Desert Hot Springs City Council
May 2, 2023

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Draft Initial Study / MND Response to Comments March 2023 Evidence impact would be significant: Increasing the populations of opportunistic predators such as coyotes and ravens poses a significant hazard to local, protected species such as Coachella Valley fringe-toed lizard (Uma inornata; SSC), flat-tailed horned lizard (Phrynosoma mccallii; SSC), and burrowing owl.

Mitigation Measure # BR-5: CDFW recommends that the City of Desert Hot Springs adopts the following mitigation measure to avoid attracting opportunistic species to the Project area:

Workers Environmental Awareness Program (WEAP)
A qualified biologist shall conduct an education program for all persons employed or otherwise working on the Project site prior to performing any work on-site (Workers Environmental Awareness Program; WEAP). The WEAP shall consist of a presentation that includes a discussion of the biology of the habitats and species that may be present at the site. The WEAP shall also include information on the distribution and habitat needs of any special-status species that may be present, legal protections for those species, penalties for violations, and mitigation measures. The WEAP shall include, but not be limited to: (1) best practices for managing waste and reducing activities that can lead to increased occurrences of opportunistic species and the impacts these species can have on wildlife in the area and (2) protected species that have the potential to occur on the Project site.

Interpretation shall be provided for any non-English speaking workers, and the same instruction shall be provided for any individual prior to their performing any work on-site.

Response A-8: The project shall implement mitigation measure BR-4, to address CDFW’s concern for worker
“BR-4: The project shall provide an Operational Brochure, prepared by a qualified biologist on the project site. The brochure will be available to all persons employed or otherwise working on the project site and posted on a common wall with all the other OSHA requirements. The brochure shall depict the biological nature of this area with recommendations of awareness on proper “interaction” with the Flora & Fauna. The brochure shall consist of a discussion of the biology of the habitats and species that may be present at the site. The brochure shall also include information on the distribution and habitat needs of any special-status species that may be present, legal protections for those species, penalties for violations, and mitigation measures.

The brochure shall include, but not be limited to: (1) best practices for managing waste and reducing activities that can lead to increased occurrences of opportunistic species and the impacts these species can have on wildlife in the area and (2) protected species that have the potential to occur on the Project site. Interpretation shall be provided for any non-English speaking workers, and the same instruction shall be provided for any individual prior to their performing any work on-site.” Comment A-9: Environmental Data
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link:
https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plantsand-Animals.

Response A-9: The City thanks the Department for this information. However, due to the disturbed character of the project site, special status species and natural communities are not located on the project site. See above responses.

Comment A-10: Environmental Document Filing Fees
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G.

Code, § 711.4; Pub. Resources Code, § 21089.)
Response A-10: The City thanks the Department for this information. The project will comply with filing environmental document filing fees compliant with Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.

Comment A-11: Conclusion
CDFW appreciates the opportunity to comment on the MND to assist the City of Desert Hot Springs in identifying and mitigating Project impacts to biological resources.

Questions regarding this letter or further coordination should be directed to Jacob Skaggs, Environmental Scientist, at [email protected].

Response A-11: The City thanks the Department for their participation in this process. This comment summarizes and concludes the Department’s letter. No additional response required.

Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Letter B – SAFER
Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 SAFER Comments and Responses
Comment B-1: I am writing on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) regarding the Initial Study and Mitigated Negative Declaration (“IS/MND” or “MND”) prepared for the PODS Warehouse Project (“Project”) (Case No.: PL20-0654), for Applicant Almar Management (hereinafter the “Applicant”), including all actions related or referring to the proposed construction and operation of an approximately 60,000-square-foot warehouse facility on a 4.85-acre vacant site, to be located at the northeast corner of Calle De Los Romos and 19th Avenue, in the City of Desert Hot Springs (APN No.: 666-360-017).

Response B-1: The City thanks the SAFER for participating in the review of the MND. This comment introduces SAFER and the project. No further response to this comment is required.

Comment B-2: SAFER is concerned that the IS/MND prepared for the Project is legally inadequate. SAFER’s review of the Project has been assisted by wildlife biologist Dr. Shawn Smallwood, Ph.D; and air quality experts Matt Hagemann, P.G., C.Hg. and Paul E. Rosenfeld, Ph.D., of the environmental consulting firm, Soil/Water/Air Protection Enterprise (“SWAPE”).

The expert comments of Dr. Smallwood and SWAPE are attached as Exhibit A and Exhibit B, respectively.

After reviewing the IS/MND, it is evident that it is inadequate and fails as an informational document. Also, there is a “fair argument” that the Project may have unmitigated adverse environmental impacts. Therefore, CEQA requires that the City of Desert Hot Springs (“City”) prepare an environmental impact report (“EIR”) for the Project, pursuant to the California Environmental Quality Act (“CEQA”), Public Resources Code section 21000, et seq. SAFER respectfully requests that you do not adopt the IS/MND and instead undertake the necessary efforts to prepare an EIR, as required under CEQA.

Response B-2: This comment introduces SAFER’s concern for the environmental analysis in the MND, and their request that the City prepare an EIR. Further discussion of SAFER’s concerns is discussed in the following Comments and Responses B-4 through B-14.

Comment B-3: Legal Standard
As the California Supreme Court has held, “[i]f no EIR has been prepared for a nonexempt project, but substantial evidence in the record supports a fair argument that the project may result in significant adverse impacts, the proper remedy is to order preparation of an EIR.” (Communities for a Better Env’t v. South Coast Air Quality Mgmt. Dist. (2010) 48 Cal.4th 310, 319-320 (CBE v. SCAQMD) (citing No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.3d 68, 75, 88; Brentwood Assn. for No Drilling, Inc. v. City of Los Angeles (1982) 134 Cal.App.3d 491, 504–505).) “Significant environmental effect” is defined very broadly as “a substantial or potentially substantial adverse change in the environment.” (Pub. Res. Code (“PRC”) § 21068; see also 14 CCR § 15382.) An effect on the environment need not be “momentous” to meet the CEQA test for significance; it is enough that the impacts are “not trivial.” (No Oil, Inc., 13 Cal.3d at 83.) “The ‘foremost principle’ in interpreting CEQA is that the Legislature intended the act to be read so as to afford the fullest possible protection to the environment within the reasonable Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 scope of the statutory language.” (Communities for a Better Env’t v. Cal. Res. Agency (2002) 103 Cal.App.4th 98, 109 (CBE v. CRA).)
The EIR is the very heart of CEQA. (Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184, 1214 (Bakersfield Citizens); Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 927.) The EIR is an “environmental ‘alarm bell’ whose purpose is to alert the public and its responsible officials to environmental changes before they have reached the ecological points of no return.” (Bakersfield Citizens, 124 Cal.App.4th at 1220.) The EIR also functions as a “document of accountability,” intended to “demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action.” (Laurel Heights Improvements Assn. v. Regents of Univ. of Cal. (1988) 47 Cal.3d 376, 392.) The EIR process “protects not only the environment but also informed selfgovernment.” (Pocket Protectors, 124 Cal.App.4th at 927.) An EIR is required if “there is substantial evidence, in light of the whole record before the lead agency, that the project may have a significant effect on the environment.” (PRC § 21080(d); see also Pocket Protectors, 124 Cal.App.4th at 927.) In very limited circumstances, an agency may avoid preparing an EIR by issuing a negative declaration, a written statement briefly indicating that a project will have no significant impact thus requiring no EIR (14 CCR § 15371), only if there is not even a “fair argument” that the project will have a significant environmental effect. (PRC §§ 21100, 21064.) Since “[t]he adoption of a negative declaration . . . has a terminal effect on the environmental review process,” by allowing the agency “to dispense with the duty [to prepare an EIR],” negative declarations are allowed only in cases where “the proposed project will not affect the environment at all.” (Citizens of Lake Murray v. San Diego (1989) 129 Cal.App.3d 436, 440.)
Where an initial study shows that the project may have a significant effect on the environment, a mitigated negative declaration may be appropriate. However, a mitigated negative declaration is proper only if the project revisions would avoid or mitigate the potentially significant effects identified in the initial study “to a point where clearly no significant effect on the environment would occur, and…there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment.” (PRC §§ 21064.5, 21080(c)(2); Mejia v. City of Los Angeles (2005) 130 Cal.App.4th 322, 331.) In that context, “may” means a reasonable possibility of a significant effect on the environment. (PRC §§ 21082.2(a), 21100, 21151(a); Pocket Protectors, 124 Cal.App.4th at 927; League for Protection of Oakland’s etc. Historic Res. v. City of Oakland (1997) 52 Cal.App.4th 896, 904–05.) Under the “fair argument” standard, an EIR is required if any substantial evidence in the record indicates that a project may have an adverse environmental effect—even if contrary evidence exists to support the agency’s decision. (14 CCR § 15064(f)(1); Pocket Protectors, 124 Cal.App.4th at 931; Stanislaus Audubon Society v. County of Stanislaus (1995) 33 Cal.App.4th 144, 150-51; Quail Botanical Gardens Found., Inc. v. City of Encinitas (1994) 29 Cal.App.4th 1597, 1602.) The “fair argument” standard creates a “low threshold” favoring environmental review through an EIR rather than through issuance of negative declarations or notices of exemption from CEQA. (Pocket Protectors, 124 Cal.App.4th at 928.)
Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 The “fair argument” standard is virtually the opposite of the typical deferential standard accorded to agencies. As a leading CEQA treatise explains:

This ‘fair argument’ standard is very different from the standard normally followed by public agencies in their decision making. Ordinarily, public agencies weigh the evidence in the record and reach a decision based on a preponderance of the evidence. [Citation].

The fair argument standard, by contrast, prevents the lead agency from weighing competing evidence to determine who has a better argument concerning the likelihood or extent of a potential environmental impact.
(Kostka & Zishcke, Practice Under the California Environmental Quality Act, §6.37 (2d ed. Cal.

CEB 2021).) The Courts have explained that “it is a question of law, not fact, whether a fair argument exists, and the courts owe no deference to the lead agency’s determination. Review is de novo, with a preference for resolving doubts in favor of environmental review.” (Pocket Protectors, 124 Cal.App.4th at 928 (emphasis in original).) For over forty years the courts have consistently held that an accurate and stable project description is a bedrock requirement of CEQA—the sine qua non (that without which there is nothing) of an adequate CEQA document:

Only through an accurate view of the project may affected outsiders and public decisionmakers balance the proposal’s benefit against its environmental cost, consider mitigation measures, assess the advantage of terminating the proposal (i.e., the “no project” alternative) and weigh other alternatives in the balance. An accurate, stable and finite project description is the sine qua non of an informative and legally sufficient EIR. (County of Inyo v. City of Los Angeles (1977) 71 Cal.App.3d 185 at 192–93.) CEQA therefore requires that an environmental review document provide an adequate description of the project to allow for the public and government agencies to participate in the review process through submitting public comments and making informed decisions.

Lastly, CEQA requires that an environmental document include a description of the project’s environmental setting or “baseline.” (CEQA Guidelines § 15063(d)(2).) The CEQA “baseline” is the set of environmental conditions against which to compare a project’s anticipated impacts. (CBE v. SCAQMD, 48 Cal.4th at 321.) CEQA Guidelines section 15125(a) states, in pertinent part, that a lead agency’s environmental review under CEQA:
…must include a description of the physical environmental conditions in the vicinity of the project, as they exist at the time [environmental analysis] is commenced, from both a local and regional perspective. This environmental setting will normally constitute the baseline physical conditions by which a Lead Agency determines whether an impact is significant. (See Save Our Peninsula Committee v. County of Monterey (2001) 87 Cal.App.4th 99, 124-25 (“Save Our Peninsula”).) As the court of appeal has explained, “the impacts of the project must be measured against the ‘real conditions on the ground,’” and not against hypothetical permitted levels. (Id. at 121-23.)
Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Response B-3: This comment introduces CEQA case law studies focusing on the use of various CEQA documents (i.e., EIR, IS, MND), the fair argument standard, and baseline conditions.

SAFER believes that an EIR should be conducted to analyze the proposed project and lists potential arguments supporting their belief that an EIR should be prepared. SAFER’s specific arguments are listed in Comments B-4 through B-14. Corresponding responses are provided for the associated comments.

Comment B-4: I. There is Substantial Evidence of a Fair Argument That the Project Will Result in Significant Impacts to Biological Resources.

Expert wildlife biologist Dr. Shawn Smallwood, Ph.D., reviewed the IS/MND, as well as the biological resources report prepared by James W. Cornett (“Cornett report”), to inform his comments. Dr. Smallwood’s comments and CV are attached as Exhibit A.

Dr. Smallwood and his associate, Noriko Smallwood, a wildlife biologist, visited and surveyed the Project site on February 20 and 21, 2023. (Ex. A., p. 1.) During their site visits, Dr. Smallwood detected 15 species of vertebrate wildlife (Table 1), four of which are special-status species.” (Id., p. 1.) Among the species Dr. Smallwood identified on the Project site are California gull, Cooper’s hawk, loggerhead shrike, and California horned lark. (Id., p. 2.) Importantly, Dr. Smallwood notes, “Thirty-eight percent of the species seen at or next to the project site by recent reconnaissance-level surveys have been special-status species, which is the highest percentage of special-status species we have detected at any given site that has been proposed for a project over the past 25 years.” (Id., p. 3.) Based on these observations, and his independent review of the IS/MND, Dr. Smallwood concluded that the Project would likely result in significant adverse impacts to existing biological resources. CEQA requires the preparation of an EIR to fully assess and more extensively mitigate these impacts.

Response B-4: This introduces SAFER’s comment that the project would result in impacts to biological resources. Thus, they employed a wildlife biologist (Dr. Smallwood) to review the MND and conduct an onsite survey.

As described in the MND, the project site is disturbed and graded. The project site does not contain shrubs or trees or any natural shelter. In regard to practices for surveying for the presence or absence of vertebrate wildlife, on page 10 of the biology report for the project site, James Cornett described that any limitations during his survey did not affect the findings because “(1) information on sensitive species has been described in other surveys in the area and (2) there was no available historical information indicating sensitive species, other than those described in this report, were present.”
Survey pattern and intensity on the project site has been approved by the U.S. Fish & Wildlife Service and California Department of Fish & Wildlife (CDFW) for determining the presence or absence of the burrowing owl and desert tortoise. Prior to the initiation of field work, reviews of the literature and institutional records were conducted to determine the biological resources that might exist within the project site region and to determine the possible occurrence of special-status species. Records, collections, websites and/or staff of the University of California at Riverside Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 Herbarium, the Boyd Deep Canyon Desert Research Center, the Coachella Valley Association of Governments, and the Calflora and iNaturalist websites were consulted for specific information regarding the occurrence of sensitive species. The California Department of Fish & Game Natural Diversity Database was also consulted.

Field surveys occurred over multiple days during the day and nighttime. Twenty live-animal traps (which capture animals unharmed) for large and small mammals were set just at the edges of the project site for twenty-four-hour periods.

Additionally, mitigation measures will be in compliance with CDFW and will occur before any groundbreaking to ensure that the project would not result in negative effects to any bird species.

Additionally, the City of Desert Hot Springs shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure that payment of the CVMSHCP Local Development Mitigation Fee for the proposed project is sent to the Coachella Valley Conservation Commission prior to construction and issuance of any grading permit. For this reason, no further response to this comment is provided.

As a part of the comment review period, the project received a comment letter from the CDFW.

The CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. The CDFW reviewed the project MND and biological report, and made recommendations revising the burrowing owl mitigation measure, adding mitigation for nesting birds, and educating construction workers.

These are outlined in Responses B-5, B-6, and B-8 for the CDFW letter.

James Cornett agreed that the comments made by the CDFW are fair, biologically justified, and similar to the recommendations made in his report. The State made their recommendations based upon reviews of the formal biological assessment and documents prepared by MSA Consulting, Inc. As the aforementioned parties are in agreement, no further action is necessary or justified. See response letter provided by James W. Cornett.

Comment B-5: A. The MND Mischaracterizes the Site’s Baseline Environmental Setting and Provides Insufficient Mitigation.

The Cornett report mischaracterized the Project site’s baseline environmental setting by omitting key survey details and failing to adhere to applicable survey protocols. For instance, Cornett reported that he did not detect Coachella Valley fringe-toed lizard on the site. (Id., p. 11.) However, Dr. Smallwood notes, Cornett “failed to achieve the survey and reporting standards” for this species and at least two others, rendering his absence determinations “unsupportable.” (Id.) Therefore, Cornett’s “ostensible findings [regarding the absence of various species] are potentially misleading.” (Id.) In another example, Cornett failed to complete detection surveys of burrowing owls despite concluding that they could occur on the site. In fact, a CEQA study for an immediately adjacent warehouse project, Desert Gateway, found that burrowing owls were detected on a neighboring site. (Id., p. 12.) The failure to complete detection surveys for burrowing owl here is a significant omission.

Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 The IS/MND’s oversight is problematic because, “under CEQA, the lead agency bears a burden to investigate potential environmental impacts. ‘If the local agency has failed to study an area of possible environmental impact, a fair argument may be based on the limited facts in the record.

Deficiencies in the record may actually enlarge the scope of fair argument by lending a logical plausibility to a wider range of inferences.’” (Sundstrom v. County of Mendocino (1988) 202 Cal.

App. 3d 296, 311; County Sanitation Dist. No. 2 v. County of Kern (2005) 127 Cal. App. 4th 1544.).

Since the City has failed to sufficiently account for the presence of special status species on the Project site and surrounding areas, a fair argument can be made that broader deficiencies underlie the IS/MND’s assessment of the Project’s likely impacts to biological resources.

Next, Dr. Smallwood found that the MND’s proposed mitigation of impacts to biological resources was deeply insufficient due to the Cornett report’s flawed desktop review of on-site species occurrences. For instance, Dr. Smallwood’s review of scientific databases found that 128 specialstatus species occur on or near the project site (Id., p. 13.) Meanwhile, the MND addresses only 8 of these species and assigns occurrence potential to only one of them (burrowing owl). (Id.) The Cornett report’s absence determinations are based upon speculation and flawed assumptions regarding the affected species. Furthermore, the proposed payment of a mitigation fee to the Coachella Valley Multi-Species Habitat Conservation Plan (“CVMSHCP”) would protect “only a small subset of the special-status species at risk of suffering harm from the project.” (Id., p. 20.) Dr. Smallwood thus concludes that the report’s assumptions regarding the site’s environmental baseline conditions are unsupported by scientific evidence. Importantly, he notes, “[t]he environmental baseline needs to be better informed by both on-site surveys and occurrence database review. Absence determinations need to be founded on substantial evidence. Without such evidence, the precautionary principle in risk analysis calls for erring on the side of caution, which in this application means assuming presence of each potentially occurring special-status species.” (Id., p. 20). Therefore, a “fair argument can be made for the need to prepare an EIR to more completely and accurately characterize the existing environmental setting of the project site.” (Id., p. 12.)
Response B-5: This comment questions the methodologies completed in the project Biology Report. See Response B-4 and responses to the CDFW’s letter.

Comment B-6: A. The MND Inadequately Addressed the Project’s Impact on Habitat Loss and Wildlife Movement.

Dr. Smallwood observes that the Project would contribute to the severe decline in the North American bird population (a 29% decline in overall abundance has occurred over the past 48 years). (Id., p. 21.) This context is especially important as Dr. Smallwood notes that “[t]he project area holds unusually high value to special-status species of wildlife, and the wildlife community of the area is unusually rich in special-status species.” (Id., p. 20.) Dr. Smallwood also rejects the Cornett report’s conclusory finding that the Project would not impact wildlife movement. The finding is not supported by any evidence, he writes. Instead, the “proposed project site is all the more important for wildlife movement because it provides Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 opportunities for stopover and staging of volant wildlife during migration, and for dispersal and home range patrol while opportunities nearby diminish as anthropogenic uses expand.” (Id., p.

21.) Therefore, he adds, “a fair argument can be made for the need to prepare an EIR to analyze the project’s potential impacts to wildlife movement in the region.” (Id.) Response B-6: This comment questions the project’s impact to habitat loss and wildlife movement. As stated in the MND, the entire site has been recently grubbed and graded and is devoid of vegetation. Based upon the near-complete absence of plant life, it appears the site has been graded in the past twelve months. The site was first mass graded in 2018.

The comment, “the Project would contribute to the severe decline in the North American bird population (a 29% decline in overall abundance has occurred over the past 48 years),” provides a number that is derived from a 2019 study by Kenneth Rosenburg. In the study, it is stated that pervasiveness of avian loss across biomes and bird families suggests multiple and interacting threats. Migratory species with complex life histories are in contact with many threats throughout their annual cycles. This comment does not identify a specific concern or correlation to the Draft MND or the project site.

All mitigation measures will be in compliance with CDFW and CVMSHCP and will occur before any groundbreaking to ensure that the project would not result in negative effects to any bird species. For this reason, no further response to this comment is provided.

For this reason, no further response to this comment is provided.

See Response B-4 and responses to the CDFW’s letter.

Comment B-7: C. The MND Failed to Analyze the Project’s Impact on Wildlife Due to Traffic.

The MND did not address the direct and cumulative impacts on wildlife mortality from traffic generated by the Project. (Id., pp. 21-22.) However, based upon the MND’s finding that the Project would generate approximately 570,302 annual operational vehicle miles traveled (“VMT”), Dr.

Smallwood estimates that the project would result in approximately 312 wildlife fatalities per year. (Id., p. 24.) Dr. Smallwood suggests mitigation measures that would reduce the impact due to vehicle collisions. (Id., p. 27.) Because this significant impact and its feasible mitigation measures have not been considered in the MND, the City must address this impact in an EIR.

Response B-7: This comment requests mitigation for the potential of wildlife fatalities from project-generated traffic. The MND is in compliance with the CVMSHCP and its associated Implementing Agreement. The MND is also in compliance with the CDFW; therefore, no further response to this comment is provided. See Response B-4 and responses to the CDFW’s letter.

Comment B-8: D. The MND Failed to Analyze the Project’s Cumulative Impact on Wildlife The MND provides no substantive analysis of cumulative effects on biological resources. (Id., p.

25.) This is despite Dr. Smallwood’s finding that at least four special-status species occur on or near the project site while many more occur within the surrounding area. (Id.) The MND implies, Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 without any plausible explanation, that the site’s classification as a light industrial zone would mitigate the project’s impact to wildlife. Meanwhile, it fails to address the clear cumulative impacts that will result from the rapidly encroaching habitat loss that is occurring in the surrounding area due to the planned development of numerous large-scale industrial projects (e.g., Desert Gateway project south of the project site and Viento Logistics Center east of the project site). An EIR must be prepared to properly consider and mitigate these significant cumulative impacts.

Response B-8: The ultimate build-out of the City of Desert Hot Springs pursuant to its adopted General Plan has the potential to impact biological resources. Continued urban growth and development in the City may be expected to result in displacement and loss of habitat for wildlife species occurring on currently undeveloped or sparsely developed lands. When considered in combination with other cumulative development within the City, there is potential for adverse cumulative effects to biological resources. Environmental protection laws and regulations have been applied with increasing rigor since the early 1970s and include the California Endangered Species Act, Federal Endangered Species Act, and the Clean Water Act. The City is also a permittee of the CVMSHCP.

The proposed project and other future projects within the City would be required to comply with local, State, and federal laws and policies and all applicable permitting requirements of the regulatory and oversight agencies intended to address potential impacts on biological resources.

Regulations and requirements enforced by the California Department of Fish and Game, U.S. Fish and Wildlife Service, and U.S. Army Corps of Engineers will be enforced by the City. The requirements established by these agencies are designated to protect species, water bodies, and habitats from negative impacts associated with development. Additionally, impacts from future projects in the area would be mitigated through the payment of conservation fees implemented by the CVMSHCP. Implementation of the CVMSHCP will result in the long-term preservation of habitat for covered species, which will assure their long-term survival and substantially reduce cumulative impacts to sensitive biological resources in the Coachella Valley.

According to the Desert Hot Springs General Plan Environmental Impact Report (DHS GP EIR), cumulative impacts are reduced to less than significant with the incorporation of Mitigation Measures BIO-1 through BIO-4 (as established in the DHS GP EIR). BIO-1 requires Biological Resource Assessments to be prepared for all discretionary development projects that contain undeveloped lands. BIO-2 highlights special status plant and wildlife protection where protocol focused surveys for sensitive plant and wildlife species will be carried out by a qualified biologist when suitable habitat for any such species is proposed on a project site and has a potential for impact. James W. Cornett Ecological Consultants provided a Biological Report to analyze project impacts to biological resources. His findings and local expertise in the Coachella Valley, as well as the implementation of the CVMSHCP finds that the project would not result in impacts to biological resources with the implementation mitigation measures BR-1 and BR-2. BIO-3, within the DHS GP EIR ensures nesting bird avoidance by requiring focused surveys for active nests shall be conducted by a qualified biologist if vegetation removal is scheduled during nesting season.

Based on CDFW’s letter, Mitigation Measure BR-3 has been included in the project’s MMRP to ensure impacts to nesting birds are reduced to less than significant levels. BIO-4 in the DHS GP EIR promotes habitat revegetation, restoration, and/or conservation in riparian habitat or other Item Number: 9.

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Draft Initial Study / MND Response to Comments March 2023 sensitive natural communities. As stated on page 37 of the MND, no naturally occurring springs, permanent aquatic habitats, federally protected wetlands, marshes or riparian resources, or other sensitive natural communities are located onsite. Therefore, mitigation measure BIO-4 is not applicable to the proposed project. With the findings determined in the project-specific Biology Report, and mitigation measures BR-1 through BR-3 in the MND, the project would not result in cumulative impacts. Additionally, with adherence to policies and programs, all new development will assist in minimizing cumulative impacts in regard to biological resources. Cumulative impacts are expected to be less than significant.

Comment B-9: II. There is Substantial Evidence of a Fair Argument That the Project Will Have a Significant Impact on Air Quality, Hazardous Materials, and Greenhouse Gases.

Matt Hagemann, P.G., C.Hg., and Dr. Paul E. Rosenfeld, Ph.D., of the environmental consulting firm SWAPE reviewed the IS/MND’s analysis of the Project’s impacts on air quality, hazardous materials, and greenhouse gases. SWAPE’s comment letter and CVs are attached as Exhibit B.

Response B-9: This comment introduces SAFER’s concern regarding air quality, hazardous materials, and greenhouse gases analyzed in the MND. Responses to SAFER’s concerns are provided in Responses B-10 to B-14.

Comment B-10: A. Satellite Images Indicate the Potential Presence of Hazardous Materials The IS/MND relied upon a review of online databases to assert that the project would have a lessthan-significant impact with respect to hazards and hazardous materials. However, SWAPE’s review of aerial images from Google Earth (dated August 5, 2021) (see below) demonstrate that material piles were present on the site. Therefore, SWAPE writes, “An EIR is necessary to include a Phase I Environmental Site Assessment (“ESA”) to adequately evaluate and disclose potential hazards related to the placement of piled material and from other conditions that may exist on the Project site. (Ex. B., p. 1.)
Accordingly, “The preparation of a Phase I ESA is often undertaken in the preparation of project approval documents to identify and disclose hazardous waste issues that may present impacts to the public, workers, or the environment, and which may require further investigation, including environmental sampling and cleanup. Uses of the site for the placement of material may have resulted in the release of hazardous materials that would pose a risk to workers involved in earthwork necessary for site preparation.” (Id., p. 2.) This is a significant environmental and health risk which the IS/MND has failed to address.

According to SWAPE, “A Phase I ESA, completed by a licensed environmental professional, is necessary for inclusion in an EIR to identify recognized environmental conditions, if any, at the proposed Project site. If past land uses include RECs [recognized environmental conditions], a Phase II [ESA] should be conducted to sample for residual concentrations of contaminants in soil.

Any contamination that is identified above regulatory screening levels, including California Department of Toxic Substances Control Soil Screening Levels, should be further evaluated and cleaned up, if necessary, in coordination with the Regional Water Quality Control Board and the California Department of Toxic Substances Control.” (Id., p. 3.).

Item Number: 9.

City of Desert Hot Springs Page 38
Draft Initial Study / MND Response to Comments March 2023 Response B-10: The IS/MND disclosed that the project’s baseline condition as being previously cleared and graded for temporary material stockpiling and management by the prior owner, while covered by California’s NPDES Construction General Permit with implementation of a Storm Water Pollution Prevention Plan (SWPPP) to comply with the State Water Resources Control Board (SWRCB) regulations and Clean Water Act (CWA) programs. The regulated activities were not related to the project proponent or project. The governing NPDES regulations and SWPPP compliance scope are inherently designed to prevent pollution impacts from the covered activities, including the use of best management practices (BMPs) for Material Delivery and Storage; Material Use; and Spill Prevention and Control. Therefore, the prior regulated activities in accordance with a SWPPP reduce the uncertainty the management of construction-related materials. A Phase I ESA is not necessary to reach or support the Initial Study findings.

Comment B-11: B. Inaccurate Air Modeling Undermines the MND’s Conclusions.

SWAPE reviewed the Project’s CalEEMod output files – the underlying data files used to estimate a project’s air emissions – and found that “several model inputs were not consistent with [the] information disclosed in the IS/MND.” (Ex. B., p. 3.) For instance, the air model reduced the default architectural and area coating emission factors without proper justification. The CalEEMod user comments seek to justify these reductions by referring to compliance with South Coast Air Quality Management District (“SCAQMD”) Rule 1113, which limits the volatile organic compound (“VOC”) contents for 57 categories of architectural coatings. However, the VOC limit values under SCAQMD Rule 1113 range from 50 g/L to 730 g/L. (Id., p. 4.) Therefore, SWAPE “cannot verify that SCAQMD Rule 1113 substantiates reductions to the default coating values without more information regarding what category of coating would be used.” (Id.) Furthermore, the IS/MND fails to implement any formal mitigation measure requiring the use of a specific type of architectural coating. CEQA requires mitigation measures to be legally enforceable through permit conditions, agreements, or other legally binding instruments. 14 CCR § 15126.4(a)(2). See, Woodward Park Homeowners Assn., Inc. v. City of Fresno (2007) 150 Cal.

App. 4th 683, 730 (project proponent’s agreement to a mitigation by itself is insufficient; mitigation measure must be an enforceable requirement). Therefore, SWAPE writes, “by including unsubstantiated reductions to the default architectural and area coating emission factors, the model may underestimate the Project’s construction-related and operational ROG/VOC emissions and should not be relied upon to determine Project significance.” (Id., pp. 4-5.) Next, SWAPE found that the model’s revised construction schedule – involving various changes from CalEEMod’s default values – is unsubstantiated because the IS/MND fails to discuss the Project’s proposed construction schedule at all. (Id., p. 5.) Furthermore, SWAPE notes, “the model is incorrect in stating that a longer construction schedule would be ‘more conservative.’” In fact, by “extending some of the individual construction phase lengths, the model assumes there are a greater number of days to complete the construction activities required by the prolonged phases. As a result, there will be less construction activities required per day and, consequently, less pollutants emitted per day.” (Id., p. 6.) Therefore, SWAPE writes, “the model underestimates the peak daily emissions associated with some phases of construction and should not be relied upon to determine Project significance.” (Id.)
Item Number: 9.

