Agenda — Desert Hot Springs City Council, April 21, 2026 (part 11 of 19)

Appendix A 20
education. This training will be performed on a regular basis by an Acceptable Biologist for those personnel not previously trained. The training will include at a minimum the following: identification of tortoises, burrows, and other sign; and instructions on installing tortoise barrier fencing. During the course of basic O&M, desert tortoise will be avoided.

Untrained employees shall not perform maintenance operations within the reserve. • All disturbance areas around poles or concrete pads will be reduced to a size just large enough for the construction activity
• Areas disturbed around poles or construction pads will be restored as determined during the pre-construction process.
• Poles or other above ground structures necessary for electrical distribution development shall be minimized as much as possible. All above ground structures shall be equipped with functional anti-perching devices that would prevent their use by ravens and other predatory birds.
• In order to perform routine O&M of the electrical distribution systems such as transmission lines and poles, substations, etc., employees are to be trained in the area of desert tortoise education. This training will be performed on a regular basis by a qualified biologist for those personnel not previously trained. The training will include at a minimum the following: identification of tortoises, burrows, and other sign; and instructions on installing tortoise barrier fencing. During the course of basic O&M, desert tortoise will be avoided.

Untrained employees shall not perform maintenance operations within the non-Take areas.
• All trash and food items shall be promptly contained and removed daily from the project site to reduce the attractiveness of the area to common ravens and other desert tortoise predators.
• Construction activities which occur between dusk and dawn shall be limited to areas which have already been cleared of desert tortoises by the Acceptable Biologist and graded or located in a fenced right-of-way. Construction activities shall not be permitted between dusk and dawn in areas not previously graded.

Active Season Protocol
This protocol is applicable to pre-construction and construction phases of utility development projects occurring between February 15 and November 1. It is identical to the Inactive Season Protocol with the following additions:
• Work areas shall be inspected for desert tortoises within 24 hours of the onset of construction. To facilitate implementation of this condition, burrow inspection and excavation may begin no more than seven (7) days in advance of construction activities, as long as a final check for desert tortoises is conducted at the time of construction. • All pre-construction activities which could Take tortoises in any manner (e.g., driving off an established road, clearing vegetation, etc.) shall occur under the overall supervision of an Acceptable Biologist. Any hazards to tortoises created by this activity, such as drill holes, open trenches, pits, other excavations, or any steep-sided depressions, shall be checked three times a day for desert tortoises. These hazards shall be eliminated each Item Number: 1.

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Appendix A 21
day prior to the work crew leaving the site, which may include installing a barrier that will preclude entry by tortoises. Open trenches, pits or other excavations will be backfilled within 72 hours, whenever possible. A 3:1 slope shall be left at the end of every open trench to allow trapped desert tortoises to escape. Trenches not backfilled within 72 hours shall have a barrier installed around them to preclude entry by desert tortoises. All trenches, pits, or other excavations shall be inspected for tortoises by a biological monitor trained and approved by the Acceptable Biologist prior to filling. • If a desert tortoise is found, the biological monitor shall notify the Acceptable Biologist who will remove the animal as soon as possible.
• Only burrows within the limits of clearing and surface disturbance shall be excavated.

Burrows outside these limits, but at risk from accidental crushing, shall be protected by the placement of deterrent barrier fencing between the burrow and the construction area.

The barrier fence shall be at least 20 feet long and shall be installed to direct the tortoise leaving the burrow away from the construction area. Installation and removal of such barrier fencing shall be under the direction and supervision of the biological monitor. • If blasting is necessary for construction, all tortoises shall be removed from burrows within 100 feet of the blast area.

Disposition of Sick, Injured, or Dead Specimens
Upon locating dead, injured, or sick desert tortoises under any utility or road project, initial notification by the contact representative or Acceptable Biologist must be made to the USFWS or CDFG within three (3) working days of its finding. Written notification must be made within five (5) calendar days with the following information: date; time; location of the carcass; photograph of the carcass; and any other pertinent information. Care must be taken in handling sick or injured animals to ensure effective treatment and care. Injured animals shall be taken care of by the Acceptable Biologist or an appropriately trained veterinarian. Should any treated tortoises survive, USFWS or CDFG should be contacted regarding the final disposition of the animals.

Fluvial Sand Transport
Activities, including O&M of facilities and construction of permitted new projects, in fluvial sand transport areas in the Cabazon, Stubbe and Cottonwood Canyons, Snow Creek/Windy Point, Whitewater Canyon, Whitewater Floodplain, Upper Mission Creek/Big Morongo Canyon, Mission Creek/Morongo Wash, Willow Hole, Long Canyon, Edom Hill, Thousand Palms, West Deception Canyon, and Indio Hills/Joshua Tree National Park Linkage Conservation Areas will be conducted in a manner to maintain the fluvial sand transport capacity of the system.

Le Conte’s Thrasher
This measure does not apply to single-family residences and any non-commercial accessory uses and structures including but not limited to second units on an existing legal lot, or to O&M of Covered Activities. In modeled Le Conte’s thrasher Habitat in all the Conservation Areas, during the nesting season, January 15 - June 15, prior to the start of construction activities, surveys will be conducted by an Acceptable Biologist on the construction site and within 500 feet of the construction site, or to the property boundary if less than 500 feet. If nesting Le Conte’s thrashers are found, a 500 foot buffer, or to the property boundary if less than 500 feet, will be established Item Number: 1.

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Appendix A 22
around the nest site. The buffer will be staked and flagged. No construction will be permitted within the buffer during the breeding season of January 15 - June 15 or until the young have fledged.

Little San Bernardino Mountains Linanthus
This measure does not apply to single-family residences and any non-commercial accessory uses and structures, including but not limited to second units on an existing legal lot, or to O&M of Covered Activities. To avoid and minimize impacts to this species as much as possible, the following avoidance and minimization effort shall occur:
• Salvage: Salvage of top soil and/or seeds should occur prior to ground disturbance in accordance with Section 6.6.1. Salvage should be conducted by or in cooperation with the CVCC.

Mesquite Hummocks and Mesquite Bosque Natural Communities This measure does not apply to single-family residences and any non-commercial accessory uses and structures including but not limited to second units on an existing legal lot, or to O&M of Covered Activities. Construction activities in the Cabazon, Willow Hole, Thousand Palms, Indio Hills Palms, East Indio Hills, Dos Palmas, Coachella Valley Stormwater Channel and Delta, and Santa Rosa and San Jacinto Mountains Conservation Areas will avoid mesquite hummocks and mesquite bosque to the maximum extent Feasible.

Palm Springs Pocket Mouse
To avoid impacts to the Palm Springs pocket mouse and its habitat in the Upper Mission Creek/Big Morongo Canyon and Willow Hole Conservation Areas, Flood Control-related construction activities will comply with the following avoidance and minimization measures. • Clearing: For construction that would involve disturbance to Palm Springs pocket mouse habitat, activity should be phased to the extent feasible and practicable so that suitable habitat islands are no farther than 300 feet apart at any given time to allow pocket mice to disperse between habitat patches across nonsuitable habitat (i.e., unvegetated and/or compacted soils). Prior to project construction, a biological monitor familiar with this species should assist construction crews in planning access routes to avoid impacts to occupied habitat as much as feasible (i.e., placement of preferred routes on project plans and incorporation of methods to avoid as much suitable habitat/soil disturbance as possible). Furthermore, during construction activities, the biological monitor will ensure that connected, naturally vegetated areas with sandy soils and typical native vegetation remain intact to the extent feasible and practicable. Finally, construction that involves clearing of habitat should be avoided during the peak breeding season (approximately March to May), and activity should be limited as much as possible during the rest of the breeding season (January to February and June to August). • Revegetation: Clearing of native vegetation (e.g., creosote, rabbitbrush, burrobush, cheesebush) should be followed by revegetation, including natural reestablishment and other means, resulting in habitat types of equal or superior biological value for Palm Springs pocket mouse.
• Trapping/Holding: All trapping activity should be conducted in accordance with accepted protocols and by a qualified biologist who possesses a Memorandum of Understanding with CDFG for live-trapping of heteromyid species in Southern California.

Item Number: 1.

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Appendix A 23
• Translocation: Should translocation between distinct population groups be necessary, as determined through the Adaptive Management and Monitoring Program, activity should be conducted by a qualified biologist who possesses a Memorandum of Understanding with CDFG for live-trapping of heteromyid species in Southern California. Trapping and subsequent translocation activity should be conducted in accordance with accepted protocols. Translocation programs should be coordinated by or conducted by the CVCC and/or RMOC to determine the appropriate trapping, holding, marking, and handling methods and potential translocation sites.

Peninsular Bighorn Sheep Habitat
Completion of Covered Activities in Peninsular bighorn sheep Habitat in the Cabazon, Snow Creek/Windy Point, and Santa Rosa and San Jacinto Mountains Conservation Areas will be conducted outside of the January 1 - June 30 lambing season unless otherwise authorized through a Minor Amendment to the Plan with concurrence from the Wildlife Agencies. O&M of Covered Activities, including but not limited to refinishing the inside of water storage tanks, shall be scheduled to avoid the lambing season, but may extend into the January 1 – June 30 period if necessary to complete the activity, upon concurrence with the Wildlife Agencies.

For new projects in the above listed Conservation Areas, no toxic or invasive plant species may be used for landscaping. For existing public infrastructure facilities which have landscaping in Peninsular bighorn sheep Habitat in the Cabazon, Snow Creek/Windy Point, and Santa Rosa and San Jacinto Mountains Conservation Areas, the Permittees who have such facilities will, with respect to those facilities, develop and implement a plan and schedule to remove or prevent access to oleander and any other plants known to be toxic to Peninsular bighorn sheep. The plan and schedule will be prepared within one (1) year of Permit issuance.

Triple-ribbed milkvetch
This measure does not apply to single-family residences and any non-commercial accessory uses and structures including but not limited to second units on an existing legal lot, or to O&M of Covered Activities. It is understood that O&M for infrastructure developed as part of a private development approved in compliance with the MSHCP that is later transferred to a public entity is included as a Covered Activity. For Covered Activities within modeled triple-ribbed milkvetch Habitat in the Whitewater Canyon, Whitewater Floodplain, Upper Mission Creek/Big Morongo Canyon, and Santa Rosa and San Jacinto Mountains Conservation Areas, surveys by an Acceptable Biologist will be required for activities during the growing and flowering period from February 1 - May 15. Any occurrences of the species will be flagged and public infrastructure projects shall avoid impacts to the plants to the maximum extent Feasible. In particular, known occurrences on a map maintained by CVCC shall not be disturbed.

Item Number: 1.

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Appendix B 24
Appendix B: Land Use Adjacency Guidelines
The purpose of Land Use Adjacency Guidelines is to avoid or minimize indirect effects from Development adjacent to or within the Conservation Areas. Adjacent means sharing a common boundary with any parcel in a Conservation Area. Such indirect effects are commonly referred to as edge effects, and may include noise, lighting, drainage, intrusion of people, and the introduction of non-native plants and non-native predators such as dogs and cats. Edge effects will also be addressed through reserve management activities such as fencing. The following Land Use Adjacency Guidelines shall be considered by the Permittees in their review of individual public and private Development projects adjacent to or within the Conservation Areas to minimize edge effects, and shall be implemented where applicable.

Drainage
Proposed Development adjacent to or within a Conservation Area shall incorporate plans to ensure that the quantity and quality of runoff discharged to the adjacent Conservation Area is not altered in an adverse way when compared with existing conditions. Stormwater systems shall be designed to prevent the release of toxins, chemicals, petroleum products, exotic plant materials or other elements that might degrade or harm biological resources or ecosystem processes within the adjacent Conservation Area.

Toxics
Land uses proposed adjacent to or within a Conservation Area that use chemicals or generate bioproducts such as manure that are potentially toxic or may adversely affect wildlife and plant species, Habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in any discharge to the adjacent Conservation Area.

Lighting
For proposed Development adjacent to or within a Conservation Area, lighting shall be shielded and directed toward the developed area. Landscape shielding or other appropriate methods shall be incorporated in project designs to minimize the effects of lighting adjacent to or within the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual.

Noise
Proposed Development adjacent to or within a Conservation Area that generates noise in excess of 75 dBA Leq hourly, as measured at the property line, shall incorporate setbacks, berms, or walls, as appropriate, to minimize the effects of noise on the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual.

Invasives
Invasive species are a known threat to native wildlife and wildlife habitat in the Coachella Valley.

Impacts of invasive species on wildlife in the Coachella Valley have been documented in research conducted by the Center for Conservation Biology at the University of California, Riverside.

Invasive, non-native plant species shall not be incorporated in the landscape for land uses adjacent to or within a Conservation Area. Landscape treatments within or adjacent to a Conservation Area shall incorporate native plant materials to the maximum extent Feasible; Item Number: 1.

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Appendix B 25
recommended native species are listed in Table 1. The plants listed in Table 2 shall not be used within or adjacent to a Conservation Area. This list may be amended from time to time through a Minor Amendment with Wildlife Agencies’ concurrence.

Barriers
Land uses adjacent to or within a Conservation Area shall incorporate barriers in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping in a Conservation Area. Such barriers may include native landscaping, rocks/boulders, fencing, walls and/or signage.

Grading/Land Development
Manufactured slopes associated with site Development shall not extend into adjacent land in a Conservation Area.

Item Number: 1.

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Appendix B 26
Table 2: Coachella Valley Native Plants Recommended for Landscaping1

BOTANICAL NAME COMMON NAME
TREES
Washingtonia filifera California Fan Palm
Cercidium floridum Blue Palo Verde
Chilopsis linearis Desert Willow
Olneya tesota Ironwood Tree
Prosopis glandulosa var. torreyana Honey Mesquite
SHRUBS
Acacia greggii Cat’s Claw Acacia
Ambrosia dumosa Burro Bush
Atriplex canescens Four Wing Saltbush
Atriplex lentiformis Quailbush
Atriplex polycarpa Cattle Spinach
Baccharis sergiloides Squaw Water-weed
Bebia juncea Sweet Bush
Cassia (Senna) covesii Desert Senna
Condalia parryi Crucilllo
Crossosoma bigelovii Crossosoma
Dalea emoryi Dye Weed
Dalea (Psorothamnus) schottii Indigo Bush
Datura meteloides Jimson Weed
Encelia farinosa Brittle Bush
Ephedra aspera Mormon Tea
Eriogonum fasciculatum California Buckwheat
Eriogonum wrightii membranaceum Wright’s Buckwheat
Fagonia laevis (No Common Name)
Gutierrezia sarothrae Matchweed
Haplopappus acradenius Goldenbush
Hibiscus denudatus Desert Hibiscus
Hoffmannseggia microphylla Rush Pea
Hymenoclea salsola Cheesebush
Hyptis emoryi Desert Lavender
Isomeris arborea Bladder Pod
Juniperus californica California Juniper
Krameria grayi Ratany
Krameria parvifolia Little-leaved Ratany
Larrea tridentate Creosote Bush
Lotus rigidus Desert Rock Pea
Lycium andersonii Box Thorn
Petalonyx linearis Long-leaved Sandpaper Plant
Petalonyx thurberi Sandpaper Plant
Peucephyllum schottii Pygmy Cedar
Prunus fremontii Desert Apricot
Rhus ovata Sugar-bush
Salazaria mexicana Paper-bag Bush
Salvia apiana White Sage
Salvia eremostachya Santa Rosa Sage
Salvia vaseyi Wand Sage
Simmondsia chinensis Jojoba
Sphaeralcia ambigua Globemallow (Desert Mallow)
Sphaeralcia ambigua rosacea Apricot Mallow
Trixis californica Trixis
Zauschneria californica California Fuchsia

GROUNDCOVERS
Mirabilis bigelovii Wishbone Bush (Four O’Clock)
Item Number: 1.

