Agenda packet — Coachella City Council, May 20, 2026 (part 2 of 2)

4.2.2. Electricity Emissions By Land Use - Mitigated

4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.2.4. Natural Gas Emissions By Land Use - Mitigated 252 Item 2.

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4.3. Area Emissions by Source

4.3.1. Unmitigated

4.3.2. Mitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.4.2. Mitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.5.2. Mitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated

4.6.2. Mitigated

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated

4.7.2. Mitigated

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated

4.8.2. Mitigated 253
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4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

4.9.2. Mitigated

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated

4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated

4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated

4.10.6. Avoided and Sequestered Emissions by Species - Mitigated

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.2.2. Mitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.3.2. Mitigated 254
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5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities

5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.9. Operational Mobile Sources

5.9.1. Unmitigated

5.9.2. Mitigated

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.1.2. Mitigated

5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.10.4. Landscape Equipment - Mitigated 255
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5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.11.2. Mitigated

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated

5.12.2. Mitigated

5.13. Operational Waste Generation

5.13.1. Unmitigated

5.13.2. Mitigated

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated

5.14.2. Mitigated

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated

5.15.2. Mitigated

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps

5.16.2. Process Boilers 256
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5.17. User Defined

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1.2. Mitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.1.2. Mitigated

5.18.2. Sequestration

5.18.2.1. Unmitigated

5.18.2.2. Mitigated

6. Climate Risk Detailed Report

6.1. Climate Risk Summary

6.2. Initial Climate Risk Scores

6.3. Adjusted Climate Risk Scores

6.4. Climate Risk Reduction Measures

7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores 257
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7.2. Healthy Places Index Scores

7.3. Overall Health & Equity Scores

7.4. Health & Equity Measures

7.5. Evaluation Scorecard

7.6. Health & Equity Custom Measures

8. User Changes to Default Data
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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name Coachella RV Storage
Construction Start Date 1/6/2026
Operational Year 2028
Lead Agency City of Coachella
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 3.00
Precipitation (days) 7.60
Location 33.69721586681041, -116.1805741765747
County Riverside-Salton Sea
City Coachella
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 6837
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
Unrefrigerated
Warehouse-No Rail
225 1000sqft 5.17 225,230 — — — RV Storage
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General Office
Building

3.97 1000sqft 0.09 3,970 — — — Office/Clubhouse
Parking Lot 5.40 Acre 5.40 0.00 27,443 — — Parking Lot and Landscaping
Unrefrigerated
Warehouse-No Rail

3.14 1000sqft 0.07 3,140 — — — Industrial Lease
Space

1.3. User-Selected Emission Reduction Measures by Emissions Sector Sector # Measure Title
Construction C-9 Use Dust Suppressants
Construction C-11 Limit Vehicle Speeds on Unpaved Roads Construction C-12 Sweep Paved Roads
Energy E-10-B Establish Onsite Renewable Energy Systems: Solar Power Energy E-23* Use Microgrids and Energy Storage
Energy E-24* Provide Battery Storage
Water W-4 Require Low-Flow Water Fixtures
Water W-5 Design Water-Efficient Landscapes
* Qualitative or supporting measure. Emission reductions not included in the mitigated emissions results.

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. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 49.6 49.5 30.9 29.7 0.08 1.19 3.46 4.65 1.10 1.22 2.31 — 10,040 10,040 0.31 0.57 7.38 10,225 Mit. 49.6 49.5 30.9 29.7 0.08 1.19 3.46 4.65 1.10 1.22 2.31 — 10,040 10,040 0.31 0.57 7.38 10,225 260
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% — — — — — — — — — — — — — — — — — —
Reduced
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 3.81 3.21 31.2 29.5 0.08 1.24 5.27 6.51 1.14 2.66 3.81 — 10,013 10,013 0.30 0.57 0.19 10,190 Mit. 3.81 3.21 31.2 29.5 0.08 1.24 5.27 6.51 1.14 2.66 3.81 — 10,013 10,013 0.30 0.57 0.19 10,190 %
Reduced
— — — — — — — — — — — — — — — — — —
Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 6.68 6.59 9.40 12.8 0.02 0.34 1.04 1.38 0.31 0.32 0.64 — 3,252 3,252 0.10 0.15 1.57 3,300 Mit. 6.68 6.59 9.40 12.8 0.02 0.34 1.04 1.38 0.31 0.32 0.64 — 3,252 3,252 0.10 0.15 1.57 3,300 %
Reduced
— — — — — — — — — — — — — — — — — —
Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.22 1.20 1.72 2.33 < 0.005 0.06 0.19 0.25 0.06 0.06 0.12 — 538 538 0.02 0.02 0.26 546 Mit. 1.22 1.20 1.72 2.33 < 0.005 0.06 0.19 0.25 0.06 0.06 0.12 — 538 538 0.02 0.02 0.26 546 %
Reduced
— — — — — — — — — — — — — — — — — —

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 TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
— — — — — — — — — — — — — — — — — —
2026 3.82 3.20 30.9 29.7 0.08 1.19 3.46 4.65 1.10 1.22 2.31 — 10,040 10,040 0.31 0.57 7.38 10,225 2027 49.6 49.5 10.7 19.2 0.03 0.35 1.14 1.49 0.32 0.28 0.60 — 4,311 4,311 0.13 0.18 5.16 4,373 261
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Daily - — — — — — — — — — — — — — — — — — —
Winter
(Max)
2026 3.81 3.21 31.2 29.5 0.08 1.24 5.27 6.51 1.14 2.66 3.81 — 10,013 10,013 0.30 0.57 0.19 10,190 2027 1.64 1.39 10.8 16.8 0.03 0.35 1.14 1.49 0.32 0.28 0.60 — 4,171 4,171 0.13 0.18 0.13 4,228 Average
Daily
— — — — — — — — — — — — — — — — — —
2026 1.34 1.13 9.40 12.8 0.02 0.34 1.04 1.38 0.31 0.32 0.64 — 3,252 3,252 0.10 0.15 1.57 3,300 2027 6.68 6.59 3.61 5.91 0.01 0.12 0.36 0.48 0.11 0.09 0.20 — 1,352 1,352 0.04 0.05 0.69 1,370 Annual — — — — — — — — — — — — — — — — — —
2026 0.24 0.21 1.72 2.33 < 0.005 0.06 0.19 0.25 0.06 0.06 0.12 — 538 538 0.02 0.02 0.26 546 2027 1.22 1.20 0.66 1.08 < 0.005 0.02 0.07 0.09 0.02 0.02 0.04 — 224 224 0.01 0.01 0.11 227

2.3. Construction Emissions by Year, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
— — — — — — — — — — — — — — — — — —
2026 3.82 3.20 30.9 29.7 0.08 1.19 3.46 4.65 1.10 1.22 2.31 — 10,040 10,040 0.31 0.57 7.38 10,225 2027 49.6 49.5 10.7 19.2 0.03 0.35 1.14 1.49 0.32 0.28 0.60 — 4,311 4,311 0.13 0.18 5.16 4,373 Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2026 3.81 3.21 31.2 29.5 0.08 1.24 5.27 6.51 1.14 2.66 3.81 — 10,013 10,013 0.30 0.57 0.19 10,190 2027 1.64 1.39 10.8 16.8 0.03 0.35 1.14 1.49 0.32 0.28 0.60 — 4,171 4,171 0.13 0.18 0.13 4,228 Average
Daily
— — — — — — — — — — — — — — — — — —
2026 1.34 1.13 9.40 12.8 0.02 0.34 1.04 1.38 0.31 0.32 0.64 — 3,252 3,252 0.10 0.15 1.57 3,300 2027 6.68 6.59 3.61 5.91 0.01 0.12 0.36 0.48 0.11 0.09 0.20 — 1,352 1,352 0.04 0.05 0.69 1,370 Annual — — — — — — — — — — — — — — — — — —262
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2026 0.24 0.21 1.72 2.33 < 0.005 0.06 0.19 0.25 0.06 0.06 0.12 — 538 538 0.02 0.02 0.26 546 2027 1.22 1.20 0.66 1.08 < 0.005 0.02 0.07 0.09 0.02 0.02 0.04 — 224 224 0.01 0.01 0.11 227

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. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 9.62 9.26 5.10 19.2 0.02 0.29 0.97 1.25 0.28 0.25 0.53 220 3,359 3,579 22.5 0.32 2.91 4,239 Mit. 9.62 9.26 5.10 19.2 0.02 0.29 0.97 1.25 0.28 0.25 0.53 210 — — — — 2.91 — %
Reduced
— — — — — — — — — — — 5% — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 7.68 7.45 5.06 7.71 0.02 0.27 0.97 1.24 0.27 0.25 0.51 220 3,190 3,410 22.5 0.32 0.08 4,067 Mit. 7.68 7.45 5.06 7.71 0.02 0.27 0.97 1.24 0.27 0.25 0.51 210 — — — — 0.08 — %
Reduced
— — — — — — — — — — — 5% — — — — — —
Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 8.61 8.31 5.08 13.0 0.02 0.28 0.96 1.24 0.28 0.24 0.52 220 3,261 3,481 22.5 0.32 1.26 4,140 Mit. 8.61 8.31 5.08 13.0 0.02 0.28 0.96 1.24 0.28 0.24 0.52 210 — — — — 1.26 — %
Reduced
— — — — — — — — — — — 5% — — — — — —
Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.57 1.52 0.93 2.38 < 0.005 0.05 0.18 0.23 0.05 0.04 0.09 36.5 540 576 3.72 0.05 0.21 685 Mit. 1.57 1.52 0.93 2.38 < 0.005 0.05 0.18 0.23 0.05 0.04 0.09 34.8 — — — — 0.21 — 263
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% — — — — — — — — — — — 5% — — — — — —
Reduced

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 TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.78 0.73 0.53 5.08 0.01 0.01 0.97 0.97 0.01 0.25 0.25 — 1,173 1,173 0.05 0.06 2.90 1,194 Area 7.40 7.26 0.09 10.1 < 0.005 0.02 — 0.02 0.01 — 0.01 — 41.6 41.6 < 0.005 < 0.005 — 41.7 Energy 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Water — — — — — — — — — — — 103 192 294 10.5 0.25 — 633 Waste — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Refrig. — — — — — — — — — — — — — — — — 0.01 0.01
Stationa
ry

1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Total 9.62 9.26 5.10 19.2 0.02 0.29 0.97 1.25 0.28 0.25 0.53 220 3,359 3,579 22.5 0.32 2.91 4,239 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.64 0.59 0.57 3.70 0.01 0.01 0.97 0.97 0.01 0.25 0.25 — 1,046 1,046 0.05 0.06 0.08 1,064 Area 5.60 5.60 — — — — — — — — — — — — — — — —
Energy 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Water — — — — — — — — — — — 103 192 294 10.5 0.25 — 633 Waste — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Refrig. — — — — — — — — — — — — — — — — 0.01 0.01
Stationa
ry

1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Total 7.68 7.45 5.06 7.71 0.02 0.27 0.97 1.24 0.27 0.25 0.51 220 3,190 3,410 22.5 0.32 0.08 4,067 264
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Average — — — — — — — — — — — — — — — — — —
Daily
Mobile 0.67 0.63 0.55 4.05 0.01 0.01 0.96 0.97 0.01 0.24 0.25 — 1,096 1,096 0.05 0.06 1.25 1,115 Area 6.49 6.42 0.04 4.98 < 0.005 0.01 — 0.01 0.01 — 0.01 — 20.5 20.5 < 0.005 < 0.005 — 20.6 Energy 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Water — — — — — — — — — — — 103 192 294 10.5 0.25 — 633 Waste — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Refrig. — — — — — — — — — — — — — — — — 0.01 0.01
Stationa
ry

1.32 1.20 3.37 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 616 616 0.02 < 0.005 0.00 618 Total 8.61 8.31 5.08 13.0 0.02 0.28 0.96 1.24 0.28 0.24 0.52 220 3,261 3,481 22.5 0.32 1.26 4,140 Annual — — — — — — — — — — — — — — — — — —
Mobile 0.12 0.11 0.10 0.74 < 0.005 < 0.005 0.18 0.18 < 0.005 0.04 0.05 — 181 181 0.01 0.01 0.21 185 Area 1.18 1.17 0.01 0.91 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.39 3.39 < 0.005 < 0.005 — 3.40 Energy 0.02 0.01 0.20 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 221 221 0.02 < 0.005 — 222 Water — — — — — — — — — — — 17.0 31.8 48.8 1.74 0.04 — 105 Waste — — — — — — — — — — — 19.5 0.00 19.5 1.95 0.00 — 68.2 Refrig. — — — — — — — — — — — — — — — — < 0.005 < 0.005 Stationa
ry

0.24 0.22 0.61 0.56 < 0.005 0.03 0.00 0.03 0.03 0.00 0.03 0.00 102 102 < 0.005 < 0.005 0.00 102 Total 1.57 1.52 0.93 2.38 < 0.005 0.05 0.18 0.23 0.05 0.04 0.09 36.5 540 576 3.72 0.05 0.21 685

2.6. Operations Emissions by Sector, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.78 0.73 0.53 5.08 0.01 0.01 0.97 0.97 0.01 0.25 0.25 — 1,173 1,173 0.05 0.06 2.90 1,194 Area 7.40 7.26 0.09 10.1 < 0.005 0.02 — 0.02 0.01 — 0.01 — 41.6 41.6 < 0.005 < 0.005 — 41.7 265 Item 2.

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Energy 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Water — — — — — — — — — — — 92.5 NaN NaN NaN NaN — NaN
Waste — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Refrig. — — — — — — — — — — — — — — — — 0.01 0.01
Stationa
ry

1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Total 9.62 9.26 5.10 19.2 0.02 0.29 0.97 1.25 0.28 0.25 0.53 210 NaN NaN NaN NaN 2.91 NaN Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 0.64 0.59 0.57 3.70 0.01 0.01 0.97 0.97 0.01 0.25 0.25 — 1,046 1,046 0.05 0.06 0.08 1,064 Area 5.60 5.60 — — — — — — — — — — — — — — — —
Energy 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Water — — — — — — — — — — — 92.5 NaN NaN NaN NaN — NaN
Waste — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Refrig. — — — — — — — — — — — — — — — — 0.01 0.01
Stationa
ry

1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Total 7.68 7.45 5.06 7.71 0.02 0.27 0.97 1.24 0.27 0.25 0.51 210 NaN NaN NaN NaN 0.08 NaN Average
Daily
— — — — — — — — — — — — — — — — — —
Mobile 0.67 0.63 0.55 4.05 0.01 0.01 0.96 0.97 0.01 0.24 0.25 — 1,096 1,096 0.05 0.06 1.25 1,115 Area 6.49 6.42 0.04 4.98 < 0.005 0.01 — 0.01 0.01 — 0.01 — 20.5 20.5 < 0.005 < 0.005 — 20.6 Energy 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Water — — — — — — — — — — — 92.5 NaN NaN NaN NaN — NaN
Waste — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Refrig. — — — — — — — — — — — — — — — — 0.01 0.01
Stationa
ry

1.32 1.20 3.37 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 616 616 0.02 < 0.005 0.00 618 Total 8.61 8.31 5.08 13.0 0.02 0.28 0.96 1.24 0.28 0.24 0.52 210 NaN NaN NaN NaN 1.26 NaN Annual — — — — — — — — — — — — — — — — — —
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Mobile 0.12 0.11 0.10 0.74 < 0.005 < 0.005 0.18 0.18 < 0.005 0.04 0.05 — 181 181 0.01 0.01 0.21 185 Area 1.18 1.17 0.01 0.91 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.39 3.39 < 0.005 < 0.005 — 3.40 Energy 0.02 0.01 0.20 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 221 221 0.02 < 0.005 — 222 Water — — — — — — — — — — — 15.3 NaN NaN NaN NaN — NaN
Waste — — — — — — — — — — — 19.5 0.00 19.5 1.95 0.00 — 68.2 Refrig. — — — — — — — — — — — — — — — — < 0.005 < 0.005 Stationa
ry

0.24 0.22 0.61 0.56 < 0.005 0.03 0.00 0.03 0.03 0.00 0.03 0.00 102 102 < 0.005 < 0.005 0.00 102 Total 1.57 1.52 0.93 2.38 < 0.005 0.05 0.18 0.23 0.05 0.04 0.09 34.8 NaN NaN NaN NaN 0.21 NaN

3. Construction Emissions Details

3.1. Site Preparation (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

3.74 3.14 29.2 28.8 0.05 1.24 — 1.24 1.14 — 1.14 — 5,298 5,298 0.21 0.04 — 5,316 Dust
From
Material
Movement
— — — — — — 5.11 5.11 — 2.63 2.63 — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 267
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Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.10 0.09 0.80 0.79 < 0.005 0.03 — 0.03 0.03 — 0.03 — 145 145 0.01 < 0.005 — 146 Dust
From
Material
Movement
— — — — — — 0.14 0.14 — 0.07 0.07 — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.02 0.02 0.15 0.14 < 0.005 0.01 — 0.01 0.01 — 0.01 — 24.0 24.0 < 0.005 < 0.005 — 24.1 Dust
From
Material
Movement
— — — — — — 0.03 0.03 — 0.01 0.01 — — — — — — —
Onsite
truck

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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.73 0.73 < 0.005 < 0.005 < 0.005 0.74 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.2. Site Preparation (2026) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.10 0.09 0.80 0.79 < 0.005 0.03 — 0.03 0.03 — 0.03 — 145 145 0.01 < 0.005 — 146 269
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Dust — — — — — — 0.14 0.14 — 0.07 0.07 — — — — — — —
From
Material
Movement
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07 0.06 0.07 0.66 0.00 0.00 0.16 0.16 0.00 0.04 0.04 — 150 150 < 0.005 0.01 0.01 152 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 4.40 4.40 < 0.005 < 0.005 0.01 4.46 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.73 0.73 < 0.005 < 0.005 < 0.005 0.74 270
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.3. Grading (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

3.62 3.04 27.2 27.6 0.06 1.12 — 1.12 1.03 — 1.03 — 6,599 6,599 0.27 0.05 — 6,621 Dust
From
Material
Movement
— — — — — — 2.40 2.40 — 0.95 0.95 — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
271
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Off-Roa
Equipment

0.30 0.25 2.24 2.27 0.01 0.09 — 0.09 0.08 — 0.08 — 542 542 0.02 < 0.005 — 544 Dust
From
Material
Movement
— — — — — — 0.20 0.20 — 0.08 0.08 — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.05 0.05 0.41 0.41 < 0.005 0.02 — 0.02 0.02 — 0.02 — 89.8 89.8 < 0.005 < 0.005 — 90.1 Dust
From
Material
Movement
— — — — — — 0.04 0.04 — 0.01 0.01 — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.09 0.09 0.07 1.27 0.00 0.00 0.18 0.18 0.00 0.04 0.04 — 202 202 0.01 0.01 0.64 205 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.10 0.07 3.61 0.83 0.02 0.06 0.88 0.94 0.06 0.23 0.29 — 3,239 3,239 0.03 0.51 6.74 3,399 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.08 0.07 0.08 0.75 0.00 0.00 0.18 0.18 0.00 0.04 0.04 — 172 172 < 0.005 0.01 0.02 174 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.10 0.06 3.86 0.86 0.02 0.06 0.88 0.94 0.06 0.23 0.29 — 3,242 3,242 0.03 0.51 0.17 3,395 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 15.1 15.1 < 0.005 < 0.005 0.02 15.3 272 Item 2.

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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.01 0.01 0.31 0.07 < 0.005 0.01 0.07 0.08 0.01 0.02 0.02 — 266 266 < 0.005 0.04 0.24 279 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.50 2.50 < 0.005 < 0.005 < 0.005 2.53 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 < 0.005 0.06 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 44.1 44.1 < 0.005 0.01 0.04 46.2

3.4. Grading (2026) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

3.62 3.04 27.2 27.6 0.06 1.12 — 1.12 1.03 — 1.03 — 6,599 6,599 0.27 0.05 — 6,621 273
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Dust — — — — — — 2.40 2.40 — 0.95 0.95 — — — — — — —
From
Material
Movement
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

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Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.08 0.07 0.08 0.75 0.00 0.00 0.18 0.18 0.00 0.04 0.04 — 172 172 < 0.005 0.01 0.02 174 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.10 0.06 3.86 0.86 0.02 0.06 0.88 0.94 0.06 0.23 0.29 — 3,242 3,242 0.03 0.51 0.17 3,395 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 15.1 15.1 < 0.005 < 0.005 0.02 15.3 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.01 0.01 0.31 0.07 < 0.005 0.01 0.07 0.08 0.01 0.02 0.02 — 266 266 < 0.005 0.04 0.24 279 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 2.50 2.50 < 0.005 < 0.005 < 0.005 2.53 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0.005 < 0.005 0.06 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 44.1 44.1 < 0.005 0.01 0.04 46.2

3.5. 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 TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
275
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Off-Roa
Equipment

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.68 0.57 5.26 6.93 0.01 0.20 — 0.20 0.19 — 0.19 — 1,281 1,281 0.05 0.01 — 1,285 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.12 0.10 0.96 1.26 < 0.005 0.04 — 0.04 0.03 — 0.03 — 212 212 0.01 < 0.005 — 213 Onsite
truck

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Worker 0.21 0.19 0.18 2.37 0.00 0.00 0.47 0.47 0.00 0.11 0.11 — 477 477 0.01 0.02 0.72 483 Vendor 0.03 0.02 0.60 0.27 < 0.005 0.01 0.14 0.15 0.01 0.04 0.05 — 521 521 0.01 0.07 0.58 543 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.04 0.03 0.03 0.43 0.00 0.00 0.09 0.09 0.00 0.02 0.02 — 78.9 78.9 < 0.005 < 0.005 0.12 80.0 Vendor 0.01 < 0.005 0.11 0.05 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 — 86.3 86.3 < 0.005 0.01 0.10 89.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.6. Building Construction (2026) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.28 1.07 9.85 13.0 0.02 0.38 — 0.38 0.35 — 0.35 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
277
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Off-Roa 0.68 0.57 5.26 6.93 0.01 0.20 — 0.20 0.19 — 0.19 — 1,281 1,281 0.05 0.01 — 1,285 d
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.12 0.10 0.96 1.26 < 0.005 0.04 — 0.04 0.03 — 0.03 — 212 212 0.01 < 0.005 — 213 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.45 0.42 0.34 6.18 0.00 0.00 0.88 0.88 0.00 0.21 0.21 — 980 980 0.04 0.04 3.12 995 Vendor 0.06 0.04 1.07 0.49 0.01 0.01 0.27 0.28 0.01 0.07 0.09 — 975 975 0.01 0.13 2.53 1,018 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.38 0.34 0.37 3.64 0.00 0.00 0.88 0.88 0.00 0.21 0.21 — 835 835 0.02 0.04 0.08 847 Vendor 0.05 0.04 1.15 0.51 0.01 0.01 0.27 0.28 0.01 0.07 0.09 — 976 976 0.01 0.13 0.07 1,016 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.21 0.19 0.18 2.37 0.00 0.00 0.47 0.47 0.00 0.11 0.11 — 477 477 0.01 0.02 0.72 483 Vendor 0.03 0.02 0.60 0.27 < 0.005 0.01 0.14 0.15 0.01 0.04 0.05 — 521 521 0.01 0.07 0.58 543 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.04 0.03 0.03 0.43 0.00 0.00 0.09 0.09 0.00 0.02 0.02 — 78.9 78.9 < 0.005 < 0.005 0.12 80.0 Vendor 0.01 < 0.005 0.11 0.05 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 — 86.3 86.3 < 0.005 0.01 0.10 89.9 278
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.7. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.36 0.30 2.72 3.75 0.01 0.10 — 0.10 0.09 — 0.09 — 694 694 0.03 0.01 — 697 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
279
Item 2.

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Off-Roa 0.07 0.05 0.50 0.68 < 0.005 0.02 — 0.02 0.02 — 0.02 — 115 115 < 0.005 < 0.005 — 115 d
Equipm
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.43 0.39 0.31 5.75 0.00 0.00 0.88 0.88 0.00 0.21 0.21 — 961 961 0.01 0.03 2.82 974 Vendor 0.06 0.04 1.02 0.48 0.01 0.01 0.27 0.28 0.01 0.07 0.09 — 953 953 0.01 0.13 2.34 994 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.36 0.32 0.34 3.39 0.00 0.00 0.88 0.88 0.00 0.21 0.21 — 819 819 0.02 0.03 0.07 830 Vendor 0.05 0.04 1.10 0.49 0.01 0.01 0.27 0.28 0.01 0.07 0.09 — 954 954 0.01 0.13 0.06 993 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.11 0.10 0.09 1.20 0.00 0.00 0.25 0.25 0.00 0.06 0.06 — 253 253 < 0.005 0.01 0.35 257 Vendor 0.02 0.01 0.31 0.14 < 0.005 < 0.005 0.08 0.08 < 0.005 0.02 0.03 — 276 276 < 0.005 0.04 0.29 288 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.02 0.02 0.02 0.22 0.00 0.00 0.05 0.05 0.00 0.01 0.01 — 42.0 42.0 < 0.005 < 0.005 0.06 42.5 Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 45.7 45.7 < 0.005 0.01 0.05 47.6 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.8. Building Construction (2027) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e 280 Item 2.