City of Desert Hot Springs Page 39
Draft Initial Study / MND Response to Comments March 2023 Lastly, SWAPE found that the model improperly reduced the default number of acres that would be graded for the Project. According to the CalEEMod user guide, “the default acres of grading values are based on the model’s construction equipment and the length of the grading and site preparation phases, not on the dimensions of the Project site. (Id., p. 7.) However, the user comments in support of the value changes merely point to the total acreage of the Project site.

According to SWAPE, “These unsubstantiated changes present an issue, as CalEEMod uses the acres of grading values to estimate the dust emissions associated with grading.” (Id.) Therefore, the model underestimates “the Project’s construction-related emissions and should not be relied upon to determine Project significance.” (Id.)
Response B-11: CalEEMod 2020 is air quality modeling software tool for statewide use. The software is specifically designed to allow for certain input factors that ensure consistency with a particular region and/or air district’s regulations. VOC limits to architectural coatings are specifically regulated under SCAQMD Rule 1113 and the relevant content factors are included in its Table of Standards 1. The 50 g/L VOC limit entered into CalEEMod for architectural coatings and 100 g/L for parking lot striping is consistent with the said effective standards. It would be a violation to apply architectural coatings with VOC content above the mentioned limits. As a result, the input factors are not a form of mitigation and are justified by the SCAQMD regulations applicable to the project region.

As allowed by the CalEEMod software design and practices, the site preparation, grading, paving, and painting durations were adjusted to be more conservative. For example, site preparation was factored to occur in one week and site grading in 4 weeks as reasonably expected. Shortening the construction durations beyond the default factors or those that are considered reasonable would wrongfully assume the use of construction resources (labor, material, equipment, etc.) to levels that are not reasonable or justified. Therefore, the adjusted factors based on reasonable assumptions are justified.

Comment B-12: C. Updated Modeling Shows the Project Will Have a Potentially Significant Air Quality Impact.

Provided that the Project documents did not accurately assess the Project’s construction-related air quality impacts, SWAPE conducted its own analysis using CalEEMod and project-specific information disclosed in project documents. According to this updated analysis, SWAPE found that the Project would produce an estimated 80.97 lbs./day of VOC emissions. (Id., p. 8.) This estimate exceeds the SCAQMD significance threshold of 75 lbs./day and represents a potentially significant air quality impact that should be further mitigated. As such, SWAPE writes, “an EIR should be prepared to adequately assess and mitigate the potential air quality impacts that the Project may have on the surrounding environment.” (Id.) In addition to these modeling inaccuracies, the IS/MND concluded that the Project would have a less-than-significant health risk impact without conducting a quantified construction or operational health risk analysis (“HRA”). (Id., p. 9.) This is improper because CEQA requires an analysis to determine whether a Project’s toxic air contaminant (“TAC”) emissions—including diesel particulate matter (“DPM”) emissions—will have potentially adverse impacts on human Item Number: 9.

City of Desert Hot Springs Page 40
Draft Initial Study / MND Response to Comments March 2023 health. Sierra Club v. Cty. of Fresno (2018) 6 Cal. 5th 502, 518 (an EIR must make “a reasonable effort to substantively connect a project’s air quality impacts to likely health consequences.”) The failure to address potential health-related impacts resulting from the Project’s likely air emissions is problematic because operation of construction equipment during construction, as well as truck trips during future operations, will release DPM emissions into the air, affecting local and regional air quality.

The IS/MND suggests that health risks from exposure to diesel particulate matter would not be significant because the project would not exceed the SCAQMD’s Localized Significance Thresholds (LSTs) for construction‐generated criteria pollutants. (Id., p. 9.) However, as SWAPE explains, LST “only evaluates impacts from criteria air pollutants,” which does not include DPM. “As a result, health impacts during Project operation from exposure to TACs, such as DPM, were not analyzed, thus leaving a gap in the AQ & GHG Memo’s analysis.” (Id.) DPM is a known human carcinogen which poses unique health risks to nearby sensitive receptors..

DPM contains 40 toxic chemicals, including benzene, arsenic and lead. (www.p65warnings.ca.gov/fact-sheets/diesel-engine-exhaust.) DPM is also listed by the State of California as a toxic air contaminant known to cause cancer in humans. (https://oehha.ca.gov/media/downloads/proposition65//p65chemicalslistsinglelisttable2021p.pdf.) According to the U.S. Environmental Protection Agency, “Exposure to diesel exhaust can lead to serious health conditions like asthma and respiratory illnesses and can worsen existing heart and lung disease, especially in children and the elderly. These conditions can result in increased numbers of emergency room visits, hospital admissions, absences from work and school, and premature deaths.” (https://www.epa.gov/dera/learn-about-impacts-diesel-exhaust-and-diesel-emissionsreductionact-dera).

The failure to prepare an HRA is also directly contrary to applicable guidance from the California Department of Justice, which recommends that all warehouse projects prepare a quantitative HRA pursuant to guidance from the Office of Environmental Health Hazard Assessment (“OEHHA”). (Id., p. 10.) Here, OEHHA recommends that a quantified Health Risk Assessment (“HRA”) be prepared to evaluate potential cancer risks for any short-term construction project lasting more than two months, and for the lifetime of any long-term project lasting more than six months.

OEHHA guidance also recommends that an exposure duration of 30 years should be used to estimate the individual cancer risk affecting the maximally exposed individual resident (“MEIR”) near a proposed Project site. (Id.)
Accordingly, because the Project will presumably operate for at least 30 years, the lifetime health risk to nearby sensitive receptors must be estimated by an HRA. (Id.) “These recommendations reflect the most recent state health risk policies, and as such, an EIR should be prepared to include an analysis of health risk impacts posed to nearby sensitive receptors from Project-generated DPM emissions.” (Id.)
Finally, in failing to prepare a quantified construction or operational HRA to determine the impact on nearby sensitive receptors, the Project documents also failed to compare the potentially excess cancer risk beyond the SCAQMD significance threshold of 10 per million. (Id.) As such, the City Item Number: 9.

City of Desert Hot Springs Page 41
Draft Initial Study / MND Response to Comments March 2023 lacks the necessary evidence to show that the Project will have a less-than-significant air quality impact. Therefore, an EIR must be prepared to include an assessment of the health risk posed to nearby existing receptors.

Response B-12: SWAPE’s own modeling does not disclose the VOC limits applicable under SCAQMD Rule 1113. Using statewide default factors or those above the rule would erroneously result in higher VOC emissions and would imply a violation to the applicable SCAQMD rule. It would be improper to assume VOC factors above the regulated levels.

The IS/MND air quality findings reasonably take into account the project size (less than 5 acres), setting within an approved industrial district designation, and estimated emission levels in comparison to the applicable SCAMQD standards. The California Supreme Court decision on Sierra Club v. County of Fresno involved an EIR for a 942-acre Specific Plan with approximately 2,500 residential units. Therefore, a broad comparison of the Court findings on a project of such scale to the proposed development is misleading.

The LST analysis was prepared in accordance with the SCAQMD Methodology for the criteria air pollutants to support the Initial Study findings despite the lack of sensitive receptor land uses within the distance range. CalEEMod assumes the use of diesel-powered equipment.

The IS/MND analysis and findings took into account the project scale and location within a designated industrial district. The criteria air pollutant emissions results being found to occur below the SCAQMD thresholds adequately support the conclusion regarding health risk without the need to undertake an HRA. The preparation of an HRA is quoted by the DOJ guidance as an example of a recommended best practice and is not required. The IS/MND analysis adequately disclosed the air emission impacts for criteria pollutants based on the SCAQMD standards, which are established primarily to protect the effects on “health and welfare”.

Comment B-13: D. Health Assessment Demonstrates that the Project Involves Significant Health Risk Impacts.

Provided that the IS/MND did not adequately assess the Project’s significant adverse health impacts, SWAPE developed a screening-level risk assessment using AERSCREEN, a modeling tool which is recommended by OEHHA for the development of Level 2 Health Risk Screening Assessments (“Level 2 HRSA”). According to SWAPE, “A Level 2 HRSA utilizes a limited amount of site-specific information to generate maximum reasonable downwind concentrations of air contaminants to which nearby sensitive receptors may be exposed. If an unacceptable air quality hazard is determined to be possible using AERSCREEN, a more refined modeling approach is required prior to approval of the Project.” (Id., p. 11.) Following this recommended approach for modeling potential health risks, SWAPE estimated the cancer risk for the maximally exposed individual receptor (“MEIR”), in this case a residence located approximately 900 meters from the Project site. (Id., pp. 12-13.) SWAPE’s analysis concluded that Project construction and operations would result in excess cancer risks for infants (16.2 per million) and lifetime residents (19.1 per million). (Id., p. 15.) These risk levels exceed the SCAQMD’s health risk significance threshold of 10 per million.

Item Number: 9.

City of Desert Hot Springs Page 42
Draft Initial Study / MND Response to Comments March 2023 SWAPE explains that this analysis is based on a “screening-level HRA, which is known to be conservative and tends to err on the side of health protection.” (Id., p. 16.) Therefore, “an EIR should be prepared to include a refined health risk analysis which adequately and accurately evaluates health risk impacts associates with both Project construction and operation.” (Id.) Response B-13: SWAPE’s screening-level assessment of the theoretical impacts on the nearest residential structure fails to consider that such residential location is located upwind of the site.

The prevailing wind patterns in the area are generally from northwest to southeast or east to west.

The project would not result in emissions that would work against the prevailing wind patterns to affect the residential site located at approximately 0.5 miles and upwind.

Comment B-14: E. There is Substantial Evidence of a Fair Argument that the Project Will Have a Significant Impact on Greenhouse Gas Emissions.

The IS/MND estimates that the Project would generate net annual greenhouse gas (“GHG”) emissions of 412.5 MTCO2e and asserts that this impact would be less-than-significant. (Id., p.

17.) However, the IS/MND’s quantitative analysis is unsubstantiated because “several of the values inputted into the models are not consistent with information disclosed in the IS/MND.” (Id.) Because of these inaccuracies, the models may underestimate the Project’s emissions and the IS/MND’s quantitative analysis should not be relied upon to determine Project significance.

Instead, an EIR should be prepared to assess the Project’s potential GHG impacts.

Furthermore, the IS/MND relied upon an outdated quantitative threshold to determine project significance. Specifically, the IS/MND compared the Project’s estimated GHG emissions to the SCAQMD significance threshold of 3,000 MTCO2e. However, SWAPE writes, this threshold is based upon outdated GHG emissions targets which California was required to meet by 2020. The threshold is thus irrelevant to significance determinations made in 2023. To more accurately determine the Project’s GHG significance, potential emissions should be measured according to the SCAQMD 2035 service population efficiency target of 3.0 MT C02e/SP/year, which was calculated by applying a 40-percent reduction to the 2020 targets. (Id., p. 18).

When applying this updated calculation method, which accounts for the number of residents and/or jobs that will be served by a project, SWAPE determined that the Project would have a potentially significant GHG impact. Therefore, an EIR should be prepared to include an updated GHG analysis and should include additional mitigation measures to reduce the Project’s GHG emissions to less-than-significant levels. SWAPE proposes a detailed list of feasible GHG mitigation measures to reduce this impact, including a requirement that the Project incorporate a solar power system for on-site energy production. (Id., pp. 19-21.) Response B-14: The screening threshold of 3,000 MTCO2e per year is applicable to identify projects of certain scale and size that would be deemed to have less than significant impacts.

SWAPE’s suggested service population efficiency target originates from the same SCAMQD interim guidance that establishes the screening level of 3,000 MTCO2e. The suggested service population efficiency target is considered one of the three options when the initial screening threshold is not applicable.

Item Number: 9.

City of Desert Hot Springs Page 43
Draft Initial Study / MND Response to Comments March 2023 Comment B-15: Conclusion
Based on the foregoing, there is substantial evidence that the Project will have significant adverse impacts on biological resources, air quality, hazardous materials, and greenhouse gas emissions.

Therefore, the City is required to prepare an EIR for the Project. SAFER respectfully requests that you deny approval of the MND and instead direct staff to undertake the necessary efforts to prepare an EIR.

Response B-15: This comment concludes SAFER’s letter. However, based on the Reponses to Comments B-4 through B-14, it is concluded that the project will not result in adverse impacts on biological resources, air quality, hazardous materials, and greenhouse gas emissions. The findings in the associated responses conclude that the project will result in less than significant impacts and less than significant impacts with mitigation, as determined in the MND.

Item Number: 9.

SCOPE OF WORK PROPERTY OWNER SHEET INDEX VICINITY MAP THE DESIGNER SHALL BE ADVISED OF ANY DISCREPANCIES OR CONFLICTS IN THE DRAWINGS PRIOR TO BEGINNING CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR / SUB-CONTRACTORS TO VERIFY ALL DIMENSIONS, DETAILS, AND FIELD CONDITIONS PRIOR TO THE COMMENCEMENT OF WORK, AND TO ADVISE THE DESIGNER OF ANY DISCREPANCIES BETWEEN THE CONSTRUCTION DOCUMENTS AND SITE CONDITIONS. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR INSURING THAT ALL MATERIALS, WORKMANSHIP, AND METHODS OF CONSTRUCTION ARE IN STRICT CONFORMANCE WITH THE APPLICABLE EDITIONS OF THE UNIFORM BUILDING CODE, THE UNIFORM ELECTRICAL CODE, THE UNIFORM MECHANICAL CODE, THE UNIFORM PLUMBING CODE, THE UNIFORM FIRE CODE, AND THE NATIONAL ELECTRICAL CODE, AS WELL AS ALL APPLICABLE LAWS AND ORDINANCES OF THE LOCAL GOVERNING AGENCY AND BUILDING OFFICIAL. DETAILS AND CONDITIONS NOTED AS "TYPICAL" SHALL BE CAREFULLY CONSIDERED PRIOR TO CONSTRUCTION, AND THE CONTRACTOR / SUB-CONSTRACTOR SHALL NOTIFY THE DESIGNER OF ANY POTENTIAL CONFLICT. ENCROACHMENT PERMITS FROM THE PROPER GOVERNING AGENCY ARE REQUIRED PRIOR TO CONSTRUCTION OF ANY SUBSURFACE, SURFACE, OR OVERHEAD STRUCTURES IN THE PUBLIC RIGHT-OF-WAY. IT IS REQUIRED THAT THE ENCROACHMENT PERMITS BE APPROVED AND OBTAINED PRIOR TO THE ISSUANCE OF ANY GRADING AND/OR BUILDING PERMITS. IT IS THE RESPONSIBILITY OF ALL SUB-CONTRACTORS INVOLVED WITH THE WORK TO PROPERLY COORDINATE WITH THE WORK OF OTHER TRADES, AND TO NOTIFY THE GENERAL CONTRACTOR OF ANY DEFECTS OR DEFICIENCIES IN PREVIOUS WORK BY OTHERS WHICH IS NOT IN CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS OR WHICH ADVERSELY AFFECTS THE QUALITY OF SUBSEQUENT WORK. THE GENERAL CONTRACTOR AND SUB-CONTRACTORS SHALL BE AT ALL TIMES IN COMPLIANCE WITH THE CONTRACTOR'S LICENSE LAW, AND SHALL MAINTAIN CURRENT LICENSES THROUGHOUT THE ENTIRE COURSE OF WORK. THE CONTRACTOR SHALL PROVIDE THE OWNER UPON THE COMPLETION OF THE WORK, ALL APPLICABLE WARRANTIES, GUARANTIES, MANUALS, REGISTRATION FORMS, AND OPERATING INSTRUCTIONS FOR ALL MATERIALS, EQUIPMENT, AND INSTALLATIONS ON THE JOB. PREPARATION AND TREATMENT OF SOIL AT THE SITE SHALL BE AT THE DIRECTION OF A QUALIFIED GENERAL CONTRACTOR. IT IS THE RESPONSIBILITY OF THE OWNER TO UNDERTAKE ALL SITEWORK, GRADING AND FOUNDATION PREPARATION IN CONFORMANCE WITH RECOMMENDATIONS OF PLANS. GRADING OPERATIONS SHALL AT NO TIME ALLOW DRAINAGE TO FLOW TO ADJACENT PROPERTIES. FINISH GRADE OF THE SITE, SUBSEQUENT TO COMPLETION OF ALL STRUCTURES, IMPROVEMENTS, AND LANDSCAPING, SHALL DIRECT SURFACE WATER AWAY FROM THE BUILDING FOUNDATIONS A MINIMUM DISTANCE OF FIVE FEET, THENCE, VIA SURFACE SWALES AND/OR UNDERGROUND DRAINS, TOWARD AND INTO APPROVED DRAINAGE WAYS. ALL SITE PREPARATION AND GRADING SHALL BE IN CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS AND CHAPTERS 18 AND 33 OF THE UNIFORM BUILDING CODE. DESIGNER J. VILLA & COMPANY INC. 29433 COLE GRADE ROAD VALLEY CENTER, CA 92082 PH: (760)-688-7430 E-MAIL: [email protected] JVillaCompany.com BUILDER GENERAL PLAN NOTES DESIGN CRITERIA AREA TABULATIONS PROJECT INFORMATION SITE THIS PROJECT SHALL COMPLY WITH THE FOLLOWING CITY ADOPTED CODES AND AMENDMENTS: 2019 CALIFORNIA BUILDING CODE (CBC) AND/OR 2019 GREEN BUILDING STANDARD CODE (CALGREEN) 2019 CALIFORNIA ELECTRICAL CODE (CEC) 2019 CALIFORNIA MECHANICAL CODE (CMC) 2019 CALIFORNIA PLUMBING CODE (CPC) 2019 CALIFORNIA FIRE CODE (CFC) 2019 CALIFORNIA ENERGY EFFICIENCY STANDARDS (CBEES) PROPOSED FRONT EXTERIOR PERSPECTIVE LEGAL DESCRIPTION T1 TITLE 24 ENERGY CALCULATION Revisions Description Date TITLE SHEET ZONE LIGHT INDUSTRIAL (I-L) CONSTRUCTION TYPE 3B SPRINKLED OCCUPANCY S-1 NON SEPARATED MIXED USE PER 2019 CBC TABLE 506.2 MAX ALLOWABLE BUILDING AREA = 75,000 S.F. OCCUPANCY S-1, TYPE 3B, SPRINKLED SINGLE STORY BUILDING HEIGHT & SETBACKS PER ALLOWED ZONING "LI" ON SHEET A001 PROPOSED BUILDING HEIGHT = 36'-0" VBuilding Design & Planning
J. Villa & Company Inc.
29433 Cole Grade Road, Valley Center, Ca 92082 760-688-7430 JVillaCompany.com M.E.P. ENGINEERING & DESIGN ALPHA MEP ENGINEERING JEREMY HATFIELD, PE 714-982-1787 [email protected] C
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jVillaCompany.com LOT AREA: A.P.N. 663-270-004 14.62 AC. NET 19 th AVENUE , DESERT HOT SPRINGS, CALIF. 92240 PROPOSED NEW 1 STORY CONCRETE TILT-UP BUILDINGS FOR MOVING & STORAGE PODS AND DISTRIBUTION OFFICE 13310 LITTLE MORONGO ROAD. DESERT HOT SPRINGS, CA 99401 APN 663-270-004 BLOCK 270 MAP 663 N.T.S - SEE SHEET A001 T1 TITLE / INFO SHEET A001 SITE PLAN L1 CONCEPTUAL LANDSCAPE PLAN ESO1 SITE LIGHTING PLAN ES02 PHOTOMETRIC LIGHT DISTRIBUTION A101 OVERALL FLOOR PLAN A102 OFFICE FLOOR PLAN DETAIL A103 ROOF PLAN A201 EXTERIOR ELEVATIONS A202 EXTERIOR PERSPECTIVES A203 COLORED ELEVATIONS A204 COLORED ELEVATIONS A301 BUILDING SECTIONS E101 FLOOR PLAN - POWER E201 FLOOR PLAN - LIGHTING E401 ENLARGED FLOOR PLAN ELECTRICAL S1 STRUCTURAL NOTES AND LEGENDS S2 FOUNDATION PLAN S3 INTERIOR WALL PANEL ELEVATIONS S4 INTERIOR WALL PANEL ELEVATIONS SNIDER INTERESTS, LLC DAVID SNIDER 730 ARCADY ROAD SANTA BARBARA, CA 93108 (216) 785-0011 [email protected] 19th AVENUE DESERT HOT SPRINGS, CA 99401 ENGINEER OF WORK PODS MOVING AND STORAGE DISTRIBUTION CENTER TENANT INFORMATION PRELIM 5-04-2022

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
SNIDER INTERESTS, LLC DAVID SNIDER 730 ARCADY ROAD SANTA BARBARA, CA 93108 (216) 785-0011
[email protected] TO BE DETERMINED: LEASED BY: SNIDER INTERESTS, LLC MR. DAVID SNIDER 730 ARCADY ROAD SANTA BARBARA, CA 93108 (216) 785-0011
[email protected] BUILDING LEVEL 1 60,000 S.F. GROSS AREA

NEW COMMERCIAL WAREHOUSE BUILDING
DESERT HOT SPRINGS, CA 92240
PODS MOVING & STORAGE, D.H.S ALPHA MEP ENGINEERING JEREMY HATFIELD, PE 714-982-1787 [email protected] DENMARK ENGINEERING CLIFFORD T. DENMARK, PE 619-565-5942 [email protected] Item Number: 9.

19TH AVENUE

PROPOSED BUILDING

POD WAREHOUSE
60,000 SF (TOTAL)
Ex. C/L & Project Boundary NO PARKING NO PARKING NO PARKING CALLE DE LOS RAMOS 32' 5' 7' 23.6' 44' Prop. Sidewalk
28' 5' 6' 7' 30' 18' 10' 9' TYP.

Prop. Gate 18' 6.5' 30'
9'
TYP. 210' 67.3'
260' 6' 30' 27.705' 18' 128.1' 34.3' 6'
18' 9' TYP. 35.2'
143' 64.5' 68.5'
Ex. Project Boundary
Ex. Sewer Main
Prop. Curb & Gutter
Prop. Project Boundary Ex. Project Boundary
Prop. Sidewalk
Prop. Curb & Gutter
Ex. Gas
Ex. C/L
Ex. Water Main
Prop.

Gate
Prop. Underground
Retention (Typ.)
5' 5' 5' 6'
3 30' 244'
A
10'
1 39'
N 00°30'43" E 425.19'
N 88°51'06" E 382.93'
N 00°44'53" W 451.33'
N 89°15'29" E 368.28' N 46°18'24" W 33.60'
Prop. Wrought Iron or
Tubular Steel Fence (Typ.)
Prop. Wrought Iron or
Tubular Steel Fence (Typ.)
Prop. Retention Basin
Prop. UndergroundRetention (Typ.)
18' 19' 18' 269' 18' 6.1'
13' 30' 35.1'
93 39'
B
B
A A
10' 12' 12'
39' IMPROVEMENTS BY OTHERS
78' ULTIMATE R/W
39' PROPOSED IMPROVEMENTS
12' 10' 11'
5' 6' 6' 5'
11'

SECTION A-A

CALLE DE LOS ROMOS
(Industrial Collector)
N.T.S.
(PER RIVERSIDE COUNTY STANDARD 111)

FUTURE R/W

BY OTHERS
PROP.

R/W
PROP. PAINTED
MEDIAN

LANE LANE LANE LANE
& GUTTER
PROP. CURB
PROP.

SIDEWALK
PROP. LANDSCAPE

PARKWAY
CL
12' 12' 12'
44' IMPROVEMENTS BY OTHERS
88' ULTIMATE R/W
44' PROPOSED IMPROVEMENTS CL
PROP. SIDEWALK
PROP. CURB &
GUTTER

FUTURE SIDEWALK

FUTURE CURB &
GUTTER
8' 12' 12' 12' 8'

SECTION B-B
19TH AVENUE
(Major Arterial)
N.T.S.
(PER CITY OF DESERT HOT SPRINGS GENERAL PLAN)
PROP.

R/W

FUTURE R/W

BY OTHERS

LANE LANE LANE LANE BIKE
LANE
BIKE
LANE
PROP. LANDSCAPE

PARKWAY

TECHNICAL SITE PLAN

DATA TABLE
ASSESSOR'S PARCEL NUMBER: 666-360-017
EXHIBIT DATE: JULY 13, 2022
SOURCE OF TOPOGRAPHY:

ADDRESS:

INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY: FEBRUARY 20, 2015
EXHIBIT PREPARER:

ADDRESS:

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

REVISIONS
NO. DATE

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

DESCRIPTION
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
SHEET
SHEETS
1 OF
1 TELEPHONE: (951) 687-4252
APPLICANT:

ADDRESS:

CONTACT:
730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

DAVID SNIDER

ALMAR MANAGEMENT, LLC
PUBLIC UTILITY PURVEYORS:

SOUTHERN CALIFORNIA EDISON

SOUTHERN CALIFORNIA GAS COMPANY

FRONTIER COMMUNICATIONS

MISSION SPRINGS WATER DISTRICT

SPECTRUM

COACHELLA VALLEY WATER DISTRICT

UNDERGROUND SERVICE ALERT

EXISTING GROSS ACREAGE -
EXISTING ZONING:

PROPOSED ZONING:

EXISTING GENERAL PLAN LAND USE:

PROPOSED GENERAL PLAN LAND USE:

LIGHT INDUSTRIAL (I-L)

INDUSTRIAL (I)
LAND USE DESCRIPTION: ACREAGE
ZONE "X": 0.2% ANNUAL CHANCE FLOOD & AREAS OF MINIMAL FLOOD HAZARD

AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAP, COMMUNITY PANEL MAP NUMBER: 06065C0895G
FEMA FLOOD ZONE DESIGNATION:

EFFECTIVE DATE: AUGUST 28, 2008.

LIQUEFACTION: MODERATE LIQUEFACTION ZONE
NOTE: 1.

INDUSTRIAL (I)
(760) 324-4991
(800) 427-2200
(800) 921-8101
(760) 329-6448
(877) 719-3278
(760) 398-2651
(800) 227-2600
ELECTRIC:

GAS:

TELEPHONE:

WATER:

CABLE:

SEWER:

USA:

THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.

PROPOSED NET ACREAGE 100%
PROPOSED PUBLIC RIGHT OF WAY DEDICATION - (CALLE DE LOS RAMOS & 19TH AVENUE)

LIGHT INDUSTRIAL (I-L)
A PORTION OF THE NORTHEAST 1/4, SECTION 14, TOWNSHIP 3 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN.

POD WAREHOUSE 80 STALLS
TOTAL PARKING PROVIDED 93 STALLS
COUNT
1 STALL PER 750 SF
-

PARKING RATIO
60,000 SF
-

BUILDING SF
100%
ONSITE PARKING DATA: PERCENTAGE

PROPOSED BUILDING (POD WAREHOUSE)
LANDSCAPE AREAS & RETENTION BASIN 23,771 SF 0.54 AC. 13% LAND USE DATA: SF AREA PERCENTAGE
SURROUNDING LAND USES:

NORTH: VACANT LAND (ZONED: LIGHT INDUSTRIAL)
SOUTH: VACANT LAND (ZONED: LIGHT INDUSTRIAL)
EAST: VACANT LAND (ZONED: LIGHT INDUSTRIAL)
WEST: COMMERCIAL (ZONED: SPECIFIC PLAN)
ACCESS ROADS, HARDSCAPE & PARKING 90,457 SF 2.08 AC. 52% TOTAL PARKING REQUIRED - - 80 STALLS 100%
-
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

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND
X

EXISTING EASEMENT DELTA

EXISTING LOT LINE

EXISTING TELEPHONE

BNDRY BOUNDARY

EXISTING EDGE OF PAVEMENT
M.B. MAP BOOK
1 EXISTING EASEMENT NOTES:

DESERT HOT SPRINGS PER P.M. 248/90-92. (PLOTTED HEREON) 39' EASEMENT FOR PUBLIC STREET AND PUBLIC UTILITY PURPOSES DEDICATED TO THE CITY OF

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED CURB

PROPOSED EASEMENT

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINE

TENTATIVE TRACT MAP BOUNDARY
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

EXISTING OVERHEAD TELEPHONE
60,000 SF 1.38 AC. 35%
2 DESERT HOT SPRINGS PER P.M. 248/90-92. (PLOTTED HEREON) 44' EASEMENT FOR PUBLIC STREET AND PUBLIC UTILITY PURPOSES DEDICATED TO THE CITY OF 3 WATER DISTRICT REC. 4/3/2018 AS DOC NO. 2018-0223211. (PLOTTED HEREON) 30' EASEMENT FOR SEWER AND INCIDENTAL PURPOSES IN FAVOR OF MISSION SPRINGS

A (PLOTTED HEREON)
10' PRIVATE WATER EASEMENT.

LAND OWNER:

ADDRESS: 730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

ALMAR MANAGEMENT, LLC

X PROPOSED PARKING STALLS

4.84 AC.

ACREAGE

4.00 AC.

0.84 AC.
211,032 SF

ACREAGE
174,228 SF
36,804 SF
N.T.S.

VICINITY MAP
19TH AVE. INDIAN CANYON DR.
18TH AVE.
20TH AVE.

INDIAN
GARNET AVE.

AVE.

INTERSTATE CALLE DE
CITY OF 10 LOS ROMOS

SITE LITTLE MORONGO ROAD

PALM SPRINGS

CITY OF

DESERT HOT

SPRINGS

COUNTY OF

RIVERSIDE
R:\2767\Acad\Planning\Site Plan\2767 Technical Site Plan.dwg, 7/13/2022 7:41:59 AM, dgallerani, MSA Consulting, Inc.

Item Number: 9.

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

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

X X X X X X

X X X X X X X

X X X X X X

X X X X X X

X X X X X X

X X X X X X X

X X X X X X

X X X X X X

X X X X X X

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

X X X X X X X X

X X X X
X X X
CL

DESERT HOT SPRINGS, CALIFORNIA
LANDSCAPE PLANS FOR:

S H E E T
SCALE:

REVISION

L A N D S C A P E D E S I G N

DESERT MODERN
LANDSCAPE ARCHITECTURAL SERVICES BY: Calle De Los Romos and 19th Avenue
Commercial Building
0' 40'
SCALE 1"=20'-0"
20' 60' 80'
Item Number: 9.

