the Ocotillo Conglomerate Formation. The Ocotillo Conglomerate consists of a thick sequence (over 1,000 feet thick) of poorly-bedded, coarse sand and gravel and is considered the primary water-bearing unit in the subbasin (DWR, 2004). Groundwater below the Subject Property is part of the Coachella hydrologic subunit and is classified as “beneficial use” for municipal, industrial, and agricultural uses (RWQCB, 2006).

Groundwater information is not available for review at the Subject Property; however, recent groundwater data were identified for a property located near 85989 Avenue 52, Coachella, California, approximately 0.4 miles to the northeast of the Subject Property. Groundwater monitoring wells installed to investigate a petroleum pipeline release located near 85989 Avenue 52 indicate that depth to first groundwater ranges from approximately 15 to 17 below ground surface (bgs). Groundwater was encountered at approximately 10 feet bgs during the xylene UST removal. A groundwater gradient of 0.002 feet per foot directed to the south-southeast was reported at the nearby petroleum pipeline release site (Arcadis, 2023). 266
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Phase I Environmental Site Assessment 15 August 5, 2024 85901 Avenue 53
Coachella, California

6.0 RECORDS REVIEW

6.1 Standard Environmental Record Sources
To determine if the Subject Property has any documented environmental concerns, or if other sites with documented environmental concerns exist within the search radii of the Subject Property prescribed by ASTM 1527 and All Appropriate Inquiry standards, Northgate reviewed a summary of regulatory agency database listings prepared by EDR on June 14, 2024. In addition, where appropriate, Northgate reviewed local regulatory agency files for additional specific information regarding sites identified in the EDR report judged to be of possible concern to the Subject Property. The EDR report presenting a summary of the agency databases reviewed and a map showing the location of the identified sites is provided as Appendix B (EDR, 2024b). The results of the database search and follow-up agency file review are summarized below.

6.1.1 Subject Property
The Subject Property is occupied by a small arms and ordinance production facility, and is a large quantity generator of hazardous waste, an Emergency Planning and Community Right-toKnow Act (EPCRA) Tier II reporting facility, and has active impoundments utilized for the treatment and disposal of an unspecified quantity and type of waste. The Subject Property is listed on multiple regulatory agency databases related to the use, storage, and disposal of hazardous materials (EDR, 2024b), as summarized below:
• The Subject Property is listed on the Emission Inventory System (EIS) as a Large Stationary Source and Voluntarily Reported Smaller Source of Air Point Pollutant sources, under Registration number 110064261258. A records review indicated that, as of 2023, the facility incinerates ethylbenzene, xylene, and n-Hexane, • A Biennial Report from 2021 indicated various hazardous waste generated including ignitable solvents, alkaline solutions, ignitable waste, acidic wastes, heavy metals, inorganic solids, and organic solids. The facility is also required to comply with EPCRA Section 313 and provides an annual Toxic Release Inventory (TRI) consisting of chemicals released to the environment, or otherwise disposed. • The facility historically had one 8,000-gallon UST containing xylene, which was installed in 1992 and located in the southeast portion of the Subject Property adjacent to building 6. According to records obtained from Riverside County’s Department of Environmental Health, one or more leaks from the former UST were reported between 1998 and 2001 and a permit for its removal was dated September 6, 2002. A report from 267
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Phase I Environmental Site Assessment 16 August 5, 2024 85901 Avenue 53
Coachella, California
Advanced GeoEnvironmental, Inc, dated March 21, 2002, is further described in Section 6.3.4.

Two double-lined impoundments are maintained onsite and are utilized for the treatment and disposal of an unspecified quantity and type of process waste containing a variety of compounds. Three onsite monitoring wells are utilized to evaluate ground water conditions and are sampled semi-annually. A Five-Year Report provided to the Regional Water Quality Control Board for the time period from January 2019 to December 2023 indicated that constituents of concern (COCs) including diphenylamine (DPA) were found to be below detection levels for the 2023 year but ranged from 31.4 micrograms per liter (ug/L) to 5.61 ug/L for the previous years from 2019 to 2022. • Over 100 Safety Data Sheets (SDSs) were provided to Northgate for review following the Site Reconnaissance. The SDSs were divided into three categories: laboratory materials, materials used in mortars, and materials stored in tanks. A variety of materials appear to be utilized at the Subject Property. These materials exhibit multiple hazardous characteristics including ignitability, corrosivity, reactivity, and toxicity.

6.1.2 Subject Property Vicinity Sources
The regulatory agency database search prepared by EDR (Appendix B) indicates the presence of 220 regulatory and other database listings for properties located within an approximate one-mile radius of the Subject Property. Sites with documented releases impacting groundwater located within about 0.25-mile upgradient of the Subject Property, or otherwise judged to be of potential impact to soil, soil vapor, or groundwater quality at the Subject Property, are summarized in the following table.
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Phase I Environmental Site Assessment 17 August 5, 2024 85901 Avenue 53
Coachella, California
Property Name Agency Database Location Relative
to Subject Property Potential Environmental Concern
El Super Toro
Loco #3 – 52051
Grapefruit Ave,
Coachella, CA
LUST, Cortese,
CERS
.316 miles to the
north of the Subject
Property
(upgradient)
Information in the EDR report indicates that the facility was identified as an automotive service station, with a LUST case having been opened in February of 2004, and closed in July of 2006. The initial petroleum release appeared to have originated from dispenser piping, which was subsequently replaced.

Given the distance from the Subject Property, this facility is not likely to represent a significant potential threat to soil, soil vapor, or groundwater quality at the Subject Property.

KOOLCO –
52112 Industrial
Way, Coachella,
CA
LUST, Cortese,

HIST CORTESE,
CERS
.346 miles to the
north of the Subject
Property
(upgradient)
Information in the EDR report indicates that the facility was identified as a LUST Cleanup Site, opened in April of 1994, and closed in December of the same year. No further information was reported.

Given the distance from the Subject Property, this facility is not likely to represent a significant potential threat to soil, soil vapor, or groundwater quality at the Subject Property.
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Phase I Environmental Site Assessment 18 August 5, 2024 85901 Avenue 53
Coachella, California
In summary, the Subject Property is bordered to the north by two LUST Cleanup Sites; however, both are more than a quarter of a mile from the Subject Property. These three sites represent the closest facilities to the Subject Property with issues of environmental concern but are either downgradient or further than one quarter mile away.

6.2 Vapor Encroachment Screening
Northgate evaluated the Subject Property as well as surrounding properties for potential vapor encroachment concerns. The evaluation took into consideration current or past activities that could cause vapor encroachment concerns (VECs). A “Tier I” Vapor Encroachment Screen (VES; Appendix C) was performed to evaluate the potential for vapors associated with contaminated soil and/or groundwater to impact the Subject Property, whether originating from the Subject Property or from nearby vicinity Subject Property sources (EDR, 2024c). For properties where a VEC could not be ruled out, existing subsurface investigation reports, if available, were used to evaluate potential impacts to the Subject Property (Tier 2 screening). The following table presents a summary of the VES Findings.

Northgate’s review identified an 8,000-gallon UST containing xylenes, which was installed in 1992 and located in the southeast portion of the Subject Property adjacent to Building 6.

According to records obtained from Riverside County’s Department of Environmental Health, one or more leaks from the former UST were reported between 1998 and 2001 and a permit for its removal was dated September 6, 2002. A Soil Sampling Report from Advanced GeoEnvironmental, Inc, (Advanced GeoEnvironmental, Inc., 2002), indicated that benzene, toluene, ethylbenzene, and xylenes (BTEX) were detected in soil samples collected around the former UST and piping; however, concentrations of residual soil were below their corresponding EPA RSLs and/or DTSC-SLs for commercial land use. The UST was removed on September 10, 2002, and soil was excavated down to 6 inches above groundwater. After removal of soil and pumping of groundwater from the UST cavity, residual concentrations of xylenes were detected at 4.56 milligrams per liter (mg/l), above the California MCL of 1.75 mg/l for drinking water.

Final confirmation soil samples taken from a depth just above the water table found xylene Potential for Vapor Intrusion on Subject Property
Areas of Concern Conclusion
Subject Property (existing land use) VEC identified
Subject Property (former land use) VEC not identified.

Adjoining Property or near-by Property Operations or
Existing Conditions
VEC not identified
Historical Uses of Adjoining Property or Near-by
Properties
VEC not identified
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Phase I Environmental Site Assessment 19 August 5, 2024 85901 Avenue 53
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concentrations ranging from .97 to 210 mg/kg, below the EPA RLS of 2,500 mg/kg for commercial land use. The potential for xylene to be present in the subsurface soil, soil vapor and/or groundwater represents a VEC. Northgate did not identify any known off-Subject Property contamination sources that could have directly impacted soil, soil vapor, or groundwater quality at the Subject Property.

6.3 Additional Environmental Record Sources
Northgate contacted local regulatory agencies for information regarding the use or storage of hazardous materials at the Subject Property, and reviewed files at any agency maintaining a file for the Subject Property beginning on June 19, 2023. The following agencies were contacted for information regarding the use or storage of hazardous materials at the Subject Property:
• California Department of Toxic Substances Control EnviroStor Website; • State Water Resources Control Board GeoTracker Website; • California Environmental Protection Agency Website;
• Regional Water Quality Control Board – Colorado River Basin; • Riverside County, Department of Environmental Health; • Riverside County Fire Department;
• City of Coachella;
• Air Quality Management District, South Coast; and
• California Department of Conservation, Geologic Energy Management Division.

The results of the records review are described in the following sections.

6.3.1 Department of Toxic Substances Control EnviroStor Website The Subject Property is not listed on the Department of Toxic Substances Control (DTSC) EnviroStor website, and thus, there are no files related to the property.

6.3.2 State Water Resources Control Board GeoTracker Website The Subject Property is not listed on the State Water Resources Control Board (SWRCB) GeoTracker website, and thus, there are no files related to the property.

6.3.3 California Environmental Protection Agency Website The Subject Property is listed on the California Environmental Protection Agency (CalEPA) website; for being subject to Stationary Air Emissions reporting, for the presence of Aboveground Petroleum Storage tanks, for Hazardous Chemical Storage, for being a Large Quantity Generator of Hazardous Waste, and for Land Disposal Activities. 271
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Phase I Environmental Site Assessment 20 August 5, 2024 85901 Avenue 53
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6.3.4 Regional Water Quality Control Board – Colorado River Basin Northgate submitted a file review request to the Regional Water Quality Control Board – Colorado River Basin (RWQCB). The RWQCB provided extensive documentation concerning the closure of several surface ponds, installation of surface ponds, and monitoring reports. A final pond closure plan from URS dated July 12, 2001 (Appendix D), in conjunction with Cleanup and Abatement Order (CAO) No. 00-135, indicated that nitrocellulose contamination was present in the soil under the floor of the evaporation/percolation ponds in concentrations ranging from 3.5 to 1,660 mg/kg, several magnitudes below the EPA RSLs for commercial land use. Nitrocellulose contamination was typically restricted to the upper 6 inches of soil beneath the ponds. According to the report, Armtec redesigned the manufacturing process where washdown and process waster is recycled rather than discharged, thus the use of five out of seven ponds was discontinued. The report closes with a statement that Armtec intended to remove the soil and incinerate it onsite. Significant records documenting communication between Armtec and RWQCB regarding monitoring and analysis of the ponds were present including a recission of the CAO indicating that no further action was required.

