Minutes — Desert Hot Springs City Council, December 6, 2022 (part 5 of 8)

14748-Desert Harvest Detailed Report, 8/4/2022
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Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
undefine
d
— — — — — — — — — — — — 308 308 0.03 < 0.005 — 310
Total — — — — — — — — — — — — 8,572 8,572 0.81 0.10 — 8,621 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 4,656 4,656 0.44 0.05 — 4,683
Hotel — — — — — — — — — — — — 2,308 2,308 0.22 0.03 — 2,322 Strip Mall — — — — — — — — — — — — 391 391 0.04 < 0.005 — 394 Parking
Lot
— — — — — — — — — — — — 908 908 0.09 0.01 — 913
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
undefine
d
— — — — — — — — — — — — 308 308 0.03 < 0.005 — 310
Total — — — — — — — — — — — — 8,572 8,572 0.81 0.10 — 8,621 Annual — — — — — — — — — — — — — — — — — — Page 597 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Unrefrige — — — — — — — — — — — — 771 771 0.07 0.01 — 775 rated
Warehou
se-No
Rail
Hotel — — — — — — — — — — — — 382 382 0.04 < 0.005 — 384 Strip Mall — — — — — — — — — — — — 64.8 64.8 0.01 < 0.005 — 65.2 Parking
Lot
— — — — — — — — — — — — 150 150 0.01 < 0.005 — 151
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
undefine
d
— — — — — — — — — — — — 51.0 51.0 < 0.005 < 0.005 — 51.3 Total — — — — — — — — — — — — 1,419 1,419 0.13 0.02 — 1,427

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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 4,656 4,656 0.44 0.05 — 4,683
Hotel — — — — — — — — — — — — 2,308 2,308 0.22 0.03 — 2,322 Strip Mall — — — — — — — — — — — — 391 391 0.04 < 0.005 — 394 Page 598 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Parking — — — — — — — — — — — — 908 908 0.09 0.01 — 913 Lot
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
undefine
d
— — — — — — — — — — — — 308 308 0.03 < 0.005 — 310
Total — — — — — — — — — — — — 8,572 8,572 0.81 0.10 — 8,621 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — — 4,656 4,656 0.44 0.05 — 4,683
Hotel — — — — — — — — — — — — 2,308 2,308 0.22 0.03 — 2,322 Strip Mall — — — — — — — — — — — — 391 391 0.04 < 0.005 — 394 Parking
Lot
— — — — — — — — — — — — 908 908 0.09 0.01 — 913
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
undefine
d
— — — — — — — — — — — — 308 308 0.03 < 0.005 — 310
Total — — — — — — — — — — — — 8,572 8,572 0.81 0.10 — 8,621 Annual — — — — — — — — — — — — — — — — — — Page 599 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Unrefrige — — — — — — — — — — — — 771 771 0.07 0.01 — 775 rated
Warehou
Rail
Hotel — — — — — — — — — — — — 382 382 0.04 < 0.005 — 384 Strip Mall — — — — — — — — — — — — 64.8 64.8 0.01 < 0.005 — 65.2 Parking
Lot
— — — — — — — — — — — — 150 150 0.01 < 0.005 — 151
Other
Asphalt
Surfaces
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — — 0.00 0.00 0.00 0.00 — 0.00
undefine
d
— — — — — — — — — — — — 51.0 51.0 < 0.005 < 0.005 — 51.3 Total — — — — — — — — — — — — 1,419 1,419 0.13 0.02 — 1,427

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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail

0.60 0.30 5.43 4.56 0.03 0.41 — 0.41 0.41 — 0.41 — 6,481 6,481 0.57 0.01 — 6,499 Hotel 0.13 0.07 1.20 1.01 0.01 0.09 — 0.09 0.09 — 0.09 — 1,437 1,437 0.13 < 0.005 — 1,441 Strip Mall 0.01 < 0.005 0.07 0.06 < 0.005 0.01 — 0.01 0.01 — 0.01 — 79.7 79.7 0.01 < 0.005 — 79.9 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

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Other
Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 User
Defined
Industrial

0.00 0.00 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 0.74 0.37 6.70 5.63 0.04 0.51 — 0.51 0.51 — 0.51 — 7,998 7,998 0.71 0.02 — 8,020 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-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 Other
Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 User
Defined
Industrial

0.00 0.00 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 0.74 0.37 6.70 5.63 0.04 0.51 — 0.51 0.51 — 0.51 — 7,998 7,998 0.71 0.02 — 8,020 Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail

0.11 0.05 0.99 0.83 0.01 0.08 — 0.08 0.08 — 0.08 — 1,073 1,073 0.09 < 0.005 — 1,076 Hotel 0.02 0.01 0.22 0.18 < 0.005 0.02 — 0.02 0.02 — 0.02 — 238 238 0.02 < 0.005 — 239 Strip Mall < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.2 13.2 < 0.005 < 0.005 — 13.2 Page 601 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Parking 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Lot
Other
Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 User
Defined
Industrial

0.00 0.00 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 0.13 0.07 1.22 1.03 0.01 0.09 — 0.09 0.09 — 0.09 — 1,324 1,324 0.12 < 0.005 — 1,328

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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-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 Other
Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 User
Defined
Industrial

0.00 0.00 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 0.74 0.37 6.70 5.63 0.04 0.51 — 0.51 0.51 — 0.51 — 7,998 7,998 0.71 0.02 — 8,020 Page 602 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Unrefrige
rated
Warehou
se-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 Other
Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 User
Defined
Industrial

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Other
Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 User
Defined
Industrial

0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00

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Total 0.13 0.07 1.22 1.03 0.01 0.09 — 0.09 0.09 — 0.09 — 1,324 1,324 0.12 < 0.005 — 1,328

4.3. Area Emissions by Source

4.3.2. 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)
— — — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 92.3 — — — — — — — — — — — — — — — —
Consum
er
Products
— 28.3 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt

10.2 9.41 0.48 57.3 < 0.005 0.08 — 0.08 0.10 — 0.10 — 236 236 0.01 < 0.005 — 237 Total 10.2 130 0.48 57.3 < 0.005 0.08 — 0.08 0.10 — 0.10 — 236 236 0.01 < 0.005 — 237 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 92.3 — — — — — — — — — — — — — — — —
Consum
er
Products
— 28.3 — — — — — — — — — — — — — — — —
Total — 121 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — — Page 604 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Architect — 3.98 — — — — — — — — — — — — — — — —
ural
Consum
er
Products
— 5.17 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt

0.92 0.85 0.04 5.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 19.3 19.3 < 0.005 < 0.005 — 19.3 Total 0.92 9.99 0.04 5.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 19.3 19.3 < 0.005 < 0.005 — 19.3

4.3.1. 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)
— — — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 25.2 — — — — — — — — — — — — — — — —
Consum
er
Products
— 28.3 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt

10.2 9.41 0.48 57.3 < 0.005 0.08 — 0.08 0.10 — 0.10 — 236 236 0.01 < 0.005 — 237 Total 10.2 62.9 0.48 57.3 < 0.005 0.08 — 0.08 0.10 — 0.10 — 236 236 0.01 < 0.005 — 237 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 25.2 — — — — — — — — — — — — — — — —

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Consum
Products
— 28.3 — — — — — — — — — — — — — — — —
Total — 53.5 — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 1.46 — — — — — — — — — — — — — — — —
Consum
er
Products
— 5.17 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt

0.92 0.85 0.04 5.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 19.3 19.3 < 0.005 < 0.005 — 19.3 Total 0.92 7.48 0.04 5.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 19.3 19.3 < 0.005 < 0.005 — 19.3

4.4. Water Emissions by Land Use

4.4.2. 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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 469 1,132 1,602 48.2 1.16 — 3,152 Hotel — — — — — — — — — — — 7.29 17.2 24.5 0.75 0.02 — 48.6 Strip Mall — — — — — — — — — — — 5.96 14.1 20.0 0.61 0.01 — 39.7 Page 606 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Parking — — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Lot
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 483 1,164 1,646 49.6 1.19 — 3,241 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 469 1,132 1,602 48.2 1.16 — 3,152 Hotel — — — — — — — — — — — 7.29 17.2 24.5 0.75 0.02 — 48.6 Strip Mall — — — — — — — — — — — 5.96 14.1 20.0 0.61 0.01 — 39.7 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 483 1,164 1,646 49.6 1.19 — 3,241 Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 77.7 187 265 7.99 0.19 — 522
Hotel — — — — — — — — — — — 1.21 2.85 4.06 0.12 < 0.005 — 8.05 Page 607 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Strip Mall — — — — — — — — — — — 0.99 2.33 3.32 0.10 < 0.005 — 6.58 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 79.9 193 273 8.21 0.20 — 537

4.4.1. 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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 469 1,132 1,602 48.2 1.16 — 3,152 Hotel — — — — — — — — — — — 7.29 17.2 24.5 0.75 0.02 — 48.6 Strip Mall — — — — — — — — — — — 5.96 14.1 20.0 0.61 0.01 — 39.7 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 483 1,164 1,646 49.6 1.19 — 3,241 Page 608 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 469 1,132 1,602 48.2 1.16 — 3,152 Hotel — — — — — — — — — — — 7.29 17.2 24.5 0.75 0.02 — 48.6 Strip Mall — — — — — — — — — — — 5.96 14.1 20.0 0.61 0.01 — 39.7 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 483 1,164 1,646 49.6 1.19 — 3,241 Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 77.7 187 265 7.99 0.19 — 522
Hotel — — — — — — — — — — — 1.21 2.85 4.06 0.12 < 0.005 — 8.05 Strip Mall — — — — — — — — — — — 0.99 2.33 3.32 0.10 < 0.005 — 6.58 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00

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Total — — — — — — — — — — — 79.9 193 273 8.21 0.20 — 537

4.5. Waste Emissions by Land Use

4.5.2. 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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 537 0.00 537 53.6 0.00 — 1,877
Hotel — — — — — — — — — — — 44.3 0.00 44.3 4.42 0.00 — 155 Strip Mall — — — — — — — — — — — 23.8 0.00 23.8 2.38 0.00 — 83.2 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 605 0.00 605 60.4 0.00 — 2,115 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —

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Unrefrige — — — — — — — — — — — 537 0.00 537 53.6 0.00 — 1,877 rated
Warehou
se-No
Rail
Hotel — — — — — — — — — — — 44.3 0.00 44.3 4.42 0.00 — 155 Strip Mall — — — — — — — — — — — 23.8 0.00 23.8 2.38 0.00 — 83.2 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 605 0.00 605 60.4 0.00 — 2,115 Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 88.8 0.00 88.8 8.88 0.00 — 311
Hotel — — — — — — — — — — — 7.33 0.00 7.33 0.73 0.00 — 25.6 Strip Mall — — — — — — — — — — — 3.93 0.00 3.93 0.39 0.00 — 13.8 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 100 0.00 100 10.0 0.00 — 350 Page 611 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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4.5.1. 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)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 537 0.00 537 53.6 0.00 — 1,877
Hotel — — — — — — — — — — — 44.3 0.00 44.3 4.42 0.00 — 155 Strip Mall — — — — — — — — — — — 23.8 0.00 23.8 2.38 0.00 — 83.2 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 605 0.00 605 60.4 0.00 — 2,115 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 537 0.00 537 53.6 0.00 — 1,877
Hotel — — — — — — — — — — — 44.3 0.00 44.3 4.42 0.00 — 155 Strip Mall — — — — — — — — — — — 23.8 0.00 23.8 2.38 0.00 — 83.2 Page 612 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Parking — — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00 Lot
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 605 0.00 605 60.4 0.00 — 2,115 Annual — — — — — — — — — — — — — — — — — —
Unrefrige
rated
Warehou
se-No
Rail
— — — — — — — — — — — 88.8 0.00 88.8 8.88 0.00 — 311
Hotel — — — — — — — — — — — 7.33 0.00 7.33 0.73 0.00 — 25.6 Strip Mall — — — — — — — — — — — 3.93 0.00 3.93 0.39 0.00 — 13.8 Parking
Lot
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Other
Asphalt
Surfaces
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
User
Defined
Industrial
— — — — — — — — — — — 0.00 0.00 0.00 0.00 0.00 — 0.00
Total — — — — — — — — — — — 100 0.00 100 10.0 0.00 — 350

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

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Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Hotel — — — — — — — — — — — — — — — — 340 340
Strip Mall — — — — — — — — — — — — — — — — 0.26 0.26
Total — — — — — — — — — — — — — — — — 341 341
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Hotel — — — — — — — — — — — — — — — — 340 340
Strip Mall — — — — — — — — — — — — — — — — 0.26 0.26
Total — — — — — — — — — — — — — — — — 341 341
Annual — — — — — — — — — — — — — — — — — —
Hotel — — — — — — — — — — — — — — — — 56.4 56.4
Strip Mall — — — — — — — — — — — — — — — — 0.04 0.04
Total — — — — — — — — — — — — — — — — 56.4 56.4

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)
— — — — — — — — — — — — — — — — — —
Hotel — — — — — — — — — — — — — — — — 340 340
Strip Mall — — — — — — — — — — — — — — — — 0.26 0.26
Total — — — — — — — — — — — — — — — — 341 341
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Hotel — — — — — — — — — — — — — — — — 340 340 Page 614 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Strip Mall — — — — — — — — — — — — — — — — 0.26 0.26
Total — — — — — — — — — — — — — — — — 341 341
Annual — — — — — — — — — — — — — — — — — —
Hotel — — — — — — — — — — — — — — — — 56.4 56.4
Strip Mall — — — — — — — — — — — — — — — — 0.04 0.04
Total — — — — — — — — — — — — — — — — 56.4 56.4

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Tractors/
Loaders/
Backhoe
s

0.00 0.00 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 0.00 0.00 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)
— — — — — — — — — — — — — — — — — —
Tractors/
Loaders/
Backhoe
s

0.00 0.00 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 0.00 0.00 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 — — — — — — — — — — — — — — — — — — Page 615 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Tractors/ 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00 Loaders/
Total 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00

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

0.00 0.00 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 0.00 0.00 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 — — — — — — — — — — — — — — — — — —
Tractors/
Loaders/
Backhoe
s

0.00 0.00 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 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 — 0.00 0.00 0.00 0.00 — 0.00

4.8. Stationary Emissions By Equipment Type Page 616 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
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 — — — — — — — — — — — — — — — — — —

4.8.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
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 — — — — — — — — — — — — — — — — — — Page 617 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
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) Equipme
nt
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 — — — — — — — — — — — — — — — — — — Page 618 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio
n
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)
— — — — — — — — — — — — — — — — — —

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Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species 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 — — — — — — — — — — — — — — — — — — Page 620 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
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) Vegetatio
n
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) Page 621 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Land TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Use
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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)
— — — — — — — — — — — — — — — — — —

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Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
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 1/2/2023 2/24/2023 5.00 40.0 — Grading Grading 2/25/2023 7/28/2023 5.00 110 —
Building Construction Building Construction 7/31/2023 12/31/2024 5.00 372 — Paving Paving 9/18/2024 12/31/2024 5.00 75.0 — Page 623 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Architectural Coating Architectural Coating 9/18/2024 12/31/2024 5.00 75.0 —

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 Site Preparation Crawler Tractors Diesel Average 4.00 8.00 87.0 0.43 Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Crawler Tractors Diesel Average 2.00 8.00 87.0 0.43 Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Forklifts Diesel Average 9.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 3.00 8.00 14.0 0.74 Building Construction Cranes Diesel Average 3.00 8.00 367 0.29 Building Construction Welders Diesel Average 3.00 8.00 46.0 0.45 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 9.00 8.00 84.0 0.37
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 8.00 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 Page 624 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Site Preparation Crawler Tractors Diesel Average 4.00 8.00 87.0 0.43 Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Crawler Tractors Diesel Average 2.00 8.00 87.0 0.43 Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Forklifts Diesel Average 9.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 3.00 8.00 14.0 0.74 Building Construction Cranes Diesel Average 3.00 8.00 367 0.29 Building Construction Welders Diesel Average 3.00 8.00 46.0 0.45 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 9.00 8.00 84.0 0.37
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 8.00 37.0 0.48

5.3. Construction Vehicles

5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Site Preparation — — — —
Site Preparation Worker 17.5 18.5 LDA,LDT1,LDT2
Site Preparation Vendor 17.0 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 20.0 18.5 LDA,LDT1,LDT2 Page 625 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Grading Vendor 46.0 10.2 HHDT,MHDT
Grading Hauling 0.75 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 550 18.5 LDA,LDT1,LDT2
Building Construction Vendor 154 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 110 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

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 18.5 LDA,LDT1,LDT2
Site Preparation Vendor 17.0 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — — Page 626 of 1191
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Grading Worker 20.0 18.5 LDA,LDT1,LDT2
Grading Vendor 46.0 10.2 HHDT,MHDT
Grading Hauling 0.75 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 550 18.5 LDA,LDT1,LDT2
Building Construction Vendor 154 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 110 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.

5.5. Architectural Coatings
Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)

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Architectural Coating 0.00 0.00 2,037,158 679,053 78,130

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 — — 140 0.00 —
Grading 655 — 440 0.00 —
Paving 0.00 0.00 0.00 0.00 29.9

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%
Hotel 0.00 0%
Strip Mall 0.00 0%
Parking Lot 4.26 100%
Other Asphalt Surfaces 25.6 100%
User Defined Industrial 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 Page 628 of 1191
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2023 0.00 349 0.03 < 0.005
2024 0.00 349 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
1,854 1,057 1,013 591,201 33,177 18,920 18,124 10,581,319 Hotel 1,835 1,508 1,175 618,245 32,842 26,981 21,021 11,065,345 Strip Mall 2,287 2,249 2,246 830,630 40,932 40,245 40,206 14,866,611 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
User Defined
Industrial
403 229 219 128,303 13,846 7,871 7,543 4,413,639

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
1,854 1,057 1,013 591,201 33,177 18,920 18,124 10,581,319 Hotel 1,835 1,508 1,175 618,245 32,842 26,981 21,021 11,065,345 Strip Mall 2,287 2,249 2,246 830,630 40,932 40,245 40,206 14,866,611 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
User Defined
Industrial
403 229 219 128,303 13,846 7,871 7,543 4,413,639

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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 2,037,158 679,053 78,130

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

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

5.11. Operational Energy Consumption

5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Page 630 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Unrefrigerated Warehouse-No
Rail
4,874,995 349 0.0330 0.0040 20,223,203
Hotel 2,416,573 349 0.0330 0.0040 4,482,547
Strip Mall 409,853 349 0.0330 0.0040 248,731
Parking Lot 950,460 349 0.0330 0.0040 0.00
Other Asphalt Surfaces 0.00 349 0.0330 0.0040 0.00
User Defined Industrial 0.00 349 0.0330 0.0040 0.00

5.11.2. Mitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Unrefrigerated Warehouse-No
Rail
4,874,995 349 0.0330 0.0040 20,223,203
Hotel 2,416,573 349 0.0330 0.0040 4,482,547
Strip Mall 409,853 349 0.0330 0.0040 248,731
Parking Lot 950,460 349 0.0330 0.0040 0.00
Other Asphalt Surfaces 0.00 349 0.0330 0.0040 0.00
User Defined Industrial 0.00 349 0.0330 0.0040 0.00

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Unrefrigerated Warehouse-No Rail 244,949,250 7,804,131
Hotel 3,805,016 0.00
Strip Mall 3,111,046 0.00
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00 Page 631 of 1191
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User Defined Industrial 0.00 0.00

5.12.2. Mitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Unrefrigerated Warehouse-No Rail 244,949,250 7,804,131
Hotel 3,805,016 0.00
Strip Mall 3,111,046 0.00
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
User Defined Industrial 0.00 0.00

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Unrefrigerated Warehouse-No Rail 996 0.00
Hotel 82.1 0.00
Strip Mall 44.1 0.00
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
User Defined Industrial 0.00 0.00

5.13.2. Mitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Unrefrigerated Warehouse-No Rail 996 0.00
Hotel 82.1 0.00 Page 632 of 1191
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Strip Mall 44.1 0.00
Parking Lot 0.00 0.00
Other Asphalt Surfaces 0.00 0.00
User Defined Industrial 0.00 0.00

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Hotel Household refrigerators
and/or freezers
R-134a 1,430 0.00 0.60 0.00 1.00
Hotel Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Hotel Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
Strip Mall Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
Strip Mall Stand-alone retail
refrigerators and
freezers
R-134a 1,430 0.04 1.00 0.00 1.00
Strip Mall Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0

5.14.2. Mitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Hotel Household refrigerators
and/or freezers
R-134a 1,430 0.00 0.60 0.00 1.00
Hotel Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Hotel Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0

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Strip Mall Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
Strip Mall Stand-alone retail
refrigerators and
freezers
R-134a 1,430 0.04 1.00 0.00 1.00
Strip Mall Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0

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 Tractors/Loaders/Backhoes Electric Average 4.00 4.00 200 0.37

5.15.2. Mitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Tractors/Loaders/Backhoes Electric Average 4.00 4.00 200 0.37

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor

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

5.17. User Defined Page 634 of 1191
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Equipment Type Fuel Type
— —

5.18. Vegetation

5.18.1. Land Use Change

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

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

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres

5.18.1.2. Mitigated
Biomass Cover Type Initial Acres Final Acres

5.18.2. Sequestration

5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year) Page 635 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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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 24.8 annual days of extreme heat Extreme Precipitation 0.20 annual days with precipitation above 20 mm Sea Level Rise 0.00 meters of inundation depth
Wildfire 3.09 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider different increments of sea level rise coupled with extreme storm events. Users may select from four model simulations to view the range in potential inundation depth 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 50 meters (m) by 50 m, or about 164 feet (ft) by 164 ft.

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 Page 636 of 1191
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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 N/A N/A N/A N/A
Air Quality 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
Snowpack N/A N/A N/A N/A
Air Quality 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

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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 91.1
AQ-PM 4.06
AQ-DPM 14.0
Drinking Water 25.8
Lead Risk Housing 39.6
Pesticides 14.3
Toxic Releases 3.98
Traffic 59.9
Effect Indicators —
CleanUp Sites 0.00
Groundwater 0.00
Haz Waste Facilities/Generators 26.7
Impaired Water Bodies 0.00
Solid Waste 54.8
Sensitive Population —
Asthma 50.6
Cardio-vascular 58.7
Low Birth Weights 13.9
Socioeconomic Factor Indicators —
Education 73.8
Housing 59.7
Linguistic 48.7
Poverty 95.2 Page 638 of 1191
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Unemployment 55.0

7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

Indicator Result for Project Census Tract
Economic —
Above Poverty 25.81804183
Employed 23.88040549
Education —
Bachelor's or higher 26.08751444
High school enrollment 2.489413576
Preschool enrollment 1.873476197
Transportation —
Auto Access 42.71782369
Active commuting 10.08597459
Social —
2-parent households 35.96817657
Voting 48.09444373
Neighborhood —
Alcohol availability 80.90594123
Park access 8.340818683
Retail density 1.745155909
Supermarket access 5.864237136
Tree canopy 1.308866932
Housing —
Homeownership 80.90594123
Housing habitability 65.12254587 Page 639 of 1191
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Low-inc homeowner severe housing cost burden 43.62889773 Low-inc renter severe housing cost burden 64.41678429
Uncrowded housing 45.28422944
Health Outcomes —
Insured adults 2.55357372
Arthritis 0.0
Asthma ER Admissions 54.0
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 24.6
Cognitively Disabled 43.0
Physically Disabled 5.4
Heart Attack ER Admissions 51.2
Mental Health Not Good 0.0
Chronic Kidney Disease 0.0
Obesity 0.0
Pedestrian Injuries 91.1
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 Page 640 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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Climate Change Exposures —
Wildfire Risk 0.0
SLR Inundation Area 0.0
Children 67.0
Elderly 5.7
English Speaking 42.6
Foreign-born 50.4
Outdoor Workers 10.8
Climate Change Adaptive Capacity —
Impervious Surface Cover 84.9
Traffic Density 32.5
Traffic Access 23.0
Other Indices —
Hardship 74.8
Other Decision Support —
2016 Voting 47.2

7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 33.0 Healthy Places Index Score for Project Location (b) 8.00 Project Located in a Designated Disadvantaged Community (Senate Bill 535) No Project Located in a Low-Income Community (Assembly Bill 1550) Yes Project Located in a Community Air Protection Program Community (Assembly Bill 617) No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state. Page 641 of 1191 14748-Desert Harvest Detailed Report, 8/4/2022
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7.4. Health & Equity Measures
No Health & Equity Measures selected.