19 th Avenue
Calle De Los Romos ELEC. ROOM CONFERENCE LOBBYOFFICE OFFICE STOR. BREAK ROOM I.T. (6) 10' x 12' knock out door panels P2 P4 P4 P4 P4 P4P4 P4P4 P5 P5 P4P2 P4 W4 W4 W4W4 W4 W4 W4 W4 W4 W4 W4 W4 PH1-41 PH1-42 PH1-43 P4 J GATE CLOSER PL1-33,35
1 J PL1-33,35 GATE CLOSER
1 SITE PLAN - ELECTRICAL Revisions Description Date
VBuilding Design & Planning
J. Villa & Company Inc.
29433 Cole Grade Road, Valley Center, Ca 92082 760-688-7430 JVillaCompany.com jVillaCompany.com

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
Calle De Los Romos and 19th Avenue

COMMERCIAL BUILDING,
DESERT HOT SPRINGS, CA 92240 G E N E R A L N O T E S C O D E D N O T E S 1. PROVIDE 30AMP-2 POLE CIRCUIT TO SITE GATE CLOSER. EXTEND A SEPARATE 1" CONDUIT TO GATE CONTROLLER TO EACH GATE OPERATOR AND A 1" CONDUIT TO THE BUILDING FOR (IF REQUIRED FOR OPERATION, COORDINATE REQUIREMENTS WITH GC). PROVIDE A 3/4", 10' COPPER CLAD GROUND ROD NEXT TO EACH GATE OPERATOR, INSTALL PER MANUFACTURER'S INSTRUCTIONS. 1 1"=20'-0" 0 10' 20' 40'
N SITE PLAN - ELECTRICAL ES01 A. SEE NOTES ON SHEET E000. B. POLE LIGHT FIXTURE(S) AT 25' AFF.(UNO.) AND WALL MOUNTED LIGHT FIXTURE(S) AT 20' AFF.(UNO.) Item Number: 9.

19 th Avenue
Calle De Los Romos ELEC. ROOM CONFERENCE LOBBYOFFICE OFFICE STOR. BREAK ROOM I.T. (6) 10' x 12' knock out door panels P2 P4 P4 P4 P4 P4P4 P4P4 P4 P4 P4P2 P2 P4 1.2 1.2 1.3 1.4 1.6 1.8 1.9 1.0 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.4 1.6 1.7 1.9 2.0 2.1 2.2 2.3 2.5 2.7 2.9 3.0 3.1 3.1 3.1 3.0 2.8 2.6 2.5 2.3 2.1 2.0 2.0 1.8 1.7 1.5 1.4 1.3 1.3 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.6 1.6 1.6 1.7 1.7 1.6 1.6 1.5 1.5 1.4 1.3 1.4 1.4 1.4 1.4 1.5 1.6 1.9 2.1 2.2 1.0 1.1 1.2 1.3 1.4 1.4 1.4 1.4 1.4 1.5 1.6 1.7 1.8 2.0 2.2 2.3 2.4 2.5 2.7 2.9 3.1 3.3 3.5 3.7 3.8 3.7 3.5 3.3 3.0 2.9 2.7 2.5 2.4 2.3 2.2 2.0 1.8 1.7 1.6 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.5 1.6 1.6 1.7 1.7 1.8 1.8 1.8 1.8 1.9 1.9 1.9 1.9 1.9 1.8 1.7 1.7 1.6 1.6 1.6 1.6 1.7 1.7 1.7 1.9 2.1 2.4 2.5 1.0 1.0 1.0 1.2 1.2 1.3 1.5 1.6 1.7 1.7 1.7 1.7 1.7 1.8 1.8 1.9 2.1 2.3 2.5 2.6 2.7 2.8 2.9 3.2 3.4 3.7 4.1 4.3 4.3 4.2 3.9 3.6 3.3 3.1 2.9 2.8 2.7 2.6 2.4 2.2 2.0 1.9 1.8 1.7 1.7 1.7 1.7 1.6 1.6 1.6 1.7 1.7 1.8 1.9 2.0 2.0 2.0 2.1 2.1 2.2 2.2 2.2 2.1 2.1 2.0 2.0 1.9 1.8 1.8 1.8 1.9 2.0 1.9 1.9 2.1 2.4 2.7 2.9 2.8 2.7 2.6 2.0 1.0 1.1 1.2 1.2 1.4 1.4 1.5 1.7 1.8 1.8 1.9 1.9 1.9 2.0 2.1 2.1 2.2 2.3 2.5 2.6 2.8 2.9 3.0 3.1 3.4 3.6 4.0 4.4 4.7 4.7 4.5 4.2 3.8 3.5 3.3 3.1 3.0 2.9 2.8 2.7 2.5 2.3 2.2 2.1 2.0 1.9 1.9 1.9 1.8 1.7 1.8 1.8 1.9 2.0 2.1 2.2 2.3 2.3 2.3 2.4 2.5 2.5 2.4 2.4 2.3 2.3 2.2 2.2 2.1 2.0 2.0 2.2 2.3 2.2 2.2 2.4 2.7 3.0 3.2 3.0 2.9 2.8 2.2 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 2.0 2.0 2.1 2.1 2.2 2.2 2.3 2.4 2.5 2.6 2.7 2.8 3.0 3.1 3.2 3.3 3.6 3.9 4.3 4.8 5.1 5.1 4.0 4.5 4.0 3.7 3.5 3.4 3.3 3.2 3.0 2.9 2.7 2.5 2.4 2.3 2.2 2.2 2.1 2.0 1.9 1.9 1.9 2.0 2.1 2.2 2.3 2.5 2.6 2.7 2.7 2.8 2.8 2.8 2.7 2.6 2.6 2.5 2.5 2.4 2.4 2.2 2.1 2.4 2.6 2.5 2.6 2.7 3.0 3.3 3.4 3.3 3.2 3.0 2.4 1.3 1.4 1.6 1.7 1.8 1.9 2.0 2.1 2.2 2.2 2.3 2.3 2.4 2.4 2.5 2.6 2.7 2.7 2.8 2.9 3.1 3.3 3.4 3.5 3.7 4.0 4.4 5.0 5.3 4.3 5.0 4.6 4.2 3.9 3.7 3.6 3.5 3.4 3.2 3.0 2.9 2.7 2.5 2.5 2.4 2.3 2.2 2.1 2.0 2.0 2.0 2.1 2.2 2.3 2.4 2.6 2.7 2.9 3.0 3.1 3.0 2.9 2.9 2.8 2.8 2.8 2.8 2.7 2.6 2.4 2.4 2.6 3.0 2.9 2.9 3.0 3.3 3.6 3.7 3.5 3.3 3.2 2.6 1.4 1.5 1.7 1.8 2.0 2.1 2.2 2.2 2.3 2.3 2.4 2.4 2.5 2.5 2.6 2.6 2.7 2.7 2.7 2.8 2.9 3.0 3.2 3.3 3.5 3.8 4.1 4.3 4.6 4.7 4.4 4.2 4.0 3.7 3.5 3.4 3.3 3.2 3.1 3.0 2.9 2.7 2.6 2.5 2.4 2.4 2.2 2.1 2.1 2.0 2.0 2.1 2.2 2.3 2.4 2.6 3.0 3.2 3.3 3.3 3.2 3.0 2.9 2.9 2.9 2.9 3.0 3.0 2.8 2.7 2.6 2.9 3.5 3.4 3.3 3.4 3.6 3.8 3.8 3.5 3.4 3.2 2.6 1.4 1.6 1.9 2.1 2.3 2.4 2.4 2.4 2.4 2.4 2.4 2.5 2.7 2.8 2.9 2.8 2.8 2.7 2.7 2.7 2.7 2.8 3.0 3.2 3.4 3.5 3.6 3.5 3.6 3.7 3.6 3.6 3.6 3.6 3.5 3.3 3.1 3.0 3.0 2.9 2.9 2.9 2.9 2.8 2.7 2.5 2.3 2.2 2.1 2.1 2.1 2.1 2.1 2.2 2.4 2.5 2.9 3.1 3.3 3.3 3.2 3.0 2.9 2.9 2.9 3.0 3.3 3.3 3.2 3.0 3.0 3.3 4.1 3.8 3.6 3.7 3.9 4.0 3.9 3.6 3.4 3.1 2.5 1.5 1.7 2.1 2.4 2.6 2.7 2.7 2.6 2.5 2.6 2.6 2.7 2.9 3.1 3.1 3.1 3.0 2.7 2.7 2.7 2.8 2.9 3.1 3.4 3.5 3.6 3.5 3.4 3.4 3.0 3.4 3.4 3.6 3.7 3.6 3.6 3.4 3.1 3.0 3.0 3.0 3.2 3.2 3.1 3.0 2.7 2.4 2.2 2.1 2.0 2.1 2.1 2.0 2.1 2.2 2.5 3.0 3.5 3.7 3.7 3.3 3.0 2.8 2.8 2.9 3.2 3.5 3.5 3.5 3.5 3.5 4.0 4.6 4.2 4.0 4.0 4.2 4.2 4.0 3.6 3.3 3.0 2.3 1.6 2.0 2.5 3.0 3.1 3.3 3.1 2.8 2.6 2.6 2.7 2.8 3.2 3.6 3.6 3.6 3.3 2.9 2.8 2.7 2.8 3.0 3.4 3.8 3.9 4.0 3.8 3.6 3.2 3.1 3.5 3.5 3.8 4.1 4.0 4.0 3.7 3.3 3.2 3.2 3.3 3.5 3.7 3.5 3.4 2.9 2.5 2.2 2.0 1.9 1.9 1.9 1.9 2.0 2.1 2.3 2.8 3.2 2.9 3.4 3.1 2.9 2.8 2.8 2.9 3.1 3.4 3.6 3.6 3.8 4.0 4.6 5.2 4.4 4.2 4.3 4.4 4.2 3.9 3.5 3.2 2.9 2.2 1.5 1.8 2.2 2.7 3.1 3.0 2.7 2.5 2.4 2.4 2.5 2.6 2.8 3.3 3.5 3.3 2.9 2.6 2.5 2.5 2.6 2.7 2.9 3.4 3.8 3.6 3.3 3.1 3.1 3.1 3.1 3.1 3.3 3.7 3.9 3.7 3.2 3.0 3.0 2.9 2.9 3.1 3.4 3.4 3.0 2.5 2.2 1.9 1.7 1.5 1.5 1.4 1.4 1.4 1.6 1.6 1.7 2.0 1.6 2.1 2.1 2.2 2.3 2.4 2.5 2.8 3.1 3.4 3.5 3.8 4.3 4.9 5.6 4.7 4.2 4.1 4.5 4.2 3.7 3.4 3.0 2.7 2.1 1.8 1.5 1.2 1.1 1.0 1.0 1.0 1.1 1.1 1.2 1.3 1.4 1.6 1.7 1.8 1.9 2.1 2.3 2.4 2.6 2.9 3.2 3.3 3.7 4.3 4.9 5.6 4.7 4.4 4.0 4.5 4.1 3.6 3.2 2.9 2.6 1.9 1.2 1.2 0.9 0.8 0.8 0.8 0.8 0.8 0.9 0.9 1.1 1.3 1.5 1.6 1.8 1.9 2.1 2.3 2.5 2.6 3.0 3.2 3.4 3.6 3.9 4.6 5.2 4.5 4.3 4.3 4.3 4.0 3.5 3.1 2.7 2.4 1.8 0.8 0.8 0.8 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.1 1.3 1.6 1.9 2.0 2.2 2.2 2.3 2.5 2.6 3.0 3.1 3.2 3.3 3.4 3.9 4.7 4.3 4.1 4.0 4.1 3.8 3.3 3.0 2.6 2.3 1.7 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.2 1.3 1.8 2.1 2.3 2.3 2.4 2.4 2.5 2.6 2.9 3.0 3.0 3.0 3.0 3.4 4.3 4.0 3.8 3.8 3.8 3.6 3.2 2.9 2.5 2.2 1.7 1.2 1.2 1.1 1.0 1.0 1.1 1.0 1.0 1.0 1.2 1.3 1.6 2.1 2.4 2.4 2.4 2.4 2.5 2.5 2.6 2.8 2.8 2.8 2.8 2.8 3.1 3.8 3.8 3.6 3.6 3.6 3.4 3.1 2.8 2.5 2.2 1.8 1.3 1.3 1.2 1.2 1.3 1.3 1.2 1.2 1.3 1.6 1.7 2.2 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.6 2.7 2.7 2.6 2.6 2.6 3.0 3.4 3.4 3.3 3.3 3.4 3.2 3.0 2.8 2.5 2.2 1.8 1.3 1.3 1.3 1.5 1.6 1.7 1.5 1.5 1.8 2.2 2.5 2.6 2.5 2.6 2.6 2.6 2.6 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.9 3.2 3.0 3.1 3.1 3.1 3.1 3.0 2.8 2.5 2.2 1.9 1.3 1.3 1.5 1.6 1.3 1.2 1.8 1.9 2.4 3.0 2.9 2.8 2.7 2.7 2.7 2.6 2.5 2.4 2.4 2.4 2.4 2.4 2.4 2.3 2.4 2.7 2.9 2.9 2.9 3.0 3.0 3.0 3.0 2.8 2.5 2.3 1.9 1.3 1.4 1.5 1.6 1.7 1.6 1.4 2.8 3.8 3.7 3.3 3.1 3.0 2.8 2.8 2.6 2.5 2.4 2.3 2.2 2.2 2.2 2.2 2.2 2.3 2.5 2.7 2.7 2.8 2.9 3.0 3.0 3.0 2.9 2.7 2.5 2.1 1.4 1.4 1.5 1.6 1.8 2.2 3.0 4.5 4.6 4.2 3.7 3.4 3.2 3.0 2.9 2.6 2.4 2.3 2.2 2.1 2.1 2.0 2.0 2.0 2.2 2.3 2.5 2.6 2.6 2.8 2.9 3.1 3.1 3.0 2.9 2.7 2.4 1.5 1.6 1.5 1.5 1.5 1.5 1.5 1.6 1.8 2.1 2.7 4.2 4.8 4.9 4.2 4.1 3.7 3.3 3.1 2.9 2.6 2.4 2.2 2.1 2.0 2.0 1.9 1.9 1.9 2.0 2.1 2.3 2.4 2.5 2.7 2.9 3.1 3.2 3.2 3.2 3.1 2.9 1.8 1.8 1.7 1.6 1.6 1.6 1.6 1.8 2.0 2.5 3.5 4.1 4.6 4.3 4.4 4.1 3.7 3.4 3.1 2.8 2.5 2.4 2.2 2.1 1.9 1.8 1.8 1.7 1.8 1.9 2.0 2.1 2.3 2.4 2.6 2.8 3.0 3.2 3.4 3.5 3.5 3.4 2.2 2.1 1.9 1.8 1.8 1.8 1.8 1.9 2.2 2.9 3.3 3.7 3.9 4.3 4.1 3.8 3.5 3.2 2.9 2.7 2.5 2.3 2.1 1.9 1.8 1.7 1.7 1.6 1.7 1.8 1.9 2.0 2.2 2.3 2.5 2.7 3.0 3.3 3.5 3.7 3.8 3.7 2.6 2.5 2.2 2.0 2.0 1.9 1.8 2.1 2.6 2.9 3.1 3.3 3.6 3.8 3.7 3.5 3.2 2.9 2.7 2.5 2.3 2.1 2.0 1.8 1.7 1.6 1.6 1.5 1.6 1.7 1.8 1.9 2.1 2.3 2.5 2.7 3.0 3.3 3.5 3.7 3.8 3.7 3.3 2.9 2.5 2.2 2.0 2.1 2.3 2.6 2.8 2.8 3.0 3.1 3.3 3.4 3.4 3.2 2.9 2.6 2.4 2.2 2.0 1.9 1.7 1.6 1.6 1.5 1.4 1.5 1.5 1.6 1.7 1.9 2.0 2.3 2.5 2.7 3.0 3.2 3.4 3.5 3.5 3.4 3.6 3.0 2.6 2.4 2.3 2.4 2.7 2.9 2.8 2.8 2.8 3.0 3.1 3.2 3.1 2.8 2.6 2.4 2.2 2.0 1.8 1.7 1.5 1.5 1.4 1.3 1.3 1.4 1.4 1.5 1.7 1.8 2.0 2.2 2.5 2.7 3.0 3.1 3.2 3.2 3.2 3.0 3.5 3.2 2.8 2.6 2.5 2.7 2.9 2.9 2.8 2.8 2.8 2.9 2.8 2.8 2.7 2.5 2.4 2.1 1.9 1.7 1.6 1.5 1.4 1.3 1.2 1.2 1.2 1.3 1.4 1.5 1.6 1.8 2.0 2.2 2.4 2.6 2.9 3.1 3.1 3.0 2.9 2.8 3.1 3.1 2.8 2.7 2.8 2.9 2.9 2.8 2.8 2.8 2.7 2.6 2.6 2.5 2.4 2.3 2.1 1.9 1.7 1.5 1.4 1.2 1.2 1.1 1.1 1.1 1.1 1.2 1.3 1.5 1.6 1.8 2.0 2.2 2.4 2.6 2.8 3.0 3.0 2.9 2.8 2.6 2.9 2.9 2.8 2.8 3.0 3.0 2.9 2.8 2.8 2.7 2.6 2.4 2.3 2.2 2.2 2.1 1.9 1.7 1.5 1.4 1.2 1.1 1.0 1.0 1.0 1.0 1.0 1.1 1.3 1.4 1.6 1.8 2.0 2.2 2.4 2.6 2.8 3.0 3.0 2.9 2.7 2.6 2.7 2.8 2.8 2.9 3.0 2.9 2.8 2.8 2.8 2.6 2.4 2.2 2.1 2.0 1.9 1.8 1.7 1.5 1.4 1.2 1.1 1.0 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.4 1.5 1.7 1.9 2.2 2.4 2.6 2.8 3.0 3.0 2.9 2.7 2.6 2.7 2.9 2.9 3.0 3.0 2.9 2.8 2.8 2.7 2.6 2.3 2.1 1.9 1.8 1.7 1.6 1.5 1.4 1.2 1.1 1.0 0.9 0.8 0.8 0.8 0.8 0.9 1.0 1.1 1.3 1.5 1.7 1.9 2.2 2.4 2.6 2.8 3.0 3.1 3.0 2.9 2.7 2.8 3.0 3.0 3.0 2.9 2.9 2.8 2.7 2.6 2.4 2.2 2.0 1.8 1.6 1.6 1.5 1.4 1.3 1.1 1.0 0.9 0.8 0.7 0.7 0.7 0.8 0.8 1.0 1.1 1.3 1.5 1.7 1.9 2.2 2.4 2.7 2.9 3.1 3.2 3.1 3.0 2.9 3.0 3.1 3.0 3.0 2.9 2.9 2.8 2.6 2.5 2.3 2.1 1.8 1.7 1.5 1.4 1.4 1.3 1.2 1.0 0.9 0.8 0.7 0.7 0.7 0.7 0.7 0.8 0.9 1.1 1.2 1.4 1.6 1.9 2.2 2.4 2.7 3.0 3.2 3.3 3.4 3.3 3.2 3.4 3.4 3.2 3.0 3.0 2.9 2.7 2.6 2.4 2.2 2.0 1.7 1.6 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.7 0.7 0.8 0.9 1.0 1.2 1.4 1.6 1.9 2.1 2.4 2.7 3.0 3.3 3.5 3.7 3.6 3.7 3.9 3.7 3.3 3.1 2.9 2.8 2.7 2.5 2.3 2.1 1.9 1.7 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.7 0.8 0.9 1.0 1.2 1.4 1.6 1.8 2.1 2.4 2.7 3.0 3.4 3.6 3.9 3.9 4.1 4.2 3.6 3.3 3.1 2.9 2.8 2.7 2.5 2.3 2.1 1.9 1.7 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.6 0.6 0.7 0.8 0.9 1.0 1.2 1.4 1.6 1.9 2.1 2.4 2.7 3.0 3.4 3.7 4.0 4.0 4.3 4.0 3.7 3.3 3.1 2.9 2.8 2.7 2.5 2.3 2.1 1.9 1.7 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.7 0.8 0.9 1.0 1.2 1.4 1.6 1.9 2.2 2.5 2.8 3.1 3.4 3.7 3.9 3.9 4.1 3.5 3.5 3.2 3.1 3.0 2.9 2.7 2.6 2.4 2.2 2.0 1.7 1.6 1.5 1.4 1.3 1.2 1.1 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.7 0.8 0.9 1.0 1.2 1.4 1.7 1.9 2.2 2.5 2.8 3.1 3.4 3.6 3.8 3.7 3.7 3.1 3.2 3.1 3.0 3.0 2.9 2.8 2.7 2.5 2.3 2.1 1.8 1.7 1.5 1.4 1.4 1.3 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.7 0.7 0.8 0.9 1.1 1.2 1.5 1.7 2.0 2.3 2.6 2.8 3.1 3.4 3.5 3.5 3.4 3.3 2.9 3.0 3.0 3.0 3.0 2.9 2.8 2.7 2.7 2.4 2.2 2.0 1.8 1.7 1.6 1.5 1.4 1.2 1.0 0.9 0.8 0.7 0.7 0.7 0.7 0.7 0.8 0.9 1.1 1.3 1.5 1.8 2.0 2.3 2.6 2.8 3.1 3.3 3.5 3.4 3.3 3.1 2.7 2.9 3.0 3.0 3.0 2.9 2.8 2.8 2.8 2.6 2.3 2.1 1.9 1.8 1.7 1.6 1.5 1.3 1.1 1.0 0.9 0.8 0.7 0.7 0.7 0.8 0.9 1.0 1.1 1.3 1.5 1.8 2.1 2.4 2.6 2.8 3.1 3.4 3.5 3.3 3.1 2.9 2.7 2.9 2.9 3.0 3.0 3.0 2.9 2.9 2.8 2.7 2.5 2.3 2.1 2.0 1.9 1.8 1.6 1.4 1.3 1.1 1.0 0.9 0.8 0.8 0.8 0.8 0.9 1.0 1.2 1.3 1.6 1.8 2.1 2.4 2.6 2.9 3.1 3.4 3.5 3.4 3.2 3.0 2.8 2.9 2.8 2.9 3.0 3.1 3.0 2.9 2.9 2.8 2.6 2.5 2.3 2.2 2.1 2.0 1.8 1.6 1.4 1.2 1.1 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.2 1.4 1.6 1.8 2.1 2.4 2.7 2.9 3.2 3.4 3.6 3.5 3.4 3.3 2.9 3.1 3.1 2.8 2.8 2.9 3.0 3.0 2.9 2.9 2.9 2.8 2.7 2.6 2.5 2.4 2.2 2.0 1.8 1.6 1.4 1.2 1.1 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.4 1.6 1.8 2.0 2.3 2.6 2.9 3.2 3.5 3.6 3.8 3.6 3.6 3.2 3.5 3.2 2.8 2.6 2.6 2.8 3.0 2.9 2.9 2.9 2.9 2.9 2.9 2.8 2.6 2.4 2.2 2.0 1.8 1.6 1.4 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.3 1.4 1.6 1.8 2.0 2.3 2.6 2.9 3.2 3.6 3.7 4.0 3.9 4.0 3.6 3.6 3.0 2.7 2.4 2.4 2.6 2.8 2.9 2.9 2.9 3.0 3.1 3.2 3.2 3.0 2.7 2.5 2.2 2.0 1.8 1.6 1.4 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.6 1.8 2.0 2.3 2.6 2.9 3.2 3.6 3.8 4.1 4.1 4.4 4.0 3.4 3.0 2.5 2.2 2.1 2.1 2.4 2.8 2.9 2.9 3.1 3.2 3.4 3.4 3.3 3.0 2.7 2.5 2.2 2.0 1.8 1.6 1.5 1.4 1.3 1.2 1.2 1.3 1.3 1.4 1.6 1.8 2.0 2.3 2.6 2.9 3.2 3.6 3.9 4.1 4.2 4.5 4.1 2.8 2.6 2.3 2.1 2.0 2.0 1.9 2.3 2.9 3.0 3.3 3.5 3.8 3.8 3.7 3.4 3.0 2.7 2.4 2.2 2.0 1.8 1.6 1.5 1.4 1.3 1.3 1.3 1.4 1.5 1.6 1.8 2.1 2.3 2.6 2.9 3.2 3.6 3.8 4.0 4.0 4.2 3.9 2.3 2.2 2.0 1.9 1.9 1.9 1.9 2.1 2.5 3.2 3.6 4.0 4.0 4.3 4.0 3.7 3.3 3.0 2.6 2.4 2.1 1.9 1.7 1.5 1.4 1.4 1.3 1.4 1.4 1.5 1.7 1.9 2.1 2.4 2.6 2.9 3.2 3.5 3.7 3.9 3.7 3.8 3.4 1.9 1.9 1.8 1.7 1.7 1.7 1.7 1.9 2.2 2.8 3.9 4.4 4.7 4.3 4.3 3.8 3.4 3.1 2.8 2.4 2.1 1.9 1.7 1.6 1.5 1.4 1.4 1.4 1.5 1.6 1.7 1.9 2.1 2.4 2.7 2.9 3.2 3.5 3.6 3.6 3.5 3.4 3.1 1.6 1.7 1.6 1.6 1.6 1.6 1.6 1.7 2.0 2.2 3.2 4.6 4.8 4.7 4.0 3.8 3.3 3.0 2.7 2.4 2.1 1.9 1.7 1.6 1.5 1.4 1.4 1.4 1.5 1.6 1.8 2.0 2.2 2.4 2.7 2.9 3.1 3.4 3.5 3.5 3.4 3.1 2.9 1.5 1.5 1.6 1.7 2.0 2.4 1.5 4.5 4.3 3.9 3.3 3.1 2.9 2.7 2.4 2.1 1.9 1.7 1.6 1.5 1.4 1.4 1.4 1.5 1.6 1.8 2.0 2.2 2.4 2.7 2.9 3.1 3.3 3.5 3.4 3.2 3.0 2.8 1.4 1.5 1.6 1.9 1.8 2.1 2.3 3.0 3.7 3.3 3.0 2.8 2.6 2.5 2.3 2.1 1.9 1.7 1.6 1.5 1.5 1.4 1.5 1.5 1.6 1.8 2.0 2.2 2.4 2.7 2.9 3.1 3.3 3.5 3.4 3.3 3.1 2.8 1.4 1.5 1.7 1.8 2.1 1.7 1.8 1.9 2.5 2.9 2.7 2.5 2.3 2.3 2.2 2.1 1.9 1.7 1.6 1.5 1.5 1.5 1.5 1.5 1.6 1.8 1.9 2.1 2.4 2.6 2.9 3.1 3.4 3.5 3.5 3.4 3.3 3.0 1.4 1.4 1.4 1.6 1.2 1.8 1.5 1.6 1.7 2.1 2.4 2.3 2.3 2.2 2.1 2.0 1.9 1.7 1.6 1.6 1.5 1.5 1.5 1.6 1.6 1.8 1.9 2.1 2.3 2.6 2.8 3.0 3.4 3.5 3.7 3.6 3.6 3.3 1.3 1.4 1.4 1.4 1.6 1.5 1.4 1.3 1.4 1.5 1.7 2.1 2.2 2.1 2.0 1.9 1.8 1.7 1.6 1.6 1.6 1.5 1.5 1.6 1.6 1.8 1.9 2.1 2.3 2.5 2.8 3.0 3.3 3.6 3.8 3.9 3.9 3.7 1.2 1.3 1.4 1.4 1.4 1.4 1.3 1.2 1.2 1.3 1.3 1.7 2.0 2.1 2.0 1.9 1.8 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.9 2.1 2.3 2.5 2.7 3.0 3.3 3.6 3.8 4.0 4.2 4.0 1.2 1.3 1.4 1.4 1.4 1.4 1.3 1.3 1.2 1.2 1.2 1.3 1.7 1.9 2.0 1.9 1.8 1.7 1.7 1.6 1.6 1.6 1.6 1.7 1.8 1.9 2.0 2.2 2.3 2.5 2.7 3.0 3.2 3.5 3.8 4.0 4.1 3.9 1.2 1.3 1.4 1.5 1.5 1.5 1.4 1.4 1.3 1.3 1.3 1.3 1.5 1.7 1.9 1.9 1.9 1.8 1.8 1.7 1.7 1.7 1.7 1.8 1.9 2.0 2.1 2.3 2.4 2.6 2.8 3.0 3.2 3.4 3.6 3.7 3.8 3.6 1.3 1.4 1.5 1.6 1.6 1.6 1.6 1.5 1.4 1.4 1.4 1.5 1.5 1.7 1.8 1.9 2.0 1.9 1.9 1.8 1.8 1.8 1.9 2.0 2.1 2.2 2.3 2.4 2.5 2.7 2.8 3.0 3.2 3.3 3.4 3.4 3.3 3.1 1.5 1.5 1.6 1.7 1.8 1.8 1.7 1.7 1.6 1.6 1.6 1.7 1.7 1.8 1.9 1.9 2.0 2.1 2.0 2.0 2.0 2.0 2.1 2.1 2.2 2.4 2.4 2.5 2.7 2.8 2.9 3.0 3.2 3.2 3.2 3.1 3.0 2.7 1.2 1.5 1.8 2.1 2.7 3.0 2.9 2.6 2.4 2.3 2.3 2.4 2.5 2.7 3.2 3.4 3.2 2.8 2.5 2.4 2.4 2.4 2.5 2.8 3.2 3.5 3.3 2.9 2.7 2.6 2.6 2.6 2.7 2.9 3.4 3.6 3.4 2.9 2.6 2.4 2.2 2.0 1.9 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.9 2.0 2.0 2.0 1.9 1.9 1.8 1.9 1.9 1.9 2.0 2.1 2.1 2.1 2.2 2.2 2.2 2.2 2.2 2.3 2.4 2.5 2.6 2.6 2.7 2.8 2.9 2.9 3.0 3.1 3.1 3.1 3.0 2.7 2.5 1.3 1.6 2.0 2.5 3.1 3.2 3.4 3.1 2.8 2.6 2.6 2.6 2.8 3.2 3.7 3.7 3.7 3.3 2.9 2.7 2.6 2.7 2.9 3.3 3.7 3.8 3.8 3.5 3.1 2.9 2.8 2.9 3.1 3.5 3.9 3.9 3.9 3.5 3.0 2.7 2.5 2.3 2.2 2.1 2.1 2.0 2.0 2.0 2.0 2.1 2.2 2.2 2.2 2.2 2.2 2.1 2.1 2.1 2.2 2.2 2.3 2.3 2.4 2.3 2.3 2.4 2.4 2.4 2.5 2.5 2.6 2.7 2.8 2.9 2.9 2.9 3.0 3.0 3.0 3.1 3.1 3.0 2.8 2.6 2.4 1.3 1.5 1.8 2.1 2.5 2.6 2.8 2.7 2.6 2.5 2.6 2.6 2.7 2.9 3.1 3.1 3.2 3.0 2.7 2.6 2.6 2.7 2.7 3.0 3.2 3.2 3.3 3.1 2.9 2.8 2.8 2.9 3.0 3.2 3.4 3.4 3.3 3.1 2.9 2.8 2.7 2.6 2.5 2.4 2.4 2.3 2.3 2.3 2.3 2.4 2.4 2.5 2.5 2.5 2.5 2.4 2.4 2.4 2.5 2.5 2.6 2.6 2.6 2.6 2.6 2.6 2.6 2.7 2.7 2.8 2.9 3.0 3.0 3.1 3.1 3.1 3.1 3.1 3.1 3.1 3.1 3.0 2.8 2.6 2.3 1.2 1.4 1.6 1.9 2.1 2.3 2.4 2.4 2.4 2.4 2.4 2.4 2.5 2.7 2.8 2.8 2.8 2.7 2.6 2.5 2.5 2.5 2.6 2.7 2.8 2.9 2.9 2.8 2.7 2.7 2.7 2.8 2.8 3.0 3.1 3.1 3.0 2.9 2.8 2.7 2.7 2.8 2.7 2.7 2.7 2.6 2.6 2.6 2.6 2.6 2.7 2.7 2.7 2.8 2.7 2.7 2.7 2.7 2.8 2.8 2.8 2.8 2.9 2.9 2.9 2.9 2.9 2.9 3.0 3.1 3.1 3.2 3.2 3.2 3.2 3.2 3.2 3.2 3.1 3.1 3.1 3.0 2.8 2.5 2.3 1.2 1.4 1.5 1.7 1.8 2.0 2.1 2.2 2.2 2.3 2.3 2.3 2.4 2.5 2.5 2.5 2.5 2.5 2.4 2.4 2.4 2.4 2.4 2.5 2.5 2.6 2.6 2.6 2.6 2.6 2.6 2.7 2.7 2.8 2.8 2.8 2.8 2.8 2.8 2.8 2.8 2.9 2.9 2.9 2.9 2.9 2.9 2.9 2.9 2.9 2.9 2.9 3.0 3.0 3.0 3.0 3.0 3.1 3.1 3.1 3.1 3.1 3.1 3.1 3.1 3.2 3.2 3.2 3.3 3.3 3.3 3.3 3.3 3.4 3.4 3.4 3.3 3.3 3.3 3.2 3.1 2.9 2.7 2.5 2.2 1.1 1.3 1.5 1.6 1.7 1.8 1.9 2.0 2.1 2.1 2.2 2.2 2.2 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.4 2.3 2.4 2.4 2.4 2.4 2.4 2.5 2.5 2.6 2.6 2.6 2.6 2.7 2.7 2.8 2.8 2.9 3.0 3.1 3.2 3.2 3.2 3.2 3.2 3.2 3.1 3.1 3.2 3.3 3.3 3.4 3.4 3.4 3.4 3.4 3.4 3.3 3.3 3.3 3.4 3.5 3.5 3.5 3.5 3.6 3.6 3.6 3.5 3.5 3.6 3.6 3.7 3.6 3.5 3.4 3.4 3.2 3.0 1.0 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 1.9 1.9 2.0 2.0 2.0 2.0 2.1 2.1 2.1 2.1 2.1 2.0 2.1 2.1 2.1 2.1 2.2 2.2 2.2 2.2 2.2 2.3 2.3 2.4 2.4 2.4 2.5 2.5 2.6 2.7 2.8 2.9 3.0 3.2 3.3 3.5 3.5 3.5 3.5 3.4 3.3 3.4 3.4 3.5 3.6 3.7 3.7 3.7 3.7 3.7 3.6 3.5 3.6 3.5 3.6 3.7 3.8 3.8 3.9 3.8 3.8 3.8 3.7 3.7 3.7 3.7 3.7 3.8 3.7 3.6 3.5 3.2 2.9 0.9 1.0 1.1 1.2 1.3 1.4 1.4 1.5 1.7 1.7 1.7 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.8 1.9 1.8 1.9 1.9 1.8 1.8 1.9 1.9 1.9 2.0 2.0 2.1 2.1 2.1 2.1 2.1 2.3 2.3 2.4 2.6 2.7 2.8 3.0 3.2 3.5 3.6 3.7 3.7 3.6 3.5 3.4 3.4 3.4 3.5 3.7 3.8 4.0 4.0 3.9 3.8 3.7 3.6 3.5 3.6 3.7 3.8 4.0 4.1 4.1 4.0 3.9 3.7 3.7 3.6 3.7 3.7 3.9 3.9 3.9 3.8 3.5 3.2 2.8 3.2 3.5 3.8 4.0 3.9 3.7 3.4 3.3 3.2 3.3 3.4 3.7 4.0 4.2 4.3 4.1 3.9 3.6 3.5 3.3 3.5 3.6 3.9 4.2 4.3 4.3 4.2 3.9 3.6 3.5 3.4 3.5 3.6 3.8 4.0 4.1 3.9 3.5 3.0 2.6 3.0 3.5 3.9 4.0 3.9 3.6 3.3 3.2 3.0 3.1 3.3 3.7 4.0 4.3 4.4 4.2 3.8 3.5 3.3 3.2 3.3 3.5 3.8 4.2 4.5 4.5 4.2 3.8 3.5 3.3 3.2 3.3 3.4 3.8 4.1 4.2 4.0 3.5 2.9 2.5 2.8 3.4 3.8 4.0 3.9 3.5 3.2 2.9 2.8 2.9 3.1 3.5 3.9 4.2 4.3 4.1 3.7 3.3 3.1 3.0 3.1 3.3 3.7 4.1 4.3 4.3 4.0 3.6 3.3 3.0 3.0 3.1 3.3 3.6 3.9 4.0 3.8 3.3 2.7 2.3 P2 P4 P4 P4 P4 P4P4 P4P4 P5 P5 P4P2 P4 W4 W4 W4W4 W4 W4 W4 W4 W4 W4 W4 W4 PH1-41 PH1-42 PH1-43 P4 BUILDING OFF SITE CALCULATION ZONE SITE PLAN(PARKING AREA) CALCULATION ZONE SITE PLAN - PHOTOMETRIC CALCULATION Revisions Description Date VBuilding Design & Planning
J. Villa & Company Inc.
29433 Cole Grade Road, Valley Center, Ca 92082 760-688-7430 JVillaCompany.com jVillaCompany.com