A draft UST closure report from URS dated October 16, 2002 (Appendix D), was also provided.

The draft closure report summarized an early investigation where xylenes concentrations in soil samples collected ranged from .002 to 7,380 mg/kg, and ethylbenzene ranged concentrations ranged from 0.002 to 516 mg/kg. The report also summarized a groundwater investigation conducted in June 2002 where xylenes were detected in groundwater at concentrations ranging from .023 to 6,260 mg/l. The report indicated that the UST was removed on September 10, 2002, and soil was excavated down to 6 inches above groundwater. Approximately 26,164 gallons of contaminated groundwater was pumped from the excavation, after which xylenes in groundwater was found to remain at 4.56 mg/l, above the California MCL of 1.75 mg/l for drinking water.

Final confirmation soil samples taken from a depth just above the water table found xylenes concentrations ranging from .97 to 210 mg/kg, below the EPA Regional Screening Level (RSL) of 2,500 mg/kg for commercial land use. Benzene was detected in bottom samples at concentrations of .007 to .011 mg/kg, below the Department of Toxic Substances Control Screening Level (DTSC SL) for of 1.4 mg/kg for commercial land use, and toluene was detected at concentrations ranging from .006 to .14 mg/kg, well below the EPA RSL of 47,000 mg/kg for commercial land use. No additional documentation regarding this UST was present in the files, and no record of agency closure was found. The lack of closure documentation represents a REC.
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Phase I Environmental Site Assessment 21 August 5, 2024 85901 Avenue 53
Coachella, California

6.3.5 Riverside County, Department of Environmental Health Northgate submitted a file review request to the Riverside County Department of Environmental Health. According to records obtained from the Department, one or more leaks from a former UST were reported between 1998 and 2001 and a permit for its removal was dated September 6, 2002. A 2002 Soil Sampling Report by Advanced Geo Environmental, Inc. (Appendix D) indicated that xylenes was detected in soil samples around the UST/Piping area at concentrations ranging from 9.2 mg/kg to 520 mg/kg. The report also indicated that impacted soil appeared to extend to the groundwater table at 9 ft bgs. No further documentation concerning the UST was found within the County’s files.

6.3.6 Riverside County Fire Department
Northgate submitted a file review request to the Riverside County Fire Department (RCFD). The RCFD replied on June 25, 2024, with an excel spreadsheet documenting various known statuses of the facility operating at the Subject Property. According to the RCFD, the facility at the Subject Property is a large quantity generator of hazardous waste with the EPA ID CAD008252157. The facility also has a Hazardous Materials Business Plan (HMBP) and is subject to Aboveground Petroleum Storage Act (SPSA) programs. Departmental inspections were documented as having been conducted in 2015 and 2020, where no violations were noted.

6.3.7 City of Coachella
Northgate submitted a file review request to the City of Coachella. While the City confirmed receipt of the file review request, no formal response has been received from this agency.

Northgate will issue an addendum to this report if any public records received from this agency within 90 days of the date of this report significantly changes the conclusions or recommendations of this report.

6.3.8 Air Quality Management District, South Coast
Northgate submitted a file review request to the South Coast Air Quality Management District (SCAQMD) for the South Coast. The Board replied on June 26, 2024, indicating that they had files relating to the Subject Property. A file transfer link was provided which included 231 separate records concerning the Subject Property. Records provided included several Permit to Operate letters pertaining to the facility operating at the Subject Property, and are summarized below:
• Two 800,000 British thermal units per hour (BTU/hr) gas-fired incinerators from 1993; • Multiple boilers from various years;
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Phase I Environmental Site Assessment 22 August 5, 2024 85901 Avenue 53
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• Several spray booths from various years;
• Multiple processing and dipping tanks from various years, • Several coating and drying systems from various years, • Multiple vacuums and air pollution control systems;
• Several diesel-fueled emergency generators;
• Multiple drying ovens,
• An organic solvent storage system with a 5,500-gallon AST from 2004; • A regenerative thermal oxidizer from 2018;
• an 8,000-gallon UST for storage of xylene from 1986 and 1990; and • a 600,000 British thermal units per hour BTU/hr gas-fired explosive waste incinerator from 1982.

Many of these permits are expected for the level of industrial activity that occurs within the onsite facility. It is worth noting that the 8,000-gallon xylene UST is mentioned in the Phase I Environmental Site Assessment Questionnaire referenced in section 7.1 as having been removed and replaced by an AST due to a leak.

6.3.9 Oil and Gas Wells
According to the EDR GeoCheck® - Physical Setting Source Addendum located in the EDR Radius Report (Appendix B), there are no oil or gas wells located on the Subject Property and there are no wells located within one mile of the Subject Property. Information available on the California Department of Conservation, Geologic Energy Management Division’s (CalGEM) website also confirms that there are no oil and gas wells located at the Subject Property and not within one mile of the Subject Property. There are no wells that appear to represent an environmental concern to the Subject Property.

6.4 Historical Records Review
Information on historical land use at the Subject Property and adjacent area was evaluated by reviewing historic aerial photographs, maps, and other documents. Summaries of these investigation findings are presented below.

6.4.1 Aerial Photographs
Northgate reviewed historic aerial photographs of the Subject Property from 1949, 1953, 1959, 1965, 1972, 1975, 1984, 1996, 2002, 2006, 2009, 2012, 2016, and 2020 obtained from EDR on June 14, 2024. Copies of the aerial photographs are provided in Appendix E (EDR, 2024d). A summary of the aerial photograph review is presented below. 274
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Phase I Environmental Site Assessment 23 August 5, 2024 85901 Avenue 53
Coachella, California
Year: 1949 Scale: 1” = 500’ Source: USDA
Subject Property Description: The Subject Property is shown as agricultural land with row crops throughout the Subject Property.

North: Agricultural land and row crops.

East: Vacant, undeveloped land on both sides of Route 111.

South: Agricultural land and row crops.

West: Agricultural land and row crops.

Year: 1953 Scale: 1” = 500’ Source: USDA
Subject Property Description: The Subject Property appears similar to the 1949 photograph.

North: Appears similar to the 1949 photograph.

East: Appears similar to the 1949 photograph.

South: Appears similar to the 1949 photograph.

West: Appears similar to the 1949 photograph.

Year: 1959 Scale: 1” = 500’ Source: USDA
Subject Property Description: The Subject Property appears similar to the 1953 photograph, but with a small structure hidden in the trees in the northwest corner.

North: Appears similar to the 1953 photograph.

East: Appears similar to the 1953 photograph.

South: Appears similar to the 1953 photograph.

West: Appears similar to the 1953 photograph.

Year: 1965 Scale: 1” = 500’ Source: USGS
Subject Property Description: The Subject Property appears similar to the 1959 photograph except that agricultural activities appear to have ceased and there appears to be dirt trails traversing the site.

North: Appears similar to the 1959 photograph.

East: Appears similar to the 1959 photograph with the addition of some small structures on the parcel adjacent to the Subject Property.

South: Appears similar to the 1959 photograph.

West: Appears similar to the 1959 photograph.
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Phase I Environmental Site Assessment 24 August 5, 2024 85901 Avenue 53
Coachella, California
Year: 1972 Scale: 1” = 500’ Source: USDA
Subject Property Description: Several buildings have been constructed on the Subject Property, along with several ASTs.

North: Appears similar to the 1965 photograph, except that agricultural activities appear to have ceased, and new subdivisions have been constructed farther north.

East: A mobile home subdivision now fronts Tyler Street.

South: Appears similar to the 1965 photograph.

West: Appears similar to the 1965 photograph, except that most agricultural activities have ceased.

Year: 1975 Scale: 1” = 500’ Source: USGS
Subject Property Description: The Subject Property appears similar to the 1972 photograph.

North: Appears similar to the 1972 photograph.

East: Appears similar to the 1972 photograph.

South: Appears similar to the 1972 photograph.

West: Appears similar to the 1972 photograph.

Year: 1984 Scale: 1” = 500’ Source: USDA
Subject Property Description: The facility that occupies the Subject Property has doubled in size with at least three new buildings expanding the campus southward, and four large ASTs.

North: Appears similar to the 1975 photograph, except for a new industrial/commercial development across Grapefruit Boulevard from the Subject Property.

East: Appears similar to the 1975 photograph.

South: Appears similar to the 1975 photograph.

West: Appears similar to the 1975 photograph.

Year: 1996 Scale: 1” = 500’ Source: USGS/DOQQ
Subject Property Description: The facility residing on the Subject Property has continued to grow in size and has expanded towards the western border of the parcel, with new impoundments all along the eastern border.

North: Appears similar to the 1984 photograph.

East: Appears similar to the 1984 photograph.

South: Appears similar to the 1984 photograph.

West: Appears similar to the 1984 photograph.
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Phase I Environmental Site Assessment 25 August 5, 2024 85901 Avenue 53
Coachella, California
Year: 2002 Scale: 1” = 500’ Source: USGS/DOQQ
Subject Property Description: The Subject Property appears similar to the 1996 photograph, but now has two large impoundments along the southern border of the parcel.

North: Appears similar to the 1996 photograph.

East: Appears similar to the 1996 photograph.

South: Appears similar to the 1996 photograph, but with new commercial/industrial developments southeast of the Subject Parcel.

West: Appears similar to the 1996 photograph.

Year: 2006 Scale: 1” = 500’ Source: USDA/NAIP
Subject Property Description: The Subject Property appears similar to the 2002 photograph.

North: A majority of the parcels to the north are in the process of being developed into a new subdivision, and several paved and partially paved streets are present.

East: Appears similar to the 2002 photograph.

South: Appears similar to the 2002 photograph.

West: Appears similar to the 2002 photograph.

Year: 2009 Scale: 1” = 500’ Source: USDA/NAIP
Subject Property Description: The Subject Property appears similar to the 2006 photograph.

North: A large number of residential structures have been developed on the adjacent parcels.

East: Appears similar to the 2006 photograph.

South: Appears similar to the 2006 photograph.

West: Appears similar to the 2006 photograph.

Year: 2012 Scale: 1” = 500’ Source: USDA/NAIP
Subject Property Description: The Subject Property appears similar to the 2009 photograph.

North: Most of the northern parcels have been developed with residential structures.

East: Appears similar to the 2009 photograph.

South: Appears similar to the 2009 photograph.

West: Appears similar to the 2009 photograph.
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Phase I Environmental Site Assessment 26 August 5, 2024 85901 Avenue 53
Coachella, California
Year: 2016 Scale: 1” = 500’ Source: USDA/NAIP
Subject Property Description: The Subject Property appears similar to the 2012 photograph.

North: All of the northern parcels have been developed with residential structures.