7.5. Evaluation Scorecard
Health and Equity Evaluation Scorecard not completed.

8. User Changes to Default Data
Screen Justification
Land Use Taken form Site plan
Construction: Construction Phases Construction Schedule adjusted to account for 2024 Opening Year Construction: Off-Road Equipment Standard 8-hour work day T/L/B replaced with Crawler Tractor to accurately calculate disturbance for Site Preparation and Grading phases
Building Construction equipment increased by 3 to account for compressed schedule Construction: Trips and VMT Vendor Trips adjusted based on CalEEMod defaults for Building Construction and number of days for Site Preparation, Grading, and Building Construction
Construction: Architectural Coatings SCAQMD Rule 1113
Operations: Vehicle Data Trip Characteristics based on information provided in the Traffic Analysis Operations: Fleet Mix Passenger Car Mix estimated based on CalEEMod default fleet mix and the ratio of the vehicle classes (LDA, LDT1, LDT2, MDV, MCY). Truck Fleet Mix based on 2, 3 and 4 axle Operations: Refrigerants No refrigerants for Warehouse
Construction: Dust From Material Movement Import Site Page 642 of 1191 Desert Gateway Greenhouse Gas Analysis
14748-02 GHG Report
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DESERT GATEWAY

TRAFFIC ANALYSIS
Reference Number Agency Date
City of Desert Hot June 10, 2022
Springs
14748-03 TA Report.docx
PREPARED BY: Janette Cachola | [email protected] Marlie Whiteman, P.E. | [email protected]
John Kain, AICP | [email protected]

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TABLE OF CONTENTS
Table of Contents ............................................................................................................................................... ii Appendices ......................................................................................................................................................... iv List of Exhibits ..................................................................................................................................................... v List of Tables ...................................................................................................................................................... vi List of Abbreviated Terms ............................................................................................................................... vii 1 Introduction............................................................................................................................................... 1

1.1 Project Overview........................................................................................................................... 1

1.2 Analysis Scenarios......................................................................................................................... 1

1.3 Study Area..................................................................................................................................... 3

1.4 Analysis Findings........................................................................................................................... 5

1.5 Circulation System Deficiencies and Recommended Improvements........................................... 5

1.6 On‐SIte Roadway and Site Access Improvemetns ........................................................................ 6 2 Methodologies .......................................................................................................................................... 9

2.1 Level of Service ............................................................................................................................. 9

2.2 Intersection Capacity Analysis ...................................................................................................... 9

2.3 Traffic Signal Warrant Analysis Methodology............................................................................. 11

2.4 Minimum Acceptable Levels of Service (LOS)............................................................................. 12

2.5 Deficiency Criteria....................................................................................................................... 12 3 Area Conditions ...................................................................................................................................... 13

3.1 Existing Circulation Network....................................................................................................... 13

3.2 City of Desert Hot Springs General Plan Circulation Element..................................................... 13

3.3 Transit Service............................................................................................................................. 13

3.4 Pedestrian and Bicycle Facilities ................................................................................................. 17

3.5 Existing (2022) Traffic Counts ..................................................................................................... 17

3.6 Intersection Operations Analysis................................................................................................ 22

3.7 Traffic Signal Warrants Analysis.................................................................................................. 23 4 Projected Future Traffic ......................................................................................................................... 25

4.1 Project Trip Generation............................................................................................................... 25

4.2 Project Trip Distribution.............................................................................................................. 27

4.3 Modal Split.................................................................................................................................. 30

4.4 Project Trip Assignment.............................................................................................................. 30

4.5 Background Traffic ...................................................................................................................... 30

4.6 Cumulative Development Traffic ................................................................................................ 32

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APPENDICES
Appendix 1.1: Approved Traffic Study Scoping Agreement
Appendix 3.1: Traffic Counts – March and May 2022
Appendix 3.2: Existing (2022) Conditions Intersection Operations Analysis Worksheets Appendix 3.3: Traffic Signal Warrant Analysis Worksheets Appendix 5.1: EAP (2024) Conditions Intersection Operations Analysis Worksheets Appendix 6.1: EAPC (2024) Conditions Intersection Operations Analysis Worksheets

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LIST OF EXHIBITS
Exhibit 1-1: Preliminary Site Plan ..................................................................................................................... 2 Exhibit 1-2: Study Area ....................................................................................................................................... 4 Exhibit 3-1: Existing Number of Through Lanes and Intersection Controls ............................................. 14 Exhibit 3-2: City of Desert Hot Springs General Plan Circulation Element ............................................... 15 Exhibit 3-3: City of Desert Hot Springs General Plan Roadway Cross-Sections ....................................... 16 Exhibit 3-4: City of Desert Hot Springs General Plan Trails Plan ............................................................... 18 Exhibit 3-5: City of Desert Hot Springs General Plan Bicycle Plan ............................................................ 19 Exhibit 3-6: Existing Pedestrian Facilities ...................................................................................................... 20 Exhibit 3-7: Existing (2022) Traffic Volumes .................................................................................................. 21 Exhibit 4-1: Project Warehouse Trip Distribution ........................................................................................ 28 Exhibit 4-2: Project Commercial & Hotel Trip Distribution ......................................................................... 29 Exhibit 4-3: Project Only Traffic volumes ...................................................................................................... 31 Exhibit 4-4: Cumulative Development Location Map .................................................................................. 33 Exhibit 4-5: Cumulative Only Traffic Volumes .............................................................................................. 35 Exhibit 5-1: EAP (2024) Traffic Volumes ......................................................................................................... 39 Exhibit 6-1: EAPC (2024) Traffic Volumes ...................................................................................................... 43 Exhibit 7-1: Site Access Recommendations and Off-Site Improvements ................................................. 47

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4.7 Near‐Term Conditions................................................................................................................. 32 5 EAP (2024) Traffic Conditions ................................................................................................................ 37

5.1 Roadway Improvements............................................................................................................. 37

5.2 EAP Traffic Volume Forecasts ..................................................................................................... 37

5.3 Intersection Operations Analysis................................................................................................ 37

5.4 Traffic Signal Warrants Analysis.................................................................................................. 37

5.5 Recommended Improvements ................................................................................................... 37 6 EAPC (2024) Traffic Conditions ............................................................................................................. 41

6.1 Roadway Improvements............................................................................................................. 41

6.2 EAPC (2024) Traffic Volume Forecasts........................................................................................ 41

6.3 Intersection Operations Analysis................................................................................................ 41

6.4 Traffic Signal Warrants Analysis.................................................................................................. 41

6.5 Recommended Improvements ................................................................................................... 42 7 Site Access and Off-Site Roadway Improvements ............................................................................. 45 8 References ............................................................................................................................................... 49

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LIST OF TABLES
Table 1-1: Intersection Analysis Locations ...................................................................................................... 5 Table 1-2: Opening Year (2024) Fair Share Calculations ............................................................................... 6 Table 2-1: Signalized Intersection LOS Thresholds ...................................................................................... 10 Table 2-2: Unsignalized Intersection LOS Thresholds ................................................................................. 11 Table 2-3: Traffic Signal Warrant Analysis Locations ................................................................................... 12 Table 3-1: Intersection Analysis for Existing (2022) Conditions ................................................................. 22 Table 4-1: Project Trip Generation Summary – Actual Vehicles ................................................................. 26 Table 4-2: Project Trip Generation Summary – Passenger Car Equivalent (PCE) .................................... 27 Table 4-2: Cumulative Development land use Summary ........................................................................... 34 Table 5-1: Intersection Analysis for EAP (2024) Conditions ........................................................................ 38 Table 6-1: Intersection Analysis for EAPC (2024) Conditions ...................................................................... 44

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LIST OF ABBREVIATED TERMS
(1) Reference
ADT Average Daily Traffic
CAMUTCD California Manual on Uniform Traffic Control Devices Caltrans California Department of Transportation
EAP Existing Plus Ambient Plus Project
EAPC Existing Plus Ambient Plus Project Plus Cumulative emp Employee
HCM Highway Capacity Manual
ITE Institute of Transportation Engineers
LOS Level of Service
PHF Peak Hour Factor
Project Desert Gateway
sf Square Feet
TA Traffic Analysis

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1 1 INTRODUCTION
This report presents the results of the traffic analysis (TA) for Desert Gateway (“Project”), located east of Indian Avenue and north of the I-10 Freeway in the City of Desert Hot Springs, as shown on Exhibit 1-1.

The purpose of this TA is to evaluate the potential circulation system deficiencies that may result from the development of the proposed Project, and recommend improvements to achieve acceptable circulation system operational conditions. This TA has been prepared based in accordance with the County of Riverside’s Transportation Analysis Guidelines for Level of Service & Vehicle Miles Traveled (December 2020). (1) To ensure that this TA satisfies the City of Desert Hot Springs’s traffic study requirements, Urban Crossroads, Inc. prepared a traffic study scoping package for review by County staff prior to the preparation of this report. The Agreement provides an outline of the Project study area, trip generation, trip distribution, and analysis methodology. The Agreement approved by the County is included in Appendix 1.1.

1.1 PROJECT OVERVIEW
The Project is proposed to consist of a distribution center (approximately 1,059,240 square feet), 2 commercial areas (total of 42,000 square feet), and a 150 room hotel. It is anticipated that the Project would be fully developed by year 2024. A preliminary site plan of the proposed Project is shown in Exhibit 1-1. Access to the Project will be provided to Indian Canyon Drive via 20th Avenue and future Calle De Los Romos. There are four full access driveways along 20th Avenue and six full access driveways along future Calle De Los Romos.

In order to develop the traffic characteristics of the proposed project, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation (11th Edition, 2021) manual for land use codes 310 (hotel) and 822 – (shopping center, less than 40,000 square feet) are utilized.

For the distribution center, rates provided in the TUMF High-Cube Warehouse Trip Generation Study (WSP, January 29, 2019) are utilized.

The Project is anticipated to generate a total of 7,181 Passenger Car Equivalent (PCE) trip-ends per day with 362 PCE AM peak hour trips and 606 PCE PM peak hour trips. The assumptions and methods used to estimate the Project’s trip generation characteristics are discussed in greater detail in Section

4.1 Project Trip Generation of this report.

1.2 ANALYSIS SCENARIOS
For the purposes of this traffic study, potential deficiencies to traffic and circulation have been assessed for each of the following conditions:
 Existing (2022) Conditions
 Existing plus Ambient Growth plus Project (EAP) (2024) Conditions  Existing plus Ambient Growth plus Project plus Cumulative (EAPC) (2024) Conditions 1

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CALLE DE LOS ROMOS
PROP. BUILDING
EX. PROJECT

BOUNDARY & R/W
20TH AVENUE
N 88°51'31" E

56.11' =22°14'42" R=959.00' 372.33' N 68°53'47" W 550.43' N 64°00'32" W 500.86'
N 00°23'36" E 1376.79'
N 89°09'25" E 1606.70'
N 00°29'53" E 1939.36'
=04°53'15" R=2435.66' 207.77'
PROP. PROJECT

BOUNDARY & R/W
PROP. CURB & GUTTER
EX. PROJECT BOUNDARY
& PROP. C/L

FUTURE CURB
& GUTTER

FUTURE R/W
EX. PROJECT

BOUNDARY
& LOT LINE
EX. PROJECT BOUNDARY
& LOT LINE
1,059,240 SF DRIVE AISLE
PROP. RETENTION AREA
10'
31'
31'
10'
PROP. PROJECT BOUNDARY
& R/W
PROP. CURB & GUTTER
PROP. C/L

FUTURE CURB
& GUTTER

FUTURE R/W
PROP. SLOPE EASEMENT
70'
82'
50'
B B
A
A
N 44°40'42" E

34.85'
PROP. LOT LINE (TYP.)
19' 26' 19'

10.7'
10'
6' 25' 25' 10'
1453' 130' 720' 130' 55' 55' 5' 19' 26' 19' 19' 26' 19' 19' 26' 19' 10' PROP. COMMERCIAL / RETAIL
359,939 SF
PROP. LOT LINE (TYP.)

8.26 AC. DRIVE AISLE

6.6' 40' 19' 6' 19' 5' 26' 38' 26' 29.72' 40' 52.3' 40' 840' 30' 30' 55' 55' 130' 9.7' 40' 50' 976'
134' 557' 40'
1123' 720' 130' 55' 55' 5'

16.1'
40'

31.5'
12' 12'
24'
10' 19' 26'
41' FUTURE IMPROVEM
10' 8' 5'

FUTURE FUTUR
BIKE
LANE

PARKING

BY OTHERS

FUTURE R/W

FUTURE CURB
& GUTTER
10' 8'
35' PROPOS

LANDSCAPED

BOUNDARY & R/W
PROP. CURB
& GUTTER

PARKWAY

PARKING
PROP. PROJECT
EAST
NORTH
SOUTH
WEST

CENTERLINE

EASEMENT

EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.

EX.

ABBREVIATIONS

AC ACREAGE

C&G CURB AND GUTTER

APN ASSESSORS PARCEL NUMBER

E/P EDGE OF PAVEMENT
A.C. ASPHALT CONCRETE
MIN. MINIMUM
MAX. MAXIMUM
LEGEND

BNDRY BOUNDARY
M.B. MAP BOOK
NUMBER

PROPOSED

RIGHT OF WAY

TYPICAL
NO.

PROP.

R/W
TYP.

P.U.E. PUBLIC UTILITY EASEMENT

SF SQUARE FEET

R RADIUS
STD. STANDARD

P/L PROPERTY LINE
N.T.S. NOT TO SCALE

R-L LOW DENSITY (RESIDENTIAL)

UG UNDERGROUND

O/H OVERHEAD

OS/PP OPEN SPACE / PARKS
PG. PAGE
19TH AVE. INDIAN CANYON
18TH AV
20TH AV
DRIVE
INDIAN
GARNET AVE.

AVE.

INTERSTATE CALLE DE LOS ROMOS
SITE

COUNTY OF

RIVERSIDE

CITY OF

DESERT HOT

SPRINGS

CITY OF

PALM SPRINGS
2

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3 1.2.1 EXISTING (2022) CONDITIONS
Existing (2022) conditions are based upon intersection peak hour counts and 24-hour roadway segment counts conducted during March and May 2022. For detailed discussion regarding existing traffic conditions, see Chapter 3 of this report.

1.2.2 EAP (2024) CONDITIONS
The Existing plus Ambient Growth plus Project (EAP) conditions analysis determines traffic deficiencies that would occur on the existing roadway system with the addition of Project traffic. To account for background traffic growth, an ambient growth factor from Existing conditions of 4.04% (2% per year, compounded annually over 2 years) is included for EAP (2024) traffic conditions. The ambient growth is consistent with the growth used by other projects in the area within the City of Desert Hot Springs.

1.2.3 EAPC (2024) CONDITIONS
The Existing plus Project plus Ambient Growth plus Cumulative (EAPC) (2024) traffic conditions analysis determines the potential near-term cumulative circulation system deficiencies. To account for background traffic growth, traffic associated with other known cumulative development projects in conjunction with an ambient growth factor from Existing conditions of 4.04% is included for EAPC (2024) traffic conditions. The cumulative project list was compiled from information provided by the City of Desert Hot Springs.

1.3 STUDY AREA
The Project study area was defined in coordination with the City of Desert Hot Springs. Consistent with County of Riverside traffic study guidelines, the study area includes any intersection of “Collector” or higher classification street, with “Collector” or higher classification streets, at which the proposed project will add 50 or more peak hour trips. Exhibit 1-2 presents the study area and intersection analysis locations.

The “50 peak hour trip” criteria generally represents a minimum number of trips at which a typical intersection would have the potential to be substantively impacted by a given development proposal.

Although each intersection may have unique operating characteristics, this traffic engineering rule of thumb is a widely utilized tool for estimating a potential area of impact (i.e., study area).

To ensure that this TA satisfies the needs of the City of Desert Hot Springs, Urban Crossroads, Inc. prepared a Project specific traffic study scoping agreement for review by County staff prior to the preparation of this TA. The agreement provides an outline of the study area, trip generation, trip distribution, and analysis methodology. The agreement approved by the City of Desert Hot Springs is included in Appendix 1.1.

The following study area intersections shown on Exhibit 1-2 and listed in Table 1-1 were selected for this TA based on consultation with City of Desert Hot Springs. 3

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5 TABLE 1-1: INTERSECTION ANALYSIS LOCATIONS
# Intersection # Intersection
1 Indian Canyon Drive / Dillon Road 12 Driveway 7 / 20th Avenue 2 Indian Canyon Drive / 19th Avenue 13 Calle De Los Romos / 20th Avenue 3 Indian Canyon Drive / Commercial Plaza 14 Calle De Los Romos / Driveway 2 4 Indian Canyon Drive / 20th Avenue 15 Calle De Los Romos / Driveway 3 5 Indian Canyon Drive / I-10 WB On-Ramp 16 Calle De Los Romos / Driveway 4 6 Indian Canyon Drive / I-10 EB On-Ramp 17 Calle De Los Romos / Driveway 5 7 Indian Canyon Drive / Garnet Avenue 18 Calle De Los Romos / Driveway 6 8 I-10 EB Ramps / Garnet Avenue 19 Driveway 8 / 20th Avenue 9 I-10 WB Ramps / 20th Avenue 20 Driveway 9 / 20th Avenue 10 Commercial Plaza / 20th Avenue 21 Calle De Los Romos / Driveway 10 11 Driveway 1 / 20th Avenue

1.4 ANALYSIS FINDINGS
This section provides a summary of the analysis results for Existing (2022), EAP (2024), and EAPC (2024) conditions.

1.4.1 EXISTING (2022) CONDITIONS
For Existing (2022) traffic conditions, the study intersection of Indian Canyon Drive / 19th Avenue (#2) is currently operating at an unacceptable LOS (LOS “E” or worse) during the PM peak hour.

The intersection of Indian Canyon Drive / 19th Avenue (#2) currently meets the volume warrants for installation of a traffic signal.

1.4.2 OPENING YEAR (2024) CONDITIONS
For EAP (2024) and EAPC (2024) traffic conditions, there are no new study intersections found to operate at an unacceptable LOS (i.e., LOS “E” or better) during AM and PM peak hours, with or without the addition of Project traffic.

1.5 CIRCULATION SYSTEM DEFICIENCIES AND RECOMMENDED IMPROVEMENTS Installation of off-site traffic signal at the off-site intersection of Indian Canyon Drive / 19th Avenue (#2) address intersection operational deficiencies for opening year (2024) conditions. Fair share financial contribution based on the Project’s estimated peak hour volumes at this location may be imposed at the discretion of the City of Desert Hot Springs.

Detailed fair share calculations, for each peak hour, are provided in Table 1-2 for the intersection of Indian Canyon Drive / 19th Avenue (#2).
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6 TABLE 1-2: OPENING YEAR (2024) FAIR SHARE CALCULATIONS # Intersection
Existing (2022)
Traffic
EAPC (2024)
Traffic3
Project Only
Traffic
Total New
Traffic1
Project
Fair Share (%)2
2 Indian Canyon Dr. / 19th Av.
• AM Peak Hour 1,497 2,627 54 1,130 4.8%
• PM Peak Hour 1,480 2,928 91 1,448 6.3%
1 Total New Traffic = (EAPC 2024 - Existing Traffic) 2 Project Fair Share % = (Project Only Traffic / Total New Traffic) 3 Existing Plus Ambient Plus Project Plus Cumulative (2024) Conditions

1.6 ON-SITE ROADWAY AND SITE ACCESS IMPROVEMETNS
Access to the Project will be provided to Indian Canyon Drive via 20th Avenue and future Calle De Los Romos. The Project is proposed to have four full access driveways along 20th Avenue and six full access driveways along future Calle De Los Romos. Roadway improvements necessary to provide site access and on-site circulation are assumed to be constructed in conjunction with site development and are described below. These improvements should be in place prior to occupancy.  Construct 20th Avenue between the Project’s western boundary to Calle De Los Romos at its ultimate width as a Collector roadway, with a minimum pavement width of 62 feet.  Construct Calle De Los Romos between the northern Project boundary to 20th Avenue at its ultimate halfsection width plus a lane as a Local Collector roadway (25 feet + 12 feet = 37 feet of minimum pavement width).

The following access intersection traffic controls are recommended:

Driveway 1 / 20th Avenue (#11) – Cross-street stop control on the southbound approach and one eastbound left turn lane (in addition to 1 through lane in each direction) provides acceptable peak hour service levels.

Driveway 7 / 20th Avenue (#12) – Cross-street stop control on the southbound approach and one eastbound left turn lane (in addition to 1 through lane in each direction) provides acceptable peak hour service levels.

Calle De Los Romos / 20th Avenue (#13) – Cross-street stop control on the southbound and one eastbound left turn lane approach provides acceptable peak hour service levels.

Calle De Los Romos / Driveway 2 (#14) – Cross-street stop control on the eastbound approach provides acceptable peak hour service levels.

Calle De Los Romos / Driveway 3 (#15) – Cross-street stop control on the eastbound approach provides acceptable peak hour service levels.
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7 Calle De Los Romos / Driveway 4 (#16) – Cross-street stop control on the eastbound approach provides acceptable peak hour service levels.

Calle De Los Romos / Driveway 5 (#17) – Cross-street stop control on the eastbound approach provides acceptable peak hour service levels.

Calle De Los Romos / Driveway 6 (#18) – Cross-street stop control on the eastbound approach provides acceptable peak hour service levels.

Driveway 8 / 20th Avenue (#19) – Cross-street stop control on the southbound and one eastbound left turn lane (in addition to 1 through lane in each direction) approach provides acceptable peak hour service levels.

Driveway 9 / 20th Avenue (#20) – Cross-street stop control on the southbound and one eastbound left turn lane (in addition to 1 through lane in each direction) approach provides acceptable peak hour service levels.

Calle De Los Romos / Driveway 10 (#21) – Cross-street stop control on the eastbound approach provides acceptable peak hour service levels.

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9 2 METHODOLOGIES
This section of the report presents the methodologies used to perform the traffic analyses summarized in this report. The methodologies described are consistent with the County of Riverside Traffic Study Guidelines. (1)

2.1 LEVEL OF SERVICE
Traffic operations of roadway facilities are described using the term “Level of Service” (LOS). LOS is a qualitative description of traffic flow based on several factors, such as speed, travel time, delay, and freedom to maneuver. Six levels are typically defined ranging from LOS A, representing completely free-flow conditions, to LOS F, representing breakdown in flow resulting in stop-and-go conditions.

LOS E represents operations at or near Capacity, an unstable level where vehicles are operating with the minimum spacing for maintaining uniform flow.

2.2 INTERSECTION CAPACITY ANALYSIS
The definitions of LOS for interrupted traffic flow (flow restrained by the existence of traffic signals and other traffic control devices) differ slightly depending on the type of traffic control. The LOS is typically dependent on the quality of traffic flow at the intersections along a roadway. The 6th Edition Highway Capacity Manual (HCM) methodology expresses the LOS at an intersection in terms of delay time for the various intersection approaches. (2)The HCM uses different procedures depending on the type of intersection control.

2.2.1 SIGNALIZED INTERSECTIONS
The City of Desert Hot Springs requires signalized intersection operations analysis based on the methodology described in the HCM. (2) Intersection LOS operations are based on an intersection’s average control delay. Control delay includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. For signalized intersections LOS is related to the average control delay per vehicle and is correlated to a LOS designation as described on Table 2-1.

The traffic modeling and signal timing optimization software package Synchro (Version 11) has been utilized to analyze signalized intersections. Synchro is a macroscopic traffic software program that is based on the signalized intersection Capacity analysis as specified in the HCM. Macroscopic level models represent traffic in terms of aggregate measures for each movement at the study intersections. Equations are used to determine measures of effectiveness such as delay and queue length. The level of service and Capacity analysis performed by Synchro takes into consideration optimization and coordination of signalized intersections within a network.

A saturation flow rate of 1900 has been utilized for all study area intersections located within the study area. The peak hour traffic volumes are adjusted using a peak hour factor (PHF) to reflect peak 15- minute volumes. Common practice for LOS analysis is to use a peak 15-minute rate of flow. However, flow rates are typically expressed in vehicles per hour. The PHF is the relationship between the peak 9

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10 15-minute flow rate and the full hourly volume (e.g. PHF = [Hourly Volume] / [4 x Peak 15-minute Flow Rate]). The use of a 15-minute PHF produces a more detailed analysis as compared to analyzing vehicles per hour. Existing PHFs have been used for all analysis scenarios. Per the HCM, PHF values over 0.95 often are indicative of high traffic volumes with capacity constraints on peak hour flows while lower PHF values are indicative of greater variability of flow during the peak hour. (2) TABLE 2-1: SIGNALIZED INTERSECTION LOS THRESHOLDS

2.2.2 UNSIGNALIZED INTERSECTIONS
The City of Desert Hot Springs requires the operations of unsignalized intersections be evaluated using the methodology described in the HCM. (2) The LOS rating is based on the weighted average control delay expressed in seconds per vehicle (see Table 2-2). At two-way or side-street stopcontrolled intersections, LOS is calculated for each controlled movement and for the left turn movement from the major street, as well as for the intersection as a whole. For approaches composed of a single lane, the delay is computed as the average of all movements in that lane. Delay for the intersection is reported for the worst individual movement at a two-way stop-controlled intersection.

Description
Average Control Delay
(Seconds), V/C ≤ 1.0
Level of Service,
V/C ≤ 1.01
Operations with very low delay occurring with favorable progression and/or short cycle length.
0 to 10.00 A
Operations with low delay occurring with good progression and/or short cycle lengths.

10.01 to 20.00 B
Operations with average delays resulting from fair
progression and/or longer cycle lengths. Individual cycle failures begin to appear.

20.01 to 35.00 C
Operations with longer delays due to a combination of
unfavorable progression, long cycle lengths, or high V/C ratios. Many vehicles stop and individual cycle failures are noticeable.

35.01 to 55.00 D
Operations with high delay values indicating poor
progression, long cycle lengths, and high V/C ratios.

Individual cycle failures are frequent occurrences. This is considered to be the limit of acceptable delay.

55.01 to 80.00 E
Operation with delays unacceptable to most drivers
occurring due to over saturation, poor progression, or very long cycle lengths.

80.01 and up F
Source: HCM, 6th Edition
1 If V/C is greater than 1.0 then LOS is F per HCM.
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11 For all-way stop controlled intersections, LOS is computed for the intersection as a whole (average delay).

TABLE 2-2: UNSIGNALIZED INTERSECTION LOS THRESHOLDS

2.3 TRAFFIC SIGNAL WARRANT ANALYSIS METHODOLOGY
The term “signal warrants” refers to the list of established criteria used by Caltrans and other public agencies to quantitatively justify or determine the potential need for installation of a traffic signal at an otherwise unsignalized intersection. This TA uses the signal warrant criteria presented in the latest edition of the Caltrans California Manual on Uniform Traffic Control Devices (CA MUTCD). (3) The signal warrant criteria for Existing study area intersections are based upon several factors, including volume of vehicular and pedestrian traffic, frequency of accidents, and location of school areas. The CA MUTCD indicates that the installation of a traffic signal should be considered if one or more of the signal warrants are met. (3) Specifically, this TA utilizes the Peak Hour Volume-based Warrant 3 as the appropriate representative traffic signal warrant analysis for existing traffic conditions and for all future analysis scenarios for existing unsignalized intersections. Warrant 3 is appropriate to use for this TA because it provides specialized warrant criteria for intersections with rural characteristics. For the purposes of this study, the speed limit was the basis for determining whether Urban or Rural warrants were used for a given intersection. Urban warrants have been used as posted speed limits on the major roadways with unsignalized intersections are 40 miles per hour or below and rural warrants have been used on roadways with speeds greater than 40 miles per hour.

Future intersections that do not currently exist have been assessed regarding the potential need for new traffic signals based on future average daily traffic (ADT) volumes, using the Caltrans planning level ADT-based signal warrant analysis worksheets. Similarly, the speed limit has been used as the basis for determining the use of Urban and Rural warrants. Traffic signal warrant analyses were performed for the following unsignalized study area intersection shown in Table 2-3:

Description Average Control Delay
(Seconds), V/C ≤ 1.0
Level of Service,
V/C ≤ 1.01
Little or no delays. 0 to 10.00 A
Short traffic delays. 10.01 to 15.00 B
Average traffic delays. 15.01 to 25.00 C
Long traffic delays. 25.01 to 35.00 D
Very long traffic delays. 35.01 to 50.00 E
Extreme traffic delays with intersection capacity exceeded. > 50.00 F Source: HCM, 6th Edition
1 If V/C is greater than 1.0 then LOS is F per HCM.
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12 TABLE 2-3: TRAFFIC SIGNAL WARRANT ANALYSIS LOCATIONS # Intersection # Intersection
2 Indian Canyon Drive / 19th Avenue 15 Calle De Los Romos / Driveway 3 3 Indian Canyon Drive / Commercial Plaza 16 Calle De Los Romos / Driveway 4 10 Commercial Plaza / 20th Avenue 17 Calle De Los Romos / Driveway 5 11 Driveway 1 / 20th Avenue 18 Calle De Los Romos / Driveway 6 12 Driveway 7 / 20th Avenue 19 Driveway 8 / 20th Avenue 13 Calle De Los Romos / 20th Avenue 20 Driveway 9 / 20th Avenue 14 Calle De Los Romos / Driveway 2 21 Calle De Los Romos / Driveway 10 The Existing conditions traffic signal warrant analysis is presented in the subsequent section, Section 3 Area Conditions of this report. The traffic signal warrant analyses for future conditions are presented in Section 5 EAP (2024) Traffic Conditions and Section 6 EAPC (2024) Traffic Conditions of this report.