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
Calle De Los Romos and 19th Avenue

COMMERCIAL BUILDING,
DESERT HOT SPRINGS, CA 92240 G E N E R A L N O T E S C O D E D N O T E S 1. NOT IN USE. 1 1"=20'-0" 0 10' 20' 40'
N SITE PLAN - PHOTOMETRIC CALCULATION ES02 A. SEE NOTES ON SHEET E000. B. POLE LIGHT FIXTURE(S) AT 25' AFF.(UNO.) AND WALL MOUNTED LIGHT FIXTURE(S) AT 20' AFF.(UNO.) Statistics Description Avg Max Min Max/Min Avg/Min PARKING AREA 2.5 fc 6.3 fc 0.6 fc 10.5:1 4.2:1 BLDG OFF SITE AREA 0.3 fc 2.0 fc 0.0 fc NA NA Item Number: 9.

open warehouse floor
PODS storage
28' height to lowest truss
(60) 10' x 12' knock out door panels STOR.
27'-4" 52'-4" 52'-4" 52'-4" 52'-4"
210'-0"
4"
4" 4" 51'-10" 51'-10" 51'-10" 51'-10" 51'-10" 4" 260'-0" 4" 51'-10" 4" 52'-6" I.T. 20' x 20' roll up garage doors 20' x 20' roll up garage doors CONFERENCE 12'-0" x 19'-6" ELEC. ROOM 10'-0" x 15'-6" OFFICE 10'-0" x 15'-0" OFFICE 10'-0" x 12'-6" BREAK ROOM 10'-0" x 16'-8" LOBBY 9'-6" x 18'-0" 52'-6" 154'-11" 18'-1" 117'-10" 19'-0" 9'-0" 18'-0" 4' x 8' SKYLIGHTS TYP. P4 P4 P2 P2 A301 A
A301 BA301 B A301 A
A301 C ROOF LADDER
3/8" PER FT. SLOPE 3/8" PER FT. SLOPE RIDGE VALLEY VALLEY 3/8" PER FT. SLOPE
3/8" PER FT. SLOPE
PARAPET ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF TYPICAL 4' x 8' S.L. TYPICAL CONCRETE TILT-UP WALL PARAPET TYPICAL 4' x 8' S.L. ROOF ACCESS HATCH PER DETAIL 01 / A103 TESTED ABS ROOF DRAIN w/ 2" RAISED SCUPPER OVERFLOW MIN. 1 4" / ft. SLOPE CRICKET TO DRAINS SOUTH ROOF DRAINS - PIPE TO SOUTH RETENTION BASIN PER MECHANICAL PLAN TESTED ABS ROOF DRAIN w/ 2" RAISED SCUPPER OVERFLOW MIN. 14" / ft. SLOPE CRICKET TO DRAINS A101 Revisions Description Date PODS BUILDING SHELL PLAN 1/16" = 1'-0" VBuilding Design & Planning
J. Villa & Company Inc. FLOOR PLAN
jVillaCompany.com NOTE: ALL MAIN EXTERIOR DOORS OF BUILDING OCCUPANCY TYPE: "B" & "F-2" TO HAVE SIGN POSTED ON EGRESS SIDE ADJACENT TO OR ON DOORS: "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED" TACTILE SIGN SHALL BE LOCATED ALONGSIDE THE DOOR OF THE LATCH SIDE. TACTILE CHARACTERS ON SIGNS SHALL BE LOCATED 48" MIN. A.F.F. OR GROUND SURFACE, MEASURED FROM BASELINE OF THE LOWEST BRAILLE CELLS AND 60" MAX. AF.F. OR GROUND, MEASURED FROM BASELINE OF HIGHEST LINE OF RAISED CHARACTERS. JVillaCompany.com C
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SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected] REV 4-04-2022 PROPOSED 60,000 S.F. 29433 Cole Grade Road, Valley Center, Ca 92082 760-688-7430 JVillaCompany.com EMERGENCY EM battery back up (90 MIN MINIMUM) EMERGENCY ES battery back up (90 MIN MINIMUM) CEIL. LIGHT EXIT SIGN FH FIRE EXTINGUISHER WALL MOUNT TS TACTILE SIGN WALL MOUNT TACTILE BRAILLE SIGNS PER CBC. (located on latch side) ES EMERGENCY EXIT battery back up SIGN w/ DIRECTIONAL ARROW (90 MIN MINIMUM) SEE 01/A015 REV 4-06-2022 REV 4-15-2022

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240 SEE SHEET A102 FOR FLOOR PLAN DETAIL 48" x 96" SKYLIGHT 3% OF (.7h) NET AREA PER PER 2019 BUILDING ENERGY EFFICIENCY STANDARDS ES ES ESESES ES ES ESESES ES ES EXTERIOR PERSPECTIVE Item Number: 9.

H20 Fountain ELKAY LZSTL8WSLP ADA ACCESABLE BOTTLE STATION STOR. 52'-6" 27'-8" I.T. 16'-2"
31'-6"
11'-0" 9'-10" 10'-8" MOP SINK 20' x 20' roll up garage doors 7'-0" 4'-0" 6'-0" 3'-10" 6'-2" 4'-6" CONFERENCE 12'-0" x 19'-6" ELEC. ROOM 10'-0" x 15'-6" OFFICE 10'-0" x 15'-0" OFFICE 10'-0" x 12'-6" BREAK ROOM 10'-0" x 16'-8" LOBBY 9'-6" x 18'-0" 19'-10" 16'-7" 10'-2" 9'-8" 3'-5" 9'-9" 3'-5" 12' x 16' TALL STOREFRONT 20' x 16' TALL STOREFRONT
w/ 3280 DOUBLE FRENCH

ENTRY DOORS
11'-2" 11'-4" 5'-2" 13'-7" 2'-7" 2'-9" 8'-4" 8'-8" 2'-6" 14'-1" COFFEE BAR 4' x 8' SKYLIGHTS TYP. ROOF LADDER A102 Revisions Description Date VBuilding Design & Planning
J. Villa & Company Inc. FLOOR PLAN
JVillaCompany.com
L
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T
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SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected] REV
29433 Cole Grade Road, Valley Center, Ca 92082 760-688-7430 JVillaCompany.com 4-25-2022 PROPOSED 60,000 S.F. EMERGENCY EM battery back up (90 MIN MINIMUM) EMERGENCY ES battery back up (90 MIN MINIMUM) CEIL. LIGHT EXIT SIGN FH FIRE EXTINGUISHER WALL MOUNT TS TACTILE SIGN WALL MOUNT TACTILE BRAILLE SIGNS PER CBC. (located on latch side) ES EMERGENCY EXIT battery back up SIGN w/ DIRECTIONAL ARROW (90 MIN MINIMUM) SEE 01/A015 PODS BUILDING FLOOR PLAN 1/4" = 1'-0"

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240
Item Number: 9.

P4 P4P4 P4 P4 P2 P2 P4 P4P4 A301 A
A301 BA301 B A301 A
A301 C
3/8" PER FT. SLOPE 3/8" PER FT. SLOPE RIDGE VALLEY VALLEY 3/8" PER FT. SLOPE
3/8" PER FT. SLOPE
PARAPET ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF ECU-01 ON ROOF TYPICAL 4' x 8' S.L. TYPICAL CONCRETE TILT-UP WALL PARAPET TYPICAL 4' x 8' S.L. ROOF ACCESS HATCH PER DETAIL 01 / A103 TESTED ABS ROOF DRAIN w/ 2" RAISED SCUPPER OVERFLOW MIN. 1 4" / ft. SLOPE CRICKET TO DRAINS SOUTH ROOF DRAINS - PIPE TO SOUTH RETENTION BASIN PER MECHANICAL PLAN TESTED ABS ROOF DRAIN w/ 2" RAISED SCUPPER OVERFLOW MIN. 14" / ft. SLOPE CRICKET TO DRAINS A103 Revisions Description Date VBuilding Design & Planning
J. Villa & Company Inc. FLOOR PLAN
JVillaCompany.com REV 5-31-2022
29433 Cole Grade Road, Valley Center, Ca 92082 760-688-7430 JVillaCompany.com PODS BUILDING ROOF PLAN 1/16" = 1'-0" C
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SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240 ROOF ACCESS HATCH 01 N.T.S TESTED ABS ROOF DRAIN w/ 2" RAISED SCUPPER OVERFLOW Item Number: 9.

LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
10' - 0"
12' - 0"
LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
35' - 0"
Building Design, Planning & Construction
J.Villa & Company Inc.
29433 Cole Grade Road. Valley Center, Calif. 92082 760-688-7430 A201

EXTERIOR ELEVATIONS
Revision Schedule
Description Date
1/8" = 1'-0"
1 SOUTH ELEVATION
1/8" = 1'-0"
2 EAST ELEVATION
1/8" = 1'-0"
3 NORTH ELEVATION
1/8" = 1'-0"
4 WEST ELEVATION

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
REV
4-15-2022
Item Number: 9.

Building Design, Planning & Construction
J.Villa & Company Inc.
29433 Cole Grade Road. Valley Center, Calif. 92082 760-688-7430 A202

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240

EXTERIOR PERSPECTIVES

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
REV
4-21-2022
Revision Schedule
Description Date
1 3D View 12 3D View 23 3D View 3
Item Number: 9.

LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
Authorized
Personnel
Only
Authorized
Personnel
Only
LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
Building Design, Planning & Construction
J.Villa & Company Inc.
29433 Cole Grade Road. Valley Center, Calif. 92082 760-688-7430 A203

COLORED ELEVATIONS

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
REV
6-16-2022
Revision Schedule
Description Date
1/8" = 1'-0" 1 NORTH COLORED ELEVATION1/8" = 1'-0"
2 WEST COLORED ELEVATION
PODS
Moving & Storage
PODS
OFFICE
KEYNOTES0102
"PODS MOVING & STORAGE" SIGN SEE SIGN 'A' ON SHEET A203 FOR SIZE, COLOR & SIGN INFOMATION

SIGN 'A'

SIGN 'C'SIGN 'B'
01 "PODS OFFICE" SIGN SEE SIGN 'B' ON SHEET A203 FOR SIZE, COLOR & SIGN INFOMATION 03 "AUTHORIZED PERSONNEL ONLY" SIGN SEE SIGN 'C' ON SHEET A203 FOR SIZE, COLOR & SIGN INFOMATION WAYNE DALTON STEEL ROLL-UP MODEL # 926IN RAL POWDER COAT "GREY"LITHONIA LIGHTING TWP SINGLE LIGHT 15-1/2" TALL INTEGRATED LED COMMERCIAL WALL PACK 0405
02 03 03
TIMELY S SERIES 20 GAUGE EXTERIOR STANDARD FRAME & DOOR FINISH IN COLOR "SC106" 06 04 04
05 05 05 05
05 05
05 05
07 3/4" DEEP x 1" WIDE REVEAL DEPRESSIONS IN CONCRETE - TYP. 06 06 06
06 07 07
07 07 07
20' x 16' CASCADIA UNIVERSAL SERIES™ STOREFRONT GLAZING FRAME COLOR -RAINWARE WHITE & GLAZING COLOR - FORD BLUE 080910
08 CONCRETE TILT-UP WALL PAINTED COLOR - POLAR BEAR -75 BY BEHR CONCRETE TILT-UP WALL PAINTED COLOR - SHARK FIN -PPU24-19 BY BEHR12' x 16' CASCADIA UNIVERSAL SERIES™ STOREFRONT GLAZING FRAME COLOR - RAINWARE WHITE & GLAZING COLOR - FORD BLUE 11 09
10 10 10
10 10 10
10 11 11
11 11
11 11 11
11 11 11
Item Number: 9.

LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
LEVEL 1 FLOOR
PLAN
0' - 0"
ROOF
33' - 6"
Building Design, Planning & Construction
J.Villa & Company Inc.
29433 Cole Grade Road. Valley Center, Calif. 92082 760-688-7430 A204

COLORED ELEVATIONS

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240

SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]
REV
6-16-2022
Revision Schedule
Description Date
1/8" = 1'-0" 1 EAST COLORED ELEVATION1/8" = 1'-0"
2 SOUTH COLORED ELEVATION
KEYNOTES0102
"PODS MOVING & STORAGE" SIGN SEE SIGN 'A' ON SHEET A203 FOR SIZE, COLOR & SIGN INFOMATION "PODS OFFICE" SIGN SEE SIGN 'B' ON SHEET A203 FOR SIZE, COLOR & SIGN INFOMATION 03 "AUTHORIZED PERSONNEL ONLY" SIGN SEE SIGN 'C' ON SHEET A203 FOR SIZE, COLOR & SIGN INFOMATION WAYNE DALTON STEEL ROLL-UP MODEL # 926IN RAL POWDER COAT "GREY"LITHONIA LIGHTING TWP SINGLE LIGHT 15-1/2" TALL INTEGRATED LED COMMERCIAL WALL PACK 0405
TIMELY S SERIES 20 GAUGE EXTERIOR STANDARD FRAME & DOOR FINISH IN COLOR "SC106" 0607 3/4" DEEP x 1" WIDE REVEAL DEPRESSIONS IN CONCRETE - TYP. 20' x 16' CASCADIA UNIVERSAL SERIES™ STOREFRONT GLAZING FRAME COLOR -RAINWARE WHITE & GLAZING COLOR - FORD BLUE 080910 CONCRETE TILT-UP WALL PAINTED COLOR - POLAR BEAR - 75 BY BEHR CONCRETE TILT-UP WALL PAINTED COLOR - SHARK FIN -PPU24-19 BY BEHR12' x 16' CASCADIA UNIVERSAL SERIES™ STOREFRONT GLAZING FRAME COLOR - RAINWARE WHITE & GLAZING COLOR - FORD BLUE 11 10 10 10
10 10 10 10
11 11
11 11
11 11
07 07 07
07 07 07
05 05 05
05 05
06 06 06
06 06
Item Number: 9.

BUILDING SECTION "A"SCALE: 1/4"=1'-0"
28'-0"
33'-9"
TOP OF CONCRETE WALL PANELS 8'-0"
28'-0"
33'-9" BUILDING SECTION REVISED "B" SCALE: 1/4"=1'-0"
33'-9"
6" 21" WF TALL ROOF PURLINS TOP OF CONCRETE WALL PANELS TPO ROOFING o/ 2" EPS 3/8" / FT. ROOF SLOPE TOP OF CONCRETE WALL PANELS BUILDING SECTION "C"SCALE: 1/4"=1'-0" 21" WF TALL ROOF PURLINS TOP OF CONCRETE WALL PANELS TPO ROOFING o/ 2" EPS 3/8" / FT. ROOF SLOPE 28'-0"
33'-9"
TOP OF CONCRETE WALL PANELS A301
VBuilding Design & Planning
Villa & Company
Jeffery N. Villa 135 W. Mission Ave. Suite 200, Escondido, Calif. 92025 760-519-6920 JVillaCompany.com SECTIONS JVillaCompany.com
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SNIDER INTERESTS, LLC

DAVID SNIDER
730 ARCADY ROAD
SANTA BARBARA, CA 93108
(216) 785-0011
[email protected]

PROPOSED COMMERCIAL BUILDING
DESERT HOT SPRINGS, CA 92240
Item Number: 9.

IIQEE

PODS OFFICE
inZ0
Moving & storage
2 OFFICE
__|_
.5: E HHII .1
Item Number: 9.

760
760
765 765
765
765
765
765
765
765
765
765
765
765
770
770
770
770
770
763.6
762.8
763.1
765.3
763.4
765.2
763.2
765.7
764.5
768.3
769.3
769.8
769.1
769.5
770.8
769.3
770.5
770.4
769.1
765.2
766.9
764.5
769.3
769.4
769.1 767.3
766.7
766.7
763.6
764.6
762.3
762.2
764.1
763.6
764.6
763.5
762.9
765.3
765.6
765.2
762.9
763.5
760.8
765.5
766.6
768.5
770.5
769.3
770.3
764.6
762.4
761.5
763.6
764.4
763.9
767.8
766.7
766.9
758.7
758.4
759.9
760.7 760.4
757.3
759.5
761.9
761.2
762.8
759.3 759.4 759.2
759.6
760.8
761.4
762.5
763.9
Asph.

Conc.

Rocks
Rocks
769.00
768.00
767.00
766.00
765.00
764.00
763.00
762.00
761.00
769.0
TC
769.0
TC
769.0
NG
769.0
NG
768.0
NG
768.3
NG
766.0
NG
766.0
NG
765.0
NG
763.0
NG
4%

3.6%
1% 1%
1%
763.0
NG
759.0
NG
760.0
NG
759.0
NG
760.0
NG
762.0
NG
758.4
TC
758.8
TC
759.1
TC
758.7
TC
760.7
TC
760.0
TC
759.5
TC
759.0
TC
767.8
TC
768.9
TC
768.0
TC
762.7
TC/GB
762.5
TC
2%
762.8
TC
761.8
TC
763.9
TC
763.5
TC
762.4
TC
761.5
FL
763.9
TC
763.8
TC
763.8
TC

0.5%
4%
763.8
TC
763.5
TC
763.5
TC
763.6
TC
762.2
TC
762.3
TC
762.4
TC
762.6
TC
762.9
TC
763.0
TC
762.0
TC
768.3
TC
766.7
TC
766.3
TC
763.20
FL/GB
4%
766.5
TC
766.9
TC

0.5%
764.0
TC
1%
1%
1%
1%
1%
1%
1%
1%
1%
1%
766.2
TC
766.5
TC
766.4
TC
764.2
TC 764.0
TC
1%
768.5
TC
4%
767.0
TC
765.0
TC
765.2
TC
764.8
TC
765.0
TC
767.2
TC
762.6
TC
762.8
TC
763.2
TC
763.4
TC
762.8
TC
762.6
TC
762.8
TC
762.1
TC
762.3
TC
767.65
TC
768.0
TC
767.7
TC
761.9
TC/GB
761.0
TC
760.6
TC
760.2
TC
759.8
TC
759.4
TC

0.5%
762.7
TC
768.9
TC
768.0
TC
767.8
TC
768.0
TC
768.0
TC
768.0
TC
767.8
TC
762.5
TC
762.6
TC
762.8
TC
762.9
TC
763.2
TC
763.1
TC
761.8
FL/GB
766.5
FL
763.0
TC

0.5%

3.6% 0.5% 1.0%
761.4
FL
Ridge
Ridge
767.4
TC
767.2
TC
768.5
TC

POD WAREHOUSE
FF = 764.5
PE = 764.0
NO

PARKING
NO

PARKING NO PARKING
Ridge
Ridge
768.8
TC
762.9
TC
762.5
TC
764.9
TC
766.35
TC
763.85
TC
766.50
TC
768.40
TC
762.95
TC
767.65
TC
762.35
TC

1.0% 3.7%
764.5
FS
764.5
FS
764.5
FS
764.5
FS
764.5
FS
764.5
FS
764.5
FS
764.5
FS
764.5
FS
764.5
FS
0'
80'
SCALE 1"=40'
40' 120' 160'
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com Copyright 2022
All Rights Reserved cMSA Consulting, Inc.

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
MAX. MAXIMUM

BNDRY BOUNDARY
M.B. MAP BOOK

EXISTING OVERHEAD TELEPHONE

EXISTING SEWER

EXISTING RIGHT OF WAY

PROPOSED CURB

PROPOSED EASEMENT

EXISTING PROJECT BOUNDARY

EXISTING SEWER FORCE MAIN

EXISTING WATER

PROPOSED LOT LINE

PROPOSED RIGHT OF WAY

PROPOSED AND EXISTING CENTER LINE

PROPOSED PROJECT BOUNDARY

EXISTING IRRIGATION

EXISTING GAS

EXISTING EASEMENT

EXISTING ELECTRIC

EXISTING IRRIGATION DRAIN LINE

EXISTING CABLE

EXISTING CONTOURS

EXISTING SPOT ELEVATIONS
LEGEND

EXISTING LOT LINE

EXISTING EDGE OF PAVEMENT
EXISTING TELEPHONE MIN. MINIMUM
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

PRELIMINARY GRADING

DATA TABLE
ASSESSOR'S PARCEL NUMBER: 666-360-017
EXHIBIT DATE: JUNE 16, 2022
SOURCE OF TOPOGRAPHY:

ADDRESS:

INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY: APRIL 25, 2022
EXHIBIT PREPARER:

ADDRESS:

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

REVISIONS
NO. DATE

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

DESCRIPTION
A PORTION OF THE NORTHWEST QUARTER OF SECTION 14, TOWNSHIP 3 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN.

TELEPHONE: (951) 687-4252

APPLICANT /
ADDRESS:

CONTACT:
730 ARCADY ROAD
MONTECITO, CALIFORNIA 93108

DAVID SNIDER

SNIDER INTERESTS, LLC
LAND OWNER:

PROPOSED PERIMETER FENCE
%%UESTIMATED EARTHWORK QUANTITIES

RAW QUANTITIES
SUBSIDENCE 409 373
RAW ADJUSTED 3,911 6,501
SHRINKAGE 722
IMPORT
TOTAL EARTHWORK %%O20,371 %%O20,371
SUBTOTAL 15,907 20,371
OVER-EX (PADS) 6,382 6,382
OVER-EX (PADS) SHRINKAGE 709
4,320 6,128

CUT (CY) FILL (CY)
2,833
{EARTHWORK NOTE: ASSUMED EARTHWORK ANALYSIS FACTORS:
}
{THE FOLLOWING FACTORS WERE USED IN THE PREPARATION OF THE EARTHWORK ANALYSIS:

SHRINKAGE:10%
SUBSIDENCE:0.1'
OVEREXCAVATION3'
DISTURBED AREA5 ACRES
EXISTING TOPOGRAPHY WAS PROVIDED BY INLAND AERIAL SURVEYS, INC., DATED APRIL 25. 2022} {EATHWORK NOTE:
}
{THE IMPORT SHOWN (2833 C.Y.) ON THE PLAN, WILL ADJUST
GRADING ELEVATIONS, AND LOWER ALL ELEVATIONS 0.4 FEET
TO BALANCE EARTHWORK.}
OVER-EX (STREETS) 3,982 3,982
OVER-EX (STREETS) SHRINKAGE 442
UNDERGROUND RET & FOOTINGS 1631 1631
&

DRAINAGE PLAN
Item Number: 9.

Draft Initial Study and Mitigated Negative Declaration
Application for

4.85-Acre Logistics Center
Prepared for:

City of Desert Hot Springs
11999 Palm Drive
Desert Hot Springs, California 92240
Prepared by:

MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
Desert Hot Springs Planning Department
Patricia Villagomez
Principal Planner
City of Desert Hot Springs
11999 Palm Drive
Desert Hot Springs, California 92240
760-329-6411

Item Number: 9.

City of Desert Hot Springs Page 2
Draft Initial Study / Mitigated Negative Declaration December 2022

TABLE OF CONTENTS
Title Page No.

Chapter 1 - Introduction

1.1 Purpose and Authority ........................................................................ 3

1.2 Determination ..................................................................................... 3

1.3 Authority to Prepare a Negative Declaration ...................................... 3

1.4 Public Review Process ....................................................................... 4 Chapter 2 – Project Summary

2.1 Project Vicinity .................................................................................... 5

2.2 Project Description ............................................................................. 8

2.3 Mitigation Monitoring Program .......................................................... 11 Chapter 3 – Environmental Checklist Form .................................................... 14 Chapter 4 – Discussion of Environmental Topics .......................................... 16 Item Number: 9.

City of Desert Hot Springs Page 3
Draft Initial Study / Mitigated Negative Declaration December 2022 CHAPTER ONE – INTRODUCTION

1.1 Purpose and Authority
The City of Desert Hot Springs (City) is the Lead Agency under the California Environmental Quality Act (CEQA), and is responsible for carrying out, authorizing, or approving actions that have the potential to adversely affect the environment. The project will require certain discretionary approvals by the City and other governmental agencies. Therefore, the project is subject to environmental review requirements under CEQA.

CEQA requires that the public agency analyze and acknowledge the environmental consequences of their discretionary actions and consider alternatives and mitigation measures that could avoid or reduce significant adverse impacts resulting from the project.

The entire project property occupies approximately 4.85 acres of vacant land at the northeast corner of 19th Avenue and Calle De Los Romos in the City of Desert Hot Springs. The project proposes the development of one approximately 60,000 square-foot building to support a climatecontrolled container storage facility and supporting infrastructure improvements.

The site has a General Plan land use designation of Industrial (I). The project also occurs within the City’s Industrial Cannabis Overlay. The site is zoned as Light Industrial (I-L) with an Industrial Cannabis Overlay.