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Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

1.23 1.03 9.39 12.9 0.02 0.34 — 0.34 0.31 — 0.31 — 2,397 2,397 0.10 0.02 — 2,405 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.36 0.30 2.72 3.75 0.01 0.10 — 0.10 0.09 — 0.09 — 694 694 0.03 0.01 — 697 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.07 0.05 0.50 0.68 < 0.005 0.02 — 0.02 0.02 — 0.02 — 115 115 < 0.005 < 0.005 — 115 Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
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Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Worker 0.43 0.39 0.31 5.75 0.00 0.00 0.88 0.88 0.00 0.21 0.21 — 961 961 0.01 0.03 2.82 974 Vendor 0.06 0.04 1.02 0.48 0.01 0.01 0.27 0.28 0.01 0.07 0.09 — 953 953 0.01 0.13 2.34 994 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.36 0.32 0.34 3.39 0.00 0.00 0.88 0.88 0.00 0.21 0.21 — 819 819 0.02 0.03 0.07 830 Vendor 0.05 0.04 1.10 0.49 0.01 0.01 0.27 0.28 0.01 0.07 0.09 — 954 954 0.01 0.13 0.06 993 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.11 0.10 0.09 1.20 0.00 0.00 0.25 0.25 0.00 0.06 0.06 — 253 253 < 0.005 0.01 0.35 257 Vendor 0.02 0.01 0.31 0.14 < 0.005 < 0.005 0.08 0.08 < 0.005 0.02 0.03 — 276 276 < 0.005 0.04 0.29 288 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.02 0.02 0.02 0.22 0.00 0.00 0.05 0.05 0.00 0.01 0.01 — 42.0 42.0 < 0.005 < 0.005 0.06 42.5 Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 45.7 45.7 < 0.005 0.01 0.05 47.6 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.9. Paving (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Off-Roa 0.88 0.74 6.94 9.95 0.01 0.30 — 0.30 0.27 — 0.27 — 1,511 1,511 0.06 0.01 — 1,516 d
Equipm
Paving 0.71 0.71 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.05 0.04 0.38 0.55 < 0.005 0.02 — 0.02 0.02 — 0.02 — 82.8 82.8 < 0.005 < 0.005 — 83.1 Paving 0.04 0.04 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.01 0.01 0.07 0.10 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.7 13.7 < 0.005 < 0.005 — 13.8 Paving 0.01 0.01 — — — — — — — — — — — — — — — —
Onsite
truck

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Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 7.40 7.40 < 0.005 < 0.005 0.01 7.50 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.23 1.23 < 0.005 < 0.005 < 0.005 1.24 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.10. Paving (2027) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.88 0.74 6.94 9.95 0.01 0.30 — 0.30 0.27 — 0.27 — 1,511 1,511 0.06 0.01 — 1,516 Paving 0.71 0.71 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
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Off-Roa
Equipment

0.05 0.04 0.38 0.55 < 0.005 0.02 — 0.02 0.02 — 0.02 — 82.8 82.8 < 0.005 < 0.005 — 83.1 Paving 0.04 0.04 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.01 0.01 0.07 0.10 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.7 13.7 < 0.005 < 0.005 — 13.8 Paving 0.01 0.01 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.07 0.06 0.05 0.89 0.00 0.00 0.14 0.14 0.00 0.03 0.03 — 148 148 < 0.005 0.01 0.43 150 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 7.40 7.40 < 0.005 < 0.005 0.01 7.50 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.23 1.23 < 0.005 < 0.005 < 0.005 1.24 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 285
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3.11. Architectural Coating (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.14 0.11 0.83 1.13 < 0.005 0.02 — 0.02 0.02 — 0.02 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coating
s

49.3 49.3 — — — — — — — — — — — — — — — —
Onsite
truck

0.02 0.01 0.10 0.14 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 16.5 16.5 < 0.005 < 0.005 — 16.5 Architect
ural
Coating
s

6.08 6.08 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
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Off-Roa < 0.005 < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 2.73 2.73 < 0.005 < 0.005 — 2.73 d
Equipm
ent
Architect
ural
Coating
s

1.11 1.11 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.09 0.08 0.06 1.15 0.00 0.00 0.18 0.18 0.00 0.04 0.04 — 192 192 < 0.005 0.01 0.56 195 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.10 0.00 0.00 0.02 0.02 0.00 0.01 0.01 — 21.6 21.6 < 0.005 < 0.005 0.03 21.9 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 3.57 3.57 < 0.005 < 0.005 < 0.005 3.62 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00

3.12. Architectural Coating (2027) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 287
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Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent

0.14 0.11 0.83 1.13 < 0.005 0.02 — 0.02 0.02 — 0.02 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coating
s

49.3 49.3 — — — — — — — — — — — — — — — —
Onsite
truck

0.02 0.01 0.10 0.14 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 16.5 16.5 < 0.005 < 0.005 — 16.5 Architect
ural
Coating
s

6.08 6.08 — — — — — — — — — — — — — — — —
Onsite
truck

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.02 0.03 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 2.73 2.73 < 0.005 < 0.005 — 2.73 288
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Architect 1.11 1.11 — — — — — — — — — — — — — — — —
ural
Coating
Onsite
truck

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) 289 Item 2.

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Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail

0.63 0.59 0.43 4.10 0.01 0.01 0.78 0.79 0.01 0.20 0.20 — 948 948 0.04 0.05 2.34 965 General
Office
Building

0.15 0.14 0.10 0.97 < 0.005 < 0.005 0.19 0.19 < 0.005 0.05 0.05 — 225 225 0.01 0.01 0.56 229 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.78 0.73 0.53 5.08 0.01 0.01 0.97 0.97 0.01 0.25 0.25 — 1,173 1,173 0.05 0.06 2.90 1,194 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail

0.51 0.48 0.46 2.99 0.01 0.01 0.78 0.79 0.01 0.20 0.20 — 845 845 0.04 0.05 0.06 860 General
Office
Building

0.12 0.11 0.11 0.71 < 0.005 < 0.005 0.19 0.19 < 0.005 0.05 0.05 — 201 201 0.01 0.01 0.01 204 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.64 0.59 0.57 3.70 0.01 0.01 0.97 0.97 0.01 0.25 0.25 — 1,046 1,046 0.05 0.06 0.08 1,064 Annual — — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail

0.10 0.09 0.08 0.60 < 0.005 < 0.005 0.14 0.14 < 0.005 0.04 0.04 — 147 147 0.01 0.01 0.17 149 290
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General 0.02 0.02 0.02 0.14 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 — 34.8 34.8 < 0.005 < 0.005 0.04 35.5 Office
Building
Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.12 0.11 0.10 0.74 < 0.005 < 0.005 0.18 0.18 < 0.005 0.04 0.05 — 181 181 0.01 0.01 0.21 185

4.1.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail

0.63 0.59 0.43 4.10 0.01 0.01 0.78 0.79 0.01 0.20 0.20 — 948 948 0.04 0.05 2.34 965 General
Office
Building

0.15 0.14 0.10 0.97 < 0.005 < 0.005 0.19 0.19 < 0.005 0.05 0.05 — 225 225 0.01 0.01 0.56 229 Parking
Lot

0.51 0.48 0.46 2.99 0.01 0.01 0.78 0.79 0.01 0.20 0.20 — 845 845 0.04 0.05 0.06 860 General
Office
Building

0.12 0.11 0.11 0.71 < 0.005 < 0.005 0.19 0.19 < 0.005 0.05 0.05 — 201 201 0.01 0.01 0.01 204 291
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Parking
Lot

0.10 0.09 0.08 0.60 < 0.005 < 0.005 0.14 0.14 < 0.005 0.04 0.04 — 147 147 0.01 0.01 0.17 149 General
Office
Building

0.02 0.02 0.02 0.14 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 — 34.8 34.8 < 0.005 < 0.005 0.04 35.5 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.12 0.11 0.10 0.74 < 0.005 < 0.005 0.18 0.18 < 0.005 0.04 0.05 — 181 181 0.01 0.01 0.21 185

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
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
General
Office
Building
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Parking
Lot
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
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Total — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
General
Office
Building
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Parking
Lot
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00 Annual — — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
General
Office
Building
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Parking
Lot
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00

4.2.2. Electricity Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Unrefrig
Warehouse-No
Rail
———————————— 0.00 0.00 0.00 0.00— 0.00
General
Office
Building
———————————— 0.00 0.00 0.00 0.00— 0.00
Parking
Lot
———————————— 0.00 0.00 0.00 0.00— 0.00
Total———————————— 0.00 0.00 0.00 0.00— 0.00
Daily,
Winter
(Max)
——————————————————
Unrefrig
erated
Wareho
use-No
Rail
———————————— 0.00 0.00 0.00 0.00— 0.00
General
Office
Building
———————————— 0.00 0.00 0.00 0.00— 0.00
Parking
Lot
———————————— 0.00 0.00 0.00 0.00— 0.00
Total———————————— 0.00 0.00 0.00 0.00— 0.00
Annual——————————————————
Unrefrig
erated
Wareho
use-No
Rail
———————————— 0.00 0.00 0.00 0.00— 0.00
General
Office
Building
———————————— 0.00 0.00 0.00 0.00— 0.00
Parking
Lot
———————————— 0.00 0.00 0.00 0.00— 0.00
Total———————————— 0.00 0.00 0.00 0.00— 0.00
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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
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail

0.12 0.06 1.11 0.93 0.01 0.08 — 0.08 0.08 — 0.08 — 1,323 1,323 0.12 < 0.005 — 1,327 General
Office
Building
< 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.6 13.6 < 0.005 < 0.005 — 13.7 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.12 0.06 1.12 0.94 0.01 0.09 — 0.09 0.09 — 0.09 — 1,337 1,337 0.12 < 0.005 — 1,340 Annual — — — — — — — — — — — — — — — — — —
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Unrefrig 0.02 0.01 0.20 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 219 219 0.02 < 0.005 — 220 erated
Wareho
use-No
General
Office
Building
< 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 2.26 2.26 < 0.005 < 0.005 — 2.26 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.02 0.01 0.20 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 221 221 0.02 < 0.005 — 222

4.2.4. Natural Gas Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
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Unrefrig 0.12 0.06 1.11 0.93 0.01 0.08 — 0.08 0.08 — 0.08 — 1,323 1,323 0.12 < 0.005 — 1,327 erated
Wareho
use-No
Rail
General
Office
Building
< 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.6 13.6 < 0.005 < 0.005 — 13.7 Parking
Lot

0.02 0.01 0.20 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 219 219 0.02 < 0.005 — 220 General
Office
Building
< 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 2.26 2.26 < 0.005 < 0.005 — 2.26 Parking
Lot

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Total 0.02 0.01 0.20 0.17 < 0.005 0.02 — 0.02 0.02 — 0.02 — 221 221 0.02 < 0.005 — 222

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 TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Consum 4.99 4.99 — — — — — — — — — — — — — — — —
er
Product
s
Architect
ural
Coating
s

0.61 0.61 — — — — — — — — — — — — — — — —
Landsca
pe
Equipm
ent

1.80 1.66 0.09 10.1 < 0.005 0.02 — 0.02 0.01 — 0.01 — 41.6 41.6 < 0.005 < 0.005 — 41.7 Total 7.40 7.26 0.09 10.1 < 0.005 0.02 — 0.02 0.01 — 0.01 — 41.6 41.6 < 0.005 < 0.005 — 41.7 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Product
s

4.99 4.99 — — — — — — — — — — — — — — — —
Architect
ural
Coating
s

0.61 0.61 — — — — — — — — — — — — — — — —
Total 5.60 5.60 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Consum
er
Product
s

0.91 0.91 — — — — — — — — — — — — — — — —
Architect
ural
Coating
s

0.11 0.11 — — — — — — — — — — — — — — — —
Landsca
pe
Equipm
ent

0.16 0.15 0.01 0.91 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.39 3.39 < 0.005 < 0.005 — 3.40 298
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Total 1.18 1.17 0.01 0.91 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.39 3.39 < 0.005 < 0.005 — 3.40

4.3.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Consum
er
Product
s

4.99 4.99 — — — — — — — — — — — — — — — —
Architect
ural
Coating
s

0.61 0.61 — — — — — — — — — — — — — — — —
Landsca
pe
Equipm
ent

4.99 4.99 — — — — — — — — — — — — — — — —
Architect
ural
Coating
s

0.61 0.61 — — — — — — — — — — — — — — — —
Total 5.60 5.60 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
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Consum 0.91 0.91 — — — — — — — — — — — — — — — —
er
Product
Architect
ural
Coating
s

0.11 0.11 — — — — — — — — — — — — — — — —
Landsca
pe
Equipm
ent

0.16 0.15 0.01 0.91 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.39 3.39 < 0.005 < 0.005 — 3.40 Total 1.18 1.17 0.01 0.91 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 3.39 3.39 < 0.005 < 0.005 — 3.40

4.4. Water Emissions by Land Use

4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 101 188 289 10.4 0.25 — 624
General
Office
Building
— — — — — — — — — — — 1.35 2.51 3.87 0.14 < 0.005 — 8.33 Parking
Lot
— — — — — — — — — — — 0.00 1.25 1.25 < 0.005 < 0.005 — 1.26 Total — — — — — — — — — — — 103 192 294 10.5 0.25 — 633 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Unrefrig
Warehouse-No
Rail
— — — — — — — — — — — 101 188 289 10.4 0.25 — 624
General
Office
Building
— — — — — — — — — — — 1.35 2.51 3.87 0.14 < 0.005 — 8.33 Parking
Lot
— — — — — — — — — — — 0.00 1.25 1.25 < 0.005 < 0.005 — 1.26 Total — — — — — — — — — — — 103 192 294 10.5 0.25 — 633 Annual — — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 16.8 31.2 47.9 1.72 0.04 — 103
General
Office
Building
— — — — — — — — — — — 0.22 0.42 0.64 0.02 < 0.005 — 1.38 Parking
Lot
— — — — — — — — — — — 0.00 0.21 0.21 < 0.005 < 0.005 — 0.21 Total — — — — — — — — — — — 17.0 31.8 48.8 1.74 0.04 — 105

4.4.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 91.2 NaN NaN NaN NaN — NaN
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General — — — — — — — — — — — 1.22 NaN NaN NaN NaN — NaN Office
Building
Parking
Lot
— — — — — — — — — — — 0.00 1.08 1.08 < 0.005 < 0.005 — 1.08 Total — — — — — — — — — — — 92.5 NaN NaN NaN NaN — NaN
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 91.2 NaN NaN NaN NaN — NaN
General
Office
Building
— — — — — — — — — — — 1.22 NaN NaN NaN NaN — NaN
Parking
Lot
— — — — — — — — — — — 0.00 1.08 1.08 < 0.005 < 0.005 — 1.08 Total — — — — — — — — — — — 92.5 NaN NaN NaN NaN — NaN
Annual — — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 15.1 NaN NaN NaN NaN — NaN
General
Office
Building
— — — — — — — — — — — 0.20 NaN NaN NaN NaN — NaN
Parking
Lot
— — — — — — — — — — — 0.00 0.18 0.18 < 0.005 < 0.005 — 0.18 Total — — — — — — — — — — — 15.3 NaN NaN NaN NaN — NaN

4.5. Waste Emissions by Land Use
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4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 116 0.00 116 11.6 0.00 — 405
General
Office
Building
— — — — — — — — — — — 1.99 0.00 1.99 0.20 0.00 — 6.96
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 116 0.00 116 11.6 0.00 — 405
General
Office
Building
— — — — — — — — — — — 1.99 0.00 1.99 0.20 0.00 — 6.96
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Annual — — — — — — — — — — — — — — — — — —
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Unrefrig — — — — — — — — — — — 19.2 0.00 19.2 1.91 0.00 — 67.0 erated
Wareho
use-No
General
Office
Building
— — — — — — — — — — — 0.33 0.00 0.33 0.03 0.00 — 1.15
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 19.5 0.00 19.5 1.95 0.00 — 68.2

4.5.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 116 0.00 116 11.6 0.00 — 405
General
Office
Building
— — — — — — — — — — — 1.99 0.00 1.99 0.20 0.00 — 6.96
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Unrefrig — — — — — — — — — — — 116 0.00 116 11.6 0.00 — 405 erated
Wareho
use-No
Rail
General
Office
Building
— — — — — — — — — — — 1.99 0.00 1.99 0.20 0.00 — 6.96
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 118 0.00 118 11.8 0.00 — 412 Annual — — — — — — — — — — — — — — — — — —
Unrefrig
erated
Wareho
use-No
Rail
— — — — — — — — — — — 19.2 0.00 19.2 1.91 0.00 — 67.0
General
Office
Building
— — — — — — — — — — — 0.33 0.00 0.33 0.03 0.00 — 1.15
Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 19.5 0.00 19.5 1.95 0.00 — 68.2

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
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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General — — — — — — — — — — — — — — — — 0.01 0.01
Office
Building
Total — — — — — — — — — — — — — — — — 0.01 0.01
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — — 0.01 0.01
Total — — — — — — — — — — — — — — — — 0.01 0.01
Annual — — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — — < 0.005 < 0.005
Total — — — — — — — — — — — — — — — — < 0.005 < 0.005

4.6.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — — 0.01 0.01
Total — — — — — — — — — — — — — — — — 0.01 0.01
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — — 0.01 0.01
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Total — — — — — — — — — — — — — — — — 0.01 0.01
Annual — — — — — — — — — — — — — — — — — —
General
Office
Building
— — — — — — — — — — — — — — — — < 0.005 < 0.005
Total — — — — — — — — — — — — — — — — < 0.005 < 0.005

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) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.7.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Emerge
ncy
Generat
or

1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Total 1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Emerge
ncy
Generat
or

1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Total 1.32 1.20 3.36 3.07 0.01 0.18 0.00 0.18 0.18 0.00 0.18 0.00 615 615 0.02 < 0.005 0.00 617 Annual — — — — — — — — — — — — — — — — — —
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Emerge 0.24 0.22 0.61 0.56 < 0.005 0.03 0.00 0.03 0.03 0.00 0.03 0.00 102 102 < 0.005 < 0.005 0.00 102 ncy
Generat
Total 0.24 0.22 0.61 0.56 < 0.005 0.03 0.00 0.03 0.03 0.00 0.03 0.00 102 102 < 0.005 < 0.005 0.00 102

4.8.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Emerge
ncy
Generat
or

0.24 0.22 0.61 0.56 < 0.005 0.03 0.00 0.03 0.03 0.00 0.03 0.00 102 102 < 0.005 < 0.005 0.00 102 Total 0.24 0.22 0.61 0.56 < 0.005 0.03 0.00 0.03 0.03 0.00 0.03 0.00 102 102 < 0.005 < 0.005 0.00 102

4.9. User Defined Emissions By Equipment Type
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4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.9.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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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) Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10.2. 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
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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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 TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
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Sequest — — — — — — — — — — — — — — — — — —
ered
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —

4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10.6. Avoided and Sequestered Emissions by Species - Mitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
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Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —

5. Activity Data

5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Site Preparation Site Preparation 2/4/2026 2/18/2026 5.00 10.0 — Grading Grading 2/19/2026 4/2/2026 5.00 30.0 —
Building Construction Building Construction 4/3/2026 5/28/2027 5.00 300 — Paving Paving 5/29/2027 6/26/2027 5.00 20.0 —
Architectural Coating Architectural Coating 6/27/2027 8/27/2027 5.00 45.0 —

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 Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 315
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Site Preparation Tractors/Loaders/Back Diesel Average 4.00 8.00 84.0 0.37 Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Tractors/Loaders/Back
hoes
Diesel Average 2.00 8.00 84.0 0.37
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 Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 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

5.2.2. Mitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor 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 Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Tractors/Loaders/Back
hoes
Diesel Average 2.00 8.00 84.0 0.37
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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 Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 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 12.8 LDA,LDT1,LDT2
Site Preparation Vendor — 8.33 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 20.0 12.8 LDA,LDT1,LDT2
Grading Vendor — 8.33 HHDT,MHDT
Grading Hauling 48.6 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 97.2 12.8 LDA,LDT1,LDT2
Building Construction Vendor 38.1 8.33 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
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Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 12.8 LDA,LDT1,LDT2
Paving Vendor — 8.33 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 19.4 12.8 LDA,LDT1,LDT2
Architectural Coating Vendor — 8.33 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.3.2. Mitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Site Preparation — — — —
Site Preparation Worker 17.5 12.8 LDA,LDT1,LDT2
Site Preparation Vendor — 8.33 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 20.0 12.8 LDA,LDT1,LDT2
Grading Vendor — 8.33 HHDT,MHDT
Grading Hauling 48.6 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 97.2 12.8 LDA,LDT1,LDT2
Building Construction Vendor 38.1 8.33 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT 318
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Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 12.8 LDA,LDT1,LDT2
Paving Vendor — 8.33 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 19.4 12.8 LDA,LDT1,LDT2
Architectural Coating Vendor — 8.33 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction Water unpaved roads twice daily 55% 55%

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 0.00 348,510 116,170 14,113

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy) Material Exported (cy) Acres Graded (acres) Material Demolished (sq. ft.) Acres Paved (acres) Site Preparation — — 15.0 0.00 — 319
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Grading — 11,663 90.0 0.00 —
Paving 0.00 0.00 0.00 0.00 5.40

5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day) PM10 Reduction PM2.5 Reduction Water Exposed Area 3 74% 74%

5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Unrefrigerated Warehouse-No Rail 0.00 0%
General Office Building 0.00 0%
Parking Lot 5.40 100%
Unrefrigerated Warehouse-No Rail 0.00 0%

5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2026 0.00 262 0.03 < 0.005
2027 0.00 266 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 Unrefrigerated
Warehouse-No Rail
176 176 176 64,123 1,071 1,071 1,071 390,989
General Office
Building

43.0 43.0 43.0 15,708 262 262 262 95,778 320
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Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Unrefrigerated
Warehouse-No Rail

5.37 5.37 5.37 1,960 32.7 32.7 32.7 11,950

5.9.2. Mitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Unrefrigerated
Warehouse-No Rail
176 176 176 64,123 1,071 1,071 1,071 390,989
General Office
Building

43.0 43.0 43.0 15,708 262 262 262 95,778
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Unrefrigerated
Warehouse-No Rail

5.37 5.37 5.37 1,960 32.7 32.7 32.7 11,950

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.1.2. Mitigated

5.10.2. Architectural Coatings
Residential Interior Area Coated (sq
ft)
Residential Exterior Area Coated (sq
ft)
Non-Residential Interior Area Coated
(sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
0 0.00 348,510 116,170 14,113

5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
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Summer Days day/yr 180

5.10.4. Landscape Equipment - Mitigated
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 180

5.11. Operational Energy Consumption

5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Unrefrigerated Warehouse-No
Rail

0.00 275 0.0330 0.0040 4,068,644
General Office Building 0.00 275 0.0330 0.0040 42,544
Parking Lot 0.00 275 0.0330 0.0040 0.00
Unrefrigerated Warehouse-No
Rail

0.00 275 0.0330 0.0040 59,931

5.11.2. Mitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Unrefrigerated Warehouse-No
Rail

0.00 275 0.0330 0.0040 4,068,644
General Office Building 0.00 275 0.0330 0.0040 42,544
Parking Lot 0.00 275 0.0330 0.0040 0.00
Unrefrigerated Warehouse-No
Rail

0.00 275 0.0330 0.0040 59,931
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5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Unrefrigerated Warehouse-No Rail 52,084,438 0.00
General Office Building 705,603 0.00
Parking Lot 0.00 514,985
Unrefrigerated Warehouse-No Rail 726,125 0.00

5.12.2. Mitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Unrefrigerated Warehouse-No Rail 46,954,120 NaN
General Office Building 636,101 NaN
Parking Lot 0.00 444,237
Unrefrigerated Warehouse-No Rail 658,595 NaN

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Unrefrigerated Warehouse-No Rail 212 —
General Office Building 3.69 —
Parking Lot 0.00 —
Unrefrigerated Warehouse-No Rail 2.95 —

5.13.2. Mitigated
Land Use Waste (ton/year) Cogeneration (kWh/year) 323
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Unrefrigerated Warehouse-No Rail 212 —
General Office Building 3.69 —
Parking Lot 0.00 —
Unrefrigerated Warehouse-No Rail 2.95 —

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 General Office
Building
Household
refrigerators and/or
freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office
Building
Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0

5.14.2. Mitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced General Office
Building
Household
refrigerators and/or
freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office
Building
Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 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

5.15.2. Mitigated
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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 Emergency Generator Diesel 1.00 0.55 200 670 0.73
Emergency Generator Diesel 1.00 0.55 200 670 0.73

5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr)

5.17. User Defined
Equipment Type Fuel Type

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1.2. Mitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1. Biomass Cover Type
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5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres

5.18.1.2. Mitigated
Biomass Cover Type Initial Acres Final Acres

5.18.2. Sequestration

5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)

5.18.2.2. Mitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)

6. Climate Risk Detailed Report

6.1. Climate Risk Summary
Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.

Climate Hazard Result for Project Location Unit
Temperature and Extreme Heat 23.4 annual days of extreme heat Extreme Precipitation 0.25 annual days with precipitation above 20 mm Sea Level Rise — meters of inundation depth
Wildfire 0.15 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. 326
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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 1 0 0 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 0 0 0 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 1 1 1 2
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 1 1 1 2 327
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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 9.05
AQ-DPM 72.4
Drinking Water 18.6
Lead Risk Housing 37.0
Pesticides 61.2
Toxic Releases 3.43
Traffic 31.6
Effect Indicators —
CleanUp Sites 73.4
Groundwater 30.9
Haz Waste Facilities/Generators 63.1
Impaired Water Bodies 77.3
Solid Waste 0.00 328
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Sensitive Population —
Asthma 60.2
Cardio-vascular 79.9
Low Birth Weights 51.8
Socioeconomic Factor Indicators —
Education 91.3
Housing 87.0
Linguistic 99.4
Poverty 80.5
Unemployment 92.4

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 18.54228153
Employed 44.86077249
Median HI 28.87206467
Education —
Bachelor's or higher 4.157577313
High school enrollment 27.47337354
Preschool enrollment 4.38855383
Transportation —
Auto Access 74.57975106
Active commuting 5.941229308
Social —
2-parent households 38.35493392
Voting 12.79353266 329
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Neighborhood—
Alcohol availability 45.11741306
Park access 24.95829591
Retail density 18.40112922
Supermarket access 52.62414988
Tree canopy 3.913768767
Housing—
Homeownership 84.84537405
Housing habitability 23.31579623
Low-inc homeowner severe housing cost burden 9.277556782 Low-inc renter severe housing cost burden 6.351854228
Uncrowded housing 24.18837418
Health Outcomes—
Insured adults 17.0537662
Arthritis 0.0
Asthma ER Admissions 44.1
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 22.2
Cognitively Disabled 58.3
Physically Disabled 69.8
Heart Attack ER Admissions 40.7
Mental Health Not Good 0.0
Chronic Kidney Disease 0.0
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Obesity 0.0
Pedestrian Injuries 82.3
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 31.0
Elderly 93.3
English Speaking 5.5
Foreign-born 85.7
Outdoor Workers 14.1
Climate Change Adaptive Capacity —
Impervious Surface Cover 47.4
Traffic Density 33.8
Traffic Access 23.0
Other Indices —
Hardship 85.9
Other Decision Support —
2016 Voting 17.3

7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 78.0 331 Item 2.