It is important to note that a signal warrant defines the minimum condition under which the installation of a traffic signal might be warranted. Meeting this threshold condition does not require that a traffic control signal be installed at a particular location, but rather, that other traffic factors and conditions be evaluated in order to determine whether the signal is truly justified. It should also be noted that signal warrants do not necessarily correlate with LOS. An intersection may satisfy a signal warrant condition and operate at or above acceptable LOS or operate below acceptable LOS and not meet a signal warrant.

2.4 MINIMUM ACCEPTABLE LEVELS OF SERVICE (LOS)
The City of Desert Hot Springs’ General Plan recommends a minimum LOS standard of LOS D or better.

If during the LOS evaluations an intersect City of Desert Hot Springs ion or roadway segment is found to not meet the requisite LOS standard as established by the’ General Plan, improvement modifications will be evaluated to bring the forecasted deficiency to within acceptable LOS thresholds.

2.5 DEFICIENCY CRITERIA
This section outlines the methodology used in this analysis related to identifying circulation system deficiencies. The following deficiency criteria has been utilized for the City of Desert Hot Springs to determine whether the addition of project-related traffic at a study intersection would result in a deficiency:
 A deficiency occurs at study area intersections if the pre-Project condition is at or better than LOS D (i.e., acceptable LOS), and the addition of project trips causes the peak hour LOS of the study area intersection to operate at unacceptable LOS (i.e., LOS E or F). Per the County of Riverside traffic study guidelines, for intersections currently operating at unacceptable LOS (LOS E or F), a deficiency will occur if the Project contributes 50 or more peak hour trips to pre-project traffic conditions. 12

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13 3 AREA CONDITIONS
This section provides a summary of the existing circulation network, the City of Desert Hot Springs General Plan Circulation Network, and a review of existing peak hour intersection operations and traffic signal warrant analyses.

3.1 EXISTING CIRCULATION NETWORK
Pursuant to the agreement with City of Desert Hot Springs staff (Appendix 1.1), the study area includes 21 existing and future intersections as shown previously on Exhibit 1-2, where the Project is anticipated to contribute 50 or more peak hour trips or has been added at the direction of County staff. Exhibit 3-1 illustrates the study area intersections located near the proposed Project and identifies the number of through traffic lanes for existing roadways and intersection traffic controls.

3.2 CITY OF DESERT HOT SPRINGS GENERAL PLAN CIRCULATION ELEMENT As noted previously, the Project site is located within the City of Desert Hot Springs. The roadway classifications and planned (ultimate) roadway cross-sections of the major roadways within the study area, as identified on the City of Desert Hot Springs General Plan Circulation Element, are described subsequently. Exhibit 3-2 shows the City of Desert Hot Springs General Plan Circulation Element and Exhibit 3-3 illustrates the City of Desert Hot Springs General Plan roadway cross-sections.

Indian Avenue, south of Dillon Road is classified as a Primary I which can accommodate six travel lanes and transitions to a Primary II, north of Dillon Road which can accommodate four travel lanes. Primary I and II streets include a raised median and direct driveway access is generally restricted.

Dillon Road is classified as a Secondary I within the study area which can accommodate four travel lanes. Secondary I streets are divided by medians with limited or no direct residential driveway access is provided.
20th Avenue is classified as a Collector within the study area. The roadway geometrics of Collector streets vary depending upon the connective functions they provide. They typically have two travel lanes with a median or four travel lanes without a center raised median. Adjacent to the Project site, the collector cross-section with parking and bike lane (82 ft. ROW, 62 ft. pavement width) is recommended.

3.3 TRANSIT SERVICE
The City of Desert Hot Springs is currently served by the SunLine Transit Agency, but current bus services are not located within the Project study area. The nearest Sunline transit routes (2 and 5) are located along Palm Drive to the east. Transit service is reviewed and updated by Sunline periodically to address ridership, budget and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. 13

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Little Morongo
Creek
Mission Creek
Whitewater River
Morongo Wash
Big Morongo
Creek

PALM DR

INDIAN CANYON AVE

DILLON RD

WORSLEY RD

VARNER RD

PIERSON BLVD

MOUNTAIN VIEW RD

DILLON RD
Joshua Tree
National Park
Little San Bernardino Mountains
15TH AVE
18TH AVE
20TH AVE

LITTLE MORONGO RD

PALM DR

ATLANTIC AVE

INDIAN AVE

TWO BUNCH PALMS TRAIL

KAREN AVE

HACIENDA AVE

MISSION LAKES BLVD

BUBBLING WELLS RD

LONG CANYON RD
North
Palm Springs
Cathedral City
Sand to Snow
National Monument
Sand to Snow
National Monument
Santa Rosa and
San Jacinto
National Monument
Figure MI-7
Roadways

DESERT HOT S
Road Classifications
Urban Arter
Primary I
Primary II
Secondary
Secondary
Collector
Local Collec
Base Map Features
City Bound
Sphere of In
Water Cour
0 0.5 0.25
Date: July 2019.

Joshua Tree
National Park

LONG CANYON RD
Snow
onument
Figure MI-7:

Roadways Plan

DESERT HOT SPRINGS GENERAL PLAN
Road Classifications
Urban Arterial
Primary I
Primary II
Secondary I
Secondary II
Collector
Local Collector
Base Map Features
City Boundary
Sphere of Influence
Water Courses
15

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Urban Arterial
8-Lanes DividedNo ParkingWith Protected Bike LanePrimary I6-Lanes DividedNo ParkingWith or Without Protected Bike LanePrimary II4-Lanes DividedNo ParkingWith or Without Protected Bike LaneSecondary I4-Lanes DividedNo ParkingWith Protected Bike LaneSecondary II4-Lanes UndividedOn-Street ParkingWith or Without Dedicated Bike LaneCollector2-Lanes UndividedOn-Street ParkingWith or Without Dedicated Bike LaneLocal Collector2-Lanes UndividedOn-Street ParkingWith or Without Dedicated Bike Lane Figure MI-8: Cross Sections
16

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17 3.4 PEDESTRIAN AND BICYCLE FACILITIES
Exhibits 3-4 and 3-5 illustrates the City of Desert Hot Springs trails plan and bikeway system, respectively. Future hiking/multi-purpose trails are proposed along Indian Canyon Drive and Dillon Road.

The existing pedestrian facilities within the study area are shown on Exhibit 3-6. As shown on Exhibit 3-6, existing on-street bike lanes are located along Indian Canyon Drive. Sidewalks also exist on some portions Indian Canyon Drive, 19th Avenue, 20th Avenue, and Garnet Avenue.

3.5 EXISTING (2022) TRAFFIC COUNTS
The intersection LOS analysis is based on the traffic volumes observed during the peak hour conditions using traffic count data collected in March and May 2022. The following peak hours were selected for analysis:
 Weekday AM Peak Hour (peak hour between 7:00 AM and 9:00 AM)  Weekday PM Peak Hour (peak hour between 4:00 PM and 6:00 PM) The raw manual peak hour turning movement traffic count data sheets are included in Appendix 3.1.

The weekday AM and PM peak hour count data are representative of typical peak hour traffic conditions in the study area. There were no observations made in the field that would indicate atypical traffic conditions on the count dates, such as construction activity that would prevent or limit roadway access and detour routes. These raw turning volumes have been flow conserved between intersections with limited access, no access and where there are currently no uses generating traffic.

Existing weekday ADT volumes are shown on Exhibit 3-7. Where actual 24-hour tube count data was not available, Existing ADT volumes were based upon factored intersection peak hour counts collected by Urban Crossroads, Inc. using the following formula for each intersection leg:

Weekday PM Peak Hour (Approach Volume + Exit Volume) x 13.158 = Leg Volume A comparison of the PM peak hour and daily traffic volumes of various roadway segments within the study area indicated that the peak-to-daily relationship is approximately 7.60 percent. As such, the above equation utilizing a factor of 13.158 estimates the ADT volumes on the study area roadway segments assuming a peak-to-daily relationship of approximately 7.60 percent (i.e., 1/0.0760 = 13.158) and was assumed to sufficiently estimate average daily traffic (ADT) volumes for planning-level analyses. Existing weekday peak hour intersection volumes are also shown on Exhibit 3-7.

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Trails Plan

DESERT HOT SPRINGS GENERAL PLAN
Trails
Existing Hiking Trails
!!!!!!!! Future Hiking/Multi-Purpose Trails
!!!!!! Future CV Link
Base Map Features
City Boundary
Sphere of Influence
Water Courses
Open Space
Public/Institutional
Trailheads
T Existing Trailheads
T Future Trailheads (Conceptual Locations)
18

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Mission Creek
Whitewater River
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WORSLEY RD

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PIERSON BLVD

MOUNTAIN VIEW RD

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National Park
Little San Bernardino Mountains
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18TH AVE
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Palm Springs
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Santa Rosa and
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Striped Bike
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Bike Route
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Parks
Schools
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Bicycle Facilities
Shared-Street Facilities
Off-Street Bike Path
Striped Bike Lanes
Buffered Bike Lanes
Protected Bike Lanes
Bike Route
Base Map Features
Parks
Schools
City Boundary
Sphere of Influence
Water Courses
CV Link Route
CV Link Alignment
Worsley Road Connector
19

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22 3.6 INTERSECTION OPERATIONS ANALYSIS
Existing peak hour traffic operations have been evaluated for the study area intersections based on the analysis methodologies presented in Section 2.2 Intersection Capacity Analysis of this report. The intersection operations analysis results are summarized on Table 3-1, which indicates that the intersection of Indian Canyon Drive / 19th Avenue (#2) operates at unacceptable LOS (LOS “E” or worse) during the PM peak hour. The intersection operations analysis worksheets are included in Appendix

3.2 of this TA.

TABLE 3-1: INTERSECTION ANALYSIS FOR EXISTING (2022) CONDITIONS Intersection Approach Lanes2 Delay3 Level of
Traffic Northbound Southbound Eastbound Westbound (secs.) Service # Intersection Control1 L T R L T R L T R L T R AM PM AM PM 1 Indian Canyon Dr. / Dillon Rd. TS 1 2 0 1 2 0 1 2 0 1 2 1 40.4 31.6 D C 2 Indian Canyon Dr. / 19th Av. CSS 1 2 0 1* 2 0 0 1! 0 0.5 0.5 d 31.3 64.4 D F 3 Indian Canyon Dr. / Commercial Plaza CSS 0 2 d 1* 2 0 0 0 0 1 0 d 13.3 15.4 B C 4 Indian Canyon Dr. / 20th Av. TS 1 2 1 1 3 0 1 1 1 2 0.5 1.5 21.1 24.5 C C 5 Indian Canyon Dr. / I-10 WB On-Ramp UNC 0 3 1>> 0 3 1>> 0 0 0 0 0 0 0.0 0.0 A A 6 Indian Canyon Dr. / I-10 EB On-Ramp UNC 0 3 1>> 0 3 0 0 0 0 0 0 0 0.0 0.0 A A 7 Indian Canyon Dr. / Garnet Av. TS 1 3 0 1 2 1 2 1 1> 1 1 0 26.0 21.2 C C 8 I-10 EB Ramps / Garnet Av. TS 0 0 0 2 0 1 1 1 0 0 1 1> 32.5 30.0 C C 9 I-10 WB Ramps / 20th Av. TS 2 0 1 0 0 0 0 1 0 1 2 0 23.2 20.4 C C 10 Commercial Plaza / 20th Av. CSS 0 0 0 1 0 d 1 1 0 0 2 0 8.8 8.8 A A 11 Dwy. 1 / 20th Av. Future Intersection
12 Dwy. 7 / 20th Av. Future Intersection
13 Calle De Los Romos / 20th Av. Future Intersection
14 Calle De Los Romos / Dwy. 2 Future Intersection
15 Calle De Los Romos / Dwy. 3 Future Intersection
16 Calle De Los Romos / Dwy. 4 Future Intersection
17 Calle De Los Romos / Dwy. 5 Future Intersection
18 Calle De Los Romos / Dwy. 6 Future Intersection
19 Dwy. 8 / 20th Av. Future Intersection
20 Dwy. 9 / 20th Av. Future Intersection
21 Calle De Los Romos / Dwy. 10 Future Intersection
1 TS = Traffic Signal; CSS = Cross-street Stop; UNC = Uncontrolled 2 When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes.

L = Left; T = Through; R = Right; d = Defacto Right Turn Lane; 0.5 = Shared Lane; 1! = Shared Left/Through/Right lane; > = Right-Turn Overlap Phasing; >> = Free-Right Turn; * = Turn lane accommodated within two-way left-turn lane (TWLTL) median 3 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown.
22

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23 3.7 TRAFFIC SIGNAL WARRANTS ANALYSIS
Traffic signal warrants for Existing traffic conditions are based on 2022 peak hour intersection turning volumes (see Appendix 3.3). For Existing (2022) traffic conditions, the unsignalized intersection of Indian Canyon Drive / 19th Avenue (#2) currently meets volume warrants for installation of a traffic signal.

As mentioned previously, a signal warrant defines the minimum condition under which the installation of a traffic signal might be warranted. Meeting this condition does not require that a traffic control signal be installed at a particular location, but rather, that other traffic factors and conditions be evaluated in order to determine whether the signal is truly justified. It should also be noted that signal warrants do not necessarily correlate with LOS. An intersection may satisfy a signal warrant condition and operate at or above acceptable LOS or operate below acceptable LOS and not meet a signal warrant.

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25 4 PROJECTED FUTURE TRAFFIC
This section presents the traffic volumes estimated to be generated by the Project, as well as the Project’s trip assignment onto the study area roadway network. The Project is proposed to consist of a distribution center (approximately 1,059,240 square feet), 2 commercial areas (total of 42,000 square feet), and a 150 room hotel.

It is anticipated that the Project would be fully developed by year 2024. Project will have four full access driveways along 20th Avenue and six full access driveways along future Calle De Los Romos.

Regional access to the project site is provided via I-10 at 20th Avenue.

4.1 PROJECT TRIP GENERATION
Trip generation represents the amount of traffic which is both attracted to and produced by a development. Determining traffic generation for a specific project is therefore based upon forecasting the amount of traffic that is expected to be both attracted to and produced by the specific land uses being proposed for a given development.

In order to develop the traffic characteristics of the proposed project, the trip generation rates provided in the in the TUMF High-Cube Warehouse Trip Generation Study (WSP, January 29, 2019) have been utilized for the distribution center portion of the Project. The purpose of WSP 2019 study was to gather enough data to develop reliable trip generation rates for centers for use in traffic impact studies in the Inland Empire. For the hotel and commercial portion of the Project, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation (11th Edition, 2021) manual for the proposed land uses (310 – Hotel & 822 – Shopping Center, less than 40,000 square feet) are utilized.

Table 4-1 shows the vehicle trip generation rates (actual) for the Project, as well as the vehicle trip generation summary with daily and peak hour trip generation estimates.

Table 4-2 presents the passenger-car-equivalent (PCE) trip generation rates for the Project with the resulting PCE daily and peak hour trip generation estimates.

As shown on Table 4-1, the Project is anticipated to generate a total of 6,378 (actual) vehicle trip-ends per day with 321 AM (actual) peak vehicle hour trips and 560 PM (actual) peak hour vehicle trips.

Refinements to the raw trip generation estimates have been made to provide a more detailed breakdown of trips between passenger cars and trucks. Trip generation for heavy trucks was further subdivided by truck type (or number of axles). Passenger Car Equivalent (PCE) factors were then applied to the trip generation rates for heavy trucks.

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26 PCEs allow the typical “real-world” mix of vehicle types to be represented as a single, standardized unit, such as the passenger car, to be used for the purposes of capacity and level of service analyses.

As shown on Table 4-2, the Project is anticipated to generate a total of 7,181 PCE trip-ends per day, 362 PCE AM peak hour trips and 606 PCE PM peak hour trips.

TABLE 4-1: PROJECT TRIP GENERATION SUMMARY – ACTUAL VEHICLES Project Trip Generation Rates
Land Use
ITE LU
Code Quantity1
AM Peak Hour PM Peak Hour
In Out Total In Out Total Daily
High-Cube
Warehouse2 -- 1,059.240 TSF 0.094 0.028 0.122 0.046 0.119 0.165 2.129 Passenger Cars 0.079 0.024 0.103 0.040 0.104 0.144 1.750 2 to 4-Axle Trucks 0.006 0.002 0.008 0.003 0.008 0.011 0.162 5+-Axle Trucks 0.008 0.003 0.011 0.003 0.007 0.010 0.217 Hotel3 310 150 OCC RM 0.35 0.27 0.62 0.36 0.37 0.73 12.23 Commercial Retail3 822 42.0 TSF 1.42 0.94 2.36 3.30 3.29 6.59 54.45

Project Trip Generation Results
Land Use
ITE LU
Code Quantity2
AM Peak Hour PM Peak Hour
In Out Total In Out Total Daily
High-Cube
Warehouse -- 1059.240 TSF
- Passenger Cars 84 25 109 42 110 152 1,854
- Truck Trips
2 to 4-Axle Trucks 6 2 8 3 8 11 172
5+-Axle Trucks 8 3 11 3 7 10 230
- Net Truck Trips (Actual Vehicles) 14 5 19 6 15 21 402 High-Cube Warehouse Subtotal (Actual Vehicles)4 98 30 128 48 125 173 2,256 Hotel 310 150 OCC RM 53 41 94 54 56 110 1,835
Commercial Retail 822 42.0 TSF 60 39 99 139 138 277 2,287 Commercial & Hotel Subtotal 113 80 193 193 194 387 4,122 TOTAL TRIPS (ACTUAL VEHICLES) 211 110 321 241 319 560 6,378 1 TSF = Thousand Square Feet;
OCC RM = Occupied Room
2 Source: TUMF High-Cube Warehouse Trip Generation Study. Prepared by WSP, January 2019. AM/PM peak hour (in/out) splits are estimated from ITE 154 (High-Cube Transload & Short-Term Storage Warehouse) 3 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11th Edition (2021). 4 High-Cube Warehouse Subtotal (Actual Vehicles) = Passenger Cars + Net Truck Trips (Actual Trucks).

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27 TABLE 4-2: PROJECT TRIP GENERATION SUMMARY – PASSENGER CAR EQUIVALENT (PCE) Project Trip Generation Rates
Land Use
ITE LU
Code Quantity1
AM Peak Hour PM Peak Hour
In Out Total In Out Total Daily
High-Cube
Warehouse2 - 1,059.240 TSF 0.121 0.039 0.160 0.058 0.149 0.207 2.887 Passenger Cars 0.079 0.024 0.103 0.040 0.104 0.144 1.750 2 to 4 Axle Trucks (PCE = 3.0) 0.018 0.006 0.024 0.009 0.024 0.033 0.486 5+-Axle Trucks (PCE = 3.0) 0.024 0.009 0.033 0.009 0.021 0.030 0.651 Hotel3 310 150 OCC RM 0.35 0.27 0.62 0.36 0.37 0.73 12.23 Commercial
Retail3 822 42.0 TSF 1.42 0.94 2.36 3.30 3.29 6.59 54.45

Project Trip Generation Results
Land Use
ITE LU
Code Quantity2
AM Peak Hour PM Peak Hour
In Out Total In Out Total Daily
High-Cube
Warehouse -- 1059.240 TSF
- Passenger
Cars 84 25 109 42 110 152 1,854
- Truck Trips
2 to 4 Axle Trucks (PCE = 3.0) 19 6 25 10 25 35 515
5+-Axle Trucks (PCE = 3.0) 25 10 35 10 22 32 690
- Net Truck Trips (PCE)4 44 16 60 20 47 67 1,205
High-Cube Warehouse Subtotal (PCE)5 128 41 169 62 157 219 3,059 Hotel 310 150 OCC RM 53 41 94 54 56 110 1,835
Commercial
Retail 822 42.0 TSF 60 39 99 139 138 277 2,287
Commercial & Hotel Subtotal 113 80 193 193 194 387 4,122 TOTAL TRIPS (PCE) 241 121 362 255 351 606 7,181
1 TSF = Thousand Square Feet
2 Source: TUMF High-Cube Warehouse Trip Generation Study. Prepared by WSP, January 2019.

AM/PM peak hour (in/out) splits are estimated from ITE 154 (High-Cube Transload & Short-Term Storage Warehouse) 3 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11th Edition (2021). 4 PCE = Passenger Car Equivalent
For high-cube warehouse uses, 2 to 5-axle vehicle PCE equivalent of 3 has been utilized consistent with the TUMF High-Cube Warehouse Trip Generation Study (2019). 5 High-Cube Warehouse Subtotal (PCE) = Passenger Cars + Net Truck Trips (PCE).

4.2 PROJECT TRIP DISTRIBUTION
The Project trip distribution and assignment process represents the directional orientation of traffic to and from the Project site. The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the regional freeway system. Trip distribution patterns proposed for the Project are illustrated on Exhibits 4-1 and 4-2. 27

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30 4.3 MODAL SPLIT
The potential for Project trips (non-truck) to be reduced by the use of public transit, walking or bicycling have not been included as part of the Project’s estimated trip generation. Essentially, the Project’s traffic projections are “conservative” in that these alternative travel modes would reduce the forecasted traffic volumes.

4.4 PROJECT TRIP ASSIGNMENT
The assignment of traffic from the Project area to the adjoining roadway system is based upon the Project trip generation, trip distribution, and the arterial highway and local street system improvements that would be in place by the time of initial occupancy of the Project. Based on the identified Project traffic generation and trip distribution patterns, Project weekday ADT and weekday peak hour intersection turning movement volumes are shown on Exhibit 4-3.

4.5 BACKGROUND TRAFFIC
Future year traffic forecasts have been based upon background (ambient) growth at 2% per year for 2024 traffic conditions. The total ambient growth is 4.04% for 2024 traffic conditions. The ambient growth factor is intended to approximate regional traffic growth. This ambient growth rate is added to existing traffic volumes to account for area-wide growth not reflected by cumulative development projects. Ambient growth has been added to daily and peak hour traffic volumes on surrounding roadways, in conjunction with traffic generated by the development of future projects that have been approved but not yet built and/or for which development applications have been filed and are under consideration by governing agencies. Opening Year Cumulative (2024) traffic volumes are provided in Section 4.6 of this report. The traffic generated by the proposed Project was then manually added to the base volume to determine EAP/EAPC forecasts.

The near-term traffic analysis includes the following traffic conditions, with the various traffic components:
 EAP (2024)
o Existing (2022) volumes
o Ambient growth traffic (4.04% over 2 years)
o Project Traffic
 EAPC (2024)
o Existing (2022) volumes
o Ambient growth traffic (4.04% over 2 years)
o Project Traffic
o Cumulative Development traffic

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32 4.6 CUMULATIVE DEVELOPMENT TRAFFIC
The cumulative projects listed are those that would generate traffic and would contribute traffic to study area intersections.

Exhibit 4-4 illustrates the cumulative development location map. A summary of cumulative development projects and their proposed land uses are shown on Table 4-2. If applicable, the traffic generated by individual cumulative projects was manually added to the Opening Year Cumulative forecasts to ensure that traffic generated by the listed cumulative development projects on Table 4-2 are reflected as part of the background traffic. In an effort to conduct a conservative analysis, the cumulative projects are added in conjunction with the ambient growth identified in Section 4.5 Background Traffic. Cumulative ADT and peak hour intersection turning movement volumes are shown on Exhibit 4-5.

4.7 NEAR-TERM CONDITIONS
The “buildup” approach has been utilized which combines existing traffic counts with a background ambient growth factor to forecast the EAP (2024) and EAPC (2024) traffic conditions. An ambient growth factor of

4.04% accounts for background (area-wide) traffic increases that occur over time up to the year 2024 from the year 2022 (2.0% per year, compounded over a 2-year period). Project traffic is added to assess EAP (2024) and EAPC (2024) traffic conditions, respectively. Traffic volumes generated by cumulative development projects are included to assess the EAPC (2024) traffic conditions. The 2024 roadway networks are similar to the existing conditions roadway network with the exception of future roadways and intersections proposed to be developed by the Project. It should be noted that Existing plus Ambient Growth plus Cumulative (EAC) traffic forecasts were also developed for applicable study area intersections only to determine the change in delay and identify whether the Project has an adverse effect on a preproject deficiency.

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34 TABLE 4-2: CUMULATIVE DEVELOPMENT LAND USE SUMMARY
ID Project Name Land Use1 Quantity Units2
1 Angel View Salvage & Recycling Facility
Gen. Light Industrial 13.650 TSF
Factory Outlet Center 9.000 TSF
General Office 3.600 TSF
2 Cultivation Center Nursery (Wholesale) 38.00 AC
3 The Desert Commerce Center High-Cube Warehouse 2,952.000 TSF 4 Blackstar Industrial Properties Business Park 621.920 TSF 5 DHS Light Industrial w/
Cannabis Overlay
Marijuana Cultivation
and Processing Facility 116.00 TSF
6 Palm Springs Business Park Business Park 37.874 TSF
7 Skyborne Active Adult Community
at Stoneridge
Senior Adult Housing – Detached 1,141 DU
SFDR 801 DU
Clubhouse 5.000 TSF
8 Vista Rosa Residential (Phase 1) Senior Adult Housing – Detached 702 DU Passive Parks 21.78 AC
9 PM32692 SFDR 3 DU
10 Oxford Properties Cultivation Center Nursery (Wholesale) 70.26 AC 1 SFDR = Single Family Detached Residential
2 DU = Dwelling Unit; RM = Room; TSF = Thousand Square Feet; AC = Acre

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37 5 EAP (2024) TRAFFIC CONDITIONS
This section discusses the traffic forecasts for Existing plus Ambient Growth plus Project (EAP) conditions and the resulting intersection operations and traffic signal warrant analyses.

5.1 ROADWAY IMPROVEMENTS
The lane configurations and traffic controls assumed to be in place for EAP (2024) conditions are consistent with those shown previously on Exhibit 3-1, with the exception of the following:
 Project driveways and those facilities assumed to be constructed by the Project to provide site access are also assumed to be in place for EAP (2024) conditions only (e.g., intersection and roadway improvements at the Project’s frontage and driveways).

5.2 EAP TRAFFIC VOLUME FORECASTS
This scenario includes Existing traffic volumes plus an ambient growth factor of 4.04% and the addition of Project traffic. The weekday ADT and weekday peak hour intersection turning movement volumes which can be expected for EAP (2024) traffic conditions are shown on Exhibit 5-1.

5.3 INTERSECTION OPERATIONS ANALYSIS
EAP peak hour traffic operations have been evaluated for the study area intersections based on the analysis methodologies presented in Section 2 Methodologies of this TA. The intersection analysis results are summarized in Table 5-1, which indicates that Indian Canyon Drive / 19th Avenue (#2) operates at an unacceptable LOS (LOS “E” or worse) under EAPC conditions without installation of a traffic signal. The intersection operations analysis worksheets for EAP traffic conditions is included in Appendix 5.1 of this TA.

5.4 TRAFFIC SIGNAL WARRANTS ANALYSIS
The traffic signal warrant analysis for EAP (2024) traffic conditions provided in Appendix 3.3. As noted previously, the intersection of Indian Canyon Drive / 19th Avenue (#2) meets volume warrants for a traffic signal. The remaining unsignalized intersections are not anticipated to meet peak hour volumebased warrants and daily volume-based warrants with the addition of Project traffic (see Appendix

3.3).