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Appendix B 27

BOTANICAL NAME COMMON NAME
Mirabilis tenuiloba White Four O’Clock (Thin-lobed)
VINES
Vitis girdiana Desert Grape
ACCENT
Muhlenbergia rigens Deer Grass
HERBACEOUS PERENNIALS2
Adiantum capillus-veneris Maiden-hair Fern (w)
Carex alma Sedge (w)
Dalea parryi Parry Dalea
Eleocharis montevidensis Spike Rush (w)
Equisetum laevigatum Horsetail (w)
Juncus bufonis Toad Rush (w)
Juncus effuses Juncus (w)
Juncus macrophyllus Juncus (w)
Juncus mexicanus Mexican Rush (w)
Juncus xiphioides Juncus (w)
Notholaena parryi Parry Cloak Fern
Pallaea mucronata Bird-foot Fern

CACTI AND SUCCULENTS
Agave deserti Desert Agave
Asclepias albicans Desert Milkweed (Buggy-whip)
Asclepias subulata Ajamete
Dudleya arizonica Live-forever
Dudleya saxosa Rock Dudleya
Echinocereus engelmannii Calico Hedgehog Cactus
Ferocactus acanthodes Barrel Cactus
Fouquieria splendens Ocotillo
Mamillaria dioica Nipple Cactus
Mamillaria tetrancistra Corkseed Cactus
Nolina parryi Parry Nolina
Opuntia acanthocarpa Stag-horn or Deer-horn Cholla
Opuntia bigelovii Teddy Bear or Jumping Cholla
Opuntia basilaris Beavertail Cactus
Opuntia echinocarpa Silver or Golden Cholla
Opuntia ramosissima Pencil Cholla, Darning Needle Cholla Yucca schidigera Mojave Yucca, Spanish Dagger
Yucca whipplei Our Lord’s Candle
1 Source: “Coachella Valley Native Plants, Excluding Annuals (0 ft. to approximately 3,000 ft. elevation).” Compiled by Dave Heveron, Garden Collections Manager, and Kirk Anderson, Horticulturist, The Living Desert, May, 2000, for the Coachella Valley Mountains Conservancy.
2 Common names for herbaceous perennials that are followed by “(w)” indicate a water or riparian species.

Item Number: 1.

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Appendix B 28
Table 3: Prohibited Invasive Ornamental Plants1

BOTANICAL NAME COMMON NAME
Acacia spp. (all species except A. greggii) Acacia (all species except native catclaw acacia)
Arundo donax () Giant Reed or Arundo Grass
Atriplex semibaccata () Australian Saltbush
Avena barbata Slender Wild Oat
Avena fatua Wild Oat
Brassica tournefortii () African or Saharan Mustard
Bromus madritensis ssp. rubens () Red Brome
Bromus tectorum () Cheat Grass or Downy Brome
Cortaderia jubata [syn.C. atacamensis] Jubata Grass or Andean Pampas Grass Cortaderia dioica [syn. C. selloana] Pampas Grass
Descurainia sophia Tansy Mustard
Eichhornia crassipes Water Hyacinth
Elaegnus angustifolia Russian Olive
Foeniculum vulgare Sweet Fennel
Hirschfeldia incana Mediterranean or Short-pod Mustard
Lepidium latifolium Perennial Pepperweed
Lolium multiflorum Italian Ryegrass
Nerium oleander Oleander
Nicotiana glauca () Tree Tobacco
Oenothera berlandieri (#) Mexican Evening Primrose
Olea europea European Olive Tree
Parkinsonia aculeata () Mexican Palo Verde
Pennisetum clandestinum Kikuyu Grass
Pennisetum setaceum () Fountain Grass
Phoenix canariensis (#) Canary Island Date Palm
Phoenix dactylifera (#) Date Palm
Ricinus communis () Castorbean
Salsola tragus () Russian Thistle
Schinus molle Peruvian Pepper Tree or California Pepper Schinus terebinthifolius Brazilian Pepper Tree
Schismus arabicus Mediterranean Grass
Schismus barbatus () Saharan Grass, Abu Mashi
Stipa capensis () No Common Name
Tamarix spp. (all species) () Tamarisk or Salt Cedar
Taeniatherum caput-medusae Medusa-head
Tribulus terrestris Puncturevine
Vinca major Periwinkle
Washingtonia robusta Mexican fan palm
Yucca gloriosa (#) Spanish Dagger
1 Sources: California Exotic Pest Plant Council, United States Department of Agriculture-Division of Plant Health and Pest Prevention Services, California Native Plant Society, Fremontia Vol. 26 No. 4, October 1998, The Jepson Manual; Higher Plants of California, and County of San Diego Department of Agriculture. # indicates species not on CalEPPC October 1999 “Exotic Pest Plants of Greatest Ecological Concern in California” list
 indicates species known to be invasive in the Plan Area  indicates particularly troublesome invasive species
Item Number: 1.

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COACHELLAVALLEY CONSERVATION COMMISSION
Cathedral City • Coachella • Desert Hot Springs • Indian Wells • Indio • La Quinta • Palm Desert • Palm Springs Rancho Mirage • County of Riverside • Coachella Valley Water District • Imperial Irrigation District Mission Springs Water District
74-199 El Paseo Avenue, Suite 100 ͦ Palm Desert, CA 92260 ͦ (760) 346-1127 ͦ FAX (760) 340-5949 April 7, 2026
Travis Clark
Community Development Director
City of Desert Hot Springs
11999 Palm Drive
Desert Hot Springs, CA 92240
RE: Joint Project Review CVCC 25-003 Desert Land Ventures Flood Control Structure Dear Mr. Clark:

The Coachella Valley Conservation Commission (CVCC) has completed its Joint Project Review (JPR) as required by section 6.6.1.1 of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSCHP) for the Desert Land Ventures Flood Control Structure currently being designed by Desert Land Ventures III, LLC (Applicant) within the City of Desert Hot Springs (Permittee).

The project is within the Willow Hole Conservation Area and proposes a flood control structure north of Varner Road in service of a large warehouse facility south of Varner Road and outside the Conservation Area. The warehouse facility is not subject to the JPR process, but does share a common boundary with the Willow Hole Conservation Area and is therefore required to implement the land use adjacency guidelines as described in section 4.5 of the CVMSHCP.

CVCC issued a draft consistency determination to the Applicant, Permittee, and Wildlife Agencies on February 11, 2026. The Wildlife Agencies provided comments on March 16, 2026 and the Permittee made available its Environmental Impact Report (EIR) Addendum to the DHS Varner Road Project on March 24, 2026. Information from the Wildlife Agencies’ comments and the EIR Addendum have been incorporated into the final consistency determination included here.

The JPR has found the project as proposed conditionally consistent with the CVMSHCP pending 1) demonstration that Varner Road will not be widened within the Willow Hole Conservation Area, 2) execution of a legal instrument between CVCC and the Permittee authorizing the distribution of collected sands on conservation lands adjacent to the site, and 3) removal of O. europea from the landscaping pallet. If, during subsequent project review, it is identified that the project has failed to implement any of these conditions, or if the project design has changed substantially from that reviewed here, the consistency finding shall be rendered null and void.

Although beyond the scope of the JPR process, CVCC has also included recommendations for the development of the adjacent warehouse facility to assist the Permittee in ensuring it remains consistent with the CVMSHCP’s land use adjacency guidelines.

CVCC requests notification upon initiation of construction for this project so that impacts authorized under the CVMSHCP may be attributed appropriately.

Item Number: 1.

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COACHELLAVALLEY CONSERVATION COMMISSION
Cathedral City • Coachella • Desert Hot Springs • Indian Wells • Indio • La Quinta • Palm Desert • Palm Springs Rancho Mirage • County of Riverside • Coachella Valley Water District • Imperial Irrigation District Mission Springs Water District
74-199 El Paseo Avenue, Suite 100 ͦ Palm Desert, CA 92260 ͦ (760) 346-1127 ͦ FAX (760) 340-5949 If you have any questions, please do not hesitate to contact me via email at [email protected] or by phone at 760.346.1127.

Sincerely,
Peter Satin
Conservation Program Manager
EC: Nicole Criste, Terra Nova
Jacob Skaggs, CDFW
Heather Brashear, CDFW
Lory Salazar-Velasquez, USFWS
Marybeth Woulfe, USFWS
Kathleen Brundige, CVCC
Attachments:

CVCC 25-003: Desert Land Ventures Flood Control Structure final consistency determination Wildlife Agency comment letter FWS/CDFW-2026-0062513-HCP-TA-ERV Item Number: 1.

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In Reply Refer to:

FWS/CDFW-2026-0062513-HCP-TA-ERV
March 16, 2026
Sent by Email
Peter Satin
Conservation Program Manager
Coachella Valley Conservation Commission
74-199 El Paseo
Palm Desert, California 92260
[email protected]
Travis Clark
City of Desert Hot Springs
11999 Palm Drive
Desert Hot Springs, California 92240
[email protected]
RE: Wildlife Agencies’ Comments Regarding CVCC 25-003 Desert Land Ventures Flood Control Structure Project
Dear Peter Satin and Travis Clark:

The U.S. Fish and Wildlife Service and California Department of Fish and Wildlife (collectively, the Wildlife Agencies) have reviewed the comments prepared by the Coachella Valley Conservation Commission (CVCC) regarding the Desert Land Ventures Flood Control Structure Project (Project) on its consistency with the Conservation Area Conservation Objectives and Required Measures and the delineation of the status of rough step in the affected Conservation Area. The proposed Project is partially located within the Willow Hole Conservation Area (WHCA) of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) area. The Project Applicant, Desert Land Ventures III, LLC (Applicant), proposes a flood control structure at the northwest corner of Varner Road and West Drive and an industrial complex at the southwest corner of Varner Road and West Drive in the City of Desert Hot Springs (City), California.

As discussed during our call on January 29, 2026, the Wildlife Agencies are concerned about the placement of a flood control structure in a designated sand transport area within the WHCA and the anticipated long-term periodic impacts to Covered Species associated with removing sediment from the flood control structure and spreading out sediments at a deposition site within a Conservation Area. The Wildlife Agencies continue to recommend that the Applicant considers design alternatives that relocate the flood control structure outside designated sand transport areas and the WHCA.

Item Number: 1.

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2 If the relocation of the flood control structure is not possible, the Wildlife Agencies request that additional information is provided on plans to relocate sand that collects in the flood control structure. Activities associated with the periodic collection of sand from the flood control structure and spreading of this sand at a deposition area will have direct negative impacts on any wildlife including Covered Species that occupy these areas. The Wildlife Agencies are available to review plans for relocating sand that collects within the Project’s flood control structure, i.e., the location and area where sand will be deposited so it is made available for wind sorting and transport back into appropriate habitat within the WHCA, how it will be spread out to be appropriately available for wind transport, and measures to reduce impacts on any Covered Species that may use the sand deposition area, etc. The Wildlife Agencies support CVCC’s comment that sand that collects within flood control infrastructure located south of Varner Road should not be included in plans for sand relocation given the potential for these sediments to become contaminated.

The Wildlife Agencies support CVCC’s comment that the time period between site grading and Project construction be reduced to the maximum extent possible to reduce the opportunity for Covered Species, including western burrowing owl (Athene cunicularia hypugaea; burrowing owl), to occupy or recolonize the Project site. Burrowing owls can quickly occupy disturbed areas with limited vegetation cover, such as a graded area being prepared for development. Also, Conservation Objective 10 for the WHCA requires Permittees to “Conserve occupied burrowing owl burrows as described in Section 4.4 of the CVMSHCP for burrowing owl avoidance, minimization, and mitigation measures.” Per Section 4.4, Permittees are required to conduct surveys for burrowing owl following protocols accepted by the Wildlife Agencies and establish appropriate no-disturbance buffers around active burrows during the breeding season. Further, all Covered Activities must comply with laws that protect nesting birds and birds of prey, i.e., Fish and Game Code sections 3503 and 3503.5 and the Migratory Bird Treaty Act; therefore, impacts to burrowing owl individuals, nests, and eggs must be avoided at all times. Additionally, per Section 4.4 of the CVMSHCP, if burrowing owl relocations are proposed, the general method (i.e., active, passive, or eviction) will be determined in coordination with the Wildlife Agencies, and any relocations must follow protocols that are approved by the Wildlife Agencies.

Required Measure 7 for the WHCA states that “The Permittees shall comply with applicable CVMSHCP avoidance, minimization, and mitigation measures described in Section 4.4 and the Land Use Adjacency Guidelines as described in Section 4.5.” The Project shares a common boundary with a delineated biological corridor for Coachella Valley round-tailed ground squirrel (Xerospermophilus tereticaudus chlorus) and Palm Springs pocket mouse (Perognathus longimembris bangsi). Conservation Objective 7a for the WHCA outlines the goal of conserving “the Mission Creek Biological Corridor north of the freeway to maintain potential Habitat connectivity for Coachella Valley round-tailed ground squirrel, and Palm Springs pocket mouse, and to maintain ecosystem function for Covered Species.” As a Permittee to the CVMSHCP, the City is required to ensure that the Project is consistent with requirements to maintain a functional Mission Creek Biological Corridor and comply with Land Use Adjacency Guidelines, including Item Number: 1.

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3 reducing edge effects of the Project on the adjacent Mission Creek Biological Corridor. This includes ensuring edge effects of the Project, such as artificial nighttime lighting and noise associated with initial construction and long-term operations do not negatively impact the function of the biological corridor for Palm Springs pocket mouse and Coachella Valley roundtailed ground squirrel. For example, the City needs to ensure any artificial nighttime lighting associated with the Project is fully shielded and does not spill over into the Mission Creek Biological Corridor. To this end, the Wildlife Agencies support CVCC’s recommendations regarding lighting and noise on pages 6 and 7 of their comments. The Wildlife Agencies are available to review documentation related to artificial nighttime lighting designs and noise studies to support the Project and City in implementation consistent with the CVMSHCP.

The Wildlife Agencies also concur with CVCC’s consistency analysis and recommendations regarding maintaining a width of less than 74 feet and no more than one through travel lane in each direction for the section of Varner Road within and adjacent to the WHCA.

If you have any questions about these comments, please contact Jacob Skaggs, Senior Environmental Scientist Specialist ([email protected]) or Lory Salazar-Velasquez, Fish and Wildlife Biologist ([email protected]).

Sincerely,
for Heather Brashear for Brian Croft
Senior Environmental Scientist Specialist Field Supervisor California Department of Fish and Wildlife U.S. Fish and Wildlife Service ec:

Tom Donahue, Newland Capital Group
[email protected]
Kathleen Brundige, CVCC
[email protected]
Nicole Criste, Terra Nova Planning & Research, Inc.
[email protected]
MARY
WOULFE
Digitally signed by

MARY WOULFE
Date: 2026.03.16
14:30:16 -07'00'
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K
Appendix K
Traffic Analysis Supplemental Technical Memorandum
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TECHNICAL MEMORANDUM
ͮͲͬ East Baker Street | Suite ͮͬͬ | Costa Mesa, CA ͵ͮͲͮͲ | (͵Ͱ͵) ͲͲͬ‐ͭ͵͵Ͱ | urbanxroads.com DATE:   March ͱ, ͮͬͮͲ
TO:   Daniel Porras, City of Desert Hot Springs
FROM:   John Kain,AICP and Bill Lawson, PE, Urban Crossroads, Inc.