This Initial Study and Mitigated Negative Declaration has been prepared in accordance with the California Environmental Quality Act (CEQA). The project proponent will submit a Technical Site Plan, Architectural plans, and Development Permit as a part of the application and entitlement process. Each of the submitted documents will be reviewed by the City of Desert Hot Springs.

Site design features will be reviewed and approved by the City relative to compliance with the City’s General Plan and Zoning. The City of Desert Hot Springs will serve as the lead agency pursuant to CEQA.

1.2 Determination
This Initial Study determined that development of the proposed storage facility would not have a significant impact on the environment, with the implementation of mitigation measures. A Mitigated Negative Declaration is proposed.

1.3 California Environmental Quality Act (CEQA) Authority to Prepare a Mitigated Negative Declaration
This Draft Mitigated Negative Declaration (DMND) has been prepared by the City of Desert Hot Springs as lead agency and is in conformance with Section 15070, Subsection (a), of the State of California Guidelines for Implementation of the CEQA. The purpose of the DMND and the Initial Study Checklist was to determine whether there were potentially significant impacts associated with the development of the Snider Interests, LLC. Logistics Project.

Item Number: 9.

City of Desert Hot Springs Page 4
Draft Initial Study / Mitigated Negative Declaration December 2022

1.4 Public Review Process
In accordance with CEQA, a good faith effort has been made during the preparation of this DMND to contact affected agencies, organizations and persons who may have an interest in this project.

The MND will be sent to the Riverside County Clerk, responsible agencies, and advertised in The Desert Star Weekly.

Item Number: 9.

City of Desert Hot Springs Page 5
Draft Initial Study / Mitigated Negative Declaration December 2022 CHAPTER TWO – PROJECT DESCRIPTION

2.1 Project Vicinity
The project is located on 4.85 acres of vacant land located on the northeast corner of Calle De Los Romos and Avenue 19, in the City of Desert Hot Springs, California.

Total Project Area: 4.85 acres
Assessor’s Parcel Number: 666-360-017
Section, Township & Range Description or reference:

Section 14, Township 3 South, Range 4 East, San Bernardino Base Line & Meridian.

The 4.85-acre project property consists of vacant land and is located on the northeast corner of Calle De Los Romos and 19th Avenue, in the City of Desert Hot Springs. Calle De Los Romos to the west is a partially paved road and Avenue 19 to the south remains unpaved but stabilized with aggregate material. Previous activities onsite visibly involve grading and equipment mobilization for the movement of inert material, ranging from fine soils to gravel and small boulders.

Topographically, the site drains to the south. The entire site lies within FEMA flood zone X, which include other flood areas with a 0.2 percent chance flood; areas with 1 percent chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1 percent annual chance flood.

The location of the project site is shown below in Exhibits 1 and 2.

Item Number: 9.

I-10 PALM DR
SH-62

DILLON RD
SH-111

PIERSON BLVD N INDIAN CANYON DR

MOUNTAIN VIEW RD

INDIAN CANYON DR

HACIENDA DR

LITTLE MORONGO RD

VARNER RD

MISSION LAKES BLVD
13TH AVE

SAN RAFAEL DR

GENE AUTRY TRL

HACIENDA AVE
SH-62
I-10

VARNER RD

PALM SPRINGS PALM SPRINGS

DESERT HOT SPRINGS DESERT HOT SPRINGS

CATHEDRAL CITY CATHEDRAL CITY

VICINITY MAP

4.85-ACRE LOGISTICS CENTER
EXHIBIT 1

PROJECT SITE
0 5,000
FT Item Number: 9.

CALLE DE LOS ROMOS
19TH AVE

AERIAL PHOTOGRAPH

4.85-ACRE LOGISTICS CENTER
EXHIBIT 2

PROJECT SITE
0 100
FT
APN: 666-360-017
Item Number: 9.

City of Desert Hot Springs Page 8
Draft Initial Study / Mitigated Negative Declaration December 2022

2.2 Project Description
The project site occupies approximately 4.85 acres of vacant land at the northeast corner of Avenue 19 and Calle De Los Romos in the City of Desert Hot Springs. The project proposes the development of approximately 60,000-square-foot building to support a climate-controlled container storage facility and supporting infrastructure improvements.

The site has a General Plan land use designation of Industrial (I). The project also occurs within the City’s Industrial Cannabis Overlay. The site is zoned as Light Industrial (I-L) with an Industrial Cannabis Overlay.

The project property is surrounded by developed uses to the west, and vacant and undeveloped land to the north, east and south. An Anaerobic Digester Facility is proposed approximately 800 feet to the east. The surrounding properties are also located within the City’s I-L zones, with an Industrial Cannabis Overlay. The Light Industrial Zone and Industrial Cannabis Overlay is intended to provide for any and all industrial uses operating entirely in enclosed buildings, and those requiring limited and screen-able outdoor storage space. The project site is largely segregated from the City’s intense residential uses. Therefore, no future land use conflicts with residential or commercial uses are anticipated. This is consistent with the City’s General Plan land use designation.

The facility is expected to house a company which moves goods in portable storage units.

Such units are delivered by truck to homes and businesses where they are filled with personal or business belongings, are then picked up again by truck for storage in the warehouse before the storage unit is moved to the location requested by the client. The storage units are warehoused for a short or long duration, and per the client’s needs are removed from the warehouse for delivery to a local or national destination. The proposed building is not a refrigerated/cold storage warehouse. The entire warehouse will be used for storage of the portable storage units.

The project site will have three entry points, two on Calle De Los Romos along the western boundary and one on 19th Avenue along the eastern boundary. Calle De Los Romos is currently paved with curb and gutter on the west side but not fully improved adjacent to the property. 19th Avenue is not paved adjacent to the proposed project. Local north-south circulation is provided by Indian Canyon Drive located approximately 0.25 miles west of the project. Regional access to the site is provided by the I-10 Freeway located approximately 0.50 mile south of the project.

Access to the truck circulation and loading area of the project will be gated to only allow authorized personnel. This may be accessed by a controlled keyed entry system such as a Knox box for use of police and fire personnel. Access for minimal public access is found on Calle De Los Romos. The project will improve Calle De Los Romos to its ultimate condition, including paving, gutter, sidewalk, and landscaped parkway. Final Street Improvement Plans will be reviewed and approved by the City.

Proposed circulation and parking for the proposed facility will be consistent with City parking standards. The project is required to provide 60 parking spaces (4,000 sf at 300 Item Number: 9.

City of Desert Hot Springs Page 9
Draft Initial Study / Mitigated Negative Declaration December 2022 office and 56,000 sf per 1,200 sf storage). The project proposes 92 parking spaces, including 6 ADA spaces.

In addition to this Initial Study, the project’s entitlements also include a Development Permit (Municipal Code Chapter 17.92). Approval of the Development Permit and this environmental document will render the project in full compliance with City regulations.

The project site plan is shown subsequently in Exhibit 3.

Item Number: 9.

SITE PLAN

4.85-ACRE LOGISTICS CENTER
NTS Item Number: 9. EXHIBIT 3

City of Desert Hot Springs Page 11
Draft Initial Study / Mitigated Negative Declaration December 2022

2.3 Mitigation Monitoring Program
Table 2-1: Mitigation Monitoring Program outlines the potential impacts and mitigation measures of the project and assigns responsibility for the oversight of each mitigation measure. This Table shall be included in all bid documents and included as part of the project development.

Item Number: 9.

City of Desert Hot Springs Page 12
Draft Initial Study / Mitigated Negative Declaration December 2022 Table 2-1
Mitigation Monitoring Program
Section Number Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation IV. Biological Resources
BR-1: The project proponent shall ensure that burrowing owl clearance survey is performed not more than 14 days prior to project site disturbance (clearing, grubbing, grading, and construction), and then again 24-hours prior to site disturbance, as burrowing owls may colonize or recolonize the site within the time between the original survey and project activities. If any owls are identified, the most current protocol established by the California Department of Fish and Wildlife (Burrowing Owl Mitigation) must be followed.

Developer
Planning Dept
Biologist
Prior to
grading and
other ground
disturbing
activities
Less than
significant
BR-2: Prior to construction and issuance of any grading permit, the City of Desert Hot Springs shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure that payment of the CVMSHCP Local Development Mitigation Fee for the proposed Project is sent to the Coachella Valley Conservation Commission.

Developer
Planning Dept
Prior to
building
permits
Less than
significant
V. Cultural Resources
CR-1: The presence of a qualified archaeological monitor or Cultural Resource Monitor shall be required during all project related ground disturbing activities (clearing, grubbing and grading). In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 50-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside the buffered area may continue during this assessment period.

Planning
Department
Qualified
Archaeologist
Native American
Monitor
During
grading and
other ground
disturbing
activities
Less than
significant
Item Number: 9.

City of Desert Hot Springs Page 13
Draft Initial Study / Mitigated Negative Declaration December 2022 Section Number Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation VII. Geology and Soils
GEO-1: A qualified paleontologist shall be retained and present during the first days of monitoring. Once the paleontologist has had a chance to assess the sediments and paleontological potential of the project area, he/she may make a recommendation to reduce the monitoring effort, as appropriate, or continue with full time monitoring. This decision shall be communicated along with the rationalization to the City for their records.

Developer
Planning
Department
Qualified
Paleontologist
During
grading and
other ground
disturbing
activities
Less than
significant
XVII. Tribal Cultural Resources
TCR-1: The project shall retain an archaeologist and an approved Agua Caliente Native American Cultural Resource Monitor during ground-disturbing activities associated with the proposed project.

Developer
Planning
Department
Qualified
Archaeologist
Agua Caliente
Native American
Cultural
Resource
Monitor
During
grading and
other ground
disturbing
activities
Less than
significant
Item Number: 9.

City of Desert Hot Springs Page 14
Draft Initial Study / Mitigated Negative Declaration December 2022 CHAPTER THREE – ENVIRONMENTAL CHECKLIST

1. Project Name: 4.85-Acre Logistics Center

2. Lead Agency Name and Address:

City of Desert Hot Springs
11999 Palm Drive
Desert Hot Springs, California 92240

3. Contact Person and Phone Number:

Patricia Villagomez, Principal Planner
760-329-6411

4. Project Location:

See Exhibits 1 and 2

5. Project Applicants’ Name and Address:

Snider Interests, LLC
c/o David Snider
730 Arcady Road
Santa Barbara, CA 93108

6. General Plan Designation: Industrial (I) / Industrial Cannabis Overlay

7. Zoning Designation: I-L Light Industrial / Industrial Cannabis Overlay

8. Description of Project: The project proposes the development of one, 60,000-squarefoot building to support moving and storage distribution center on approximately 4.85 acres of vacant land. Additionally, the project proposes internal paved drive aisles, 92 paved parking spaces, and landscaping throughout. Vehicular access will be provided from Calle De Los Romos and 19th Avenue (egress only).

9. Surrounding Land Uses and Setting: The site is surrounded by vacant land to the north, east, and south, and a commercial property to the west. Calle De Los Romos delineates the project’s western boundary, and Avenue 19 delineates the project’s southern boundary. The commercial property west of the project includes Coachillin Business Park, which is surrounded by block wall fencing around the perimeter. This property includes developed and undeveloped parcels. Properties north, west, east, and south of the project site are located within the Industrial land use designation.

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.): The project shall require approval from the Mission Springs Water District, the Regional Water Quality Control Board, the City of Desert Hot Springs, and Riverside County Flood Control District).

Item Number: 9.

City of Desert Hot Springs Page 15
Draft Initial Study / Mitigated Negative Declaration December 2022 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

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

Aesthetics Agriculture Resources Air Quality Biological Resources Cultural Resources Energy Geology / Soils Greenhouse Gases Hazards & Haz.

Materials
Hydrology / Water
Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services Recreation
Transportation Tribal Resources Utilities / Service
Systems Wildfire
Mandatory Findings
of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:

I find that the proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed Project, nothing further is required. _________________________________________
Patricia Villagomez
Principal Planner
_______________
Date
1/30/2023
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 16
Draft Initial Study / Mitigated Negative Declaration December 2022 CHAPTER FOUR – DISCUSSION OF ENVIRONMENTAL TOPICS
Issues:

I. AESTHETICS – Except as provided in Public Resources Code Section 21099, would the project:

Sources: Desert Hot Springs General Plan, 2020; Desert Hot Springs Municipal Code; State Scenic Highway Program, CalTrans; U.S. Geological Survey Map
a) Have a substantial adverse effect
on a scenic vista?
Discussion:

The project encompasses approximately 4.85 acres of vacant land situated east of Calle De Los Romos and north of Avenue 19 in Desert Hot Springs. Currently, the project site is vacant, however, the site has been disturbed from previous construction operations. The site exhibits a predominantly flat condition.

Overall, there are no salient topographic features or other natural visual landmarks on the project site or its general surroundings.

The project site lies within the City of Desert Hot Springs’s Industrial (I) General Plan land use designations with an Industrial Cannabis Overlay. Industrial land uses allow for a broad range of light industrial, light manufacturing, and indoor cultivation uses housed in multi-tenant, low-scale industrial developments. Business and industrial parks are also allowed. Maximum building heights of 2 stories are allowed in I land use designations. The Industrial Cannabis Overlay creates a district that allows for cannabis-related uses within an industrial setting, including cannabis cultivation, manufacturing of cannabis products, and cannabis research and development enterprises.

In the project’s vicinity, developed uses are located to the west of the site, while vacant and undeveloped properties are located north and south of the site. The vacant properties north and south of the project exhibit similar physical characteristics, consisting of relatively flat topography and scattered vegetation coverage. The area east of the project site is vacant, however, human disturbance is evident on this property, since the site has been graded and possibly used for construction storage. Calle De Los Romos delineates the project’s western boundary, while 19th Avenue delineates the project’s southern boundary.

The property west of the project (separated by Calle De Los Romos) includes Coachillin Business Park and Specific Plan area. This area is partially developed with perimeter block walls and landscaping, however, only a portion of the lots within the Specific Plan area are developed at the time of the drafting of this DMND.

The City of Desert Hot Springs has varying distinguished views of surrounding topographic features and mountain ranges. The perception and uniqueness of scenic vistas and visual character can vary according to location and composition of its surrounding context. The subjective value of views is generally affected by the presence and intensity of neighboring man–made improvements, such as structures, overhead utilities, and landscape, often in relation to the aesthetic quality offered by a natural background, such as open space, mountain ranges, or a landmark feature. The proximity and massing of structures, vegetation, overhead utilities and other visual barriers interact with the visibility of surrounding environments to restrict or enhance local characteristic views. The assessment of scenic value also considers the compatibility of proposed projects in relation to areas, land uses or vantage points where the enjoyment of scenic vistas may exist, such as scenic roads or residential areas. For Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 17
Draft Initial Study / Mitigated Negative Declaration December 2022 example, an industrial facility proposed within an existing industrial land use district and distant from any scenic roadways or residential uses would be expected to result in less impacts compared to a similar facility located near residential uses or adjacent to scenic roads, where the view shed opportunities would potentially be hindered. Existing commercial and industrial developments in the City typically consists of metal buildings with low-pitched roofs, and a mass and scale suitable for the zoning district, parcel size, and operation being supported.

The undeveloped project property has distant and relatively unobstructed views of the San Jacinto and Santa Rosa Mountains to the southwest, south and southeast. Views of the San Gorgonio Mountains to the northwest are distant and partially obstructed by the existing Coachillin Specific Plan property west of the project. The Little San Bernardino Mountains are located to the north and are distant and largely unobstructed. The Indio Hills are located east and southeast of the project and are also unobstructed from view at the project site due to the project’s separation from existing developed properties.

The project proposes the development of a 60,000-square-foot logistics building, with associated improvements, 92 parking spaces, and landscaping. Development of the project site will not obstruct views of San Gorgonio or Little San Bernardino Mountains, located northwest, north, and northeast of the site, since existing buildings are not located south of the project site. Additionally, views of the Santa Rosa and San Jacinto Mountains, located southwest, south and southeast of the project would not be obstructed by the proposed project because buildings or structures do not currently exist north of the project site.

Motorists travelling along Calle De Los Romos and Avenue 19 have unobstructed views of the Little San Bernardino Mountains to the north and northeast when viewed adjacent to the project’s boundaries.

Development of the proposed project may result in a brief obstruction to the Little San Bernardino Mountains since the project proposes a one-story facility on a property that is currently vacant and undeveloped. However, the obstruction will be brief since travelers along Calle De Los Romos do not typically stop to view the surrounding scenic vistas. 19th Avenue, along the project’s frontage is not paved.

Vehicular use is limited along this segment of the road. The proposed project building will be setback and developed consistent with the City of Desert Hot Springs standards.

The project site is located within the City’s Light Industrial (I-L) zones. According to Chapter 17, Zoning, of the Desert Hot Springs Municipal Code, the maximum building height for structures within I-L zones are also 50 feet, however, the front setback for I-L designations is 20 feet. Consistent with the standards established in Chapter 17 of the City’s Municipal Code, the proposed project building is proposed to be approximately 34 feet in height. Building setbacks will also comply with the City’s guidelines.

Consistent with the architectural design guidelines established in Chapter 17 of the City’s Municipal Code, the overall architectural character will be that of well-maintained industrial facility. The building materials proposed for the project includes exposed concrete masonry painted white and grey, steel doors in grey, industrial roll-up garage doors, and windows. All architectural plans will require review by the City prior to construction. Proposed downward-oriented lighting mounted on the building walls and on posts will provide the necessary nighttime illumination for facility security in the parking lot and drive aisles.

Moreover, the project’s design avoids the elements identified by the City as being undesirable. In particular, the project will avoid highly reflective surfaces at the ground story; large blank, unarticulated wall surfaces; exposed, untreated precision block walls and chain link fencing. The proposed perimeter landscaping and fence design will be complimentary to the building elements. The project edges and street frontages will be improved with trees as well as low level plantings to visually coordinate with the Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 18
Draft Initial Study / Mitigated Negative Declaration December 2022 surrounding desert environment while providing the necessary visibility for law enforcement purposes.

The landscaping design will be subject to review and approval by the City of Desert Hot Springs.

As previously mentioned, the project is surrounded by vacant, undeveloped land to the north, east and south, and developed properties to the west. The project will develop a 1-story, well-maintained container storage facility that is not anticipated to adversely alter the existing viewshed on any scenic vistas.

Therefore, less than significant impacts are expected.

Mitigation Measures: None
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
Discussion:

The property does not contain any landmarks or scenic resources, such as trees, rock outcroppings, or historic buildings that may be altered or damaged by utilization of the site.

The purpose of the State Scenic Highway Program is to preserve and protect scenic State highway corridors from change that would diminish the aesthetic value of lands adjacent to highways. State highways can be officially designated as Scenic Highways or be determined to be eligible for designation.

The status of a state scenic highway changes from eligible to “officially designated” when a local jurisdiction adopts a scenic corridor protection program and the California Department of Transportation (Caltrans) approves the designation as a Scenic Highway. The project property is not located adjacent to any existing highway or freeway. The Caltrans status map of scenic highway designations indicates that Highway 62, from north of Interstate 10 to the San Bernardino County line, is considered an Eligible State Scenic Highway, but is not officially designated. The distance between the project and Highway 62 is approximately 3.70 miles.

Furthermore, the project is not located within close proximity to any designated county scenic highway, as identified in the Circulation Element of the Riverside County General Plan Update. Therefore, the proposed facility would not result in in adverse impacts to scenic resources adjacent to or within close proximity to state scenic highway or other local transportation corridor. No impacts are expected.

Mitigation Measures: None
c) In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings (Public Views are those that
are experienced from publicly accessible
vantage point). If the project is in an urbanized
area, would the project conflict with applicable
zoning and other regulations governing the
scenic quality?
Discussion:

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 19
Draft Initial Study / Mitigated Negative Declaration December 2022 The project proposes a one-story, 60,000-square-foot building on the southern portion of a 4.85-acre property with associated improvements including paved drive aisles, parking spaces, and landscaping.

In accordance with Chapter 17.16.230 (Industrial Districts) of the Desert Hot Springs Municipal Code (DHS MC), new industrial development is required to employ design elements that enhance the visual character of a site and avoid certain features deemed undesirable. The design guidelines in the Municipal Code are intended to ensure that the aesthetic quality of proposed industrial facilities, such as this project, surpass the traditional design approach and characteristics found on past development practices. For example, new facilities are expected to employ “variety in structure forms” to create visual interest and avoid plain features, such as “large blank, unarticulated wall surfaces”, which are deemed less attractive.

Entries to buildings should portray a quality appearance while avoiding the use of chain link fencing or barbed wire.

The project design will consist of a one-story, 60,000-square-foot container storage building. The proposed building will be designed to create interest by using various materials. Materials used will consist of masonry block, steel doors and garage doors, and windows. The proposed structure is proposed to be neutral in color (white and grey) with windows and roll-up doors to avoid large monotonous building facades. All architectural plans will require review by the City prior to construction. Renderings of the project buildings and project materials are provided below.

Exhibit I-1 Building Renderings
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 20
Draft Initial Study / Mitigated Negative Declaration December 2022 Exhibit I-2 Proposed Color & Material Board
According to Chapter 17.16.170 (Site Planning Principles) of the DHS MC, industrial projects shall have controlled access to the site, hidden service areas, convenient access, screening of outdoor storage areas, work areas, and equipment, emphasis on the main building entry and landscaping, and Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 21
Draft Initial Study / Mitigated Negative Declaration December 2022 landscaped areas. Building setbacks should be provided proportionate to the scale of the structure and in consideration of existing development adjacent to it. Larger structures require more setback area for a balance of scale and so as not to impose on neighboring uses. The heights and setbacks of the proposed facilities will be required to comply with the local standards for light industrial developments. As such, the building height would be less than the 50-foot maximum and the building placement would comply with the required front, rear and side setbacks. The proposed building will be one-story and up to 34 feet in height. See Exhibit I-5, below, for building elevations. The table below indicates the project’s building setbacks from the project’s northern, southern, western, and eastern boundaries.

Table I-1 Building Setbacks
Orientation Proposed Building Setback DHS MC
Standard
In
Compliance?
Front Setback1 44’ setback from western boundary; 35.6’ from southern boundary (Avenue 19) 20’ min Yes
Side Setback /
Rear Setback
186.4’ from northern property boundary;
100’ setback from eastern boundary 10’ min Yes

1. Front includes project frontages along the existing roadways Calle De Los Romos and Avenue 19, west and south of the project, respectively.

Exhibit I-3 Building Elevations
In addition to the proposed buildings, the project also proposes 92 paved parking spaces, internal paved drive aisles, and landscaping throughout. Landscaping has been designed to balance aesthetic, water use and security objectives. The project landscape will include large drought-tolerant flowering trees and shrubs typically found in the region, such as fan palms, live oak or mesquite tree, and blue palo verde.

Exterior irrigation will use drip or micro-spray applicators to avoid overwatering and promote water efficiency. The landscaping at the project’s frontage will consist of trees, along with low level plantings and fencing to visually enhance, protect and blend the cultivation and processing facility into its surroundings while also promoting visibility by law enforcement vehicles from the street. A Conceptual Landscape Plan will be submitted to the City as part of the entitlement process. This plan will include plant types, sizes, quantities, and locations, which will be reviewed by the City of Desert Hot Springs.

On-site improvements also include parking lot facilities and interior drive aisles with downward-oriented light fixtures for nighttime security illumination. The proposed perimeter landscaping throughout the site plan and along the Dillon Road frontage will help enhance the visual character of the streetscape in a manner that is compatible with the local desert environment. The project’s final site design, architecture and landscape architecture will be subject to review and approval by the City of Desert Hot Springs to Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 22
Draft Initial Study / Mitigated Negative Declaration December 2022 ensure that aesthetic considerations of the community are addressed in the proposed design. Less than significant impacts are expected.

Mitigation Measures: None
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Discussion:

The project property and its immediate surroundings to the north, south and east are currently vacant.

The paved roadway, Calle De Los Romos, delineates the project’s western boundary, while the unpaved road, 19th Avenue, delineates the project’s southern boundary. Developed sites are located west of the project boundaries, with existing industrial facilities north and south of 19th Avenue. The existing facilities contribute to the existing light and glare in the project vicinity. These uses operate during typical business hours. Lighting from the existing commercial and industrial buildings are expected to have some source of nighttime lighting for both operational and security purposes. Additional lighting in commercial/industrial areas typically consists of overhead/downward-orienting lamp posts in parking areas, low-intensity, wall-mounted lighting fixtures at building entrances and lamp posts along pedestrian pathways. The project will operate within the City’s allowed operational hours, occurring between the hours of 8:00 a.m. to 10:00 p.m. up to seven days a week. Neither Calle De Los Romos nor Avenue 19 include public street lighting or illuminated traffic signals. However, day-time glare and night-time lighting can be attributed to vehicular traffic on these roadways.

Consistent with the architectural design guidelines for industrial districts, established in Chapter

17.16.230 of the City’s Municipal Code, the proposed buildings include a variety of exterior materials and articulated facades to create an attractive visual character and a quality appearance. The building design includes buildings with natural earth tones (i.e., white, blue, and greys). The project will avoid any bright tones and highly reflective surfaces, such that would result in substantial daytime glare. The proposed combination of exterior materials and surfaces are expected to have partial solar reflectivity. As part of the landscape design, the proposed trees, palms, and other plantings along the project perimeter and frontage are expected to help attenuate the visibility and partial sunlight reflectivity associated with the proposed building.

For security purposes, the project will provide varied nighttime lighting to safely illuminate the parking areas, entrances, signs, walkways and other project features in accordance with the City’s Outdoor Lighting Requirements. These requirements are established to minimize light pollution and trespassing.

Compliance with the City’s lighting requirements is demonstrated in the photometric plan, which includes point-by-point lighting levels (measured in foot-candles) for the entire project based on the proposed placement, orientation, and intensity of exterior light fixtures throughout the site. The lights proposed for the project includes downward-oriented, pole-mounted light fixtures.

Per the project photometric plans, the project will include 15 pole-mounted light fixtures and 12 wallmounted light fixtures throughout the site and along the perimeter of the site for security purposes. The proposed fixtures are designed to minimize light spillage offsite and onto adjacent properties. The property west, south and east of the project site will experience less than one-foot candles emitted from the project site. Light emitted from the project site will be less than 1 foot candle in most areas around Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 23
Draft Initial Study / Mitigated Negative Declaration December 2022 the project boundaries. One foot candle and less is barely perceivable to the human eye. However, as indicated in the photometric plans, maximum light trespass from the project would occur at the northern boundary where the project would emit 2 foot-candles off-site.

The photometric plan indicates that the proposed distribution of permanent fixtures have been designed, such that illumination is sufficiently diminished at the project edges and adjacent properties. In doing so, unnecessary lighting concentration will not occur since the proposed light fixtures will be oriented downward and away from adjoining properties or the public right-of-way. The proposed lighting is required and will be reviewed by the Planning and/or Police Departments. Therefore, impacts will be less than significant.

During the period of construction, the project is expected to utilize temporary light fixtures as a standard measure of nighttime construction site safety. These fixtures are typically installed on posts and/or on the sides of temporary construction trailers to illuminate stored equipment and building materials. These sources of light are generally downward-oriented and some are only activated by motion. The temporary construction perimeter fencing (with wind fabric) is expected to visually screen the temporary light fixtures, therefore preventing temporary light spillage effects. The temporary nature of proposed lighting will allow for adjustments to ensure that illumination is properly distributed without affecting adjoining areas. Less than significant impacts are expected.

Mitigation Measures: None
II. AGRICULTURE RESOURCES – Would the project:

Sources: California Farmland Mapping and Monitoring Program, California Department of Conservation, 2016; Desert Hot Springs General Plan, 2020; Williamson Act Program 2020-2021 Status Report, California Department of Conservation.
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
Discussion:

The project will not disturb or convert any designated farmland or other form of agricultural resource. The subject property is designated as “Other Land” according to the Important Farmland Map of the most recent (2016) California Farmland Mapping and Monitoring Program. A large portion of the City of Desert Hot Springs is designated as Other Land, which is land not included in any other mapping category.

Common examples include low density rural development, brush, timber, wetland and riparian areas not suitable for livestock grazing, confined livestock, poultry or aquaculture facilities, strip mines, borrow pits and water bodies smaller than 40 acres. Vacant/nonagricultural land surrounded by urban development and greater than 40 acres is mapped as other land. The subject site and surrounding land to the north, east, south and west are not categorized as Prime Farmland, Unique Farmland, or Farmland of local or statewide importance, thus no impacts are expected.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 24
Draft Initial Study / Mitigated Negative Declaration December 2022 Mitigation Measures: None
b) Conflict with existing zoning for
agricultural use, or a Williamson
Act contract?
Discussion:

The project site is not located in an existing zone for agricultural use or classified as farmland. According to the Williamson Act Program 2020-2021 Status Report, no portion of land within a one-mile radius is recognized as being under a Williamson Act Contract. The project will not impact or remove land from the City or County’s agricultural zoning or agricultural reserve. No impacts are expected.

Mitigation Measures: None
c) Conflict with existing zoning for, or
cause rezoning of, forest land (as defined
in Public Resources Code section 12220
(g)), timberland (as defined by Public
Resources Code section 4526), or
timberland zoned Timberland Production
(as defined by Government Code
section 51104(g))?
Discussion:

The project will occur in an existing urban desert setting zoned for industrial uses. No forest land, timberland or Timberland Production zoning occurs on the project site or in the surrounding area because forest vegetation is not characteristic of the Coachella Valley desert environment. No impacts are anticipated.

Mitigation Measures: None
d) Result in the loss of forest land or
conversion of forest land to non-forest use?
Discussion:

The project will occur in an existing desert setting zoned for commercial and industrial uses. No forest land, timberland or Timberland Production zoning occurs on the project site or in the surrounding area because forest vegetation is not characteristic of the Coachella Valley desert environment. No impacts are anticipated.

Mitigation Measures: None
e) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use or
Conversion of forest land to non-forest
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 25
Draft Initial Study / Mitigated Negative Declaration December 2022 land?
Discussion:

The project site and vicinity are designated by the Desert Hot Springs General Plan land use map as Industrial (I). The proposed indoor container storage facility will not result in conversion of any farmland or forest land because no farmland or forest land is situated within or adjacent to the project. No impacts are anticipated.

Mitigation Measures: None
III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation
of the applicable air quality plan?
Discussion:

Sources: Final 2016 Air Quality Management Plan (AQMP), by SCAQMD, March 2017; Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003; Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010; California Emissions Estimator Model (CalEEMod), Version 2020.4.0.

Existing Air Quality Setting and Regulatory Framework:

The project site and its Coachella Valley regional context are situated within the Riverside County portion of the Salton Sea Air Basin (SSAB), under jurisdiction of the South Coast Air Quality Management District (SCAQMD). Existing air quality in relation to the applicable air quality standards for criteria air pollutants is measured at established air quality monitoring stations throughout the SCAQMD jurisdiction. The three permanent ambient air quality monitoring stations in the Coachella Valley are located in Palm Springs (AQS ID 060655001), Indio (AQS ID 060652002), and Mecca (Saul Martinez - AQS ID 060652005).