5.5 RECOMMENDED IMPROVEMENTS
Installation of traffic signal at the off-site deficient intersection of Indian Canyon Drive / 19th Avenue (#2) address intersection operational deficiencies for opening year (2024) conditions, with or without the addition of Project traffic. The effectiveness of the recommended traffic signal at this location is presented in Table 5-1 for EAP (2024) traffic conditions. The intersection operations analysis worksheets for EAP (2024) traffic conditions, with traffic signal improvements, are included in Appendix 5.1 of this TA. 37

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38 TABLE 5-1: INTERSECTION ANALYSIS FOR EAP (2024) CONDITIONS Intersection Approach Lanes2 Delay3 Level of
Traffic Northbound Southbound Eastbound Westbound (secs.) Service # Intersection Control1 L T R L T R L T R L T R AM PM AM PM 1 Indian Canyon Dr. / Dillon Rd. TS 1 2 0 1 2 0 1 2 0 1 2 1 41.9 32.7 D C 2 Indian Canyon Dr. / 19th Av. CSS 1 2 0 1* 2 0 0 1! 0 0.5 0.5 d 36.4 >80 E F - With Improvements TS 1 2 0 1 2 0 0 1! 0 0.5 0.5 d 2.3 4.0 A A 3 Indian Canyon Dr. / Commercial Plaza CSS 0 2 d 1* 2 0 0 0 0 1 0 d 13.9 16.5 B C 4 Indian Canyon Dr. / 20th Av. TS 1 2 1 1 3 0 1 1 1 2 0.5 1.5 22.9 27.8 C C 5 Indian Canyon Dr. / I-10 WB On-Ramp UNC 0 3 1>> 0 3 1>> 0 0 0 0 0 0 0.0 0.0 A A 6 Indian Canyon Dr. / I-10 EB On-Ramp UNC 0 3 1>> 0 3 0 0 0 0 0 0 0 0.0 0.0 A A 7 Indian Canyon Dr. / Garnet Av. TS 1 3 0 1 2 1 2 1 1> 1 1 0 27.8 24.1 C C 8 I-10 EB Ramps / Garnet Av. TS 0 0 0 2 0 1 1 1 0 0 1 1> 32.8 31.3 C C 9 I-10 WB Ramps / 20th Av. TS 2 0 1 0 0 0 0 1 0 1 2 0 23.6 20.5 C C 10 Commercial Plaza / 20th Av. CSS 0 0 0 1 0 d 1 1 0 0 2 0 13.4 16.6 B C 11 Dwy. 1 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 9.1 10.7 A B 12 Dwy. 7 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 8.7 9.6 A A 13 Calle De Los Romos / 20th Av. CSS 0 0 0 1 0 d 1 1 0 0 1 d 8.5 8.7 A A 14 Calle De Los Romos / Dwy. 2 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.3 8.3 A A 15 Calle De Los Romos / Dwy. 3 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.4 8.4 A A 16 Calle De Los Romos / Dwy. 4 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.5 8.5 A A 17 Calle De Los Romos / Dwy. 5 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.5 8.6 A A 18 Calle De Los Romos / Dwy. 6 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.6 8.7 A A 19 Dwy. 8 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 8.9 10.0 A B 20 Dwy. 9 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 8.6 9.1 A A 21 Calle De Los Romos / Dwy. 10 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.5 8.8 A A

1 TS = Traffic Signal; CSS = Cross-street Stop; UNC = Uncontrolled 2 When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes.

L = Left; T = Through; R = Right; d = Defacto Right Turn Lane; 0.5 = Shared Lane; 1! = Shared Left/Through/Right lane; > = Right-Turn Overlap Phasing; >> = Free-Right Turn; * = Turn lane accommodated within two-way left-turn lane (TWLTL) median; 1 = Improvement
3 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown.
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41 6 EAPC (2024) TRAFFIC CONDITIONS
This section discusses the methods used to develop Existing plus Ambient Growth plus Project plus Cumulative (EAPC) (2024) traffic forecasts, and the resulting intersection operations and traffic signal warrant analyses.

6.1 ROADWAY IMPROVEMENTS
The lane configurations and traffic controls assumed to be in place for EAPC (2024) conditions are consistent with those shown previously on Exhibit 3-1, with the exception of the following:
 Project driveways and those facilities assumed to be constructed by the Project to provide site access are also assumed to be in place for EAPC conditions only (e.g., intersection and roadway improvements along the Project’s frontage and driveways).
 If applicable, driveways and those facilities assumed to be constructed by cumulative developments to provide site access are also assumed to be in place for EAPC conditions only (e.g., intersection and roadway improvements along the cumulative development’s frontages and driveways).

6.2 EAPC (2024) TRAFFIC VOLUME FORECASTS
This scenario includes Existing traffic volumes plus an ambient growth factor of 4.04% plus traffic from pending and approved but not yet constructed known development projects in the area. The weekday ADT and weekday peak hour volumes which can be expected for EAPC (2024) traffic conditions are shown on Exhibit 6-1.

6.3 INTERSECTION OPERATIONS ANALYSIS
LOS calculations were conducted for the study intersections to evaluate their operations under EAPC (2024) traffic conditions with roadway and intersection geometrics consistent with Section 6.1 Roadway Improvements. The intersection analysis results are summarized in Table 6-1, which indicates that Indian Canyon Drive / 19th Avenue (#2) operates at an unacceptable LOS (LOS “E” or worse) under EAPC conditions without installation of a traffic signal. The intersection operations analysis worksheets for EAPC traffic conditions is included in Appendix 6.1 of this TA.

6.4 TRAFFIC SIGNAL WARRANTS ANALYSIS
The traffic signal warrant analysis for EAPC (2024) traffic conditions provided in Appendix 3.3. As noted previously, the intersection of Indian Canyon Drive / 19th Avenue (#2) meets volume warrants for a traffic signal. The remaining unsignalized intersections are not anticipated to meet peak hour volume-based warrants and daily volume-based warrants with the addition of Project traffic (see Appendix 3.3).
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42 6.5 RECOMMENDED IMPROVEMENTS
Installation of traffic signal at the off-site deficient location of Indian Canyon Drive / 19th Avenue (#2) address intersection operational deficiencies for opening year (2024) conditions, with or without the addition of Project traffic. The effectiveness of the traffic signal at this location is presented in Table 6-1 for EAPC (2024) traffic conditions. The intersection operations analysis worksheets for EAPC (2024) traffic conditions, with traffic signal improvements, are included in Appendix 6.1 of this TA.

Fair share financial contribution based on the Project’s estimated peak hour volumes (as shown previously in Table 1-2) at this location may be imposed at the discretion of the City of Desert Hot Springs:

Indian Canyon Drive / 19th Avenue (#2)
 Improvement: Install traffic signal
 Modify southbound striping to provide a dedicated left turn lane  Fair Share: 6.3%.

The study area intersections are anticipated to operate at an acceptable LOS with the addition of Project traffic. As such, no additional improvements aside from those that are needed to facilitate site access have been recommended.

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44 TABLE 6-1: INTERSECTION ANALYSIS FOR EAPC (2024) CONDITIONS Intersection Approach Lanes2 Delay3 Level of
Traffic Northbound Southbound Eastbound Westbound (secs.) Service # Intersection Control1 L T R L T R L T R L T R AM PM AM PM 1 Indian Canyon Dr. / Dillon Rd. TS 1 2 0 1 2 0 1 2 0 1 2 1 48.2 40.8 D D 2 Indian Canyon Dr. / 19th Av. CSS 1 2 0 1* 2 0 0 1! 0 0.5 0.5 d >80 >80 F F - With Improvements TS 1 2 0 1 2 0 0 1! 0 0.5 0.5 d 4.0 17.8 A B 3 Indian Canyon Dr. / Commercial Plaza CSS 0 2 d 1* 2 0 0 0 0 1 0 d 22.2 28.2 C D 4 Indian Canyon Dr. / 20th Av. TS 1 2 1 1 3 0 1 1 1 2 0.5 1.5 25.0 30.0 C C 5 Indian Canyon Dr. / I-10 WB On-Ramp UNC 0 3 1>> 0 3 1>> 0 0 0 0 0 0 0.0 0.0 A A 6 Indian Canyon Dr. / I-10 EB On-Ramp UNC 0 3 1>> 0 3 0 0 0 0 0 0 0 0.0 0.0 A A 7 Indian Canyon Dr. / Garnet Av. TS 1 3 0 1 2 1 2 1 1> 1 1 0 29.7 27.2 C C 8 I-10 EB Ramps / Garnet Av. TS 0 0 0 2 0 1 1 1 0 0 1 1> 33.5 35.9 C D 9 I-10 WB Ramps / 20th Av. TS 2 0 1 0 0 0 0 1 0 1 2 0 24.1 21.4 C C 10 Commercial Plaza / 20th Av. CSS 0 0 0 1 0 d 1 1 0 0 2 0 13.4 16.6 B C 11 Dwy. 1 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 9.1 10.7 A B 12 Dwy. 7 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 8.7 9.6 A A 13 Calle De Los Romos / 20th Av. CSS 0 0 0 1 0 d 1 1 0 0 1 d 8.5 8.7 A A 14 Calle De Los Romos / Dwy. 2 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.3 8.3 A A 15 Calle De Los Romos / Dwy. 3 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.4 8.4 A A 16 Calle De Los Romos / Dwy. 4 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.5 8.5 A A 17 Calle De Los Romos / Dwy. 5 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.5 8.6 A A 18 Calle De Los Romos / Dwy. 6 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.6 8.7 A A 19 Dwy. 8 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 8.9 10.0 A B 20 Dwy. 9 / 20th Av. CSS 0 0 0 0 1! 0 1 1 0 0 1 d 8.6 9.1 A A 21 Calle De Los Romos / Dwy. 10 CSS 0.5 0.5 0 0 1 0 0 1! 0 0 0 0 8.5 8.8 A A

L = Left; T = Through; R = Right; d = Defacto Right Turn Lane; 0.5 = Shared Lane; 1! = Shared Left/Through/Right lane; > = Right-Turn Overlap Phasing; >> = Free-Right Turn; * = Turn lane accommodated within two-way left-turn lane (TWLTL) median; 1 = Improvement
3 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown.
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45 7 SITE ACCESS AND OFF-SITE ROADWAY IMPROVEMENTS
The Project is proposed to be served by four full access driveways along 20th Avenue and six full access driveways along future Calle De Los Romos. The following improvements are assumed to be constructed in conjunction with site development. The following improvements should be in place prior to occupancy, as shown on Exhibit 7-1.
20th Avenue – 20th Avenue is an east-west oriented roadway located along the Project’s southern boundary. Construct 20th Avenue from the Project’s western boundary to Calle De Los Romos at its ultimate width as a Collector roadway with parking and bike lane (82-foot right-of-way) in compliance with the applicable City of Desert Hot Springs standards.

Calle De Los Romos – Calle De Los Romos is a north-south oriented roadway located along the Project’s eastern boundary. Construct Calle De Los Romos from the Project’s northern boundary to 20th Avenue at its ultimate half-section width plus a lane as a Local Collector (25 feet + 12 feet = 37 feet of minimum pavement width) in compliance with the applicable City of Desert Hot Springs standards.

Along the Project frontage, sidewalks shall be provided adjacent to 20th Avenue and Calle De Los Romos.

Exhibit 7-1 also depicts the lane geometrics recommended at the Project access points and off-site intersections.

Indian Canyon Drive / 19th Avenue (#2)
 Install a traffic signal.
 Modify southbound striping to provide a dedicated left turn lane.

Driveway 1 / 20th Avenue (#11)
 Install a cross-street stop control on the southbound approach.  Provide one eastbound left turn lane with a minimum of 150-feet of storage.

Driveway 7 / 20th Avenue (#12)
 Install a cross-street stop control on the southbound approach.  Provide one eastbound left turn lane with a minimum of 150-feet of storage.

Calle De Los Romos / 20th Avenue (#13)
 Install a cross-street stop control on the southbound approach.  Provide one eastbound left turn lane with a minimum of 150-feet of storage.

Calle De Los Romos / Driveway 2 (#14)
 Install a cross-street stop control on the eastbound approach. 45

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46 Calle De Los Romos / Driveway 3 (#15)
 Install a cross-street stop control on the eastbound approach.

Calle De Los Romos / Driveway 4 (#16)
 Install a cross-street stop control on the eastbound approach.

Calle De Los Romos / Driveway 5 (#17)
 Install a cross-street stop control on the eastbound approach.

Calle De Los Romos / Driveway 6 (#18)
 Install a cross-street stop control on the eastbound approach.

Driveway 8 / 20th Avenue (#19)
 Install a cross-street stop control on the southbound approach.  Provide one eastbound left turn lane with a minimum of 150-feet of storage.

Driveway 9 / 20th Avenue (#20)
 Install a cross-street stop control on the southbound approach  Provide one eastbound left turn lane with a minimum of 150-feet of storage.

Calle De Los Romos / Driveway 10 (#21)
 Install a cross-street stop control on the eastbound approach

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49 8 REFERENCES

1. Riverside County Transportation Department. Transportation Analysis Guideines for Level of Service & Vehicle Miles Traveled. County of Riverside : s.n., December 2020.

2. Transportation Research Board. Highway Capacity Manual (HCM), 6th Edition. s.l. : National Academy of Sciences, 2016.

3. California Department of Transportation. California Manual on Uniform Traffic Control Devices (CA MUTCD). [book auth.] California Department of Transportation. California Manual on Uniform Traffic Control Devices (CA MUTCD). 2014, Updated March 30, 2021 (Revision 6).

4. Institute of Transportation Engineers. Trip Generation Manual. 11th Edition, 2021.

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June 10, 2022
Mr. Bob Emri
Emri Properties, Inc.

P.O. Box 2015
Del Mar, CA 92014

DESERT GATEWAY VEHICLE MILES TRAVELED (VMT) SCREENING ANALYSIS Mr. Bob Emri,
Urban Crossroads, Inc. is pleased to provide the following Vehicle Miles Traveled (VMT) Screening Analysis for the Desert Gateway development (Project), which is located east of Indian Avenue and north of the I-10 Freeway in the City of Desert Hot Springs.

PROJECT OVERVIEW
It is our understanding that the project is to consist of approximately a distribution center (approximately 1,059,240 square feet), 2 commercial areas (total of 42,000 square feet), and a 150 room hotel. A preliminary site plan can be found in Exhibit 1.

BACKGROUND
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which requires all lead agencies to adopt VMT as a replacement for automobile delay-based level of service (LOS) as the new measure for identifying transportation impacts for land use projects. This statewide mandate went into effect July 1, 2020. To aid in this transition, the Governor’s Office of Planning and Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in CEQA (December of 2018) (Technical Advisory) (1). Based on OPR’s Technical Advisory, the County of Riverside has recently adopted their Transportation Analysis Guidelines for Level of Service Vehicle Miles Traveled (December of 2020) (County Guidelines) (2). The adopted County Guidelines have been utilized to prepare this VMT analysis.

VMT SCREENING ASSESSMENT
Consistent with County Guidelines, projects should evaluate available screening criteria based on their location and project type to determine if a presumption of a less than significant transportation impact can be made. The following project screening thresholds were selected for review based on their applicability to the proposed Project:
• Small Projects Screening
• High Quality Transit Areas (HQTA) Screening
• Map-Based Screening
• Local Essential Services Screening

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Emri Properties, Inc.

June 10, 2022

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EXHIBIT 1: PRELIMINARY SITE PLAN

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June 10, 2022

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SMALL PROJECTS SCREENING
The County Guidelines identify projects that generate fewer than 110 daily vehicle trips are presumed to have a less than significant impact absent substantial evidence to the contrary. Trips generated by the Project’s proposed land uses have been estimated based on trip generation rates collected by the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, 2021 (3). The proposed Project is anticipated to generate daily vehicle trips exceeding 110 daily vehicle trips threshold.

County Guidelines also identify those projects forecasted to generate greenhouse gas (GHG) emissions below 3,000 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) per year are also assumed to cause a less than significant VMT impact.1 The County Guidelines provides a list of land use types based on quantity (i.e., dwelling units or square footage) and provides a typical development potential to be below the 3,000 MTCO2e per year. For general light industrial buildings, 179,000 square feet and below, has been identified to meet the County threshold2 . The
proposed Project intends to develop a total of 1,059,240 square feet and is therefore above the 3,000 MTCO2e threshold.

For retail land uses, buildings with area less than or equal to 60,000 square feet are presumed to cause a less-than-significant impact. The Project includes 42,000 square feet of retail land use, and the retail portion of the Project satisfies the Small Projects screening criteria.

The hotel land uses are not subject to the small projects screening.

Small Projects screening criteria is met for the retail land uses.

HIGH QUALITY TRANSIT AREAS (HQTA) SCREENING
Projects located within a Transit Priority Area (TPA) (i.e., within ½ mile of an existing “major transit stop”3 or an existing stop along a “high-quality transit corridor”4) may be presumed to have a less than significant impact absent substantial evidence to the contrary. However, the presumption may not be appropriate if a project:
• Has a Floor Area Ratio (FAR) of less than 0.75;
• Includes more parking for use by residents, customers, or employees of the project than required by the jurisdiction (if the jurisdiction requires the project to supply parking); • Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead agency, with input from the Metropolitan Planning Organization); or 1 County Guidelines; Page 19.
2 County Guidelines; Page 42, Table 1
3 Pub. Resources Code, § 21064.3 (“‘Major transit stop’ means a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.”).
4 Pub. Resources Code, § 21155 (“For purposes of this section, a high-quality transit corridor means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.”).

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June 10, 2022

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• Replaces affordable residential units with a smaller number of moderate- or high-income residential units.

The Project is not located within ½ mile of an existing major transit stop, or along a high-quality transit corridor.

HQTA screening criteria is not met.

MAP-BASED SCREENING
The County Guidelines note that “residential and office projects that locate in areas with low VMT, and that incorporate similar features (i.e., density, mix of uses, transit accessibility), will tend to exhibit similarly low VMT.”5 County Guidelines also state that the use of map-based screening for low VMT generating areas is also applicable for other employment uses, so map-based screening applies to the Project’s industrial portion. Urban Crossroads has obtained a VMT data table from County Staff for all TAZs within Riverside County that identifies VMT per capita and VMT per employee for the purposes of identifying of low VMT areas. The data utilizes the sub-regional Riverside Transportation Analysis Model (RIVTAM) to measure baseline VMT performance for individual TAZ’s and a comparison was made to the applicable impact threshold (e.g., VMT per employee for office or industrial land uses and VMT per capita for residential land uses). The Project’s TAZ was identified in the Riverside County Transportation Analysis Model (RIVTAM) as TAZ 4500. The County’s data table identifies the Project’s TAZ 4500 to generate 14.05 VMT per employee. Whereas the County regional threshold is 14.2 VMT per employee6 . The Project is
located in a low VMT area.

Map-Based screening criteria is met for the industrial land uses.

LOCAL ESSENTIAL SERVICE SCREENING
Local essential service projects are presumed to cause a less-than-significant impact. The introduction of new local essential services shortens non-discretionary trips by putting those goods and services closer to residents and workers, resulting in an overall reduction in VMT.

Although the Riverside County guidelines do not directly address hotels, local essential services are presumed to cause a less-than-significant impact.

Nearby jurisdictions’ VMT guidelines such as the Western Riverside Council of Governments (WRCOG) and the City of La Quinta automatically screen local-serving hotels out of VMT analysis.

For the proposed hotel in this Project location adjacent to the I-10 freeway, motorists already passing near the site will have an additional option for overnight stays. This hotel is not a resort / destination facility attracting visitors for the primary activity of staying at the hotel. The Project hotel differs from resort / destination hotels in that guests are either passing by on the adjacent freeway, or they are in the vicinity for accessing local land uses such as offices for work meetings, 5 Technical Advisory; Page 12
6 County Guidelines; Page 22

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etc.. These hotel guests travel on short trips to a nearby business park or neighborhood, and often shop (for meals, etc.) in the immediate area.

Local Essential Service screening criteria is met for the hotel land uses.

CONCLUSION
In summary, the Project was evaluated consistent with available screening criteria as presented in the County Guidelines. The VMT screening criteria was met for each of the Project land uses, so a comprehensive VMT analysis is not required. The Project is presumed to have a less than significant impact on VMT.

If you have any questions, please contact us at [email protected] for John or [email protected] for Marlie.

Respectfully submitted,
URBAN CROSSROADS, INC.

John Kain, AICP Marlie Whiteman, P.E.

Principal Senior Associate

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REFERENCES

1. Office of Planning and Research. Technical Advisory on Evaluating Transportation Impacts in CEQA. State of California : s.n., December 2018.

2. County of Riverside. Transportation Analysis Guidelines for Level of Service Vehicle Miles Traveled.

County of Riverside : s.n., December 2020.

3. Institute of Transportation Engineers. Trip Generation Manual. 11th Edition. 2021.

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1 DRAFT CONDITIONS OF APPROVAL
MEETING DATE: December 6, 2022
TITLE: Desert Gateway Specific Plan
CASE NO: Specific Plan Amendment No. SP22-3, Design Review No. 22-1, & Tract Map No. 22-3
PREPARED BY: Patricia M. Villagomez, Principal
Planner
Project Specific Conditions

1. The applicant/developer shall obtain all necessary
Building and Engineering permits prior to any ground
disturbance.

2. The Desert Gateway Specific Plan Amendment project
site shall be in conformance with the approved
Environment Documentation including but not limited to
the Mitigated Negative Declaration.

Administrative Conditions

3. Applicant/developer shall indemnify, protect, hold
harmless and defend, with counsel selected by the City, the City and any agency or instrumentality thereof,
and/or any of its officers, employees and agents from
any and all claims, actions, or proceedings, including
those involving environmental issues, against the City
to attack, set aside, void, annul, and/or seek monetary damages resulting from an approval of the City, or any
agency or instrumentality thereof, advisory agency,
appeal board or legislative body including actions
approved by the voters of the City, concerning the
entitlement application. City shall promptly notify both the Applicant/developer and landowner of any claim,
action, or proceeding to which this condition is

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1 applicable and shall further cooperate fully in the
defense of the action. The City reserves its right to take any and all action the City deems to be in the best
interest of the City and its citizens in regard to such defense.

4. All development on the Project Site shall be in
compliance with all applicable provisions of the City’s Municipal Code as well as all applicable provisions of
the adopted Building and Fire Codes. All new
construction shall obtain a building permit and comply
with the requirements of the Planning, Building, and
Fire Departments.

5. No Certificate of Occupancy (C of O) shall be granted until all Conditions of Approval have been completed
and approved by the Planning, Engineering, Building,
and Fire Departments unless otherwise identified
herein.

6. The development of the project on the Project Site shall be in substantial compliance with the exhibits contained in the project file for SP 22-3, DR 22-1 & TM 22-3 and
incorporated herein by this reference.

7. Within fifteen (15) days of final approval (expiration of the appeal period) by the Planning Commission, the
applicant/developer shall submit in writing, a statement indicating that he/she has read and agrees to the
conditions imposed herein. This approval shall become
void, and any privilege, permit, or other authorization granted under these entitlements if compliance with this condition has not been undertaken within the specified
time limits.

8. The applicant/developer shall deliver within 5 (five) working days to the Community Development
Department a cashier’s check, money order, or other
acceptable form of payment made payable to
“Riverside County” in the amount of $2,548.00 plus
$50.00 for processing fee to enable the City to file a

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1 Notice of Determination required pursuant to California Code of Regulations Section 15075. Any additional fees
that may be attributed to the required filing of
environmental documents shall be paid by the
applicant/developer. If applicant/developer has not
delivered to the Community Development Department
the check as required above, the approval for the
project granted shall be void by reason of failure of
condition (Fish and Game Code Section 711.4(c)).
(Added by Staff)

9. The applicant/developer shall pay all established
service, permit, impact, public art, and other applicable fees required by the City. Note: The Transportation
Unified Mitigation Fee is collected by the City of Desert Hot Springs on behalf of the Coachella Valley
Association of Governments. Questions on the
calculation of this fee should be addressed to them at
(760) 346-1127. The School District Fees are imposed
by the Palm Springs Unified School District and
questions should be addressed to them at (760) 416-
6159.

Planning Conditions

10. The City, and any agency or instrumentality thereof, and/or any of its officers, employees and agents,
including the Community Development Department,
shall not under any circumstances whatsoever be
responsible for ensuring compliance with Property
Owner Association requirements, which requirements
are private in nature. The City, and any agency or
instrumentality thereof, and/or any of its officers,
employees and agents is not responsible for ensuring
that the Property Owners Association has approved an
application/project before the City approves an
application and/or issuance of permits.

11. The applicant/developer shall maintain the Project Site after the start of construction and until the Project is completed, free of weeds, debris, trash or any other

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1 offensive, unhealthful and dangerous material. If after five (5) days’ notice by certified mail, the
applicant/developer does not comply with the before
mentioned criterion, the City may either cancel building or grading permits and/or enter the Project Site with
City staff and remove all subject violations, bill the
applicant/developer and/or put a lien on the Project
Site.

12. All walls and trash enclosures shall have a decorative wall surface and a decorative cap that are consistent
with the overall architecture of the project. The use of rolled concrete on any exterior walls or trash enclosures is specifically prohibited. The trash enclosure shall be constructed per City Standards.

Standard Landscaping/Parking Conditions

13. All new development shall comply with Mission Springs Water District’s Water Efficient Landscaping Guidelines (guidelines are available at www.mswd.org). This policy requires outdoor water conservation practices within
MSWD’s service area, specifically: (1) the creation of
landscape plans featuring the use of California native
desert friendly plants; and (2) the preparation of
irrigation plans detailing water efficient irrigation
technology systems (e.g., drip irrigation,
evapotranspiration irrigation controllers, etc.)
appropriate to an arid desert climate.

14. Wheel stops within the parking lot are prohibited unless required for ADA compliance.

15. All redwood headers are specifically prohibited from use on the project site.

Standard Graffiti Conditions

16. The applicant/developer and/or successor(s) in interest shall be responsible for the removal of any graffiti
vandalism from the project site (exterior building

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1 surfaces and/or exterior walls/fences) within 24-hour after discovering the graffiti vandalism or receipt of
notice from the City of the same. The
applicant/developer shall contact the City’s Graffiti Hot Line at 888-562-3822 within 24 hours of discovering the graffiti vandalism.

17. The applicant/developer and/or successor(s) shall apply (and maintain) a protective coating or graffiti resistant materials acceptable to the City’s Public Works and/or
Community Development Department, to provide for
the effective and expeditious removal of graffiti on all exterior building elevations and/or project walls and/or replacement of defaced screening panels.

18. The Applicant/developer and/or successor(s) in interest hereby agrees to allow the City and/or its agents to
enter the property for the purpose of removing or
painting over graffiti vandalism, if the
applicant/developer and/or successor(s) in interest fail to remove the reported graffiti vandalism within the 24 hours of discovering the graffiti or receipt of notice from the City.