JOB NO: ͭͲͯͮʹ‐ͬͱ Tech Memo.docx
SUBJECT: VARNER LOGISTICS – NETWORK ALTERNATIVE ASSESSMENT Urban Crossroads, Inc. has prepared the following supplemental analysis of ͮͬͰͱ conditions with deletion of the conceptual Mihalyo Road connection between Palm Drive and West Drive. This Network Alternative Assessment supplements the analysis of future conditions presented in the Varner Road / West Drive Logistics Traffic Analysis (March Ͱ, ͮͬͮͱ).

The Project is proposed to consist of up to ͭ,ͱͬͬ,ͬͬͬ square feet of high‐cube warehouse. Access to the Project will be provided via full access intersections alongVarner Road (two driveways) andWest Drive (two driveways). Exhibit ͭ presents the study area and intersection analysis locations.

The Project is anticipated to generate a total of ͯ,ͭ͵Ͱ vehicle trip‐ends per day with ͭʹͯ AM peak vehicle hour trips and ͮͰʹ PM peak hour vehicle trips.

In terms of passenger car equivalents (PCEs), the Project is anticipated to generate a total of ͱ,ͭͭͰ PCE trip‐ends per day with ͮ͵ͯ PCE AM peak vehicle hour trips and ͯ͵ʹ PCE PM peak hour vehicle trips.

Project trip distribution patterns for trucks and passenger cars are illustrated on Exhibits ͮ and ͯ, respectively.

DELETION OF MIHALYO ROAD COLLECTOR DESIGNATION
The City of Desert Hot Springs Roadways Plan with deletion of the Mihalyo Road collector west of Palm Drive is depicted on Exhibit Ͱ.

Traffic projections forHorizonYear conditions withoutthe Mihalyo Road collector west of Palm Drive take into consideration the following information sources of traffic projections:
 Riverside Transportation Analysis Model (RIVTAM) traffic projections, with application of accepted procedures for model forecast refinement and smoothing.  The Desert Hot Springs General Plan Update Traffic Impact Analysis (Ganddini Group Inc, July ʹ, ͮͬͭ͵).
 The Desert Land Ventures III LLC Property Traffic Impact Analysis (Kunzman Associates, Inc.

October ͮͯ, ͮͬͭͳ).
 The Cathedral City General Plan Update Transportation Analysis (Urban Crossroads, Inc.

February ͭͯ, ͮͬͭ͵).

The ADT and peak hour volumes which can be expected for HorizonYear ͮͬͰͱ With Project traffic conditions without the Mihalyo Road collector west of Palm Drive displayed on Exhibit ͱ.

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Morongo Wash

PALM DR
N RD

VARNER RD

MOUNTAIN VIEW RD

DILLON RD
15TH AVE
18TH AVE
20TH AVE

LITTLE MORONGO RD

ATLANTIC AVE

INDIAN AVE

BUBBLING WELLS RD
Cathedral City
Joshua Tree
National Park
ON RD
Figure MI-7:

Roadways Plan

DESERT HOT SPRINGS GENERAL PLAN
Road Classifications
Urban Arterial
Primary I
Primary II
Secondary I
Secondary II
Collector
Local Collector
Base Map Features
City Boundary
Sphere of Influence
Water Courses
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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͳ Varner Logistics – Network Alternative Assessment HORIZON YEAR 2045 TRAFFIC OPERATION ANALYSIS
The intersection analysis results for ͮͬͰͱ conditions withoutthe Mihalyo Road collector west of Palm Drive are summarized in Table ͭ. Significant future improvements will be needed along Palm Drive to serve General Plan buildout conditions. It is anticipated thatVarner Road will also be widened to four through travel lanes between West Drive and Palm Drive in conjunction with future development east of the Project site and south ofVarner Road.

As indicated in Table ͭ, the following intersection improvements would provide acceptable peak hour level of service (LOS) for HorizonYear ͮͬͰͱ with Project conditions without the Mihalyo Road collector west of Palm:
#3 – Palm Dr. / Paul Rd. – Valley Center Bl.
 Provide a ͯrd NB through lane and a separate NB right turn lane with overlap phase.  Provide a ͯrd SB through lane.
 Provide a separateWB left turn lane and oneWB right turn lane with overlap phase. #4 – Palm Dr. / Varner Rd.
 Provide a ͮnd NB left turn lane with a minimum of ͮͬͬ ft. turn pocket length.  Provide a ͯrd NB through lane.
 Provide a ͮnd SB left turn lane with a minimum of ͭͱͬ ft. turn pocket length.  Provide a ͯrd SB through lane.
 Provide a separate EB left turn lane with a minimum of ͮͬͬ ft. turn pocket length.  Provide a ͮnd EB through lane.
 Provide a separateWB left turn lane with a minimum of ͮͬͬ ft. turn pocket length.  Provide a ͮndWB through lane.

The intersection operations analysis worksheets forHorizonYear ͮͬͰͱ with Projecttraffic conditions without the Mihalyo Road collector west of Palm Drive are included inAttachment ͭ.

Queuing analysis results for HorizonYear ͮͬͰͱ with Project traffic conditions without the Mihalyo Road collector west of Palm Drive are presented in Table ͮ for the Varner Road / Palm Drive intersection, as well as Project access locations. As shown inTable ͮ, the proposed lane geometry at the Varner Road / Palm Drive (#Ͱ) intersection provide adequate storage to serve ͵ͱth percentile queue lengths for Horizon Year ͮͬͰͱ with Project traffic conditions without the Mihalyo Road collector west of Palm Drive.

The ͵ͱth percentile queuing analysis worksheets forHorizonYear ͮͬͰͱ with Projecttraffic conditions without the Mihalyo Road collector west of Palm Drive are included inAttachment ͮ.

Daily roadway segment analysis has also been performed for HorizonYear ͮͬͰͱ With Project traffic conditions without the Mihalyo Road collector west of Palm Drive, as shown in Table ͯ. Daily roadway capacities are "rule ofthumb" estimates for planning purposes. Roadway segment capacity is affected by such factors as intersections (spacing, lane configuration and control features), degree of access control, roadway grades, design geometrics (horizontal and vertical alignment standards), sight distance, and vehicle mix (including truck traffic). 7 Item Number: 1.

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Delay3 Level of
Traffic Northbound Southbound Eastbound Westbound (secs.) Service # Intersection Control1

L T R L T R L T R L T R AM PM AM PM
1 Palm Dr. / I-10 EB Ramps TS 0 3 1>> 0 3 1>> 1 1! 1 0 0 0 8.5 7.8 A A 2 Palm Dr. / I-10 WB Ramps TS 0 3 1>> 0 3 1>> 0 0 0 1 1! 1 27.4 21.2 C C 3 Palm Dr. / Paul Rd. - Future Valley Center Bl. TS 1 2 0 1 2 0 1 1 0 0 1! 0 >80 >80 F F - With Cumulative Improvements TS 1 3 1> 1 3 0110 1 1 1> 40.3 53.3 D D 4 Palm Dr. / Varner Rd. TS 1 2 0 1 2 0 0 1! 0 0 1! 0 >80 >80 F F - With Project & Cumulative improvements TS 2 3 0 2 3 0 1 2 0 1 2 0 39.6 41.1 D D 5 West Dr. / Varner Rd. CSS 0 1! 0000010 1 1 0 12.2 15.5 B C 6 Project Access 1 / Varner Rd. CSS 0 1! 0 0 0 0 0 1 0 0 1 0 12.1 12.7 B B 7 Project Access 2 / Varner Rd. CSS 0 1! 0 0 0 0 0 1 0 0 1 0 11.8 12.1 B B 8 West Dr. / Project Access 3 CSS 0 1 00 1 00 1! 0 0 0 0 9.2 9.6 A A 9 West Dr. / Project Access 4 CSS 0 1 00 1 00 1! 0 0 0 0 8.7 8.8 A A 10 Palm Dr. / Thornton Rd.
- With Cumulative Improvements TS 1 3 00 3 0 1 0 1 0 0 0 5.0 7.4 A A 1 TS = Traffic Signal; CSS = Cross-street Stop
2 3
a single lane) are shown.

F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Excel\[16328 - Report_Alternative.xlsx]01 -2045 Int LOS Per the Highway Capacity Manual (7th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing >> = Free-Right Turn; 1 = Improvement
When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes.

L = Left; T = Through; R = Right; d = Defacto Right Turn Lane; 01! = Shared Left/Through/Right lane; > = Right-Turn Overlap Phasing; TABLE 1: INTERSECTION ANALYSIS FOR HORIZON YEAR 2045 WITH PROJECT CONDITIONS

WITHOUT MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE
Intersection Approach Lanes2
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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͵ Varner Logistics – Network Alternative Assessment TABLE 2:QUEUEING ANALYSIS FOR HORIZON YEAR 2045 WITH PROJECT CONDITIONS

WITHOUT MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE
ID Intersection Movement
# of
Lanes
2045 With Project
Storage
Length2
(ft.)
95th Percentile
Queue Length (ft.)1
AM PM Peak Hour Volume AM PM
4 Palm Dr. / Varner Rd.

NBL 2 302 177 AM 302 200 236 3 109
SBL 2 134 89 AM 134 150 139 143
EBL 1 67 158 PM 158 200 152 168
WBL 1 99 91 AM 99 200 144 177
6 Project Access 1 / Varner Rd.

NB L/R 1 14 51 PM 51 350 45 45
7 Project Access 2 / Varner Rd.

NB L/R 1 19 78 PM 78 700 41 52
8 West Dr. / Project Access 3
EB L/R 1 27 111 PM 111 180 49 51
9 West Dr. / Project Access 4
EB L/R 1 13 51 PM 51 220 36 47
1 Queue length calculated using SimTraffic.
2 Proposed length of storage.
3 Review of SimTraffic simulation results indicate that the turn lane queue is anticipated to clear in a timely manner and that the provided pocket length is adequate to accommodate the 95th percentile queue.

TABLE 3:ROADWAY VOLUME/CAPACITY ANALYSIS FOR HORIZON YEAR 2045 WITH PROJECT CONDITIONS

WITHOUT MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE
Roadway Segment
Roadway
Designation
Through
Travel Lanes1
LOS E
Capacity2 ADT3 V/C Ratio4
Palm Dr. North of Varner Rd. Urban Arterial 6 54,000 50,300 0.93 Palm Dr. South of Varner Rd. Urban Arterial 6 54,000 54,700 1.01 Palm Dr. North of Paul Rd. Urban Arterial 6 54,000 54,700 1.01 Palm Dr. North of I-10 WB Ramps Urban Arterial 6 54,000 57,600 1.07 Palm Dr. South of I-10 EB Ramps Urban Arterial 6 54,000 41,900 0.78 Palm Dr. South Railroad Tracks Urban Arterial 6 54,000 41,900 0.78 Varner Rd. West of Palm Dr. Secondary 4 36,000 16,600 0.46 Varner Rd. West of West Dr. Secondary 2 18,000 13,800 0.77 West Dr. South of Varner Rd. Local Collector 2 13,000 2,800 0.22 Valley Center Bl. East of Palm Dr. Major (F) 4 38,000 13,800 0.36 1 Existing Number of Through lanes; 1 = Desert Hot Springs General Plan Buildout number of lanes 2 Source: City of Desert Hot Springs General Plan, May 2020. 3 Average Daily Traffic (ADT) expressed in vehicles per day 4 Volume/Capacity Ratio has been estimated based on ADT. Where the ADT volume-based roadway segment analysis indicates a potential deficiency, a review of the more detailed peak hour intersection analysis and progression analysis are undertaken. Review of 2045 peak hour intersection analysis results indicate that acceptable operations are provided along Palm Drive with the combination of (1) widening of Palm Drive to six through travel lanes throughout the study area, and (2) intersection lane improvements presented in Section 7.2 of the Varner Road / West Drive Logistics Traffic Analysis Report (March 2025). 9 Item Number: 1.

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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͭͬ Varner Logistics – Network Alternative Assessment For HorizonYear ͮͬͰͱ With Project traffic conditions without the Mihalyo Road collector west of Palm Drive require widening of Palm Drive to six lanes throughout the study area. The long‐range future daily roadway volumes are anticipated to exceed daily capacity estimates at three locations:

Palm Drive south of Varner Road, Palm Drive north Paul Road, and Palm Drive north of the I‐ͭͬ westbound ramps.

Where the ADT volume‐based roadway segment analysis indicates a potential deficiency, a review of the more detailed peak hour intersection analysis and progression analysis are undertaken.

Review of ͮͬͰͱ peak hour intersection analysis results indicate that acceptable operations are provided along Palm Drive with the combination of (ͭ) widening of Palm Drive to six through travel lanes throughout the study area, and (ͮ) intersection lane improvements as discussed below.

SITE ACCESS AND OFF-SITE ROADWAY IMPROVEMENTS
It is anticipated that the Project would use Varner Road as its sole connection to Palm Drive. The Varner Road / West Drive Logistics Traffic Analysis(March Ͱ, ͮͬͮͱ) provides a thorough analysis of the site access improvements which will be required to be in place prior to occupancy of the Project.

The long range future intersection and roadway segment improvements needed to serve the HorizonYear ͮͬͰͱ with Project traffic conditions without the Mihalyo Road collector west of Palm Drive are shown on Exhibit Ͳ.

For HorizonYear (ͮͬͰͱ) With Project without the Mihalyo Road collector west of Palm Drive traffic conditions, the following study area intersection improvements are necessary to serve cumulative growth:
#3 – Palm Dr. / Paul Rd. – Valley Center Bl.
 Provide a ͯrd NB through lane and a separate NB right turn lane with overlap phase.  Provide a ͯrd SB through lane.
 Provide a separateWB left turn lane and oneWB right turn lane with overlap phase. #4 – Palm Dr. / Varner Rd.
 Provide a ͮnd NB left turn lane with a minimum of ͮͬͬ ft. turn pocket length.  Provide a ͯrd NB through lane.
 Provide a ͮnd SB left turn lane with a minimum of ͭͱͬ ft. turn pocket length.  Provide a ͯrd SB through lane.
 Provide a separate EB left turn lane with a minimum of ͮͬͬ ft. turn pocket length.  Provide a ͮnd EB through lane.
 Provide a separateWB left turn lane with a minimum of ͮͬͬ ft. turn pocket length.  Provide a ͮndWB through lane.
#10 – Palm Dr. / Thornton Rd.
 Install traffic signal
 Provide a separate NB left turn lane and a ͯrd NB through lane.  Provide a ͯrd SB through lane.
 Provide a separateWB left turn lane and oneWB right turn lane. 10 Item Number: 1.

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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͭͮ Varner Logistics – Network Alternative Assessment Significant future improvements will be needed along Palm Drive to serve General Plan buildout conditions. It is anticipated that Varner Road will also be widened to four through travel lanes between West Drive and Palm Drive in conjunction with future development east of the Project site and south ofVarner Road.

PARTICIPATION IN CUMULATIVE FUTURE IMPROVEMENTS
Detailed fair share calculations, for each peak hour, are provided inTable Ͱ forthe off‐site study area intersections for HorizonYear ͮͬͰͱ traffic conditions without the Mihalyo Road collector west of Palm Drive.