To comply with the National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS), SCAQMD has adopted an Air Quality Management Plan (AQMP), which is updated regularly with strategies to effectively reduce emissions, accommodate growth, and minimize any negative fiscal impacts of air pollution control on the economy. The most current version of the AQMP (2016 AQMP) was released in March of 2017 to continue serving as a regional blueprint for achieving the federal air quality standards. The 2016 AQMP includes the most current strategies to meet the air quality standards and ensure that public health is protected to the maximum extent feasible. It also includes a comprehensive analysis of emissions, meteorology, atmospheric chemistry, regional growth projections, and the impact of existing control measures is updated with the latest data and methods.

Moreover, 2016 AQMP provides guidance for the State Implementation Plans (SIP) for attainment of the applicable ambient air quality standards.

Particulate Matter (PM10):

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 26
Draft Initial Study / Mitigated Negative Declaration December 2022 As indicated in the 2016 AQMP, the Coachella Valley is currently designated as a serious nonattainment area for PM10 (particulate matter with an aerodynamic diameter of 10 microns or less). In the Coachella Valley, the man-made sources of PM10 are attributed to direct emissions, industrial facilities, and fugitive dust resulting from unpaved roads and construction operations. High-wind natural events are also known contributors of PM10. The Clean Air Act (CAA) requires those states with nonattainment areas to prepare and submit the corresponding State Implementation Plans (SIPs) to demonstrate how these areas will attain the National Ambient Air Quality Standards (NAAQS). The implementation strategies include modeling, rules, regulations, and programs designed to provide the necessary air pollutant emissions reductions.

Pertaining to PM10 attainment, the Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP) was approved by the U.S. Environmental Protection Agency (EPA) on December 14, 2005. It incorporated updated planning assumptions, fugitive dust source emissions estimates, mobile source emissions estimates, and attainment modeling with control strategies and measure commitments. Some of those measures are reflected in SCAQMD Rules 403 and 403.1, which are enacted to reduce or prevent man-made fugitive dust sources with their associated PM10 emissions. The CVSIP established the controls needed to demonstrate expeditious attainment of the standards such those listed below:
 Additional stabilizing or paving of unpaved surfaces, including parking lots;  A prohibition on building new unpaved roads;
 Requiring more detailed dust control plans from builders in the valley that specify the use of more aggressive and frequent watering, soil stabilization, wind screens, and phased development (as opposed to mass grading) to minimize fugitive dust;
 Designating a worker to monitor dust control at construction sites; and  Testing requirements for soil and road surfaces.

On February 25, 2010, the ARB approved the 2010 Coachella Valley PM10 Maintenance Plan and transmitted it to the U.S. EPA for approval. With the recent data being collected at the Coachella Valley monitoring stations, consideration of high-wind exceptional events, and submittal of a PM10 Redesignation Request and Maintenance Plan, a re-designation to attainment status of the PM10 NAAQS is deemed feasible in the near future according to the 2016 AQMP.

Ozone and Ozone Precursors:

The Coachella Valley portion of the Salton Sea Air Basin (SSAB) is deemed to be in nonattainment for the 1997 8-hour ozone standard. Coachella Valley is unique in its geography due to its location downwind from the South Coast Air Basin (SCAB). As such, when high levels of ozone are formed in the South Coast Air Basin, they are transported to the Coachella Valley. Similarly, when ozone precursors such as nitrogen oxides (NOx) and volatile organic compounds (VOCs) are emitted from mobile sources and stationary sources located in the South Coast Air Basin, they are also transported to the Coachella Valley.

It is worth noting that SCAQMD deems that local sources of air pollution generated in the Coachella Valley have a limited impact on ozone levels compared to the transport of ozone precursors generated in SCAB.

The U.S. EPA classifies areas of ozone nonattainment (i.e., Extreme, Severe, Serious, Moderate or Marginal) based on the extent to which an area exceeds the air quality standard for that pollutant. The Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 27
Draft Initial Study / Mitigated Negative Declaration December 2022 higher the exceedance level, the more time is allowed to demonstrate attainment in recognition of the greater challenge involved. However, nonattainment areas with the higher classifications are also subject to more stringent requirements. In the 2016 AQMP, the attainment target date for the 1997 8-hour ozone standard was listed as June 15, 2019. However, based on recent data for higher levels of ozone experienced in 2017 and 2018, it was determined that the Coachella Valley region could not practically attain the said standard by the established deadline. Given that additional time is needed to bring the Coachella Valley into attainment of the ozone standard, SCAQMD submitted a formal request to the United States Environmental Protection Agency (U.S. EPA) to reclassify the Coachella Valley from Severe-15 to Extreme nonattainment, with a new attainment date of June 15, 2024. The reclassification ensures that the Coachella Valley will be given the needed extension to make attainment feasible and prevent the imposition of the non-attainment fees on major stationary sources. This process would also require SCAQMD to develop or update the State Implementation Plan (SIP) documentation to demonstrate how the area will meet the standard on or before June 15, 2024.

As part of the attainment efforts, SCAQMD has provided more than $50 million in grant funding towards paving dirt roads and parking lots, clean energy projects and cleaner vehicles. Future emission reductions anticipated to occur in the South Coast Air Basin associated with current and planned regulations on mobile and stationary sources are expected to contribute to improvements in ozone air quality in the Coachella Valley and lead to attainment of the standard.

Regional Significance Threshold Criteria:

The SCAQMD has determined that impacts to air quality are significant if there is a potential to contribute or cause regional and/or localized exceedances of the federal and/or state ambient air quality standards, such as the NAAQS and CAAQS. To assist lead agencies in determining the significance of air quality impacts, SCAQMD has established suggested short-term construction-related and long-term operational impact significance thresholds for direct and indirect impacts on air quality. Table III-1 displays the established SCAQMD Air Quality Significance Thresholds applicable to construction and operational activities to which the project-specific air emissions results will be compared. Table III-1 is based on the most current standards, published in April of 2019.

Table III-1
SCAQMD’s Air Quality Significance Thresholds (Pounds/Day) Emission Source CO VOC NOx SOx PM10 PM2.5
Construction or Operation 550 75 100 150 150 55
Source: Air Quality Analysis Guidance Handbook and SCAQMD Air Quality Significance Thresholds, April 2019 Localized Significance Threshold Criteria:

The South Coast Air Quality Management District (SCAQMD) has also developed and published the Final Localized Significance Threshold (LST) Methodology to help identify potential impacts that could contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). LST methodology was developed in response to environmental justice and health concerns raised by the public regarding exposure of individuals to criteria pollutants in local communities.

The purpose of analyzing LSTs is to determine whether a project may generate significant adverse localized air quality impacts in relation to the nearest exposed sensitive receptors, such as schools, Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 28
Draft Initial Study / Mitigated Negative Declaration December 2022 churches, residences, hospitals, day care facilities, and elderly care facilities. The separation distances between project sites and sensitive receptors, set forth by the LST methodology, range from 25 meters (82 feet) to 500 meters (1,640 feet). LST thresholds represent the maximum emissions from a project that will prevent an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest sensitive receptor, taking into consideration ambient concentrations in each source receptor area (SRA), project, size, and distance to the sensitive receptor. Therefore, meeting the lowest allowable emissions thresholds translates to meeting the most stringent air quality standards for a project locality.

As part of the LST methodology, SCAQMD has divided its jurisdiction into 37 source receptor areas (SRAs) which can be used to determine whether a project may generate significant adverse localized air quality impacts. The proposed development is located in SRA 30, which covers the Coachella Valley and City of Desert Hot Springs. LSTs only apply to certain criteria pollutants: carbon dioxide (CO2), oxides of nitrogen (NOx) particulate matter equal to or less than 10 microns in diameter (PM10), and particulate matter equal to or less than 2.5 microns in diameter (PM2.5).

Geographic Information Systems (GIS) mapping analysis was used identify the project site in relation to the nearest potential sensitive receptors, such as residential dwelling units or schools. The site is surrounded by vacant land to the north, east, and south. Land to the west is developed as an industrial park. In this context, there are no existing sensitive receptors within the range of distances set forth in the LST methodology. Therefore, the LST method will utilize the longest separation parameter of 500 meters (1,640 feet) as the basis for this analysis.

Air Emissions Methodology:

In May of 2021, the SCAQMD, in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other California air districts, released the latest version of the California Emissions Estimator Model™ (CalEEMod™) Version 2020.4.0. CalEEMod serves as an adopted platform to calculate both construction emissions and operational emissions from land use projects. CalEEMod can be used to calculate criteria pollutants and greenhouse gases. CalEEMod utilizes widely accepted methodologies for estimating emissions combined with default data that can be used when site-specific information is not available. Sources of these methodologies and default data include but are not limited to the United States Environmental Protection Agency (USEPA) AP-42 emission factors, California Air Resources Board (CARB) vehicle emission models, studies commissioned by California agencies such as the California Energy Commission (CEC) and CalRecycle.

The parameters considered for CalEEMod and air quality analysis were obtained from the most current technical site plan for the project, as subsequently summarized. The most conservative interpretation of proposed land uses, equitable modelling criteria, and associated air quality impacts have been utilized to capture impacts associated with 100% of the proposed onsite structures and operations.  Industrial Park facility with a floor area of 60,000 square feet, ITE Land Use Code 130.  Parking lot, driveway, and hardscape facilities with a combined area of 2.08 acres.

Short-term construction-related emissions were calculated for site preparation, grading (earth movement), vertical construction, paving, and architectural coating. Long-term operational emissions were calculated for mobile sources (vehicle trips, vehicle emissions, fleet mix and road dust), land use Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 29
Draft Initial Study / Mitigated Negative Declaration December 2022 area sources, energy use, solid waste disposal, and water use. The model incorporated the fugitive dust control measures required under the City’s Dust Control Ordinance and SCAQMD Rules 403 and 403.1.

The measures required under this local regulatory framework are designed to prevent sediment trackout onto public roads, prevent visible dust emissions from exceeding a 20-percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. Being a requirement in the Coachella Valley, the dust control practices described above are not treated as mitigation.

Discussion:

The modeling results presented in Table III-2 demonstrate that the peak short-term construction related emissions resulting from site preparation, grading, utilities/building construction, paving, and architectural coating of the project would not exceed the applicable SCAQMD regional thresholds of significance for any criteria pollutants, including PM10 and Ozone precursors. Thus, a less than significant impact would occur for project-related construction-source emissions.

Table III-2
Short Term Air Pollutant Emissions
Associated With Construction of the Proposed Project (Unmitigated) (Pounds/Day) ROG/VOC NOx CO SO2 PM10 PM2.5
Peak Emissions Resulting from
Site Preparation, Grading, Building Construction,
Paving, and Architectural Coating

13.5797 37.6511 35.0827 0.0686 7.3112 4.4605
SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
Note: CalEEMod does not directly calculate ozone (O3) emissions. Instead, the emissions associated with ozone precursors are calculated.

VOC and ROGs are summed in the CalEEMod report under the header ROG. The PM10 and PM2.5 emissions are based on the CalEEMod mitigated results due to the local standard requirement to implement SCAQMD Rule 403 and 403.1 to control fugitive dust.

Moreover, Table III-3 displays the estimate the long-term operational emissions of criteria air pollutants associated with the project’s area, energy, and mobile sources at buildout condition. The estimated emission levels generated from CalEEMod demonstrate that the project would not be expected to exceed the applicable SCAQMD Air Quality Significance Thresholds.

Table III-3
Long Term Operational Air Pollutant Emissions
Associated With Development of the Project (Unmitigated) (Pounds/Day) Emission Source ROG/VOC NOx CO SO2 PM10 PM2.5
Peak Emissions Resulting
from Area, Energy Use,
Mobile Sources

2.0234 0.8479 6.0027 0.0140 1.4065 0.3853
SCAQMD Threshold 75 100 550 150 150 55
Threshold Exceeded No No No No No No
Note: CalEEMod does not directly calculate ozone (O3) emissions. Instead, the emissions associated with ozone precursors are calculated. VOC and ROGs are summed in the CalEEMod report under the header ROG.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 30
Draft Initial Study / Mitigated Negative Declaration December 2022 In summary, by producing emission levels below the applicable SCAQMD Air Quality Significance Thresholds the project will prevent any interference with the City or region’s ability to comply with the most current air quality plans, including the 2016 AQMP, CVSIP for PM10, and the ozone level attainment efforts. Pertaining to the obstruction of an applicable air quality plan, less than significant impacts are anticipated.
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the Project region is non-attainment under
an applicable federal or state ambient air
quality standard?
Discussion:

Under the jurisdiction of SCAQMD, the Coachella Valley portion of the Salton Sea Air Basin (SSAB) is designated as nonattainment (Extreme) for the 1997 8-hour ozone (0.08 ppm) national ambient air quality standard with an attainment deadline to June of 2024. Coachella Valley is located downwind from the South Coast Air Basin (SCAB). As such, when high levels of ozone are formed in the South Coast Air Basin, they are transported to the Coachella Valley. Similarly, when ozone precursors such as nitrogen oxides (NOx) and volatile organic compounds (VOCs) are emitted from mobile sources and stationary sources located in the South Coast Air Basin, they are also transported to the Coachella Valley. SCAQMD has acknowledged that ozone exceedances in the Coachella Valley are primarily due to the direct transport of ozone and its precursors from the South Coast Air Basin, such that emissions in the Coachella Valley are deemed to have a limited impact on ozone levels compared to the transport of ozone precursors generated in SCAB.

Over the past 15 years, the air quality in the Coachella Valley had steadily improved because of the implementation of emission control measures by SCAQMD and California Air Resources Board (CARB).

However, in 2017 and 2018, higher ozone levels were experienced throughout the State of California due to changes in meteorology, biogenic emissions, and/or anthropogenic emissions. SCAQMD has prepared additional documentation and will be implementing additional measures to comply with the June 2024 deadline. Current and planned regulations on mobile and stationary sources are expected to contribute to improvements to ozone air quality in the Coachella Valley and lead to attainment of the standard.

Tables III-2 and III-3 demonstrate that the project-related short-term construction and long-term operational emission levels will not exceed the applicable SCAQMD Air Quality Significance Thresholds for ozone precursors (NOx and ROG/VOC). By complying with the current adopted thresholds, the proposed development is also complying with the overall attainment strategies reflected in the currently adopted by SCAQMD.

The Coachella Valley is currently designated as a serious nonattainment area for PM10 (particulate matter with an aerodynamic diameter of 10 microns or less). The U.S. EPA-approved Coachella Valley PM10 State Implementation Plan is in place with an attainment strategy for meeting the PM10 standard.

Some of the existing measures include the requirement of detailed dust control plans from builders that specify the use of more aggressive and frequent watering, soil stabilization, wind screens, and phased development to minimize fugitive dust. Desert Hot Springs Municipal Code Chapter 15.84, Control of Fugitive Dust Emissions, requires unpaved roads with average daily traffic levels between 20 and 150 vehicles to take measures (signage or speed control devices) to reduce vehicular speeds to no more Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 31
Draft Initial Study / Mitigated Negative Declaration December 2022 than 15 miles per hour. Access to the project site will occur from Dillon Road, which is a paved roadway.

Appropriate air quality measures to prevent fugitive dust are required by the City’s Fugitive Dust Control ordinance and plan implementation requirements, which are consistent with SCAQMD Rules 403 and 403.1 that apply to the Coachella Valley strategy for reducing fugitive dust emissions.

Under the City’s Dust Control Ordinance, a Fugitive Dust Control Plan must be prepared and approved prior to any earth-moving operations. Implementation of the Fugitive Dust Control Plan is required to occur under the supervision of an individual with training on Dust Control in the Coachella Valley. The plan will include methods to prevent sediment track-out onto public roads, prevent visible dust emissions from exceeding a 20-percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. The most widely used measures include proper construction phasing, proper maintenance/cleaning of construction equipment, soil stabilization, installation of track-out prevention devices, and wind fencing. Since projectrelated emissions would be consistent with the Air Quality Management Plan, the Coachella Valley PM10 SIP, and all SCAQMD Air Quality Significance Thresholds, long-term operational air quality impacts associated with the project should not be considered cumulatively considerable. Less than significant impacts are anticipated.

Mitigation Measures: None
c) Expose sensitive receptors to
substantial pollutant concentrations?
Discussion:

A sensitive receptor is a person or group in the population particularly susceptible (i.e. more susceptible than the population at large) to health effects due to exposure to an air contaminant. Sensitive receptors and the facilities that house them are of particular concern if they are located in close proximity to localized sources of carbon monoxide, toxic air contaminants, or odors. Land uses considered by the SCAQMD to be sensitive receptors include residences, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities. As previously indicated, project surroundings primarily consist of vacant land and an industrial park. There are no nearby locations of potential sensitive receptors within the range of distances set forth by the SCAQMD LST Methodology; therefore, the longest distance interval of 500 meters (1,640 feet) is utilized for this analysis.

Table III-4
Localized Significance Thresholds (LSTs) Associated with Projected Construction With Receptors at 500 Meters (1,640 Feet), 5-Acre Area Increments (In Pounds/Day)
Emission Source NOx CO PM10 PM2.5
Maximum Unmitigated Emissions Resulting from Site
Preparation, Grading, Building Construction, Paving and Architectural Coating (Rounded Value)

37.6511 35.0827 7.3112 4.4605
SCAQMD LST Threshold for SRA 30 875 31,115 248 128
LST Threshold Exceeded? No No No No
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 32
Draft Initial Study / Mitigated Negative Declaration December 2022 Sources: CalEEMod Results and AQMD LST Look-Up Tables
Note: The PM10 and PM2.5 emissions are based on the CalEEMod mitigated results due to the local standard requirement to implement SCAQMD Rule 403 and 403.1 to control fugitive dust.

The CalEEMod results summarized in Table III-4 demonstrate that the construction activities will not result in temporary emissions in excess of the lowest (most conservative) localized thresholds. Therefore, regarding the exposure of sensitive receptors to substantial pollutant concentrations, less than significant impacts are anticipated.

Mitigation Measures: None
d) Result in other emissions (such as
those leading to odors) adversely affecting
a substantial number of people?
Discussion:

Objectionable odors can be associated with toxic or non-toxic emissions. While offensive odors seldom cause physical harm, they can be unpleasant and lead to considerable annoyance and distress among the public. Examples of facilities commonly recognized for generating odors include wastewater treatment plants, sanitary landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, and food packaging facilities.

A sensitive receptor is a person in the population who is particularly susceptible (i.e., more susceptible than the population at large) to health effects due to exposure to an air contaminant. Sensitive receptors and the facilities that house them are of particular concern if they are located in close proximity to localized sources of carbon monoxide (CO), toxic air contaminants, or odors. Examples of sensitive receptors include residences, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities.

As previously described in the project description, the vacant project property is surrounded by vacant land and one industrial park facility. There are no existing or planned residential units located downwind in relation to the prevailing wind patterns.

The proposed enclosed facility of 60,000 square feet will accommodate logistics/warehouse operations with the respective administration partitions (lobby, offices, break room, conference room, restrooms).

Most of the building area will be an open floor for storage containers. The project does not involve any outdoor storage or work areas known to generate odors. As a standard requirement under SCAQMD Rule 402, no operation or activity on-site shall cause the emission of any smoke, fly ash, dust, fumes, vapors, gases, odors, or other forms of air pollution, which exceed levels identified as acceptable by the SCAQMD or the City of Desert Hot Springs. Less than significant impacts related to objectionable odors are anticipated.

Mitigation Measures: None
IV. BIOLOGICAL RESOURCES -- Would the Project:

Sources: Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 33
Draft Initial Study / Mitigated Negative Declaration December 2022 Plan, CVAG; Desert Hot Springs General Plan, 2020; General and Focused Biological Resources Assessment and CVMSHCP Consistency Analysis, James W. Cornett Ecological Consultants, July 2022. a) Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations,
or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
Discussion:

In July 2022, James W. Cornett Ecological Consultants conducted a project-specific General and Focused Biological Resources Assessment and Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Consistency Analysis. The assessment area covered the project site and 100 yards beyond all site boundaries. The biological survey and analyses were designed to ascertain the impacts of proposed development on the potential biological resources of the project site and immediate vicinity, as mandated by CEQA and required by the City of Desert Hot Springs. The entire site has been grubbed and graded and is devoid of vegetation. Based upon the near absence of plant life, the site may have been graded within the last twelve months.

The specific objectives of the biological survey are listed below:
 Determine the vascular plant and vertebrate animal species that occur on, and immediately adjacent to, the Project site.
 Ascertain the presence of plant or animal species given special status by government agencies, with an emphasis on sensitive species or communities not covered under the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).  Ascertain the existence of other significant biotic elements, corridors or communities.  Consider the site’s biological resources as they relate to the CVMSHCP and its Conservation Areas.
 If necessary and where appropriate, recommend measures to mitigate significant adverse impacts of the Project on sensitive species and habitats not covered in the CVMSHCP but determined to occur within the Project boundaries.

Survey methodology included literature, records, collections, website, or staff review to determine resources that are known to exist within the general area and to determine the possible occurrence of sensitive species. The University of California at Riverside Herbarium, the Boyd Deep Canyon Desert Research Center, the Coachella Valley Association of Governments, the Calflora and iNaturalist websites, and the California Department of Fish and Game Natural Diversity Database were reviewed and consulted for specific information regarding the occurrence of sensitive species. Field surveys for plant and animal species were started in April of 2022. Daytime field surveys were conducted on April 30, May 23 through the 27th, June 28th and July 1, 2022. Night surveys were conducted on May 23 and Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 34
Draft Initial Study / Mitigated Negative Declaration December 2022 24, 2022. In addition, twenty-five live-animal traps (which capture animals unharmed) for large and small mammals were set within the Project site for twenty-four-hour periods on May 23 and 24, 2022.

Surveys were conducted by walking north-south transects at 10-yard intervals through the Project site and 100 yards beyond site boundaries (except to the west due to the presence of fenced private property).

The survey techniques used during this assessment have been approved by the U.S. Fish and Wildlife Service for determining the presence or absence of the burrowing owl and desert tortoise and represents an intensive survey effort that resulted in no officially listed or federally protected species being overlooked.

The elevation of the project site is approximately 765 feet above sea level. According to the report, there is no topographical relief. The environment of the project site is part of the desert scrub habitat of the valley floor as described in the CVMSHCP.

The Project Specific Biological Assessment indicates there are no naturally occurring springs or permanent aquatic habitats within or near the project site boundaries. Soil characteristics are relatively uniform over the entire site. Surface soil is sandy with very few pebbles, cobbles, or small boulders.

No plant community exists within the project boundaries. The entire site was first graded in 2018 and has been graded again within the past year. Immediately beyond the north and south project site boundaries lies moderately disturbed Sonoran creosote scrub community, which dominated the site prior to the 2018 grading. Species present at the time the field surveys were conducted in the parcels that abut the project site include creosote bush, burrobush, Mojave indigo bush, brittlebush, and Emory’s Dalea. These plants, and the creosote scrub community, are widespread in the Colorado Desert of southeastern California.

Soil disturbance in and around the project site have resulted in slight intrusion of weed species that germinate and grow after damage of removal of native vegetation. On the project site, such species include Sahara mustard, bugseed, and Schismus grass. Each of these species occur in the Colorado Desert wherever the natural vegetation has been removed.

The Inventory of Rare and Endangered Plants of California, published by the California Native Plant Society (CNPS), the CNDDB Special Plant List (2021), or the Endangered, Threatened, and Rare Plants of California (2021), list a total of twenty-seven plant species occurring within the three USGS quadrangles considered in this study (Desert Hot Springs, Palm Springs and Seven Palms Valley). Only one of these species, the Coachella Valley milk-vetch, sometimes appears on habitats that have been graded.

The Coachella Valley milk-vetch is an uncommon, spring blooming perennial herb that is known to occur on sandy soils in the Coachella Valley. No Individuals of this species were found within the project site boundaries. The milk-vetch is listed as endangered by the U.S. Fish and Wildlife Service. Impacts to the milk-vetch are fully mitigated by the CVMSHCP through the payment of the Plans mitigation fee and no further action is necessary.

The biological report concludes that there is no evidence or records that any plant species considered sensitive occurs within the project site boundaries, particularly since the site has been graded. More importantly, any species that might occur on the project site is either a covered species under the CVMSHCP or not listed (or a candidate for listing) by either the state or federal governments. Therefore, there are no recommendations for future surveys or mitigation.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 35
Draft Initial Study / Mitigated Negative Declaration December 2022 Encountered arthropods on the site included the Eleodes beetle (Eleodes armata), and harvester ant (Pogonomyrmex californicus). Two insect species known to occur within the Coachella Valley have been placed on the California Department of Fish and Game’s Special Animals list. They are the Coachella giant sand treader cricket (Macrobaenetes valgum), and the Coachella Valley Jerusalem cricket (Stenopelmatus cahuilaensis). The United States Fish & Wildlife Service has listed as endangered a third insect species, Casey’s June beetle, (Dinacoma caseyi). (Casey’s June beetle is not a covered species under the CVMSHCP.) None of these three-insect species were found during the surveys though the former two may be present. All are either covered species under the CVMSHCP, are not listed, or are not candidates for listing.

No mammals were recorded within project site boundaries. The long-tailed pocket mouse (Chaetodipus formosus), deer mouse (Peromyscus maniculatus), black-tailed jack rabbit (Lepus californicus) and coyote (Canis latrans) were recorded from neighboring parcels. No individuals of the desert kit fox (Vulpes macrotis arsipus) were seen or detected on or near the project site. Mass grading, human activity, and presence of coyotes in the general areas are the likely explanation for its absence. The desert kit fox is fully protected in California and is not a covered species under the Plan. There are no bat roosting sites on or near the project site.

One mammalian species that was detected in neighboring parcels and contained within the California Department of Fish & Game Special Animals List) is the Palm Springs ground squirrel (Spermophilus tereticaudus chlorus). The Palm Springs ground squirrel is considered a state Species of Special Concern. In the past it was considered a candidate species for listing by the United States Fish & Wildlife Service. It likely occurs on or near the site but is a covered species under the CVMSHCP, and mitigation is fully provided under the Plan.

Frequently observed birds within the project area were common raven (Corvus corax), mourning dove (Zenaida macroura), turkey vulture (Cathartes aura), and Say’s phoebe (Sayornis saya).

No observations or calls of LeConte’s thrasher (Toxostoma lecontei) were recorded during the surveys.

In the Coachella Valley this species is closely associated with golden cholla in which it nests. No large golden chollas, suitable for nest building, were present within the project boundaries. LeConte’s thrasher is a covered species under the CVMSHP.

Two special-status avian species, potentially occurring within the project boundaries, are the burrowing owl (Athene cunicularia) and loggerhead shrike (Lanius ludovicianus).

The burrowing owl was not seen during the field surveys and no evidence of its presence was found.

However, ground squirrel burrows which may be usurped by owls, and friable soil for burrow construction or enlargement is considered suitable habitat for the owl and burrowing owls are known to take up residence on recently graded sites.

No observations of the loggerhead shrike were recorded. Shrikes nest in dense shrubs or trees that are at least three feet in height. No breeding habitat for this species was found. Therefore, no additional surveys for this species are recommended.

Absence of natural shelters and surface water preclude the site being considered a significant resource for other migratory bird species.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 36
Draft Initial Study / Mitigated Negative Declaration December 2022 The only reptile observed within the project site boundaries was the side blotched lizard (Uta stansburiana). No individuals of the officially threatened Coachella Valley fringe-toed lizard, (Uma inornate), were observed, detected, or expected due to the recent grading of the site. An intensive effort was also made to locate evidence of the flat-tailed horned lizard, (Phrynosoma mcallii). However, no individuals were observed, and no sign (scat, tracks) was found. It was concluded the species does not occur on the project site. The flat-tailed horned lizard was proposed to be listed by the federal government as threatened, the proposal has been rescinded. The state government considers the flat-tailed horned lizard a Species of Special Concern. The flat-tailed horned lizard is a covered species under the CVMSHCP and specific mitigation for this species is not required.

A concerted effort was made to locate signs of the officially listed desert tortoise (Goperhus agassizi).

However, no evidence of any kind (shell fragments, scat, tracks, burrows) was found and no direct observations were made. It is concluded that this species does not occur within the project site and immediate vicinity at this time and no additional surveys for this species are warranted.

The project specific biological report concludes that no amphibian species were found during the surveys, and none are expected.

The project lies within the boundary of the CVMSHCP, which outlines policies for conservation of habitats and natural communities. The CVMSHCP implements a habitat mitigation fee from new development in order to support the acquisition of conservation lands. The fee would be applied per Chapter 3.40 of the Desert Hot Springs Municipal Code (Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan Mitigation Fees). The project is expected to comply with provisions of the CVMSHCP.

Therefore, less than significant impacts are expected to species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service, following the recommended mitigation measures listed below:

Mitigation Measures:

BR-1: The project proponent shall ensure that burrowing owl clearance survey is performed not more than 14 days prior to project site disturbance (clearing, grubbing, grading, and construction), and then again 24-hours prior to site disturbance, as burrowing owls may colonize or recolonize the site within the time between the original survey and project activities. If any owls are identified, the most current protocol established by the California Department of Fish and Wildlife (Burrowing Owl Mitigation) must be followed.

BR-2: Prior to construction and issuance of any grading permit, the City of Desert Hot Springs shall ensure compliance with the CVMSHCP and its associated Implementing Agreement and shall ensure that payment of the CVMSHCP Local Development Mitigation Fee for the proposed Project is sent to the Coachella Valley Conservation Commission.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 37
Draft Initial Study / Mitigated Negative Declaration December 2022 b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Wildlife
or U.S. Fish and Wildlife Service?
Discussion:

The biological survey performed on the project property did not find any on-site naturally occurring springs, permanent aquatic habitats or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. No blue-line stream corridors were found within the project boundaries. Therefore, less than significant impacts are expected.

Mitigation Measures: None
c) Have a substantial adverse effect on state
or federally protected wetlands (including,
but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
Discussion:

According to the Project Specific Biological Resource Assessment, the project site does not contain federally protected wetlands, marshes or other drainage features. No bodies of standing water, streams, or washes are present on site. The National Wetlands Inventory from the USFWS, identified no wetlands or riparian resources on the project property. Furthermore, the Biological Resources Assessments did not identify naturally occurring springs or permanent aquatic habitats in or near the project site boundaries nor are there botanical indicators of such corridors.

Implementation of the project would not result in the direct removal, filling or other hydrological interruption to any of these resources. The proposed on-site storm drain improvements shall include facilities to prevent the direct discharge impacts of runoff to any adjacent land uses. A Project Specific Water Quality Management Plan (WQMP) is expected to be prepared to ensure that the project does not contribute pollutants of concern in any project storm runoff. In addition, the implementation of the on-site storm drain improvements in conjunction with the Project Specific WQMP will work to minimize impacts runoff. Therefore, less than significant impacts are expected.