19. The applicant/developer and/or successor(s) in interest shall, to the extent feasible, have designed a building structure visible from any public or quasi-public place in such a manner to consider prevention of graffiti,
including, but not limited to the following:
a. Use of additional lighting;
b. Use of non-solid fencing;
c. Use of landscaping designed to cover large
expansive walls such as ivy or similar clinging
vegetation; or
d. Use of architectural design to break up long,
continuous wall or solid areas.

Lighting Conditions

39. Applicant/developer shall adhere to the City’s light

Page 712 of 1191 ends

1 standard and identify all light fixtures (wall mounted and pole lights) on the site plan.

Building & Safety Conditions

42. Project shall comply with the adopted California
Building Standards Code (Title 24, California Code of
Regulations) and other adopted City Ordinances which
include the following:
a. CA Building Code
b. CA Plumbing Code
c. CA Mechanical Code
d. CA Electrical Code
e. CA Fire Code
f. CA Green Building Standards Code
g. CA Energy Code

43. As applicable, automatic fire sprinkler systems shall be installed in all new construction as per Chapter 9 of the California Building code and per City Ordinance. Design and type of system shall be based upon the
requirements of the California Building Code, the
California Fire Code and the requirements of the Fire
Department.

44. The requirements of the Department of Environmental Health Services and the Air Quality Management
District shall be satisfied prior to the issuance of any permit if hazardous materials are stored and/or used.

45. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall obtain a Temporary Use Permit and
comply with the City of Desert Hot Springs
requirements.

46. All perimeter/boundary walls shall be designed and
constructed so that the outer/exterior face of the wall is as close as possible to the property line. In any case, the outer/exterior face of the wall shall be within two (2)

Page 713 of 1191 ends

1 inches of the property line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case-by-case basis for
extenuating circumstances.

47. All property lines, easement lines, etc. shall be located and/or relocated in such a manner as to not cause any
existing structure to become non-conforming with the
requirements of the latest adopted edition of the
Building Code, or any other applicable law, ordinance,
or code.

48. If hazardous substances are used and/or stored, a
technical opinion and report, identifying and developing methods of protection from the hazards presented by
the hazardous materials may be required. This report
shall be prepared by a qualified person, firm, or
corporation and submitted to the Building Department.

This report shall also explain the proposed facility's
intended methods of operation and list all of the
proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.

Police Department Conditions

49. The applicant/developer shall comply with all applicable federal, state and City laws and regulations.

50. All traffic, parking and security for events are subject to Police Department approval. Additional Conditions and
requirements may apply.

51. The applicant/developer shall incorporate all aspects of Crime Prevention through Environmental Design for
visual surveillance, access control and territorial
reinforcement.

52. The applicant and operator shall at all times implement the Utilize Crime Prevention Through Environmental
Design (C.P.T.E.D) throughout the project, as follows:

Page 714 of 1191 ends

1 CPTED Principle #1 – Natural Surveillance
"See and be seen" is the overall goal when it comes to
CPTED and natural surveillance. A person is less
likely to commit a crime if they think someone will
see them do it. Lighting and landscape play an
important role in Crime Prevention Through
Environmental Design.

CPTED Principle #2 - Natural Access Control
Natural Access Control is more than a high block wall
topped with barbed wire. Crime Prevention
Through Environmental Design or CPTED utilizes
the use of walkways, fences, lighting, signage and
landscape to clearly guide people and vehicles to
and from the proper entrances. The goal with this
CPTED principle is not necessarily to keep
intruders out, but to direct the flow of people while
decreasing the opportunity for crime.

CPTED Principle #3 – Territorial Reinforcement
Creating or extending a "sphere of influence" by
utilizing physical designs such as pavement
treatments, landscaping and signage that enable
users of an area to develop a sense of
proprietorship over it is the goal of this CPTED
principle. Public areas are clearly distinguished
from private ones. Potential trespassers perceive
this control and are thereby discouraged.

CPTED Principle #4 – Maintenance
CPTED and the "Broken Window Theory" suggests that
one "broken window" or nuisance, if allowed to
exist, will lead to others and ultimately to the
decline of an entire neighborhood. Neglected and
poorly maintained properties are breeding grounds
for criminal activity. We will work with you to
develop a formal CPTED based maintenance plan
to help you preserve your property value and make
it a safer place.

53. Prior to issuance of building permits, the site plan shall indicate all perimeter walls and fences to be of a design to prevent or discourage scaling & graffiti.

54. Prior to issuance of building permits, that landscape

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1 plan shall include drought tolerant “hostile vegetation” shall be used when possible under windows and
around the fence line.

55. Prior to issuance of building permits, the plans shall be approved to indicate the location and type of all gate
control and access equipment and/or systems (e.g.

Knox box, keypad, radio control, etc.) Prior to issuance of occupancy permits, the applicant will provide all
access equipment, materials, codes, etc. to the City of Desert Hot Springs Police Department.

56. Any private security service that uses security guards with uniforms shall assure to the satisfaction of the City of Desert Hot Springs Police Department that the
uniforms are sufficiently different in appearance from
any uniform of the Police Department, Riverside County
Sheriff or other local police department.

Engineering Conditions

57. The applicant/developer shall annex to Community
Facilities District No. 2010-1 for the maintenance of:
a) Landscape/hardscape
b) Streetlights
c) Drainage Basins/Storm Drain Facilities
d) Prior to the issuance of a Certificate of
Occupancy
d)

58. The applicant/developer shall pay five thousand
dollars ($5,000) cost for the City’s consultant to
annex the Community Facilities District No. 2010-1
and the City fee for processing the request, prior to
the issuance of an occupancy permit.

59. The applicant/developer shall pay five thousand dollars ($5,000) cost for the City’s consultant to annex to
PTAX2 and the City fee for processing the request,
prior to the issuance of an occupancy permit.

60. The applicant/developer shall submit the following items for approval from the Engineering Department:

Page 716 of 1191 ends

1 a) Grading Plans with the street address for each
lot and/or building footprints
b) Storm Drain/Drainage Plans
c) Street Improvements Plans
d) Street Signage and Stripping Plans
e) Street Lighting Plans
f) Hydrology Report
g) Water Quality Management Plan
h) Composite Utility Plans
i) (Sewer and Water Plans – Submit to Mission
Springs Water District)

61. Any required water and sewer facilities must be
constructed and paid for by the applicant/developer per the stands of the Mission Springs Water District
(MSWD) and will require inspection by MSWD.

62. Prior to the installation of any improvements in the public right of way (ROW), an encroachment permit
shall be obtained from the City Public Works
Department.

63. A soil compaction report shall be prepared and
submitted to the City Building Department for approval
prior to issuance of any building permit.

64. There shall be no encroachment into public rights of way for construction trailers, equipment, trash bins,
portable toilets, or materials; all of which shall be kept on-site. Construction access to the site shall be by an approved driveway, entry, or curb cut; no asphalt ramps or curb jumping is permitted.

65. At no time shall any adjacent streets for the project be allowed to be used for construction staging, storage or other such construction related activities. Access by
heavy equipment shall be limited to the minimum
number of trips essential to completing the construction.

Any damage to the existing public roadways, sidewalks
or other infrastructure shall be repaired or replaced by the Applicant’s contractor at his own expense, as
directed by the Public Works Manager.

Page 717 of 1191 ends

1 66. The applicant/developer shall submit an owner-and contractor-signed PM10 Dust Control Implementation
Plan in accordance with the standards and codes of the
City and the South Coast Air Quality Management
District (SCAQMD). Plans shall be submitted for review
and approval by the Public Works Department prior to
the issuance of any grading and/or applicable building
permits. Any site that is greater than 10 acres shall
concurrently process a PM10 Dust Control
Implementation Plan with the SCAQMD. For further
information contact the SCAQMD at:

South Coast Air Quality Management District
(SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
www.aqmd.gov

67. The applicant/developer shall comply with the National Pollution Discharge Elimination System (NPDES)
requirements per the California Regional Water Quality
Control Board (RWQCB) regulations. The
Applicant/Developer shall submit a Project Specific
Stormwater Pollution Prevention Plan (SWPPP) to
comply with the California General Permit for
Stormwater Discharges Associated with the
Construction Activity, prior to the issuance of a grading permit. For projects larger than 1 acre, the
Applicant/Developer shall obtain all required permits
from the California Regional Water Quality Control
Board (RWQCB) and submit a copy of the Notice of
Intent (NOI) and the Waste Discharge Identification
Number (WDID#) to the City’s Public Works
Department prior to the issuance of the any grading
permit.

For further information contact the RWQCB
at:

California Regional Water Quality Control

Page 718 of 1191 ends

1 Board (RWQCB),
Colorado River Basin Region,
73-720 Fred Waring Drive #100
Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/colorariver

68. The applicant/developer shall comply with section 8.08 Recycling and Diversion of Waste from Construction
and Demolition of the Municipal Code and file a Plan
with the City’s Building Department prior to the start of any construction.

69. The design of the on-site grading, street improvements and the storm drainage improvements shall be
coordinated with all adjacent projects to the satisfaction of the City Engineer.

70. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.

On-Site Street Improvements

71. The on-site driveways and parking areas shall be
improved with asphalt or concrete paving, permeable
pavers, curbs, gutters, and appurtenances as shown
generally on the approved site plan. The thickness of
pavement shall be determined by the applicant’s
engineer based upon “R” value tests taken of the soils
and appropriate traffic indices to be determined by the applicant’s engineer, all subject to approval by the City Engineer.

72. All on-site paving, curbs and gutters, sidewalks, ramps and other site work shall be constructed to City
standards, subject to the improvement plans approved
by the City Engineer.

73. The applicant/developer is required to construct all transition and missing links between existing and
proposed improvements.

Page 719 of 1191 ends

1 74. The proposed driveways shall be a radius driveway per City of Desert Hot Springs Standard No. 207.

75. The applicant/developer shall ensure that all existing improvements within the street right-of-way are not
damaged during construction. Any improvements
within the public right-of-way shall be replaced or
repaired if deemed unacceptable due to damage during
construction by the City Engineer.

76. The applicant/developer shall comply with all
recommendations for on-site street
improvements/access per the traffic analysis completed
by Urban Crossroads dated June 2022 and as follows:
a. Driveway 1 and 20th Avenue (#11)
i. Install a cross-street stop control on the
southbound approach.
ii. Provide one eastbound left turn lane with a
minimum of 150-feet of storage.
b. Driveway 7 and 20th Avenue (#12)
i. Install a cross-street stop control on the
southbound approach.
ii. Provide one eastbound left turn lane with a
minimum of 150-feet of storage.
c. Calle De Los Romos and Driveway 2 (#14)
i. Install a cross-street stop control on the
eastbound approach
d. Calle De Los Romos and Driveway 3 (#15)
i. Install a cross-street stop control on the
eastbound approach.
e. Calle De Los Romos and Driveway 4 (#16)
i. Install a cross-street stop control on the
eastbound approach.
f. Calle De Los Romos and Driveway 5 (#17)
i. Install a cross-street stop control on the
eastbound approach.

Page 720 of 1191 ends

1 g. Calle De Los Romos and Driveway 6 (#18)
i. Install a cross-street stop control on the
eastbound approach.
h. Driveway 8 and 20th Avenue (#19)
i. Install a cross-street stop control on the
southbound approach.
ii. Provide one eastbound left turn lane with a
minimum of 150-feet of storage.
i. Driveway 9 and 20th Avenue (#20)
i. Install a cross-street stop control on the
southbound approach.
ii. Provide one eastbound left turn lane with a
minimum of 150-feet of storage.

J. Calle De Los Romos and Driveway 10 (#21)
i. Install a cross-street stop control on the
southbound approach.

Off-Site Street Improvements

77. All street improvements shall include construction of asphalt concrete pavement over base material,
curb/gutter, sidewalk, streetlights, catch basins, storm drains, and fully landscaped and irrigated perimeter
along the property frontages at the cost of the applicant.

78. Improvements shall include removal and construction of existing street improvements that are severely
damaged and/or not in compliance with City Standards.

79. All sidewalks, ramps, and landings shall be compliant with the Americans with Disability Act.

80. Proposed street striping shall be per Caltrans
Standards approved by the City Engineer.

81. The minimum grade on all proposed streets shall be

0.50% unless approved in advance, in writing, by the
City Engineer.

Page 721 of 1191 ends

1 82. The applicant/developer shall comply with all
recommendations for off-site street
improvements/access per the traffic analysis completed
by Urban Crossroads dated June 2022 and as follows:
a. Indian Canyon and 19th Avenue (#1)
i. Applicant/Developer shall pay its fair share
contribution for the impacts to the traffic signal
at Indian Canyon Drive and 19th Avenue. The
fair share contribution is calculated at 6.3%
which is estimated at an equivalent to
$31,500.00.
ii. Modify southbound striping to provide a
dedicated left turn lane.
b. Calle De Los Romos and 20th
i. Install a cross-street stop control on the
southbound approach.
ii. Provide one eastbound left turn lane with a
minimum of 150-feet of storage.

83. The applicant/developer shall construct 20th Avenue between the Project’s western boundary to Calle De
Los Romos at its ultimate width as an 88-foot wide
Secondary II roadway, with minimum pavement width of
62 feet.

84. The applicant/developer shall construct Calle De Los Romos along the easterly project frontage at its ultimate half-width section of 39 feet. An additional 12 feet of pavement shall be provided east of the centerline.

85. The applicant/developer shall acquire necessary rightof-way or roadway easements from APN 666-370-032 for construction of the additional 12-foot driving lane along Calle De Los Romos. Should the
applicant/developer not be able to obtain right-of-way, the developer shall work with the City Engineer to
develop an alternative interim design or bond for the
additional future pavement.

Page 722 of 1191 ends

1 86. The applicant/developer shall construct Calle De Los Romos from the north project boundary to 19th Avenue
within the existing right-of-way to provide a total of 24 feet of paved width (12 feet for each direction).

Drainage

87. The applicant/developer shall submit a project specific Hydrology Report, using Riverside County Flood
Control and Water Conservation District’s Hydrology
Manual for City review and approval, analyzing the 10-
year and 100-year storm events and hydraulic analyses
for the proposed drainage systems.

88. No nuisance water shall escape the site onto public streets.

89. All tributary offsite runoff from adjacent properties that has historically been directed onto the proposed project must be intercepted and discharged in a manner that
perpetuates existing flow patterns, with the exception of historical retention that occurred on-site.

90. The applicant/developer shall provide on-site storm water retention basin(s) or system(s) designed to the
satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells designed to eliminate standing water in the
basin. The retention basin shall be sized to mitigate the post-development storm water flow rate within the limits of the project to pre-development levels based on a
100-year storm event of 24-hour duration and shall
completely drain/percolate any storm event within 72
hours. The retention basin shall be designed with a
maximum depth of 5 feet and maximum side slopes of
3:1 and shall not be used for purposes other than for
the collection of storm water, nuisance water and well
blow-off water. Alternate methods may be provided with
the approval of the City Engineer.
a. Any other facilities required in the
drainage/hydrology study shall be designed and

Page 723 of 1191 ends

1 installed as detailed in Section 15.68, Flood
Plain Management, and Section 15.72
Floodplain Construction of the Desert Hot
Springs Municipal Code.
b. All retention basins/systems shall be located on
site; off-site retention basins/systems are
specifically prohibited.
c. Retention Basin Vehicular Access - Vehicular
access shall be provided for maintenance of the
retention basins to the satisfaction of the City
Engineer. The City Engineer shall determine the
need and/or design of such access. The grading
of a “road” to the bottom shall comply with
health and safety standards and shall meet the
requisite design requirements including
geometries and capacity of the basin(s).

Maintenance of retention basins and drainage
system shall be the responsibility of the
Applicant/property owner/operator. Retention
basins with side slopes equal to or greater than
4:1 and equal to or less than 5 feet in depth will
not require an access road to the bottom of the
basin.

91. The applicant/developer shall prepare and submit a
Project Specific Final Water Quality Management Plan
pursuant to the Whitewater River Region Water Quality
Management Plan for Urban Runoff.

92. If the site is located in a Federal Emergency
Management Act (FEMA) Flood Zone, structures on the
property shall be protected from flood hazard. A
(FEMA) Elevation Certificate shall be provided to the
Building Department prior to issuance of a grading
permit and shall be resubmitted “as constructed" prior
to final grading signoff.

93. The applicant/developer shall submit the project to the Department of the Army Corps of Engineers and the
California Department of Fish and Game for approval of
any development construction in the “Blue Line Stream”

Page 724 of 1191 ends

1 shown on the U.S Geological Survey Quadrangle Map,
Desert Hot Springs California, and obtain all required
clearance and approvals.

Tentative Parcel Map 38435

94. Tentative Parcel Map 38435 is approved as part of
Specific Plan 22-3 and all corresponding public
improvements (grading, drainage, street
improvements).

95. The applicant/developer shall submit the following items for approval with the submittal of the Final Parcel Map:
a. Final parcel map
b. Title Report (updated within at least 6 months)
and a subdivision guarantee indicating those
persons/entities who may sign the map will be
required immediately prior to the City’s signing
of the map
c. Final Map closures
d. Street names
e. Approved improvement plans (grading,
drainage, street improvements) with engineers
estimate
f. Improvement Agreements with Security
(grading, drainage, street improvements)

96. The applicant/developer shall make all necessary street vacations and dedications for 20th Avenue per the
adjusted centerline shown on the Tentative Parcel Map
to provide 44’ half-width (88’ right-of-way) along project frontage.

97. The applicant/developer shall dedicate 39’ of right-ofway within Calle De Los Romos along the easterly project frontage.

98. If phasing the approved tentative map is proposed, the applicant/subdivider shall indicate the number and
configuration of the phases prior to tentative approval.

99. Any street or dedications of easements shall be shown

Page 725 of 1191 ends

1 on the parcel map.
100. Accurate and complete surveys of the land to be
subdivided shall be made by a registered civil
engineer (registered prior to 1982) or licensed land
surveyor. All existing and required monuments shall
be identified and/or set in accordance with Section

16.20.030 of the City Municipal Code.
101. The applicant/developer shall provide and install
adequate water supply, sanitary sewer, natural gas,
electric, telephone and cable television lines to serve each separate lot.
102. If not all the public improvements are completed
before the applicant/developer applies for a
Certificate of Occupancy, the applicant/developer
may submit an engineer’s estimate with approved
improvement plans and shall file an improvement
agreement with security to guarantee completion of
public improvements as follows:
a. A faithful performance security in an amount
deemed sufficient by the City Engineer to cover
up to 100% of the total estimated cost of all
required improvements, including bonding
requirements for grading as outlined in the
Municipal Code.
b. A labor and material security to cover up to 50%
of the total estimated cost of all required
improvements.
c. If the required project improvements are
financed and installed pursuant to special
assessment proceedings, upon the furnishing
by the contractor of the faithful performance and
labor and material security required by the
special assessment act being used, the City
may reduce the improvement security of the
Applicant/Developer by an amount

Page 726 of 1191 ends

1 corresponding to the amount of the security
furnished by the contractor.
d. Notwithstanding the above, the
Applicant/Developer may satisfy the
requirement for security of certain
improvements by providing proof that same has
been posted with another public agency subject
to the approval of the City Engineer.
103. Security may be one of the following types subject to the approval of the City Engineer and City Attorney
as to form:
a. Bonds - All bonds shall be executed by a surety
company authorized to transact business as a
surety, and have an agent for service in
California, together with an acceptable policy
holder’s rating. The bond(s) shall contain the
nearest street address of the institution
providing the bond(s).
b. Cash Deposits - In lieu of the faithful
performance and labor and material bonds, the
developer may submit cash deposits or
negotiable bonds of a kind approved for
securing deposits of public monies under the
conditions hereinafter described.
c. Disbursements from cash deposits shall be
made in compliance with a separate agreement
between the developer and the City. A
bookkeeping fee of 1% of the total amount
deposited with the City for each cash deposit
shall be submitted with each security.

Disbursements from a cash deposit in any
instance shall not be permitted unless and until
authorized in writing by the City Engineer.
104. All improvement agreements shall be approved by the City Attorney and City Council. Security for the
agreement shall be approved by the City Attorney

Page 727 of 1191 ends

1 and Finance Director.

Environmental/Tribal Mitigation Conditions
105. The applicant/developer shall implement all mitigation measures and monitoring program requirements
outlined in the Environmental Documents.

Fire Department Conditions
106. Provide or show there exists a water system capable of delivering a fire flow of 4,000 gallons per minute for a 4-hour duration at 20 psi residual operating
pressure, which must be available before any
combustible material is placed on the construction
site. Fire flow is based on Type III-B construction
protected with an automatic fire sprinkler system.

Due to building construction type and fire sprinkler
credits, fire flow requirements may be revised as
determined by future building plans. California Fire
Code (CFC) 507.3
107. Fire flow availability verification shall be obtained from the local water authority in the proximity of the above noted project. Verification shall be provided to the
Riverside County Fire Department Office of the Fire
Marshal prior to building permit issuance. CFC 507.3
108. Fire Hydrant(s) location and spacing shall comply with CFC 507.5 and Table C102.1. Fire hydrant(s) shall
be located not to exceed their allotted distances apart in any direction as measured by an approved route
around the building including their maximum distance
from any point on a street or road frontage. Fire
hydrants shall provide the required fire flow.

Distance requirements for the fire hydrants may
change when updated fire flow is calculated. CFC
507.1
109. Prior to Building plan approval and construction;
applicant/developer shall furnish required copies of
the water system fire hydrant plans to Riverside

Page 728 of 1191 ends

1 County Fire Department Office of the Fire Marshal for review. Plans shall be signed by a registered civil
engineer, and shall confirm hydrant type, location,
spacing and minimum fire flow CFC 507.1. An
approved water supply for fire protection during
construction shall be made available prior to the
arrival of combustible materials on site. CFC 3312
110. All proposed traffic calming elements for this
development shall be submitted to the Fire
Department for review and approval. Roadway
design features (speed bumps, speed humps, speed
control dips, cushions etc.), which may interfere with
emergency apparatus responses, shall not be
installed on fire access roadways, unless they meet
design criteria approved by Riverside County Fire
Department Office of the Fire Marshal. CFC 503.4.1
111. The applicant/developer shall prepare and submit to the Fire Department for approval, a precise grading
plan. Access lanes will not have an up, or
downgrade of more than 12%. Access will not be
less than twenty-four feet (24’) in width and will have an unobstructed vertical clearance not less than
13’6”. Access lanes shall be designed to withstand
the weight of 60,000 pounds over two axles and
75,000 pounds over three axles. Access will have a
turning radius capable of accommodating fire
apparatus. Access lane shall be constructed with a
surface to provide all weather driving capabilities.

Streets shall be constructed in accordance with the
City of Desert Hot Springs Engineering Street
Standards. CFC 503.2
112. Driveway loops, fire apparatus access lanes and
entrance curb radius should be designed to
adequately allow access of emergency fire vehicles.

The applicant or developer shall prepare and submit
to the Fire Department for approval; a site plan
designating required fire lanes with appropriate lane
printing and/or signs. Required identification

Page 729 of 1191 ends

1 standard/guidelines handout shall be obtained from
Riverside County Fire Department Office of the Fire
Marshal. CFC 503
113. Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with an approved
area for turning around the fire apparatus constructed
with turnarounds and or hammerheads. Fire
apparatus shall be capable of maneuvering through
the site with a minimum inside radius of 14’-0” and
outside of 38’-0” throughout. CFC 503.2.5
114. Additional Access: More than one fire apparatus
access road is required based upon the potential for
impairment of the single roadway on 20th Avenue.

The connection of Calle De Los Romos to 19th
Avenue shall be clearly identified and established in
the off-street improvement plans with the City of
Desert Hot Springs Engineering Department. CFC
503.1.2
115. Knox Box and Gate Access: Buildings shall be
provided with a Knox Box. The Knox Box shall be
installed in an accessible location approved by the
Office of the Fire Marshal. Electric gate operators
shall be provided with Knox key switches. Electric
gate operators shall also be connected to a remote
signal receiver compatible for use with the
preemption devices on the Riverside County fire
apparatus. The gate shall automatically open upon
receiving a remote signal from the fire apparatus and
remain in the fully open position for a minimum of 30
seconds. Ref. CFC 506.1
116. All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system.

Based on information provided for the building, an
approved commercial fire sprinkler system designed
by a current licensed C-16 contractor in accordance
with NFPA 13 is required. Plans must be submitted
with current fee to Riverside County Fire Department

Page 730 of 1191 ends

1 Office of the Fire Marshal for review and approval
prior to installation. CFC 903.2 as amended by the
City of Desert Hot Springs Municipal Code
117. The applicant/developer shall be responsible to install a U. L. Central Station Monitored Fire Alarm System,
per NFPA 72. Monitoring system shall monitor the
fire sprinkler system(s) water flow, post indicator
valves and all control valves. Plans must be
submitted with current permit fee to Riverside County
Fire Department Office of the Fire Marshal for review
and approval prior to installation. Additional fire alarm systems may be required but will be determined
when additional information is provided at
construction plan review. CFC 903.4
118. The display street numbers in a prominent location on the address side and rear access if applicable.

Building address numbers shall be a minimum of 12”
for building(s) up to 25’ in height and 24” in height for building(s) exceeding 25’ in height. In complexes with
alpha designations, letter size must match numbers.

All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. Address numbers shall be a durable type
of material to withstand all weather harming
conditions. Reference CFC Section 505.1 as
amended by the City of Desert Hot Springs Municipal
Code and the County of Riverside Premises
Identification Standard.
119. Propose rack storage and high pile combustible
storage shall be reviewed and approved by the Office
of the Fire Marshal. Submittals shall include a Fire
Engineer Technical Report in compliance with CFC
amended section 3204.2.1.
120. Fire Command Center: Where required by other
sections of this code and in all buildings classified as high-rise buildings by the California Building Code, in buildings greater than 300,000 square feet in area

Page 731 of 1191 ends

1 and in Group I-2 occupancies having occupied floors
located more than 75 feet above the lowest level of
fire department vehicle access, a fire command
center for fire department operations shall be
provided and comply with Sections 508.1.1 through
508.1.7.
121. Submit to Riverside County Fire Department Office of the Fire Marshal a completed chemical classification
packet at the architectural plan review. The chemical
classification packet shall include storage and use
areas, maximum amount of each material stored or
used, container size, location of emergency isolation
and mitigation valves and devices, and storage plan
showing the intended storage arrangement, including
the dimensions of aisles. You may obtain a packet
from the Riverside County Fire Department Office of
the Fire Marshal. CFC 5001.5.1, CFC 5001.5.2
122. Storage of hazardous material are regulated under
the California Building and Fire Code. Aggregate
quantities of hazardous materials shall not exceed
the maximum allowable amounts shown in CFC
Chapter 50 and CFC 5003.1.1.
123. Cannabis Facilities: Construction plans for carbon dioxide enrichment systems, gas detection systems,
plant processing and extraction systems shall be
reviewed and approved by the Office of the Fire
Marshal prior to the issuance of construction permits.