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Healthy Places Index Score for Project Location (b) 19.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535) Yes 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 Demolition phase has been removed. The site is vacant and relatively cleared. Therefore, no demolition of structures will occur for this project. Exterior walls will be tilt-up concrete. It is assumed that architectural coating application will take five days per building.

Operations: Vehicle Data Daily trip rates have been adjusted based on the project-specific Coachella RV Storage Trip Generation and VMT Screening Assessment Memorandum, dated 10/31/2023. The total daily trips (175) are divided by the total RV storage building area (225,230 square feet) and adjusted for the per-1,000 SF factor.

Operations: Energy Use The project will be powered by solar in its entirety. Therefore, the electricity use that would traditionally be served by the public utility purveyor (IID) is nullified for purposes of estimating emissions.

Operations: Water and Waste Water Outdoor landscaping water consumption is attributed to the landscaped area of approximately

0.61 acres (26,572).
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INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
City of Coachella Coachella Vault
January 2026 Initial Study/Mitigated Negative Declaration 123

APPENDIX B
Biological Report
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Biological Resource Assessment &
Environmental Impact Analysis
Lawson RV Storage Condo
APN# 603-290-005
Prepared for:

Lawson Concrete Inc.
78206 Varner Rd. Suite D135
Palm Desert California 92211-4136
(760) 342-4400
Field Study and Resource Assessment By:

Anthony Ryan B.S. ABC
BIOCON2
(207) 930-5537
333 N. Sunrise Way
Palm Springs, CA 92262
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2 CONTENTS
Executive Summary........................................................................................... 2 Introduction........................................................................................................ 5 Site and Project Descriptions..............................................................................6 Study Methods...................................................................................................7 Plant Survey Results.......................................................................................... 8 Animal Survey Results...................................................................................... 9 Maps.................................................................................................................. 11 Site Images......................................................................................................... 13 Typical Survey Tracks........................................................................................19 Findings and Recommendations….....................................................................21 References………………………………………………………………….......25
Certification Statement…....................................................................................27 Appendix I Plant List…......................................................................................28 Appendix II Animal List….................................................................................30 Biocon2 Recommended Landscaping Plants…..................................................32 C.V. Invasive Plant List…...................................................................................37 335
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3 EXECUTIVE SUMMARY
A proposed specific plan for a commercial RV Storage facility on a property owned by the Lawson Concrete; necessitated a biological survey and environmental impact analysis on the

10.82 acre parcel; located east of Harrison Street approximately 980 feet south of Avenue 48.

APN # 603-290-005. Riverside County map, Section 32, Township 5 South, Range 8 East, San Bernadino Principal Meridian, Coachella California. A review of the institutional records, United States Fish and Wildlife Service, (USFWS), California Department of Fish and Game, (CDF&G) and the California Natural Diversity Database (CNDDB), indicates a total of 9 sensitive species of plant taxa and 22 vertebrate species (and one mollusk) that have been recorded in the vicinity on previous surveys.

Three species of insects (Coachella giant sand-treader cricket Macro baenetes, Euparagia unidentate Algodones euparagia and Macneils Sooty Wing or Hesperopsis gracielae may occur on site but were not previously recorded or detected.

The Coachella Valley Fringe Toed Lizard or CVFTL has been recorded by the CNDDB. The CVFTL is a federally protected species, and requires loose, wind-blown sand substrate habitat.

CVFTL’s thermoregulate and escape predation by diving beneath loose sand and burying themselves. The buffer area around the proposed site does not contain sandy hummocks, or windblown aeolian sand. The habitat at one time may have supported this species, but development and habitat fragmentation in the region have impacted the geographic range of this animal and this property fails to meet the habitat requirements for the species.

The polygon proposed for development within the project boundaries is not considered suitable habitat for the Coachella Valley fringe-toed lizard. CVFTL’s prefer loose, wind-blown sand substrate habitat. No blue-line stream corridors (streams or dry washes) were found within the project boundaries. Therefore, no streambed alteration permits are required from the federal government. The largest portion of the proposed site supports a mix of invasive weeds, native and non native plants, grasses and trees. The development of these 10+ acres would result in no significant loss of native vegetation;
A review of institutional records (CNDDB) indicates a total of nine sensitive species plant taxa and 22 vertebrate species (and one mollusk) that have been recorded in the vicinity on previous surveys.

The project vicinity is considered to be suitable habitat for Burrowing Owls, which is functionally covered by the CVMSHCP, is resident and also a migratory bird and therefore protected under the International Migratory Bird Treaty Act. (IMTBA) Western burrowing owl presence has been reported previously (CNDDB). The western burrowing owl has been recorded within the vicinity and is listed with the California Department of Fish and Game as “A species of special concern.” Burrowing Owls are often attracted to highly disturbed areas such as these and are highly mobile and may take up residence quickly. 336
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4 Under CEQA & CESA, the CDF&G treats any federally listed or (NCPS) or Native California Plant Society list of 1B plants as if it were listed by the State and requests the Lead Agency require mitigation and compensation for the loss. No T&E Flora were recorded in this survey.

Recommendations concerning mitigations to other impacted species are discussed in the Findings and Recommendations section of this report.

Following the implementation of the required and recommended mitigation described in this report, development of the project site is not expected to have significant adverse impacts upon sensitive species or other biological resources beyond the project site. 337
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5 INTRODUCTION
On October 18th, 2023, the Firm BIOCON2 was retained by the firm of Lawson Concrete Inc. to conduct a General and Focused Biological Survey and impact analysis on 10+ acres of land in Riverside County. The project area is inside a previously graded parcel within the City of Coachella, Riverside County, California. It is specifically located in Section 32, Township 5 South, Range 8 East.

BIOCON2 conducted general and focused surveys on the polygon under consideration from 10/01/23 thru 10/20/23. The surveys were conducted during the morning and early evening hours. The survey weather was partly cloudy to sunny and clear with temperatures ranging from highs of 80-90 degrees. Visibility was 100%. Field observations were aided by 7x35 power binoculars. Unobserved species were identified through sign, scat, tracks, calls, nests, burrows, feathers, bones etc.

This study meets or exceeds environmental assessment standards mandated by the California Environmental Quality act (CEQA), the National Environmental Policy Act (NEPA) and the City of Thermal, Riverside County, CA. The purpose of the biological assessment is as follows:
1- Determine the vascular plant and vertebrate animal species that occur on or immediately adjacent to, the project site.
2- Ascertain the presence or absence of any state or federally special status plant or animal species, (including the four species only functionally covered under the CVMSHCP).
3- Ascertain the existence of other significant biotic elements, corridors, or communities (eg;, dry washes and desert riparian habitat)
4- If necessary, recommend measures to mitigate significant adverse impacts of the proposed project on special status flora and fauna, unique biotic elements and or communities.

Scientific nomenclature of flora and fauna is consistent with the standard reference sources. The limitations of the survey were a function of the season; drought, desiccation and different flowering times of various plant species made certain identifications difficult. 338
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6 SITE AND PROJECT DESCRIPTIONS:

CLIMATE
The project area lies within the geographical region known as the Colorado desert. (Jaeger, 1957) Typical rainfall of this subdivision of the Sonoran desert averages less than six inches, (National Climactic Center, 2013).

Most precipitation falls during the winter and late spring with occasional summer storms. Winter days are mild averaging 71 degrees Fahrenheit, with night temperatures occasionally dropping to near freezing. The Month of July brings the hottest temperatures averaging 109 degrees F.

Physical Features
The area is typical of the Coachella Valley; Creosote Bush Scrub and stabilized and partially stabilized Desert Sand Fields that span the undisturbed sections just outside the project footprint.

The largest portion of the site has been previously graded or cleared for agriculture. Theses anthropogenically disturbed areas now support a typical mixture of invasive weeds and native and non-native plants.

There are no natural occurring springs or permanent aquatic habitats. No blue line stream corridors, streams or dry washes. There are no jurisdictional waterways delineated therefore no need to obtain streambed alteration agreements from the BLM, USFWS or CDFG.

EXISTING IMPACTS
The general area is impacted and surrounded by infrastructure and developments on the East, North and South sides and bound by heavily trafficked paved roads. To the West there is a fenced active agricultural field, specifically a Date Palm grove. There are fences on all sides, some of which have been damaged.

No soil pits were dug and no soil horizons described, however; the sites soils consist mainly of previously graded sandy loamy soil and desert hardpan. There is evidence of illegal dumping.

The site is littered with, various automotive and household refuse, building materials, garbage and domestic dog scat.

PROJECT DESCRIPTION
The project is a 10.8 acre proposed development of enclosed commercial parking for recreational vehicles. The area surveyed shows evidence of previous grading, automobile traffic, heavy equipment tracks, construction debris, household garbage, broken and discarded auto parts and windblown trash.
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7 STUDY METHODS
Prior to the initiation of field work a comprehensive review of available literature and institutional records was conducted in order to determine what biological resources were expected in the area and which if any were of special status.

Field Surveys were initiated in October of 2023. Surveys were conducted by walking cardinal direction transects at ten meter intervals. The triangular polygon was walked two times within a two week period. Each successive transect was walked at right angles to the previous cardinal direction to create a criss-cross pattern thereby maximizing search efforts. This survey pattern is both more effective and more stringent than the U.S.F.W.S. requirement for determining the presence or absence of desert tortoise & burrowing owl. This type of intensive survey method exceeds the federal standard and results in no officially listed or federally protected species being overlooked. Animal surveys were conducted simultaneously with plant surveys. Attempts to identify plants listed in previous surveys were accomplished using dichotomous keys, websites and field guides. Animals were identified through direct observation and reading sign. No pitfall traps or small mammal traps were deployed.

Invertebrate identification was established with area expertise, websites, field guides, and consultation with area ecologists. In order to determine if large animal corridors existed within the boundaries of the project, special attention was given to observation and identification of animal tracks. Smoothing the loose windblown sand in a given area produced very easily identifiable tracks. Area road kill and depredation sites were monitored for activity. Surveys were conducted in early fall when plant species inflorescence was reduced and desiccation made identification difficult at best. Most days exceeded 80 degrees Fahrenheit. The region’s longterm drought can adversely affect plant germination and distribution and the reproduction. No unidentified plant species were detected. Furthermore, no sensitive animal species were observed matching the historical record regarding biota observed on site. 340
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8 PLANT SURVEY RESULTS
Vegetation
A search of the California Natural Diversity Database shows there were 9 plant taxa identified on previous surveys in the vicinity. Of these 9, we found no evidence of any of these listed plants on site. The partially developed edges of the site show a limited mixture of native and non native shrubs and trees. There was a distinct absence of floral biodiversity, likely from previous grading efforts.

The only vegetation was along the fence line that now supports native and non-native weeds and grasses typical of disturbed desert scrub habitat.

Sensitive or Special Status Plants
Coachella Valley Milk-Vetch Astragalus Lentiginosus
This plant is considered resident by the CNDDB and has been known to occur in this vicinity; however, none were observed during surveys.

Observed Plant Survey Results
Tamarix
Saltbush
Arrow Weed
No special status vegetation observed.
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9 ANIMAL SURVEY RESULTS
Ornithology
Three avian species were observed.

Raven (Corvus corax)
Mourning Dove (Zenaida macroura)
Northern Mockingbird (Mimus polyglottos)
Mammals
Four mammal species were detected:

Coyote (Canis latrans)
Desert Cottontail (Sylvilagus audobonii)
Common House Cat (Felis catus)
Common Dog Canis lupus familierus
Reptiles
One Reptile Species was observed.

Side Blotch Lizard (Uta)
Arthropods
Three insects known to occur within the Coachella Valley have been placed on CDF&G’s Special Animals list. They are the Coachella Valley giant sand treader cricket (Macrobaenetes valgum), Macneils Sootywing (Hesperopsis gracielae) and Algadones euparagia (Euparagia unidentate) Although these three insect species were observed during past surveys, none were observed and none have any official status.
* A complete list of all vertebrate animals previously observed in this vicinity or expected on site are listed in Table 2 of the appendix.

Sensitive Wildlife
One of those bird species, the Burrowing Owl (Athene cunicularia), is a species of special concern to the state of California and the CDF&G. It is a protected species under the International Bird Treaty Act. The Western Burrowing Owl is often found in open undeveloped land, it is also found in heavily disturbed lots, golf courses, abandoned agricultural fields, roads and airports. No burrows or sign was observed, no white wash, pellets, feathers or prey remains were detected.
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10 However this property:
1- Has a history of Burrowing Owls Observed.
2- Contains prime foraging habitat.
3- Is of sufficient size to warrant pre-construction surveys 30 days prior to breaking ground in order to locate owls and active burrows if any. Should a active burrow be found, a biological monitor may be required during construction to avoid the take of any species protected by the Migratory Bird Act (MBA).

Habitat
The site specific habitat has been previously graded and modified for development purposes.

What exists now is largely a flat, gated empty lot enclosed by a locked gated fence. The soil is somewhat moist and excessively drained towards the south, has virtually no grass and herbaceous cover, some mixed native forbes with weeds. The coarse sandy loam soil supports a variety of other non-native and native trees eg., Mesquite (Prosopis glandulosa)and Smoke trees (Psorothamnus arborescens var. simplicifolius) and Blue Palo Verde (Cercidium floridum), shrubs, grasses and weeds. No undisturbed natural habitat remains.

Wildlife Corridors
Brushing of surfaces with fine grain sands to yield track impressions was performed on each transect. Much of the project offered similar opportunity to determine if wildlife corridors could be established. Tracks of ravens, (Corvus corax) coyote (Canis latrans), were recorded.

However, no discernable pattern or routinely used corridors could be detected. Though the habitat supports Palm Springs Pocket Mouse (Perognathus longimembris bangsi), a CVMSHCP covered species, none were detected.
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11 MAPS
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12 Figure 1. Regional Map - Section 32, Township 5 South, Range 8 East Figure 2 Google Earth Coachella/Indio Map- Lawson Project Figure 3 Google Earth - Local Map Lawson Property
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13 SITE IMAGES
Figure 4 East Looking West
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14 Figure 5 North Looking South
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15 Figure 6 West Looking East
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16 Figure 7 South looking North
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17 Figure 8 Predator digs.
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18 Figure 9 Aerial View
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19 Motion X GPS Survey Tracks
Figure 10 GPS Motion X Survey Location- Lawson Property 352
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20 Figure 11 Expanded view of Foot Survey Tracks
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21 FINDINGS and RECOMMENDATIONS
Intensive Flora and Fauna surveys were conducted within the boundaries of the proposed project site. Two Reptiles were observed, Desert Iguana, (Dipsosaurus dorsalis) Side Blotch Lizard (Uta),
No observation was made of Coachella Valley Fringe Toed Lizard, (Uma Inornata)(CVFTL) although there is habitat in the region that once supported this creature. A significant effort was made to locate CVFTL sign. Uma Inornata is officially listed as protected, Threatened and Endangered. No sign of CVFTL’s and no first hand observations or evidence of any kind was found on or near the site.

Coachella Valley Fringe Toed Lizards (Uma Inornata) CVFTL’s have been recorded by the CNDDB in this vicinity in previous surveys and typically warrants caution. CVFTL’s are a T&E species and protected. Considering the absence of any sign or individuals, coupled with the lack of specific habitat eg;, windblown aeolian sand hummocks typically associated with CVFTL’s. no further action is warranted.

A significant effort was made to locate Desert Tortoise sign. Gopherus agassizi is officially listed as Federally Protected and Threatened and Endangered. There was no individuals observed, no burrows or sign of desert tortoise, no first hand observations or evidence of any kind was found on or near the site. No observations from previous surveys. No further action is warranted.

Several holes large enough to contain desert tortoise or burrowing owls were observed.

However, no active sign indicated presence. There was no DT tracks or scat, there was no feathers, pellets, whitewash or prey remains of BuOwls around those hibernacula. The proximity of the date palm orchard, coupled with these salient facts and what appeared to be rodent scat and canine tracks suggests it is stray dogs digging after lizards or more likely rats. The most notable biological discovery was the lack of biodiversity. Considering it has been graded previously, this was probably the reason for absence of expected biota.

Three bird species were detected flying across the project site during surveys.

Raven (Corvus corax)
Mourning Dove (Zenaida macroura)
Northern Mockingbird (Mimus polyglottos)
Western Burrowing Owl (Athene cunicularia) was not observed although a concerted effort was made to locate birds and sign. No active burrow was discovered. The Migratory Bird Act or (MBA) prohibits harm or take of this species. Mitigation of adverse impacts to the species is required. Standard BuOwl Mitigation is provided in the Staff Report on Burrowing Owl Mitigation prepared for the CDF&G (March 7th 2012) and approved by the service (USFWS).
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22 However; these birds are attracted to disturbed sites and they can move in and take up residence at any time.

Therefore:

1. A preconstruction survey should take place not more than 30 days prior to project grading to determine the location of any active burrows on and within 550 yards of an approved project site. If no active burrows are found in the survey area, site disturbance may commence providing a biological monitor is onsite.

2. Should BuOwls be observed in a subsequent pre-construction survey; a biological monitor, with the authority to halt or redirect grading, should be present whenever grading or construction vehicles are present and operating on the project site. The function of the monitor is to protect burrowing owls that arrive on or near the project site after the clearance survey and during the construction period.

3. The breeding season of the western burrowing owl is from February 1 through August 31 of each year. No construction disturbances of any kind should occur within 500 meters (550 yards) of an active burrow during this time period. Thus, on a project site, it is recommended that grading should take place from September 1 through January 30 of each year to avoid restriction or cancellation of grading permits because of the presence of burrowing owls during the breeding season.

4. Resident owls present on or near the project site outside the breeding season can, in some instances, be relocated to other sites by a permitted biologist under the authorization of the U.S. Fish and Wildlife Service.

Indirect Impacts
The Project is surrounded by highly trafficked and paved roadways and residential and agricultural and commercial development. The polygon under consideration is so disturbed by previous grading efforts and development, with no virgin habitat contained there in; that there is little chance of impacting any crucial interaction with surrounding biota. Furthermore, there is sufficient habitat in the area specifically, date palm groves, that any animal foraging on this property will not be negatively impacted by its development. It is concluded that this project moving forward will have no significant direct or indirect impacts to biological resources in the region.

Conclusion
Further Development of this project is not anticipated to have significant adverse impacts upon biological resources in the region provided the mitigation described in this report is implemented.
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23 Figure 12 Tamarix
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24 Figure 13 Atriplex canescens
Figure 14 Pluchea sericea
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25 REFERENCES
Baldwin, B.G., D.H. Goldman,D.J. Keil,R. Patterson,T.J. Rosatti,and D.H. Wilken. 2012. The Jepson Manual: Vascular Plants of California. (Second Edition) University of California Press, Berkely, California.

Barrows,C.W. 1993. The Nature Conservancy, Coachella Valley Preserve Manager. Personal communication to John Wear, coachella Valley, California.

California Department of Fish & game. March 2014.Natural Diversity Database.

California Department of Fish & games. 2012. Staff Report on Burrowing Owl Mitigation.

Natural Resources Agency, State of Califonia.

Coachella Valley Association of Governments.2006. The Coachellla Valley Multiple Species Habitat Conservation Plan. Coachella Valley Association Governments, Palm Desert, California.

Coachella Valley Fringe-toed Lizard Habitat Conservation Plan Steering Committee. 1985.

Coachella Valley fringed-toed lizard habitat conservation plan.

Cornett J.W. 2011. Summary Report of Re-vegetation Project at Road Site. Agua Caliente Band of Cahuilla Indians, Palm Springs, California.

Fish and wildlife Service. 1992. Department of the Interior, Fish and WildLife Service 50 CFR Part 17.Federal Register vol. 57 No. 90.

Fish and Wildlife Service. 2009. Department of the Interior, Fish and Wildlife Service 50 CFR Part 17.Federal Register Vol. 74, No. 215.

Garret, K. and J. Dunn. 1981. Birds of Southern California. Los Angeles Audubon Society, Los Angeles, CA.

Helix Environmental Planning. 2010. Tribal Habitat Conservation Plan. Agua Caliente Band of Cahuilla Indians, Palm Springs, California.

Hickman, J.C.(editor). 1993. The Jepson Manual: Higher Plants of Biological Resource Assessment 23 October 15, 2018
California. University of California Press, Berkerly, California.

Holland, R.F. and 1986. Preliminary Description of the Terrestrial Natural Communities of California. The Resource Agency, State of California.

Jager, E.C. 1957. The North American deserts. Stanford University Press, Stanford, California. 358
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26 Jager, E.C. 1969. Desert wildflowers. Stanford University Press, Stanford California.

Jameson, E.W. Jr and H.J. Peeters. 2004. Mammals of California. University of California Press, Berkeley, CA.

Johnson J. 1994. THe Nature Conservancy, Sacramento office, Personal communication to John Wear, Sacramento, California. Laudenslayer, W.F. Jr and W.E. Grenfell Jr. 1983. A list of amphibians, reptiles, birds, and mammals of California. outdoor California, Sacramento, California.

Meyer, M. 1993. California department of Fish and Game, Plant Ecologist. Personal Communication to John Wear.

Munz, P.A. 1974. A Flora of Southern California. University of California Press, Berkeley, California.

National Climatic Data Center. 2013. Climatic summaries, Asheville, North Carolina.

National Geographic Society. 1987. Field guide to the birds of North America. (Second Edition).

National Geographic Society, Washington D.C.

Peterson R.T. 2008. Peterson field guide to birds of North America. Houghton Mifflin Company, New York, New York.

Stebbins, R.C. 2003. A field guide to western reptiles and amphibians. Houghton Mifflin Company, Boston.

Tibor, D.P.(editor). 2001. Inventory of rare and endangered plants of California. California Native Plant Society, Sacramento, California.

Biological Resource Assessment 24 October 15, 2018
Zabriskie, J. G. 1979. Plant of Deep Canyon. Philip Boyd Deep Canyon Desert Research Center, University of California, Riverside.
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27 CERTIFICATION STATEMENT
I, Anthony G. Ryan,
Hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this biological assessment, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief.

Signature_________________________________________ Date___________________ 360
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28 APPENDIX I
CNDDB List of Expected Vascular Plants
Dendrology
Mesquite - Prosopis glandulosa
Smoke tree (Psorothamnus arborescens var. simplicifolius) Blue Palo Verde - Cercidium floridum
Date Palm Phoenix - dactylifera
Desert Fan Palm - Washingtonia Filifera
Grasses and Weeds
Dallis grass- Paspalum dilatatum
Bluestem - Andropogon
Mustard - Brassica tournefortii
Flora
Ribbed crypantha Johnstonella costata
Coachella Valley Milkvetch-Astragalus lentiginosus var. coachellae Lancaster Milk-vetch-Astragalus preussii var. laxiflorus Gravel Milkvetch- Astragalus sabulonum
Southwestern Spiny Rush Juncus acutus ssp.leopoldii
Glandular ditaxus-Ditaxis claryana
Pink Velvet-Mallow – Horsfordia alata
361
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29 Newberry’s Velvet Mallow-Horsfordia newberryi
Chaparral Sand Verbena – Abronia villosa var. aurita
362
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30 APPENDIX II

VERTEBRATE ANIMAL LIST
*Expected based on historical observations recorded in the CNDDB Fauna
Amphibians
Lowland Leopard Frog- Lithobates yavapaiensis
Aves
Coopers Hawk – Accipiter cooperiiNorthern Harrier – Circus cyaneus Ferruginous Hawk-Buteo regalkis
Summer Tanager-Piranga rubra
Yellow Headed Blackbird-Xanthocephalus xanthocephalus
Crissal Thrasher-Toxostoma crissale
LeContes Thrasher-Toxostoma lecontei
Black-Tailed Gnatcatcher – Polioptila melanura
Western Burrowing Owl- Athene cuninicularia
American Peregrine Falcon Falco peregrinus anatum
Yuma Ridgways Rail-Rallus obsoletes yumanensis
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31 Vermillion Flycatcher-Pyrocephalus rubinus
Entomology
Coachella Giant Sand Treader Cricket-Macrobaenetes valgum Algodones euparagia-Euparagia unidentate
Molusca
California Floater – Anodonta Californiensis
Mammal
Palm Springs Pocket Mouse-Perognathus longimembris bangsi American Badger-Taxidea taxus
Palm Springs Round Tailed Ground Squirrel-Xerospermophilus teraticaudus chlorus Reptiles
SanDiego Banded Gecko-Coleonyxvariegatus abotti
Flat Tailed Horn Lizard-Phyrnosoma mcalli
Coachella Valley Fringe Toed Lizard-Uma inornate
Desert Tortoise-Gopherus agasizzi
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32 BIOCON2
In the interests of preserving the integrity of regional ecology Biocon2 has provided a comprehensive landscaping list of recommended Coachella Valley native plants.