Table ͱ presents the fair share calculations for study area roadway segments for HorizonYear ͮͬͰͱ traffic conditions without the Mihalyo Road collector west of Palm Drive.

The Project applicant shall participate in relevantCity and subregional (CVAG’sTUMF program) fees.

In some cases, separate fees based upon Project fair share calculations may be appropriate. The fair share calculations shown inTables Ͱ and ͱ provide a basis for discussion between theCity and Project Applicant.

The long range future intersection and roadway segment improvements presented in this technical memorandum are estimated to provide acceptable traffic peak hour levels of service without the Mihalyo Road collector west of Palm Drive. Fair share financial contribution based on the Project’s estimated peak hour volumes at these locations may be imposed at the discretion of the City of Desert Hot Springs.

TABLE 4: FAIR SHARE CALCULATIONS FOR STUDY AREA INTERSECTIONS

WITHOUT MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE
# Intersection
Existing
Traffic
2045WP
Traffic3
Project
Only
Traffic
Total New
Traffic1
Project
Fair Share (%)2
3 Palm Dr. / Paul Rd. - Future Valley Center Bl.
• AM Peak Hour 2,824 4,866 267 2,042 13.1%
• PM Peak Hour 3,331 5,629 363 2,298 15.8%
4 Palm Dr. / Varner Rd.
• AM Peak Hour 2,634 4,895 292 2,261 12.9%
• PM Peak Hour 3,079 5,797 398 2,718 14.6%
10 Palm Dr. / Thornton Rd.
• AM Peak Hour 2,581 4,190 267 1,609 16.6%
• PM Peak Hour 3,023 4,860 363 1,837 19.8%
1 Total New Traffic = (2045 with Project - Existing Traffic) 2 Project Fair Share % = (Project Only Traffic / Total New Traffic) 3 General Plan Buildout (Horizon Year 2045) With Project 12 Item Number: 1.

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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͭͯ Varner Logistics – Network Alternative Assessment TABLE 5: FAIR SHARE CALCULATIONS FOR STUDY AREA ROADWAY SEGMENTS

WITHOUT MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE
Roadway Segment
Existing
Traffic
2045WP
Traffic3
Project
Only
Traffic
Total New
Traffic1
Project
Fair Share
(%)2
Varner Rd., west of Palm Dr.
• Construct 4-lane roadway 100 16,600 5,100 16,500 30.9% Palm Drive, north of Varner Road
• Widen to six lanes 36,000 50,300 300 14,300 2.1%
Palm Drive, between Varner Road and Thornton Road
• Widen to six lanes 37,500 54,700 4,700 17,200 27.3%
Palm Drive, between Paul Rd. and Thornton Road
• Widen to six lanes 37,500 54,700 4,700 17,200 27.3%
Palm Drive, south of Paul Road
• Widen to six lanes 38,700 57,600 4,700 18,900 24.9%
Palm Drive, South Railroad Tracks
• Widen to six lanes 29,600 41,900 300 12,300 2.4%
1 Total New Traffic = (2045 with Project - Existing Traffic) 2 Project Fair Share % = (Project Only Traffic / Total New Traffic) 3 General Plan Buildout (Horizon Year 2045) With Project 13 Item Number: 1.

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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͭͱ Varner Logistics – Network Alternative Assessment ATTACHMENT 1:

HORIZON YEAR 2045 WITH PROJECT CONDITIONS

WITHOUT THE MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE

INTERSECTION OPERATIONS ANALYSIS WORKSHEETS
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Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 1: Palm Dr. & I-10 EB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 226 0 528 0 0 0 0 743 253 0 1901 1199 Future Volume (vph) 226 0 528 0 0 0 0 743 253 0 1901 1199 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 500 0 0 0 270 0 315
Storage Lanes 1 1 0 0 0 1 0 1
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 30 30 55 55
Link Distance (ft) 849 799 651 782
Travel Time (s) 19.3 18.2 8.1 9.7
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%) 10% 48%
Turn Type Perm NA Perm NA Free NA Free
Protected Phases 4 2 6
Permitted Phases 4 4 Free Free
Detector Phase 4 4 4 2 6
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5
Total Split (s) 24.0 24.0 24.0 36.0 36.0
Total Split (%) 40.0% 40.0% 40.0% 60.0% 60.0%
Yellow Time (s) 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None C-Max C-Max
Intersection Summary
Area Type: Other
Cycle Length: 60
Actuated Cycle Length: 60
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 55
Control Type: Actuated-Coordinated
Splits and Phases: 1: Palm Dr. & I-10 EB Ramps
1-1
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HCM 7th Signalized Intersection Summary 2045 WP AM Peak Hour Alternative 1: Palm Dr. & I-10 EB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 226 0 528 0 0 0 0 743 253 0 1901 1199 Future Volume (veh/h) 226 0 528 0 0 0 0 743 253 0 1901 1199 Initial Q (Qb), veh 0 0 0 000000
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 0 1870 1870 0 1870 1870 Adj Flow Rate, veh/h 151 0 609 0 743 0 0 1901 0
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 2 2 2 022022
Cap, veh/h 437 0 772 0 3089 0 3089
Arrive On Green 0.25 0.00 0.25 0.00 0.60 0.00 0.00 0.80 0.00 Sat Flow, veh/h 1781 0 3151 0 5274 1585 0 5274 1585
Grp Volume(v), veh/h 151 0 609 0 743 0 0 1901 0
Grp Sat Flow(s),veh/h/ln 1781 0 1575 0 1702 1585 0 1702 1585 Q Serve(g_s), s 4.2 0.0 10.9 0.0 4.0 0.0 0.0 8.6 0.0
Cycle Q Clear(g_c), s 4.2 0.0 10.9 0.0 4.0 0.0 0.0 8.6 0.0 Prop In Lane 1.00 1.00 0.00 1.00 0.00 1.00
Lane Grp Cap(c), veh/h 437 0 772 0 3089 0 3089
V/C Ratio(X) 0.35 0.00 0.79 0.00 0.24 0.00 0.62
Avail Cap(c_a), veh/h 579 0 1024 0 3089 0 3089
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.33 1.33 Upstream Filter(I) 1.00 0.00 1.00 0.00 1.00 0.00 0.00 0.50 0.00 Uniform Delay (d), s/veh 18.7 0.0 21.2 0.0 5.5 0.0 0.0 3.2 0.0 Incr Delay (d2), s/veh 0.5 0.0 3.1 0.0 0.2 0.0 0.0 0.5 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.7 0.0 4.0 0.0 0.8 0.0 0.0 1.1 0.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 19.2 0.0 24.3 0.0 5.7 0.0 0.0 3.6 0.0 LnGrp LOS B C A A
Approach Vol, veh/h 760 743 1901
Approach Delay, s/veh 23.3 5.7 3.6
Approach LOS C A A
Timer - Assigned Phs 2 4 6
Phs Duration (G+Y+Rc), s 40.8 19.2 40.8
Change Period (Y+Rc), s 4.5 4.5 4.5
Max Green Setting (Gmax), s 31.5 19.5 31.5
Max Q Clear Time (g_c+I1), s 6.0 12.9 10.6
Green Ext Time (p_c), s 4.6 1.8 12.9
Intersection Summary
HCM 7th Control Delay, s/veh 8.5
HCM 7th LOS A
Notes
User approved volume balancing among the lanes for turning movement.

Unsignalized Delay for [NBR, SBR] is excluded from calculations of the approach delay and intersection delay. 1-2
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Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 2: Palm Dr. & I-10 WB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 0 0 0 382 0 763 0 716 254 0 2718 172 Future Volume (vph) 0 0 0 382 0 763 0 716 254 0 2718 172 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 0 475 0 300 0 195
Storage Lanes 0 0 1 1 0 1 0 1
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 30 30 55 55
Link Distance (ft) 597 978 782 516
Travel Time (s) 13.6 22.2 9.7 6.4
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%) 10% 48%
Turn Type Perm NA Perm NA Free NA Free
Protected Phases 8 2 6
Permitted Phases 8 8 Free Free
Detector Phase 8 8 8 2 6
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5
Total Split (s) 39.0 39.0 39.0 81.0 81.0
Total Split (%) 32.5% 32.5% 32.5% 67.5% 67.5%
Yellow Time (s) 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None C-Max C-Max
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 65
Control Type: Actuated-Coordinated
Splits and Phases: 2: Palm Dr. & I-10 WB Ramps
1-3
Item Number: 1.

Page 1518 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP AM Peak Hour Alternative 2: Palm Dr. & I-10 WB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 0 0 0 382 0 763 0 716 254 0 2718 172 Future Volume (veh/h) 0 0 0 382 0 763 0 716 254 0 2718 172 Initial Q (Qb), veh 000000000
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 0 1870 1870 0 1870 1870 Adj Flow Rate, veh/h 255 0 899 0 716 0 0 2718 0
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 222022022
Cap, veh/h 512 0 907 0 3255 0 3255
Arrive On Green 0.29 0.00 0.29 0.00 1.00 0.00 0.00 0.64 0.00 Sat Flow, veh/h 1781 0 3154 0 5274 1585 0 5274 1585
Grp Volume(v), veh/h 255 0 899 0 716 0 0 2718 0
Grp Sat Flow(s),veh/h/ln 1781 0 1577 0 1702 1585 0 1702 1585 Q Serve(g_s), s 14.3 0.0 34.1 0.0 0.0 0.0 0.0 49.5 0.0
Cycle Q Clear(g_c), s 14.3 0.0 34.1 0.0 0.0 0.0 0.0 49.5 0.0 Prop In Lane 1.00 1.00 0.00 1.00 0.00 1.00
Lane Grp Cap(c), veh/h 512 0 907 0 3255 0 3255
V/C Ratio(X) 0.50 0.00 0.99 0.00 0.22 0.00 0.83
Avail Cap(c_a), veh/h 512 0 907 0 3255 0 3255
HCM Platoon Ratio 1.00 1.00 1.00 1.00 2.00 2.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 0.00 0.97 0.00 0.00 1.00 0.00 Uniform Delay (d), s/veh 35.5 0.0 42.6 0.0 0.0 0.0 0.0 16.9 0.0 Incr Delay (d2), s/veh 0.8 0.0 27.7 0.0 0.2 0.0 0.0 2.7 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.3 0.0 16.6 0.0 0.0 0.0 0.0 16.5 0.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 36.3 0.0 70.3 0.0 0.2 0.0 0.0 19.6 0.0 LnGrp LOS D E A B
Approach Vol, veh/h 1154 716 2718
Approach Delay, s/veh 62.8 0.2 19.6
Approach LOS E A B
Timer - Assigned Phs 2 6 8
Phs Duration (G+Y+Rc), s 81.0 81.0 39.0
Change Period (Y+Rc), s 4.5 4.5 4.5
Max Green Setting (Gmax), s 76.5 76.5 34.5
Max Q Clear Time (g_c+I1), s 2.0 51.5 36.1
Green Ext Time (p_c), s 4.8 20.9 0.0
Intersection Summary
HCM 7th Control Delay, s/veh 27.4
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.

Unsignalized Delay for [NBR, SBR] is excluded from calculations of the approach delay and intersection delay. 1-4
Item Number: 1.

Page 1519 of 2902 ends

Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 3: Palm Dr. & Paul Rd./Valley Center Bl. With Improvements Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 22 2 167 262 3 108 61 1207 245 234 2474 81 Future Volume (vph) 22 2 167 262 3 108 61 1207 245 234 2474 81 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 120 0 150 0 225 150 230 0
Storage Lanes 1 0 1 1 1 1 1 0
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 30 45 55 55
Link Distance (ft) 315 389 476 381
Travel Time (s) 7.2 5.9 5.9 4.7
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%)
Turn Type Prot NA Prot NA pm+ov Prot NA pm+ov Prot NA
Protected Phases 7 4 3 8 1 5 2 3 1 6
Permitted Phases 8 2
Detector Phase 74 38152316
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 9.5 9.5 9.5 22.5 9.5 9.5 22.5 9.5 9.5 22.5 Total Split (s) 10.2 14.0 25.0 28.8 30.3 10.0 50.7 25.0 30.3 71.0 Total Split (%) 8.5% 11.7% 20.8% 24.0% 25.3% 8.3% 42.3% 20.8% 25.3% 59.2% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Lead/Lag Lead Lag Lead Lag Lead Lead Lag Lead Lead Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None C-Max None None C-Max Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 30.3 (25%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 90
Control Type: Actuated-Coordinated
Splits and Phases: 3: Palm Dr. & Paul Rd./Valley Center Bl. 1-5
Item Number: 1.

Page 1520 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP AM Peak Hour Alternative 3: Palm Dr. & Paul Rd./Valley Center Bl. With Improvements Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 22 2 167 262 3 108 61 1207 245 234 2474 81 Future Volume (veh/h) 22 2 167 262 3 108 61 1207 245 234 2474 81 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.98 1.00 0.99 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 22 2 167 262 3 108 61 1207 245 234 2474 81 Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 39 1 122 288 410 581 78 2350 984 265 2869 93 Arrive On Green 0.02 0.08 0.08 0.16 0.22 0.22 0.04 0.46 0.46 0.15 0.56 0.56 Sat Flow, veh/h 1781 18 1540 1781 1870 1574 1781 5106 1580 1781 5079 165 Grp Volume(v), veh/h 22 0 169 262 3 108 61 1207 245 234 1653 902 Grp Sat Flow(s),veh/h/ln 1781 0 1558 1781 1870 1574 1781 1702 1580 1781 1702 1840 Q Serve(g_s), s 1.5 0.0 9.5 17.3 0.2 5.6 4.1 20.0 8.3 15.5 49.3 50.2 Cycle Q Clear(g_c), s 1.5 0.0 9.5 17.3 0.2 5.6 4.1 20.0 8.3 15.5 49.3 50.2 Prop In Lane 1.00 0.99 1.00 1.00 1.00 1.00 1.00 0.09
Lane Grp Cap(c), veh/h 39 0 123 288 410 581 78 2350 984 265 1923 1039 V/C Ratio(X) 0.57 0.00 1.37 0.91 0.01 0.19 0.78 0.51 0.25 0.88 0.86 0.87 Avail Cap(c_a), veh/h 85 0 123 304 410 581 82 2350 984 383 1923 1039 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 58.1 0.0 55.3 49.4 36.6 25.7 56.8 22.9 10.1 50.1 22.1 22.3 Incr Delay (d2), s/veh 12.6 0.0 209.5 28.6 0.0 0.2 36.0 0.8 0.6 15.6 5.3 9.8 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.8 0.0 10.9 9.8 0.1 2.1 2.5 7.6 2.8 7.7 18.3 21.4 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 70.7 0.0 264.7 78.0 36.6 25.9 92.7 23.7 10.7 65.7 27.4 32.0 LnGrp LOS E F E D C F C B E C C
Approach Vol, veh/h 191 373 1513 2789
Approach Delay, s/veh 242.4 62.6 24.4 32.1
Approach LOS F E C C
Timer - Assigned Phs 12345678
Phs Duration (G+Y+Rc), s 22.3 59.7 23.9 14.0 9.8 72.3 7.1 30.8 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 25.8 46.2 20.5 9.5 5.5 66.5 5.7 24.3 Max Q Clear Time (g_c+I1), s 17.5 22.0 19.3 11.5 6.1 52.2 3.5 7.6 Green Ext Time (p_c), s 0.4 9.1 0.1 0.0 0.0 12.0 0.0 0.3 Intersection Summary
HCM 7th Control Delay, s/veh 40.3
HCM 7th LOS D
1-6
Item Number: 1.