East: Appears similar to the 2012 photograph.

South: Appears similar to the 2012 photograph.

West: Appears similar to the 2012 photograph.

Year: 2020 Scale: 1” = 500’ Source: USDA/NAIP
Subject Property Description: The Subject Property appears similar to the 2016 photograph.

North: Appears similar to the 2016 photograph.

East: Appears similar to the 2016 photograph.

South: Appears similar to the 2016 photograph.

West: Appears similar to the 2016 photograph.

In summary, historical aerial photographs of the Subject Property and adjacent areas indicate that the Subject Property consisted of agricultural land since at least 1949 and remained agricultural through the late 1960s. By 1972, the Subject Property has been partially developed with the current Armtec facility. Facility expansion is seen in the aerials from 1984, 1996, 2002 and 2006.

The Subject Property has remained in the configuration seen in 2006 into the present.

Land use in the vicinity of the Subject Property has been primarily agricultural and vacant, undeveloped land since at least 1949 through the late 1960s. From 1972 onward, industrial, commercial, and residential developments begin to expand gradually throughout the parcels surrounding the Subject Property. The first residential development appears south of the Subject Property in 1972, as well as in the north. By 2016, north and south adjacent parcels have been developed, and parcels adjacent to the east and west remain vacant with the exception of a trailer park residential subdivision east of Tyler Street. The parcels adjacent to the east and west of the Subject Property remain mostly vacant to this day.

6.4.2 Sanborn Maps
Northgate requested Sanborn fire insurance maps for the Subject Property from EDR. However, maps covering the Subject Property and vicinity were not found by EDR on June 14, 2024. A copy of the Sanborn Map Report is provided in Appendix F (EDR, 2024e). 278
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Phase I Environmental Site Assessment 27 August 5, 2024 85901 Avenue 53
Coachella, California

6.4.3 Topographic Maps
Northgate reviewed historic topographic maps for the Subject Property for the years 1904, 1941, 1943, 1947, 1956, 1972, 1975, 2012, 2015, 2018, and 2021 obtained from EDR on June 14, 2024. Copies of the topographic maps are provided in Appendix G (EDR, 2024f).

Quadrangle: Indio Scale: 1:125,000 Series: 30 Minute
1904: The Subject Property and vicinity are shown as vacant land located between the towns of Coachella to the north and La Mesa to the southwest. Roads are mapped in the area, including adjacent to the east and west of the Subject property. A railroad line is also located east of the Subject Property. The topography in the vicinity of the Subject Property appears relatively flat, with no contours noted on or near the Subject Property.

Quadrangle: Coachella Scale: 1:62,500 Series: 15 Minute 1941: The Subject Property appears similar to the 1904 map, with the vicinity to the north experiencing residential and commercial development, and new roads are seen throughout the overall region surrounding the Subject Property.
1943 The Subject Property and vicinity appear similar to the 1941 map.

Quadrangle: Coachella Scale: 1:50,000 Series: 15 Minute 1947: The Subject Property and vicinity appear similar to the 1943 map.

Quadrangle: Indio Scale: 1:24,000 Series: 7.5 Minute
1956: The Subject Property appears similar to the 1947 map, except that additional residential development has taken place west of the Subject Property, and a sewage disposal facility is mapped east of the Subject Property.
1972 The Subject Property and vicinity no longer show partial vegetation as was depicted in the 1956 map, and a series of buildings and tanks now exist on the Subject Property. An expansion of residential development has taken place west of the Subject Property. 1975 The property is depicted in an aerial photo, rather than a topo map, which shows the existing facility in its infancy with only 5 buildings. The surrounding vicinity is a mix of agricultural and residential development.
2012 The Subject Property appears to contain an impoundment or water feature in the southeast corner and is surrounded by multiple commercial and residential developments. 2015 The Subject Property and vicinity appear similar to the 2012 map. 2018 The Subject Property and vicinity appear similar to the 2015 map. 2021 The Subject Property and vicinity appear similar to the 2018 map.

In summary, the Subject Property has been shown as undeveloped land located in the Coachella area since at least 1904, until 1941 when two structures are mapped on the Subject Property.

During the same year, residential and commercial developments began to appear in the north.

Currently, the subject property remains developed with an ordinance and countermeasure manufacturing facility, while residential and commercial developments remain in the vicinity. 279
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Phase I Environmental Site Assessment 28 August 5, 2024 85901 Avenue 53
Coachella, California

6.4.4 City Directories
Northgate reviewed a summary of local city directory listings for the Subject Property available at approximate three- to five-year intervals from 1976 to 2020 obtained from EDR on July 9, 2024. A copy of the EDR city directory search, along with a tabular summary of the directory listings for the Subject Property, is provided in Appendix H (EDR, 2024g).

Directory listings for the Subject Property provided by EDR from 1976 through 2020 indicate that the Subject Property has been occupied by the current facility known as Armtec Defense Products Co, Inc. from 1976 to the present day. Listings in the vicinity of the Subject Property have typically included commercial and residential development throughout the period searched.

Additional listings of potential environmental concern are presented in Section 6.1.2 above.

6.5 Building Permits
Northgate reviewed a summary of building permits for the Subject Property and adjacent properties obtained from EDR on June 14, 2024. The Subject Property had obtained a variety of permits including fire suppression infrastructure, plumbing work for wastewater discharges, irrigation for landscaping, construction of storage buildings, installation of an 8,000,000-BTU boiler, emergency generator installs, roof work, electrical upgrades, construction/upgrades to guard houses, office improvements/additions, and the installation of a xylene tank foundation.

No permits were found for properties in the vicinity of the Subject Property. A copy of the Building Permit Report is provided in Appendix I (EDR, 2024h).

6.6 Property Tax Map
Northgate requested property tax maps for the Subject Property from EDR. The Subject Property, identified by APNs 778-390-008 and 778-420-013, was not covered by any current tax map. A copy of the Property Tax Map Report is provided in Appendix J (EDR, 2024i).

6.7 Previous Reports
Northgate was not provided with any previous reports prepared for the Subject Property.

6.8 Non-Scope Considerations
The following potential environmental concerns that are not within the scope of the ASTM Standard were evaluated as part of this assessment.
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Phase I Environmental Site Assessment 29 August 5, 2024 85901 Avenue 53
Coachella, California

6.8.1 Floodplain Maps
Northgate viewed an online version of the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) for the City of Coachella, California, Panel 06065C2270H.

According to the FIRM, the Subject Property is not mapped within any flood hazard area (FEMA, 2018).

6.8.2 Radon
The California Department of Health Services’ (DHS’) online list of indoor radon levels indicates that radon concentrations from 12 indoor air samples collected in zip code area 92236 were less than 4.0 picocuries per liter (pCi/L) (DHS, 2016). According to the EDR Radius Report (Appendix B), the federal EPA radon zone for Riverside County is Zone 2 (indoor average level less than or equal to 2 pCi/L and greater than or equal to 4 pCi/L).

The State of California Division of Drinking Water and Environmental Management maintains a database of radon test results indicating that out of one sample collected in zip code 92236, in the living area, first floor, it was below 4 pCi/L. The DHS and the EPA recommend that some form of mitigation be conducted for houses with indoor radon concentrations of 4 pCi/L or greater.

These results indicate that radon gas does not appear to constitute a significant environmental concern at the Subject Property.
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Phase I Environmental Site Assessment 30 August 5, 2024 85901 Avenue 53
Coachella, California

7.0 INTERVIEWS

7.1 Owner Interview
Ms. Luz Rodriguez, Environmental Specialist at Armtec Defense Products Co., the Subject Property owner representative, completed a Phase I ESA Questionnaire (Appendix K).

Ms. Rodriquez identified the facility as having several chemicals onsite with SDSs being available; but were not provided. Chemicals and hazardous materials are reported to be used, stored and disposed of within local state and federal regulations, and the facility is in the process of obtaining ISO 14001 certification. An 8,000-gallon UST containing xylene, was referenced as having been installed in 1992, and removed due to an unspecified leak. The UST was replaced with an AST.

7.2 Key Subject Property Manager Interview
Northgate did not interview any Subject Property managers, as the parcel is undeveloped.

7.3 Regulatory Agency Interview
Northgate did not interview any regulatory agency personnel as part of this Phase I ESA. 282
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Phase I Environmental Site Assessment 31 August 5, 2024 85901 Avenue 53
Coachella, California

8.0 PHASE I ESA CONCLUSIONS AND RECOMMENDATIONS

8.1 Conclusions
This report presents the results of a Phase I ESA at a property located at 85901 Avenue 53 in Coachella, California. The Subject Property consists of two parcels totaling about 53 acres of developed and undeveloped land with a munitions manufacturing facility situated on one of the two parcels at the Subject Property. The Subject Property is identified by APNs 778-390-008 and 778-420-013 in Riverside County.

The purpose of the investigation is to identify the potential presence of RECs at the Subject Property. A REC refers to the presence or likely presence of hazardous substances or petroleum products in, on, or at the Subject Property due to a release or likely release to the environment; or under conditions that pose a material threat of a future release to the environment. The following REC was identified during this assessment:
• An 8,000-gallon UST containing xylenes was present at the facility from 1992 until its removal in 2001. According to records obtained from Riverside County’s Department of Environmental Health, one or more leaks from the former UST were reported between 1998 and 2001. The UST and associated piping was subsequently removed and investigations indicated that residual concentrations of benzene, ethylbenzene, toluene and xylenes were present in soil and that impacted soil extended to groundwater. BTEX concentrations were noted to be below regulatory cleanup levels; however, groundwater was noted to be impacted with xylenes at concentrations that exceeded the California maximum contaminant level (MCL). The lack of closure documentation represents a REC.

An HREC refers to a previous release of hazardous substances or petroleum products affecting the Subject Property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities, without subjecting the property to any controls (for example AULs, or other property use limitations). The following HREC was identified during this assessment:
• The Armtec Facility has, both presently and in the past, operated settling ponds. A final pond closure plan from URS dated July 12, 2001, in conjunction with Cleanup and Abatement Order (CAO) No. 00-135, indicated that nitrocellulose contamination was present in the soil under the floor of the evaporation/percolation ponds, but at concentrations well below human health risk-based regulatory clean up levels.

Nitrocellulose contamination was typically restricted to the upper 6 inches of soil beneath the ponds. According to the report, Armtec redesigned the manufacturing process where 283
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Phase I Environmental Site Assessment 32 August 5, 2024 85901 Avenue 53
Coachella, California
washdown and process waster is recycled rather than discharged, thus the use of five out of seven ponds was discontinued. The report closes with a statement that Armtec intended to remove the soil and incinerate it onsite. Significant records documenting communication between Armtec and the Regional Water Quality Control Board for the Colorado River Basin (RWQCB) regarding monitoring and analysis of the ponds were present including a recission of the CAO and a no further action letter.

A CREC refers to a REC affecting the Subject Property that has been addressed to the satisfaction of the applicable regulatory authority or authorities, with hazardous substances or petroleum products allowed to remain in place subject to implementation of controls (for example, AULs or other property limitations). The following CREC was identified during this assessment:
• Northgate did not identify any CRECs associated with the Subject Property.