Coachella Valley Native Plants Recommended for Landscaping Trees
Washingtonia filifera Desert Fan Palm
Cercidium floridum Blue Palo Verde
Chilopsis linearis Desert Willow
Olneya tesota Ironwood Tree
Shrubs
Prosopis glandulosa var. torreyana Honey Mesquite Shrubs Acacia greggii Cat's Claw Acacia
Ambrosia dumosa Burro Bush
Atriplex canescens Four Wing Saltbush
Atriplex lentiformis Quail Bush
Atriplex polycarpa Cattle Spinach
Baccharis sergiloides Squaw Water-weed
Bebia juncea Sweet Bush
Cassia (Senna) covesii Desert Senna
Condalia parryi Crucilllo Crossosoma bigelovii Crossosoma Dalea emoryi Dye Weed Dalea (Psorothamnus) schottii Indigo Bush
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33 Datura meteloides JimsonWeed
Encelia farinose Brittle Bush
Ephedra aspera Mormon Tea
Eriogonum fasciculatum California Buckwheat
Eriogonum wrightii membranaceum Wright's Buckwheat
Fagonia laevis (No Common Name)
Gutierrezia sarothrae Match weed
Haplopappus acradenius Goldenbush Hibiscus
denudatus Desert Hibiscus
Hoffmannseggia microphylla Rush Pea
Hymenoclea salsola Cheese bush
Hyptis emoryi Desert Lavender
Isomer is arborea Bladder Pod
Juniperus californica California Juniper
Krameria grayi Ratany
Krameria parvifolia Little-leaved Ratany
Larrea tridentate Creosote Bush
Lotus rigidus Desert Rock Pea
Lycium andersonii Box Thorn
Petalonyx linearis Long-leaved Sandpaper Plant
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34 Petalonyx thurberi Sandpaper Plant
Peucephyllum schottii Pygmy Cedar
Prunus fremontii Desert Apricot
Rhus ovata Sugar-bush
Salazaria mexicana Paper-bag Bush
Salvia apiana White Sage
Salvia eremostachya Santa Rosa Sage
Salvia vaseyi Wand Sage
Simmondsia chinensis Jojoba
Sphaeralcia ambigua Globemallow
Sphaeralcia ambigua rosacea Desert Mallow
Trixis californica Apricot Mallow
Trixis Zauschneria californica California Fuchsia
Ground covers
Mirabilis bigelovii Wishbone Bush
(Four O'Clock) Mirabilis tenuiloba
White Four O'Clock (Thin-lobed)
Vines
Vitis girdiana Desert Grape
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35 Accent
Muhlenbergia rigens Deer Grass
Herbaceous Perennials
Adiantum capillus-veneris Maiden-hair Fern (w) Carex alma Sedge (w) Dalea parryi Parry Dalea
Eleocharis montevidensis Spike Rush (w) Equisetum laevigatum Horsetail (w) Juncus bufonis Toad Rush (w)
]uncus effuses Juncus (w)
Juncus macrophyllus Juncus (w)
Juncus mexicanus Mexican Rush (w)
Juncus xiphioides Juncus (w)
Notholaena parryi Parry Cloak Fern
Pallaea mucronata Bird-foot Fern
Cacti and Succulents
Agave deserti Desert Agave
Asclepias albicans Desert Milkweed (Buggy-whip) Asclepias subulata Ajamete Dudleya arizonica Live-forever
Dudleya saxosa Rock Dudleya
Echinocereus engelmannii Calico Hedgehog Cactus
Ferocactus acanthodes Barrel Cactus
Fouquieria splendens Ocotillo
Mamillaria dioica Nipple Cactus
Mamillaria tetrancistra Corkseed Cactus
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36 No/ina parryi Parry Nolina
Opuntia acanthocarpa Stag-horn or Deer-horn Cholla
Opuntia bigelovii Teddy Bear or Jumping Cholla
Opuntia basilaris Beavertail Cactus
Opuntia echinocarpa Silver or Golden Cholla
Opuntia ramosissima Pencil Cholla, Darning Needle Cholla Yucca schidigera Mojave Yucca, Spanish Dagger
Yucca whipplei Our Lord's Candle
List of Prohibited Invasive Ornamental Plants
Acacia spp. (all species except A. greggii)
Arundo donax Giant Reed or Arundo Grass
Atriplex semibaccata Australian Saltbush
Avena barbata Slender Wild Oat
Avenafatua Wild Oat
Brassica tournefortii African or Saharan Mustard
Bromus madritensis ssp. Rubens Red Brome
Bromus tectorum Cheat Grass or Downy Brome
Cortaderia jubata [ syn C. atacamensis] Jubata Grass or Andean Pampas Grass Cortaderia dioica [syn. C. selloana} Pampas Grass
Descurainia Sophia Tansy Mustard
Eichhornia crassipes Water Hyacinth
Elaegnus angustifolia Russian Olive
369
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37 Foeniculum vulgare Sweet Fennel
Hirschfeldia incana Mediterranean or Short-pod Mustard
Lepidium latifolium Perennial Pepperweed
Biological Resource Assessment 35 October 15, 2018
Lolium multiflorum Italian Ryegrass
Nerium oleander Oleander
Nicotiana glauca Tree Tobacco
Oenothera berlandieri Mexican Evening Primrose
Olea europea European Olive Tree
Parkinsonia aculeate Mexican Palo Verde
Pennisetum clandestinum Kikuyu Grass
Pennisetum setaceum Fountain Grass
Phoenix canariensis Canary Island Date Palm
Phoenix dactylifera Date Palm
Ricinus communis Castor bean
Salsola tragus Russian Thistle
Schinus molle Peruvian Pepper Tree or California Pepper Schinus terebinthifolius Brazilian Pepper Tree
Schismus arabicus Mediterranean Grass
Schismus barbatus Saharan Grass, Abu Mashi
Stipa capensis No Common Name
Tamarix spp. (all species) Tamarisk or Salt Cedar Taeniatherum caput-medusae Medusa-head Tribulus terrestris Puncturevine
370
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38 Vinca major Periwinkle
Washingtonia robusta Mexican fan palm
Yucca gloriosa Spanish Dagger
371
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39 NOTES
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City of Coachella Coachella Vault
January 2026 Initial Study/Mitigated Negative Declaration 124

APPENDIX C

CULTURAL RESOURCES ASSESSMENT

CONFIDENTIAL

AVAILABLE UPON REQUEST TO QUALIFIED PROFESSIONALS
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APPENIDX D

GEOTECHNICAL REPORT
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January 2026 Initial Study/Mitigated Negative Declaration 126

APPENIDIX E

TRIP GENERATION AND VMT SCREENING ASSESSMENT
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3750 University Avenue | Suite 225 | Riverside, CA 92501 | (951) 274-4800 | Fax (951) 684-4324 www.fehrandpeers.com
Memorandum
Date: October 31, 2023
To: W Don Lawson, Lawson Concrete, Inc.

From: Paul Herrmann, P.E.

Ethan Sun, Ph.D
Subject: Coachella RV Storage Trip Generation and VMT Screening Assessment OC23-1008
Fehr & Peers has completed a transportation study in support of the proposed RV Storage project (Project) along Harrison Street in the City of Coachella, California. This memorandum presents a trip generation, Level of Service (LOS) traffic analysis exemption assessment and Vehicle Miles Traveled (VMT) screening assessment. This study is consistent with requirements of Senate Bill 743 (SB 743), the Office of Planning and Research’s (OPR’s) Technical Advisory on Evaluating Transportation Impacts in CEQA (2018), and the County of Riverside Transportation Analysis Guidelines (2020) (County’s TA Guidelines). This study concludes that the Project’s trip generation is low enough to screen from both LOS and VMT analysis under the presumption that it will result in a less-than-significant impact.

The remainder of this memorandum is separated into Project Description, Trip Generation, LOS Traffic Analysis Exemption Assessment, VMT Screening Assessment, and Conclusion.

Project Description
The Project proposes an RV Storage facility on vacant land east of Harrison Street between Avenue 48 and Avenue 50 in the City of Coachella, California. The Project proposes the follow land uses:
• 146 units of RV Storage space (219,950 square feet building) • 6,840 square feet of warehousing1
1 Separate warehouse storage not included in the RV storage space, intended to support on-site operations and maintenance.
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October 31, 2023

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• 2,340 square feet of office space2
The site plan is included as Attachment A. Site access is provided from two driveways on Harrison Street.

Trip Generation
Fehr & Peers referenced the Trip Generation Manual, 11th Edition (Institute of Transportation Engineers [ITE], 2021) to obtain the trip generation rates for calculating the approximate number of net new trips that the Project is likely to generate. However, although the proposed uses are similar to ITE Land Use Codes 150 (Warehousing), due to the unique use, traditional ITE trip generation rates were found to be not representative of the Project. As recommended by ITE, vehicle counts were collected as empirical data at a similar site to represent realistic trip generation behavior unique to the Project and location. The nearby LUXTOR RV Storage and Service (49751 Oates Ln, Coachella, CA 92236) was identified as a similar use to collect counts at that would be most representative of the proposed Project. The traffic counts and unit size for LUXTOR RV Storage and Service are included as Attachment B. 24-hour traffic counts were collected at the two access driveway locations of the LUXTOR RV Storage and Service on Tuesday, October 10, 2023, during fair weather. The custom trip generation rates were estimated for daily, AM peak hour and PM peak hour and are considered conservative as the sample site provides additional services, such as on-site maintenance, that the Project will not provide. Table 1 presents the custom trip generation rates, and Table 2 presents trip generation estimates for the Project. As shown in Table 2, the Project is estimated to generate 212 daily trips, including approximately 25 (16 inbound/9 outbound) vehicle trips during the AM peak hour, and approximately 23 (6 inbound/17 outbound) vehicle trips during the PM peak hour.

LOS Traffic Analysis Exemption Assessment
Exemption Criteria
The County’s TA Guidelines requires a LOS review for land use projects to maintain consistency with policies contained in the Riverside County General Plan (December 2015). To determine what level of LOS analysis is required, the project should be evaluated to determine if it meets any of the exemption criteria outlined in the County’s TA Guidelines. These criteria are:
• All residential parcel maps.
• Single family residential tracts of less than 100 lots. • Apartments and other multiple family projects of less than 150 units. 2 Proposed office use to serve as admin and supportive use for Lawson Concrete. 479
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• Plot plan and use cases for projects of one acre or less. • Preschools, elementary schools, and middle schools.
• Churches, lodges, community centers, neighborhood parks and community parks. • Mini storage yards.
• Congregate care facilities that contain significant special services, such as medical facilities, dining facilities, recreation facilities and support retail facilities. • Level 1 projects (100-200 peak hour trips) in areas where a comprehensive traffic analysis has been performed and road improvement infrastructure funding mechanisms are in place. The Transportation Department may, however, require a traffic analysis for projects that are anticipated to exhibit potential adverse deficiencies in the circulation system. • Any use which can demonstrate, based on the most recent edition of the Trip Generation Report published by the Institute of Transportation Engineers (ITE) or other approved trip generation data, trip generation of less than 100 vehicle trips during the peak hours.

Projects which are not eligible for any of the exemption criteria are required to complete an LOS analysis.

Project LOS Traffic Study Assessment
As shown in Table 2, the Project satisfies the LOS analysis exemption criteria of generating less than 100 vehicle trips during the peak hours. Therefore, no further LOS analysis is required for the Project.

VMT Screening Assessment
Screening Criteria
The County’s TA Guidelines specifies that land use projects require an evaluation of impacts related to VMT. To determine what level of VMT analysis is required, the project should be evaluated to determine if it meets any of the screening criteria outlined in the County’s TA Guidelines. These criteria are:
• Small Projects
o Single Family Housing projects less than or equal to 110 Dwelling Units; or o Multi Family (low rise) Housing projects less than or equal to 147 Dwelling Units; or
o Multi Family (mid-rise) Housing projects less than or equal to 194 Dwelling Units; or
o General Office Building with area less than or equal to 165,000 SF; or o Retail buildings with area less than or equal to 60,000 SF; or 480
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o Warehouse (unrefrigerated) buildings with area less than or equal to 208,000 SF; or
o General Light Industrial buildings with area less than or equal to 179,000 SF; or o Project GHG emissions less than 3,000 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) as determined by a methodology acceptable to the Transportation Department; or
o Unless specified above, project trip generation is less than 110 trips per day per the ITE Manual or other acceptable source determined by Riverside County. • Near High Quality Transit
o Within a ½ mile of an existing major transit stop; and o Maintains a service interval frequency of 15 minutes or less during the morning and afternoon peak commute periods.
• Local-Serving Retail
o No single store on-site exceeds 50,000 SF; and
o Project is local-serving as determined by the Transportation Department • Affordable Housing
o A high percentage of affordable housing is provided as determined by the Riverside County Planning and Transportation Departments. • Local Essential Service
o Project is local-serving as determined by the Transportation Department; and o Local-serving and Day care center; or
o Police or Fire facility; or
o Medical/Dental office building under 50,000 square feet; or o Government offices (in-person services such as post office, library, and utilities); or
o Local or Community Parks.
• Map-Based Screening
o Area of development is under threshold as shown on screening map as allowed by the Transportation Department.

Projects which are not eligible for any of the screening criteria are required to complete a VMT analysis and forecasting through the Riverside County Transportation Model (RIVCOM) to determine if they have a significant VMT impact.

Project VMT Screening
While the RV storage is most similar to the warehouse land use type, the proposed Project would not operate like a typical warehouse and therefore does not fit within the available land use types under the Small Project screening criteria. Therefore, the Unit-Based GHG Emission screening criteria was used to evaluate the project’s potential VMT impact significance. According to the Riverside County Greenhouse Gas Emissions Screening Tables document (July 17, 2018), projects 481
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that generate less than 3,000 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) per year are presumed to result in a less-than-significant transportation impact related to VMT. California Emissions Estimator Model (CalEEMod version 2016.3.2) was used to determine the maximum number of dwelling units or square footage that would remain within the 3,000 MTCO2e per year screening threshold.

The Warehouse (Unrefrigerated) was referenced to estimate the emission equivalent maximum daily trips allowed within the 3,000 MTCO2e per year emission threshold. Based on the County’s TA Guidelines Appendix G: Unit-Based Screening Thresholds for Small Projects, the maximum size for Warehouse (Unrefrigerated) generating less than 3,000 MTCO2e per year is 208,000 square feet, which will result in approximately 356 total daily trips (Table 3). As shown in Table 2, the Project’s daily trip generation (212 trips) is less than the emission equivalent daily trip threshold (356 trips). Therefore, the Project is assumed to generate less than 3,000 MTCO2e per year and would qualify for Small Project screening, consistent with the requirements of the County’s TA Guidelines. As the Project is presumed to result in a less-than-significant transportation impact related to VMT, no further VMT analysis is required for the Project.

Conclusion
This technical memorandum documents the process of LOS traffic study exemption and VMT screening assessment for the proposed RV Storage project (Project) in the City of Coachella, California. The following summarizes the results of the study:
• The LOS and VMT screening methodology for the Project is consistent with the methodology in the County’s TA Guidelines.
• The Project generates 25 AM peak hour trips and 23 PM peak hour trips, which are both less than 100 peak hour trips. Therefore, the Project satisfies the LOS traffic analysis exemption criteria. No further LOS analysis is required for the Project. • The Unit-Based GHG Emission screening criteria of 3,000 MTCO2e per year was used in the VMT screening assessment. The Project trip generation (212 daily trips) is below the emission equivalent threshold for VMT screening (356 daily trips). Therefore, the Project satisfies Unit-Based VMT Screening criteria and is presumed to have a less-thansignificant transportation impact. No further VMT analysis is required for the Project.

If you have any questions or comments, please do not hesitate to contact Ethan Sun directly at (949) 308-6310.
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3750 University Avenue | Suite 225 | Riverside, CA 92501 | (951) 274-4800 | Fax (951) 684-4324 www.fehrandpeers.com Table 1: Custom Trip Generation Rates
Land Use Quantity Unit
Traffic Counts Custom Trip Generation Rates
Daily
Trips
AM Peak PM Peak Daily
Rate
AM Peak PM Peak
In Out Total In Out Total Rate % In % Out Rate % In % Out Existing RV
Storage 101 Storage Units 121 9 8 17 4 11 15 1.20 0.14 53% 47% 0.12 27% 73% Notes:

1. Source: Fehr and Peers, 2023
Table 2: Project Trip Generation
Land Use
ITE
Land
Code
Quantity Unit
Trip Generation Rates Estimated Trip Generation
Daily
Rate
AM Peak PM Peak Daily
Trips
AM Peak PM Peak
Rate % In % Out Rate % In % Out In Out Total In Out Total RV Storage/
Office N/A 146 Storage Units 1.20 0.14 53% 47% 0.12 27% 73% 175 11 9 20 5 13 18 Warehousing 150 6.84 KSF 1.71 0.17 77% 23% 0.18 28% 72% 12 1 0 1 0 1 1 Office 710 2.34 KSF 10.84 1.52 88% 12% 1.52 17% 83% 25 4 0 4 1 3 4 Net New External Trips 212 16 9 25 6 17 23
Notes:

1. KSF = 1,000 square feet

2. Source: Trip Generation Manual 11th Edition (Institute of Transportation Engineers, 2021)

Table 3: Screening Criteria Threshold
Land Use ITE Land
Code Quantity Unit
Trip Generation Rates Estimated Trip Generation
Daily
Rate
AM Peak PM Peak Daily
Trips
AM Peak PM Peak
Rate % In % Out Rate % In % Out In Out Total In Out Total Warehousing 150 208 KSF 1.71 0.17 77% 23% 0.18 28% 72% 356 27 8 35 10 27 37 Notes:

1. KSF = 1,000 square feet

2. Source: Trip Generation Manual 11th Edition (Institute of Transportation Engineers, 2021) 483
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Attachment A: Site Plan
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485
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10' x 12'

C O A C H E L L A

R V S T O R A G E
HARRISON ST.

COACHELLA, CA 92236
3479 Kurtz St
San Diego CA 92110
Tel: 619.299.9111
mcgeesharon.com
74-020 Alessandro Dr Ste F
Palm Desert CA 92260 LAWSON CONCRETE FLOOR PLAN OFFICE 12' x 13' OFFICE 12' x 15' OFFICE 10' x 10.5' OFFICE16.5' x 17.5' OPEN OFFICE10' x 12' BREAK 11.5' x 13' PLAN 11.5' x 20' ROOM RECEPTION 10' x 12' OFFICE 68'-10" x 99'-5" 6,840 SF WAREHOUSE 34' x 68'-10" 2,340 SF STORAGE MEZZANINE ABV. OFFICE 10' x 10.5' OFFICE COPY / PRINT R.R. R.R.

REFUSE 37'-4" x 115'-6" 4,310 SF ENCLOSED YARD 2,340 SF NET OFFICE AREA 9,440 SF GROSS GROUND (EXCLUDES MEZZ.) TOTAL GROSS BUILDING AREA 2,340 SF NET MEZZANINE AREA 6,840 SF NET WAREHOUSE AREA

H A R R I S O N S T R E E T
15 ADDITIONAL PARKING SPACES A-1.5 FLOOR PLAN 486
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Attachment B: Traffic Counts and Size of
Luxtor Site
487
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CITY: Coachella PROJECT:

AM Period IN OUT PM Period IN OUT
0:00 0 0 12:00 2 0
0:15 0 0 12:15 0 0
0:30 0 0 12:30 1 0
0:45 0 0 0 0 12:45 1 4 1 15
1:00 0 0 13:00 2 1
1:15 0 0 13:15 4 0
1:30 0 0 13:30 1 1
1:45 0 0 0 0 13:45 1 8 2 4 12
2:00 0 0 14:00 2 1
2:15 0 0 14:15 2 1
2:30 0 0 14:30 1 4
2:45 0 0 0 0 14:45 1 6 2 8 14
3:00 0 0 15:00 1 2
3:15 0 0 15:15 0 0
3:30 0 0 15:30 1 2
3:45 0 0 0 0 15:45 2 4 0 48
4:00 0 0 16:00 0 2
4:15 0 0 16:15 0 0
4:30 0 0 16:30 0 0
4:45 0 0 0 0 16:45 0 0 0 22
5:00 1 0 17:00 0 1
5:15 1 0 17:15 0 2
5:30 0 0 17:30 0 0
5:45 0 2 0 0 2 17:45 0 0 0 33
6:00 0 0 18:00 0 0
6:15 0 1 18:15 0 0
6:30 1 0 18:30 0 0
6:45 4 5 0 1 6 18:45 0 0 0 0
7:00 0 0 19:00 0 0
7:15 0 0 19:15 0 0
7:30 0 0 19:30 0 0
7:45 3 3 0 0 3 19:45 0 0 0 0
8:00 4 1 20:00 0 0
8:15 2 0 20:15 0 0
8:30 0 1 20:30 0 0
8:45 3 9 2 4 13 20:45 0 0 0 0
9:00 1 0 21:00 0 0
9:15 1 0 21:15 0 0
9:30 0 1 21:30 0 0
9:45 0 2 0 1 3 21:45 0 0 0 0
10:00 0 0 22:00 0 0
10:15 4 0 22:15 0 0
10:30 0 1 22:30 0 0
10:45 2 6 1 2 8 22:45 0 0 0 0
11:00 2 0 23:00 0 0
11:15 2 0 23:15 0 0
11:30 1 3 23:30 0 0
11:45 1 6 2 5 11 23:45 0 0 0 0
Total Vol. 33 13 46 22 22 44
IN OUT Combined
55 35 90
Split % 71.7% 28.3% 51.1% 50.0% 50.0% 48.9%
Peak Hour 7:30 11:00 8:00 12:30 14:15 13:45
Volume 95 13 89 14
P.H.F. 0.56 0.42 0.65 0.75 0.56 0.70
Tuesday, October 10, 2023 SC4237
ADT1 DWY1 west of Oates Ln.

Daily Totals
AM PM
[email protected] Tell. 714 253 7888
488
Item 2.

CITY: Coachella PROJECT:

AM Period IN OUT PM Period IN OUT
0:00 0 0 12:00 0 0
0:15 0 0 12:15 1 0
0:30 0 0 12:30 0 1
0:45 0 0 0 0 12:45 0 1 3 45
1:00 0 0 13:00 0 0
1:15 0 0 13:15 0 0
1:30 0 0 13:30 0 0
1:45 0 0 0 0 13:45 0 0 0 0
2:00 0 0 14:00 0 0
2:15 0 0 14:15 0 0
2:30 0 0 14:30 0 0
2:45 0 0 0 0 14:45 0 0 0 0
3:00 0 0 15:00 0 2
3:15 0 0 15:15 0 0
3:30 0 0 15:30 0 3
3:45 0 0 0 0 15:45 0 0 2 77
4:00 0 0 16:00 0 0
4:15 0 0 16:15 0 0
4:30 0 0 16:30 0 0
4:45 0 0 0 0 16:45 0 0 2 22
5:00 0 0 17:00 0 1
5:15 0 0 17:15 0 0
5:30 0 0 17:30 0 0
5:45 0 0 0 0 17:45 0 0 0 11
6:00 1 0 18:00 0 0
6:15 0 0 18:15 0 0
6:30 0 0 18:30 0 0
6:45 1 2 0 0 2 18:45 0 0 0 0
7:00 0 0 19:00 0 0
7:15 3 0 19:15 0 0
7:30 0 0 19:30 0 0
7:45 0 3 0 0 3 19:45 0 0 0 0
8:00 0 1 20:00 0 0
8:15 0 0 20:15 0 0
8:30 0 1 20:30 0 0
8:45 0 0 2 4 4 20:45 0 0 0 0
9:00 0 0 21:00 0 0
9:15 0 0 21:15 0 0
9:30 0 0 21:30 0 0
9:45 0 0 0 0 21:45 0 0 0 0
10:00 0 0 22:00 0 0
10:15 0 1 22:15 0 0
10:30 0 1 22:30 0 0
10:45 1 1 0 2 3 22:45 0 0 0 0
11:00 0 0 23:00 0 0
11:15 0 2 23:15 0 0
11:30 0 1 23:30 0 0
11:45 0 0 1 4 4 23:45 0 0 0 0
Total Vol. 6 10 16 1 14 15
IN OUT Combined
7 24 31
Split % 37.5% 62.5% 51.6% 6.7% 93.3% 48.4%
Peak Hour 6:30 8:00 6:30 12:00 15:00 15:00
Volume 44 4 17 7
P.H.F. 0.33 0.50 0.33 0.25 0.58 0.58
Tuesday, October 10, 2023 SC4237
ADT2 DWY2 west of Oates Ln.

Daily Totals
AM PM
[email protected] Tell. 714 253 7888
489
Item 2.
490
Item 2.