Mitigation Measures: None
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 38
Draft Initial Study / Mitigated Negative Declaration December 2022 Discussion:

Per the project-specific biological report, no migratory wildlife corridors or native wildlife nursery sites were found on the project or adjacent properties and no discernable and routinely used corridors were identified. No impacts relative to migratory corridors are expected.

Mitigation Measures: None
e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?

Discussion:

The project property is presently vacant and undeveloped with scattered vegetation. Project implementation would not result in demolition or tree removal. The proposed site plan provides landscaping improvements along the project edges in a manner consistent with the local development standards. The project will comply with the provisions of the CVMSHCP. There are no other unique local policies or ordinances protecting biological resources that would cause a conflict nor does the site support high value biological resources that could be affected. There are no applicable tree preservation policies or ordinances and no impacts are expected.

Mitigation Measures: None
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or state
habitat conservation plan?
Discussion:

As previously mentioned in discussion a), the project lies within the boundary of the CVMSHCP, which outlines policies for conservation of habitats and natural communities. The CVMSHCP implements a habitat mitigation fee from new development in order to support the acquisition of conservation lands.

The fee would be applied per Chapter 3.40 of the Desert Hot Springs Municipal Code (Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan Mitigation Fees). The project is expected to comply with provisions of the CVMSHCP. Less than significant impacts would result from project implementation provided the procedures established in Mitigation Measure BR-1 and BR-2 of this Initial Study are implemented.

Mitigation Measures: See BR-1 and BR-2
V. CULTURAL RESOURCES –Would the Project:

Sources: Desert Hot Springs General Plan, 2020; Historical/Archaeological Resources Survey Report, CRM Tech, 2022.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 39
Draft Initial Study / Mitigated Negative Declaration December 2022 a) Cause a substantial adverse change in
the significance of a historical resource
pursuant to § 15064.5?
Discussion:

The project is located on approximately 4.85 acres of vacant and undeveloped land in the City of Desert Hot Springs. Currently, the project site is vacant, however, the entire site has been grubbed and graded from previous construction operations. The site exhibits a predominantly flat condition. Overall, there are no salient topographic features or other natural visual landmarks on the project site or its general surroundings.

Between September and December 2022, CRM Tech performed a cultural resources study on the approximately 4.86-acre project site. The purpose of the cultural resource study is to provide the City with the necessary information and analysis to determine whether the project would cause substantial adverse changes to any historical resources, as defined by CEQA, that may exist in or near the project area. In order to identify such resources, CRM Tech initiated a historical/archaeological resources records search, contacted the appropriate Native American representatives, pursued historical background research, and carried out an intensive-level field survey in conjunction with the nearby Agua Caliente Band of Cahuilla Indians (ACBCI). The field survey occurred on November 1, 2022, and was conducted on foot at an intensive level by walking a series of parallel north-south transects spaced approximately 50 feet apart.

In this way, the ground surface in the entire project area was systematically and carefully examined for evidence of human activities dating to the prehistoric or historic period (i.e., 50 years ago or older).

The records search was provided by the Eastern Information Center (EIC) of the California Historical Resources Information System (CHRIS) on October 27, 2022. The EIC search uncovered one previous cultural resources study that included the project area. The previous cultural resource study took place in 2006 by CRM Tech. The 2006 survey did not encounter any cultural resources within or adjacent to the current project boundaries. Other studies did not discover resources within the project site.

Historical background research was conducted by CRM Tech and included reviewing published literature in local history and historical maps and aerial/satellite photographs of the project vicinity. Historical sources consulted show evidence of human activities in the surrounding area as early as the mid-19th century but no such evidence within the project boundaries throughout the historic period. In the 1850s, when the U.S. government conducted the first systematic land survey in the Coachella Valley, an “Indian trail” was noted running east-west approximately a quarter-mile south of the project location. The trail later evolved into U.S. Highway 60/70/99 further to the south by the early 20th century and eventually Interstate Highway 10 by the 1950s, but its presence nearby had little impact on the project area itself.

The desert landscape within the project boundaries remained largely undisturbed until 2017-2018, when the property was cleared, graded, and evidently used as a staging area for the development project to the west (“Coachillin”). Based on these sources, the project area is likely low in sensitivity for cultural resources from the historic period.

Additionally, the site is not identified in the City of Desert Hot Springs General Plan 2020 as having Historic Resource Sensitivity. The research results summarized above and in CRM Tech’ s Cultural Report, found that no potential historical resources were previously recorded within the project area, and none were found during the field survey. Therefore, the project site is not expected to cause a substantial adverse change in the significance of a historical resource as defined by CEQA §15064.5 (b) and less than significant impacts are expected.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 40
Draft Initial Study / Mitigated Negative Declaration December 2022 Mitigation Measures: None
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to §15064.5?

Discussion:

As previously mentioned, the project site has been graded from previous construction activities and is not likely to have archaeological resources. Additionally, CRM Tech’s Cultural Report, which included records search, historical research, and a field survey, determined further cultural resources investigations are not necessary for the project. However, it is recommended that a cultural resources monitor be onsite during any ground-disturbing activities and that a qualified archaeologist be notified of any cultural finds. Additionally, proper procedures in accordance to State law, which includes contacting the County Coroner, should be followed if any human remains are found during earthmoving activities.

Less than significant impacts are expected following the recommended mitigation measure

Mitigation Measures:

CUL-1: The presence of a qualified archaeological monitor or Cultural Resource Monitor shall be required during all project related ground disturbing activities (clearing, grubbing and grading). In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 50-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside the buffered area may continue during this assessment period.
c) Disturb any human remains, including
those interred outside of formal cemeteries?
Discussion:

The entire project area and radius was closely inspected for evidence of human activities dating to prehistoric or historic periods. As discussed previously, no other sites, features, artifacts, or builtenvironment features of prehistoric or historic age were encountered within the project area during the field survey.

Pursuant to the California Health and Safety Code Section 7050.5, and the CEQA Guidelines Section 15064.5 require that in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlay adjacent remains, until the County Coroner has examined the remains. If the coroner determines the remains to be Native American or has reason to believe that they are Native American, the coroner shall contact by telephone within 24-hours of the Native American Heritage Commission. Pursuant to the mentioned California Health and Safety Code, proper actions shall take place in the event of a discovery or recognition of any human remains during project construction activities. Less than significant impacts are expected.

Mitigation Measures: None
VI. ENERGY -- Would the project:

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 41
Draft Initial Study / Mitigated Negative Declaration December 2022 Sources: California Emissions Estimator Model (CalEEMod), Version 2020.4.0; Desert Hot Springs General Plan, 2020; Desert Hot Springs General Plan Environmental Impact Report, 2020; California Transportation Data for Alternative Fuels and Vehicles, U.S. Department of Energy, accessed July 2022; U.S. Energy Information Administration, accessed 2022.
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy
resources, during project construction or
operation?
Discussion:

The project proposes the development of one, 60,000-square-foot building to support a climatecontrolled container storage facility and supporting infrastructure improvements. The facility is expected to house a company which moves goods in portable storage units Such units are delivered by truck to homes and businesses where they are filled with personal or business belongings, are then picked up again by truck for storage in the warehouse before the storage unit is moved to the location requested by the client. The storage units are warehoused for a short or long duration, and per the client’s needs are removed from the warehouse for delivery to a local or national destination. This building is not a refrigerated/cold storage warehouse. The project proposes internal paved drive aisles, 92 paved parking spaces, and landscaping throughout. Vehicular access will be provided from Calle De Los Romos.

Electricity and natural gas are the primary sources of energy in the City of Desert Hot Springs. Electricity is provided to the City and Sphere of Influence (SOI) by Southern California Edison (SCE). SCE is regulated by the California Public Utilities Commission and Federal Energy Regulatory Commission (FERC) and receives electric power from a variety of sources. According to SCE’s website, 35.1 percent of SCE’s power came from eligible renewable sources in 2019, including biomass/biowaste, geothermal, hydroelectric, solar, and wind sources.

The Southern California Gas Company (SoCalGas or the Gas Company) provides natural gas to Desert Hot Springs. Natural gas is found in association with petroleum crude oil deposits and is transported throughout the country through transmission and high-pressure distribution lines. The closest distribution lines are located approximately a mile west and north of the project, along Karen Avenue and Dillon Road, respectively. The closest transmission lines to the project is located approximately 0.70 miles south, along Garnet Avene.

Petroleum accounts for approximately 92 percent of California’s transportation energy sources. In 2019, California consumed approximately 14.4 billion gallons of gasoline and 3.98 billion gallons of diesel.

Gasoline and other vehicle fuels are commercially provided commodities and would be available to the project via commercial outlets. Technological advances, market trends, consumer behavior and government policies could result in significant changes to fuel consumption by type and total. Various policies, rules and regulations have been enacted to improve vehicle fuel efficiency, promote the development and use of alternative fuels, reduce transportation-source air pollutants and greenhouse gas (GHG) emissions, and reduce vehicle miles traveled (VMT), at Federal and State levels.

Technological advances have made use of other energy resources or alternative transportation modes increasingly feasible, as market forces have driven the price of petroleum products steadily upward.

The project is expected to consume energy in the form of electricity, natural gas, and petroleum during Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 42
Draft Initial Study / Mitigated Negative Declaration December 2022 project construction and operation. Analysis of the project-related energy consumption was calculated using the latest version of CalEEMod (v2020.4.0). CalEEMod was used to calculate construction-source and operational-source criteria pollutant and GHG emissions from direct and indirect sources. The most conservative interpretation of proposed land uses, equitable modelling criteria, and associated energy impacts have been utilized to capture impacts associated with 100% of the proposed onsite structures.

The project is categorized into two land uses within CalEEMod: Industrial Park and Parking Lot. Project related energy consumption, via electricity, natural gas, and petroleum is analyzed subsequently.

Electricity
As previously stated, electricity is provided to the City of Desert Hot Springs and the project site by SCE.

SCE’s facilities include high-voltage transmission lines, lower voltage distribution lines, and substations, which lowers voltage so that it can be distributed to homes and businesses. SCE’s transmission system includes high-voltage lines rated at 500, 230, 115, 66 and 55 kilovolts (kV). Distribution lines are those rated below 55 kV. Electric power is transported to individual homes and businesses from substations through 33 and 12 kV distribution lines.

Construction
Temporary electrical power for lighting and electronic equipment, such as computers inside interim construction trailers, would be provided by SCE. Electricity consumed for onsite construction trailers, which are used by managerial staff during the hours of construction activities, as well as electricallypowered hand tools are expected to use a minimal amount of electricity. However, the electricity used for such activities would be temporary and negligible. Most energy used during construction would be from petroleum consumption.

Operation
The project proposes the operation of a container storage facility on approximately 4.85 acres of vacant land. The project would not result in the use of excessive amounts of fuel or electricity and would not result in the need to develop additional sources of energy. Although energy use at the project would not be excessive, the project would incorporate several measures directed at minimizing energy use. These measures include applying energy efficient design features, including using high efficiency lighting, to meet Title 24 Standards, and therefore, reducing electricity consumption during project operation.

According to the CalEEMod calculations, the project is expected to generate the demand for approximately 583,111.7 kWh of annual electricity demand. This is depicted in Table VI-1, Operational Electricity Demand, below.

Table VI-1 Operational Electricity Demand
Electricity Demand
Land Use kWh/yr
Industrial Park 551,400
Parking Lot 31,711.7
Total 583,111.7
According to the Desert Hot Springs General Plan (DHSGP) Environmental Impact Report (EIR), Desert Hot Springs will consume approximately 575,687,510 kWh of electricity annually at buildout (year 2040).

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 43
Draft Initial Study / Mitigated Negative Declaration December 2022 The project is estimated to consume approximately 583,111.7 kWh/yr., which is approximately 0.10 percent of the total annual electricity use for the City at buildout. Operation of the project is not anticipated to use excessive amounts of electricity and impacts are expected to be less than significant.

Natural Gas
According to the DHSGP EIR, natural gas consumption for City of Desert Hot Springs (at buildout) totals to approximately 1,805,720,920 thousand British Thermal Units (kBTU) annually. The proposed project will utilize natural gas during the operation of the project.

Construction
Natural gas is not anticipated to be required during construction of the project. Fuels used for construction would primarily consist of diesel and gasoline, which are discussed under the following petroleum subsection. Any minor amounts of natural gas that may be consumed because of project construction would be temporary and negligible and would not have an adverse effect.

Operation
The consumption of natural gas typically is consumed during building heating, water heating and cooking, which will occur during project operation. The project’s expected natural gas consumption was calculated using the CalEEMod default values. Based on the CalEEMod calculations, the project is estimated to consume approximately 205,800 kBTU of natural gas annually during operation of the entire project. Project natural gas consumption is displayed in Table VI-2, Operational Natural Gas Demand.

Table VI-2 Operational Natural Gas Demand
Natural Gas Demand
Land Use kBTU/year
Industrial Park 205,800
Parking Lot 0
Total 205,800
As such, the project would result in a long-term increase in demand for natural gas. As previously stated, the DHSGP EIR calculated that the City, at total buildout, will consume approximately 1,805,720,920 kBTU of natural gas annually. The project is proposed to consume approximately 205,800 kBTU of natural gas per year, which is approximately 0.01 percent of the estimated total annual natural gas use for the City at buildout. Therefore, natural gas consumption would be appropriate and not excessive or inefficient.

Petroleum
Petroleum is the largest U.S. energy source according to the U.S. Energy Information Administration (EIA). Petroleum products are used to fuel vehicles and produce electricity. U.S. petroleum consumption in 2020 was primarily used by the transportation sector (85 percent). The industrial sector accounted for 12 percent petroleum consumption, the commercial consumed 2 percent, and finally, the residential sector consumed less than 1 percent.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 44
Draft Initial Study / Mitigated Negative Declaration December 2022 Construction
The project will consume petroleum throughout project construction. Fuel consumed by construction equipment would be the primarily energy resource expended over the course of construction, while vehicle miles traveled (VMT) associated with the transportation of construction materials and construction worker commutes would also result in petroleum consumption. Heavy-duty equipment used for project construction would rely on diesel fuel, as would haul trucks involved in off-hauling materials from excavation. Construction workers are expected to travel to and from the project site in gasolinepowered passenger vehicles. There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or use of equipment that would not conform to current emission standards (and related fuel efficiencies).

Heavy-duty construction equipment of various types would be used during each phase of construction.

CalEEMod was used to estimate construction equipment usage. Fuel consumption from construction equipment was estimated by converting the total CO2 emissions from each construction phase to gallons using the conversion factors shown in the subsequent tables.

Table VI-3, Construction Worker Gasoline Demand, illustrates the demand of gasoline fuel for construction worker trips to and from the site during each construction phase. Construction worker gasoline demand during each phase of development equals a total of 7,400.3 gallons of gasoline fuel.

Table VI-3 Construction Worker Gasoline Demand
Phase Days Trips Miles VMT KgCO2e Kg/CO2/Gallon Gallons Site Prep. 5 18 14.60 1,314 392 8.89* 44.1
Grading 20 15 14.60 4,380 1301.4 8.89 46.4
Building Const. 230 63 14.60 211,554 61488.5 8.89 6,917 Paving 25 20 14.60 7,300 2119.5 8.89 238.4
Arch. Coating 25 13 14.60 4,745 1372.3 8.89 154.4
Total 7,400.3
*https://www.epa.gov/energy/greenhouse-gases-equivalencies-calculator-calculations-and-references https://www.epa.gov/energy/greenhouse-gas-equivalencies-calculator Table VI-4, Construction Vendor Diesel Fuel Demand (below), illustrates the demand of diesel fuel for construction vendor trips to and from the site. These trips are associated with the delivery of construction materials during the construction phase. Construction vendor demand equals a total of 4,516.2 gallons of diesel fuel.

Table VI-4 Construction Vendor Diesel Fuel Demand
Phase Days Trips Miles VMT KgCO2e Kg/CO2/Gallon Gallons Site Prep. 5 0 0 0 0 10.18* 0
Grading 20 0 0 0 0 10.18 0
Building Const. 230 25 6.20 35,650 45,975.4 10.18 4,516.2 Paving 25 0 0 0 0 10.18 0
Arch. Coating 25 0 0 0 0 10.18 0
Total 4,516.2
*https://www.epa.gov/energy/greenhouse-gases-equivalencies-calculator-calculations-and-references https://www.epa.gov/energy/greenhouse-gas-equivalencies-calculator Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 45
Draft Initial Study / Mitigated Negative Declaration December 2022 Table VI-5, Construction Equipment Diesel Fuel Demand, displays the demand of diesel fuel for construction vehicles on-site during the various construction phases. Construction equipment diesel demand equals a total of 32,090.5 gallons of diesel fuel.

Table VI-5 Construction Equipment Diesel Fuel Demand
Phase Days Equipment Units KgCO2e Kg/CO2/Gallon Gallons Site Prep. 5 7 8,427.4 10.18 827.8
Grading 20 6 26,266.3 10.18 2,580.2
Building Const. 230 9 268,157.4 10.18 26,341.6
Paving 25 8 20,634 10.18 2,026.9
Arch. Coating 25 1 3,196.3 10.18 314
Total 32,090.5
Overall, the project is estimated to consume approximately 7,400.3 gallons of gasoline and 36,606.7 gallons of diesel fuel during the project’s construction phases. In total, the project will consume approximately 44,007 gallons of petroleum. Per the City General Plan Environmental Impact Report (EIR), the City of Desert Hot Springs consumed approximately 21,989,676 gallons of petroleum in year 2019 and is projected to consume approximately 51,531,567 gallons of petroleum in year 2040.

Therefore, project construction will consume approximately 0.20 percent of petroleum consumption compared to consumption in year 2019, and 0.08 percent of petroleum consumed compared to year 2040. Additionally, petroleum use during construction would be temporary. Therefore, construction of the project will not consume petroleum in a manner that is unnecessary, wasteful, or inefficient.

The energy used during the construction of the project would be limited to the development of the project and would not require long-term petroleum use. Additionally, there are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or use of equipment that would not conform to current emissions standards (and related fuel efficiencies). Thus, project construction would not consume petroleum in a wasteful or inefficient manner.

Operation
According to the figures provided by the CalEEMod calculations, the project would have an estimated annual VMT of 570,302. The average daily trip rate (ADT) for weekdays is 202.2 ADT, 152.4 on Saturdays, and 74.4 on Sundays. Total mobile source CO2e is 194.0335 MT per year, or 194,033.5 kg per year. CalEEMod assumes 92.5 percent of VMT burns gasoline, while the remaining 7.5 percent burn diesel. Thus, of the 194,033.5 kg of mobile emissions, approximately 179,481 kg is generated by gasoline combustion and 14,552.5 kg is generated by diesel combustion. The project would have an annual gasoline demand of 20,189.1 gallons and an annual diesel demand of 1,429.5 gallons, as displayed in Table VI-7.

Table VI-6, Operational Petroleum Demand
Land Use Annual VMT
Industrial Park 570,302
Parking Lot --
Total 570,302
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 46
Draft Initial Study / Mitigated Negative Declaration December 2022 Table VI-7 Operational Annual Petroleum
Annual VMT KgCO2e Kg/CO2/Gallon Annual Gallons
Gasoline 527,529.35 179,481 8.89 20,189.1
Diesel 42,772.65 14,552.5 10.18 1,429.5
Total Petroleum 21,618.6
The Desert Hot Springs General Plan EIR predicts that the City of Desert Hot Springs will consume approximately 8,608,831 gallons of diesel, 42,922,736 gallons of gasoline, for a total petroleum consumption of 51,531,567 gallons at buildout of the City (year 2040). The project is estimated to consume 21,618.6 gallons of petroleum annually, approximately 0.042 percent of the City’s total projected petroleum consumption at buildout. Therefore, operation of the project will not consume petroleum in a manner that is unnecessary, wasteful, or inefficient.

Over the lifetime of the project, the fuel efficiency of vehicles in use is expected to increase, as older vehicles are replaced with newer more efficient models. Therefore, it is expected that the amount of petroleum consumed due to the vehicle trips to and from the project site during operation would decrease over time. Additional advancement of technology includes the use of plug-in hybrid and zero emission vehicles in California, which will also decrease the amount of future petroleum consumed in the state. With the foregoing, operation of the project is expected to use decreasing amounts of petroleum over time, due to advances in fuel economy. Additionally, the proposed facility is located approximately 0.50 miles east of North Indian Canyon Drive. North Indian Canyon Drive is a major corridor within the City that provides access to the City and surrounding cities.

Although the project would result in an increase in petroleum use during construction and operation compared to the existing conditions, the project would implement measures required under the City’s General Plan and City Municipal Code. Additionally, the regional VMTs and associated vehicular-source emissions are reduced by the following project design feature/attribute: on-site sidewalk improvements will be implemented to improve pedestrian connectivity to the surroundings. Given this consideration, petroleum consumption associated with the project operation would not be considered excessive.

In conclusion, the project would increase demand for energy in the project area and in the service area of SCE. However, based on the findings described above, project construction and operation are not anticipated to result in potentially significant impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation.

Mitigation Measures: None
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
Discussion:

The approximately 4.85-acre project proposes the development of one, 60,000-square-foot building to support a container storage facility and supporting infrastructure improvements at the northeast corner Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 47
Draft Initial Study / Mitigated Negative Declaration December 2022 of Calle De Los Romos and 19th Avenue in Desert Hot Springs. As stated in the previous discussion, project development and operation are not anticipated to use an unnecessary amount of energy resources. To ensure the conservation of energy, the State of California and the City of Desert Hot Springs implements various regulations in order to be more energy efficient and reduce the amount of GHG emissions. Some of the State-wide and local regulations are listed below.

State Regulations
Assembly Bill 32
Assembly Bill 32 (AB 32) was signed in 2006 to establish and reduce the amounts of greenhouse gases being emitted on a state-wide level. Specifically, AB 32 requires a reduction of emissions to 1990 levels by 2020. It plans to do this by establishing an annual reporting program for significant sources. Energy efficiency goals listed in AB 32 includes maximizing energy efficiency building and appliance standards, and pursuing additional efficiency efforts including new technologies, and new policy and implementation mechanisms.

Executive Order S-3-05
Executive Order (EO) S-3-05, passed in 2005, established reduction targets of an 80 percent of 1990 levels reduction by 2050, and created agencies to achieve these targets. The passage of this regulation requires the use of more energy efficient practices regarding building development and operation in order to reduce the amount of GHGs produced.

Title 20: Appliance Efficiency Standards
The California Code of Regulations (CCR), Title 20: Division 2, Chapter 4, Article 4, Sections 1601-1608 (Appliance Efficiency Regulations) regulates the sale of appliances in California. The Appliance Efficiency Regulations include standards for both federally regulated appliances and non-federally regulated appliances. 23 categories of appliances are included in the scope of these regulations. The standards within these regulations apply to appliances that are sold or offered for sale in California, except those sold wholesale in California for final retail sale outside the state and those designed and sold exclusively for use in recreational vehicles or other mobile equipment.

Title 24: Building Energy Efficiency Standards and CALGreen Building Standards Code In addition to Title 20 (Sections 1601-1608) of the CCR, Title 24, parts 6 and 11, also outlines energy efficient building designs for new development. The CCR’s 2019 Building Energy Efficiency Standards (Title 24, Part 6), and the CALGreen Building Standards Code (Title 24, Part 11), establish mandatory guidelines and standards requiring more energy efficient new and existing developments. The California Energy Commission adopted the Building Energy Efficient Standards for all new residential and nonresidential construction to reduce greenhouse gases, as a part of the California Building Code, Title

24. This requires new homes to include at least 50 percent of kitchen lighting to be LED, compact fluorescent or similar high efficiency fixtures, double pane windows, cool roofs, and other design techniques to reduce heat loss. Title 24, Part 11, establishes design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties. The project will be required to comply with the state implemented standards for energy efficient new developments.

California’s Renewable Portfolio Standards
The California Renewable Portfolio Standards will reduce GHG emissions by requiring utility companies, Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 48
Draft Initial Study / Mitigated Negative Declaration December 2022 such as SCE, to switch from non-renewable resources, such as coal-fired power plants, to renewable resources, such as wind turbines and solar power.

Low Carbon Fuel Standard
The Low Carbon Fuel Standard (LCFS), or Executive Order (EO) S-1-07, establishes a low carbon fuel standard for transportation fuels in California. EO S-1-07 was enacted to reduce carbon intensity in transportation fuels as compared to conventional petroleum fuels, such as gasoline and diesel. It requires that the carbon intensity of California’s transportation fuels be reduced at least 10 percent by 2020.

Clean Car Standards
The Clean Car Standards, otherwise known as Pavley 1493, sets more stringent vehicle fuel economy standards for cars and light trucks that reduce greenhouse gas emissions. In 2009, the federal government enabled the state of California to enforce stricter tailpipe emissions limits on new passenger vehicles. In 2010, the US EPA and the Department of Transportation’s National Highway Safety Administration announced new vehicle greenhouse gas emission standards and corporate average fuel economy standards that reinforce California’s standard.

City Regulations
Desert Hot Springs Climate Action Plan
The Desert Hot Springs Climate Action Plan (CAP) was published in 2013 to act as a comprehensive framework for the development and implementation of policies and programs to reduce greenhouse gas emissions (GHG) within the City of Desert Hot Springs. The CAP is based on the directives of the Global Warming Solutions Act (AB 32) adopted by legislature in 2006, which plans to reduce GHG emissions to 1990 levels by 2020. EO S-3-05, which was issued in 2005, requires the reduction of emissions 80 percent below 1990 levels by 2050, also established directives for the Desert Hot Springs CAP.

According to the CAP, the 2010 baseline GHG emission level within Desert Hot Springs was 100,799 tonnes CO2e.

The CAP includes 80 measures to reduce the City’s GHG emissions, which are grouped into seven spheres. The seven spheres include: where we live, where we work, how we build, how we get around, how we govern, where we visit and play, and how we teach and learn. Measures listed in the CAP vary from educational programs, energy or water conservation audits, implicating ordinances, and promoting energy efficient vehicles and transportation methods. The measures outlined within the CAP are expected to result in an annual savings of 50,040 tonnes CO2e, 739 tonnes CO2e over the City’s AB 32 target reductions of 49,301 tonnes CO2e.

Desert Hot Springs General Plan Update
The City of Desert Hot Springs is committed to reducing energy demand and consumption within their City. Since the production of electricity and natural gas requires the burning of fossil fuels, the increased demand for electricity in the City also leads to an increase in air pollution and greenhouse gas emissions created in the City. Therefore, reducing energy consumption will contribute to the reduction of air pollutants and GHGs generated in the City.

Industrial land uses typically generate large electricity and natural gas demands in the City. The Open Space and Conservation Element of the General Plan addresses existing energy resources and Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 49
Draft Initial Study / Mitigated Negative Declaration December 2022 consumption patterns in an effort to preserve and expand these resources and determine how they may be most effectively managed.

According to the Desert Hot Springs General Plan, energy conservation is important, particularly in the summer months. Energy conservation is encouraged through development regulations, building regulations and General Plan standards. The goal of the Energy and Mineral Resources Element of the General Plan focuses on the conservation and thoughtful management of energy sources and mineral deposits, assuring the long-term viability of limited and non-renewable resources. This is achieved in the General Plan through the promotion of energy conservation in all areas of community development, including transportation, development planning, public and private sector office construction and operation, as well as in the full range of residential, commercial and industrial projects. Program 5B of the Energy and Mineral Resources Element in the General Plan requires that support and facilitate the integration of co-generation and other energy management systems into larger industrial and commercial operations in the City to enhance operational efficiencies and provide additional opportunities for local power production.

In addition to the goals and policies outlined within the General Plan Update, the General Plan also enforces the standards required in Title 24 and Building Code regulations, which require energy efficiency in all new construction of residential and nonresidential projects, as well as providing encouragement for the use of energy efficient construction techniques.

Desert Hot Springs Municipal Code
Similar to the City’s CAP and GPU, the City’s Municipal Code also encourages the conservation of energy. Chapter 15.08.100, California Energy Code, requires that the California Energy is adopted by reference and used to implement, administer and enforce the California Building Standards Code.

Chapter 10.56 (Transportation Demand Management Requirements) is intended to protect the public health, welfare and safety by reducing air pollution caused by vehicle trips and vehicle miles traveled (VMTs). This chapter is intended to reduce emissions by requiring the development of a trip reduction and travel demand element to the congestion management plan (CMP), and adoption and implementation of trip reduction and travel demand ordinances by local agencies.

The project property proposes a container storage facility on approximately 4.85 acres east of Calle De Los Romos and north of Avenue 19, in the City of Desert Hot Springs. The facility will include the development of a 60,000-square-foot building, paved driveways, 92 paved parking spaces, and associated improvements. The project will comply with state-implemented building standards such as those outlined in Title 20 and Title 24 of the California Code of Regulations. Energy efficient appliances will be utilized during project operation. As stated in the previous discussion, project-related energy consumption and VMTs created by the project are not anticipated to be substantial.

The project property is located in an area that this dominated by vacant land in the City of Desert Hot Springs. Existing industrial uses are located west of the project. The project property will comply with all applicable State and local guidelines and regulations regarding energy efficient building design and standards. Therefore, the project is not anticipated to conflict or obstruct a state or local plan for renewable energy or energy efficiency. Less than significant impacts are expected.

Mitigation Measures: None
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 50
Draft Initial Study / Mitigated Negative Declaration December 2022 VII. GEOLOGY AND SOILS -- Would the Project:

Sources: Desert Hot Springs General Plan, 2020; Desert Hot Springs General Plan Environmental Impact Report, 2020; Desert Hot Springs Municipal Code; Riverside County General Plan, 2015; Riverside County General Plan Environmental Impact Report, 2015; 2015 Urban Water Management Plan, Missions Springs Water District, 2015; Flood Insurance Rate Map (FIRM) panel 06065C0885G, Federal Emergency Management Agency’s (FEMA), effective August 28, 2008; Land Subsidence, Groundwater Levels and geology in Coachella Valley, California, 1993-2010, USGS Scientific Investigations Report 2014-5075.
a) Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the
area or based on other substantial
evidence of a known fault?

Discussion:

According to the Desert Hot Springs General Plan Environmental Impact Report (DHSGP EIR), ground shaking from an earthquake can cause damage anywhere in the City, while a fault rupture typically results in only localized damage to structures near the fault. Critical parameters include (1) whether foundations and/or structures straddle the fault, (2) the distance between the fault and various portions in the City, (3) the maximum credible earthquake each fault is capable of generating, (4) the intensity of ground shaking expressed as a fraction of the acceleration of gravity (g), and (5) the Modified Mercalli (MM) seismic intensity values that have been calculated for the City. In general, peak ground accelerations and seismic intensity values decrease with increasing distance from the causative fault. However, local site conditions, such as the top of ridges, may amplify the seismic waves generated by an earthquake, resulting in higher accelerations. Fault rupture can result in serious catastrophic damage to structures if the rupture occurs under the structure and causes injury or death to any occupants inside.