A BER is defined by ASTM E 1527-21 as a risk which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not necessarily limited to those environmental issues required to be investigated in this practice. Consideration of BER issues may involve addressing one or more non-scope considerations:
• Due to the nature of the facility residing on the Subject Property, manufacturing munitions including combustible ordnance and countermeasure products, for at least 52 years, the potential for subsurface contamination is highly probable. • The Subject Property has consisted of agricultural land since at least 1949, and remained agricultural through the late 1960s, which can represent a potential for shallow subsurface impacts related to the potential historic use of pesticides, herbicides, and/or insecticides.

8.2 Recommendations
Northgate recommends that a limited Phase II ESA be performed in areas where development is planned in the southern parcel to evaluate potential impacts to shallow soil, and potential vapor encroachment concerns beneath proposed building footprints, based on the Subject Property land use and historical agricultural use.
284
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Phase I Environmental Site Assessment 33 August 5, 2024 85901 Avenue 53
Coachella, California

9.0 REFERENCES
Contacts
• Air Quality Management District, South Coast – Online resource - https://www.aqmd.gov/
• California Department of Conservation, Geologic Energy Management Division – Online resource
• California Department of Toxic Substances Control EnviroStor Website – Online resource
• California Environmental Protection Agency Regulated Site Portal Website – Online resource
• City of Coachella – Online request -
https://coachella.seamlessdocs.com/f/PUBLICREQUESTFORM
• Regional Water Quality Control Board – Colorado River Basin – [email protected]
• Riverside County, Department of Environmental Health – https://rivcoeh.org/requestpublic-records • Riverside County Fire Department; - https://www.fire.ca.gov/about/resources/californiapublic-records • State Water Resources Control Board GeoTracker Website – Online resource Publications and Reports
Advanced GeoEnvironmental, Inc., 2002. Soil Sampling Related to Product Piping RemovalArmtec Defense Products Co., 85-901 Avenue 53, Coachella, California. March 2002.

Arcadis U.S., Inc. (Arcadis), 2023. Semi-Annual Groundwater Monitoring Report – First Half of 2023, SFPP, L.P. Coachella Release Site, Avenue 52, Coachella, California. Dated July 26, 2023.

Armtec Defense Technologies (Armtec), 2023. California Regional Water Quality Control Board - Colorado River Basin Region, Monitoring and Reporting Program No. R7-2013- 0063; WDID No. 7A 33 2005 012. July 10.

California Department of Health Services (DHS), 2016. California Indoor Radon Levels Sorted by Zip Code. Online address:
https://www.cdph.ca.gov/Programs/CEH/DRSEM/Pages/EMB/Radon/Radon.aspx#. 285
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Phase I Environmental Site Assessment 34 August 5, 2024 85901 Avenue 53
Coachella, California
California Department of Water Resources (DWR), 2004. Coachella Valley Groundwater Basin, Indio Subbasin, California’s Groundwater Bulletin 118. Last update February 27, 2004.

California Geological Survey (CGS), 2015. Earthquake Zones of Required Investigation, Thermal Canyon Quadrangle. Revised December 4, 2015.

California Regional Water Quality Control Board, Colorado River Basin, Region 7 (RWQCB), 2006. Water Quality Control Plan, Colorado River Basin – Region 7. June 2006. ________, 2013. Waste Discharge Requirements for Armtec Defense Products Company, Owner/Operator Class II Surface Impoundments, Order R7-2013-0063.

Dibblee, Thomas W., 2008. Geologic Map of the Palm Desert & Coachella 15 Minute Quadrangles, Riverside County, California, edited by John A. Minch. First printing March 2008.

Environmental Data Resources, Inc. (EDR), 2024a. The EDR Environmental Lien and AUL Search, 85901 Avenue 53, Coachella, CA 92236. June 20.
________, 2024b. The EDR Radius Map™ Report with GeoCheck®, 85901 Avenue 53, Coachella, CA 92236. June 14.
________, 2024c. EDR Vapor Encroachment Screen, 85901 Avenue 53, Coachella, CA 92236.

June 9.
________, 2024d. The EDR Aerial Photo Decade Package, 85901 Avenue 53, Coachella, CA 92236. June 14.
________, 2024e. Certified Sanborn® Map Report, 85901 Avenue 53, Coachella, CA 92236.

June 14.
________, 2024f. The EDR Historical Topographic Map Report, 85901 Avenue 53, Coachella, CA 92236. June 14.
________, 2024g. The EDR-City Directory Abstract, 85901 Avenue 53, Coachella, CA 92236.

November 27.
________, 2024h. The EDR Building Permit Report, 85901 Avenue 53, Coachella, CA 92236.

June 14.
286
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Phase I Environmental Site Assessment 35 August 5, 2024 85901 Avenue 53
Coachella, California
________, 2024i. The EDR Property Tax Map Report, 85901 Avenue 53, Coachella, CA 92236.

June 14.

Federal Emergency Management Agency (FEMA), 2018. Flood Insurance Rate Map (FIRM) #06065C2270H for the City of Coachella, California. March 6.

Raimi + Associates, 2014. City of Coachella General Plan Update, Final EIR, Section 4.5 – Geology and Soils. October 2014.

URS, 2001, Proposed Final Pond Closure Plan-Armtec Facility, July, 2001. ________, 2002, Draft Xylene UST Closure Report-Armtec Facility, October 2002. 287
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Phase I Environmental Site Assessment 36 August 5, 2024 85901 Avenue 53
Coachella, California

10.0 ENVIRONMENTAL PROFESSIONAL STATEMENT
I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in §312.10 of 40 CFR 312, and I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the Subject Property. I have developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

Jacob Lacy, CHMM, REM
Environmental Professional
Derrick Willis
Principal
Qualifications of the Environmental Professional are provided in Appendix L. 288
Item 3.

FIGURES

289
Item 3.

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DATE
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Figure 1
Subject Property Location Map
Armtec Facility Phase I ESA
85901 Avenue 53
Coachella, California

PROJECT NUMBER
2162.01
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envi'onmerdolmonogement,inc.

Document Path: M:\ArcGIS\Packages\2162.01-Armtec_ Terra_Nova\Figure1_2.aprx 290
Item 3.

Legend All locations are Approximate
D Site Boundary
D Areas of Interest
Riverside County Parcels
o Processed Water Tank
• Slurry Tank
PWRS = Process Water Recovery System
PDS = Peroxydisulfate
0 105 210
Feet DATE
7/11/2024
Figure 2
Subject Property Plan
Armtec Facility Phase I ESA
85901 Avenue 53
Coachella, CA

PROJECT NUMBER
2162.01 &J emi'omlellto/ monogemenl, he.
northgate
Document Path: M:\ArcGIS\Packages\2162.01-Armtec_ Terra_Nova\Figure1 _2.aprx 291
Item 3.

SUBJECT PROPERTY PHOTOGRAPHS
292
Item 3.

Phase I Environmental Site Assessment SP-1
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

1. View of Building 1E and Building 1W. View facing south.

2. Typical view inside of admin buildings, Building 1E and 1W.

August 5, 2024
293
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Phase I Environmental Site Assessment SP-2 August 5, 2024 Armtec Defense Technologies
85901 Avenue 53, Coachella, California

3. Maintenance shop, machine shop, tool room, and parts room located inside of Building 1W.

4. Exterior of Building 2, and south adjacent satellite waste accumulation area, and water treatment aboveground storage tanks (ASTs).
294
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Phase I Environmental Site Assessment SP-3
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

5. Typical view of 1 of 9 hazardous waste satellite accumulation area.

6. Typical view of a mold soak tank located in the exterior portion of Buildings 3, 6, and 9.

August 5, 2024
295
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Phase I Environmental Site Assessment SP-4
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

7. Typical view inside of Building 3, currently being remodeled.

8. View of exterior of Building 6 and of the dust collection tank, similarly used at Building 3 and 9. View facing east.

August 5, 2024
296
Item 3.

Phase I Environmental Site Assessment SP-5
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

9. Transformers and associated electrical Building 17.

10. Hazardous waste storage area.

August 5, 2024
297
Item 3.

Phase I Environmental Site Assessment SP-6
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

11. Buildings 11 through 11C used for storage of nitrocellulose.

12. Hazardous material storage area of refrigerated liquids in the middle and Building 9 to the right.

August 5, 2024
298
Item 3.

Phase I Environmental Site Assessment SP-7
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

13. Typical 30,000-gallon slurry aboveground storage tanks (AST) shown to the left and water discharge system to the right.

14. View of WEPA area.

August 5, 2024
299
Item 3.

Phase I Environmental Site Assessment SP-8
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

15. View of two incinerators located at the WEPA area.

16. View of the maintenance storage area. View facing south.

August 5, 2024
300
Item 3.

Phase I Environmental Site Assessment SP-9
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

17. View of lined basins located in the southwestern portion of the Subject Property.

18. View of the stormwater containment pond #2 located along the eastern portion of the Subject Property.

August 5, 2024
301
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Phase I Environmental Site Assessment SP-10
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

19. View of the fuel point, which contained a 1,500-gallon diesel AST, a 1,500-gallon gasoline AST, propane tanks, nitrogen tanks, and waste fuel/oil drums.

20. View of the northern lot facing southwest.

August 5, 2024
302
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Phase I Environmental Site Assessment SP-11
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

21. Test area where products are tested.

22. Concrete manhole reportedly used for sampling agricultural runoff – view facing west.

August 5, 2024
303
Item 3.

Phase I Environmental Site Assessment SP-12
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

23. Typical groundwater monitoring well located along southern boundary.

View facing south.

24. Pole-mounted transformer located along the southern property boundary – view facing northwest.

August 5, 2024
304
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Phase I Environmental Site Assessment SP-13
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

25. North adjacent Avenue 53 followed by residential development – view facing north.

26. West adjacent soccer field. View facing west of the Subject Property.

August 5, 2024
305
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Phase I Environmental Site Assessment SP-14
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

27. West adjacent agricultural land. View facing southwest.

28. South adjacent agricultural land. View facing south.

August 5, 2024
306
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Phase I Environmental Site Assessment SP-15
Armtec Defense Technologies
85901 Avenue 53, Coachella, California

29. East adjacent Tyler Street followed by residential development. View facing east.

30. East adjacent Tyler Street followed by a quarry separator facility. View facing east.

August 5, 2024
307
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APPENDIX A

EDR ENVIRONMENTAL LIEN AND AUL SEARCH
308
Item 3.
85901 AVENUE 53
85901 AVENUE 53
COACHELLA, CA 92236
Inquiry Number: 7682206.7
June 20, 2024
EDR Environmental Lien and AUL Search
6 Armstrong Road
Shelton, CT 06484
800.352.0050
Environmental Data Resources Inc www.edrnet.com
309
Item 3.

EDR Environmental Lien and AUL Search
The EDR Environmental Lien Search Report provides results from a search of available current land title records for environmental cleanup liens and other activity and use limitations (AULs), such as engineering controls and institutional controls.