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
City of Coachella Coachella Vault
January 2026 Initial Study/Mitigated Negative Declaration 127

APPENDIX F
Mitigation Monitoring and Reporting Plan
491
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Coachella Vault IS MND
Mi�ga�on Monitoring and Repor�ng Program
City of Coachella 1
Coachella Vault IS MND
Mi�ga�on Monitoring and Repor�ng Program
Potential Impacts Mitigation Measure Responsible for
Monitoring Timing Impact after Mitigation
IV. Biological
Resources
BIO-1 Per the 2012, California Department of Fish and Wildlife (CDFW) Staff Report on Burrowing Owl Mitigation (CDFW Staff Report), a burrowing owl clearance survey shall be performed by a certified avian biologist 30 days prior to any site disturbance (grubbing, grading, and construction). The pre-construction survey is required to use the accepted protocol of the CDFW Staff Report. The survey shall contain the project site and a 550-yard radius of the site. If no active burrows are found in the survey area, site disturbance may commence providing a biological monitor is onsite.

Another pre-construction survey shall be conducted 24 hours before ground disturbance. If owls are observed during this survey, a biological monitor, with the authority to halt or redirect grading, should be present whenever grading or construction vehicles are present and operating at the project site. The function of the monitor is to protect burrowing owls that arrive on or near the project site after the clearance survey during the construction period.

If owls are found to be present during the breeding season (February 1 through August 31), no construction disturbances of any kind should occur within 550 yards of an active burrow, as demarcated by the certified avian biologist, during this time period.

No construction activity shall occur until the certified avian biologist has determined that the nest site is inactive. Thus, on a project site, it is recommended that grading should take place from September 1st though January 30th to avoid restriction or cancellation of grading permits because of the presence of burrowing owls during the breeding season.

Project
Applicant
Project Biologist
/ Certified Avian
Biologist
Community
Development
Department
City Engineer
The project applicant
shall submit
complete
preconstruction
survey and provide
the survey to the
City, prior to the
commencement of
ground disturbing
activities.

Less than
Significant
492
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Coachella Vault IS MND
Mi�ga�on Monitoring and Repor�ng Program
City of Coachella 2
Potential Impacts Mitigation Measure Responsible for
Monitoring Timing Impact after Mitigation
If resident owls are present on or near the project site outside of breeding season, in some cases, the owl(s) can be relocated to other sites by a permitted biologist under the authorization of the U.S.

Fish and Wildlife Service.

V. Cultural
Resources
XVIII. Tribal
Cultural Resources
CUL-1 Prior to ground disturbance (including clearing, grubbing, etc.) the applicant/developer will retain a qualified archaeological monitor to be present during all ground disturbing activities. If cultural materials are discovered during grading or excavation, the construction contractor shall cease all earthmoving activity within and around the immediate discovery area until a qualified archaeologist can assess the nature and significance of the find. An archaeological monitoring plan will be developed and implemented to ensure that any unanticipated discoveries made during projectrelated ground-disturbing activities are properly treated. The archaeologist shall be consulted to reduce or terminate monitoring when it is indicated by field conditions and as appropriate.

CUL-2 In the event that any human remains are discovered, the applicant shall cease all work and contact the Riverside County Coroner’s Office and work shall not resume until such time that the site has been cleared. If the human remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a most likely descendant (MLD).

Project Applicant
Project
Archaeologist
Community
Development
Department
City Engineer
The project
applicant shall
submit an
archaeological
monitoring plan to
the City, prior to the
commencement of
any ground
disturbance.

Less than
Significant
VII. Geology and
Soils
GEO-1 The applicant shall comply with all recommendations set forth in the Geotechnical Investigation prepared for the project (Appendix C) during construction.

Project Applicant
Project Geologist
City Engineer
During ground
disturbing activities
Less than
Significant
493
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City of Coachella Page 1
Draft Initial Study / MND Response to Comments February 2026 Draft Initial Study and Mitigated Negative Declaration
Application for: Coachella Vault
Response to Comments
Lead Agency:

City of Coachella
Development Services Department
53990 Enterprise Way
Coachella, California 92236
760-398-3502
Prepared by:

MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
494
Item 2.

City of Coachella Page 2
Draft Initial Study / MND Response to Comments February 2026 Comments and Reponses to the Comments on the Draft IS/MND List of Commenters
The following is a list of individuals, representatives, organizations and agencies that submitted written comments on the Draft IS/MND. The City received a total of 3 comment letters from public agencies. Table 1, Comment Letters Received on the Draft IS/MND, provides a list of all comment letters received, from public agencies. Table 1 lists the ID number assigned to each comment letter, the date it was received, and commenter’s name.

Table 1
Comment Letters Received on the IS/MND
State Agencies
Letter ID Date Agency Commenter
1 January 26, 2026 Ft. Yuma Quechan Indian Tribe Jill McCormick 2 January 26, 2026 Southern California Gas William Liao 3 February 4, 2026 South Coast Air Quality Management District Sam Wang CEQA Requirements Regarding Comments and Responses
CEQA Guidelines, Section 15204(b), outlines parameters for submitting comments on negative declarations. Persons and public agencies should focus the on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should:

1. Identify the specific effect,

2. Explain why they believe the effect would occur, and

3. Explain why they believe the effect would be significant.

CEQA Guidelines, Section 15204(c) , further advises that reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts , or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect shall not be considered significant in the absence of substantial evidence.

CEQA does not require a lead agency to conduct every test or perform all research, study, and experimentation recommended or demanded by commenters. Lead agencies need to respond to potentially significant issues and do not need to provide all information requested by reviewers if good faith efforts at full disclosure are made in the environmental document. 495
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City of Coachella Page 3
Draft Initial Study / MND Response to Comments February 2026 Responses to Comment Letters
Written comments on the Draft IS/MND are reproduced on the following pages, along with responses to those comments. Changes to the Draft IS/MND text that result from responding to comments are included on the response and noted with an underline in bold for new text and a strikeout for deleted text. The responses were prepared by MSA Consulting, Inc. on behalf of City staff.
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Item 2.

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Draft Initial Study / MND Response to Comments February 2026 Letter 1 – Ft. Yuma Quechan Indian Tribe
497
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Draft Initial Study / MND Response to Comments February 2026 Letter 1 – Comments and Responses
Comment 1: This email is to inform you that the Historic Preservation Office of the Ft. Yuma Quechan Tribe does not wish to provide comments on this project. We defer to the local Tribes and support their determinations on this matter.

Response 1: The City thanks the Ft. Yuma Quechan Tribe for participating in the review of the MND. Since the Tribe does not wish to provide comments on this project, no further response is required.

Comment 2: Email correspondence is the preferred method of communication with this office.

Hard copies of project letters are not required if an email containing the project documents has been sent to the Historic Preservation Office.

Response 2: In Comment 2, the Tribe states their preferred method of communication. No further response is required.
498
Item 2.

City of Coachella Page 6
Draft Initial Study / MND Response to Comments February 2026 Letter 2 – Southern California Gas Company (SoCalGas)
499
Item 2.

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Draft Initial Study / MND Response to Comments February 2026 Letter 2 – Comments and Responses
Comment 1: I just received your letter regarding the Coachella Vault Project at APN 603-290-005, East of Harrison Street and 1,300 feet south of Avenue 48.

SoCalGas does not appear to have any existing facilities at your project location. However, to help ensure everyone’s safety, please contact 811 prior to any excavation and/or demolition activities so that we can get out to Locate & Mark out any facilities.

If the project requires gas service, please reach out to our Builder Services group to begin the application process as soon as practicable, at Builder Services / So Cal Gas.

Please let me know if you have any questions.

Response 1: SoCalGas states that they do not appear to have existing gas facilities at the project site, and request that the developer contact SoCalGas prior to any excavation or demolition of the site to ensure that gas facilities, if any exist on or near the site are located and marked. The developer will be required to contact SoCalGas and submit the appropriate applications. 500
Item 2.

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Draft Initial Study / MND Response to Comments February 2026 Letter 3 – South Coast Air Quality Management District (SCAQMD) 501
Item 2.

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Draft Initial Study / MND Response to Comments February 2026 502 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 503 Item 2.

City of Coachella Page 11
Draft Initial Study / MND Response to Comments February 2026 Letter 3 – Comments and Responses
Comment 1: South Coast Air Quality Management District (South Coast AQMD) staff appreciate the opportunity to review the above-mentioned document. The City of Coachella is the California Environmental Quality Act (CEQA) Lead Agency for the Proposed Project. To provide context, South Coast AQMD staff has provided a brief summary of the project information and prepared the following comments which are organized by topic of concern.

Summary of Proposed Project Information in the IS/MND
Based on the IS/MND, the Proposed Project would involve the development of a storage facility with an associated office/clubhouse and industrial lease space on approximately 11 acres. 1 The
Project would consist of nine storage buildings totaling approximately 225,230 square feet (sf), an office/clubhouse building of approximately 3,970 sf, and approximately 3,140 sf of industrial lease space. Project components would also include on-site landscaping and off-site street improvements.2 The Project site is located east of Harrison Street and approximately 13,000 feet south of Avenue 48.3
Response 1: The City thanks the SCAQMD for participating in the review of the MND. In this comment SCAQMD introduces their letter and provides an accurate summary of the project.

Since the comment did not raise any specific questions or comments with the MND, no further response is warranted.

Comment 2: South Coast AQMD Comments
South Coast AQMD Air Permits and Role as a Responsible Agency As stated in the IS/MND, the Proposed Project would include the use of up to two emergency standby generators, each rated between 600 and 700 brake horsepower;4 hence, an air permit from the South Coast AQMD may be required. The Final MND should include a discussion about the potentially applicable rules that the Proposed Project needs to comply with. Those rules may include, for example, Rule 201 – Permit to Construct,5 Rule 203 – Permit to Operate,6 Rule 401 – Visible Emissions,7 Rule 402 – Nuisance,8 Rule 403 – Fugitive Dust,9 Rule 1110.2 – Emissions from Gaseous and Liquid Fueled Engines,10 Rule 1113 – Architectural Coating, Regulation XIII – New Source Review,11 Rule 1401 – New Source Review of Toxic Air Contaminants,12 Rule 1470 – Requirements for Stationary Diesel-Fueled Internal Combustion and Other Compression Ignition Engines,13 etc. It is important to note that when air permits from the South Coast AQMD are required, the role of the South Coast AQMD would change from a Commenting Agency to a Responsible Agency under CEQA. In addition, if South Coast AQMD is identified as a Responsible Agency, per CEQA Guidelines Sections 15086, the Lead Agency is required to consult with South Coast AQMD.
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Draft Initial Study / MND Response to Comments February 2026 CEQA Guidelines Section 15096 sets forth specific procedures for a Responsible Agency, including making a decision on the adequacy of the CEQA document for use as part of the process for conducting a review of the Proposed Project and issuing discretionary approvals. Moreover, it is important to note that if a Responsible Agency determines that a CEQA document is not adequate to rely upon for its discretionary approvals, the Responsible Agency must take further actions listed in CEQA Guideline Section 15096(e), which could have the effect of delaying the implementation of the Proposed Project. In its role as CEQA Responsible Agency, the South Coast AQMD is obligated to ensure that the CEQA document prepared for this Proposed Project contains a sufficient project description and analysis to be relied upon in order to issue any discretionary approvals that may be needed for air permits. South Coast AQMD is concerned that the project description and analysis in its current form in the MND is inadequate to be relied upon for this purpose.

For these reasons, the final CEQA document should be revised to include a discussion about any and all new stationary and portable equipment requiring South Coast AQMD air permits, provide the evaluation of their air quality and greenhouse gas impacts, and identify South Coast AQMD as a Responsible Agency for the Proposed Project as this information will be relied upon as the basis for the permit conditions and emission limits for the air permit(s). Please contact South Coast AQMD’s Engineering and Permitting staff at (909) 396-3385 for questions regarding what types of equipment would require air permits. For more general information on permits, please visit South Coast AQMD’s webpage at https://www.aqmd.gov/home/permits.

Response 2: In this comment, SCAQMD states their role as a Responsible Agency and their concern that the project description in the MND is not adequate and requests that the document should be revised to include a discussion about any and all new stationary and potable equipment requiring SCAQMD air permits. SCAQMD also requests that the document provide the evaluation of their air quality and greenhouse gas impacts, and identify SCAQMD as a Responsible Agency for the project.

The Air Quality and GHG analysis of the IS/MND accounted for the potential emissions associated with the two emergency standby generators. The applicability of South Coast AQMD rules to the proposed project and associated equipment will be finalized once the emergency-generator equipment specifications are selected. At that time, the applicant will undertake the formal SCAQMD permitting process for the emergency generator units.

Rule 201 – Permit to Construct: Rule 201 requires that any equipment capable of emi�ng air contaminants obtain a Permit to Construct and a Permit to Operate. As a result, the project’s emergency generator is subject to Rule 201 as a sta�onary internal combus�on unit with regulated emissions. The project will ini�ate the SCAQMD permi�ng process once final emergency-generator equipment specifica�ons are determined, and upon issuance of the permit, 505
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Draft Initial Study / MND Response to Comments February 2026 the generator must operate in accordance with all applicable SCAQMD rules and permit condi�ons.

Rule 203 – Permit to Operate: Rule 203 requires that any equipment issued a Permit to Construct must also obtain a Permit to Operate before it can be placed into service. The project’s emergency generator is therefore subject to Rule 203 because it is a sta�onary internal combus�on engine regulated by SCAQMD. The project will ini�ate the permi�ng process once final generator specifica�ons are selected, and upon issuance of the permit, the unit must operate in accordance with all Rule 203 requirements and the specific condi�ons established in its SCAQMD permit.

Rule 401 – Visible Emissions: This rule prohibits any equipment from emi�ng smoke, dust, or other air contaminants that reduce visibility beyond allowed limits. Rule 401 applies uniformly to all sources within the SCAQMD jurisdic�on and is not specific to any individual land-development project. Compliance with Rule 401 is required regardless of project type, making it a general regional requirement rather than a project-driven obliga�on.

Rule 402 – Nuisance: Rule 402 applies to all sources within the SCAQMD jurisdic�on and is not specific to any individual land-development project. Compliance with Rule 402 is required universally, as it serves as a general regional standard intended to prevent emissions that cause injury, annoyance, or nuisance to the public.

Rule 403 – Fugitive Dust: The Air Quality analysis referenced the applicability of Rules 403, 403.1 (Supplemental Fugi�ve Dust Control Requirements for Coachella Valley Sources), and the City of Coachella’s Dust Control Ordinance (Chapter 8.20) to the proposed project, including the requirement for a project-specific Fugi�ve Dust Control Plan.

Rule 1110.2 – Emissions from Gaseous and Liquid Fueled Engines: The Air Quality analysis referenced the applicability, limita�ons, and exemp�on provisions of Rule 1110.2 as they pertain to the project’s emergency generator in the event the selected unit is gaseous- or liquid-fueled.

The project will ini�ate the SCAQMD permi�ng process once final emergency-generator equipment specifica�ons are determined, at which point Rule 1110.2 requirements would be evaluated based on the engine’s fuel type and ra�ng.

Rule 1113 – Architectural Coating: Rule 1113 applies to the manufacture, sale, and use of paints and coa�ngs throughout the SCAQMD jurisdic�on, rather than being specific to any individual land-development project. Compliance with Rule 1113 is required regionally to limit VOC emissions from coa�ng products, making it a general regulatory requirement rather than a project-specific obliga�on.

Regulation XIII – New Source Review, Rule 1401 – New Source Review of Toxic Air Contaminants:

Regula�on XIII and Rule 1401 generally do not func�on as project-specific requirements for a land-development project whose only sta�onary source is an emergency generator. While the 506
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City of Coachella Page 14
Draft Initial Study / MND Response to Comments February 2026 emergency generator itself is subject to Rule 1401 because it emits toxic air contaminants, the remainder of the land-development ac�vi�es are not sta�onary sources and therefore do not trigger New Source Review applicability. As a result, these requirements apply solely to the permited generator unit rather than the broader development project.

Rule 1470 – Requirements for Stationary Diesel-Fueled Internal Combustion and Other Compression Ignition Engines: Rule 1470 applies only to sta�onary diesel-fueled internal combus�on engines and therefore would apply solely to the project’s emergency diesel generator, not to the broader land-development ac�vi�es, which are not sta�onary sources. The rule establishes requirements within SCAQMD’s jurisdic�on for diesel emergency engines, including PM emission standards and opera�onal limits, making it a unit-specific regulatory obliga�on rather than a project-specific development requirement. Air Quality analysis and modeling factored the use of two diesel-fueled emergency generators at a ra�ng of 600-750 HP, opera�ng within the opera�on limits of 200 hours per year.

When a final determina�on of the emergency generator equipment is made, the applicant will undertake the formal permi�ng process under SCAQMD, as required by the applicable rules.

Comment 3: Conclusion
The Lead Agency is recommended to revise the CEQA analysis to address the aforementioned comments and provide the necessary evidence to sufficiently support the conclusions reached. If the requested information and analysis are not included in the final CEQA document, either the Final MND or other type of CEQA document, the Lead Agency should provide reasons for not doing so. Pursuant to California Public Resources Code Section 21092.5(b) and CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MND for adoption together with any comments received during the public review process and notify each public agency when any public hearings are scheduled. Please provide South Coast AQMD with written responses to all comments contained herein prior to the adoption of the Final MND. When responding to issues raised in the comments, detailed reasons supported by substantial evidence in the record to explain why specific comments and suggestions are not accepted must be provided. In addition, if the Lead Agency decides to adopt the Final MND, please provide South Coast AQMD with a notice of any scheduled public hearings.

Thank you for the opportunity to provide comments. South Coast AQMD staff is available to work with the Lead Agency to address any air quality questions that may arise from this comment letter. Please contact Danica Nguyen, Air Quality Specialist, at [email protected] should you have any questions.

Response 3: The City thanks the Department for their participation in this process. This comment summarizes and concludes the Department’s letter. No additional response required. 507
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Draft Initial Study / MND Response to Comments February 2026 Letter 4 – California Department of Fish and Wildlife (CDFW) 508
Item 2.

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Draft Initial Study / MND Response to Comments February 2026 509 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 510 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 511 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 512 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 513 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 514 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 515 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 516 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 517 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 518 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 519 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 520 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 521 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 522 Item 2.

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Draft Initial Study / MND Response to Comments February 2026 Letter 4 – Comments and Responses
Comment 1: The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt an MND from the City of Coachella (City) for the Project pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines.1
Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

Response 1: The City thanks CDFW for participating in the review of the IS/MND. This comment is understood as an introductory comment and does not raise any specific environmental concerns.

Comment 2:

CDFW ROLE
CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub.

Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on Projects and related activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub. Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW’s lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in “take” as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code.

Response 2: This is an introductory comment describing the role of CDFW role as a trustee and responsible agency. The comment regarding the regulatory requirements for any “take” of an 523
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City of Coachella Page 31
Draft Initial Study / MND Response to Comments February 2026 endangered species is acknowledged. The comment does not raise any issue with the analysis in the IS/MND. For this reason, no further response to this comment is provided.

Comment 3:

PROJECT DESCRIPTION SUMMARY
Proponent: Meyers Concrete Corp.

Objective: The Project proposes the development of a storage facility and office/clubhouse on an 11-acre property. The office/clubhouse will be two stories and 3,970 square feet. The buildout of the proposed Project is anticipated to generate increased levels of light and glare from interior and exterior building lighting, safety and security lighting, landscape and signage lighting, and vehicles accessing the site. Project landscaping will include a mix of various trees, shrubs, and ground coverings to provide shade for pedestrians.

Location: The Project site is located in the City of Coachella, County of Riverside, California. The site is located east of Harrison Street and approximately 1,300 feet south of Avenue 48. The site is located within Accessor’s Parcel Number 603-290-005.

Timeframe: The MND does not indicate a timeframe for construction.

Response 3: This comment provides a summary of the project and does not identify a specific concern or question regarding the adequacy of the IS/MND in identifying and analyzing the potential environmental impacts of the project. For this reason, no further response to this comment is provided.

Comment 4:

COMMENTS AND RECOMMENDATIONS
CDFW has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (i.e., biological resources). CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project’s significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological resources). The MND has not adequately identified and disclosed the Project’s impacts (i.e., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant.

CDFW’s comments and recommendations on the MND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Project’s significant, or potentially significant, impacts to biological resources. CDFW requests 524
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Draft Initial Study / MND Response to Comments February 2026 that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to less than significant.

Response 4: The IS/MND adequately discloses the project’s potentially significant impacts on biological resources, includes a complete and stable project description, provides mitigation measures to reduce biological impacts to less than significant levels, and complies with CEQA’s requirements. Specific responses to the general comments are provided individually below in Responses 7 through 13.

Comment 5:

Existing Environmental Setting
Compliance with CEQA is predicated on a complete and accurate description of the environmental setting that may be affected by the proposed Project. CDFW is concerned that the assessment of the existing environmental setting has not been adequately analyzed in the MND. CDFW is concerned that without a complete and accurate description of the existing environmental setting, the MND may provide an incomplete analysis of Project-related environmental impacts.

The MND lacks a complete assessment of biological resources including nesting birds, burrowing owl (Athene cunicularia), American badger (Taxidea taxus), and desert kit fox (Vulpes macrotis arsipus) within the Project site and surrounding area. A complete and accurate assessment of the environmental setting and Project-related impacts to biological resources is needed to both identify appropriate avoidance, minimization, and mitigation measures and demonstrate that these measures reduce Project impacts to less than significant.

Response 5: The commenter’s opinion is noted but provides generalized statements that are not supported by specific facts. Individual responses to burrowing owl, American badger, and desert kit fox concerns are provided below.

Comment 6:

Mitigation Measures
CEQA requires that an MND include mitigation measures to avoid or reduce significant impacts.

CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends adding mitigation measures for nesting birds, American badger, desert kit fox, the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), and artificial nighttime lighting, as well as revising the mitigation measure for burrowing owl. 525
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Draft Initial Study / MND Response to Comments February 2026 Response 6: The commenter’s opinion is noted. Individual responses to these concerns are provided below.

Comment 7:
1) Nesting Birds
It is the Project proponent's responsibility to comply with all applicable laws related to nesting birds and birds of prey. Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows: section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds-of-prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.).

With regard to the CVMSHCP, per its associated Implementing Agreement and Permits from CDFW and the U.S. Fish and Wildlife Service (the Wildlife Agencies), Take associated with Covered Activities will not be in violation of the Migratory Bird Treaty Act and will be consistent with Fish and Game Code sections 3503 and 3503.5; therefore, all Covered Activities within and outside Conservation Areas must undertake measures to avoid the take of individuals, nests, and eggs of nesting birds. The CVMSHCP includes a general conservation measure that applies to all bird species to avoid impacts to habitat for nesting birds during the nesting season (CVMSHCP Section

9.7). Per IA Section 13.2, the City of Coachella (the CVMSHCP Permittee that would be conferring Authorized Take to this Project) is obligated to ensure the projects to which it confers Take Authorization under the CVMSHCP comply with all terms and requirements of the CVMSHCP, the Wildlife Agencies’ Permits that create the CVMSHCP, and the Implementing Agreement, including compliance with laws that protect nesting birds.

The MND lacks both a discussion of the potential for birds to nest within and surrounding the Project site and a mitigation measure for nesting birds. The MND describes the history of the Project site and how it has been cleared of vegetation several times in recent history. Based on review of historical aerial imagery using Google Earth, CDFW notes that vegetation, including shrubs that are suitable to support nesting birds, have re-occupied the Project site following past grading and vegetation removal activities. CDFW considers the Project site to contain suitable habitat for birds that nest on the ground and in shrubs and trees within and surrounding the Project site.
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Draft Initial Study / MND Response to Comments February 2026 Without an analysis of the potential for nesting birds to occupy the Project site and appropriate avoidance, minimization, and mitigation measures, CDFW considers the MND to be inadequate in avoiding or reducing impacts to nesting birds to a level less than significant. CDFW recommends to the greatest extent feasible that initial ground disturbing and vegetation removal activities are conducted outside of the peak nesting bird season to align with the CVMSHCP’s general conservation measure for nesting birds (see further above). CDFW also recommends the completion of nesting bird surveys regardless of the time of year to ensure that impacts to nesting birds and their nests and eggs are avoided. The timing of the nesting season varies greatly depending on several factors, such as bird species, weather conditions in any given year, and longterm climate changes (e.g., drought, warming, etc.). In response to warming, birds have been reported to breed earlier, thereby reducing temperatures that nests are exposed to during breeding and tracking shifts in availability of resources (Socolar et al., 20172).

CDFW staff have observed that climate change conditions may result in the nesting bird season occurring earlier and later in the year than historical nesting season dates. CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site and surrounding area be avoided any time birds are nesting on-site. CDFW therefore recommends the completion of nesting bird surveys regardless of the time of year to ensure compliance with all applicable laws pertaining to nesting and migratory birds.

To support the City in avoiding or reducing impacts to nesting birds to a level less than significant, CDFW recommends the following mitigation measure is added to a revised MND:

Mitigation Measure BIO-[A]: Nesting Birds
To the greatest extent feasible, the Project will avoid construction and any grounddisturbing activities during the peak nesting season (January 15 through September 15).

Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities.

Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. 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 nest and buffer monitoring results.

Construction activities may not occur inside the established buffers, which shall remain onsite 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 527
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Draft Initial Study / MND Response to Comments February 2026 daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

Pursuant to the CEQA Guidelines, section 15097(f), CDFW has prepared a draft mitigation monitoring and reporting program (MMRP) in Attachment 1 for revised MM BIO-1, as well as CDFW-recommended MM BIO-[A] through MM BIO-[E].

Response 7: The comment is noted. However, the commenter appears to imply that birds may nest on the site outside of the established nesting period, without providing substantial evidence.