Refer to the Riverside County Office of the Fire
Marshal Technical Policies #TP16-004 and #TP16-
005.
124. Emergency Responder Radio Coverage Systems:

Projects that do not meet the exceptions set forth by
the Riverside County Office of the Fire Marshal shall
provide plans for an emergency responder radio
coverage system. Ref. CFC 510.1 and Riverside
County Office of the Fire Marshal Technical Policy
#TP19-002

Page 732 of 1191 ends

1 125. During the construction of this project, the site address shall be clearly posted at the job site
entrance. This will enable incoming emergency
equipment and the inspectors to locate the job site
from the assigned street location. Numbers shall be
a minimum of 12 inches in height. CFC 505.1
126. Fire Safety during construction shall be in accordance with Chapter 33 of the CFC. An approved vehicle
access, either permanent or temporary, shall be
provided during construction. CFC 3310.1
127. Strategic Planning Review This planning case will
also be reviewed by Riverside County Fire
Department Strategic Planning for the cumulative
impact on the Fire Department’s ability to provide an
acceptable level of service. Additional requirements
may be conditioned by Strategic Planning to mitigate
these impacts. Questions for Strategic Planning can
be addressed to
[email protected]
128. Conditions subject to change with adoption of new
codes, ordinances, or when buildings permits are not
obtained within twelve (12) months. All final fire
department conditions will be addressed when
detailed site and building plans are submitted and
reviewed. Compliance with California Fire and
Building Codes shall be required.
129. Nothing in Riverside County Fire Department Office of the Fire Marshal’s review shall be construed as
encompassing structural integrity. Review of this
plan does not authorize or approve any omission or
deviation from all applicable regulations. All
questions regarding the meaning of these code
requirements should be referred to Riverside County
Fire Department Office of the Fire Marshal at 760-
863-8886.

Specific Plan Amendment

Page 733 of 1191 ends

1 130. Section 2.5 Landscaped Area; All landscape shall conform to the Mission Springs Water District’s Water
Efficient Landscaping Guidelines and shall be
supplied by designated landscape meters, see
specific conditions following
131. Section 2.6 Utilities, Water and Wastewater; see
specific conditions following.
132. MSWD accepts all other provisions in the amended
Specific Plan.

Water Service
Water conditions may change depending on the status of
water improvements by Project Viento DP 21-14 dated
2/24/22. Water service is currently available for the project subject to the following conditions of service:
133. The project will be required to have MSWD prepare a Water Supply Assessment and Verification (WSA)
as required per California Water Code section
10912. This requirement is based on the project size
being over 40 acres and having more than 650,000
square feet of floor area. MSWD will request
proposals for preparation of the WSA by District
approved consultants and will request a deposit from
the owner/developer to cover costs. The
owner/developer shall be required to pay all costs
for the WSA.
134. The developer shall comply with all rules, laws,
ordinances, guidelines, and regulations of the District at the time that any new water service application is
submitted. MSWD ordinance requires that water
service, including irrigation and fire services, shall not cross parcel boundaries to serve a second property.
135. The point of connection for public water service shall be the either the existing 12” or 24” ductile iron water main tee located on the north side 20th Avenue west
of Calle De Los Romos.

Page 734 of 1191 ends

1 136. The developer shall design and construct a 12”
minimum diameter ductile iron public water main in
Calle De Los Romos to the projects north boundary,
terminating with a blow off assembly 5’ north of any
proposed pavement.
137. The developer shall be responsible to design and
construct all public water improvements at their
expense.
138. The installation of backflow prevention devices is required for all non-residential domestic, fire, and
irrigation service connections.
139. The developer shall comply with all District standards, specifications and conditions, final approval of all
design plans shall be by the District Engineer or
his/her designee, and the District’s General Manager.
140. MSWD requires having all its facilities within the public right-of-way or recorded and dedicated
easements. The developer shall prepare easements
to MSWD for water facilities located in the vacated
portions of 20th Avenue.
141. Installation of private fire line services may be
required per Riverside County Fire Department
Standards. Double check detector assemblies
(DCDA) per MSWD Standards will be a requirement
at the time of installation.
142. The developer must submit hydraulic calculations to the District indicating the availability of the required fire flows as determined by the Riverside County Fire
Department. These calculations shall be based on a
current fire hydrant flow test which can be ordered
through the MSWD Engineering Department.
143. The developer shall provide plumbing plans with
fixture units for District review of meter and service
size.

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1 144. The developer is required to apply for water service and submit payment of District fees, charges, and
deposits. The water meter and connection fees will
be based on the actual meter sizes and quantities
shown on the approved plans. All fees are subject to
change based on the time of application for services
from the District.
145. The developer will be required to bond all water
infrastructure with MSWD for 100% payment and
performance bonds. Said bonds shall be replaced by
a warranty bond of 10% of the bond amount upon
final acceptance of improvements by MSWD. Said
warranty bond shall remain in effect for 12 months
from the date of acceptance from the date of
completion of any required warranty repairs.

Sewer Service
Sewer service is currently unavailable to the subject property from MSWD. Public sewer service will be available to the District’s Regional Wastewater Reclamation Facility (RWRF) in the fall of 2023.
146. MSWD will require the owner/developer to enter into a sewer development agreement for the project.
147. As stated in the Desert Gateway Specific Plan, the project is being processed as a non-cannabis use
and future change for any cannabis use will require
development of new conditions of approval.
148. The developer shall meet with MSWD to determine
how best to implement the sewer connection outlined
in the Draft Addendum to the Mitigated Negative
Declaration, XIX. Utilities and Service Systems,
Desert Gateway “Revised” Project on page 53,
second paragraph. The previous project would have
required a sewer package plant since sewer was not
yet available to the site. The revised project will now connect directly to sewer by installing a sewer line to the MSWD RWRF on Little Morongo Road from 20th
Avenue and Calle De Los Romos.

Page 736 of 1191 ends

1 149. The developer shall comply with all rules, laws, ordinances, guidelines, and regulations of the District at the time the sewer service application is submitted. 150. The developer/property owner shall complete an
application for sewer service with payment of all
applicable fees, charges and deposits at the time of
application (i.e., multi-family, residential, commercial sewer connection fees per current MSWD fee
schedules).
151. The developer shall be required to design and
construct any new sewer facilities required to connect
to sewer once sewer service to the RWRF is active.
152. This will require construction of 12” and 15” VCP
gravity sewer easterly in 20th Avenue to a lift station ductile iron or C900 PVC sewer force main to the
headworks for the RWRF.
153. MSWD shall require construction of an 8” VCP gravity sewer in Calle De Los Romos from the project’s north
boundary to the gravity sewer in 20th Avenue.
154. MSWD requires 6” minimum VCP sewer laterals to be
provided to all commercial projects. If a larger lateral is required, then the developer will be required to
construct a minimum of 8” VCP to a manhole located
on the right-of-way line.
155. The developer shall comply with all the District
standards, specifications and conditions, and have
final approval of all design plans by the District
Engineer or his/her designee, and the District
General Manager.
156. MSWD will agree to execute a reimbursement
agreement requiring properties connecting to the
sewer to pay the prorated cost for design and
construction costs to the developer prior to
connection.

Page 737 of 1191 ends

1 157. MSWD requires submittal of proposed plumbing plans showing all connections to the public sewer system
and the size and location of the proposed lateral for
the project.
158. MSWD may reduce the required fees based on the
larger pipe size above the required service for the
development.
159. The developer will be required to bond all sewer
infrastructure with MSWD for 100% payment and
performance bonds. Said bonds shall be replaced by
a warranty bond of 10% of the bond amount upon
final acceptance of improvements by MSWD. Said
warranty bond shall remain in effect for 12 months
from the date of acceptance from the date of
completion of any required warranty repairs.

Landscape
As applicable per City requirements:

All new and rehabilitated residential and commercial
development shall comply with the Mission Springs
Water District’s Water Efficient Landscaping Guidelines (guidelines are available at www.mswd.org). This policy requires outdoor water conservation practices within the MSWD service area, specifically: (1) the creation of
landscape plans featuring the use of California native
desert friendly plants; and (2) the preparation of irrigation plans detailing water efficient irrigation technology
systems (e.g., drip irrigation, evapotranspiration irrigation controllers, etc.) appropriate to an arid desert climate.

For additional details regarding plan check and
inspection fees, please contact Engineering Department
via email at [email protected] or (760) 329-6448
ext. 127.

END

Page 738 of 1191 ends

ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DESERT
HOT SPRINGS 1) AMENDING CHAPTER 17.190 “DESERT HARVEST
SPECIFIC PLAN” TO TITLE 17 “ZONING” OF THE DESERT HOT

SPRINGS MUNICIPAL CODE TO ESTABLISH ZONING STANDARDS
FOR THE DESERT HARVEST SPECIFIC PLAN AREA AND 2)
RENAMING THE SPECIFIC PLAN AS THE “DESERT GATEWAY
SPECIFIC PLAN”
WHEREAS, the City of Desert Hot Springs (“City”) has a responsibility to plan and regulate the use of property within the City; and
WHEREAS, the City has received an application to amend the Municipal Code through the adoption of the Desert Harvest Specific Plan SP 02-17 (“Specific Plan”) for a vacant 64.9- acre property (APN 666-370-109), as well as supporting applications for Specific Plan Amendment 22-3, Tentative Map 22-3 and Design Review 22-1 collectively “Project”); and WHEREAS, the Desert Hot Springs Municipal Code (“DHSMC”) provides for the adoption of Specific Plans and related actions, as follows:
• Chapter 17.88 provides for the adoption of Zoning Ordinance Amendments; • Chapter 17.100 provides for the adoption of General Plan Amendments; • Chapter 17.128 provides for the approval of Specific Plans; and WHEREAS, the City Council desires to 1) amend Chapter 17.190 “Desert Harvest Specific Plan”, to provide a comprehensive set of zoning regulations to facilitate the development of the subject site, while at the same time ensuring that such development does not conflict with the General Plan, is not inconsistent with surrounding uses, and is not detrimental to the public health, safety and welfare, and rename the specific plan to the “Desert Gateway Specific Plan”; and
WHEREAS, the City Council finds that the adoption of this ordinance has been adequately evaluated by the applicable provisions of the California Environmental Quality Act (CEQA), and that the City Council hereby certifies the Mitigated Negative Declaration and Mitigation Monitoring Program prepared from the Initial Study (see accompanying Resolution for the Project); and
WHEREAS, the City Council finds this ordinance is not detrimental to the public interest, health, safety, convenience, or welfare of the City and is for the convenience and general welfare of the City; and
WHEREAS, this Ordinance is compatible with the general objectives of the General Plan and the Desert Harvest Specific Plan, in that the subject uses and standards conform goals, policies and standards of the General Plan and Specific Plan; and WHEREAS, the City’s Planning Commission held a public hearing, considered this Ordinance (along with the Project), and made a positive recommendation to the City Council; and

Page 739 of 1191 ends

WHEREAS, on December 6, 2022, the City Council concluded the public hearings and considered this Ordinance.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DESERT HOT SPRINGS DOES ORDAIN AS FOLLOWS:

Section 1. RECITALS.

The Recitals are true and correct and are hereby incorporated by this reference.

Section 2. EVIDENCE
That the City Council has considered all of the evidence submitted into the administrative record, which includes, but is not limited to, the following:
(a) The City’s Municipal Code and its General Plan, including updates; (b) The documents that consist of the Project;
(c) All of the environmental documents;
(d) The adopted Desert Harvest Specific Plan;
(e) Testimony and/or comments from all persons including the Applicant and its representatives submitted to the City in both written and oral form at, or prior to, the public hearing conducted at the Planning Commission; (f) Planning Commission’s recommendation; and
(g) Public comments, both written and oral, received and/or submitted at, or prior to the City Council’s consideration of this ordinance.

Section 3. ADMENDING CHAPTER 17.190 “DESERT HARVEST SPECIFIC PLAN” TO TITLE 17 “ZONING” TO THE “DESERT GATEWAY
SPECIFIC PLAN”
Chapter 17.190 “Desert Harvest Specific Plan” shall change its name to the Desert Gateway Specific Plan and is hereby amended to read as follows:

17.190.010. – Desert Gateway Specific Plan Map
The area of the Desert Gateway Specific Plan is set forth on the following map, including the establishment of Planning Areas PA-1and PA-2.

Page 740 of 1191 ends

17.190.020. – Desert Gateway Specific Plan – Permitted Uses Table The following tables for permitted uses shall govern:

Page 741 of 1191 ends

TABLE 3.1

PERMITTED USES
Allowable Uses1 PA-1 PA-2
P-Permitted Use, DR - Design Review, C – Conditional Use Permit, Blank – Not Allowed.

Commercial Retail
Hotel DR -
Banks and Financial Services DR -
Convenience Stores DR -
Cycling/Motorcycle Stores DR -
Drive-in and Drive-through Sales DR -
Drug Stores DR -
Dry Cleaners DR -
Entertainment Facilities DR -
Food Products DR -
Grocery Stores and Markets DR -
Health/Fitness Facilities DR -
Indoor Recreation Facilities DR -
Liquor Stores DR -
Marijuana Dispensaries DR -
Medical Services DR -
Motor Vehicle Fueling/Service Stations DR -
Commercial Retail Uses Continued
PA-1 PA-2
Offices DR -
Personal Services DR -
Pet Grooming DR -
Printing/Publishing DR -
Restaurants, with alcoholic beverages DR -
Restaurants, Drive In DR -
Retail Stores, General Merchandise DR -
Shopping Centers DR -
Studios DR -

Page 742 of 1191 ends

Wholesaling DR -
Accessory uses (customarily incidental to a permitted
use when located on the same site with the main
building and use.)
DR
-
Commercial Gardening DR -
Crop Production DR -
Food Products DR -
Testing Laboratories DR -
Cannabis Cultivation
Commercial Gardening - DR
Crop Production - DR
Food Processing - DR
Motor Vehicle Fueling - DR
Light Manufacturing Facilities - DR
Marijuana Cultivation - CUP
Marijuana Manufacturing /Extraction / Processing - CUP
Marijuana Distribution/ Packaging/ Shipping - CUP
Marijuana Testing Laboratories - CUP
Mixed Use Industrial/Offices - DR
Offices - DR
Security Services - DR
Storage - DR
Utilities - DR
Interim Marijuana Facilities1 - DR
Accessory uses (customarily incidental to a permitted
use when located on the same site with the main
building and use.)
- DR
Logistics, storage, and distribution
Wholesale, storage, and / or distribution centers
(including high-cube warehouses) - DR
Accessory uses (customarily incidental to a permitted
use when located on the same site with the main
building and use.)
- DR
Notes:

1. Cultivation projects with multiple uses may incorporate all uses under a common CUP application.

Page 743 of 1191 ends

2. All uses listed in the City’s Light Industrial (I-L) w / Cannabis Overlay Zone that are not specified in the table above for PA-2 shall be allowed in PA-2 subject to the appropriate permit type as described in Section 17.16.020 Permitted uses of the Desert Hot Springs Municipal Code (DHSMC)

3. The general review authority (Planning Commission, City Council, etc.) for the subject permits above shall be determined as outlined in the DHSMC.

17.190.030. – Desert Gateway Specific Plan – Development Standards The following development standards shall govern:

TABLE 3.2
PA-1 DEVELOPMENT STANDARDS
Min Lot Size 5,000 sf
Min Front Setback 20 ft
Min. Side Setback Zero
Min. Rear Setback Zero
Min Distance between Buildings 20 ft1
Max. Structure Height 35 ft
Max Building Coverage 35%
Off Street Parking2
Marijuana Dispensaries: 1 space/250 SF
Restaurant (Sit Down): 1 space/75 SF GFA
Restaurant (Drive Through): 1 space/100 SF GFA
Hotel: Per City Code
Notes:

1. Unless attached buildings are proposed, where no side yard or building separation would be required.

2. Any use not listed would be in accordance with DHS Municipal Code 17.48.040.

TABLE 3.3
PA-2 DEVELOPMENT STANDARDS
Min Lot Size 20,000 sf
Min. Public Street Setback 20 ft
Min. Side Setback 1,2 10 ft
Min. Rear Setback 10 ft
Min Distance between Buildings 1,2 20 ft1

Page 744 of 1191 ends

Max Height3, 5 stories / 100 ft
Max Building Coverage 75%
Off Street Parking4
Office/Administration
▪ 1 space/ 250 SF
Manufacturing/Processing
▪ 1 space/750 SF
Laboratory
▪ 1 space/750 SF
Marijuana Cultivation
▪ 1 space/2,500 SF 5
Warehousing / Logistics
▪ 1/750 sq. ft. of gross floor area for the
first 20,000 sq. ft.;
▪ 1/ea. 2,000 sq. ft. of gross floor area
for the second 20,000 sq. ft.;
▪ 1/ea. 4,000 sq. ft. of gross floor area
for areas in excess of the initial 40,000
sq. ft
Notes:

1. Except when attached buildings are proposed where side yard or building separation would not be required.

2. For PA3, all interior lot lines would be considered side yards.

3. Height measured from surrounding finished grade. Basements are allowed but do not count toward overall building height or number of stories.

4. Any use not listed would be in accordance with DHS Municipal Code 17.48.040

5. Including hallways, mechanical rooms, elevator shafts, stairways, storage areas, restrooms, locker rooms, packaging rooms, break rooms and similar support areas within buildings where cultivation is the primary function.

17.190.040 – Review and Approval
A. All uses within the Desert Gateway Specific Plan Planning Areas shall be subject to review and approval for conformance with this Chapter.

B. Uses which are indicated as “P” (Permitted) shall require, for any related construction or development, review and approval by the Planning Commission, in accordance with Section 17.80 (Design Review).

C. Uses which are indicated as “C” (Conditionally Permitted) shall require review and approval by the Planning Commission in accordance with Section 17.76 (Conditional Use Permits).

D. Required findings for approval of Design Review (Section 17.80.040) or Conditional Use Permit (Section 17.76.050) shall include consideration of the Design Guidelines of the Desert Gateway Specific Plan.

Section 4. ENVIRONMENTAL FINDINGS

Page 745 of 1191 ends

Based upon the initial study, the negative declaration, the comments received thereon, and the record before the City Council, the City Council hereby finds that the addendum to the negative declaration prepared for the Project represents the independent judgment of the City and that there is no substantial evidence that the approval of the Project may have any significant environmental impact, which can be mitigated with the Mitigation Monitoring Plan.

The documents and other material which constitute the record on which this decision is based are located in the Department of Planning. The City Council, therefore, certifies the negative declaration prepared for the Project.

Section 5. GENERAL PLAN CONSISTENCY FINDINGS
The City Council finds this amendment is compatible with the general objectives of the General Plan and any applicable specific plan, in that the subject uses would be conditionally permitted in Commercial General districts, similar to other permitted and conditionally permitted uses, and in that the use will be subject to strict review and conditions.

Section 6. GENERAL FINDINGS
The City Council finds this ordinance is not detrimental to the public interest, health, safety, convenience, or welfare of the City.

Section 7. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or word of this ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this ordinance as hereby adopted shall remain in full force and effect.

Section 8. AMENDING OF BAIL SCHEDULE
That the City Attorney’s Office is hereby directed to determine whether this ordinance necessitates amendment of the City’s Bail Schedule and to cause such necessary amendments to be made and filed with the local branches of the Superior Court of the County of Riverside.

Section 9. EXECUTION AND CERTIFICATION
That the City Clerk is directed to do all things necessary to cause the execution of this ordinance immediately upon its adoption and shall thereafter certify to the passage of this ordinance and cause the same to be published according to law.

Section 10. EFFECTIVE DATE
That this ordinance shall take effect thirty (30) days after its second reading by the City Council.
[END OF PAGE]

Page 746 of 1191 ends

The foregoing Ordinance was approved and adopted at a meeting of the City Council held on ______________________, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST:

Jerryl Soriano, City Clerk
Scott Matas, Mayor
APPROVED AS TO FORM:

Jennifer A. Mizrahi,
City Attorney

Page 747 of 1191 ends

39' IMPROVEMENTS BY OTHERS 78' ULTIMATE R/W 39' PROPOSED IMPROVEMENTS 11' 5' 6' 6' 5' CL 11' PROP. SIDEWALK PROP. CURB & GUTTER R/W PROP. BY OTHERS R/W FUTURE FUTURE SIDEWALK FUTURE CURB & GUTTER 28' 28' SECTION B-B CALLE DE LOS ROMOS (Industrial Collector) N.T.S. (PER RIVERSIDE COUNTY STANDARD 111)

CALLE DE LOS ROMOS
INTERSTATE 10
20TH AVENUE
B
B
A

A EV CHARGING AMB ONLY EV CHARGING AMB ONLY EV CHARGING AMB ONLY

EV CHARGING

AMB ONLY

EV CHARGING

AMB ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY
CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL N 88°51'41" E 17.73' PARCEL NO. 1 135,062 SF 3.10 AC. PARCEL NO. 2 179,924 SF 4.13 AC. PARCEL NO. 3 150,704 SF 3.46 AC. AND WAREHOUSE BUILDING RETENTION RETENTION DRIVE AISLE DRIVE AISLE DRIVE AISLE DRIVE AISLE DRIVE AISLE DRIVE AISLE

DRIVE AISLE

DRIVE AISLE
N 00°23'36" E 1372.35'
N 89°09'25" E 1641.71'
N 00°29'53" E 1934.23'
N 64°00'32" W 502.77'
=04°53'15" R
=
2431.6 ' 207.43'
=2 °14'35" R = 17 0.37' 687.28'
N 68°53'47" W 323.45'
24' 30'
32'
54'
12'
22'
42'
12'
88' 11' 28' 28' 11' 56' 39' 39' 9' TYP.
40'
20' 20'
50' 26'
19' 19' 7' 6' 10' TYP. 10' TYP. 7' 40' 19' 1453' 77' 26' 10' TYP. 38' 38' 26' 26' 19' 26' 19' 10' 26' 8.5' 81' 6' 90' 6' 90' 6' 45' 19' 32' 5' 64' 5'26' 19' 17' 13' 17' 19' 13' 6' 19' 18' 24' 30'
40'
20' 20' 13'
60' 60'
50' 20'
50' 20' 55' 55' 20' 20'
70' 25' 1291' 24'
70' 25' 1234' 25' 30' 5' 26' 13' 13' 72' 6' 7' 11' 28' EX. R/W & FUTURE R/W (BY OTHERS)
PROP. PARCEL LOT LINE (TYP.)

FUTURE R/W FUTURE CURB & GUTTER (BY OTHERS)
EX. C/L
PROP. C/L
EX. R/W PROP. PARCEL LOT LINE (TYP.) PROP. PARCEL LOT LINE (TYP.) 54' R/W AS SHOWN ON C.S. MAP 204-484 32' R/W PER PM 134/88-89 EX. PROJECT BOUNDARY EX. PROJECT BOUNDARY & LOT LINE EX. PROJECT BOUNDARY EX. LOT LINE (TYP.) PROP. ACESS PROP. ACESS EX. PROJECT BOUNDARY & PROP. C/L PROP. CURB & GUTTER PROP. R/W FUTURE R/W (BY OTHERS) FUTURE CURB & GUTTER (BY OTHERS) PROP. ACESS PROP. ACESS PROP. ACESS PROP. ACESS PROP. PARCEL LOT LINE (TYP.) EX. PROJECT BOUNDARY & R/W PROP. CURB & GUTTER PROP. ACESS PROP. ACESS 20TH AVENUE PUBLIC STREET VACATION 20TH AVENUE PUBLIC STREET VACATION 20TH AVENUE PUBLIC STREET DEDICATION PROP. ACESS PROP. TRASH ENCLOSURE PROP. TRASH ENCLOSURE PROP. FENCE (TYP.) 30' R/W PER PM 121/46-47 PROP. ACESS 26'
13' 10' TYP.
20'
20' 40'
55' 55' 19' 8.5' 81' 19' 9' TYP.
9'
TYP. 26' 18' 28' 7' 11' PROP. 8" WALL PROP. FENCE (TYP.) PROP. FENCE (TYP.) 720' 110'
110' 1047 PROP. TRASH ENCLOSURE PROP. TRASH ENCLOSURE CALLE DE LOS ROMOS PUBLIC STREET DEDICATION 78' TRUCK DOCK APRON TRUCK DOCK APRON OFFICE OFFICE OFFICE OFFICE PROP. 8" WALL PROP. FENCE (TYP.) 1,061,090 SF PROPOSED LOGISTICS PARCEL NO. 4 12' 12' 12' 44' IMPROVEMENTS BY OTHERS 88' ULTIMATE R/W 44' PROPOSED IMPROVEMENTS CL R/W LANDSCAPED PROP. SIDEWALK PROP. CURB & GUTTER PROP. BY OTHERS R/W FUTURE PARKWAY LANDSCAPED PARKWAY LANE FUTURE SIDEWALK FUTURE CURB & GUTTER 12' LANE 12' LANE 12' LANE 8' 8' BIKE LANE BIKE LANE SECTION A-A 20TH AVENUE (Major Arterial) N.T.S. (PER CITY OF DESERT HOT SPRINGS GENERAL PLAN) OFFICE 80 STALLS WAREHOUSE (TOTAL) 288 STALLS TOTAL AUTO PARKING PROVIDED TOTAL TRAILER PARKING PROVIDED 549 STALLS 498 STALLS - COUNT 1 STALL PER 250 SF ---PARKING RATIO 20,000 SF 1,041,090 SF
--BUILDING SF 78% 22% ONSITE PARKING DATA: PERCENTAGE MSA CONSULTING ,INC.