A network of professional, trained researchers, following established procedures, uses client supplied address information to:
• search for parcel number and/or legal description
• search for ownership information
• research official land title documents recorded at jurisdictional agencies such as recorders' offices, registries of deeds, county clerks' offices, etc.
• search for publicly available environmental encumbering instrument(s) filed on or after the recording of the current deed; between the recording of the current deed and the most current publicly available date
• provide a copy of any environmental encumbrance(s)
• provide a copy of the current deed when available
Thank you for your business.

Please contact EDR at 1-800-352-0050
with any questions or comments.

Disclaimer - Copyright and Trademark Notice
This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, LLC. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. This Report is provided on an “AS IS”, “AS AVAILABLE” basis. NO WARRANTY EXPRESS OR IMPLIED IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL

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Copyright 2024 by Environmental Data Resources, LLC. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, LLC, or its affiliates, is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, LLC or its affiliates.

All other trademarks used herein are the property of their respective owners. 310
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EDR Environmental Lien and AUL Search
T__ARG____E_________________________ T PROPERTY INFORMATION

ADDRESS
85901 AVENUE 53
85901 AVENUE 53
COACHELLA, CA 92236

ENVIRONMENTAL LIEN
Environmental Lien: Found  Not Found 
OTHER ACTIVITY AND USE LIMITATIONS (AULs)
AULs: Found  Not Found 
7682206.7 Page 1 311
Item 3.

RESEARCH SOURCE
Source 1:

Riverside County Clerk
Riverside, CA
312
Item 3.

PROPERTY INFORMATION
Deed 1:

Type of Deed: Grant Deed
Title is vested in: ARMTEC DEFENSE PRODUCTS CO
Title received from: ARMTEC DEFENSE PRODUCTS CO
Deed Dated 5/4/2010
Deed Recorded: 5/10/2010
Book: NA
Page: NA
Volume: NA
Instrument: 2010-0215023
Docket: NA
Land Record Comments:

Miscellaneous Comments:

Legal Description: See Exhibit
Legal Current Owner: ARMTEC DEFENSE PRODUCTS CO
Parcel # / Property Identifier: 778-420-013
Comments: See Exhibit
Deed 2:

Type of Deed: Parcel Merger Grant Deed
Title is vested in: ARMTEC DEFENSE PRODUCTS CO
Title received from: ARMTEC DEFENSE PRODUCTS CO
Deed Dated 5/4/2010
Deed Recorded: 5/10/2010
Book: NA
Page: NA
Volume: NA
Instrument: 2010-0215024
Docket: NA
Land Record Comments:

Miscellaneous Comments:

Legal Description: See Exhibit
Legal Current Owner: ARMTEC DEFENSE PRODUCTS CO
Parcel # / Property Identifier: 778-390-008
Comments: See Exhibit
313
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Deed Exhibit 1
314
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Deed Exhibit 2
317
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APPENDIX B

EDR RADIUS MAP REPORT WITH GEOCHECK
324
Item 3.

FORM-LBB-KKT
®kcehCoeG htiw tropeR ™paM suidaR RDE ehT
6 Armstrong Road, 4th floor
Shelton, CT 06484
Toll Free: 800.352.0050
www.edrnet.com
85901 AVENUE 53
85901 AVENUE 53
COACHELLA, CA 92236
Inquiry Number: 7682206.2s
June 14, 2024
325
Item 3.

TABLE OF CONTENTS

SECTION PAGE
Executive Summary ES1
Overview Map 2
Detail Map 3
Map Findings Summary 4
Map Findings 9
Orphan Summary 232
Government Records Searched/Data Currency Tracking GR-1

GEOCHECK ADDENDUM
Physical Setting Source Addendum A-1
Physical Setting Source Summary A-2
Physical Setting SSURGO Soil Map A-5
Physical Setting Source Map A-9
Physical Setting Source Map Findings A-11
Physical Setting Source Records Searched PSGR-1
Thank you for your business.

Please contact EDR at 1-800-352-0050
with any questions or comments.

Disclaimer - Copyright and Trademark Notice
This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, LLC. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. This Report is provided on an "AS IS", "AS AVAILABLE" basis. NO WARRANTY EXPRESS OR IMPLIED IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, LLC AND ITS SUBSIDIARIES,

AFFILIATES AND THIRD PARTY SUPPLIERS DISCLAIM ALL WARRANTIES, OF ANY KIND OR NATURE, EXPRESS OR IMPLIED,

ARISING OUT OF OR RELATED TO THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN THIS REPORT,

INCLUDING WITHOUT LIMITATION, ANY WARRANTIES REGARDING ACCURACY, QUALITY, CORRECTNESS, COMPLETENESS,

COMPREHENSIVENESS, SUITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, NON-INFRINGEMENT, MISAPPROPRIATION, OR OTHERWISE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA

RESOURCES, LLC OR ITS SUBSIDIARIES, AFFILIATES OR THIRD PARTY SUPPLIERS BE LIABLE TO ANYONE FOR ANY DIRECT,

INCIDENTAL, INDIRECT, SPECIAL, CONSEQUENTIAL OR OTHER DAMAGES OF ANY TYPE OR KIND (INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS, LOSS OF USE, OR LOSS OF DATA) INFORMATION PROVIDED IN THIS REPORT. Any analyses, estimates, ratings, environmental risk levels, or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property.

Only an assessment performed by a qualified environmental professional can provide findings, opinions or conclusions regarding the environmental risk or conditions in, on or at any property.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, LLC or its affiliates. All other trademarks used herein are the property of their respective owners.

TC7682206.2s Page 1 326
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 1
A search of available environmental records was conducted by Environmental Data Resources, Inc (EDR).

The report was designed to assist parties seeking to meet the search requirements of EPA’s Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), the ASTM Standard Practice for Environmental Site Assessments (E1527 - 21), the ASTM Standard Practice for Environmental Site Assessments for Forestland or Rural Property (E2247 - 16), the ASTM Standard Practice for Limited Environmental Due Diligence: Transaction Screen Process (E1528 - 22) or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate.

TARGET PROPERTY INFORMATION

ADDRESS
85901 AVENUE 53
COACHELLA, CA 92236

COORDINATES
Latitude (North): 33.6620900 - 33˚ 39’ 43.52’’
Longitude (West): 116.1664900 - 116˚ 9’ 59.36’’
Universal Tranverse Mercator: Zone 11
UTM X (Meters): 577279.1
UTM Y (Meters): 3724808.5
Elevation: 89 ft. below sea level

USGS TOPOGRAPHIC MAP ASSOCIATED WITH TARGET PROPERTY
Target Property Map: 50004965 INDIO, CA
Version Date: 2021

AERIAL PHOTOGRAPHY IN THIS REPORT
Portions of Photo from: 20200416
Source: USDA
327
Item 3.
7682206.2s Page 2
H34 COACHELLA EAST ELEME AVENUE 52/WHITEWATER ENVIROSTOR, SCH Higher 4377, 0.829, NW H33 EAST COACHELLA ELEME NORTH OF AVENUE 52 ENVIROSTOR, SCH Higher 4377, 0.829, NW 32 STORE #330 85-101 AVENUE 52 Notify 65 Higher 4123, 0.781, NW 31 BOBBY DUKE SCHOOL CO 85-358 BAGDAD AVENUE ENVIROSTOR, SCH Higher 4115, 0.779, NNW 30 RANCHO COACHELLA PRO 54000 HIGHWAY 111 Notify 65 Lower 3400, 0.644, ESE 29 OCCIDENTIAL CHEMICAL 53901 HIGHWAY 111 AT ENVIROSTOR Lower 3010, 0.570, ESE G28 CIRCLE K / FORMER 51989 GRAPEFRUIT BLV UST FINDER RELEASE Higher 2331, 0.441, North G27 CIRCLE K / FORMER 51989 GRAPEFRUIT BLV LUST, Cortese, HIST CORTESE, CERS Higher 2331, 0.441, North 26 COACHELLA VALLEY WAT 85820 COACHELLA HEIG LUST, Cortese, HIST CORTESE, CERS Higher 2303, 0.436, NE 25 WILBUR-ELLIS CO 53901 HWY 111 AT AVE SEMS-ARCHIVE, RCRA NonGen / NLR, FINDS, ECHO Lower 2301, 0.436, ESE 24 IMPERIAL WESTERN PRO LA CO LF METHANE Lower 2207, 0.418, SE F23 COACHELLA VALLEY WAT 85995 AVENUE 52 LUST, Cortese, Notify 65, CERS Higher 2118, 0.401, North F22 COACHELLA VALLEY WAT 85995 AVENUE 52 UST FINDER RELEASE Higher 2118, 0.401, North F21 SANTA FE PACIFIC PIP 85989 AVENUE 52 CPS-SLIC Higher 2100, 0.398, North E20 COACHELLA VALLEY WAT 85-820 COACHELLA HEI Notify 65 Higher 2001, 0.379, North E19 CIL/ WATER DISTRICT 85-820 COACHELIA HTS Notify 65 Higher 2001, 0.379, North D18 GRAPEMAN FARMS COACH 52112 INDUSTRIAL WAY LUST, CERS HAZ WASTE, Cortese, HIST CORTESE, CERS Higher 1827, 0.346, NNE D17 KOOLCO 52112 INDUSTRIAL WAY UST FINDER RELEASE Higher 1827, 0.346, NNE C16 EL SUPER TORO LOCO # 52051 GRAPEFRUIT AVE UST FINDER RELEASE Higher 1667, 0.316, North C15 EL SUPER TORO LOCO # 52051 GRAPEFRUIT AVE LUST, Cortese, CERS Higher 1667, 0.316, North 14 EBERHARD EQUIPMENT # 86100 AVENUE 54 CERS HAZ WASTE Lower 1261, 0.239, SSE 13 VALLEY PRIDE INC 86120 TYLER LN RCRA NonGen / NLR Lower 708, 0.134, ESE 12 PRECISION GUNITE COR 86010 TYLER LN AST Lower 309, 0.059, SE B11 ARMTEC DEFENSE PRODU PFAS ECHO Higher 1 ft.

B10 ARMTEC DEFENSE TECHN 85-901 AVE 53 TRIS Higher 1 ft.

A9 ARMTEC DEFENSE PROD. 85-901 AVENUE 53 DRYCLEANERS, EMI Higher 1 ft.

A8 ARMTEC DEFENSE PROD. P.O. BOX 1110 EMI Higher 1 ft.

A7 ARMTEC DEFENSE PROD 85 901 AVENUE 53 FINDS, ECHO Higher 1 ft.