The City’s responsibility is to assure that nesting birds are not disturbed, and that construction be avoided until the young have fledged. It is important to note that MBTA covered species include almost all bird species that could nest on the site, and that since a pre-construction survey will be required, all birds nesting on the site will be identified, regardless of MBTA status. The Initial Study mitigates impacts to nesting bird species to less than significant levels as written.

The mitigation measure and the IS/MND correctly protect nesting birds, and do not require amendment.

Comment 8:
2) Burrowing Owl
On October 10, 2024, the Fish and Game Commission determined that western burrowing owl warrants protection as a candidate species under the California Endangered Species Act (Fish & G. Code, § 2050 et seq.). During the candidacy period, western burrowing owl will be afforded the same protection as threatened and endangered species under CESA. If Project activities, including relocation, could result in take, appropriate CESA authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081) should be obtained prior to commencement of Project activities.

Take of individual burrowing owls and their nests or eggs is defined by Fish and Game Code section 86, and prohibited by sections 3503, 3503.5, and 3513. Take is defined in Fish and Game Code section 86 as “hunt, pursue, catch, capture or kill, or attempt to hunt, pursue, catch, capture or kill.” Fish and Game Code sections 3503, 3503.5, and 3513 afford protective measures as follows:
section 3503 states that it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds-of-prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by rules and regulations adopted by 528
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Draft Initial Study / MND Response to Comments February 2026 the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.).

With regard to the CVMSHCP, the CDFW Natural Community Conservation Plan (NCCP) Permit #2835-2008-001-06 does not provide Take Authorization for burrowing owl individuals, nests, or eggs. To the contrary, section 3.5.6 of the NCCP Permit states burrowing owl “pairs or individuals will not be Taken” and reiterates that the “HCP/NCCP does not authorize Take of [burrowing owl] nests [or] eggs[.]” Therefore, throughout the CVMSHCP area—both within and without Conservation Areas—Permittees must ensure that activities occurring within their jurisdictions do not result in the take, possession, or destruction of burrowing owl individuals, nests, or eggs. Any activity occurring within the CVMSHCP area that results in the take of burrowing owl individuals, nests, or eggs would be unlawful and would not be a Covered Activity under the CVMSHCP. Per Implementing Agreement Section 13.2, the City is obligated to ensure the projects to which it confers Take Authorization under the CVMSHCP comply with all terms and requirements of the CVMSHCP, the Wildlife Agencies’ Permits that created the CVMSHCP, and the Implementing Agreement, including compliance with laws that protect burrowing owls.

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the surveys, and no sign of the presence of burrowing owls were observed. However, the project site has a history of burrowing owl sightings and contains prime foraging habitat for the species.

Additionally, several large holes were observed on the project site.” Given the presence of suitable burrows and sparse cover of vegetation within the Project site and surrounding area, CDFW considers the Project site and surrounding area to contain suitable nesting and foraging habitat for burrowing owl. The Project site is adjacent to the Whitewater River where occurrences of burrowing owl have been reported less than 500 feet and less than 1000 feet from the Project site (California Natural Diversity Database, Unprocessed Data). There is potential for Project site conditions for burrowing owl to change relatively quickly. For example, new suitable burrows for burrowing owls may be dug by ground squirrels and/or other burrowing mammals, and those burrows may become occupied by burrowing owls. Burrowing owls also frequently move into disturbed areas prior to and during construction activities because they are adapted to highly modified habitats.3,4
Regarding the methodology of the biological surveys, page 37 of the MND indicates that “general and focused surveys were conducted from October 1st through October 20th, 2023,” and that the “animal surveys were conducted simultaneously with plant surveys.” To obtain a complete and accurate assessment of biological resources with respect to burrowing owl, CDFW recommends focused surveys specifically for burrowing owl and consistent with the timing and frequency of surveys described in Appendix D of the Staff Report on Burrowing Owl Mitigation,5 which 529
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Draft Initial Study / MND Response to Comments February 2026 describes surveys during the breeding season and nonbreeding season. These focused surveys should not be combined with survey efforts for other species.

Because the MND lacks the findings of focused surveys for burrowing owl consistent with the guidelines in the Staff Report on Burrowing Owl Mitigation, the number and locations of suitable and occupied burrows within the Project site are unknown. As a result, CDFW is limited in its ability to provide biological expertise to support the City in reducing impacts to burrowing owl to a level less than significant. CDFW recommends that the MND is revised to include the results of focused surveys for burrowing owl within the entire Project site and surrounding area, including survey reports,6 consistent with the guidelines outlined in Appendix D of the Staff Report on Burrowing Owl Mitigation and to incorporate appropriate avoidance, minimization, and mitigation measures for burrowing owl. Focused surveys are needed to inform appropriate avoidance, minimization, and mitigation measures and support the City and Project proponent in avoiding or reducing impacts to burrowing owl to a level less than significant. CDFW requests that if burrowing owls are detected during focused surveys, survey results are submitted to the CDFW and the U.S. Fish and Wildlife Service (USFWS), and the City initiate consultation with CDFW and USFWS to identify a path forward regarding the protection of burrowing owls. Early coordination with CDFW and USFWS is important in identifying appropriate avoidance, minimization, and mitigation measures and reducing the chance of Project delays.

The MND includes Mitigation Measure BIO-1 for burrowing owl. CDFW considers the measure to be inadequate in scope and timing to avoid or reduce impacts to burrowing owl to a level less than significant. To support the City in avoiding or reducing impacts to burrowing owl to a level less than significant, CDFW recommends that Mitigation Measure BIO-1 is revised with the following additions in bold and removals in strikethrough:

Mitigation Measure BIO-1: Burrowing Owl Focused and Preconstruction Surveys Suitable burrowing owl habitat has been confirmed on the site; therefore, focused burrowing owl surveys shall be conducted by a CDFW-approved qualified biologist prior to any Project activities, including vegetation- or ground-disturbing activities. CDFW strongly recommends that focused surveys are conducted in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version)7. If burrowing owls are detected during the focused surveys, the qualified biologist and Project proponent shall begin coordination with CDFW and USFWS immediately, and shall submit the results of focused surveys to CDFW and USFWS as soon results become available and before commencement of any Project activities, including any vegetation- or ground-disturbing activities. CDFW recommends that the information included in the survey results be consistent with Appendix D of the Staff Report on Burrowing Owl Mitigation, including a detailed map showing locations of all burrowing owls, burrowing owl sign, potential burrows, and 530
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Draft Initial Study / MND Response to Comments February 2026 occupied burrows (occupied means at least one burrowing owl or its sign has been observed within the last three years; may be indicated by owl sign including feathers, pellets, prey remains, eggshell fragments, or excrement at or near a burrow entrance or perch site); a description of the behavior of burrowing owls during surveys; a description of survey methods; and other items listed in Appendix D of the Staff Report on Burrowing Owl Mitigation under “Survey Reports.” Consultation with CDFW and USFWS must be completed prior to commencement of any Project activities, including vegetation- or ground-disturbing activities. If impacts to occupied burrowing owl habitat or burrow(s) or burrowing owl individuals, nests, or eggs cannot be avoided, CESA authorization (i.e., Incidental Take Permit under Fish and Game Code section 2081(b)) should be obtained from CDFW prior to commencement of Project activities, including vegetation- or ground-disturbing activities.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and again within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be repeated when there is a pause in construction of more than 30 days. Preconstruction surveys shall be performed by a CDFW-approved qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted and the qualified biologist shall coordinate with CDFW and USFWS. Project activities shall not recommence until consultation with CDFW and USFWS is completed.

Per the 2012, California Department of Fish and Wildlife (CDFW) Staff Report on Burrowing Owl Mitigation (CDFW Staff Report), a burrowing owl clearance survey shall be performed by a certified avian biologist 30 days prior to any site disturbance (grubbing, grading, and construction). The pre-construction survey is required to use the accepted protocol of the CDFW Staff Report. The survey shall contain the project site and a 550-yard radius of the site.

If no active burrows are found in the survey area, site disturbance may commence providing a biological monitor is onsite.

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Draft Initial Study / MND Response to Comments February 2026 shall occur until the certified avian biologist has determined that the nest site is inactive. Thus, on a project site, it is recommended that grading should take place from September 1st though January 30th to avoid restriction or cancellation of grading permits because of the presence of burrowing owls during the breeding season.

If resident owls are present on or near the project site outside of breeding season, in some cases, the owl(s) can be relocated to other sites by a permitted biologist under the authorization of the U.S. Fish and Wildlife Service.

Response 8: The comment is noted. However, the commenter provides no evidence to contradict the professional biologist’s statement that no owl, sign or appropriate burrows are located on the site. As stated in both the Initial Study and the Biological Resources Study, the site has been cleared and graded. Additionally, the site is littered with various automotive and household refuse, building materials, garbage, and domestic dog and cat scat.

No burrowing owls were observed during the surveys, and no sign of the presence of burrowing owls were observed. However, the project site has a history of burrowing owl sightings and contains prime foraging habitat for the species. Additionally, several large holes were observed on the project site. In order to ensure that burrowing owls are not impacted by the development of the project, a pre-construction survey shall be required 30 days prior to any ground disturbance in order to locate owls or active burrows if any. If burrowing owls are found on site or with 550 yards of the site, certain standards shall be followed, as stated below under Mitigation Measure BIO-1.

The pre-construction survey required as Mitigation Measure BIO-1 for burrowing owls is sufficient to identify the species if it were to occur. The mitigation measure is appropriate and complete, lists performance standards should the species be identified, and no additional mitigation is required.

Comment 9:
3) American Badger
American badger is a California Species of Special Concern. The MND lacks a discussion of the potential for American badger to occupy the Project site and surrounding area. CDFW notes that the Project site contains predicted suitable habitat for American badger, including areas with medium and high suitability ranks, per California Wildlife Habitat Relationships range maps, accessed using CDFW’s Biogeographic Information and Observation System. Page 38 of the MND also indicates that “several large holes were observed on the project site.” CDFW notes that American badgers excavate dens for the purposes of protection, sleeping, food storage, places to give birth, and as focal areas for foraging8. American badger has the potential to occupy the 532
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Draft Initial Study / MND Response to Comments February 2026 Project site, and CDFW recommends the MND is revised to indicate their potential presence. The MND lacks a mitigation measure for American badger. Without appropriate avoidance, minimization, and mitigation measures for American badger, such as preconstruction surveys and avoidance measures if individuals, dens, or sign are detected, CDFW considers that the MND has not avoided or reduced potential impacts to American badger to a level less than significant.

Further, given the MND’s lack of an assessment of biological resources and impacts associated with American badger, CDFW is limited in its ability to provide biological expertise to support the City in reducing impacts to American badger to a level less than significant. CDFW recommends that the MND is revised to include the results of focused surveys for American badger within the Project site and surrounding area.

To support the City in avoiding or reducing impacts to American badger to a level less than significant, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure BIO-[B]: American Badger Preconstruction Surveys No more than 30 days prior to the beginning of ground disturbance and/or construction activities, a qualified biologist(s) shall conduct surveys to determine if potential American badger burrows are present in the Project area. Surveys shall encompass both the Project site and a buffer distance adequate to determine the potential for direct or indirect impacts.

Surveys shall attain 100% visual coverage and be conducted using 10-m transects (or reduced based on topography and vegetation), to determine the presence or absence of individuals, dens, and sign. If American badger burrows are located, the City and Project proponent shall have a qualified biologist(s) monitor the burrows using observation and tracking material and/or trail cameras over a three (3) day period to determine the status of the burrow. If non-natal active dens can be avoided and buffered from Project activities, the biologist shall flag a minimum 100-foot disturbance-free buffer zone. A minimum 500- foot disturbance-free buffer shall be placed around the natal den and maintained until juvenile independence is determined by the biologist. The biologist has the authority to halt or stop work if individuals exhibit signs of disturbance. Established buffers shall remain until the biologist determines the young have dispersed or the den is no longer active, or until Project activities cease. If American badger is proposed to be relocated from an active den or an active den will be impacted, an exclusion plan, including compensatory mitigation, shall be prepared for CDFW review and approval that will be performed outside of breeding season and after juvenile dispersal.

Response 9: Comment noted. No sign of the American badger or American badger habitat was found on the project site during the field survey by the biologist. However, based on historical observations recorded in the CNDDB, the American badger could occur onsite (Appendix II of the 533
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Draft Initial Study / MND Response to Comments February 2026 project specific Biological Report). A general biological survey will be conducted prior to commencing project activities. This requirement is added as mitigation measure BIO-2.

Comment 10:
4) Desert Kit Fox
Desert kit fox is protected as a fur-bearing mammal under Title 14 of the California Code of Regulations (Chap. 5, §460) and may not be taken at any time. The MND lacks a discussion of the potential for desert kit fox to occupy the Project site and surrounding area. CDFW notes that the Project site contains predicted suitable habitat for desert kit fox, including areas with medium and high suitability ranks, per California Wildlife Habitat Relationships range maps, accessed using CDFW’s Biogeographic Information and Observation System. Page 38 of the MND also indicates that “several large holes were observed on the project site.” CDFW notes that desert kit fox dig dens in level areas with loose-textured, sandy and loamy soils9,10 and use dens for cover and reproduction among other uses. Desert kit foxes also use dens throughout the year and regularly use dens for thermal regulation and water conservation11. CDFW considers that the MND has not avoided or reduced potential impacts to desert kit fox to a level less than significant.

CDFW recommends the MND is revised to include a discussion of the potential for desert kit fox to occupy the Project site and surrounding area and appropriate avoidance, minimization, and mitigation measures. Because desert kit fox has high fidelity to natal dens, it is crucial to adequately assess whether desert kit fox is present on the Project site well in advance of commencing Project activities. If desert kit fox is found on-site during breeding season, it could delay Project activities until appropriate vegetation and construction buffers can be established on the Project site. Further, given the MND’s lack of an assessment of biological resources and impacts associated with desert kit fox, CDFW is limited in its ability to provide biological expertise to support the City in reducing impacts to desert kit fox to a level less than significant. CDFW recommends that the MND is revised to include an assessment of biological resources and impacts associated with desert kit fox within the Project site and surrounding area.

To support the City in avoiding or reducing impacts to desert kit fox to a level less than significant, CDFW recommends the following mitigation measure is added to a revised MND:

Mitigation Measure BIO-[C]: Desert Kit Fox Preconstruction Surveys Preconstruction surveys for desert kit fox shall be conducted by a qualified biologist(s) within 14 days prior to the start of construction. The survey area shall include the Project area plus a 500-foot buffer during the breeding season (January 15 through August 31 or until pups are foraging on their own) and a 250-foot buffer outside the breeding season.

Preconstruction surveys should include 100-percent visual coverage of the Project area and buffer using 10-m transects (or reduced based on topography and vegetation) to determine 534
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Draft Initial Study / MND Response to Comments February 2026 the presence or absence of individuals, dens, and sign. Potentially occupied burrows in the Project area and the survey buffer shall be mapped, and the qualified biologist(s) shall utilize daily on-site monitoring, tracking stations, and wildlife cameras to determine whether the burrows are occupied. If a burrow is determined to be occupied by desert kit fox during the breeding season, the burrow shall be demarcated with a 500-foot buffer. No disturbance of active dens shall take place when juvenile desert kit fox may be present and dependent on parental care. If a burrow is determined to be occupied outside the breeding season, it shall be demarcated with a 250-foot buffer. The biologist has the authority to halt or stop work if individuals exhibit signs of disturbance. Burrows determined to be unoccupied shall be demarcated with a 50-foot buffer. If occupied burrows are found in Project disturbance areas and cannot be avoided, the City and Project proponent shall consult with CDFW on an appropriate path forward. The loss of desert kit fox habitat shall be mitigated at no less than a 2:1 ratio.

Response 10: Comment noted. No sign of the desert kit fox or desert kit fox habitat was found on the project site during the field survey by the biologist. Moreover, a review of the historical observations recorded in the CNDDB did not indicate that the desert kit fox occurred onsite (Appendix II of the project specific Biological Report). However, a general biological survey will be conducted prior to commencing project activities. This requirement is added as mitigation measure BIO-3.

Comment 11:
5) Coachella Valley Multiple Species Habitat Conservation Plan The Project is located within the CVMSHCP Plan Boundary and contains habitat for Covered Species and/or conserved natural communities. Per CVMSHCP Section 5.2.1.1 and Implementing Agreement Sections 12.2.1 and 13.2, the City is obligated to impose a local development mitigation fee for new development within the Plan Area that impacts vacant land containing Habitat for Covered Species and/or conserved natural communities, including small vacant lots within urban areas that contain natural open space, and to transmit collected fees to the Coachella Valley Conservation Commission at least quarterly and prior to impacts to Covered Species and their Habitats. To document the City’s obligation to impose and transmit a Local Development Mitigation Fee for the Project, CDFW recommends the City add the following mitigation measure to a revised MND:

Mitigation Measure BIO-[D]: CVMSHCP Local Development Mitigation Fee Prior to construction and issuance of any grading permit, the City shall ensure compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated Implementing Agreement and shall ensure the collection of payment of the 535
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Draft Initial Study / MND Response to Comments February 2026 CVMSHCP Local Development Mitigation Fee and transfer of revenues to the Coachella Valley Conservation Commission.

Response 11: The comment is noted. However, as allowed under CEQA, requirements of law are not mitigation measures, and are assumed to be implemented. Because the payment of the CVMSHCP fee is a requirement by the City, as stated in the IS/MND, its payment will reduce impacts to less than significant levels, and no mitigation measure is required.

Comment 12:
6) Artificial Nighttime Lighting

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increased levels of light and glare from interior and exterior building lighting, safety and security lighting, landscape and signage lighting and vehicles accessing the site. However, lighting and glare levels are not expected to exceed typical levels within the surrounding urban environment.

The project will be required to adhere to the lighting standards established in the Coachella Municipal Code.” The MND lacks additional information on lighting plans and avoidance, minimization, and mitigation measures. The MND also lacks an analysis of direct, indirect, and cumulative impacts of artificial nighttime lighting, including impacts associated with long-term operations, on biological resources including migratory birds that fly at night, burrowing owls, bats, and other nocturnal and crepuscular wildlife. The Project is located adjacent to agricultural areas to the south, vacant areas to the east, and the Whitewater River—areas that provide suitable nesting, roosting, foraging, and refugia habitat for birds, migratory birds that fly at night, burrowing owls, bats, and other nocturnal and crepuscular wildlife. The Project’s proposed artificial nighttime lighting has the potential to significantly and adversely affect wildlife in these areas adjacent to the Project site. Artificial lighting alters ecological processes including, but not limited to, the temporal niches of species; the repair and recovery of physiological function; the measurement of time through interference with the detection of circadian and lunar and seasonal cycles; the detection of resources and natural enemies; and navigation.12 Many species use photoperiod cues for communication (e.g., bird song13), determining when to begin foraging,14 behavioral thermoregulation,15 and migration.16 Phototaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it.12
CDFW recommends that the MND is revised to include both an analysis of the direct, indirect, and cumulative impacts of artificial nighttime lighting associated with the Project’s long-term operations on biological resources, and appropriate avoidance, minimization, and mitigation measures that will avoid or reduce impacts to less than significant. 536
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Draft Initial Study / MND Response to Comments February 2026 To support the City in avoiding, minimizing, and mitigating for the Project’s direct and indirect impacts of artificial nighttime lighting on biological resources, CDFW recommends that the City include in a revised MND the following mitigation measure:

Mitigation Measure BIO-[E]: Artificial Nighttime Lighting Throughout construction and the lifetime operations of the Project, the City shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City shall ensure that all lighting for the Project is fully shielded, cast downward and directed away from surrounding open-space and agricultural areas, reduced in intensity to the greatest extent possible, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark-Sky Association standards at http://darksky.org/). The City shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler.

Response 12: The commenter’s opinion about artificial lighting is noted. The site is located east and south of industrial businesses. The project is also located north of a date palm grove, and west of the unpaved Avenue 48 alignment, vacant land, and Coachella canal. The paved right-ofway, Harrison Street, delineates the project’s western boundary. Harrison Street contributes to traffic lighting, and the industrial uses to the north and west, which also contribute to nighttime lighting in the area for security. The project is not adjacent or in the vicinity of any Coachella Valley Multiple Species Habitat Conservation Plan Conservation Area.

The City’s construction hour restrictions make it unlikely that construction will occur at night.

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includes nighttime lighting to safely illuminate the site entrances, signage, parking, walkways, and other features with the appropriate fixtures. The project will be required to adhere to the lighting standards established in the Coachella Municipal Code. Chapter 17.54.010 (K) (off-street parking and loading: lighting) of the Coachella Municipal Code, states that parking area lighting is not always required; however, if lit parking areas are required, parking lighting fixtures shall include hoods provided and adjusted, so as to preclude the direct glare of the light from shining onto property or streets. The project shall comply with Chapter 17.54.010 (K) in order to provide lighting for cars and pedestrians without generating excess light and spillage.

These requirements are established to ensure that proposed development includes a minimum uniformity of light coverage, while minimizing light trespass. Sources of low-intensity lighting will consist of wall-mounted fixtures for the dwelling unit exteriors and landscaping illumination 537
Item 2.

City of Coachella Page 45
Draft Initial Study / MND Response to Comments February 2026 throughout the interior walkways. The project’s impact associated with lighting have been correctly analyzed, and no change to the IS/MND is required.

Comment 13:
7) Landscaping

Page 22 ends

and ground coverings to provide shade for pedestrians, and vertical variation and interest.” The MND lacks additional information on landscaping plans. CDFW recommends that the MND include recommendations regarding landscaping from Section 4.0 of the CVMSHCP “Table 4-112:

Coachella Valley Native Plants Recommended for Landscaping” (pp. 4-180 to 4-182; https://cvmshcp.org/plan-documents/). CDFW recommends xeriscaping with locally native California species and installing water-efficient and targeted irrigation systems (such as drip irrigation). Native plants support butterflies, birds, reptiles, amphibians, small mammals, bees, and other pollinators that evolved with those plants. More information on native plants suitable for the Project location and nearby nurseries is available at Calscape: https://calscape.org/. Local water agencies/cities and resource conservation cities in your area may be able to provide information on plant nurseries that carry locally native species, and some facilities display drought-tolerant locally native species demonstration gardens. Information on drought-tolerant landscaping and water-efficient irrigation systems is available on California’s Save our Water website: https://saveourwater.com/.

Response 13: The comment is noted. As described in the IS/MND, page 82, outdoor landscaping will rely on drought tolerant plantings on inert (decomposed granite) groundcover, therefore meeting the local efficiency standards. The project is required to comply with both the City’s water efficient landscaping standards and CWA’s water conservation requirements in landscaping, which include water budgeting for landscaped areas(IS/MND page 113). The project will therefore be regulated to assure low water use in landscaping, as clearly stated in the IS/MND.

Comment 14:

ENVIRONMENTAL DATA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special-status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link:
538
Item 2.

City of Coachella Page 46
Draft Initial Study / MND Response to Comments February 2026 https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plants-andAnimals.

Response 14: Consistent with the policy expressed in Public Resources Code section 21003(e), environmental data will be submitted to the CNDDB to comply with legal requirements.

Comment 15:

ENVIRONMENTAL DOCUMENT FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying Project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.) South Coast AQMD Comments Response 15: The project applicant shall pay the environmental document filing fee upon filing the Notice of Determination.

Comment 16:

CONCLUSION
CDFW appreciates the opportunity to comment on the MND to assist City in identifying and mitigating Project impacts to biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project’s significant, or potentially significant, impacts to biological resources. CDFW recommends that revised and additional mitigation measures and analysis as described in this letter be added to a revised MND.

CDFW personnel are available for consultation regarding biological resources and strategies to avoid and minimize impacts. Questions regarding this letter or further coordination should be directed to Jacob Skaggs, Senior Environmental Scientist Specialist, at [email protected].

Response 16: The City thanks CDFW for their participation in the CEQA process. This comment concludes CDFW’s letter, stating that the IS/MND does not adequately mitigate the project’s impacts to biological resources, is otherwise inadequate, and that the City is required to recirculate the IS/MND. The City disagrees with this conclusion for the reasons discussed in Responses 4 through 13 above. CDFW’s comments do not present significant new information that would require a revised IS/MND, but merely amplify the conclusions of the IS/MND. While 539
Item 2.

City of Coachella Page 47
Draft Initial Study / MND Response to Comments February 2026 the City and the project proponent have agreed to modify existing mitigation to reflect CDFW’s recommended mitigation measures, these revised measures make insignificant modifications to an already adequate IS/MND. The two mitigation measures added are reflective of existing regulations, and does not warrant recirculation.
540
Item 2.