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atio
n
GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS AC ACREAGE C&G CURB AND GUTTER APN ASSESSORS PARCEL NUMBER E/P EDGE OF PAVEMENT A.C. ASPHALT CONCRETE EXISTING OVERHEAD TELEPHONE EXISTING IRRIGATION EXISTING GAS EXISTING SEWER EXISTING RIGHT OF WAY EXISTING EASEMENT EXISTING ELECTRIC EXISTING SEWER FORCE MAIN EXISTING IRRIGATION DRAIN LINE EXISTING CABLE LEGEND EXISTING WATER EXISTING LOT LINE EXISTING TELEPHONE BNDRY BOUNDARY EXISTING EDGE OF PAVEMENT NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/WTYP. P.U.E. PUBLIC UTILITY EASEMENT SF SQUARE FEET R RADIUS STD. STANDARD P/L PROPERTY LINE N.T.S. NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND O/H OVERHEAD OS/PP OPEN SPACE / PARKS PG. PAGE PED. PEDESTRIAN PROPOSED AND EXISTING CENTER LINE PROPOSED RIGHT OF WAY PROJECT BOUNDARY PROPOSED CURB PROPOSED BUILDING ENVELOPE # PROPOSED PARKING SPACES MIN. MINIMUM MAX. MAXIMUM M.B. MAP BOOK GFA GROUND FLOOR AREA PROPOSED BUILDING BUILDING LANDSCAPE AREAS & RETENTION BASIN TOTAL AREA FOR PLANNING AREA 3 23.90 AC. 24.36 AC. 52.72 AC. 6.13 AC. 1,061,090 SF 2,296,425 SF 266,877 SF 46% 12% 100% 98% EXISTING GROSS ACREAGE LAND USE DATA: 64.91 AC. AREA PUBLIC STREET DEDICATION (20TH AVENUE) 0.05 AC. PUBLIC STREET DEDICATION SUB-TOTAL 63.13 AC. 2,827,472 SF SF29,582 SF 2,722,354 SF PLANNING AREA NO. 4 DATA: SF AREA PERCENTAGE DESIGN REVIEW DATA TABLE ASSESSOR'S PARCEL NUMBER: 666-370-019 EXHIBIT DATE: OCTOBER 5, 2022 LEGAL DESCRIPTION: PUBLIC UTILITY PURVEYORS: ELECTRIC: GAS: TELEPHONE: WATER: CABLE: SEWER: USA: (800) 684-8123 (909) 335-7625 (800) 483-5000 (760) 329-6448 (760) 340-1312 (760) 329-6448 811 EXISTING ZONING: PROPOSED ZONING: EXISTING GENERAL PLAN LAND USE: PROPOSED GENERAL PLAN LAND USE: INDUSTRIAL WITH INDUSTRIAL CANNABIS OVERLAY (I) LIGHT INDUSTRIAL WITH INDUSTRIAL CANNABIS OVERLAY / SPECIFIC PLAN (I-L) INDUSTRIAL WITH INDUSTRIAL CANNABIS OVERLAY (I) LIGHT INDUSTRIAL WITH INDUSTRIAL CANNABIS ZONE X - AREAS OF 0.2% ANNUAL CHANCE FLOOD HAZARD FEMA FLOOD ZONE DESIGNATION: IN THE CITY OF DESERT HOT SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA EXHIBIT PREPARER: ADDRESS: MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811 SURROUNDING LAND USES: NORTH: VACANT LAND (ZONED: LIGHT INDUSTRIAL) SOUTH: INTERSTATE 10 / CITY OF DESERT HOT SPRINGS ANNEXATION BOUNDARY EAST: VACANT LAND (ZONED: LIGHT INDUSTRIAL) WEST: COMMERCIAL / VACANT LAND (ZONED: LIGHT INDUSTRIAL) PROPOSED SITE PLAN FIRM NUMBER: 06065C0895G; EFFECTIVE DATE: AUGUST 28, 2008 CONTACT: PO BOX 2015 DEL MAR, CA 92014 ROBERT EMRI TELEPHONE: (---) -------- ADDRESS: APPLICANT / LAND OWNER: SOURCE OF TOPOGRAPHY: ADDRESS: INLAND AERIAL SURVEYS, INC. 7117 ARLINGTON AVENUE, SUITE "A" RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: MARCH 28, 2017 TELEPHONE: (951) 687-4252 IRI DHS LAND I, LLC SOUTHERN CALIFORNIA EDISON CO. THE GAS COMPANY / SEMPRA ENERGY VERIZON COMPANY MISSION SPRINGS WATER DISTRICT TIME WARNER CABLE COACHELLA VALLEY WATER DISTRICT UNDERGROUND SERVICE ALERT OVERLAY / SPECIFIC PLAN (I-L) PUBLIC STREET VACATION (20TH AVENUE) 4,620 SF 0.28 AC. PLANNING AREA NO. 1 (COMMERCIAL) 135,062 SF 3.10 AC. PARCEL 2 OF PARCEL MAP NO. 19073 OF PM 134/89 IN THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP 3 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN. PLANNING AREA NO. 2 (COMMERCIAL) 179,924 SF 4.13 AC. PUBLIC STREET DEDICATION (CALLE DE LOS ROMOS) 75,490 SF 1.73 AC. PLANNING AREA NO. 3 (COMMERCIAL) 150,704 SF 3.46 AC. PROPOSED NET ACREAGE 2,727,020 SF 63.41 AC. WAREHOUSE OFFICE OVERALL BUILDING TOTAL 1,041,090 SF 20,000 SF 1,061,090 SF - -- - PLANNING AREA NO. 4 2,296,425 SF 52.72 AC. ACCESS ROADS, HARDSCAPE & PARKING 968,753 SF 22.24 AC. 42% TOTAL PARKING REQUIRED - - 368 STALLS 100% - TOTAL BUILDING AREA 1,061,090 SF - - - N.T.S. VICINITY MAP 19TH AVE.

INDIAN CANYON 18TH AVE.

LITTLE MORONGO ROAD 20TH AVE.

DRIVE
INDIAN
GARNET AVE.

AVE.

INTERSTATE

CALLE DE LOS ROMOS SITE COUNTY OF RIVERSIDE CITY OF DESERT HOT SPRINGS CITY OF 10 PALM SPRINGS - FIRST 20,000 SF OF GFA (20,000 SF) 1 STALL PER 750 SF 27 STALLS - - SECOND 20,000 SF OF GFA (20,000 SF) 1 STALL PER 2,000 SF 10 STALLS - - REMAINDER OF GFA (1,001,090 SF) 1 STALL PER 4,000 SF 251 STALLS - (MARIJUANA CULTIVATION INDUSTRIAL) R:\2732\Acad\Planning\Technical Site Plan\2732 Technical Site Plan.dwg, 10/5/2022 9:49:59 AM, dgallerani, MSA Consulting, Inc.

Page 748 of 1191 ends

47’ the signage West Elevation the signage East Elevation JOB# 21667.00 HPA architecture JUNE01,2022 2 . N
U
E DESERT HOT SPRING, CA Building 1 Elevations - 42’ Clear the signage the signage the signage CDO‘! ,. n 497-61! Colliers INTERNATIONAL

Page 749 of 1191 ends

West Elevatio 49’-6"
n0
9 6‘
@ 0-
Q sw 7005 PURE WHITE sw 7071 GRAY SCREEN sw 7072 ONLINE sw 6869 STOP BLUE CLEAR METAL CANOPY METAL CANOPY (255-c1) (235-c1) (235-c2) (116-C1) REFLECTIVE GLASS ANODIZED ALUMINUM WITH sw 7073 WITH sw 6869 NETWORK GRAY (235-c3) STOP (116-C1) 3 4
3 2 1 3
8 7 —_
3 ll
3 ll 0-‘ —“
’
' ' 17 T Enlarged View of West Elevation JOB# 21667.00
I HPA architecture JUNE 01, 2022
2 . N
U
E DESERT HOT SPRING, CA Building 1 Elevations
& Material Board - 42’ Clear _Kjj the signage twothousandtwentyone I—LlllLllJLlll —I L emrigroup

Page 750 of 1191 ends

CALLE DE LOS ROMOS
20TH AVENUE
30' R/W PER PM 121/46-47
INTERSTATE 10
24' 30'
32'
54'
12'
22'
42'
12'
88'
N 00°23'36" E 1372.35'
N 89°09'25" E 1641.71'
N 68°53'47" W 323.45'
11' 28' 28' 11'
PARCEL NO. 1
135,062 SF

3.10 AC.

PARCEL NO. 4
2,296,425 SF

52.72 AC.

B 56'
B
A
A
=04°53'15" R = 2429.6 ' 207.26' 39' 39' 39' R/W DEDICATION PARCEL NO. 2 179,924 SF 4.13 AC.

PARCEL NO. 3
150,704 SF

3.46 AC.

EX. R/W & FUTURE R/W
(BY OTHERS)
PROP. PARCEL LOT LINE (TYP.)

FUTURE R/W

FUTURE CURB & GUTTER
(BY OTHERS)
EX. C/L
PROP. C/L
EX. R/W
PROP. PARCELLOT LINE (TYP.)
PROP. PARCELLOT LINE (TYP.)
54' R/W AS SHOWN
ON C.S. MAP 204-484
32' R/W PER
PM 134/88-89
EX. PROJECT

BOUNDARY
EX. PROJECTBOUNDARY& LOT LINE
EX. PROJECTBOUNDARY
EX. LOT LINE

CALLE DE LOS ROMOS

PUBLIC STREET DEDICATION
PROP. ACESS
PROP. ACESS
EX. PROJECT BOUNDARY& PROP. C/LPROP. CURB & GUTTERPROP. R/WFUTURE R/W (BY OTHERS)FUTURE CURB & GUTTER (BY OTHERS)
PROP. ACESS
PROP. ACESS
PROP. ACESS
PROP. ACESS
PROP. PARCELLOT LINE (TYP.)
EX. PROJECTBOUNDARY & R/W
PROP. CURB & GUTTER
PROP. ACESS
PROP. ACESS
20TH AVENUE PUBLICSTREET VACATION
20TH AVENUE PUBLIC

STREET VACATION
200'
443'
42'
105'
244'
259'
402'
269'
148'
263'
367'
253'
264'
31'
48'
155'
245'
1370'
1603'
1675'
N 64°00'32" W 245.12'
N 25°59'28" E 199.93'
N 89°30'07" W 442.77' N 89°30'07" W 366.69'
N 00°29'53" E

41.86'
N 00°29'53" E 262.76'
N 68°53'47" W 147.94'
N 89°30'07" W 253.50'
N 21°06'13" E 269.00'
N 10°48'03" E 104.63'
N 21°06'13" E 243.77'
N 64°00'32" W 258.61'
N 68°53'47" W 155.27'
=07°53'15" R=684.00' 95.08'
95'

30.63'
N 88°51'41" E
N 00°29'53" E 263.68'
=22°14'42"
371' R=956.00' 371.17'
N 88°51'31" E

48.21'
N 00°29'53" E 1674.68'
207'
20TH AVENUE PUBLIC

STREET DEDICATION
PROP. ACESS
PROP. ACESS
78'
EV

CHARGING AMB ONLY
EV

CHARGINGAMB ONLY
EV

CHARGING

AMB ONLY

EV CHARGING

AMB ONLY

EV CHARGING

AMB ONLY

EV CHARGING
ONLY

EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING ONLYEV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING ONLYEV CHARGING
ONLY

EV CHARGING
ONLY

CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL CLEAN AIR/ VANPOOL 39' IMPROVEMENTS BY OTHERS
78' ULTIMATE R/W
39' PROPOSED IMPROVEMENTS
11'
5' 6' 6' 5'
CL
11'
PROP. SIDEWALK
PROP. CURB &
GUTTER
R/W
PROP.

BY OTHERS
R/W
FUTURE

FUTURE SIDEWALK

FUTURE CURB &
GUTTER
28' 28'

SECTION B-B

CALLE DE LOS ROMOS
(Industrial Collector)
N.T.S.
(PER RIVERSIDE COUNTY STANDARD 111)
12' 12' 12'
44' IMPROVEMENTS BY OTHERS
88' ULTIMATE R/W
44' PROPOSED IMPROVEMENTS
CL
R/W

LANDSCAPED
PROP. SIDEWALK
PROP. CURB &
GUTTER
PROP.

BY OTHERS
R/W
FUTURE

PARKWAY

LANDSCAPED

PARKWAY
LANE

FUTURE SIDEWALK

FUTURE CURB &
GUTTER
12'
LANE
12'
LANE
12'
LANE
8' 8'
BIKE
LANE
BIKE
LANE

SECTION A-A
20TH AVENUE
(Major Arterial)
N.T.S.
(PER CITY OF DESERT HOT SPRINGS GENERAL PLAN)
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270760.320.9811 msaconsultinginc.com

EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING
(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSAC ACREAGEC&G CURB AND GUTTERAPN ASSESSORS PARCEL NUMBERE/P EDGE OF PAVEMENTA.C. ASPHALT CONCRETE

EXISTING OVERHEAD TELEPHONEEXISTING IRRIGATIONEXISTING GASEXISTING SEWEREXISTING RIGHT OF WAYEXISTING EASEMENTEXISTING ELECTRICEXISTING SEWER FORCE MAINEXISTING IRRIGATION DRAIN LINEEXISTING CABLE LEGEND

EXISTING WATEREXISTING LOT LINEEXISTING TELEPHONE

BNDRY BOUNDARY

EXISTING EDGE OF PAVEMENT

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. PAGEPED. PEDESTRIAN

PROJECT BOUNDARY & PARCEL LOT LINEPROPOSED AND EXISTING CENTER LINEEXISTING BOUNDARY MIN. MINIMUMMAX. MAXIMUMM.B. MAP BOOKGFA GROUND FLOOR AREA EXISTING GROSS ACREAGELAND USE DATA:

64.91 AC.AREA
PUBLIC STREET DEDICATION (20TH AVENUE) 0.05 AC.PUBLIC STREET DEDICATION SUB-TOTAL 63.13 AC.

TENTATIVE PARCEL MAP NO. 38435

DATA TABLE
ASSESSOR'S PARCEL NUMBER: 666-370-019
EXHIBIT DATE: MAY 27, 2022
LEGAL DESCRIPTION:

PUBLIC UTILITY PURVEYORS:ELECTRIC:GAS:TELEPHONE:WATER:CABLE:SEWER:

USA:
(800) 684-8123(909) 335-7625(800) 483-5000(760) 329-6448(760) 340-1312(760) 329-6448811 EXISTING ZONING:PROPOSED ZONING:EXISTING GENERAL PLAN LAND USE:PROPOSED GENERAL PLAN LAND USE:

INDUSTRIAL WITH INDUSTRIAL CANNABIS OVERLAY (I)LIGHT INDUSTRIAL WITH INDUSTRIAL CANNABIS OVERLAY / SPECIFIC PLAN (I-L)

INDUSTRIAL WITH INDUSTRIAL CANNABIS OVERLAY (I)LIGHT INDUSTRIAL WITH INDUSTRIAL CANNABIS ZONE X - AREAS OF 0.2% ANNUAL CHANCE FLOOD HAZARDFEMA FLOOD ZONE DESIGNATION:

IN THE CITY OF DESERT HOT SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA EXHIBIT PREPARER:ADDRESS:

MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270 CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811 SURROUNDING LAND USES:NORTH: VACANT LAND (ZONED: LIGHT INDUSTRIAL)SOUTH: INTERSTATE 10 / CITY OF DESERT HOT SPRINGS ANNEXATION BOUNDARYEAST: VACANT LAND (ZONED: LIGHT INDUSTRIAL)WEST: COMMERCIAL / VACANT LAND (ZONED: LIGHT INDUSTRIAL) FIRM NUMBER: 06065C0895G; EFFECTIVE DATE: AUGUST 28, 2008CONTACT:

PO BOX 2015DEL MAR, CA 92014ROBERT EMRI TELEPHONE: (---) -------- ADDRESS:APPLICANT /LAND OWNER:SOURCE OF TOPOGRAPHY:ADDRESS:

INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: JUNE 16, 2021 TELEPHONE: (951) 687-4252

IRI DHS LAND I, LLC
SOUTHERN CALIFORNIA EDISON CO.THE GAS COMPANY / SEMPRA ENERGYVERIZON COMPANYMISSION SPRINGS WATER DISTRICTTIME WARNER CABLECOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERT

OVERLAY / SPECIFIC PLAN (I-L)
PUBLIC STREET VACATION (20TH AVENUE) 0.28 AC.PARCEL NO. 1 (COMMERCIAL) 3.10 AC.

PARCEL 2 OF PARCEL MAP NO. 19073 OF PM 134/89 IN THE SOUTHWESTQUARTER OF SECTION 14, TOWNSHIP 3 SOUTH, RANGE 4 EAST,SAN BERNARDINO MERIDIAN.

N.T.S.

VICINITY MAP
19TH AVE.

INDIAN CANYON
18TH AVE.

LITTLE MORONGO ROAD
20TH AVE.

DRIVE
INDIAN
GARNET AVE.

AVE.

INTERSTATE

CALLE DE LOS ROMOS
SITE

COUNTY OF

RIVERSIDE

CITY OF

DESERT HOT

SPRINGS

CITY OF
10 PALM SPRINGS

CALLE DE LOS ROMOS
20TH AVENUE
PARCEL NO. 2 (COMMERCIAL) 4.13 AC.PARCEL NO. 3 (COMMERCIAL) 3.46 AC.PARCEL NO. 4 (MARIJUANA CULTIVATION INDUSTRIAL) 52.72 AC.

INDEX MAP
N.T.S.

FUTURE RIGHT OF WAY (BY OTHERS)FUTURE CURB (BY OTHERS)

REVISIONS
NO. DATE DESCRIPTION
- EXISTING EASEMENT NOTES: THE RIGHT TO FISH UPON SAID LAND AND ALSO CERTAIN RESERVATIONS FOR DITCHES AND CANALS AS SET OUT IN PATENT FROM THE STATE OF CALIFORNIA TO JOHN K. KAY, RECORDED MARCH 2, 1921 IN BOOK 8 PAGE 147 OF PATENTS, RECORDS OF RIVERSIDE COUNTY,CALIFORNIA. SAID RIGHT AND RESERVATIONS ARE NOT PLOTTABLE.

PUBLIC STREET DEDICATION (CALLE DE LOS ROMOS) 1.73 AC.PROPOSED NET ACREAGE 63.41 AC.

PARCEL NO. 4
PARCEL NO. 1
PARCEL NO. 2
PARCEL NO. 3
Proposed
Building No. 1

Page 751 of 1191 ends

DESERT HARVEST

SPECIFIC PLAN
in the City of Desert Hot Springs, California
Prepared for:

Desert Harvest Development, LLC
520 Newport Center Drive, Suite 1400
Newport Beach, CA 92660
Prepared by:

MSA Consulting Inc.
34200 Bob Hope Drive
Rancho Mirage, California 92270
July 13, 2017

Page 752 of 1191 ends

DESERT HARVEST SPECIFIC PLAN

TABLE OF CONTENTS
Chapter 1: Introduction & Setting

1.1 Executive Summary............................................................................................ 1

1.2 Purpose and Intent............................................................................................. 1

1.3 Project Location ................................................................................................. 2

1.4 Site Characteristics............................................................................................. 2

1.5 Background & History ........................................................................................ 2

1.6 Development Concept........................................................................................ 2

1.7 Project Objectives.............................................................................................. 6

1.8 General Plan and Zoning .................................................................................... 6

1.9 Utility Service Providers ..................................................................................... 7

1.10 Entitlement Process ........................................................................................ 10 Chapter 2: Master Plan

2.1 Land Use .......................................................................................................... 11

2.2 Circulation........................................................................................................ 13

2.3 Landscaped Areas ............................................................................................ 17

2.4 Utilities ............................................................................................................ 20

2.5 Grading & Drainage.......................................................................................... 23

2.6 Phasing Plan..................................................................................................... 26 Chapter 3: Development Regulations

3.1 Overview.......................................................................................................... 28

3.2 Planning Area 1................................................................................................ 28

3.3 Planning Area 2 ............................................................................................... 33

3.4 Planning Area 3................................................................................................ 36 Chapter 4: Design Guidelines

4.1 Overview.......................................................................................................... 40

4.2 Architectural Guidelines................................................................................... 40

4.3 Landscape Guidelines....................................................................................... 48

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DESERT HARVEST SPECIFIC PLAN

Chapter 5: Plan Administration

5.1 Overview.......................................................................................................... 59

5.2 Implementation ............................................................................................... 59

5.3 Amendment..................................................................................................... 60

5.4 Interpretation.................................................................................................. 61

5.5 Enforcement.................................................................................................... 61 Chapter 6: General Plan Consistency

6.1 Overview.......................................................................................................... 62

FIGURES

1.1 Regional Location Map.......................................................................................................... 3

1.2 Local Vicinity Map ................................................................................................................. 4

1.3 Site Conditions Map .............................................................................................................. 5

1.4 General Plan/Zoning Map...................................................................................................... 8

1.5 Existing Public Utilities........................................................................................................... 9

2.1 Conceptual Land Use Plan .................................................................................................. 12

2.2 Conceptual Street Plan ....................................................................................................... 14

2.3 Typical Street Cross Sections .............................................................................................. 15

2.4 Conceptual Pedestrian Plan ................................................................................................ 16

2.5 Landscape Concept ............................................................................................................. 18

2.6 Conceptual Fencing Plan ..................................................................................................... 19

2.7 Conceptual Onsite Utilities.................................................................................................. 21

2.8 Conceptual Offsite Utilities.................................................................................................. 22

2.9 Conceptual Grading Plan..................................................................................................... 24

2.10 Conceptual Drainage Plan.................................................................................................. 25

2.11 Conceptual Phasing Plan ................................................................................................... 27

3.1 Planning Area Diagram........................................................................................................ 29

3.2 Planning Area 1 –Retail Commercial.................................................................................... 32

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DESERT HARVEST SPECIFIC PLAN

3.3 Planning Area 2 - Vertical Harvest Commercial.................................................................... 35

3.4 Planning Area 3 – Marijuana Cultivation Industrial .............................................................. 39

4.1 Landscape Character Photos – Retail Commercial ............................................................... 50

4.2 Landscape Character Photos – Vertical Harvest ................................................................... 52

4.3 Landscape Character Photos – Cultivation Campus .............................................................. 54 TABLES

1.1 Surrounding Uses.................................................................................................................. 2

1.2 Utility and Service Providers.................................................................................................. 7

2.1 Land Use Summary.............................................................................................................. 11

3.1A Retail Commercial Permitted Uses.................................................................................... 30

3.1B PA-1 Development Standards............................................................................................ 31

3.2A PA-2 Permitted Uses......................................................................................................... 34

3.2B PA-2 Development Standards............................................................................................ 34

3.3A PA-3 Permitted Uses......................................................................................................... 30

3.3B PA-3 Development Standards............................................................................................ 31

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DESERT HARVEST SPECIFIC PLAN
CHAPTER I: INTRODUCTION & SETTING

1.1 EXECUTIVE SUMMARY
he Desert Harvest Specific Plan (Specific Plan) is organized in six chapters, as described below:

Chapter 1, Introduction & Setting: This section provides an overview of the document, project setting and history, legislative authority for the Specific Plan, entitlement process and other contextual information.

Chapter 2, Master Plan: This section describes the primary master plan components required for orderly development of the property. These include land use, circulation, open space and recreation, water and sewer, grading and drainage, and phasing.

Chapter 3, Development Regulations: This section establishes the allowable uses and development standards applicable within the Specific Plan Area. Development regulations are listed for each distinct Planning Area.

Section 4, Design Guidelines: This section outlines architectural and landscape design approaches and themes intended to guide the visual appearance of future development.

Section 5, Plan Administration: This section describes the various processes and procedures used to administer and implement the adopted Specific Plan.

Section 6, General Plan Consistency: This section presents a consistency analysis comparing the Desert Harvest project with the development policies outlined in the City’s General Plan. The goal statements contained in each General Plan element provide a framework for the analysis.

1.2 PURPOSE AND INTENT
This Specific Plan is intended to guide future development and use of land within the Specific Plan boundary, including the establishment of site specific development plans, guidelines, and regulations.

The Specific Plan is intended to ensure quality development consistent with the goals, objectives, and policies of the City of Desert Hot Springs General Plan.

While this Specific Plan defines the location, type and amount of development allowed within the Project boundary, consistent with the requirements for Specific Plans identified in State Planning and Land Use Law, it is intended to provide a degree of flexibility to allow ongoing development to respond to consumer demand and opportunities in the marketplace.

Page 1 ends

Page 756 of 1191 ends

DESERT HARVEST SPECIFIC PLAN
This document has been prepared pursuant to California Government Code Section 65450, which grants local governments the authority to prepare specific plans as a systematic means of implementing their General Plan. California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with General Plan policy.

1.3 PROJECT LOCATION
The Desert Harvest Specific Plan Area is located approximately 105 miles from the City of Los Angeles and the Pacific coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan region. As shown on Figure 1.1, Regional Location Map, the project site is situated in the southeast portion of the Coachella Valley within the corporate limits of the City of Desert Hot Springs, Riverside County. The project is accessible from Interstate 10 by way of Indian Canyon Drive and 20th Avenue.

The Specific Plan consists of a single parcel containing approximately 64.9 acres (APN 666-370-019) on the north side of 20th Avenue slightly east of Indian Canyon Drive. The property consists of vacant desert land surrounded on the north and east by undeveloped land, on the south by 20th Avenue and the I-10 Freeway and on the east by commercial and industrial development. Figure 1.2, Local Vicinity Map, depicts the physical setting of the property. Surrounding land uses are listed in Table 1.1.

TABLE 1.1 SURROUNDING USES
Jurisdiction General Plan Zoning Existing Use
North DHS I-L I-L Vacant Desert
South DHS I-L I-L Vacant, Avenue 20, I-10 Fwy
East DHS I-L I-L Vacant Desert
West DHS I-L I-L Commercial, Industrial
General Plan/Zoning Designations: I-L – Light Industrial

1.4 SITE CHARACTERISTICS
As shown in Figure 1.3, Site Conditions Map, the property consists of vacant desert land.

1.5 BACKGROUND AND HISTORY
No land use entitlements have been granted on the site either by the City of Desert Hot Springs or, prior to annexation, by the County of Riverside. In 2008, a 1.4M square foot industrial distribution center was proposed on the site when the property was still under County jurisdiction, but never approved.

1.6 DEVELOPMENT CONCEPT
The Desert Harvest project proposes to develop 64.9 acres of vacant land into a high quality, mixed-use commercial and industrial project. This will include two commercial planning areas along Interstate-10 Freeway and 20th Avenue corridor connected by an open space/retention area containing citrus orchards and date groves. The rear of the site would be occupied by an industrial planning area containing a fenced, secured marijuana cultivation campus.

Page 2 ends

Page 757 of 1191 ends

MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
N.T.S.

REGIONAL LOCATION MAP
FIGURE 1.1
PAGE 3
Source: U.S.G.S., RCTLMA, ESRI Exhibit Date: March 7, 2017

Page 758 of 1191 ends

PROJECT
SITE

CITY OF CITY OF DESERT HOT SPRINGS

PALM SPRINGSNORTH INDIAN CANYON DRIVE
INTERSTATE 10
MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
N.T.S.

LOCAL VICINITY MAP
FIGURE 1.2
PAGE 4
Source: City of Desert Hot Springs Exhibit Date: April 7, 2017

Page 759 of 1191 ends

PROJECT SITE
INTERSTATE 10
20TH AVENUE
718.6
(±1/4 Mile)
To Indian
Canyon
Interchange
755
750
720
725
730
735
745
740
754.2
N.T.S.

EXISTING SITE CONDITIONS
FIGURE 1.3
PAGE 5
Source: City of Desert Hot Springs Exhibit Date: June 5, 2017 MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
Legend:

Project Boundary
High / Low Elevation 718.6
Existing Pavement

Page 760 of 1191 ends

DESERT HARVEST SPECIFIC PLAN

1.7 PROJECT OBJECTIVES
Various issues were considered and evaluated during the preparation of this Specific Plan. Engineering feasibility, market acceptance, economic viability, water efficiency, General Plan goals, State Cannabis licensing procedures and compatibility with surrounding land uses and interrelationship with the Interstate 10 Freeway corridor were considered during the planning process. In order to ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of this Specific Plan, unique project objectives were established as follows:
 To reflect consistency with the goals and policies of the Desert Hot Springs General Plan.  To provide a well-designed, visually attractive, commercial development fronting the Interstate10 Freeway.  To include a multi-story, “vertical harvest” greenhouse building to grow fresh produce for sale to the community and local restaurants and to serve as a unique landmark architectural structure at one of the primary gateways into the City.  To increase the City’s commercial land base near the interchange of Indian Avenue and the Interstate 10 Freeway.
 To develop a large scale, state of the art, secure marijuana cultivation and manufacturing campus in full compliance with Sections 5.50 and 17.180 of the Desert Hot Springs Municipal Code.
 To begin cannabis cultivation operations as soon as possible and to qualify as a priority project for the issuance of State licenses.
 To allow interim, limited-term cultivation facilities to operate while permanent facilities are being designed and constructed to expedite City tax revenues.