Reg AUGUSTINE RESERVATIO INDIAN RESERV Same 4199, 0.795, WSW A6 ARMTEC DEFENSE PROD. 85901 AVENUE 53 CHMIRS, EMI TP
A5 ARMTEC DEFENSE PRODU 85-901 AVENUE 53 RCRA-LQG, UST, AST, SWEEPS UST, LDS, FINDS, ECHO,... TP A4 ARMTEC DEFENSE PRODU 85901 AVENUE 53 HWTS, HAZNET TP A3 ARMTEC DEFENSE PRODU 85901 AVENUE 53 NPDES TP
A2 ARMTEC DEFENSE PRODU 85901 AVE 53 CERS HAZ WASTE, CERS TANKS, CERS TP A1 ARMTEC DEFENSE TECHN 85901 AVENUE 53 CERS TP

MAPPED SITES SUMMARY
Target Property Address:
85901 AVENUE 53
COACHELLA, CA 92236
Click on Map ID to see full detail.

MAP RELATIVE DIST (ft. & mi.)

ID DATABASE ACRONYMS ELEVATION DIRECTION SITE NAME ADDRESS 328
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 3

TARGET PROPERTY SEARCH RESULTS
The target property was identified in the following records. For more information on this property see page 9 of the attached EDR Radius Map report:

Site Database(s) EPA ID

ARMTEC DEFENSE TECHN
85901 AVENUE 53
COACHELLA, CA 92236

CERS N/A

ARMTEC DEFENSE PRODU
85901 AVE 53
COACHELLA, CA 92236

CERS HAZ WASTE N/A

CERS TANKS
CERS

ARMTEC DEFENSE PRODU
85901 AVENUE 53
COACHELLA, CA 92253

NPDES N/A

ARMTEC DEFENSE PRODU
85901 AVENUE 53
COACHELLA, CA 92236

HWTS N/A
HAZNET
GEPAID: CAD008252157

ARMTEC DEFENSE PRODU
85-901 AVENUE 53
COACHELLA, CA 92236
RCRA-LQG CAD008252157
EPA ID:: CAD008252157
UST
Database: UST, Date of Government Version: 03/04/2024
Facility Id: 100
AST
Database: AST, Date of Government Version: 07/06/2016

SWEEPS UST
Status: A
Tank Status: A
Comp Number: 20
LDS
Global Id: L10007426352
Status: Open - Operating
FINDS
Registry ID:: 110064261258
Registry ID:: 110070747096
Registry ID:: 110000479107
ECHO
Registry ID: 110000479107
ENF
Status: Historical
Status: Historical
Facility Id: 206368
WDS
329
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 4
Facility Status: A
Facility Id: 7A332005012
CIWQS
CERS

E MANIFEST
ARMTEC DEFENSE PROD.
85901 AVENUE 53
COACHELLA, CA 92236

CHMIRS N/A
OES Incident Number: 012040
Date Completed: 27-JUL-90
EMI
Facility Id: 74408

DATABASES WITH NO MAPPED SITES
No mapped sites were found in EDR’s search of available ("reasonably ascertainable ") government records either on the target property or within the search radius around the target property for the following databases:

STANDARD ENVIRONMENTAL RECORDS
Lists of Federal NPL (Superfund) sites
NPL National Priority List
Proposed NPL Proposed National Priority List Sites
NPL LIENS Federal Superfund Liens
Lists of Federal Delisted NPL sites
Delisted NPL National Priority List Deletions
Lists of Federal sites subject to CERCLA removals and CERCLA orders FEDERAL FACILITY Federal Facility Site Information listing SEMS Superfund Enterprise Management System
Lists of Federal RCRA facilities undergoing Corrective Action CORRACTS Corrective Action Report
Lists of Federal RCRA TSD facilities
RCRA-TSDF RCRA - Treatment, Storage and Disposal
Lists of Federal RCRA generators
RCRA-SQG RCRA - Small Quantity Generators
RCRA-VSQG RCRA - Very Small Quantity Generators (Formerly Conditionally Exempt Small Quantity Generators)
330
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 5
Federal institutional controls / engineering controls registries LUCIS Land Use Control Information System
US ENG CONTROLS Engineering Controls Sites List
US INST CONTROLS Institutional Controls Sites List
Federal ERNS list
ERNS Emergency Response Notification System
Lists of state- and tribal (Superfund) equivalent sites RESPONSE State Response Sites
Lists of state and tribal landfills and solid waste disposal facilities SWF/LF Solid Waste Information System
Lists of state and tribal leaking storage tanks
INDIAN LUST Leaking Underground Storage Tanks on Indian Land Lists of state and tribal registered storage tanks
FEMA UST Underground Storage Tank Listing
INDIAN UST Underground Storage Tanks on Indian Land
Lists of state and tribal voluntary cleanup sites
VCP Voluntary Cleanup Program Properties
INDIAN VCP Voluntary Cleanup Priority Listing
Lists of state and tribal brownfield sites
BROWNFIELDS Considered Brownfieds Sites Listing

ADDITIONAL ENVIRONMENTAL RECORDS
Local Brownfield lists
US BROWNFIELDS A Listing of Brownfields Sites
Local Lists of Landfill / Solid Waste Disposal Sites
WMUDS/SWAT Waste Management Unit Database
SWRCY Recycler Database
HAULERS Registered Waste Tire Haulers Listing
INDIAN ODI Report on the Status of Open Dumps on Indian Lands DEBRIS REGION 9 Torres Martinez Reservation Illegal Dump Site Locations ODI Open Dump Inventory
IHS OPEN DUMPS Open Dumps on Indian Land
Local Lists of Hazardous waste / Contaminated Sites
US HIST CDL Delisted National Clandestine Laboratory Register 331
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EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 6
HIST Cal-Sites Historical Calsites Database
SCH School Property Evaluation Program
CDL Clandestine Drug Labs
Toxic Pits Toxic Pits Cleanup Act Sites
US CDL National Clandestine Laboratory Register
Local Lists of Registered Storage Tanks
HIST UST Hazardous Substance Storage Container Database CA FID UST Facility Inventory Database
Local Land Records
LIENS Environmental Liens Listing
LIENS 2 CERCLA Lien Information
DEED Deed Restriction Listing
Records of Emergency Release Reports
HMIRS Hazardous Materials Information Reporting System
MCS Military Cleanup Sites Listing
SPILLS 90 SPILLS 90 data from FirstSearch
Other Ascertainable Records
FUDS Formerly Used Defense Sites
DOD Department of Defense Sites
SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing US FIN ASSUR Financial Assurance Information

EPA WATCH LIST EPA WATCH LIST
2020 COR ACTION 2020 Corrective Action Program List
TSCA Toxic Substances Control Act
SSTS Section 7 Tracking Systems
ROD Records Of Decision
RMP Risk Management Plans
RAATS RCRA Administrative Action Tracking System
PRP Potentially Responsible Parties
PADS PCB Activity Database System
ICIS Integrated Compliance Information System
FTTS FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act)
MLTS Material Licensing Tracking System
COAL ASH DOE Steam-Electric Plant Operation Data
COAL ASH EPA Coal Combustion Residues Surface Impoundments List PCB TRANSFORMER PCB Transformer Registration Database
RADINFO Radiation Information Database
HIST FTTS FIFRA/TSCA Tracking System Administrative Case Listing DOT OPS Incident and Accident Data
CONSENT Superfund (CERCLA) Consent Decrees
FUSRAP Formerly Utilized Sites Remedial Action Program
UMTRA Uranium Mill Tailings Sites
LEAD SMELTERS Lead Smelter Sites
US AIRS Aerometric Information Retrieval System Facility Subsystem US MINES Mines Master Index File
ABANDONED MINES Abandoned Mines
332
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 7
MINES MRDS Mineral Resources Data System
DOCKET HWC Hazardous Waste Compliance Docket Listing
UXO Unexploded Ordnance Sites
FUELS PROGRAM EPA Fuels Program Registered Listing
PFAS NPL Superfund Sites with PFAS Detections Information PFAS FEDERAL SITES Federal Sites PFAS Information
PFAS TRIS List of PFAS Added to the TRI
PFAS TSCA PFAS Manufacture and Imports Information
PFAS RCRA MANIFEST PFAS Transfers Identified In the RCRA Database Listing PFAS ATSDR PFAS Contamination Site Location Listing
PFAS WQP Ambient Environmental Sampling for PFAS
PFAS NPDES Clean Water Act Discharge Monitoring Information PFAS ECHO FIRE TRAIN Facilities in Industries that May Be Handling PFAS Listing PFAS PT 139 AIRPORT All Certified Part 139 Airports PFAS Information Listing AQUEOUS FOAM NRC Aqueous Foam Related Incidents Listing BIOSOLIDS ICIS-NPDES Biosolids Facility Data
PFAS PFAS Investigation Site Location Listing
AQUEOUS FOAM Former Fire Training Facility Assessments Listing CA BOND EXP. PLAN Bond Expenditure Plan
CHROME PLATING Chrome Plating Facilities Listing
CUPA Listings CUPA Resources List
Financial Assurance Financial Assurance Information Listing ICE Inspection, Compliance and Enforcement
HWP EnviroStor Permitted Facilities Listing
HWT Registered Hazardous Waste Transporter Database
MINES Mines Site Location Listing
MWMP Medical Waste Management Program Listing
PEST LIC Pesticide Regulation Licenses Listing
PROC Certified Processors Database
HAZMAT Hazardous Material Facilities
UIC UIC Listing

UIC GEO UIC GEO (GEOTRACKER)
WASTEWATER PITS Oil Wastewater Pits Listing
WIP Well Investigation Program Case List

MILITARY PRIV SITES MILITARY PRIV SITES (GEOTRACKER)

PROJECT PROJECT (GEOTRACKER)
WDR Waste Discharge Requirements Listing

NON-CASE INFO NON-CASE INFO (GEOTRACKER)

OTHER OIL GAS OTHER OIL & GAS (GEOTRACKER)

PROD WATER PONDS PROD WATER PONDS (GEOTRACKER)

SAMPLING POINT SAMPLING POINT (GEOTRACKER)
WELL STIM PROJ Well Stimulation Project (GEOTRACKER)
UST FINDER UST Finder Database

PFAS PROJECT NORTHEASTERN UNIVERSITY PFAS PROJECT

EDR HIGH RISK HISTORICAL RECORDS
EDR Exclusive Records
EDR MGP EDR Proprietary Manufactured Gas Plants
EDR Hist Auto EDR Exclusive Historical Auto Stations
EDR Hist Cleaner EDR Exclusive Historical Cleaners

EDR RECOVERED GOVERNMENT ARCHIVES
Exclusive Recovered Govt. Archives
RGA LF Recovered Government Archive Solid Waste Facilities List 333
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 8
RGA LUST Recovered Government Archive Leaking Underground Storage Tank SURROUNDING SITES: SEARCH RESULTS
Surrounding sites were identified in the following databases.

Elevations have been determined from the USGS Digital Elevation Model and should be evaluated on a relative (not an absolute) basis. Relative elevation information between sites of close proximity should be field verified. Sites with an elevation equal to or higher than the target property have been differentiated below from sites with an elevation lower than the target property.

Page numbers and map identification numbers refer to the EDR Radius Map report where detailed data on individual sites can be reviewed.

Sites listed in bold italics are in multiple databases.

Unmappable (orphan) sites are not considered in the foregoing analysis.