PROP. BUILDING B

SELF STORAGE
1-STORY
28,600 SF
447.5 FF
447.0 PE
EX. R/W
PROP. BUILDING E

SELF STORAGE
1-STORY
34,650 SF
446.5 FF
446.0 PE
PROP. BUILDING H

SELF STORAGE
1-STORY
33,550 SF
445.5 FF
445.0 PE
PROP. BUILDING C

SELF STORAGE
1-STORY
19,750 SF
447.5 FF
447.0 PE
PROP. BUILDING F

SELF STORAGE
1-STORY
17,750 SF
446.5 FF
446.0 PE
PROP. BUILDING J

SELF STORAGE
1-STORY
19,000 SF
445.5 FF
445.0 PE
PROP. BUILDING A

SELF STORAGE
1-STORY
27,650 SF
447.5 FF
447.0 PE
PROP. BUILDING D

SELF STORAGE
1-STORY
23,075 SF
446.5 FF
446.0 PE
PROP. BUILDING G

SELF STORAGE
1-STORY
22,800 SF
445.5 FF
445.0 PE
447.5
FS
446.3
FS
445.5
FS
447.5
FS
447.5
FS
448.0 TC
447.5 FS
447.0 TC
446.5 FS
447.0 TC
446.5 FS
446.0 TC
445.5 FS
445.8
FS
(446.8±)
EX. FG
446.5
FS
(447.8±)
EX. FG
447.5
FS
(444.4±)
EX. FG
446.0
FS
(445.7±)
EX. FG
447.5
FS
(446.7±)
EX. FG
447.5
FS
447.5
FS
(446.9±)
EX. FG
(447.0±)
EX. FG
(442.8±)
EX. FG
445.8 TC
445.3 FS
(447.9±)
EX. FG
(447.5±)
EX. FG
446.5
FS
445.5
FS
PROP. ACCESS
(ENTRANCE/EXIT)
PROP. ACCESS
(ENTRANCE/EXIT)
N00°
24'00"W
356.31' N 89°36'23" E 1331.60'
N 00°02'52" W 365.25'
N 89°59'28" E 1329.39'
EX. UNDERGROUND TELEPHONE
EX. PROJECT BOUNDARY & CL
EX. SEWER
EX. WATER
PROP. CURB & GUTTER
PROP. RIGHT OF WAY
EX. PROJECT BOUNDARY
EX. PROJECT BOUNDARY
EX. PROJECT BOUNDARY
447.5
FS
446.7
FL-GB
446.9 TC
446.4 FL
446.1
TOG 446.7 TOG 447.1 FL-HP 446.7 TOG 447.1 FL-HP

1.2% 1.2% 0.5% 0.5% 0.5% 0.5%

2.3% 2.3%

2.3% 2.0%

1.2% 1.2%

2.3% 2.3%
448.0 TC
447.5 FS
447.5 TC
447.0 FS
446.4
FS
446.9 TC
446.4 FL
448.2 TC
447.7 FL
448.2 TC
447.7 FL
448.1 TC
447.6 FS
OFFICE
2-STORY
5,025 SF448.2 FF
447.7 PE

34.4' 35' 70' 110'
446.7
FL

2.2%

0. 5%
1 .
2 % 1.0%

3.0%

1.0%

0.5%
446.6

1.8% FL-HP
9" STEP
445.7
TOG

2.3% 2.3% 446.1 FL-HP 0.5%

1.2% 1.2%
446.0
FS
445.1
TOG
445.9 TC
445.4 FL

2.0%

0. 5%
1 .
2 %

2.5%
445.6
FL-HP

1.5%
444.5
TOG
445.1
FL-HP
444.5
FL-HP
445.5
FS

2.8% 2.8%

1.2% 1.2% 0.5% 0.5% 0.5% 0.5%

2.8% 2.8%
444.7 TC
444.2 TOG
444.7 TC
444.2 TOG
445.0 TC
444.5 FL

0.5% 0.5%

0.5%

0.7%

2.5%

2.5%
445.9 TC
445.4 FL

0.5% 0.5%
444.5
FL-HP

3.0% 3.0% 32.3' 32' 50' 445.1 TOG
446.0 TC
445.5 FS 0
.5% 1.2%
444.5
TOG
445.1
FL-HP

3.0% 3.0%

1.2% 1.2% 0.5% 0.5% 0.5%
445.5
FS
445.5
FS

1.8%

2.0%

0.5%
445.7
TOG

2.5%

2.5%
446.1

0.5% FL-HP

1.2%

0.5%

1.0%
0 .5%
1 .2
%

1.0%

1.0%
446.4
FS
448.0 TC
447.5 FS
447.5 TC
447.0 FS

3.0%
2 .
3 %
447.5
FS

2.3%
447.1
FL-HP

1.2% 1.2% 446.7 0.5% TOG 0.5%

2.3% 2.3%
447.9 TC
447.4 FS

1.2%
447.9 TC
447.4 FS
447.6 TC
447.1 FS
448.3 TC
447.8 FL
2%

2.0%
448.7 TC
448.2 FS
448.8 TC
448.3 FS
448.1 TC
447.6 FS
448.1 TC
447.6 FS 448.1 TC
447.6 FS
447.9 TC
447.4 FS

1.2%
446.7
TOG

2.0% 2.3% 447.9 TC 447.4 FS
448.2 TC
447.7 FS
448.3 TC
447.8 FL
448.4 TC
447.9 FL
448.4 TC
447.9 FL
2% 448.8 TC
448.3 FS
448.9 TC
448.4 FS

2.0%
447.4 TC
446.9 FS
447.7 TC
447.2 FS
448.4 TC
447.9 FS
447.0
TOG
446.7
TOG
PROP. RETENTION BASIN
PROP. UNDERGROUND RETENTION (4'Ø PERFORATED CMP TYP.)
PROP. CB
PROP. STORM
DRAIN PIPE (TYP.)
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. UNDERGROUND RETENTION AREA
(4'Ø PERFORATED CMP TYP.)
PROP. UNDERGROUND RETENTION
(4'Ø PERFORATED CMP TYP.)
PROP. UNDERGROUND RETENTION AREA
(4'Ø PERFORATED CMP TYP.)
PROP. CB
PROP. CB
PROP. CB
PROP. CB
PROP. STORM
DRAIN PIPE (TYP.)
PROP. STORM
DRAIN PIPE (TYP.)
PROP. CB
PROP. CB
PROP. CB
PROP. CB

WASH BAY

WASH BAY
PROP. CB

1.5' H WATERPROOF STEM WALL

3.2%

1.0%

0.5%
446.1
TOG

0.8%

2.2%

3.2%
445.7
TOG

2.5%

2.5%PROP. CB 0.5%

2.3%
445.7
TOG

2.3% 2.3% PROP. CB 0.5%

2.0%

2.2%

2.2%
PROP. RETENTION BASIN BTM=436.0 / TOP=440 5.

BTM=
439.0/T
OP=443
5 .

HARRISON STREET
446.5
FS
446.3
FS
446.3
FS
446.0
FS

0.25' FOOTING STEP

0.25' FOOTING STEP
445.8
FS
445.8
FS
445.8
FL-HP
446.5
FS
446.3
FS

1.4% 1.4%

1.4%

2.2%

1.4%

2.2%

1.4%
446.5
FS
446.3
FS
446.5
FS
446.3
FS

1.4%

1.3%
446.3
FS

2.5%
446.3
FS
446.0
FS
445.8
FL-HP

2.5%

1.5%

1.3% 445.5
FS
445.8
FS

1.3% 445.5
FS
445.5
FS
445.5 TC
445.0 FS
446.0 TC
445.5 FS

1.2%

2.2%

1.2%

2.5%
445.8 TC
445.3 FS
445.5 TC
445.0 FS
446.0 TC
445.5 FS

PRELIMINARY GRADING PLAN

DATA TABLE
ASSESSOR'S PARCEL NUMBER: 603-290-005
EXHIBIT DATE: NOVEMBER XX, 2023
SOURCE OF TOPOGRAPHY:ADDRESS:

INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: OCTOBER 23, 2021PUBLIC UTILITY PURVEYORS:ZONE "X": AREA OF MINIMAL FLOOD HAZARDFEMA FLOOD ZONE DESIGNATION:EXHIBIT PREPARER:ADDRESS:

MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270 CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811

REVISIONS
NO. DATE
LIQUEFACTION: HIGH LIQUEFACTION ZONE

IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION:

DESCRIPTION
ELECTRIC:GAS:TELEPHONE:WATER:CABLE:SEWER:USA:A PORTION OF THE NORTHWEST 1/4, SECTION 32, TOWNSHIP 5 SOUTH, RANGE 8, EAST,SAN BERNARDINO MERIDIAN.

IMPERIAL IRRIGATION DISTRICTSOUTHERN CALIFORNIA GAS COMPANYFRONTIER COMMUNICATIONSCOACHELLA VALLEY WATER DISTRICTSPECTRUMCOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERT (760) 398-5844(800) 427-2200(800) 921-8101(760) 398-2651(877) 719-3278(760) 398-2651(800) 227-2600 TELEPHONE: (951) 687-4252
APPLICANT /ADDRESS:CONTACT:
78206 VARNER ROAD, SUITE D152PALM DESERT, CALIFORNIA 92211STEVE MYERS TELEPHONE:

LAND OWNER:

EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING
(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSAC ACREAGEC&G CURB AND GUTTERAPN ASSESSORS PARCEL NUMBERE/P EDGE OF PAVEMENTA.C. ASPHALT CONCRETEMAX. MAXIMUMBNDRY BOUNDARYM.B. MAP BOOK

EXISTING OVERHEAD TELEPHONEEXISTING SEWEREXISTING RIGHT OF WAYPROPOSED CURBPROPOSED EASEMENTEXISTING PROJECT BOUNDARYEXISTING SEWER FORCE MAINEXISTING WATERPROPOSED LOT LINEPROPOSED RIGHT OF WAYPROPOSED AND EXISTING CENTER LINEPROPOSED PROJECT BOUNDARYEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONS LEGEND

X EXISTING EASEMENT DELTA

EXISTING LOT LINEEXISTING EDGE OF PAVEMENTEXISTING TELEPHONE MIN. MINIMUM

NUMBERPROPOSEDRIGHT OF WAYTYPICAL
NO.PROP.R/WTYP.P.U.E. PUBLIC UTILITY EASEMENTSF SQUARE FEETR RADIUSSTD. STANDARDP/L PROPERTY LINEN.T.S. NOT TO SCALER-L LOW DENSITY (RESIDENTIAL)UG UNDERGROUNDO/H OVERHEADOS/PP OPEN SPACE / PARKSPG. PAGE

COACHELLA VAULT

FLOWLINEFINISH SURFACE

FLFSFF FINISH FLOORFG FINISH GRADETC TOP OF CURB

CUTPRELIMINARY EARTHWORKFILLEXPORT

XXXXX CY
XX CY
XXXXX CY*

EARTHWORK ASSUMPTIONS

THE ABOVE EARTHWORK QUANTITIESARE RAW FIGURES WITH NO SHRINKAGE OR SUBSIDENCE FACTORS INCLUDED.* EXPORT MATERIAL WILL BE REMOVED

TO AN OFFSITE LOCATION TO BE

DETERMINED PRIOR TO START OF
GRADING.

PROPOSED ASPHALT PAVEMENTPROPOSED CONCRETE PAVEMENT
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,COMMUNITY PANEL MAP NUMBER 06065C2260H / EFFECTIVE DATE: MARCH 6, 2018

TYLER ST
AVENUE 45

DILLON RD

HARRISON ST
AVENUE 50

CABAZON RD
AVENUE 48
AVENUE 47
AVENUE 48
SITE

VICINITY MAP

STATE HIGHWAY
111
86S
10 10
541
Item 2.
542
Item 2.
543
Item 2.

Facing East Towards Subject Property (vacant property)
544
Item 2.
545
Item 2.
546
Item 2.
547
Item 2.

Facing North (Subject property to the east)
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Item 2.
80237.00007\45004775.2
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STAFF REPORT
5/20/2026
TO: Planning Commission Chair and Commissioners
FROM: Kendra Reif, Community Development Director
Adrian Moreno, Associate Planner
SUBJECT: A Public Hearing to Consider Resolution No. PC2026-15 for the conditional approval of AR No. 24-17 for the remodel of a two-story commercial building located at 1694 6th Street (APN: 778-100-001), and determining that the proposed project is categorically exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301 (Class 1 - Existing Facilities). Applicant:

Nick Meza

STAFF RECOMMENDATION
Staff recommends that the Planning Commission open the public hearing, receive public testimony, and conditionally approve AR No. 24-17 for the remodel of a two-story commercial building located at 1694 6th Street (APN: 778-100-001), and determining that the proposed project is categorically exempt pursuant to California Environmental Quality Act (CEQA) guidelines Section 15301 (Existing Facilities).

EXECUTIVE SUMMARY:

The applicant, Nick Meza, requests that the Planning Commission approve:
 AR No. 24-17 for the remodel of a two-story commercial building located at 1694 6th Street.

Figure 1 - Vicinity Map
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Figure 2 - Vicinity Map
BACKGROUND:

On December 5, 2024, applicant Nick Meza, submitted an application for an Architectural Review and Conditional Use Permit for the Coachella Bar project at APN: 603-290-005. Since then, the applicant has requested to proceed with the Architectural Review only to repair the shell building.

There is no Conditional Use Permit proposed for this proposed project. The 1 st floor plan square
footage is approximately 3,238 sq. ft., with a first-floor outdoor dining area at 516 square feet. The 2 nd floor plan square footage is approximately 3,238 square feet, with an outdoor balcony. Stairs will be modified in the rear of the building. The project will include site improvements such as landscaping, pavers on Grapefruit Boulevard site frontage, and a trash enclosure.

Figure 3- Site Plan
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Table 1
General Plan, Zoning, and Surrounding Existing Uses
General Plan Zoning Surrounding Existing Uses
Site: Downtown Center (DT-PV) Downtown Existing Two-Story Building
North: Downtown Center (DT-PV) Downtown Casillas Family Funeral Home
South: Downtown Center (DT-PV) Downtown El Tepeyac Candy Store East: Urban Employment (U-E) Urban
Employment
CV Smog – Smog Shop
and DMV Registration
Services
West: Downtown Center (DT-PV) Downtown Vacant Lot
LANDSCAPE DESIGN:

The preliminary landscape plan for the Coachella Bar project provides landscaping along 6th Street and Grapefruit Boulevard. The landscape material includes yellow lantana, golden barrel cactus, and parry’s agave. The outdoor patio area provides ficus nitida hedges. The project will provide ¾ gravel for all landscape areas as required by the conditions of approval for the site. The trash enclosure will provide vines as required by the conditions of approval for the site.

Figure 4 - Site Landscaping (highlighted red)
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Figure 5 - Landscape Legend
ARCHITECTURE:

The proposed project falls within the boundaries of the Pueblo Viejo Revitalization Plan. The Pueblo Viejo Revitalization Plan identifies four subareas within the plan. These four subareas are the Sixth Street Subarea, Grapefruit Boulevard Subarea, Cesar Chavez Street Subarea, and Transition Area. The proposed project falls within the Sixth Street Subarea.

The Sixth Street subarea is envisioned as a walkable “main street” environment with higher densities and multi-story structures with a mix of both horizontal and vertical uses. However, for the density to not be overwhelming for a pedestrian, the building architecture guidelines focus on the human scale. This is achieved by incorporating significant details in the buildings’ architecture, especially on the ground floor. Businesses should have high-quality pedestrian-scale frontages to offer a rewarding visual experience to the people passing by.

To preserve the architectural heritage of the Pueblo Viejo District, but also encourage its eclectic nature, four primary architectural styles are explicitly allowed. These styles are Spanish Colonial Revival, Mission Revival, Neoclassical, and Postmodern. Architectural Innovation may be permitted and applicants can depart from these styles with bold new contemporary design, but the design should be in context with the surrounding uses and pay homage to the heritage of the Pueblo Viejo District, the City of Coachella and the Coachella Valley.

The proposed project has been designed to meet the guidelines of the Spanish Colonial Revival architecture within the Pueblo Viejo Revitalization Plan which is consistent with most of the buildings along Sixth Street. Some characteristics of Spanish Colonial Revival architecture as defined in the Pueblo Viejo Revitalization Plan include but are not limited to slate or concrete shingles or half-cylindered/ Spanish (S-shaped) modern concrete tiles, circular or square columns, wrought iron lighting fixtures, including lanterns of many different shapes, and the usage of an earth tone color palette.

The proposed building remodel contains architectural features that include Spanish S tiles for the roof parapet, 2nd story balcony, and outdoor dining area canopy. Architectural features include 552
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rafter tails at the 2nd story canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme. The fence for the project is a wrought iron decorative design.

Overall, the project implements design features compatible with the Spanish Colonial Revival Architecture guidelines of the Pueblo Viejo Implementation Strategy Plan.

Figure 6 - Office/Clubhouse West Elevation (visible from Harrison Street)

CONSISTENCY WITH GENERAL PLAN
The project site is within the Downtown Center land use designation. As Neighborhood Centers bring residents of surrounding neighborhoods together by providing a convenient and congenial environment for everyday shopping and dining, the Downtown brings the entire community together in a one-of-a-kind Coachella center that is the civic heart of the City.

While many of Coachella’s other Centers and Districts are focused on bringing goods and services from around the region and the world to the residents of the City, the hallmark of Downtown Coachella is unique local goods, services, culture and society. Downtown should integrate the seat of city government, include a higher educational institution and provide a variety of space for local startup businesses, local theater and entertainment, boutiques and studios focused on local goods, arts and crafts and restaurants featuring fresh local foods and produce. Most importantly, the Downtown is a place that belongs to all of the people of Coachella and provides a space where they can meet and greet one another as they enjoy the life of their town.

Every Downtown Street is designed as an outdoor room, defined by active building facades and frontages that provide valuable addresses for shops, restaurants, hotels, residences and community facilities of many kinds. Plazas and squares punctuate the network of streets, providing larger, 553
Item 3.
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comfortable spaces for formal and informal gatherings, outdoor dining, public markets and special events.

Buildings define the public realm with arcades, galleries and awnings that provide welcome shade for pedestrians. Large trees offer shade on hot days and moderate winds make open spaces more inviting.

Allowed land uses include a diverse mix of commercial, civic, and residential uses focused primarily on retail, office, residential, civic and recreation. The proposed project construction is for a renovation of a commercial shell only building that will accommodate land uses compatible with the Downtown Center general plan designation.

The project is within Subarea 6 – Downtown Expansion of the 2035 Coachella General Plan. The vision for this subarea is that over time, this area will serve as the expansion of Downtown Coachella and it is envisioned to have a wide diversity of employment and civic uses. The area is envisioned as having small, walkable blocks with office, R&D and supporting retail and services.

Multi-family residential uses may be located on the edges of this area and adjacent to existing residential development, such as the area east of Tyler Street. This area would also be an ideal location for a college or university that could benefit from the proximity to Downtown and expected office and R&D uses and an orientation towards walkable, university campus-style development. The proposed project construction is for a renovation of a commercial shell only building that provides opportunities for office and retail uses as envision by Subarea 6 – Downtown Expansion.

CONSISTENCY WITH ZONING
The project site is currently zoned Downtown (DT-PV) which implements the Downtown Center land use designation of the General Plan. The Downtown Zone (DT-PV) and Downtown Transition (TR-PV) zones are intended to provide for and encourage the orderly development of the core of the Pueblo Viejo District, the core of the Pueblo Viejo District is envisioned, by the city's General Plan and Pueblo Viejo Vision Plan, as a higher-density mixed-use (either vertical and/or horizontal) downtown area that provides for a wide variety of multi-family residential housing, office, and retail uses. The Downtown Zone (DT-PV) zone encourages a high-energy pedestrian-friendly environment with street-facing buildings, maintained building lines, a variation of architectural character, and sidewalk and public spaces to provide for gathering spaces and promote outdoor activities including dining, public art, and passive recreation.

Motorized vehicle access would minimize impacts on a highly connected pedestrian environment with alley and rear entry access, parking in structures or internal to blocks, and services located behind buildings, in alleyways or rear parking areas. The use of the public realm is encouraged with on-street dining and temporary uses encouraged on sidewalks and adjoining setbacks for these purposes. The Downtown Transition (TR-PV) Zone area serves to transition commercial development from that along Grapefruit Boulevard to the core of the Pueblo Viejo around Veteran's Park and City Hall. The DT-PV and TR-PV zones implement the Downtown Center and Downtown Transition land use designations in the General Plan respectively. 554
Item 3.
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The proposed project is only for exterior and site modifications, with no identified end user at this time. Any proposed use that may go into the building shall be in compliance with Chapter 17.18 Downtown of the Coachella Municipal Code and must receive all applicable permits and licenses prior to beginning tenant improvements or operation. The proposed project will be constructed to accommodate those allowed uses in the Downtown zone.

Architectural Review
Pursuant to Coachella Municipal Guidelines Chapter 17.72, Architectural Review, subject to the provisions of this chapter, the Planning Commission must make the following findings for Architectural Review approval:

1. The proposed project is consistent with the general plan.

2. The proposed project complies with zoning regulations.

The location of the project site has a General Plan land use designation of Downtown Center which permits the development of a diverse mix of commercial, civic, and residential uses focused primarily on retail, office, residential, civic and recreation. The project site is currently zoned Downtown (DT-PV) which implements the Downtown Center land use designation of the General Plan. The project is an existing building that will be repaired as a commercial shell building for a future proposed use, with no identified end user at this time. Any proposed use that may be constructed for the building shall be in compliance with Chapter 17.18 Downtown of the Coachella Municipal Code and must obtain all applicable permits and licenses prior to beginning tenant improvements and operations. The project does not propose any parking, as the project is in compliance with Section 17.54.010(C)(1)(A). This would allow any existing buildings for commercial use located within five hundred (500) feet of a publicly owned parking lot and located within the Sixth Street commercial core area defined as the area bounded by Harrison Street, Fourth Street, Highway 111, Eighth Street and property bordered by Harrison Street, Cairo Avenue, Baghdad Avenue and three hundred (300) feet east of Harrison Street shall be exempt from this subsection. The project is for a commercial shell building with no proposed end user, and the project is within 500 feet of a publicly owned parking lot at Veteran’s Park. The project as a proposed non-residential development is subject to the Pueblo Viejo Design 555
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Guidelines per Section 17.18.030(H) of the Downtown zone. The project is in compliance with the Pueblo Viejo Design Guidelines as the project is compatible with the Spanish Colonial style guidelines. The project provides rafter tails at the 2nd story canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme that is within the guidelines of the Spanish Colonial style per the Pueblo Viejo Design Guidelines. For the foregoing reasons, the Coachella Bar commercial shell building construction project is consistent with the zoning regulations of the (DT-PV) Downtown zone.

3. The proposed project is consistent with the city's design guidelines.

The location of the project site has a General Plan land use designation of Downtown Center which permits the development of a diverse mix of commercial, civic, and residential uses focused primarily on retail, office, residential, civic and recreation. The project site is currently zoned Downtown (DT-PV) which implements the Downtown Center land use designation of the General Plan. The project is an existing building that will be repaired as a commercial shell building for a future proposed commercial use, with no identified end user at this time. Any proposed use that may be constructed for the building shall be in compliance with Chapter 17.18 Downtown of the Coachella Municipal Code and must obtain all applicable permits and licenses prior to beginning tenant improvements and operations. The project does not propose any parking, as the project is in compliance with Section 17.54.010(C)(1)(A). This would allow any existing buildings for commercial use located within five hundred (500) feet of a publicly owned parking lot and located within the Sixth Street commercial core area defined as the area bounded by Harrison Street, Fourth Street, Highway 111, Eighth Street and property bordered by Harrison Street, Cairo Avenue, Baghdad Avenue and three hundred (300) feet east of Harrison Street shall be exempt from this subsection. The project is for a commercial shell building with no proposed use, and the project is within 500 feet of a publicly owned parking lot at Veteran’s Park. The project as a proposed non-residential development is subject to the Pueblo Viejo Design Guidelines per Section 17.18.030(H) of the Downtown zone. The project is in compliance with the Pueblo Viejo Design Guidelines as the project is compatible with the Spanish Colonial style guidelines. The project provides rafter tails at the 2nd story canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme that is within the guidelines of the Spanish Colonial style per the Pueblo Viejo Design Guidelines. For the foregoing reasons, the Coachella Bar commercial shell building construction project is consistent with the zoning regulations of the (DT-PV) Downtown zone.

4. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity.

The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity as the project because it is seeking to repair and remodel an existing vacant building. The project will be remodeling the building into a commercial shell building with no identified end user at this time. The proposed 556
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project design is consistent with applicable General Plan and Zoning Code guidelines. Any future tenants must be in compliance with the uses proposed within the Downtown Center General Plan land use designation and the Downtown zoning designation and must obtain all applicable permits and licenses prior to the completion of tenant improvements and operations. For this reason, the proposed project would be compatible with the existing surrounding uses which include Downtown Center. The proposed commercial shell building project is not anticipated to create detrimental effects to the public health, safety, welfare, or materially injurious to properties and improvements in the vicinity.

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 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 proposed project is for the repair of an existing two-story building with no proposed building expansion. The project will include a fenced off dining area and the construction of a trash enclosure to accommodate a potential future commercial dining use in the future. Any future proposed use at this shell building would be required to meet the Downtown (DT-PV) zoning requirements and obtain all applicable permits and licenses prior to completing tenant improvements and beginning operation. The project is in compliance with the Pueblo Viejo Design Guidelines as the project is compatible with the Spanish Colonial style guidelines. The project provides rafter tails at the 2ndstory canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme that is within the guidelines of the Spanish Colonial style per the Pueblo Viejo Design Guidelines. For the foregoing reasons, the Coachella Bar commercial shell building construction 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 Conclusion:

Staff concludes that the findings set forth in Coachella Municipal Code Chapter 17.72.010 can affirmatively be made for the proposed Architectural Review No. 24-17 for the Coachella Bar commercial shell building construction project. The proposed project is consistent with the general plan. The proposed project complies with zoning regulations. The proposed project is consistent with the city's design guidelines. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity.

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. Furthermore, any proposed use that may be constructed for the building shall be in compliance with Chapter 17.18 Downtown of the Coachella Municipal 557
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Code and must obtain all applicable permits and licenses prior to beginning tenant improvements and operations.

PUBLIC HEARING NOTICE:

A notice of public hearing to consider the Project was published in the Desert Sun, the newspaper of record, on May 10, 2026, and a public hearing notice was mailed to property owners within a radius of 300- feet of the subject property on April 30, 2026, pursuant to Section

17.74.010G of the Coachella Municipal Code. At the time of issuance of this staff report, staff had not received public comments on this application.