Page 1521 of 2902 ends

Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 4: Palm Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 67 251 191 99 137 70 302 852 178 134 2493 121 Future Volume (vph) 67 251 191 99 137 70 302 852 178 134 2493 121 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 90 200 0 200 0 150 150
Storage Lanes 1 0 1 0 2 0 2 0
Taper Length (ft) 100 100 120 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 55 55 55 55
Link Distance (ft) 2796 1468 1047 1125
Travel Time (s) 34.7 18.2 13.0 13.9
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%)
Turn Type Prot NA Prot NA Prot NA Prot NA
Protected Phases 7 4 3 8 5 2 1 6
Permitted Phases
Detector Phase 74 38 52 16
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 9.5 22.5 9.5 22.5 9.5 22.5 9.5 22.5
Total Split (s) 12.0 22.6 12.7 23.3 16.6 71.1 13.6 68.1 Total Split (%) 10.0% 18.8% 10.6% 19.4% 13.8% 59.3% 11.3% 56.8% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Recall Mode None Max None Max Min C-Max Min C-Max
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow, Master Intersection Natural Cycle: 110
Control Type: Actuated-Coordinated
Splits and Phases: 4: Palm Dr. & Varner Rd.
1-7
Item Number: 1.

Page 1522 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP AM Peak Hour Alternative 4: Palm Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 67 251 191 99 137 70 302 852 178 134 2493 121 Future Volume (veh/h) 67 251 191 99 137 70 302 852 178 134 2493 121 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.99 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 67 251 191 99 137 70 302 852 178 134 2493 121 Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 86 294 215 122 396 191 348 2436 506 192 2645 127 Arrive On Green 0.05 0.15 0.15 0.07 0.17 0.17 0.20 1.00 1.00 0.06 0.53 0.53 Sat Flow, veh/h 1781 1949 1425 1781 2315 1119 3456 4234 879 3456 4991 240 Grp Volume(v), veh/h 67 228 214 99 103 104 302 684 346 134 1692 922 Grp Sat Flow(s),veh/h/ln 1781 1777 1597 1781 1777 1657 1728 1702 1709 1728 1702 1826 Q Serve(g_s), s 4.5 15.0 15.8 6.6 6.1 6.6 10.1 0.0 0.0 4.6 55.8 57.4 Cycle Q Clear(g_c), s 4.5 15.0 15.8 6.6 6.1 6.6 10.1 0.0 0.0 4.6 55.8 57.4 Prop In Lane 1.00 0.89 1.00 0.68 1.00 0.51 1.00 0.13
Lane Grp Cap(c), veh/h 86 268 241 122 304 283 348 1959 984 192 1804 968 V/C Ratio(X) 0.78 0.85 0.89 0.81 0.34 0.37 0.87 0.35 0.35 0.70 0.94 0.95 Avail Cap(c_a), veh/h 111 268 241 122 304 283 348 1959 984 262 1804 968 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 2.00 2.00 2.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.97 0.97 1.00 1.00 1.00 Uniform Delay (d), s/veh 56.5 49.6 50.0 55.1 43.8 44.0 47.1 0.0 0.0 55.7 26.4 26.8 Incr Delay (d2), s/veh 22.8 27.2 35.1 32.8 3.0 3.6 19.5 0.5 1.0 4.9 10.9 19.4 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.5 8.4 8.4 3.9 2.8 2.9 4.7 0.1 0.3 2.0 22.4 26.9 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 79.3 76.8 85.1 87.9 46.8 47.6 66.6 0.5 1.0 60.6 37.2 46.2 LnGrp LOS EEFFDDEAAEDD
Approach Vol, veh/h 509 306 1332 2748
Approach Delay, s/veh 80.6 60.4 15.6 41.4
Approach LOS F E B D
Timer - Assigned Phs 12345678
Phs Duration (G+Y+Rc), s 11.2 73.5 12.7 22.6 16.6 68.1 10.3 25.0 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 9.1 66.6 8.2 18.1 12.1 63.6 7.5 18.8 Max Q Clear Time (g_c+I1), s 6.6 2.0 8.6 17.8 12.1 59.4 6.5 8.6 Green Ext Time (p_c), s 0.1 7.1 0.0 0.1 0.0 3.9 0.0 0.6 Intersection Summary
HCM 7th Control Delay, s/veh 39.6
HCM 7th LOS D
1-8
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Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 5: West Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Volume (vph) 471 1 125 436 1 38
Future Volume (vph) 471 1 125 436 1 38
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 55 55 30
Link Distance (ft) 2025 2796 953
Travel Time (s) 25.1 34.7 21.7
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Shared Lane Traffic (%)
Sign Control Free Free Stop
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-9
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HCM 7th TWSC 2045 WP AM Peak Hour Alternative
5: West Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 1.5
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 471 1 125 436 1 38
Future Vol, veh/h 471 1 125 436 1 38
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - 0 - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 496 1 132 459 1 40
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 497 0 1218 496
Stage 1 - - - - 496 -
Stage 2 - - - - 722 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1067 - 199 574
Stage 1 - - - - 612 -
Stage 2 - - - - 481 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1067 - 175 574
Mov Cap-2 Maneuver - - - - 175 -
Stage 1 - - - - 612 -
Stage 2 - - - - 422 -
Approach EB WB NB
HCM Ctrl Dly, s/v 0 1.97 12.19

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 542 - - 1067 -
HCM Lane V/C Ratio 0.076 - - 0.123 -
HCM Ctrl Dly (s/v) 12.2 - - 8.8 -
HCM Lane LOS B - - A -
HCM 95th %tile Q(veh) 0.2 - - 0.4 -
1-10
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Page 1525 of 2902 ends

Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 6: Project Access 1 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Volume (vph) 458 1 39 397 1 13
Future Volume (vph) 458 1 39 397 1 13
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 55 55 30
Link Distance (ft) 420 2025 316
Travel Time (s) 5.2 25.1 7.2
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Shared Lane Traffic (%)
Sign Control Free Free Stop
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-11
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HCM 7th TWSC 2045 WP AM Peak Hour Alternative
6: Project Access 1 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 0.6
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 458 1 39 397 1 13
Future Vol, veh/h 458 1 39 397 1 13
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 498 1 42 432 1 14
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 499 0 1015 498
Stage 1 - - - - 498 -
Stage 2 - - - - 516 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1065 - 264 572
Stage 1 - - - - 610 -
Stage 2 - - - - 599 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1065 - 250 572
Mov Cap-2 Maneuver - - - - 250 -
Stage 1 - - - - 610 -
Stage 2 - - - - 568 -
Approach EB WB NB
HCM Ctrl Dly, s/v 0 0.76 12.08

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 524 - - 161 -
HCM Lane V/C Ratio 0.029 - - 0.04 -
HCM Ctrl Dly (s/v) 12.1 - - 8.5 0
HCM Lane LOS B - - A A
HCM 95th %tile Q(veh) 0.1 - - 0.1 -
1-12
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Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 7: Project Access 2 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Volume (vph) 440 1 60 337 1 18
Future Volume (vph) 440 1 60 337 1 18
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 55 55 30
Link Distance (ft) 455 420 472
Travel Time (s) 5.6 5.2 10.7
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Shared Lane Traffic (%)
Sign Control Free Free Stop
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-13
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HCM 7th TWSC 2045 WP AM Peak Hour Alternative
7: Project Access 2 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 0.9
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 440 1 60 337 1 18
Future Vol, veh/h 440 1 60 337 1 18
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 478 1 65 366 1 20
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 479 0 976 479
Stage 1 - - - - 479 -
Stage 2 - - - - 497 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1083 - 279 587
Stage 1 - - - - 623 -
Stage 2 - - - - 611 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1083 - 258 587
Mov Cap-2 Maneuver - - - - 258 -
Stage 1 - - - - 623 -
Stage 2 - - - - 565 -
Approach EB WB NB
HCM Ctrl Dly, s/v 0 1.29 11.8

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 550 - - 272 -
HCM Lane V/C Ratio 0.038 - - 0.06 -
HCM Ctrl Dly (s/v) 11.8 - - 8.5 0
HCM Lane LOS B - - A A
HCM 95th %tile Q(veh) 0.1 - - 0.2 -
1-14
Item Number: 1.

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Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 8: West Dr. & Project Access 3 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph) 26 1 1 12 39 86
Future Volume (vph) 26 1 1 12 39 86
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 30 30 30
Link Distance (ft) 440 480 953
Travel Time (s) 10.0 10.9 21.7
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Shared Lane Traffic (%)
Sign Control Stop Free Free
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-15
Item Number: 1.

Page 1530 of 2902 ends

HCM 7th TWSC 2045 WP AM Peak Hour Alternative
8: West Dr. & Project Access 3 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 1.5
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 26 1 1 12 39 86
Future Vol, veh/h 26 1 1 12 39 86
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 28 1 1 13 42 93
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 104 89 136 0 - 0
Stage 1 89 -----
Stage 2 15 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 894 969 1448 - - -
Stage 1 934 -----
Stage 2 1008 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 893 969 1448 - - -
Mov Cap-2 Maneuver 893 -----
Stage 1 934 -----
Stage 2 1008 -----
Approach EB NB SB
HCM Ctrl Dly, s/v 9.16 0.58 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 138 - 896 - -
HCM Lane V/C Ratio 0.001 - 0.033 - -
HCM Ctrl Dly (s/v) 7.5 0 9.2 - -
HCM Lane LOS A A A - -
HCM 95th %tile Q(veh) 0 - 0.1 - -
1-16
Item Number: 1.

Page 1531 of 2902 ends

Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 9: West Dr. & Project Access 4 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph) 12 1 1 1 1 39
Future Volume (vph) 12 1 1 1 1 39
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 30 30 30
Link Distance (ft) 468 307 480
Travel Time (s) 10.6 7.0 10.9
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Shared Lane Traffic (%)
Sign Control Stop Free Free
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-17
Item Number: 1.

Page 1532 of 2902 ends

HCM 7th TWSC 2045 WP AM Peak Hour Alternative
9: West Dr. & Project Access 4 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 2.2
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 12 1 1 1 1 39
Future Vol, veh/h 12 1 1 1 1 39
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 13 1 1 1 1 41
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 25 22 42 0 - 0
Stage 1 22 -----
Stage 2 3 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 991 1056 1567 - - -
Stage 1 1001 -----
Stage 2 1020 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 990 1056 1567 - - -
Mov Cap-2 Maneuver 990 -----
Stage 1 1000 -----
Stage 2 1020 -----
Approach EB NB SB
HCM Ctrl Dly, s/v 8.67 3.65 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 900 - 995 - -
HCM Lane V/C Ratio 0.001 - 0.014 - -
HCM Ctrl Dly (s/v) 7.3 0 8.7 - -
HCM Lane LOS A A A - -
HCM 95th %tile Q(veh) 0 - 0 - -
1-18
Item Number: 1.

Page 1533 of 2902 ends

Lanes, Volumes, Timings 2045 WP AM Peak Hour Alternative 10: Palm Dr. & Thornton Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph) 25 25 50 1307 2733 50
Future Volume (vph) 25 25 50 1307 2733 50
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Storage Length (ft) 150 0 150 0
Storage Lanes 1 1 1 0
Taper Length (ft) 100 100
Right Turn on Red Yes Yes
Link Speed (mph) 35 55 55
Link Distance (ft) 637 1590 1047
Travel Time (s) 12.4 19.7 13.0
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00
Shared Lane Traffic (%)
Turn Type Prot Perm Prot NA NA
Protected Phases 4 5 2 6
Permitted Phases 4
Detector Phase 44526
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 22.5 22.5 9.5 22.5 22.5
Total Split (s) 22.8 22.8 14.0 97.2 83.2
Total Split (%) 19.0% 19.0% 11.7% 81.0% 69.3%
Yellow Time (s) 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5
Lead/Lag Lead Lag
Lead-Lag Optimize? Yes Yes
Recall Mode None None None C-Max C-Max
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 90
Control Type: Actuated-Coordinated
Splits and Phases: 10: Palm Dr. & Thornton Rd.
1-19
Item Number: 1.

Page 1534 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP AM Peak Hour Alternative 10: Palm Dr. & Thornton Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (veh/h) 25 25 50 1307 2733 50
Future Volume (veh/h) 25 25 50 1307 2733 50
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 25 25 50 1307 2733 50
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00
Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h 60 54 65 4551 4221 77
Arrive On Green 0.03 0.03 0.04 0.89 0.82 0.82
Sat Flow, veh/h 1781 1585 1781 5274 5332 94
Grp Volume(v), veh/h 25 25 50 1307 1797 986
Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1702 1702 1853
Q Serve(g_s), s 1.7 1.9 3.3 4.5 24.5 24.9
Cycle Q Clear(g_c), s 1.7 1.9 3.3 4.5 24.5 24.9
Prop In Lane 1.00 1.00 1.00 0.05
Lane Grp Cap(c), veh/h 60 54 65 4551 2783 1515
V/C Ratio(X) 0.42 0.47 0.77 0.29 0.65 0.65
Avail Cap(c_a), veh/h 272 242 141 4551 2783 1515
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 0.16 0.16
Uniform Delay (d), s/veh 56.8 56.9 57.3 1.0 4.2 4.3
Incr Delay (d2), s/veh 4.5 6.2 17.6 0.2 0.2 0.4
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.8 1.7 1.8 0.1 4.1 4.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 61.3 63.1 75.0 1.1 4.4 4.6
LnGrp LOS EEEAAA
Approach Vol, veh/h 50 1357 2783
Approach Delay, s/veh 62.2 3.8 4.5
Approach LOS E A A
Timer - Assigned Phs 2 4 5 6
Phs Duration (G+Y+Rc), s 111.4 8.6 8.8 102.6
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 92.7 18.3 9.5 78.7
Max Q Clear Time (g_c+I1), s 6.5 3.9 5.3 26.9
Green Ext Time (p_c), s 11.1 0.1 0.0 36.0
Intersection Summary
HCM 7th Control Delay, s/veh 5.0
HCM 7th LOS A
1-20
Item Number: 1.

Page 1535 of 2902 ends

Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 1: Palm Dr. & I-10 EB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 227 0 287 0 0 0 0 1916 384 0 1052 852 Future Volume (vph) 227 0 287 0 0 0 0 1916 384 0 1052 852 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 500 0 0 0 270 0 315
Storage Lanes 1 1 0 0 0 1 0 1
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 30 30 55 55
Link Distance (ft) 849 799 651 782
Travel Time (s) 19.3 18.2 8.1 9.7
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%) 21% 43%
Turn Type Perm NA Perm NA Free NA Free
Protected Phases 4 2 6
Permitted Phases 4 4 Free Free
Detector Phase 4 4 4 2 6
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5
Total Split (s) 23.0 23.0 23.0 37.0 37.0
Total Split (%) 38.3% 38.3% 38.3% 61.7% 61.7%
Yellow Time (s) 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None C-Max C-Max
Intersection Summary
Area Type: Other
Cycle Length: 60
Actuated Cycle Length: 60
Offset: 41.6 (69%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 50
Control Type: Actuated-Coordinated
Splits and Phases: 1: Palm Dr. & I-10 EB Ramps
1-21
Item Number: 1.