STANDARD ENVIRONMENTAL RECORDS
Lists of Federal CERCLA sites with NFRAP
SEMS-ARCHIVE: SEMS-ARCHIVE (Superfund Enterprise Management System Archive) tracks sites that have no further interest under the Federal Superfund Program based on available information. The list was formerly known as the CERCLIS-NFRAP, renamed to SEMS ARCHIVE by the EPA in 2015. EPA may perform a minimal level of assessment work at a site while it is archived if site conditions change and/or new information becomes available. Archived sites have been removed and archived from the inventory of SEMS sites. Archived status indicates that, to the best of EPA’s knowledge, assessment at a site has been completed and that EPA has determined no further steps will be taken to list the site on the National Priorities List (NPL), unless information indicates this decision was not appropriate or other considerations require a recommendation for listing at a later time. The decision does not necessarily mean that there is no hazard associated with a given site; it only means that. based upon available information, the location is not judged to be potential NPL site.

A review of the SEMS-ARCHIVE list, as provided by EDR, and dated 04/22/2024 has revealed that there is 1 SEMS-ARCHIVE site within approximately 0.5 miles of the target property.

Lower Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ WILBUR-ELLIS CO 53901 HWY 111 AT AVE ESE 1/4 - 1/2 (0.436 mi.) 25 204 Site ID: 0901422
EPA Id: CAD051971075
Lists of state- and tribal hazardous waste facilities
ENVIROSTOR: The Department of Toxic Substances Control’s (DTSC’s) Site Mitigation and Brownfields Reuse Program’s (SMBRP’s) EnviroStor database identifes sites that have known contamination or sites for which there may be reasons to investigate further. The database includes the following site types: Federal Superfund sites (National Priorities List (NPL)); State Response, including Military Facilities and State Superfund; Voluntary Cleanup; and School sites. EnviroStor provides similar information to the information that was available in CalSites, and provides additional site information, including, but not limited to, identification of formerly-contaminated properties that have been released for reuse, properties where environmental deed restrictions have been recorded to prevent inappropriate land uses, and risk 334
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 9
characterization information that is used to assess potential impacts to public health and the environment at contaminated sites.

A review of the ENVIROSTOR list, as provided by EDR, and dated 01/22/2024 has revealed that there are 4 ENVIROSTOR sites within approximately 1 mile of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ BOBBY DUKE SCHOOL CO 85-358 BAGDAD AVENUE NNW 1/2 - 1 (0.779 mi.) 31 221 Facility Id: 60000155
Status: Inactive - Withdrawn
EAST COACHELLA ELEME NORTH OF AVENUE 52 NW 1/2 - 1 (0.829 mi.) H33 225 Facility Id: 33010077
Status: No Further Action
COACHELLA EAST ELEME AVENUE 52/WHITEWATER NW 1/2 - 1 (0.829 mi.) H34 228 Facility Id: 33010053
Status: No Further Action
Lower Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ OCCIDENTIAL CHEMICAL 53901 HIGHWAY 111 AT ESE 1/2 - 1 (0.570 mi.) 29 220 Facility Id: 33280088
Status: Refer: Other Agency
Lists of state and tribal leaking storage tanks
LUST: Leaking Underground Storage Tank (LUST) Sites included in GeoTracker. GeoTracker is the Water Boards data management system for sites that impact, or have the potential to impact, water quality in California, with emphasis on groundwater.

A review of the LUST list, as provided by EDR, has revealed that there are 5 LUST sites within approximately 0.5 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ EL SUPER TORO LOCO # 52051 GRAPEFRUIT AVE N 1/4 - 1/2 (0.316 mi.) C15 184 Database: LUST, Date of Government Version: 03/04/2024
Database: RIVERSIDE CO. LUST, Date of Government Version: 01/04/2024 Status: Completed - Case Closed
Facility Id: 200420349
Global Id: T0606555198
Facility Status: 9
GRAPEMAN FARMS COACH 52112 INDUSTRIAL WAY NNE 1/4 - 1/2 (0.346 mi.) D18 189 Database: LUST REG 7, Date of Government Version: 02/26/2004 Database: LUST, Date of Government Version: 03/04/2024
Database: RIVERSIDE CO. LUST, Date of Government Version: 01/04/2024 Status: Completed - Case Closed
Status: 9 - Case Closed
Facility Id: 94340
Global Id: T0606500956
Facility Status: 9
Global ID: T0606500956
COACHELLA VALLEY WAT 85995 AVENUE 52 N 1/4 - 1/2 (0.401 mi.) F23 200 Database: LUST, Date of Government Version: 03/04/2024
Database: RIVERSIDE CO. LUST, Date of Government Version: 01/04/2024 335
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 10
Status: Completed - Case Closed
Facility Id: 201033973
Global Id: T10000002057
Facility Status: 9
COACHELLA VALLEY WAT 85820 COACHELLA HEIG NE 1/4 - 1/2 (0.436 mi.) 26 208 Database: LUST REG 7, Date of Government Version: 02/26/2004 Database: LUST, Date of Government Version: 03/04/2024
Database: RIVERSIDE CO. LUST, Date of Government Version: 01/04/2024 Status: Completed - Case Closed
Status: 9 - Case Closed
Facility Id: 89651
Facility Id: 200218179
Global Id: T060657197
Global Id: T0606500943
Facility Status: 9
Global ID: T0606500943
CIRCLE K / FORMER 51989 GRAPEFRUIT BLV N 1/4 - 1/2 (0.441 mi.) G27 215 Database: LUST REG 7, Date of Government Version: 02/26/2004 Database: LUST, Date of Government Version: 03/04/2024
Database: RIVERSIDE CO. LUST, Date of Government Version: 01/04/2024 Status: Completed - Case Closed
Status: 9 - Case Closed
Facility Id: 93587
Global Id: T0606500955
Facility Status: 9
Global ID: T0606500955
CPS-SLIC: Cleanup Program Sites (CPS; also known as Site Cleanups [SC] and formerly known as Spills, Leaks, Investigations, and Cleanups [SLIC] sites) included in GeoTracker. GeoTracker is the Water Boards data management system for sites that impact, or have the potential to impact, water quality in California, with emphasis on groundwater.

A review of the CPS-SLIC list, as provided by EDR, has revealed that there is 1 CPS-SLIC site within approximately 0.5 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ SANTA FE PACIFIC PIP 85989 AVENUE 52 N 1/4 - 1/2 (0.398 mi.) F21 198 Database: CPS-SLIC, Date of Government Version: 03/04/2024 Database: SLIC REG 7, Date of Government Version: 11/24/2004 Facility Status: Open - Site Assessment
Facility Status: A
Global Id: SL0606535159
Lists of state and tribal registered storage tanks
AST: A listing of aboveground storage tank petroleum storage tank locations.

A review of the AST list, as provided by EDR, has revealed that there is 1 AST site within approximately 0.25 miles of the target property.
336
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 11
Lower Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ PRECISION GUNITE COR 86010 TYLER LN SE 0 - 1/8 (0.059 mi.) 12 179 Database: AST, Date of Government Version: 07/06/2016

ADDITIONAL ENVIRONMENTAL RECORDS
Local Lists of Hazardous waste / Contaminated Sites
CERS HAZ WASTE: List of sites in the California Environmental Protection Agency (CalEPA) Regulated Site Portal which fall under the Hazardous Chemical Management, Hazardous Waste Onsite Treatment, Household Hazardous Waste Collection, Hazardous Waste Generator, and RCRA LQ HW Generator programs.

A review of the CERS HAZ WASTE list, as provided by EDR, and dated 01/16/2024 has revealed that there is 1 CERS HAZ WASTE site within approximately 0.25 miles of the target property.

Lower Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ EBERHARD EQUIPMENT # 86100 AVENUE 54 SSE 1/8 - 1/4 (0.239 mi.) 14 182 Other Ascertainable Records
RCRA NonGen / NLR: RCRAInfo is EPA’s comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Non-Generators do not presently generate hazardous waste.

A review of the RCRA NonGen / NLR list, as provided by EDR, and dated 12/04/2023 has revealed that there is 1 RCRA NonGen / NLR site within approximately 0.25 miles of the target property.

Lower Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ VALLEY PRIDE INC 86120 TYLER LN ESE 1/8 - 1/4 (0.134 mi.) 13 180 EPA ID:: CAL000404280
TRIS: The Toxic Chemical Release Inventory System identifies facilities that release toxic chemicals to the air, water, and land in reportable quantities under SARA Title III, Section 313. The source of this database is the U.S. EPA.

A review of the TRIS list, as provided by EDR, and dated 12/31/2022 has revealed that there is 1 TRIS site within approximately 0.001 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ ARMTEC DEFENSE TECHN 85-901 AVE 53 0 - 1/8 (0.000 mi.) B10 164 TRIS ID: 92236RMTCD85901
337
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 12
INDIAN RESERV: This map layer portrays Indian administered lands of the United States that have any area equal to or greater than 640 acres.

A review of the INDIAN RESERV list, as provided by EDR, and dated 12/31/2014 has revealed that there is 1 INDIAN RESERV site within approximately 1 mile of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ AUGUSTINE RESERVATIO WSW 1/2 - 1 (0.795 mi.) 0 154
FINDS: The Facility Index System contains both facility information and "pointers" to other sources of information that contain more detail. These include: RCRIS; Permit Compliance System (PCS); Aerometric Information Retrieval System (AIRS); FATES (FIFRA [Federal Insecticide Fungicide Rodenticide Act] and TSCA Enforcement System, FTTS [FIFRA/TSCA Tracking System]; CERCLIS; DOCKET (Enforcement Docket used to manage and track information on civil judicial enforcement cases for all environmental statutes); Federal Underground Injection Control (FURS); Federal Reporting Data System (FRDS); Surface Impoundments (SIA); TSCA Chemicals in Commerce Information System (CICS); PADS; RCRA-J (medical waste transporters/disposers); TRIS; and TSCA. The source of this database is the U.S. EPA/NTIS.

A review of the FINDS list, as provided by EDR, and dated 02/09/2024 has revealed that there is 1 FINDS site within approximately 0.001 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ ARMTEC DEFENSE PROD 85 901 AVENUE 53 0 - 1/8 (0.000 mi.) A7 155 Registry ID:: 110070089179
ECHO: ECHO provides integrated compliance and enforcement information for about 800,000 regulated facilities nationwide.

A review of the ECHO list, as provided by EDR, and dated 12/17/2023 has revealed that there is 1 ECHO site within approximately 0.001 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ ARMTEC DEFENSE PROD 85 901 AVENUE 53 0 - 1/8 (0.000 mi.) A7 155 Registry ID: 110070089179
PFAS ECHO: Regulators and the public have expressed interest in knowing which regulated entities may be using PFAS. EPA has developed a dataset from various sources that show which industries may be handling PFAS. Approximately 120,000 facilities subject to federal environmental programs have operated or currently operate in industry sectors with processes that may involve handling and/or release of PFAS.