ENVIRONMENTAL REVIEW:

The Project is categorically exempt from the provisions of the California Environmental Quality Act under Section 15301 of the State CEQA Guidelines. The Project consists of the repair, maintenance and minor alteration of existing private structures, involving negligible or no expansion of existing or former use. Examples of Class 1 exemptions include interior and exterior alterations and maintenance of existing landscaping. Here, the Project involves the repair of an existing two-story commercial shell building located on a .11-acre parcel at 1694 6th Street (APN #778-100-001) at the southwest corner of 6th Street and Grapefruit Boulevard. The Project also includes the restoration of surrounding landscaping. Therefore, the Project falls within the Class 1 exemption.

Furthermore, none of the exceptions to the use of categorical exemptions set forth in State CEQA Guidelines Section 15300.2 apply. There is no possibility of a significant cumulative impact as staff does not anticipate that other projects of the same type will take place at the project site or the surrounding area. The project does not present any unusual circumstances such as unusual resources, an unusual location, or unusual physical qualities inherent to the project site that might result in significant impacts. The project area is developed and does not contain any environmentally sensitive areas. The project would not damage any scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 and the proposed project will not cause a substantial adverse change in the significance of a historical resource because there are no historical resources near the proposed project such that project impacts would not have any substantial adverse changes in the significance of a historical resource.

A Notice of Exemption should be prepared and filed a with the County Clerk and the State Clearinghouse within five working days of approval of the Project.

AR NO. 24-05 ALTERNATIVES:
1) Approve Resolution No. PC2026-15 conditionally approving AR No. 24-17 with the findings and conditions as recommended by Staff.
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2) Approve Resolution No. PC2026-15 conditionally approving AR No. 24-17 with the findings and conditions as recommended by Staff, with modifications as proposed by the Planning Commission.
3) Deny Resolution No. PC2026-15.
4) Continue this item and provide staff and the applicant with direction.

RECOMMENDED ALTERNATIVE(S):

Staff recommends Alternative #1 for AR No. 24-17.

Attachments:

1. Resolution No. PC2026-15
a. Exhibit A – Conditions of Approval
b. Exhibit B – Development Plan Set

2. Published Copy of the Notice of Public Hearing

3. Site Photos
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RESOLUTION NO. PC2026-15

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COACHELLA CONDITIONALLY APPROVING ARCHITECTURAL
REVIEW NO. 24-17 FOR THE REMODEL OF A TWO STORY
COMMERCIAL BUILDING LOCATED AT 1694 6TH STREET AT APN:
778-100-001, AND FINDING THAT THE PROPOSED PROJECT IS

CATEGORICALLY EXEMPT PURSUANT TO CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION
15301 (CLASS 1 - EXISTING FACILITIES). APPLICANT: NICK MEZA WHEREAS, on December 5, 2024, the applicant, Nick Meza, submitted an application for Architectural Review for the proposed remodel of a two commercial building located at 1694 6th Street (APN: 778-100-001).

WHEREAS, the Site is located at 1694 6
th Street at the southwest corner of 6th
Street and Grapefruit Boulevard (Assessor’s Parcel Number: 778-100-001)(“Property”); and,
WHEREAS, the site has a zoning designation of DT-PV Downtown and a General Plan 2035 land use designation of Downtown Center; and, WHEREAS, the Project is consistent with and intended to implement the vision of the Coachella Municipal Code and the General Plan 2035 pertaining to land use patterns, building and site design, and public right-of-way improvements; and WHEREAS, a notice of a public hearing to consider Architectural Review No. 24- 17 was issued in accordance with Coachella Municipal Code Section 17.74.010G, inclusive of the publication on May 10, 2026, of a legal public hearing notice which was published in the Desert Sun, the City’s newspaper of record and mailing of a public hearing notice to a certified list of property owners within 300 feet of the subject properties on April 30, 2026; and,
WHEREAS, on May 20, 2026, the Planning Commission held a duly noticed public hearing to consider the application for the Project during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing; and,
WHEREAS, at the conclusion of the public hearing and following discussion, the Planning Commission approved this Resolution No. PC2026-15 for the remodel of a twostory commercial building as conditioned with the motion vote outcome specified in the meeting minutes for the May 20, 2026, Planning Commission meeting.

NOW, THEREFORE, BE IT RESOLVED, THE PLANNING COMMISSION OF

THE CITY OF COACHELLA, CALIFORNIA DOES HEREBY FIND
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DETERMINE AND RESOLVE AS FOLLOWS:

SECTION 1. Incorporation of Recitals. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated into this Resolution by reference and constitute a material part of this Resolution.

SECTION 2. Compliance with the California Environmental Quality Act. The Planning Commission finds the Project categorically exempt from the provisions of the California Environmental Quality Act under Section 15301 of the State CEQA Guidelines. The Project consists of the repair, maintenance and minor alteration of existing private structures, involving negligible or no expansion of existing or former use. Examples of Class 1 exemptions include interior and exterior alterations and maintenance of existing landscaping. Here, the Project involves the repair of an existing two-story commercial shell building located on a .11-acre parcel at 1694 6th Street (APN #778-100-001) at the southwest corner of 6th Street and Grapefruit Boulevard. The Project also includes the restoration of surrounding landscaping. Therefore, the Project falls within the Class 1 exemption.

Furthermore, none of the exceptions to the use of categorical exemptions set forth in State CEQA Guidelines Section 15300.2 apply. There is no possibility of a significant cumulative impact as staff does not anticipate that other projects of the same type will take place at the project site or the surrounding area. The Project does not present any unusual circumstances such as unusual resources, an unusual location, or unusual physical qualities inherent to the site that might result in significant impacts. The Project area is developed and does not contain any environmentally sensitive areas. The Project would not damage any scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 and the proposed Project will not cause a substantial adverse change in the significance of a historical resource because there are no historical resources near the proposed Project such that project impacts would not have any substantial adverse changes in the significance of a historical resource.

Staff is hereby authorized and directed to prepare, execute, and file a Notice of Exemption with the County Clerk and the State Clearinghouse within five working days of approval of the Project.

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 location of the project site has a General Plan land use designation of Downtown Center which permits the development of a diverse mix of commercial, civic, and residential uses focused primarily on retail, office, residential, civic and recreation.

The project is an existing building that will be repaired as a shell building for a future 561
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proposed use, with no proposed use at this time. The development intensity allowed under the Downtown Center is 20 – 65 du/ac, and a floor-area-ratio of 0.5 – 3.0. The proposed project does not propose any residential use at this time, and the project is compliance with the floor-area-ratio requirements of the Downtown Center general plan designation. For the foregoing reasons, the Coachella Bar shell building construction project is consistent with the objectives of the General Plan.

2. The project site is currently zoned Downtown (DT-PV) which implements the Downtown Center land use designation of the General Plan. The project is an existing building that will be repaired as a commercial shell building for a future proposed use, with no proposed end user at this time. Any proposed use that may be constructed for the building shall be in compliance with Chapter 17.18 Downtown of the Coachella Municipal Code and must obtain all applicable permits and licenses prior to beginning tenant improvements and operations.

3. The project does not propose any parking, as the project is in compliance with Section

17.54.010(C)(1)(A). This would allow any existing buildings for commercial use located within five hundred (500) feet of a publicly owned parking lot and located within the Sixth Street commercial core area defined as the area bounded by Harrison Street, Fourth Street, Highway 111, Eighth Street and property bordered by Harrison Street, Cairo Avenue, Baghdad Avenue and three hundred (300) feet east of Harrison Street shall be exempt from this subsection. The project is for a commercial shell building with no proposed end user, and the project is within 500 feet of a publicly owned parking lot at Veteran’s Park. The project as a proposed non-residential development is subject to the Pueblo Viejo Design Guidelines per Section

17.18.030(H) of the Downtown zone. The project is in compliance with the Pueblo Viejo Design Guidelines as the project is compatible with the Spanish Colonial style guidelines. The project provides rafter tails at the 2nd story canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme that is within the guidelines of the Spanish Colonial style per the Pueblo Viejo Design Guidelines. For the foregoing reasons, the Coachella Bar commercial shell building construction project is consistent with the zoning regulations of the (DT-PV) Downtown zone.

4. The location of the project site has a General Plan land use designation of Downtown Center which permits the development of a diverse mix of commercial, civic, and residential uses focused primarily on retail, office, residential, civic and recreation.

The project site is currently zoned Downtown (DT-PV) which implements the Downtown Center land use designation of the General Plan. The project is an existing building that will be repaired as a commercial shell building for a future proposed use, with no identified end user at this time. Any proposed use that may be constructed for the building shall be in compliance with Chapter 17.18 Downtown of the Coachella Municipal Code and must obtain all applicable permits and licenses prior to beginning tenant improvements and operations. The project does not propose any parking, as the project is in compliance with Section 17.54.010(C)(1)(A). This would allow any existing buildings for commercial use located within five hundred (500) feet of a 562
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publicly owned parking lot and located within the Sixth Street commercial core area defined as the area bounded by Harrison Street, Fourth Street, Highway 111, Eighth Street and property bordered by Harrison Street, Cairo Avenue, Baghdad Avenue and three hundred (300) feet east of Harrison Street shall be exempt from this subsection.

The project is for a commercial shell building with no identified end user at this time, and the project is within 500 feet of a publicly owned parking lot at Veteran’s Park.

The project as a proposed non-residential development is subject to the Pueblo Viejo Design Guidelines per Section 17.18.030(H) of the Downtown zone. The project is in compliance with the Pueblo Viejo Design Guidelines as the project is compatible with the Spanish Colonial style guidelines. The project provides rafter tails at the 2nd story canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme that is within the guidelines of the Spanish Colonial style per the Pueblo Viejo Design Guidelines. For the foregoing reasons, the Coachella Bar shell building construction project is consistent with the zoning regulations of the (DT-PV) Downtown zone.

5. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity as the project because it is seeking to repair and remodel an existing vacant building. The project will be remodeling the building into a commercial shell building with no identified end user at this time. The proposed project design is consistent with applicable General Plan and Zoning Code guidelines. Any future tenants must be in compliance with the uses proposed within the Downtown Center General Plan land use designation and the Downtown zoning designation and must obtain all applicable permits and licenses prior to the completion of tenant improvements and operations.

For this reason, the proposed project would be compatible with the existing surrounding uses which include Downtown Center. The proposed commercial shell building project is not anticipated to create detrimental effects to the public health, safety, welfare, or materially injurious to properties and improvements in the vicinity.

6. 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 proposed project is for the repair of an existing two-story building with no proposed building expansion. The project will include a fenced off dining area and the construction of a trash enclosure to accommodate a potential future commercial dining use in the future. Any future proposed use at this shell building would be required to meet the Downtown (DT-PV) zoning requirements. The project is in compliance with the Pueblo Viejo Design Guidelines as the project is compatible with the Spanish Colonial style guidelines.

The project provides rafter tails at the 2nd story canopy, rectangular windows, decorative vertical elements for the roof, and an earth tone color scheme that is within the guidelines of the Spanish Colonial style per the Pueblo Viejo Design Guidelines.

For the foregoing reasons, the Coachella Bar shell building construction 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
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SECTION 4. Location and Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at Coachella Civic Center. The Development Services Director is the custodian of the record of proceedings.

SECTION 5. Execution of Resolution. The Chairperson shall sign this Resolution and the Planning Commission Secretary shall attest and certify to the passage and adoption thereof.

SECTION 6. Planning Commission Approval. Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission conditionally approves Architectural Review No. 24- 17, for the proposed remodel of a two story commercial building at 1694 6th Street (APN:
778-100-001); and determining that the project is compliant with Section 15063 Of The California Environmental Quality Act (CEQA) Guidelines. The applicant shall demonstrate compliance with ALL Conditions of Approval, as set forth in Exhibit “A”, and Development Plan Set in “Exhibit B” 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.

SECTION 7. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The Planning Commission of the City of Coachella hereby declares that it would have adopted this Resolution and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

PASSED APPROVED and ADOPTED this 20th day of May 2026.

AYES:

NOES:

ABSENT:

ABSTAIN:
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__________________________________
Eva Lara, Chairperson
City of Coachella
ATTEST:
___________________________________
Kendra Reif
Planning Commission Secretary
APPROVED AS TO FORM:
___________________________________
Best Best & Krieger
City Attorney

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Resolution No. PC2026-15 EXHIBIT A
Exhibit A – Resolution No. PC2026-15
CONDITIONS OF APPROVAL FOR ARCHITECTURAL REVIEW NO. 24-17 General Conditions

1. The applicant shall comply with all requirements and conditions of approval as included in AR No. 24-17, and any modifications or extensions thereof, for the respective approval and Resolution No. PC2026-15. All conditions of approval are legally binding and must be adhered to.

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. Architectural approval shall expire two years from approval unless the applicant has:

Obtained a building permit; paid all applicable fees; commenced construction; and is diligently pursuing completion. A cessation of construction for a period of more than thirty (30) consecutive days shall be presumed to be nondiligent.

4. The architectural review approval that has been granted, but not been exercised within two years, may be renewed for three one-year time extensions only if an application stating reasons for renewal is filed with the planning director at least ten (10) days prior to one two years after the effective date of the architectural review approval. The original approving authority for the architectural review (planning director or planning commission) shall render a decision regarding an extension. In the event that the planning director or planning commission acts to grant a time extension for the architectural approval, the planning director or planning commission may impose any reasonable conditions on the architectural approval as a condition of its renewal. In the event that such additional conditions are not acceptable to the applicant and/or owner, the planning director or planning commission shall deny the time extension request.

5. The floor plan layout attached to these plans are conceptual only. The project is for the construction of a commercial shell building only and exterior architectural renovations and site improvements as per development plan set and these conditions of approval.

6. The exterior appearance of the structure of the proposed establishment shall not be inconsistent with the exterior appearance of commercial structures already constructed or under construction within the commercial area so as to cause blight or deterioration.

7. Allowable signs affixed to windows shall in no case exceed 20% of the occupancy frontage window area per the requirements of the City of Coachella Signage Ordinance. 566
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8. Any exterior wall signs shall consist of internally illuminated channel lettering and shall require a City building permit. Signage shall not provide flat signage backing.

9. The applicant shall submit signage plans to be reviewed and approved by the Community Development Director. Wall signs should be provided along Grapefruit Boulevard, and should not be placed on 6th Street. There should be a projecting sign facing 6th Street that includes a decorative design, that may include metal and vinyl materials, with embossed or projecting letters from the sign material, and shall be to the satisfaction of the Community Development Director.

10. Rooftop Equipment. Any new rooftop mechanical equipment shall be screened by a parapet wall or other architectural features. Any rooftop screening elements shall be architectural consistent and well-integrated with overall building architecture.

11. Trash Enclosure. The trash enclosure shall be finished with stucco to match the finish of the main building.

12. Lighting. The applicant shall revise exterior landscape light fixtures to provide a grandly ornamented light fixture with a decorative lantern design, this condition shall be met at the discretion of the Community Development Director.

13. Landscaping. The site landscaping shall be maintained in good condition at all times, and the owner or operator of the facility shall be responsible for replacing any damaged, dead or decayed landscaping as soon as practicable, and in accordance with the approved landscape plan. Site lighting shall be maintained in an operational condition.

14. Landscaping. The applicant shall provide ¾ inch gravel in all landscape areas. The applicant shall provide vines adjacent to the east facing trash enclosure wall.

15. Landscaping. A final landscape and irrigation plan must be approved by the Community Development Department and Utilities Department. Parking areas shall comply with City Parking Landscape Standards per Section 17.54 of the Coachella Municipal Code. All landscape and irrigation requirements shall be met to the satisfaction and discretion of the Community Development Director. Landscape modifications shall be approved by the Community Development Director and referred to the Planning Commission for review at the Director’s discretion. The final landscape and irrigation plan shall be approved and landscape improvements shall be installed prior to building final.

16. Design. The project shall modify the plans to be compatible with the architectural design of the colored elevation drawing in the attached development plan set, to the satisfaction of the Community Development Director. The iron fence shall be a decorative design per project elevations. Project design elements for the building elevations shall be to the satisfaction and discretion of the Community Development Director.

17. General Maintenance. Applicant shall repair on-site conditions, including touch ups to all building elevations.
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18. Maintenance Agreement. Applicant or property owner shall enter into a Maintenance Agreement with the City of Coachella for all commercial center on-site and off-site landscape areas, parking lot asphalt pavement, the establishment of a weekly sidewalk power washing schedule, and site lighting on the subject property. Maintenance Agreement shall ensure commercial irrigation and landscaping is maintained in a first-class condition.

Asphalt pavement shall be improved clear of cracks and other visible deterioration.

Landscape Maintenance Agreement shall include approved landscape and irrigation plan, and a detailed list of maintenance standards. The Maintenance Agreement shall be reviewed by the City Engineer, Community Development Director, and Code Enforcement Manager. The maintenance agreement shall be approved by the city and recorded with the county.

19. 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. This includes any required encroachment permits, or other permits required by the Engineering Department.

20. Applicant must provide 6-foot clear walkway from back of curb along Grapefruit Blvd.

The current proposed layout shows 16’6” to face of curb with an 11’6” patio area and a 5’0” walkway to face of curb. The proposed patio must be reduced in width by 1’6” such that the patio width is 10’0” and the width of the sidewalk is 6’0” to back of curb. This condition shall be to the satisfaction of the City Engineer, and may be modified to the satisfaction of the City Engineer.

21. All proposed future tenants must obtain applicable entitlement approvals, permit approvals, and licenses consistent with the Coachella Municipal Code.

Building

22. Permanent roof access is required for roofs over 15’ in height with equipment.

23. Submit complete structural analysis of the existing structure and proposed existing components of the building such as but not limited to the existing, footings, post’s and subfloor. Report shall be submitted with the building permit application and align the structural plans of the project.

24. Remove City of Desert Hot Springs (DHS) references on the Applicable Code block on the First Floor Plan & Notes Sheet.

25. Building permit applications made after January 1, 2025 are required to meet the provisions of the 2025 CBC.

Utilities

26. The project is located within the service area of the City’s Coachella Water Authority and Coachella Sanitary District.

27. The applicant shall submit water and sewer plans for approval.

28. New water and sewer connections are subject to the collection of impact fees. 568
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29. All fire lines require the installation of above ground Double Check Detector Assemblies.

30. Backflow devices are required on all non-residential connections installed within 12” of the meter box.

31. All buildings may require individual meters.

32. Identify existing meters on plans.

33. Irrigation may require its own meter.

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

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

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

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

38. Trees/shrubs within a 10’ distance from the Utilities water/sewer laterals, and other infrastructure requires root barriers.

39. Provide plumbing blueprints depicting sanitary, industrial, and/or grease waste line. (all lines that are applicable)

40. Illustrate domestic water and sewer point of connection to the City’s utilities.

41. Provide plumbing code fixture schedule with total DFU’s listed.

42. Complete Utilities Department’s wastewater discharge survey and submit to Development Services. For tenant improvements, current and proposed plumbing code fixture schedule must be provided

43. Pretreatment equipment/Sample box: (if applicable) Provide manufacture specifications and sizing chart. Pretreatment Equipment Minimum Requirements:
a. 750 gal minimum
b. Clean outs and vents before and after pretreatment equipment c. Sample box immediately downstream of the pretreatment equipment d. Multi suite buildings requesting pretreatment installation require separate sewer lateral connection per pretreatment device
e. Made from precast concrete form

44. 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.
569
Item 3.

Resolution No. PC2026-15 EXHIBIT A
Engineering
PRIOR TO APPROVAL OF ENGINEERING PLANS or ISSUANCE OF
ENGINEERING PERMITS:

PRECISE GRADING:

45. 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, ADA compliance and all other pertinent information shall be submitted for review and approval by the City Engineer.

46. Garden wall 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:

47. Applicant shall make sure that all existing sidewalk and Driveways approaches meet ADA compliance such as, but not limited to City of Coachella Driveway approach standard, sidewalk standard, and minimum sidewalk width for accessible routes of 36 inches between sidewalk and existing poles.

48. Applicant shall remain and protect in place existing curb and gutter, sidewalk and Driveway approach that are on good shape condition and/or remove and replace curb and gutter and sidewalk or existing Driveway approach that is not such as, but not limited to: crack, deteriorated or any kind of concrete fractures to the satisfaction of the City Engineer

49. Applicant shall provide precise improvement plans, prepared by a California Civil Engineer for any elements proposed within the right of way including; shade structures, landscaping, pots, hedges, fencing and dining furniture.

50. Any use of the public right of way for dining shall meet the requirements of the planning department and any applicable state codes and shall require the applicant to submit an encroachment permit for the intended approved use.

51. Applicant may encroach into the public right of way with exterior dining if approved in the CUP. All exterior dining features shall be designed such that they maintain 6 feet of clear pedestrian space between the curb and all site amenities. No exterior amenities or improvements shall block or hamper any ADA paths on sidewalks, Curb ramps, or walkways.

PRIOR TO RELEASE OF OCCUPANCY PERMITS/ACCEPTANCE OF PUBLIC IMPROVEMENTS:

52. Prior to issuance of certificate of occupancy, all public improvements, including landscaping and lighting of the retention basins, and landscaped areas along the exterior streets, shall be completed to the satisfaction of the City Engineer. An engineering final inspection is 570
Item 3.

Resolution No. PC2026-15 EXHIBIT A
required. "As-built" plans shall be submitted to and approved by the City Engineer. Prior to acceptance of the improvements by the City, such plans, once approved, shall be given to the city on compact disk in AutoCad format. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.

Fire

53. General Fire Department Advisory Comments – Commercial With respect to the planning conditions for the referenced project, the fire department requires the following fire protection measures to be provided in accordance with Coachella City Ordinances, the current edition of California Fire Code (CFC) as adopted and amended by the City of Coachella and/or recognized fire protection standards. These conditions are preliminary, and further review will be conducted upon receipt of additional entitlement and/or construction submittals. Additional requirements may be required based upon the adopted codes at the time of submittal.

54. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

55. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the fire department. In areas where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1,000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving.

A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). Reference CFC as amended and NFPA 24.

56. Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the fire department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet in length shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

Reference CFC as amended, Coachella City Ordinance, and Riverside County Fire Department Policies and Standards.
571
Item 3.

Resolution No. PC2026-15 EXHIBIT A

57. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.

58. Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be based on the California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

59. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system. Reference CFC as amended.

REQUIRED DUE TO CFC 903.2.1.2

60. Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review.

Reference CFC as amended. Please be advised that the following plans by the appropriate specialty contractors will be necessary and will require separate submittal and approval by the Office of the Fire Marshal.

61. DEFERRED SUBMITTALS:
a. FIRE SPRINKLER SYSTEMS TO BE INSTALLED.
b. FIRE ALARM OR WATERFLOW SYSTEMS TO BE INSTALLED.
c. COOKING AND SUPPRESSION SYSTEMS TO BE INSTALLED.
572
Item 3.

Receiving

STORAGE

KITCHEN
DINING
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Walk-in Cooler FREEZER

HALLWAY
MEN

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CITY OF COACHELLA
573
Item 3.

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574
Item 3.
575
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Item 3.
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Item 3.

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578
Item 3.

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PLANT LEGEND
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Tf-lE LAND5CAPE AND IRRIGATION DE51GN CRITERIA FOR Tf-415 FROJECT 15 TO FROVIDE DROUGf-lT TOLERANCE FLANT MATERIAL WITf-l A DRIP IRRIGATION 5,5TEM. TREE5 WILL !3E IRRIGATED WITf-l A DEEP WATERING IRRIGATION 5r5TEM. NO LAWN WILL !3E U5ED FOR Tf-415 FROJECT 50 Tf-lAT WE CAN MAINTAIN A WATER CON5ERVATION 5Y5TEM. 1032

XB-S PC
112'32

XB-S PC
le>32 NOTE:

EX15TING LED LIGf-lT5 LOW VOLTAGE WE ARE ADDING 4 MORE LIGf-lT5 APN , 178-100-001
J06 ADDRESS,

NICK MEZA
16'34 6 TI-I. ST.

COACI--IELLA, CA.
'32236
CELL, (160) B41-'3034
coachel labar'@9ma i l.com
DRAWN,

CITY OF COACI--IELLA
LANDSCAPING PLAN1 4 NOTES.
&CALE, DATE, FILE NO.

AS Sl-!OWN AS Sl-!OWN NOVEME3ER, 202&
51-!EET NO.

QF ___ SI-ITS
580
Item 3.

UP
ENTRY
EX.

F.H.

EXISTING

SIDEWALK

EXISTING

SIDEWALK
EX.

L.P.

EXISTING
DRIVEWAY 6th. St.

PROP.

TRASH
ENCLO.

EXISTING
OPEN
SPACE
EX
P.P.

EX
P.P.

EXISTING

BUILDING

PROPOSED
2 VALVES
FOR IRRIG.

SYSTEM
1' PVC 80

SCHEDULE
1' PVC 80

SCHEDULE
EX.

F.H.

EX.

L.P.

EX.

W.V.

EX.

ELEC.

BOX
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PROP.

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581
Item 3.
582
Item 3.
583
Item 3.
584
Item 3.

Site Photos
South Elevation
585
Item 3.

West Elevation (facing 6th Street)
586
Item 3.

South Elevation (rear)
587
Item 3.

East Elevation (Grapefruit Boulevard)
588
Item 3.

Interior
589
Item 3.

Coachella City CouncilMay 20, 2026

Coachella City Council
May 20, 2026