Per the Alquist-Priolo Earth Fault Zone Map corroborated for the purpose of this analysis, no known active faults traverse the project site. The nearest Alquist-Priolo Fault Zone is located approximately 0.20 miles to the northeast and labeled the San Andreas Fault Zone. Alquist-Priolo Maps are corroborated by the Riverside County Seismic Faults and Fault Zones database and by the Desert Hot Springs EIR Map (page 4.7-11, 2020).

Surface rupture occurs when movement on a fault deep within the earth breaks through to the surface.

The DHSGP EIR indicates that fault ruptures usually follow preexisting faults, which are zones of weakness. As indicated by the Alquist-Priolo Earth Fault Zone Map, the project site does not lie within an Alquist-Priolo Earthquake Fault Zone. Although the site is not located within this zone, surface fault rupture could occur at the project site due to the site’s proximity to the San Andreas Fault. Therefore, the project buildings will be required to be constructed in a manner that reduces the risk of seismic hazards (Title 24, California Code of Regulations). The project will be conditioned to comply with the most current Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 51
Draft Initial Study / Mitigated Negative Declaration December 2022 seismic design coefficients and ground motion parameters and all applicable provisions of the California Building Code (CBC). Less than significant impacts are expected.

Mitigation Measures: None
ii) Strong seismic ground shaking?

Discussion:

Although the project site is not located on a fault, strong seismic ground shaking is the primary seismic hazard that can be expected at the project site, due to the project’s proximity to the San Andreas Fault.

Intensity can be affected based on distance from faults. Strong shaking from an earthquake can result in secondary actions including landslides, ground lurching, structural damage or destruction, and liquefaction (discussed subsequently in this Geology and Soils Section).

As previously stated, the proposed project buildings will be required to be constructed in a manner that reduces the risk of seismic hazards (Title 24, California Code of Regulations). The project will be conditioned to comply with the most current seismic design coefficients and ground motion parameters and all applicable provisions of the California Building Code (CBC). The CBC includes requirements to design structures in accordance with the appropriate ground-shaking design parameters set forth in the code. Remedial grading and construction will work to reduce exposure of people or structures to adverse effects to the greatest extent possible against seismic hazards. All grading and construction plans will be reviewed and approved by the City. Following compliance with standard conditions relative to seismic design requirements, less than significant impacts are expected.

Mitigation Measures: None
iii) Seismic-related ground failure,
including liquefaction?
Discussion:

The Geology and Soils section in the Desert Hot Springs General Plan EIR indicates that when loose, unconsolidated, saturated, sandy soils are subjected to ground vibrations during a seismic event they may liquefy; this phenomenon is called liquefaction. This occurs in areas where the ground water table is within 50 feet of the ground surface. Effects of liquefaction include a loss of bearing strength, ground oscillations, lateral spread and slumping.

According to the Mission Springs Water District (MSWD) Draft 2015 Urban Water Management Plan, groundwater levels in the Mission Creek Subbasin, in which the project is located, average 300 feet below the ground surface. Therefore, the chance for hazards associated with liquefaction is considered low in the Desert Hot Springs area, principally because of the approximate depth to ground water. The exception includes lands located immediately adjacent to and on the north side of the Banning and Coachella Valley (Mission Creek) Faults, which dike ground water and allow it to rise within 50 feet of the surface. The property is located approximately 2.7 miles southwest from the Mission Creek Fault.

Through the development review process of the proposed structures, a site-by-site analysis is required to assess building design and check that proposed structures meet existing regulations or applicable codes established by the California Building Code (CBC) and the City of Desert Hot Springs. Less than significant impacts are expected.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 52
Draft Initial Study / Mitigated Negative Declaration December 2022 Mitigation Measures: None
iv) Landslides?
Discussion:

Per the DHSGP EIR, landslides typically occur in areas with steep, unstable slopes. This hazard is found along the perimeter of the City on properties abutting the surrounding hillsides and mountains (page 4.7- 18). The subject property is located near an area with a low susceptibility of being impacted by rock falls and seismically induced landsliding due to the relatively flat topography. The closest area with moderate susceptibility to landsliding is approximately 2.5 miles to the northwest, at an isolated geological feature referred to as Devers Hill. Less than significant impacts are anticipated.

Mitigation Measures: None
b) Result in substantial soil erosion or the
loss of topsoil?
Discussion:

The project property is located north of 19th Avenue and east of Calle De Los Romos in Desert Hot Springs. Soil erosion at the project site can be caused by windborne, waterborne and human-related activities. Erosion during project construction and operation is discussed subsequently.

The project site is currently vacant with various material piles ranging from 3 to 5 feet in height. The observed content of these piles includes fine soils, gravel, and small boulders, as well as intermixed trash and plastic debris. Remedial grading including over-excavation and re-compaction will be required to ensure firm and uniform bearing conditions. These activities may increase the potential of soil erosion at the time of development. Therefore, in order to mitigate the effect of erosion at the project site, the project shall implement the Coachella Valley PM10 State Implementation Plan (PM10 Plan), otherwise identified by the City of Desert Hot Springs as the Fugitive Dust Control Plan. The purpose of this plan is to reduce the amount of particulate matter entrained in the ambient air as a result of anthropogenic fugitive dust sources by requiring actions to prevent, reduce or mitigate fugitive dust emissions. The PM10 Plan requires the implementation of best management practices (BMPs) such as the use of perimeter fencing, applying adhesive dust suppressant, or watering the project site. The project property shall implement the BMPs outlined within their project specific PM10 Plan during construction of the project site. Refer to the Air Quality section of this environmental document for further information.

In addition to windborne and human-caused erosion, the project property may be subject to waterborne erosion during project construction. According to the Federal Emergency Management Agency’s (FEMA) Flood Insurance Rate Map (FIRM) panel 06065C0895G, effective August 28, 2008, the entire project and its immediate surroundings are located within Zone X, which include other flood areas with a 0.2 percent chance flood; areas with 1 percent chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1 percent annual chance flood.

Waterborne erosion can be caused by both human activities (i.e., over-watering of a site) and natural conditions (i.e., stormwater runoff from a rain event). Project development may affect onsite waterborne erosion; therefore, the project is required to comply with the most current Construction General Permit (CGP) (Order No. 2009-0009-DWQ as amended by 2010-0014-DWQ). Compliance with the CGP involves the development and implementation of a project-specific Stormwater Pollution Prevention Plan Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 53
Draft Initial Study / Mitigated Negative Declaration December 2022 (SWPPP), which is designed to reduce potential adverse impacts to surface water quality during the period of construction. The required plan will identify the locations and types of construction activities requiring BMPs and other necessary compliance measures to prevent soil erosion and stormwater runoff pollution. The plan will also identify the limits of allowable construction-related disturbance to prevent any exceedances or violations. Waterborne erosion and the City’s standard conditions associated with the topic are thoroughly discussed in the Hydrology and Water Quality Section of the document.

All onsite 100-year peak discharges would drain into underground retention basins via surface flows and pipes. The project would not alter the FEMA Flood Zone X sheet flow or be impacted by the flood depth.

Additionally, project implementation will include landscaping, buildings, and paved surfaces throughout the property. These features will establish stabilized surfaces at the project site, therefore decreasing the likelihood of onsite windborne, waterborne and human-related erosion. Project operation should not result in significant waterborne erosion.

The implementation of the PM10 Plan and the SWPPP will ensure that impacts from project-related erosion will be less than significant. See the Air Quality and Hydrology and Water Quality sections of this document for further discussion.

Mitigation Measures: None
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as
a result of the Project, and potentially result
in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
Discussion:

The onsite area has a predominantly level topography that slopes to the southeast. As discussed previously, hazards associated with liquefaction, lateral spread and offsite landslides are not expected.

The Desert Hot Springs General Plan EIR states that ground subsidence is the gradual settling or sinking of the ground surface with little or no horizontal movement (page 4.7-20). This phenomenon is usually associated with the extraction of oil, gas or ground water from below the surface, but it may also occur as a result of an earthquake. The 4-meter high scarp on the west side of Devers Hill indicates that uplift has occurred within the Desert Hot Springs Area. Devers Hill is approximately 2.25 miles northwest of the subject property.

A USGS Scientific Investigations Report 2014-5075 “Land Subsidence, Groundwater Levels and geology in Coachella Valley, California, 1993-2010” indicates the following: While most of the Coachella Valley was relatively stable, land surfaces declined about nine inches to two feet in some areas of Palm Desert, Indian Wells, and La Quinta, between 1995 and 2010. Following the 2009 installation of groundwater replenishment systems, an important recent exception was observed in La Quinta where groundwater levels stabilized and rose, and the rate of land subsidence substantially decreased. Subsidence is considered a regional problem requiring regional mitigation not specific to the project vicinity.

According to the General Plan, soil collapse typically occurs in recently deposited soils in an arid or semiarid environment. When saturated, collapsible soils undergo a rearrangement of their grains and a loss of cohesion or cementation, resulting in a substantial and rapid settlement even under relatively low Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 54
Draft Initial Study / Mitigated Negative Declaration December 2022 loads. The alluvial sediments which comprise much of Desert Hot Springs are prone to collapse, which can result from surface irrigation. Remedial grading, including proper preparation and compaction of project soil, will be required and indicated in project specific grading plans which will be reviewed and approved by the City (Riverside County Municipal Code Section 15.04). Review of the plans and proper preparation and compaction will address the requirements for development on these soils. Preparation of the site, which includes removing existing piles of debris and loose soil from the existing onsite soils, and compaction using controlled compacted fill will ensure that soils susceptible to collapse are removed from the site and foundation bearing conditions are firm and uniform, per Chapter 18, Soils and Foundations, of the California Building Code. Less than significant impacts are anticipated.

Mitigation Measures: None
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building Code
(1994), creating substantial direct or indirect
risks to life of the property?
Discussion:

Expansive soil is described as soils that include a significant amount of clay and are subject to swelling.

Expansive soils can change in volume and can exert significant pressure on loads (such as buildings) that are placed on them. In the General Plan study area, expansive soils are not generally considered a hazard because of the relatively minor amount of clay present in the soils. Where expansive soils may occur is in the Qf3 and Qf4 soils, which generally occur north of the Mission Creek Fault and in the vicinity of Whitewater Hill. The property is approximately 8.70 miles southeast of the Mission Creek Fault and

4.72 miles east of Whitewater Hill. Less than significant impacts are anticipated.

Mitigation Measures: None
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
Discussion:

Mission Springs Water District (MSWD) currently provides sewer service to the City of Desert Hot Springs. MSWD is initiating the construction of the West Valley Water Reclamation Program (WVWRP).

The WVWRP would be on 60 acres of land between 19th and 20th Avenues in Desert Hot Springs, southeast of the project, and is anticipated to be implemented over an extended period of 3-10 years and will treat 1.5 MGD. Wastewater generated from the project would be conveyed to the WVWRP. The project would have a nominal increase to wastewater and sufficient capacity would be available to serve the project. Additionally, project plans will be reviewed by MSWD and City Staff to ensure wastewater capacity and compliance. Wastewater generated by the project site would be nominal since the facility will utilize efficient irrigation and fixtures. Sewer installation and connection fees in place at the time of development or connection would be collected by MSWD (see the Utilities and Service Systems section for further discussion). Therefore, less than significant impacts are anticipated.

Mitigation Measures: None
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 55
Draft Initial Study / Mitigated Negative Declaration December 2022 f) Directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature?
Discussion:

According to the Riverside County General Plan, paleontological resources is evidence of past life forms and their biota, that is valued for the information they yield about the history of earth and its past ecological settings. Per Figure OS-8, Paleontological Sensitivity, in the Riverside County General Plan, the property is recognized for having low potential for Paleontological Sensitivity. Areas recognized for having “low” potential have a reduced likelihood of containing significant non-renewable paleontological resources, including vertebrate or significant invertebrate fossils. Moreover, the site is not recognized as a unique paleontological or a unique geologic feature. Additionally, the entire site has been graded, and it is unlikely that paleontological resources are onsite. Therefore, if any paleontological resources or finds are unearthed during any ground-disturbing activities, a qualified paleontologist should be notified. Less than significant impacts are expected following the recommended mitigation measure.

Mitigation Measures:

GEO-1: A qualified paleontologist shall be retained and present during the first days of monitoring. Once the paleontologist has had a chance to assess the sediments and paleontological potential of the project area, he/she may make a recommendation to reduce the monitoring effort, as appropriate, or continue with full time monitoring. This decision shall be communicated along with the rationalization to the City for their records.

VIII. GREENHOUSE GAS EMISSIONS --Would the Project:

Sources: Final 2016 Air Quality Management Plan (AQMP), by SCAQMD, March 2017; Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003; Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010; California Emissions Estimator Model (CalEEMod), Version 2020.4.0. California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators, 2021 Edition, California Air Resources Board; Release No. 18-37 & 19-35, California Air Resources Board Press Release, July 2018 and August 2019.
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a
significant impact on the environment?
Discussion:

Greenhouse gases (GHG) are a group of gases that trap solar energy in the Earth’s atmosphere, preventing it from becoming too cold and uninhabitable. Common greenhouse gases in the Earth’s atmosphere include water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), ozone, and chlorofluorocarbons to a lesser extent. Carbon dioxide is the main GHG thought to contribute to climate change. Carbon dioxide reflects solar radiation back to Earth, thereby trapping solar energy and heat within the lower atmosphere. Human activities (such as burning carbon-based fossil fuels) create water vapor and CO2 as byproducts, thereby impacting the levels of GHG in the atmosphere. Carbon dioxide equivalent (CO2e) is a metric used to compare emissions of various greenhouse gases.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 56
Draft Initial Study / Mitigated Negative Declaration December 2022 To address the long-term adverse impacts associated with global climate change, California’s Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB) to reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40 percent below 1990 levels by 2030. With the passage of the California Global Warming Solutions Act of 2006 (Assembly Bill 32) in California, environmental documents for projects pursuant to CEQA are required to analyze greenhouse gases and assess the potential significance and impacts of GHG emissions.

On July 11, 2018, CARB announced in a press release (No. 18-37) that greenhouse gas pollution in California fell below 1990 levels for the first time since emissions peaked in 2004, an achievement roughly equal to taking 12 million cars off the road or saving 6 billion gallons of gasoline a year.

Moreover, according to the CARB report on California Greenhouse Gas Emissions for 2000 to 2017 (published in 2019), which tracks the trends of GHG emissions, California’s GHG emissions have followed a declining trend between 2007 and 2017. In 2017, emissions from GHG emitting activities statewide were 424 million metric tons of CO2 equivalent (MMTCO2e), 5 MMTCO2e lower than 2016 levels and 7 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The largest reductions are attributed to the electricity sector, which continues to see decreases as a result of the state’s climate policies. The transportation sector remains the largest source of GHG emissions in the state, but saw a 1 percent increase in emissions in 2017, the lowest growth rate over the previous 4 years.

On August 12, 2019, California Governor Gavin Newsom announced in a press release (No. 19-35) that GHG emissions in California continued to fall ahead of schedule in 2017 as the state’s economy grew ahead of the national average, according to the California Air Resources Board’s latest state inventory of climate-changing emissions. The data also shows that for the first time since California started to track GHG emissions, the state power grid used more energy from zero-GHG sources like solar and wind power than from electrical generation powered by fossil fuels.

The updated CARB report on California Greenhouse Gas Emissions for 2000 to 2019 (2021 Edition) indicated that in 2019 emissions from GHG emitting activities statewide were 418.1 million metric tons of carbon dioxide equivalent (MMTCO2e), 7.1 MMTCO2e lower than 2018 levels and almost 13 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The 2021 report also indicated that transportation emissions have continued to decline in 2019 as they had done in 2018, with even more substantial reductions due to a significant increase in renewable diesel (up 61 percent from 2018), making diesel fuel bio-components (biodiesel and renewable diesel) 27 percent of total on-road diesel sold in California. Total electric power emissions decreased by almost 7 percent in 2019, due to a continuing increase in renewable energy, including a 46 percent increase in available hydropower in 2019.

Discussion:

CalEEMod Version 2020.4.0 was used to quantify GHG emissions associated with construction and operation of the proposed project. The parameters considered for CalEEMod and air quality analysis were obtained from the most current technical site plan for the project, as subsequently summarized.

The most conservative interpretation of proposed land uses, equitable modelling criteria, and associated air quality impacts have been utilized to capture impacts associated with 100% of the proposed onsite structures and operations.
 Industrial Park facility with a floor area of 60,000 square feet, ITE Land Use Code 130.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 57
Draft Initial Study / Mitigated Negative Declaration December 2022  Parking lot, driveway, and hardscape facilities with a combined area of 2.08 acres The project parameters were factored into the model to evaluate whether the GHG emissions would exceed the established thresholds and therefore conflict with the plans and efforts of reducing the emissions of greenhouse gases. Construction-related GHG emissions were amortized over a 30-year period and added to the project’s annual operational GHG emissions. The operational GHG emissions can be attributed to area sources, mobile sources, solid wastes and water supply, treatment and distribution of the proposed operations.

The currently applicable GHG thresholds for local lead agency consideration are referenced from the SCAQMD Working Group Threshold supporting documentation, which establishes an interim tiered approach.

Under this guidance, a screening threshold of 3,000 metric tons of carbon dioxide equivalent MTCO2e) per year has been an acceptable approach for working groups. The GHG emissions estimates resulting from CalEEMod are displayed below in Table VIII-1.

Table VIII-1 Total Project Greenhouse Gas Emissions
Unmitigated Emission Source
Emissions
(metric tons per year)
Total CO2E
Annual Construction Emissions Amortized Over 30 Years 13.05065 Area, Energy, Mobile Sources, Waste, and Water Usage 399.4357 Total CO2E (All Sources) 412.48635
SCAQMD Threshold for Industrial Projects 3,000
Threshold Exceeded? NO
As shown in VIII-1 resulting from the CalEEMod calculations, the project is expected to generate approximately 412.48635 MTCO2e per year from construction, area, energy, mobile sources, waste, and water usage sources. Therefore, the project GHG emissions would not exceed the threshold of significance set at 3,000 MTCO2e per year. Having been evaluated against the regionally accepted thresholds, which are part of the State’s regulations aimed at addressing climate change, the project is not expected to interfere with the plans, policies, or regulations adopted for the purpose of reducing the emissions of greenhouse gases. Less than significant impacts are anticipated.

Mitigation Measures: None
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
Discussion:

As previously mentioned in discussion a), under Assembly Bill 32 passed in 2006, California must reduce its emissions to 1990 levels (431 million metric tons) by 2020. Senate Bill 32, signed in 2016, Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 58
Draft Initial Study / Mitigated Negative Declaration December 2022 requires the state to go even further than AB 32 and cut emissions 40 percent below 1990 levels by 2030—the most ambitious carbon goal in North America. California’s primary programs for reducing greenhouse gases to 1990 levels by 2020 are the Renewables Portfolio Standard, the Advanced Clean Cars Program, the Low Carbon Fuel Standard and the Cap-and-Trade Program. Additional programs address a variety of greenhouse gas sources. These include the Short-Lived Climate Pollutants Strategy, the Sustainable Communities Strategy and the Sustainable Freight Action Plan. The 2030 Scoping Plan, adopted by CARB, lays out how these initiatives work together to reduce greenhouse gases to achieve California’s 2030 target of 260 million metric tons and also to reduce smog-causing pollutants. This target will require California to more than double the rate at which it has been cutting climate-changing gases. Future reductions will occur against a backdrop of natural sources of GHGs which are increasingly variable because of the climate change California is already witnessing. The SCAQMD adopted the interim GHG significance threshold for stationary/industrial sources on December 5, 2008 which applies to Projects where the SCAQMD is the lead agency. Less than significant impacts are anticipated.

On July 11, 2018, CARB announced in a press release (No. 18-37) that greenhouse gas pollution in California fell below 1990 levels for the first time since emissions peaked in 2004. By 2019, there was evidence of a declining statewide GHG emission trend from 2007 and 2017, such that 2017 emissions were 424 million metric tons of CO2 equivalent (MMTCO2e), 5 MMTCO2e lower than 2016 levels and 7 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. By 2019, statewide GHG emissions were 418.1 MMTCO2e, 7.1 MMTCO2e lower than 2018 levels and almost 13 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e.

The Desert Hot Springs Climate Action Plan (CAP) published in 2013 acts as a comprehensive framework for the development and implementation of policies and programs to reduce greenhouse gas emissions (GHG). The CAP is based on the directives of the State’s global warming strategies previously discussed. Therefore, project compliance with the State’s GHG reduction methods and measures would be equivalent and consistent with the City’s CAP measures.

In summary, the project is expected to result in GHG emissions totaling 412.48635 MTCO2e at full operation of the built-out condition, which is below the established 3,000 MTCO2e threshold under the SCAQMD regional jurisdiction. Additionally, the City of Desert Hot Springs provides GHG reduction measures in their 2020 General Plan to ensure a reduction in total vehicle miles traveled to help improve local air quality and reduce GHG emissions. Some policies to achieve this goal includes reducing vehicle miles traveled and implementing sustainable transportation and land use strategies. The project will not conflict with the goals and policies established by the City to reduce GHG emissions. Overall, the project is not expected to conflict with the applicable plans and strategies for the purposes of reducing greenhouse gas emissions. Less than significant impacts are anticipated.

Mitigation Measures: None
IX. HAZARDS AND HAZARDOUS MATERIALS --Would the project:

Sources: Code of Federal Regulations Title 40 Part 261. Desert Hot Springs General Plan, 2020; Desert Hot Springs General Plan Environmental Impact Report, 2020; EnviroStor, Department of Toxic Substances Control, accessed 2022; Enforcement and Compliance History Online (ECHO), Environmental Protection Agency (EPA), accessed 2022; GeoTracker, State Water Resources Control Board, accessed 2022; Riverside County Municipal Code.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 59
Draft Initial Study / Mitigated Negative Declaration December 2022 a) Create a significant hazard to the public
or the environment through the routine
transport, use, or disposal of hazardous
materials?
Discussion:

The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state and local laws. Hazardous wastes require special handling and disposal methods to reduce their potential to damage public health and the environment. Manufacturer’s specifications also dictate the proper use, handling, and disposal methods for the specific substances.

The project property occupies approximately 4.85 acres of vacant desert land north of 19th Avenue and east of Calle De Los Romos in the City of Desert Hot Springs. The project proposes to construct a 60,000- square-foot warehouse storage building. The project will not involve the use of hazardous materials.

Construction of the project is expected to involve the temporary management and use of potentially hazardous substances and petroleum products. The nature and quantities of these products would be limited to what is necessary to carry out construction of the project. Some of these materials would be transported to the site periodically by vehicle and would be stored in designated controlled areas on a short-term basis. When handled properly by trained individuals and consistent with the manufacturer’s instructions and industry standards, the risk involved with handling these materials is considerably reduced.

To prevent a threat to the environment during construction, the management of potentially hazardous materials and other potential pollutant sources will be regulated through the implementation of control measures required in the Storm Water Pollution Prevention Plan (SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the identification of construction areas where additional control measures are necessary to prevent pollutants from being discharged. Best management practices (BMPs) are necessary for Material Delivery and Storage; Material Use; and Spill Prevention and Control.

These measures outline the required physical improvements and procedures to prevent impacts of pollutants and hazardous materials to workers and the environment during construction. For example, all construction materials, including paints, solvents, and petroleum products, must be stored in controlled areas and according to the manufacturer’s specifications. In addition, perimeter controls (fencing with wind screen), linear sediment barriers (gravel bags, fiber rolls, or silt fencing), and access restrictions (gates) would help prevent temporary impacts to the public and environment. With such standard measures in place, less than significant impacts are anticipated during construction.

Operation of the project would house a company which moves goods in portable storage units. Such units are delivered by truck to homes and businesses where they are filled with personal or business belongings, are then picked up again by truck for storage in the warehouse (or outdoor storage around the warehouse) before the storage unit is moved to the location requested by the client. The storage units are warehoused for a short or long duration, and per the client’s needs are removed from the warehouse for delivery to a local or national destination. This building is not a refrigerated/cold storage warehouse.

Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 60
Draft Initial Study / Mitigated Negative Declaration December 2022 The entire warehouse and portions of the parking area will be used for storage of the portable storage units. During the transportation of the containers, the storage facilities are handled by trained individuals and transported as part of their service to the clients. The standards for transporting the storage containers will reduce the likelihood for hazards during transportation of the materials.

The storage units will be handled to industry standards during the routine transport or storage of the containers. Less than significant impacts related to the routine transport, use or disposal of hazardous materials are expected.

Mitigation Measures: None
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
Discussion:

The project site is located within the Industrial land use sector of the City and is separated from residential or other densely populated land uses. As previously determined in discussion a), the project is not expected to handle any significant quantities of hazardous materials.

The substances used during construction of the project would be stored and applied according to the manufacturer’s instructions to reduce the potential for incidental release or reactions. Cleaning of equipment shall not result in water contamination. Best management practices (BMPs) would be implemented during construction of the project. BMPs include concrete washout facilities for the cleaning of equipment or tools. Wastewater flows from the project will be required to connect to the public sewer system. Wastewater generated by the project will be conveyed to the Mission Springs Water District (MSWD) Horton Wastewater Reclamation Plant. Sewer installation and project plans will be reviewed by MSWD and City Staff to ensure wastewater capacity and compliance. See the Utilities and Service Systems section for further discussion.

The project proponent is required to develop and implement an approved Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the Whitewater River Watershed MS4 Permit. The project specific WQMP will identify a strategy of site design, source controls, and treatment controls with a required operation and maintenance program to address post-construction runoff quality and quantity.

The two retention basins proposed for the project site are required to accept storm water runoff from the project building, hardscape, and parking lots.

Mitigation Measures: None
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 61
Draft Initial Study / Mitigated Negative Declaration December 2022 Discussion:

The project is not located within one-quarter mile of an existing or proposed school. The nearest existing school is Two Bunch Palms Elementary, which is located approximately 3 miles northeast of the subject property. Thus, the project is not located within a quarter mile of the existing school facilities.

As mentioned throughout this document, the project site would be developed for a storage pod facility.

The nature of the project would not involve the use or handling of hazardous substances that would result in the release of hazardous emissions, materials or waste. Moreover, all hazardous materials associated with the construction and operation of an industrial facility will be subject to federal, state, and local regulations. To further minimize any potential public exposure to accidental risks, proper construction and safety measures will be implemented and temporary impacts during construction will be further mitigated by standard operational procedures and protocols as well as Best Management Practices (BMPs). Less than significant impacts are expected.

Mitigation Measures: None
d) Be located on a site which is included on
a list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create
a significant hazard to the public or the
environment?
Discussion:

Record searches on the project property were performed within multiple database platforms compiled pursuant to Government Code 65962.5 and its subsections. The resources consulted included GeoTracker, EnviroStor, and the EPA Enforcement and Compliance History Online (ECHO).

GeoTracker is a database maintained by the State of California Water Resources Control Board that provides online access to environmental data. It serves as the management system for tracking regulatory data on sites that can potentially impact groundwater, particularly those requiring groundwater cleanup and permitted facilities, such as operating underground storage tanks and land disposal sites.

EnviroStor is a database maintained by the State of California Department of Toxic Substances Control (DTSC). The EnviroStor database identifies sites with known contamination or sites for which there may be reasons to investigate further. It includes the identification of formerly contaminated properties that have been released for reuse; properties where environmental deed restrictions have been recorded to prevent inappropriate land uses; and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites.

Moreover, the ECHO database focuses on inspection, violation, and enforcement data for the Clean Air Act (CAA), Clean Water Act (CWA) and Resource Conservation and Recovery Act (RCRA) and also includes Safe Drinking Water Act (SDWA) and Toxics Release Inventory (TRI) data.

In June 2022, a search was performed on all three database platforms. The GeoTracker and ECHO databases listed multiple facilities within a one-mile radius of the project property. However, the search Item Number: 9.

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
City of Desert Hot Springs Page 62
Draft Initial Study / Mitigated Negative Declaration December 2022 results did not identify any records or sites in connection with the subject property. The registered facilities are discussed below.

The GeoTracker database identified three facilities within a mile radius of the project property. The closest registered facility is Shell North Plan Springs, located on 20000 N Indian Avenue, approximately 0.60 miles southwest of the project. The site is registered as having two Leaking Underground Storage Tank (LUST) Cleanup Sites. However, each incident maintains a status of “Completed - Case Closed” as of October 1999 and December 2001. The next closest registered facility is 76 Station 5699, located on 19995 Indian Avenue, approximately 0.64 miles southwest of the project. The site is registered as Leaking Underground Storage Tank (LUST) Cleanup Sites with a “Completed – Case Closed” status since December 2009. The last facility is Pilot Travel Center #307, located at 6605 North Indian Avenue, approximately 0.79 miles southwest of the project. The site is registered as having two Leaking Underground Storage Tank (LUST) Cleanup Sites with “Completed – Case Closed” statuses since March 2004 and October 2007.

The ECHO database listed three registered facilities within a mile radius of the project property. The facilities are listed as followed:
 Top Notch Automotive LLC, located at 19020 N Indian Canyon Drive, approximately 0.49 miles west of the project. This site is registered as an active “other” facility by the Resource Conservation and Recovery Act (RCRA). According to ECHO, there are not violations associated with the site.
 San Gorgonio West Winds II is located at 19020 N Indian Canyon Drive, approximately 0.83 miles west of the project. This site is registered as an active “other” facility by the RCRA and does not have any violations.
 ARCO AM/PM #82686, located at 20000 Indian Canyon Avenue, approximately 0.60 miles southwest of the project. The site is listed as an active “other” facility by the RCRA. According to ECHO, the site does not have any violations.

Unlike the GeoTracker and ECHO databases, EnviroStor did not identify a registered facility within a mile radius of the project property. The closest registered facility is Desert Hot Springs High School, located at 65850 Pierson Boulevard, approximately 3.68 miles northeast of the project. The site was registered as a School Investigation Site, and as of May 2003, no action has been required.

Per the records search pursuant of Government Code 65962.5, the project site was not registered as having any Leaking Underground Storage Tank (LUST) Cleanup Sites, Land Disposal Sites, Military Sites, DTSC Hazardous Waste Permits, DTSC Cleanup Sites, or Permitted Underground Storage Tanks onsite. The sites registered within the searched databases are not expected to impact the project property due to their distances from the project, and their statuses of Completed - Case Closed, no action, and no violations. Therefore, less than significant impacts are anticipated.

Mitigation Measures: None
Item Number: 9.