A review of the PFAS ECHO list, as provided by EDR, and dated 12/28/2023 has revealed that there is 1 PFAS ECHO site within approximately 0.25 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ ARMTEC DEFENSE PRODU 0 - 1/8 (0.000 mi.) B11 177
338
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 13
Cortese: The sites for the list are designated by the State Water Resource Control Board (LUST), the Integrated Waste Board (SWF/LS), and the Department of Toxic Substances Control (Cal-Sites).

A review of the Cortese list, as provided by EDR, and dated 03/19/2024 has revealed that there are 5 Cortese sites within approximately 0.5 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ EL SUPER TORO LOCO # 52051 GRAPEFRUIT AVE N 1/4 - 1/2 (0.316 mi.) C15 184 Cleanup Status: COMPLETED - CASE CLOSED
GRAPEMAN FARMS COACH 52112 INDUSTRIAL WAY NNE 1/4 - 1/2 (0.346 mi.) D18 189 Cleanup Status: COMPLETED - CASE CLOSED
COACHELLA VALLEY WAT 85995 AVENUE 52 N 1/4 - 1/2 (0.401 mi.) F23 200 Cleanup Status: COMPLETED - CASE CLOSED
COACHELLA VALLEY WAT 85820 COACHELLA HEIG NE 1/4 - 1/2 (0.436 mi.) 26 208 Cleanup Status: COMPLETED - CASE CLOSED
CIRCLE K / FORMER 51989 GRAPEFRUIT BLV N 1/4 - 1/2 (0.441 mi.) G27 215 Cleanup Status: COMPLETED - CASE CLOSED
DRYCLEANERS: A list of drycleaner related facilities that have EPA ID numbers. These are facilities with certain SIC codes: power laundries, family and commercial; garment pressing and cleaners’ agents; linen supply; coin-operated laundries and cleaning; drycleaning plants except rugs; carpet and upholster cleaning; industrial launderers; laundry and garment services.

A review of the DRYCLEANERS list, as provided by EDR, has revealed that there is 1 DRYCLEANERS site within approximately 0.25 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ ARMTEC DEFENSE PROD. 85-901 AVENUE 53 0 - 1/8 (0.000 mi.) A9 156 Database: DRYCLEAN SOUTH COAST, Date of Government Version: 02/20/2024 EMI: Toxics and criteria pollutant emissions data collected by the ARB and local air pollution agencies
A review of the EMI list, as provided by EDR, and dated 12/31/2021 has revealed that there are 2 EMI sites within approximately 0.001 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ ARMTEC DEFENSE PROD. P.O. BOX 1110 0 - 1/8 (0.000 mi.) A8 155 Facility Id: 74408
ARMTEC DEFENSE PROD. 85-901 AVENUE 53 0 - 1/8 (0.000 mi.) A9 156 Facility Id: 74408
Facility Id: 192155
339
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 14
HIST CORTESE: The sites for the list are designated by the State Water Resource Control Board [LUST], the Integrated Waste Board [SWF/LS], and the Department of Toxic Substances Control [CALSITES]. This listing is no longer updated by the state agency.

A review of the HIST CORTESE list, as provided by EDR, and dated 04/01/2001 has revealed that there are 3 HIST CORTESE sites within approximately 0.5 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ GRAPEMAN FARMS COACH 52112 INDUSTRIAL WAY NNE 1/4 - 1/2 (0.346 mi.) D18 189 Reg Id: 7T2236026
COACHELLA VALLEY WAT 85820 COACHELLA HEIG NE 1/4 - 1/2 (0.436 mi.) 26 208 Reg Id: 7T2236013
CIRCLE K / FORMER 51989 GRAPEFRUIT BLV N 1/4 - 1/2 (0.441 mi.) G27 215 Reg Id: 7T2236025
Notify 65: Listings of all Proposition 65 incidents reported to counties by the State Water Resources Control Board and the Regional Water Quality Control Board. This database is no longer updated by the reporting agency.

A review of the Notify 65 list, as provided by EDR, and dated 03/08/2024 has revealed that there are 5 Notify 65 sites within approximately 1 mile of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ CIL/ WATER DISTRICT 85-820 COACHELIA HTS N 1/4 - 1/2 (0.379 mi.) E19 197 COACHELLA VALLEY WAT 85-820 COACHELLA HEI N 1/4 - 1/2 (0.379 mi.) E20 197 COACHELLA VALLEY WAT 85995 AVENUE 52 N 1/4 - 1/2 (0.401 mi.) F23 200 STORE #330 85-101 AVENUE 52 NW 1/2 - 1 (0.781 mi.) 32 225 Lower Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ RANCHO COACHELLA PRO 54000 HIGHWAY 111 ESE 1/2 - 1 (0.644 mi.) 30 221 UST FINDER RELEASE: US EPA’s UST Finder data is a national composite of leaking underground storage tanks.

This data contains information about, and locations of, leaking underground storage tanks. Data was collected from state sources and standardized into a national profile by EPA’s Office of Underground Storage Tanks, Office of Research and Development, and the Association of State and Territorial Solid Waste Management Officials.

A review of the UST FINDER RELEASE list, as provided by EDR, and dated 06/08/2023 has revealed that there are 4 UST FINDER RELEASE sites within approximately 0.5 miles of the target property.

Equal/Higher Elevation Address Direction / Distance Map ID Page ____________________ ________ ___________________ _____ _____ EL SUPER TORO LOCO # 52051 GRAPEFRUIT AVE N 1/4 - 1/2 (0.316 mi.) C16 187 KOOLCO 52112 INDUSTRIAL WAY NNE 1/4 - 1/2 (0.346 mi.) D17 188 COACHELLA VALLEY WAT 85995 AVENUE 52 N 1/4 - 1/2 (0.401 mi.) F22 199 CIRCLE K / FORMER 51989 GRAPEFRUIT BLV N 1/4 - 1/2 (0.441 mi.) G28 219 340
Item 3.

EXECUTIVE SUMMARY
TC7682206.2s EXECUTIVE SUMMARY 15
Due to poor or inadequate address information, the following sites were not mapped. Count: 6 records.

Site Name Database(s)
____________ ____________

THERMAL OPERATING COMPANY, LLC CERS HAZ WASTE
CDL
CDL
CDL
CDL
PASHA NO.1 SHOP OF RICHARD BAGDASA CPS-SLIC
341
Item 3.

EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc. 70-138 kV
0-69 kV Natural Gas
- 8 0
- 8 0
-80
342
Item 3.

MAP FINDINGS SUMMARY
Search
Distance Target Total
Database Property (Miles) < 1/8 1/8 - 1/4 1/4 - 1/2 1/2 - 1 > 1 Plotted

STANDARD ENVIRONMENTAL RECORDS
Lists of Federal NPL (Superfund) sites
NPL 1.000 0 0 0 0 NR 0
Proposed NPL 1.000 0 0 0 0 NR 0
NPL LIENS 1.000 0 0 0 0 NR 0
Lists of Federal Delisted NPL sites
Delisted NPL 1.000 0 0 0 0 NR 0
Lists of Federal sites subject to
CERCLA removals and CERCLA orders
FEDERAL FACILITY 0.500 0 0 0 NR NR 0
SEMS 0.500 0 0 0 NR NR 0
Lists of Federal CERCLA sites with NFRAP
SEMS-ARCHIVE 0.500 0 0 1 NR NR 1
Lists of Federal RCRA facilities
undergoing Corrective Action
CORRACTS 1.000 0 0 0 0 NR 0
Lists of Federal RCRA TSD facilities
RCRA-TSDF 0.500 0 0 0 NR NR 0
Lists of Federal RCRA generators
RCRA-LQG 0.250 1 0 0 NR NR NR 1
RCRA-SQG 0.250 0 0 NR NR NR 0
RCRA-VSQG 0.250 0 0 NR NR NR 0
Federal institutional controls /
engineering controls registries
LUCIS 0.500 0 0 0 NR NR 0
US ENG CONTROLS 0.500 0 0 0 NR NR 0
US INST CONTROLS 0.500 0 0 0 NR NR 0
Federal ERNS list
ERNS 0.001 0 NR NR NR NR 0
Lists of state- and tribal
(Superfund) equivalent sites
RESPONSE 1.000 0 0 0 0 NR 0
Lists of state- and tribal
hazardous waste facilities
ENVIROSTOR 1.000 0 0 0 4 NR 4
Lists of state and tribal landfills
and solid waste disposal facilities
SWF/LF 0.500 0 0 0 NR NR 0
TC7682206.2s Page 4 344
Item 3.

MAP FINDINGS SUMMARY
Search
Distance Target Total
Database Property (Miles) < 1/8 1/8 - 1/4 1/4 - 1/2 1/2 - 1 > 1 Plotted Lists of state and tribal leaking storage tanks
LUST 0.500 0 0 5 NR NR 5
INDIAN LUST 0.500 0 0 0 NR NR 0
CPS-SLIC 0.500 0 0 1 NR NR 1
Lists of state and tribal registered storage tanks
FEMA UST 0.250 0 0 NR NR NR 0
UST 0.250 1 0 0 NR NR NR 1
AST 0.250 1 1 0 NR NR NR 2
INDIAN UST 0.250 0 0 NR NR NR 0
Lists of state and tribal voluntary cleanup sites
VCP 0.500 0 0 0 NR NR 0
INDIAN VCP 0.500 0 0 0 NR NR 0
Lists of state and tribal brownfield sites
BROWNFIELDS 0.500 0 0 0 NR NR 0

ADDITIONAL ENVIRONMENTAL RECORDS
Local Brownfield lists
US BROWNFIELDS 0.500 0 0 0 NR NR 0
Local Lists of Landfill / Solid
Waste Disposal Sites
WMUDS/SWAT 0.500 0 0 0 NR NR 0
SWRCY 0.500 0 0 0 NR NR 0
HAULERS 0.001 0 NR NR NR NR 0
INDIAN ODI 0.500 0 0 0 NR NR 0
DEBRIS REGION 9 0.500 0 0 0 NR NR 0
ODI 0.500 0 0 0 NR NR 0
IHS OPEN DUMPS 0.500 0 0 0 NR NR 0
Local Lists of Hazardous waste /
Contaminated Sites
US HIST CDL 0.001 0 NR NR NR NR 0
HIST Cal-Sites 1.000 0 0 0 0 NR 0
SCH 0.250 0 0 NR NR NR 0
CDL 0.001 0 NR NR NR NR 0
CERS HAZ WASTE 0.250 1 0 1 NR NR NR 2
Toxic Pits 1.000 0 0 0 0 NR 0
US CDL 0.001 0 NR NR NR NR 0
Local Lists of Registered Storage Tanks
SWEEPS UST 0.250 1 0 0 NR NR NR 1
HIST UST 0.250 0 0 NR NR NR 0
CERS TANKS 0.250 1 0 0 NR NR NR 1
CA FID UST 0.250 0 0 NR NR NR 0
Local Land Records
LIENS 0.001 0 NR NR NR NR 0
TC7682206.2s Page 5 345
Item 3.

Coachella City CouncilJune 4, 2025

Coachella City Council
June 4, 2025