1.8 GENERAL PLAN & ZONING
General Plan - The Desert Hot Springs General Plan establishes the City's policy relative to the planned future pattern, intensity, and density of land uses in the City and the various infrastructure systems needed to effectively support those land uses. The Specific Plan implements the General Plan by bringing detailed policies and regulations together into a focused development plan and program for the Specific Plan Area. The Specific Plan is a regulatory document which, when adopted by the Desert Hot Springs City Council, will govern all facets of project development including the distribution of land uses, location and sizing of master planned infrastructure, as well as development standards and regulations.

Zoning - Zoning implements the General Plan land use by applying appropriate development standards for allowable uses, minimum lot size, yard setbacks and similar development considerations.

Figure 1.4, General Plan/Zoning Map, displays the existing General Plan Land Use/Zoning and designates this site as Light Industrial (I-L), allowing a broad range of industrial and commercial uses. The Specific

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DESERT HARVEST SPECIFIC PLAN
Plan is a mixed-use project that allows light industrial and commercial uses consistent with and permitted by the existing I-L land use/zoning classification.

Upon approval of the Specific Plan, the City’s joint General Plan/Zoning map will be revised to IL-SP and CG-SP reflecting the land uses/zoning contained herein.

1.9 UTILITY & SERVICE PROVIDERS
The Desert Harvest project is within the service area of the utility and service providers as listed in Table

1.2. 1 TABLE 1.2- UTILITY & SERVICE PROVIDERS
Utility/Service Agency Address Phone
Sewer MSWD 66575 Second Street, DHS 92240 760.329.6448
Water MSWD 66575 Second Street, DHS 92240 760.329.6448
Natural Gas The Gas Co 211 N Sunrise Way, Palm Springs 92262 800.427.2200 Electric SCE 36100 Cathedral Dr., Cathedral City 92234 800.655.4555 Cable TV Spectrum 440 S. El Cielo Rd., Palm Springs 92262 760.460.1865 Telephone Verizon 78995 Highway 111, La Quinta 92253 760.269.8468 Police Desert Hot Springs Police 65-950 Pierson Blvd., DHS 92240 760.329.2904 Fire Riverside County Fire 65-950 Pierson Blvd., DHS 92240 760.329.5123 Solid Waste Desert Valley Disposal 4690 E. Mesquite Ave., Palm Springs 92263 760.329.5030 Schools PSUSD 980 E. Tahquitz Cyn. Way, Palm Springs 92262 760.416.6000

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PROJECT SITE
INTERSTATE 10
CALLE DE LOS ROMOS CITY OF 20TH AVENUE PALM SPRINGS CITY OF DESERT HOT SPRINGS NORTH INDIAN CANYON DRIVE CR LI N.T.S. EXISTING GENERAL PLAN & ZONING MAP(S) FIGURE 1.4 PAGE 8 Legend: Source: City of Desert Hot Springs Exhibit Date: April 7, 2017 Light Industrial (LI) Commerical Retail (CR) MSA CONSULTING, INC. www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN Page 763 of 1191 MSWD Well Site Future 10 MGD MSWD Treatment Plant Existing Subject Property
Interstate 10
20th Avenue 19th Avenue
Indian Canyon Drive
Little Morongo Road
Garnet Avenue Power Plant Garnet Substation Existing H.P. Gas Line Existing H.P. Gas Line Existing Electric Line 33KV,12.5KV Existing Electric Line 12.5KV Legend:

Project BoundaryExisting 18 Inch Water Line Gas Line Notes: Information shown is conceptual only. N.T.S. EXISTING PUBLIC UTILITIES FIGURE 1.5 PAGE 9 Source: Utility Agencies Exhibit Date: June 6, 2017 MSA CONSULTING, INC. www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN Final engineering design plans may deviate. Existing Electric Line Existing High Pressure

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DESERT HARVEST SPECIFIC PLAN

1.10 ENTITLEMENT PROCESS
Approval of the following entitlements will implement this project:

Phase 1 Entitlements
General Plan Amendment (GPA)/Zone Change (ZC) - The GPA/ZC will amend the General Plan land use designation and Zoning from “Light Industrial” (I-L) to a combination of “General Commercial/Specific Plan” (C-G/SP) and “Light Industrial/Specific Plan” (I-L/SP). The GPA/ZC requires public hearings before the Planning Commission (Commission) and the City Council (Council) for approval.

Specific Plan (SP) - The SP will cover the entire 64.9-acre site to provide a comprehensive development plan, allowable uses and development standards. In essence, the SP will become the customized development program for the property. The SP requires public hearings before the Planning Commission (Commission) and the City Council (Council) for approval.

Tentative Tract Map for Condominium Purposes (TTM) – The TTM would subdivide the property into three parcels that conform to the proposed Planning Areas. It will also allow the creation of airspace units around individual buildings or suites to establish discrete legal premises for purchase or lease by individual owners or tenants. The Condo Map requires a public hearing before the Planning Commission for approval.

Conditional Use Permit (CUP) - The CUP will cover the Light Industrial portion of the Specific Plan (PA3) to provide a detailed development proposal for a Marijuana Cultivation campus in compliance with Sections 5.50 and 17.180 of the Desert Hot Springs Municipal Code. The SP specifically allows the installation and use of “interim” facilities to expedite cultivation operations and associated tax revenues while construction of permanent cultivation buildings is underway. The CUP requires public hearings before the Planning Commission (Commission) and the City Council (Council) for approval.

Development Agreement (DA) - The DA establishes a legal contract between the City and the developer with provisions benefitting each. A DA is required for all raw land projects proposing Marijuana Cultivation facilities in Desert Hot Springs. The DA requires public hearings before the Planning Commission (Commission) and the City Council (Council) along with a second reading for approval.

Phase 2 Entitlements
Design Review Application (DRA) - The DRA will cover the General Commercial portion of the Specific Plan (PA 1, PA2) to provide a detailed development proposal for a retail commercial center and vertical harvest complex. The DRA requires public hearings before the Planning Commission (Commission) and the City Council (Council) for approval.

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DESERT HARVEST SPECIFIC PLAN
CHAPTER 2: MASTER PLAN

2.1 LAND USE
he Specific Plan proposes a mixed-use development containing retail commercial, vertical harvest commercial and a marijuana cultivation campus. The locations of land uses depicted in this Specific Plan are conceptual and will be further refined through implementing entitlement approvals as outlined in Section 1.10.

Each project component is described below and accompanied by a detailed discussion of land uses and relevant development standards in Chapter 3. Table 2 provides a summary tabulation of land use acreages within the project.

PA-1 Retail Commercial – Planning Area 1 will contain retail commercial uses at the southwesterly corner of the site along 20th Avenue. This area is envisioned to allow for a whole food market, restaurants, freeway serving retail and a possible marijuana dispensary.

PA-2 Vertical Harvest Commercial – Planning Area 2 contains a multi-story vertical harvest greenhouse for growing fresh produce. The greenhouse would service a first floor restaurant and natural foods market within the project and potential sales to offsite grocers and restaurants.

PA-3 Marijuana Cultivation Campus Industrial – Planning Area 3 would contain a fully secured marijuana cultivation campus including trimming, manufacturing, testing and distributing cannabis materials grown on site.

TABLE 2.1 LAND USE SUMMARY
Land Use Acres Building SF
PA-1 Retail Commercial 5.1 45,000 --
PA-2 Vertical Harvest Commercial 8.0 161,000 --
PA-3 Marijuana Cultivation Industrial 49.4 1,482,000 -- Public ROW Dedications 2.4 -- --
TOTALS 64.9 1,688,000
Notes:

1. Acreages and square footages are approximate and subject to refinement with implementing entitlements and final design plans.

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CULTIVATION CAMPUS

VERTICAL

HARVEST
RETAIL

CALLE DE LOS ROMOS
20TH AVENUE
(PA-3)
(PA-1)
(PA-2)
MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
N.T.S.

CONCEPTUAL LAND USE PLAN
FIGURE 2.1
PAGE 12
Source: MSA Consulting, Inc. Exhibit Date: June 7, 2017 Legend:

Project Boundary
Industrial Area
Building
Cultivation
Processing Building
Cultivation /
Building
Retail
Commercial Area
Market / Greenhouse
Desert Harvest
Open Space
Retention /
Reservoir / Retention Building
Processing

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DESERT HARVEST SPECIFIC PLAN

2.2 CIRCULATION
Vehicular and pedestrian circulation systems are an important component of every development project. Desert Harvest has direct and convenient vehicular access to the Interstate 10 Freeway via Indian Canyon Drive and 20th Avenue. The southern commercial areas would be accessible to the public during normal business hours while the northern marijuana cultivation campus would be fenced, gated and accessed only by authorized personnel. Vehicles would circulate through both projects using standard parking lots with drive aisles in compliance with City engineering and fire department design standards. The Circulation system is illustrated in Figure 2.2, Vehicular Circulation Concept, Figure 2.3, Typical Cross Sections and Figure 2.4, Pedestrian Circulation Concept. Key aspects of the circulation system include:

Entries - Vehicular access to the site is taken from 20th Avenue via driveways to each Planning Area.

Entries would include decorative paving, landscaping, entry signage, and pedestrian walkway connections. The cultivation campus would also include a manned gatehouse to control access to the facility.

Vehicular Circulation - The vehicular circulation system consists of an interior network of drive aisles that provide access to the parking, loading and service areas associated with each commercial and industrial building. Drive aisles will be 24-30 feet wide as needed for consistency with Fire Department access standards.

Pedestrian Circulation – Pedestrian circulation to commercial buildings is provided via public sidewalks on 20th Avenue and Rio De Los Romos. Each commercial entry incorporates walkway connections to allow pedestrian access from the surrounding public streets. The cultivation campus is a secure facility and unrestricted pedestrian access is not allowed.

Parking – Sufficient off-street parking is provided to serve each use. Parking standards for each Planning Area are described in Chapter 3, Development Standards (Tables 3.1B, Table 3.2B, Table 3.3B) of this document.

Loading – Areas suitable for loading and off-loading will be identified at appropriate locations to serve each portion of the project.

Underground Service Corridor – The marijuana cultivation campus will include a central underground service corridor to interconnect all buildings and allow the movement of employees and product in a secure and controlled environment.

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12' 12' 12' 14' 12' 12' 12' PROP. CURB 8' 8' 55' IMPROVEMENTS BY OTHERS 110' ULTIMATE R/W 55' PROPOSED IMPROVEMENTS 4' 4' 12' PROP. 12' 10' 39' IMPROVEMENTS BY OTHERS 78' ULTIMATE R/W 39' PROPOSED IMPROVEMENTS 11' 10' 12' 5' 6' 6' 5' CL WEDGE CURB24' - 30' INTERIOR DRIVE WAY 11' PAINTED MEDIAN PROP. R/W R/W BY OTHERS FUTURECL R/W BY OTHERS FUTURE PROP. R/W N.T.S. CALLE DE LOS ROMOS (Industrial Collector) (PER RIVERSIDE COUNTY STANDARD 111) N.T.S. 20TH AVENUE (Major Arterial) (PER CITY OF DESERT HOT SPRINGS GENERAL PLAN) N.T.S. LANE LANE LANE LANE PROP. PAINTED MEDIAN LANE LANE LANE LANE LANE LANE & GUTTER PROP. SIDEWALK LAND- SCAPED PARKWAY PROP. CURB LAND- SCAPED PARKWAY & GUTTERPROP. SIDEWALK N.T.S. TYPICAL CROSS SECTIONS FIGURE 2.3 PAGE 14 Source: City of Desert Hot Springs & Riverside County Exhibit Date: June 2, 2017 MSA CONSULTING, INC. www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN Page 769 of 1191 NO

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20TH AVENUE

CALLE DE LOS ROMOS
Botanical Trail
MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
N.T.S.

PEDESTRIAN CIRCULATION CONCEPT
FIGURE 2.4
PAGE 15
Source: MSA Consulting, Inc. Exhibit Date: June 7, 2017 Entry Walkway
Controlled Entry Points
Pedestrian Access Barrier
Public Sidewalk
Legend:

Project Boundary

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Prop. Service &
Employee Entrance
Prop. Manned
Guardhouse
Note: See Figure 2.3 for Roadway Cross Sections.

Legend:

Project Boundary
Main Entry
Drive Aisle
(24' - 30' Per City Code)
MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
N.T.S.

VEHICULAR CIRCULATION CONCEPT PLAN
FIGURE 2.2
PAGE 16
Source: MSA Consulting, Inc. Exhibit Date: June 6, 2017 Gated Entry Gated Emergency
Access Only
Entrance
Service & Employee
(110' R/W / 55' Half Street)
20th Avenue
(78' R/W / 39' Half Street)
Calle De Los Romos

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DESERT HARVEST SPECIFIC PLAN

2.3 LANDSCAPED AREAS
Landscaping is an important component of quality development as it introduces greenery to soften and shade urban hardscape. Conceptual landscaping is illustrated in Figure 2.5, Conceptual Landscape Plan, and Figure 2.6, Conceptual Fencing Plan and Landscape Design Guidelines are found in Section 4.3. Key aspects of the landscape design include:

Public Streetscapes – The parkway on the north side of 20th Avenue will be landscaped along the project frontage. This will enhance the view visitors approaching the site as well as adding greenery to the view of passing motorists on the I-10 Freeway.

Entries – Commercial entries will be attractively landscaped to provide a sense of arrival and identity to each land use type.

Parking Lots – Planter islands will be spaced throughout parking areas to incorporate shade trees and reduce heat generation on paved surfaces.

Security Perimeter – The perimeter of the cultivation facility will be fenced with 8’ high tubular steel fencing and lightly planted to allow visibility to and from the facility for police and security personnel.

Harvestable Plantings – Harvestable plantings including fruit, date and nut trees and garden plots are a unique aspect of the Desert Harvest project to complement the indoor produce grown on site. A botanical walk is planned within the project to serve a public education amenity.

Lake – A multi-function lake is incorporated for functional and aesthetic purposes to serve as an irrigation reservoir, retention area, water amenity and visual asset to the project.

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20TH AVENUE

CALLE DE LOS ROMOS

CULTIVATION CAMPUS

RETAIL / COMMERCIAL

VERTICAL

HARVEST
StreetScape
Parking Lot Shading Windscreen
Streetscape with Ornamental Plantings
Harvestable
Orchards & Groves
Use of Water
Efficient Plantings
Legend:

Project Boundary
MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
N.T.S.

CONCEPTUAL LANDSCAPE PLAN
FIGURE 2.5
PAGE 18
Source: MSA Consulting, Inc. Exhibit Date: June 8, 2017

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Prop. Manned Guardhouse
Guardhouse
Prop. Manned
Security Fence
Prop. 8' Tubular Steel
with Decorative Pilasters Prop. 8' Tubular Steel Security Fence Legend:

Project Boundary
MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
N.T.S.

CONCEPTUAL FENCING PLAN
FIGURE 2.6
PAGE 19
Source: MSA Consulting, Inc. Exhibit Date: June 2, 2017 Proposed 8' Tubular Steel Security Fence
Proposed 8' Tubular Steel Security Fence
Proposed Gate Locations
with Decorative Pilasters

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2.4 UTILITIES
The Specific Plan will be provided with utility service as shown in Figure 2.7 Conceptual Onsite Utilities and Figure 2.8 Conceptual Offsite Utilities and described as follows.

Domestic Water – Domestic water is provided by the Mission Springs Water District (MSWD). A network of 8” and 12” water lines within the interior of the project will convey domestic water to buildings throughout the project. Water will be looped internally to connect with the public water system at two locations. The first point of connection will be to an existing 18-inch water line in 20th Avenue while the second will be to a new 12-inch water line to be constructed in Calle De Los Romos.

Wastewater – Wastewater service is also provided by MSWD. Wastewater disposal will be provided on an interim basis via a private sewer treatment package plant until the permanent MSWD Sewer Treatment Plant east of the project has been completed. As of the writing of this document, MSWD has issued an RFP for design of the Phase 1 treatment plant. Dry sewer will be installed within the project for future connection to the public trunk line leading to the treatment plant when available. Clarifiers will also be installed, as required by MSWD, to monitor the quality of wastewater before discharge from the site.

Irrigation Water – Irrigation water will be obtained from an onsite well. Well water will be stored in an irrigation reservoir at the southeast corner of the project and pumped to each cultivation building. Once used, irrigation water will be recirculated, filtered and reused within each building to the degree feasible. The irrigation reservoir will provide dual use as a water amenity adjacent to the Vertical Harvest Building.

Electricity – Electrical service is provided by Southern California Edison (SCE). The Garnett Hill Substation lies approximately one quarter mile to the southwest with distribution lines running under the I-10 Freeway to the project site. 12.5 kV and 33 kV above ground electrical lines run slightly west and parallel to the west property line and also along the property frontage with 20th Avenue. SCE has provided a will-serve letter for the project.

Natural Gas – Natural gas service is provided by The Gas Company (TGC). Natural gas may be extended from a high pressure line in Karen Avenue along the alignment of 19th Avenue, then south to the northwest corner of the project where it would be available for use on-site. As an alternative or supplement to electrical service by SCE, power production via a private co-generation system may also be considered.

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Ret.

SUB STATION /

UTILITY AREA /

12.5 KV
INTERSTATE 10

CALLE DE LOS ROMOS
20TH AVENUE
COFROM 19TH STREET
Interim Sewer
Package Plant
Proposed Well
G
18W
18W
18W
E
E
E
E
E 12.5 KV, 33 KV
S

S S S S W
W
W
W
S
S
S S
W W
W
W
W
W
W
W W W
W
W
W

W W W IRR IRR IRR
IRR
IRR
IRR
Irrigation

GENERATION
Ret. Ret.

Ret.

Ret. Ret. Retention
E E E
Pump House
To Future
Treatment Plant
Proposed Electric Line
Proposed Water Line
Proposed Sewer Line
Notes: Information shown is conceptual only.

Final engineering design plans may deviate.

MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
N.T.S.

CONCEPTUAL ON-SITE UTILITIES
FIGURE 2.7
PAGE 21
Source: MSA Consulting, Inc. Exhibit Date: June 7, 2017 Proposed Gas Line
Proposed Irrigation Line
W
S
G
IRR
E Existing Electric Line
18W Existing 18" Water Line
Legend:

Project Boundary
E

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M.S.W.D. Future 10 MGD MSWD Treatment Plant Existing
Subject Property
Interstate 10 20th Avenue
Indian Canyon Drive 19th Avenue
Little Morongo Road
Garnet Avenue Power Plant Garnet Substation Proposed Sewer to Future Treatment Plant Interim Sewer Package Plant Existing H.P. Gas Line Existing Electric Line 33KV,12.5KV Existing Electric Line 12.5KV Optional Proposed H.P. Well Site Existing Electric Line 12.5KV Gas Line Proposed Electric Line Notes: Information shown is conceptual only. Final engineering design plans may deviate. N.T.S. CONCEPTUAL OFF-SITE UTILITIES FIGURE 2.8 PAGE 22 Source: Utility Agencies Exhibit Date: June 2, 2017 MSA CONSULTING, INC. www.msaconsultinginc.com DESERT HARVEST SPECIFIC PLAN Proposed Sewer Line Proposed Water Line Proposed High Pressure Gas Line Legend: Project Boundary Existing 18 Inch Water Line Existing Electric Line Existing High Pressure Gas Line

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2.5 GRADING & DRAINAGE
Site topography slopes gently to the northwest from a high elevation of 755 at the northwest property corner to a low elevation of 717 at the southeast property corner. Because grading and drainage are closely interrelated, they are addressed jointly in this section.

Grading - The grading concept is intended to create building pads and parking areas while keeping earthwork balanced on site. Figure 2.9, Conceptual Grading Plan, shows the site contours after grading.

Proposed grading will result in the creation of building pads for individual commercial and industrial buildings and level areas for parking. The proposed grading will result in ground elevations, which are similar to existing grades. Grading design will be refined in subsequent, more detailed entitlement applications (TTM, CUP) and ultimately with final engineering plans for the issuance of grading permits.

Grading is also designed to achieve positive surface flows (also see Figure 2.10) and protect all structures and physical improvements from the 100-year storm, surface runoff, soil erosion and sedimentation both during and after construction. In addition, the grading design balances on-site earthwork (cut and fill) taking into account excavation generated by site grading and grades needed to achieve minimum cover for underground gravity sewer.

Grading activities will follow regulations set forth by the National Pollutant Discharge Elimination System (NPDES) to control sediment discharge during construction.

Drainage – Offsite flows enter the property from the north, are intercepted at the northern boundary, conveyed through the site and discharged at the south boundary in the existing drainage condition so as not to concentrate flows or negatively affect downstream properties. The incremental increase in runoff created by new impervious surfaces (roofs, paving) will be retained on site.

As shown in Figure 2.10, Conceptual Drainage Plan, “developed condition” surface drainage is conveyed within driveways to a system of storm drains which discharged to retention basins in the southern portion of the site. Retention basins are sized appropriately for the project using standard engineering modelling methods. The proposed lake will be designed with enough freeboard to allow for retention above the normal lake surface.

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CALLE DE LOS ROMOS
20TH AVENUE
745.86'

PAD ELEVATION
731.3'
PE
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741.86'

PAD ELEVATION
737.86'

PAD ELEVATION
743.86'

PAD ELEVATION
739.86'

PAD ELEVATION
735.86'

PAD ELEVATION
731.86'

PAD ELEVATION
725.8'

PAD ELEVATION
733.3'

PAD ELEVATION
727.3'
PE
732.3'
PE
724.3'

ELEVATION
PAD 719'
721'
721'
720'
722.4'
WSE
749.0'

PAD ELEVATION
727' 727'
750
745
730
725
745
725
720
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PE
745.3'
PE
739.3'
PE
741.3'
PE
735.3'
PE
737.3'
PE
731.3'
PE
PE = 734.74'
PE = 744.74'
720'
PE = 738.74'
PE = 742.74'
PE = 740.74'
PE = 736.74' 0.5% 0.5% 0.5% 0.5% 0.5% 0.5% 0.5%
PE = 730.74'
745 740
740
740
735 735
735
730
732
737 735
736
743
744 746
745
741 739
731
N.T.S.

Legend:

Project Boundary
Proposed Contour
Notes: Information shown is conceptual only.

Final engineering design plans may deviate.

MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN

CONCEPTUAL GRADING PLAN
FIGURE 2.9
PAGE 24
Source: MSA Consulting, Inc. Exhibit Date: June 5, 2017 735
Proposed Retention

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N.T.S.

Proposed Direction of Surface Flow
Proposed High Point
Notes:

MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN

CONCEPTUAL DRAINAGE PLAN
FIGURE 2.10
PAGE 25
Source: MSA Consulting, Inc. Exhibit Date: June 5, 2017 Proposed Catch Basin Proposed Retention Basin
Proposed Underground Retention
Proposed Storm Drain Line
Legend:

Project Boundary
Proposed Lake / Retention
Information shown is conceptual only. Final engineering design plans may deviate.

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2.6 PHASING PLAN
Specific Plan is designed for construction in four (4) primary development phases with build out over approximately 5 years subject to market conditions. Construction is estimated to begin in 2018 and be completed in 2023. Figure 2.11, Conceptual Phasing Plan reflects the anticipated construction sequence.

Phased development will be accompanied by the orderly extension of circulation and parking facilities, public utilities, and infrastructure in accordance with the final conditions of approval for the project.

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CALLE DE LOS ROMOS

UTILITY

PHASE IV
PHASE
(AS NEEDED)

PHASE III

PHASE I

PHASE II PHASE III

PHASE II
MSA CONSULTING, INC.
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DESERT HARVEST SPECIFIC PLAN
Legend:

Project Boundary
Phase I
Phase II
Phase Boundary
Note: Phasing is conceptual and subject to change.

CONCEPTUAL PHASING PLAN
FIGURE 2.11
PAGE 27
Source: MSA Consulting, Inc. Exhibit Date: June 2, 2017 N.T.S.

Phase III
Phase IV
Utility Phase
(As Needed)

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DESERT HARVEST SPECIFIC PLAN
CHAPTER 3: DEVELOPMENT REGULATIONS

3.1 OVERVIEW
lanning Areas represent logical subareas of development with common characteristics and defining boundary features. The site is gently sloping with little topographic variation and few physical constraints. Consequently, the Specific Plan proposes three Planning Areas based on type of use. Planning areas for this project are depicted in Figure 3.1, Planning Area Diagram.

This chapter identifies the development standards applicable to each Planning Area, including a statement of development intent, an area description and a table of allowable uses and relevant development standards.

3.2 PLANNING AREA 1
Statement of Intent – Planning Area 1 (PA-1) is intended to allow the construction of retail commercial buildings with affiliated circulation and infrastructure systems.

Area Description - PA-1 provides for the development of approximately 5.1 acres of land and approximately 45,000 square feet of retail commercial building space. Figure 3.2, Planning Area 1, depicts key development features of this area.

Development Standards – Development standards for PA-1 are shown in Table 3.1A PA-1 Permitted Uses and Table 3.1B PA-1 Development Standards.

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20TH AVENUE

CALLE DE LOS ROMOS
NO

PARKING
NO

PARKING

NO PARKING
NO

PARKING

NO PARKING NO PARKING NO PARKING NO PARKING
NO

PARKING
NO

PARKING NO

PARKING NO PARKING
NO

PARKING
NO

PARKING

PLANNING
AREA 3

PLANNING
AREA 1

PLANNING
AREA 2
MSA CONSULTING, INC.
www.msaconsultinginc.com

DESERT HARVEST SPECIFIC PLAN
Planning Area 1
Planning Area 2
Legend:

Project Boundary

5.1 Acres

8.0 Acres
Net Area 62.5 Acres
Planning Area 3 49.4 Acres
N.T.S.

PLANNING AREA DIAGRAM
FIGURE 3.1
PAGE 29
Source: MSA Consulting, Inc. Exhibit Date: June 2, 2017

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DESERT HARVEST SPECIFIC PLAN
TABLE 3.1A
PA-1 RETAIL COMMERCIAL PERMITTED USES
Allowable Uses
Banks and Financial Services
Convenience Stores
Cycling/Motorcycle Stores
Drive-in and Drive-through Sales
Drug Stores
Dry Cleaners
Entertainment Facilities
Food Products
Grocery Stores and Markets
Health/Fitness Facilities
Indoor Recreation Facilities
Liquor Stores
Marijuana Dispensaries 1
Marijuana Businesses 2
Medical Services
Motor Vehicle Fueling/Service Stations
Offices
Personal Services
Pet Grooming
Printing/Publishing
Restaurants, with alcoholic beverages
Restaurants, Drive In
Retail Stores, General Merchandise
Shopping Centers
Studios
Wholesaling
Accessory uses (customarily incidental
to a permitted use when located on the
same site with the main building and
use.)

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Desert Hot Springs City CouncilDecember 6, 2022

Desert Hot Springs City Council
December 6, 2022