Page 1536 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP PM Peak Hour Alternative 1: Palm Dr. & I-10 EB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 227 0 287 0 0 0 0 1916 384 0 1052 852 Future Volume (veh/h) 227 0 287 0 0 0 0 1916 384 0 1052 852 Initial Q (Qb), veh 0 0 0 000000
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 0 1870 1870 0 1870 1870 Adj Flow Rate, veh/h 326 0 181 0 1916 0 0 1052 0
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 2 2 2 022022
Cap, veh/h 587 0 259 0 3499 0 3499
Arrive On Green 0.16 0.00 0.16 0.00 0.69 0.00 0.00 0.69 0.00 Sat Flow, veh/h 3563 0 1571 0 5274 1585 0 5274 1585
Grp Volume(v), veh/h 326 0 181 0 1916 0 0 1052 0
Grp Sat Flow(s),veh/h/ln 1781 0 1571 0 1702 1585 0 1702 1585 Q Serve(g_s), s 5.0 0.0 6.5 0.0 11.3 0.0 0.0 4.9 0.0
Cycle Q Clear(g_c), s 5.0 0.0 6.5 0.0 11.3 0.0 0.0 4.9 0.0 Prop In Lane 1.00 1.00 0.00 1.00 0.00 1.00
Lane Grp Cap(c), veh/h 587 0 259 0 3499 0 3499
V/C Ratio(X) 0.56 0.00 0.70 0.00 0.55 0.00 0.30
Avail Cap(c_a), veh/h 1098 0 484 0 3499 0 3499
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 0.00 1.00 0.00 0.00 0.69 0.00 Uniform Delay (d), s/veh 23.0 0.0 23.7 0.0 4.8 0.0 0.0 3.7 0.0 Incr Delay (d2), s/veh 0.8 0.0 3.4 0.0 0.6 0.0 0.0 0.2 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.1 0.0 2.5 0.0 1.5 0.0 0.0 0.6 0.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 23.9 0.0 27.1 0.0 5.4 0.0 0.0 3.9 0.0 LnGrp LOS C C A A
Approach Vol, veh/h 507 1916 1052
Approach Delay, s/veh 25.0 5.4 3.9
Approach LOS C A A
Timer - Assigned Phs 2 4 6
Phs Duration (G+Y+Rc), s 45.6 14.4 45.6
Change Period (Y+Rc), s 4.5 4.5 4.5
Max Green Setting (Gmax), s 32.5 18.5 32.5
Max Q Clear Time (g_c+I1), s 13.3 8.5 6.9
Green Ext Time (p_c), s 12.3 1.4 7.0
Intersection Summary
HCM 7th Control Delay, s/veh 7.8
HCM 7th LOS A
Notes
User approved volume balancing among the lanes for turning movement.

Unsignalized Delay for [NBR, SBR] is excluded from calculations of the approach delay and intersection delay. 1-22
Item Number: 1.

Page 1537 of 2902 ends

Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 2: Palm Dr. & I-10 WB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 0 0 0 300 0 1208 0 1704 439 0 1604 390 Future Volume (vph) 0 0 0 300 0 1208 0 1704 439 0 1604 390 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 0 475 0 300 0 195
Storage Lanes 0 0 1 1 0 1 0 1
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 30 30 55 55
Link Distance (ft) 597 978 782 516
Travel Time (s) 13.6 22.2 9.7 6.4
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%) 10% 49%
Turn Type Perm NA Perm NA Free NA Free
Protected Phases 8 2 6
Permitted Phases 8 8 Free Free
Detector Phase 8 8 8 2 6
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5
Total Split (s) 67.0 67.0 67.0 53.0 53.0
Total Split (%) 55.8% 55.8% 55.8% 44.2% 44.2%
Yellow Time (s) 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None C-Max C-Max
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 41.6 (35%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 60
Control Type: Actuated-Coordinated
Splits and Phases: 2: Palm Dr. & I-10 WB Ramps
1-23
Item Number: 1.

Page 1538 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP PM Peak Hour Alternative 2: Palm Dr. & I-10 WB Ramps With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 0 0 0 300 0 1208 0 1704 439 0 1604 390 Future Volume (veh/h) 0 0 0 300 0 1208 0 1704 439 0 1604 390 Initial Q (Qb), veh 000000000
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 0 1870 1870 0 1870 1870 Adj Flow Rate, veh/h 200 0 1315 0 1704 0 0 1604 0
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 222022022
Cap, veh/h 812 0 1441 0 2395 0 2395
Arrive On Green 0.46 0.00 0.46 0.00 0.94 0.00 0.00 0.47 0.00 Sat Flow, veh/h 1781 0 3160 0 5274 1585 0 5274 1585
Grp Volume(v), veh/h 200 0 1315 0 1704 0 0 1604 0
Grp Sat Flow(s),veh/h/ln 1781 0 1580 0 1702 1585 0 1702 1585 Q Serve(g_s), s 8.3 0.0 46.5 0.0 7.5 0.0 0.0 29.2 0.0
Cycle Q Clear(g_c), s 8.3 0.0 46.5 0.0 7.5 0.0 0.0 29.2 0.0 Prop In Lane 1.00 1.00 0.00 1.00 0.00 1.00
Lane Grp Cap(c), veh/h 812 0 1441 0 2395 0 2395
V/C Ratio(X) 0.25 0.00 0.91 0.00 0.71 0.00 0.67
Avail Cap(c_a), veh/h 928 0 1646 0 2395 0 2395
HCM Platoon Ratio 1.00 1.00 1.00 1.00 2.00 2.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 0.00 0.79 0.00 0.00 1.00 0.00 Uniform Delay (d), s/veh 20.0 0.0 30.4 0.0 2.2 0.0 0.0 24.7 0.0 Incr Delay (d2), s/veh 0.2 0.0 7.5 0.0 1.4 0.0 0.0 1.5 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.5 0.0 18.7 0.0 1.3 0.0 0.0 11.0 0.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 20.2 0.0 37.9 0.0 3.7 0.0 0.0 26.2 0.0 LnGrp LOS C D A C
Approach Vol, veh/h 1515 1704 1604
Approach Delay, s/veh 35.6 3.7 26.2
Approach LOS D A C
Timer - Assigned Phs 2 6 8
Phs Duration (G+Y+Rc), s 60.8 60.8 59.2
Change Period (Y+Rc), s 4.5 4.5 4.5
Max Green Setting (Gmax), s 48.5 48.5 62.5
Max Q Clear Time (g_c+I1), s 9.5 31.2 48.5
Green Ext Time (p_c), s 15.4 9.6 6.2
Intersection Summary
HCM 7th Control Delay, s/veh 21.2
HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement.

Unsignalized Delay for [NBR, SBR] is excluded from calculations of the approach delay and intersection delay. 1-24
Item Number: 1.

Page 1539 of 2902 ends

Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 3: Palm Dr. & Paul Rd./Valley Center Bl. With Improvements Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 72 3 105 309 7 254 155 2465 333 291 1603 32 Future Volume (vph) 72 3 105 309 7 254 155 2465 333 291 1603 32 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 120 0 150 0 225 150 230 0
Storage Lanes 1 0 1 1 1 1 1 0
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 30 45 55 55
Link Distance (ft) 315 389 476 382
Travel Time (s) 7.2 5.9 5.9 4.7
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%)
Turn Type Prot NA Prot NA pm+ov Prot NA pm+ov Prot NA
Protected Phases 7 4 3 8 1 5 2 3 1 6
Permitted Phases 8 2
Detector Phase 74 38152316
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 9.5 22.5 9.5 22.5 9.5 9.5 22.5 9.5 9.5 22.5 Total Split (s) 14.9 22.5 22.0 29.6 21.0 19.0 54.5 22.0 21.0 56.5 Total Split (%) 12.4% 18.8% 18.3% 24.7% 17.5% 15.8% 45.4% 18.3% 17.5% 47.1% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Lead/Lag Lead Lag Lead Lag Lead Lead Lag Lead Lead Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None C-Max None None C-Max Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 41.6 (35%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 120
Control Type: Actuated-Coordinated
Splits and Phases: 3: Palm Dr. & Paul Rd./Valley Center Bl. 1-25
Item Number: 1.

Page 1540 of 2902 ends

HCM 7th Signalized Intersection Summary 2045 WP PM Peak Hour Alternative 3: Palm Dr. & Paul Rd./Valley Center Bl. With Improvements Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 72 3 105 309 7 254 155 2465 333 291 1603 32 Future Volume (veh/h) 72 3 105 309 7 254 155 2465 333 291 1603 32 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.98 1.00 0.99 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 72 3 105 309 7 254 155 2465 333 291 1603 32 Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 92 4 132 260 338 502 182 2450 989 245 2654 53 Arrive On Green 0.05 0.09 0.09 0.15 0.18 0.18 0.10 0.48 0.48 0.14 0.52 0.52 Sat Flow, veh/h 1781 43 1521 1781 1870 1572 1781 5106 1580 1781 5152 103 Grp Volume(v), veh/h 72 0 108 309 7 254 155 2465 333 291 1059 576 Grp Sat Flow(s),veh/h/ln 1781 0 1565 1781 1870 1572 1781 1702 1580 1781 1702 1851 Q Serve(g_s), s 4.8 0.0 8.1 17.5 0.4 15.8 10.3 57.6 12.0 16.5 26.3 26.3 Cycle Q Clear(g_c), s 4.8 0.0 8.1 17.5 0.4 15.8 10.3 57.6 12.0 16.5 26.3 26.3 Prop In Lane 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.06
Lane Grp Cap(c), veh/h 92 0 136 260 338 502 182 2450 989 245 1754 954 V/C Ratio(X) 0.78 0.00 0.80 1.19 0.02 0.51 0.85 1.01 0.34 1.19 0.60 0.60 Avail Cap(c_a), veh/h 154 0 235 260 391 547 215 2450 989 245 1754 954 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 56.2 0.0 53.7 51.3 40.4 33.3 53.0 31.2 10.6 51.8 20.5 20.5 Incr Delay (d2), s/veh 13.3 0.0 10.0 117.0 0.0 0.8 23.4 19.6 0.9 118.0 1.6 2.8 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.5 0.0 3.6 16.0 0.2 5.9 5.6 25.4 4.0 15.0 9.7 10.9 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 69.5 0.0 63.8 168.2 40.4 34.0 76.4 50.8 11.6 169.7 22.0 23.3 LnGrp LOS E EFDCEFBFCC
Approach Vol, veh/h 180 570 2953 1926
Approach Delay, s/veh 66.1 106.9 47.7 44.7
Approach LOS E F D D
Timer - Assigned Phs 12345678
Phs Duration (G+Y+Rc), s 21.0 62.1 22.0 14.9 16.8 66.3 10.7 26.2 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 16.5 50.0 17.5 18.0 14.5 52.0 10.4 25.1 Max Q Clear Time (g_c+I1), s 18.5 59.6 19.5 10.1 12.3 28.3 6.8 17.8 Green Ext Time (p_c), s 0.0 0.0 0.0 0.3 0.1 11.0 0.0 0.5 Intersection Summary
HCM 7th Control Delay, s/veh 53.3
HCM 7th LOS D
1-26
Item Number: 1.

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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 4: Palm Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (vph) 158 154 394 91 437 170 177 2482 169 89 1397 79 Future Volume (vph) 158 154 394 91 437 170 177 2482 169 89 1397 79 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 0 200 150 200 0 150 150
Storage Lanes 1 0 1 0 2 0 2 0
Taper Length (ft) 100 100 100 100
Right Turn on Red Yes Yes Yes Yes
Link Speed (mph) 55 55 55 55
Link Distance (ft) 2796 1468 1047 1125
Travel Time (s) 34.7 18.2 13.0 13.9
Confl. Peds. (#/hr) 5 55 55 55 5
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Shared Lane Traffic (%)
Turn Type Prot NA Prot NA Prot NA Prot NA
Protected Phases 7 4 3 8 5 2 1 6
Permitted Phases
Detector Phase 74 38 52 16
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 9.5 22.5 9.5 22.5 9.5 22.5 9.5 22.5
Total Split (s) 16.4 27.2 14.2 25.0 15.8 68.8 9.8 62.8
Total Split (%) 13.7% 22.7% 11.8% 20.8% 13.2% 57.3% 8.2% 52.3% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Recall Mode None Max None Max Min C-Max Min C-Max
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow, Master Intersection Natural Cycle: 120
Control Type: Actuated-Coordinated
Splits and Phases: 4: Palm Dr. & Varner Rd.
1-27
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HCM 7th Signalized Intersection Summary 2045 WP PM Peak Hour Alternative 4: Palm Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 158 154 394 91 437 170 177 2482 169 89 1397 79 Future Volume (veh/h) 158 154 394 91 437 170 177 2482 169 89 1397 79 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.99 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 158 154 394 91 437 170 177 2482 169 89 1397 79 Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 177 366 324 114 427 165 233 2629 176 145 2534 143 Arrive On Green 0.10 0.21 0.21 0.06 0.17 0.17 0.13 1.00 1.00 0.04 0.51 0.51 Sat Flow, veh/h 1781 1777 1574 1781 2501 963 3456 4887 328 3456 4944 280 Grp Volume(v), veh/h 158 154 394 91 309 298 177 1718 933 89 962 514 Grp Sat Flow(s),veh/h/ln 1781 1777 1574 1781 1777 1687 1728 1702 1810 1728 1702 1819 Q Serve(g_s), s 10.5 9.0 24.7 6.0 20.5 20.5 5.9 0.0 0.0 3.0 23.0 23.0 Cycle Q Clear(g_c), s 10.5 9.0 24.7 6.0 20.5 20.5 5.9 0.0 0.0 3.0 23.0 23.0 Prop In Lane 1.00 1.00 1.00 0.57 1.00 0.18 1.00 0.15
Lane Grp Cap(c), veh/h 177 366 324 114 304 288 233 1831 974 145 1745 933 V/C Ratio(X) 0.89 0.42 1.22 0.80 1.02 1.03 0.76 0.94 0.96 0.61 0.55 0.55 Avail Cap(c_a), veh/h 177 366 324 144 304 288 325 1831 974 153 1745 933 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 2.00 2.00 2.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 0.72 0.72 0.72 1.00 1.00 1.00 Uniform Delay (d), s/veh 53.4 41.4 47.6 55.4 49.7 49.8 51.0 0.0 0.0 56.5 19.9 19.9 Incr Delay (d2), s/veh 39.4 3.5 122.0 21.4 56.6 61.9 4.8 8.3 16.4 6.5 1.3 2.3 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.4 4.1 20.1 3.3 13.4 13.2 2.5 2.1 4.4 1.4 8.5 9.4 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 92.8 44.9 169.6 76.7 106.3 111.6 55.8 8.3 16.4 63.1 21.1 22.2 LnGrp LOS FDFEFFEABECC
Approach Vol, veh/h 706 698 2828 1565
Approach Delay, s/veh 125.2 104.7 13.9 23.9
Approach LOS F F B C
Timer - Assigned Phs 12345678
Phs Duration (G+Y+Rc), s 9.5 69.1 12.2 29.2 12.6 66.0 16.4 25.0 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 5.3 64.3 9.7 22.7 11.3 58.3 11.9 20.5 Max Q Clear Time (g_c+I1), s 5.0 2.0 8.0 26.7 7.9 25.0 12.5 22.5 Green Ext Time (p_c), s 0.0 37.6 0.0 0.0 0.2 10.9 0.0 0.0 Intersection Summary
HCM 7th Control Delay, s/veh 41.1
HCM 7th LOS D
1-28
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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 5: West Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Volume (vph) 547 1 62 631 1 159
Future Volume (vph) 547 1 62 631 1 159
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 150 0 0
Storage Lanes 0 0 1 0
Taper Length (ft) 100 100
Link Speed (mph) 55 55 30
Link Distance (ft) 2025 2796 953
Travel Time (s) 25.1 34.7 21.7
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Shared Lane Traffic (%)
Sign Control Free Free Stop
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-29
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HCM 7th TWSC 2045 WP PM Peak Hour Alternative
5: West Dr. & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 2.2
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 547 1 62 631 1 159
Future Vol, veh/h 547 1 62 631 1 159
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 576 1 65 664 1 167
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 577 0 1371 576
Stage 1 - - - - 576 -
Stage 2 - - - - 795 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 997 - 161 517
Stage 1 - - - - 562 -
Stage 2 - - - - 445 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 997 - 151 517
Mov Cap-2 Maneuver - - - - 151 -
Stage 1 - - - - 562 -
Stage 2 - - - - 416 -
Approach EB WB NB
HCM Ctrl Dly, s/v 0 0.79 15.53

HCM LOS C
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 509 - - 997 -
HCM Lane V/C Ratio 0.331 - - 0.065 -
HCM Ctrl Dly (s/v) 15.5 - - 8.9 -
HCM Lane LOS C - - A -
HCM 95th %tile Q(veh) 1.4 - - 0.2 -
1-30
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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 6: Project Access 1 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Volume (vph) 497 1 20 611 1 50
Future Volume (vph) 497 1 20 611 1 50
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 55 55 30
Link Distance (ft) 420 2025 316
Travel Time (s) 5.2 25.1 7.2
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Shared Lane Traffic (%)
Sign Control Free Free Stop
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-31
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HCM 7th TWSC 2045 WP PM Peak Hour Alternative
6: Project Access 1 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 0.7
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 497 1 20 611 1 50
Future Vol, veh/h 497 1 20 611 1 50
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 540 1 22 664 1 54
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 541 0 1248 541
Stage 1 - - - - 541 -
Stage 2 - - - - 708 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1027 - 191 541
Stage 1 - - - - 584 -
Stage 2 - - - - 489 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1027 - 185 541
Mov Cap-2 Maneuver - - - - 185 -
Stage 1 - - - - 584 -
Stage 2 - - - - 472 -
Approach EB WB NB
HCM Ctrl Dly, s/v 0 0.27 12.72

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 522 - - 57 -
HCM Lane V/C Ratio 0.106 - - 0.021 -
HCM Ctrl Dly (s/v) 12.7 - - 8.6 0
HCM Lane LOS B - - A A
HCM 95th %tile Q(veh) 0.4 - - 0.1 -
1-32
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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 7: Project Access 2 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Volume (vph) 420 1 30 581 1 77
Future Volume (vph) 420 1 30 581 1 77
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 55 55 30
Link Distance (ft) 455 420 472
Travel Time (s) 5.6 5.2 10.7
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Shared Lane Traffic (%)
Sign Control Free Free Stop
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-33
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HCM 7th TWSC 2045 WP PM Peak Hour Alternative
7: Project Access 2 & Varner Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 1.1
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 420 1 30 581 1 77
Future Vol, veh/h 420 1 30 581 1 77
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 457 1 33 632 1 84
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 458 0 1154 457
Stage 1 - - - - 457 -
Stage 2 - - - - 697 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1103 - 218 604
Stage 1 - - - - 638 -
Stage 2 - - - - 494 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1103 - 208 604
Mov Cap-2 Maneuver - - - - 208 -
Stage 1 - - - - 638 -
Stage 2 - - - - 472 -
Approach EB WB NB
HCM Ctrl Dly, s/v 0 0.41 12.13

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h) 589 - - 88 -
HCM Lane V/C Ratio 0.144 - - 0.03 -
HCM Ctrl Dly (s/v) 12.1 - - 8.4 0
HCM Lane LOS B - - A A
HCM 95th %tile Q(veh) 0.5 - - 0.1 -
1-34
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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 8: West Dr. & Project Access 3 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph) 110 1 1 50 20 43
Future Volume (vph) 110 1 1 50 20 43
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 30 30 30
Link Distance (ft) 440 480 953
Travel Time (s) 10.0 10.9 21.7
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Shared Lane Traffic (%)
Sign Control Stop Free Free
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-35
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HCM 7th TWSC 2045 WP PM Peak Hour Alternative
8: West Dr. & Project Access 3 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 4.8
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 110 1 1 50 20 43
Future Vol, veh/h 110 1 1 50 20 43
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 120 1 1 54 22 47
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 102 45 68 0 - 0
Stage 1 45 -----
Stage 2 57 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 897 1025 1533 - - -
Stage 1 977 -----
Stage 2 966 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 896 1025 1533 - - -
Mov Cap-2 Maneuver 896 -----
Stage 1 977 -----
Stage 2 966 -----
Approach EB NB SB
HCM Ctrl Dly, s/v 9.64 0.14 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 35 - 897 - -
HCM Lane V/C Ratio 0.001 - 0.134 - -
HCM Ctrl Dly (s/v) 7.4 0 9.6 - -
HCM Lane LOS A A A - -
HCM 95th %tile Q(veh) 0 - 0.5 - -
1-36
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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 9: West Dr. & Project Access 4 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph) 50 1 1 1 1 20
Future Volume (vph) 50 1 1 1 1 20
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Link Speed (mph) 30 30 30
Link Distance (ft) 468 307 480
Travel Time (s) 10.6 7.0 10.9
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Shared Lane Traffic (%)
Sign Control Stop Free Free
Intersection Summary
Area Type: Other
Control Type: Unsignalized
1-37
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HCM 7th TWSC 2045 WP PM Peak Hour Alternative
9: West Dr. & Project Access 4 With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection
Int Delay, s/veh 6.2
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 50 1 1 1 1 20
Future Vol, veh/h 50 1 1 1 1 20
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 53 1 1 1 1 21
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 15 12 22 0 - 0
Stage 1 12 -----
Stage 2 3 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 1004 1069 1593 - - -
Stage 1 1011 -----
Stage 2 1020 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1003 1069 1593 - - -
Mov Cap-2 Maneuver 1003 -----
Stage 1 1011 -----
Stage 2 1020 -----
Approach EB NB SB
HCM Ctrl Dly, s/v 8.79 3.63 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 900 - 1005 - -
HCM Lane V/C Ratio 0.001 - 0.053 - -
HCM Ctrl Dly (s/v) 7.3 0 8.8 - -
HCM Lane LOS A A A - -
HCM 95th %tile Q(veh) 0 - 0.2 - -
1-38
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Lanes, Volumes, Timings 2045 WP PM Peak Hour Alternative 10: Palm Dr. & Mihalyo Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Lane Group EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph) 90 90 60 2738 1822 60
Future Volume (vph) 90 90 60 2738 1822 60
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Storage Length (ft) 150 0 150 0
Storage Lanes 1 1 1 0
Taper Length (ft) 100 100
Right Turn on Red Yes Yes
Link Speed (mph) 35 55 55
Link Distance (ft) 631 1591 1047
Travel Time (s) 12.3 19.7 13.0
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00
Shared Lane Traffic (%)
Turn Type Prot Perm Prot NA NA
Protected Phases 4 5 2 6
Permitted Phases 4
Detector Phase 44526
Switch Phase
Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0
Minimum Split (s) 22.5 22.5 9.5 22.5 22.5
Total Split (s) 25.0 25.0 16.0 95.0 79.0
Total Split (%) 20.8% 20.8% 13.3% 79.2% 65.8%
Yellow Time (s) 3.5 3.5 3.5 3.5 3.5
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.5 4.5 4.5 4.5 4.5
Lead/Lag Lead Lag
Lead-Lag Optimize? Yes Yes
Recall Mode None None None C-Max C-Max
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 41.6 (35%), Referenced to phase 2:NBT and 6:SBT, Start of Yellow Natural Cycle: 65
Control Type: Actuated-Coordinated
Splits and Phases: 10: Palm Dr. & Mihalyo Rd.
1-39
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HCM 7th Signalized Intersection Summary 2045 WP PM Peak Hour Alternative 10: Palm Dr. & Mihalyo Rd. With Improvements
Varner Logistics – Network Alternative Assessment Synchro 12 Report F:\UXRjobs\_16100-16500\_16300\16328\02_LOS\Synchro\03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (veh/h) 90 90 60 2738 1822 60
Future Volume (veh/h) 90 90 60 2738 1822 60
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 90 90 60 2738 1822 60
Peak Hour Factor 1.00 1.00 1.00 1.00 1.00 1.00
Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h 134 119 78 4339 3903 128
Arrive On Green 0.08 0.08 0.04 0.85 0.77 0.77
Sat Flow, veh/h 1781 1585 1781 5274 5246 167
Grp Volume(v), veh/h 90 90 60 2738 1221 661
Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1702 1702 1840
Q Serve(g_s), s 5.9 6.7 4.0 20.8 15.5 15.6
Cycle Q Clear(g_c), s 5.9 6.7 4.0 20.8 15.5 15.6
Prop In Lane 1.00 1.00 1.00 0.09
Lane Grp Cap(c), veh/h 134 119 78 4339 2617 1415
V/C Ratio(X) 0.67 0.75 0.77 0.63 0.47 0.47
Avail Cap(c_a), veh/h 304 271 171 4339 2617 1415
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 0.77 0.77
Uniform Delay (d), s/veh 54.0 54.4 56.8 2.9 5.0 5.0
Incr Delay (d2), s/veh 5.7 9.2 15.0 0.7 0.5 0.9
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 2.8 6.1 2.1 2.3 3.7 4.2
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 59.7 63.6 71.8 3.6 5.5 5.9
LnGrp LOS EEEAAA
Approach Vol, veh/h 180 2798 1882
Approach Delay, s/veh 61.7 5.1 5.6
Approach LOS E A A
Timer - Assigned Phs 2 4 5 6
Phs Duration (G+Y+Rc), s 106.5 13.5 9.7 96.7
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 90.5 20.5 11.5 74.5
Max Q Clear Time (g_c+I1), s 22.8 8.7 6.0 17.6
Green Ext Time (p_c), s 44.8 0.4 0.0 18.7
Intersection Summary
HCM 7th Control Delay, s/veh 7.4
HCM 7th LOS A
1-40
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ͭͲͯͮʹ‐ͬͲ Tech Memo.docx ͭͳ Varner Logistics – Network Alternative Assessment ATTACHMENT 2:

HORIZON YEAR 2045 WITH PROJECT CONDITIONS

WITHOUT THE MIHALYO ROAD COLLECTOR WEST OF PALM DRIVE

QUEUEING ANALYSIS WORKSHEETS
Item Number: 1.

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Item Number: 1.

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Queuing and Blocking Report 2045 WP AM Peak Hour Alternative With Improvements
Varner Logistics – Network Alternative Assessment SimTraffic Report JN:16328 - 03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection: 4: Palm Dr. & Varner Rd.

Movement EB EB EB WB WB WB NB NB NB NB NB SB
Directions Served L T TR L T TR L L T T TR L
Maximum Queue (ft) 114 171 240 116 93 105 150 183 112 202 238 37 Average Queue (ft) 74 124 170 85 52 64 106 139 64 121 156 16 95th Queue (ft) 152 202 258 144 102 132 207 236 125 231 276 45 Link Distance (ft) 2684 2684 1391 1391 950 950 950
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 200 200 200 200 150
Storage Blk Time (%) 1 0 0 5
Queuing Penalty (veh) 1 0 0 14
Intersection: 4: Palm Dr. & Varner Rd.

Movement SB SB SB SB
Directions Served L T T TR
Maximum Queue (ft) 120 651 646 756
Average Queue (ft) 61 533 526 623
95th Queue (ft) 139 796 771 932
Link Distance (ft) 1062 1062 1062
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 150
Storage Blk Time (%) 38
Queuing Penalty (veh) 51
Intersection: 5: West Dr. & Varner Rd.

Movement WB NB
Directions Served L LR
Maximum Queue (ft) 51 43
Average Queue (ft) 31 23
95th Queue (ft) 58 50
Link Distance (ft) 2684 864
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 6: Project Access 1 & Varner Rd.

Movement WB NB
Directions Served LT LR
Maximum Queue (ft) 48 36
Average Queue (ft) 20 18
95th Queue (ft) 58 45
Link Distance (ft) 1972 287
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
2-1
Item Number: 1.

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Intersection: 7: Project Access 2 & Varner Rd.

Movement WB NB
Directions Served LT LR
Maximum Queue (ft) 42 31
Average Queue (ft) 15 17
95th Queue (ft) 48 41
Link Distance (ft) 364 444
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 8: West Dr. & Project Access 3
Movement EB
Directions Served LR
Maximum Queue (ft) 40
Average Queue (ft) 17
95th Queue (ft) 49
Link Distance (ft) 412
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 9: West Dr. & Project Access 4
Movement EB
Directions Served LR
Maximum Queue (ft) 30
Average Queue (ft) 12
95th Queue (ft) 36
Link Distance (ft) 440
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Zone Summary
Zone wide Queuing Penalty: 66
2-2
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Queuing and Blocking Report 2045 WP PM Peak Hour Alternative With Improvements
Varner Logistics – Network Alternative Assessment SimTraffic Report JN:16328 - 03 - 2045 Improvements_Network Alt.syn Urban Crossroads, Inc.

Intersection: 4: Palm Dr. & Varner Rd.

Movement EB EB EB WB WB WB NB NB NB NB NB SB
Directions Served L T TR L T TR L L T T TR L
Maximum Queue (ft) 150 198 293 151 264 319 70 96 254 321 351 28 Average Queue (ft) 105 97 214 85 210 249 37 67 169 245 278 12 95th Queue (ft) 168 209 358 177 294 349 83 109 277 366 373 38 Link Distance (ft) 2684 2684 1392 1392 952 952 952
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 200 200 200 200 150
Storage Blk Time (%) 0 11 1
Queuing Penalty (veh) 0 10 1
Intersection: 4: Palm Dr. & Varner Rd.

Movement SB SB SB SB
Directions Served L T T TR
Maximum Queue (ft) 113 252 232 281
Average Queue (ft) 62 197 168 195
95th Queue (ft) 143 266 259 298
Link Distance (ft) 1062 1062 1062
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 150
Storage Blk Time (%) 15
Queuing Penalty (veh) 13
Intersection: 5: West Dr. & Varner Rd.

Movement WB WB NB
Directions Served L T LR
Maximum Queue (ft) 69 35 47
Average Queue (ft) 26 8 34
95th Queue (ft) 73 36 55
Link Distance (ft) 2684 2684 864
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 6: Project Access 1 & Varner Rd.

Movement WB NB
Directions Served LT LR
Maximum Queue (ft) 58 34
Average Queue (ft) 12 24
95th Queue (ft) 67 45
Link Distance (ft) 1972 287
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
2-3
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Intersection: 7: Project Access 2 & Varner Rd.

Movement WB NB
Directions Served LT LR
Maximum Queue (ft) 52 51
Average Queue (ft) 12 35
95th Queue (ft) 57 52
Link Distance (ft) 364 444
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 8: West Dr. & Project Access 3
Movement EB
Directions Served LR
Maximum Queue (ft) 50
Average Queue (ft) 36
95th Queue (ft) 51
Link Distance (ft) 412
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 9: West Dr. & Project Access 4
Movement EB
Directions Served LR
Maximum Queue (ft) 36
Average Queue (ft) 28
95th Queue (ft) 47
Link Distance (ft) 440
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Zone Summary
Zone wide Queuing Penalty: 24
2-4
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CITY OF DESERT HOT SPRINGS

DHS VARNER ROAD PROJECT

EIR ADDENDUM MITIGATION AND MONITORING PROGRAM
(SCH NO. 2017051070)
March, 2026
Item Number: 1.

Page 1562 of 2902 ends

MITIGATION MONITORING & REPORTING PROGRAM
EIR ADDENDUM DHS VARNER ROAD PROJECT (SCH NO. 2017051070)

Page 2 of 13 ends

Impact Heading Mitigation Measure
Responsible
Party/Monitoring
Party
Implementation
Stage

AIR QUALITY
AQ-1 Architectural coatings applied to buildings within the project site are to be limited to 10 grams per liter VOC and traffic paints shall be limited to 100 grams per liter VOC content.

City Building
Dept, Contractor
During painting
of structure
AQ-2 The project proponent shall require that all applicable SCAQMD Rules and Regulations (as detailed in Section 4.3.2) are complied with during construction and the construction contractor use construction equipment that has Tier 4 final engines, level 3 diesel particulate filters (DPF), with oxidation catalyst that have a 20 percent reduction in emissions.

City Building
Dept., SCAQMD
Prior to issuance
of grading permit
AQ-3 The project proponent shall require the use of the onsite sustainability design features, including: solar panels on all industrial building rooftops (except cultivation buildings) and carport shade structures and a solar farm and/or wind farm; that will provide at least 10 percent of the electrical energy needs for the project site.

City Building
Dept.

Prior to issuance
of building permit
AQ-4 The project proponent shall require that: all faucets, toilets and showers installed in the proposed structures utilize low-flow fixtures that would reduce indoor water demand by 20 percent per CalGreen Standards, water-efficient landscaping practices are employed onsite.

City Building
Dept.

Prior to issuance
of building permit
AQ-5 The project proponent shall require recycling programs that reduces waste to landfills by a minimum of 75 percent (per AB 341).

City Building
Dept.

Prior to issuance
of grading permit
AQ-6 The project proponent shall require that high-efficiency lighting (such as LED lighting that is 34 percent more efficient than fluorescent lighting) be installed onsite. City Building Dept.

Prior to issuance
of building permit
AQ-7 The project proponent shall require that employee vanpool/ride share programs shall be provided for at least 80 percent of onsite employees.

City Planning
Dept., Building
operator
Prior to issuance
of certificate of
occupancy
AQ-8 Re-application of architectural coatings to protect buildings will be limited to 10 grams per liter VOC and traffic paints shall be limited to 100 grams per liter VOC content. City Building Dept. Prior to repaint.

AQ-9 The project proponent shall provide sidewalks onsite. Will maintain consistency with the City’s General Plan Policy 3 (Air Quality Goals, Policies and Programs) regarding development of pedestrian-oriented retail centers.

City Engineer
Prior to issuance
of improvement
plans.

AQ-10 The project proponent shall require that all building structures meet or exceed 2016 Title 24, Part 6 Standards and meet 2016 Green Building Code Standards.

City Building
Dept.

Prior to issuance
of building
permits.

Item Number: 1.

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MITIGATION MONITORING & REPORTING PROGRAM
EIR ADDENDUM DHS VARNER ROAD PROJECT (SCH NO. 2017051070)

Page 3 of 13 ends

Impact Heading Mitigation Measure
Responsible
Party/Monitoring
Party
Implementation
Stage
AQ-11 If a distribution center with more than 100 daily truck trips is constructed within the project site within 1,000 feet from the property lines of existing single-family detached residential dwelling units located to the southeast of the project site, then the project proponent will require that the individual applicant proposing development prepare a Health Risk Assessment (HRA) to ensure that the cancer risk to existing sensitive uses does not exceed the SCAQMD MICR TAC threshold of 10 in 1 million. If the SCAQMD MICR TAC threshold of 10 in 1 million is exceeded, then the proposed distribution center shall be redesigned to ensure MICR TAC levels are below the threshold.

Completed Completed
Addendum AQ-1: To reduce cancer-related health impacts from the Project to the residential dwelling located to the southeast of the project site, it is required that all on-site offroad equipment (forklifts and holsters/yard goats) shall be electric and that 350 of delivery trucks utilizing the project site shall be electric trucks. The project shall install electrical charging infrastructure to accommodate the electric vehicles.

Building Operator During Operation

BIOLOGICAL

RESOURCES
BIO-1 Focused Coachella Valley milk-vetch surveys shall be conducted prior to any grading activities within the project site, particularly in the portion of the project site that falls within the Willow Hole Conservation Area (Planning Area 2). Likewise, focused surveys shall be conducted prior to any grading activities within the selected water and sewer line alignments (either Option A or Option B). If any Coachella Valley milk-vetch is encountered during the pre-construction survey, it should be flagged and avoided. If avoidance is not an option, the project proponent must work with the appropriate agencies to prepare a salvage plan to be incorporated during construction within the Willow Hole Conservation Area.

City Planning
Dept., Project
Biologist
Prior to any
ground
disturbance.

BIO-2 Prior to the start of construction activities and for the duration of construction, within one week of employment all new construction workers working within the project site shall attend Worker Environmental Awareness Program (WEAP) training, developed and presented by a qualified biologist. The program shall include information on the life history of the burrowing owl, other raptors, nesting birds, as well as other wildlife and plant species that may be encountered during construction activities. The program shall also discuss legal protection status of each species, the definition of “take” under the Federal Endangered Species Act and California Endangered Species Act, measures the project proponent is implementing to protect the species, reporting requirements, specific measures that each worker shall employ to avoid take of wildlife species, and penalties for violation of the Federal Endangered Species Act or California Endangered Species Act.

City Planning
Dept., Project
Biologist
Prior to any
ground
disturbance.

BIO-3 If construction activity takes place between January and September, and if said construction activity is unavoidable to schedule outside of this time frame, the applicant(s) can prepare a project-specific Nesting Bird Management Plan to determine suitable buffers.

City Planning
Dept., Project
Biologist
Prior to any
ground
disturbance.

BIO-4 Preconstruction Nesting Bird Surveys are recommended prior to commencement of any project activities that may occur within the nesting season (January to September), to avoid any potential project-related impacts to nesting birds within the project site.

City Planning
Dept., Project
Biologist
Prior to any
ground
disturbance.

Item Number: 1.

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MITIGATION MONITORING & REPORTING PROGRAM
EIR ADDENDUM DHS VARNER ROAD PROJECT (SCH NO. 2017051070)

Page 4 of 13 ends

Impact Heading Mitigation Measure
Responsible
Party/Monitoring
Party
Implementation
Stage
BIO-5 The project proponent shall implement the following CVMSHCP Land Use Adjacency Guidelines requirements and restrictions as listed in Section 3.2.3 of the Biological Resources Assessment (Appendix C) and shall be adhered to during construction and for post construction operation for any project within the project site that lies adjacent to Conservation Areas. The project proponent shall coordinate with the Coachella Conservation Commission (CVCC) and CVCC staff shall review plans for all planning areas adjacent to the Conservation Area and determine whether the proposed improvements are consistent with the CVMSHCP. 1) Drainage ̶Proposed Development adjacent to or within a Conservation Area shall incorporate plans to ensure that the quantity and quality of runoff discharged to the adjacent Conservation Area is not altered in an adverse way when compared with existing conditions. Stormwater systems shall be designed to prevent the release of toxins, chemicals, petroleum products, exotic plant materials or other elements that might degrade or harm biological resources or ecosystem processes within the adjacent Conservation Area.
2) Toxics ̶Land uses proposed adjacent to or within a Conservation Area that use chemicals or generate byproducts such as manure that are potentially toxic or may adversely affect wildlife and plant species, Habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in any discharge to the adjacent Conservation Area. 3) Lighting ̶ For proposed Development adjacent to or within a Conservation Area, lighting shall be shielded and directed toward the developed area. Landscape shielding or other appropriate methods shall be incorporated in project designs to minimize the effects of lighting adjacent to or within the adjacent Conservation Area in accordance with the guidelines to be included in the Implementation Manual.
4) Noise ̶ Proposed Development adjacent to or within a Conservation Area that generates noise in excess of 75 dBA Leq hourly shall incorporate setbacks, berms, or walls, as appropriate, to minimize the effects of noise on the adjacent Conservation Area in accordance with guidelines to be included in the Implementation Manual.
5) Invasives ̶ Invasive, non-native plant species shall not be incorporated in the landscape for land uses adjacent to or within a Conservation Area. Landscape treatments within or adjacent to a Conservation Area shall incorporate native plant materials to the maximum extent feasible; recommended native species are listed in Table 4-112. The plants listed in Table 4-113 shall not be used within or adjacent to or within a Conservation area. The list may be amended from time to time through a Minor Amendment with Wildlife Agency Concurrence. 6) Barriers ̶ Land uses adjacent to or within a Conservation Area shall incorporate barriers in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping in a Conservation Area. Such barriers may include native landscaping, rocks/boulders, fencing, walls and/or signage. 7) Grading/Land Development ̶Manufactured slopes associated with site Development shall not extend into adjacent land in a Conservation Area.

City Planning
Dept., Building
Operator
During
construction and
operation, as
applicable.

Item Number: 1.

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MITIGATION MONITORING & REPORTING PROGRAM
EIR ADDENDUM DHS VARNER ROAD PROJECT (SCH NO. 2017051070)

Page 5 of 13 ends

Impact Heading Mitigation Measure
Responsible
Party/Monitoring
Party
Implementation
Stage
BIO-6 A site specific final acoustical analysis is required once a site specific site plan is made available in order to demonstrate compliance with the CVMSCHP noise threshold. If the results of the acoustical analysis conclude that proposed development will exceed acceptable noise levels, the proposed development project shall be redesigned to ensure consistency with the CVMSHCP Adjacency noise requirements.

City Building
Dept.

Prior to issuance
of building
permits.

Addendum BIO-1 Focused plant surveys for desert spike moss shall be conducted during the appropriate season and prior to any ground disturbance on the Project site. If significant populations are found, biological monitoring by a qualified biologist may be required near their populations.

City Planning
Dept., Project
Biologist
Prior to ground
disturbance
Addendum BIO-2 Burrowing Owl Surveys: Two pre-construction take avoidance surveys are required to determine if burrowing owl presently occur on, or immediately adjacent to, the site to ensure that impacts to burrowing owl do not result from project implementation. Additionally, the CDFW should be contacted for guidance on any burrowing owl(s) found to be present as soon as possible. Relocation of any burrowing owl(s) on-site may be required and would require coordination with the CVAG and CDFW. A copy of a California Native Species Field Survey Form would also be sent to the CDFW, as required.

City Planning
Dept., Project
Biologist
Prior to ground
disturbance
Addendum BIO-3 MBTA Surveys: In order to avoid impacting nesting birds, either avoidance of project-related disturbance during the nesting season (generally from approximately 15 January through 31 August) or nesting bird surveys conducted by a qualified ornithologist or biologist immediately prior to on-site disturbance during the nesting season would be required. If active bird nests are found, at any time, proposed project activities would need to be postponed until young have fledged the nest and impacts to nesting birds are entirely avoided.

City Planning
Dept., Project
Biologist
Prior to ground
disturbance
Addendum BIO-4 Prior to start of construction, the project proponent must obtain a Section 401 Permit with the RWQCB and a 1602 Streambed Alteration Agreement with CDFW for jurisdictional waters that could be impacted by development of the proposed project.

City Planning
Dept., Project
Biologist,

RWQCB, CDFW
Prior to ground
disturbance
Addendum BIO-5 The following measures shall be included as mitigation measures for the Development Permit, and placed as conditions of approval on the City’s Tentative Parcel Map 25-1 (TPM 39143) and Design Review 24-4.

1. The Development Project owner/operator shall be required to clear channels and basins constructed on the Development Project site every quarter, or more often if required by storm events to maintain capacity.

2. The Development Project owner/operator shall be required to clear the channel and basin located within Assessor’s Parcel 669-150-001 every quarter, or more often if required by storm events to maintain capacity.

3. Sand removed from Development Project and Project channels and basins shall be transported across West Drive to Assessor’s Parcel 660-060-032 (currently owned by CVCC and held in conservation in perpetuity) and spread to CVCC’s standards in a north-south direction to City Planning
Dept.

In conditions of
approval.

Item Number: 1.

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MITIGATION MONITORING & REPORTING PROGRAM
EIR ADDENDUM DHS VARNER ROAD PROJECT (SCH NO. 2017051070)

Page 6 of 13 ends

Impact Heading Mitigation Measure
Responsible
Party/Monitoring
Party
Implementation
Stage
facilitate sand transport to the east. The City and CVCC will enter into an agreement to allow sand deposition on the CVCC parcel.

4. No development shall be permitted until the CVMSHCP JPR process is complete and the CVCC determines the proposed improvements are consistent with the CVMSHCP, as conditioned.

5. Any habitat clearing occurring within the WHCA shall be prioritized to take place outside of peak breeding season (March through May). Handling of Palm Springs pocket mice is not covered by the CVMSHCP permits and additional permissions from the Wildlife Agencies would be required.

6. A final site-specific acoustical analysis is required to demonstrate compliance with the CVMSCHP noise threshold of 75 dBA Leq, as measured at the property line, and site reconfigurations are required if exceeded.

7. Olea europea shall be removed from the Project’s plant palette.

CULTURAL

RESOURCES
CR-1 The portion of Varner Road located within the project site shall be documented following the guidelines of the Historical American Engineering Record (HAER) as stated in the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering Documentation (48 CFR 190: 44730-34).

City Planning
Dept., Project
Archaeologist
Prior to
modification of
Varner Road
CR-2 Prior to construction of the proposed water/sewer alignment, the area that was not surveyed due to access restrictions (see Exhibit 4.5-1) must be surveyed for archaeological resources. If cultural resource(s) are identified in the alignment that cannot be avoided, all activity in the area of the find shall cease until the cultural resource(s) can be evaluated by a qualified archaeologist. If the qualified archaeologist determines that the resources may be significant, he or she shall notify the project proponent and shall develop an appropriate plan of action for the resources. The project proponent shall consult with appropriate Native American tribal representatives (if the find is prehistoric in nature), then the resource(s) shall be evaluated for listing on the CRHR.

City Planning
Dept., Project
Archaeologist
Prior to
water/sewer
construction in
unsurveyed
areas.

CR-3 If during the course of excavation, grading or construction, artifacts or other archaeological resources are discovered, all work in the immediate area of the find shall be halted and the project proponent or his/her designee shall immediately notify the City of Desert Hot Springs City Planner. A qualified archaeologist shall be called to the site by, and at the expense of, the project proponent to evaluate the significance of the find using CRHR eligibility criteria. If evaluated as eligible and the find cannot be avoided, the archaeologist must prepare and submit a data recovery plan to the City Planner. Upon approval, the data recovery plan shall be implemented. Work shall resume after consultation with the City of Desert Hot Springs and implementation of the recovery plan by the archaeologist.

City Planning
Dept., Project
Archaeologist
During
construction.

CR-4 If a paleontological resource is accidentally uncovered during grading or construction activities for the project, the project proponent shall be required to notify the City of Desert Hot Springs City Planner immediately and all excavation work within ten feet of the find shall cease immediately. A qualified paleontologist shall be consulted to determine the necessity for monitoring any excavation and to evaluate any paleontological resource exposed during City Planning
Dept.,
Project geologist
During
Item Number: 1.
construction.

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Party
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Stage
construction. Construction activity shall resume upon consultation with the City and upon implementation of the recommendations of the paleontologist.

CR-5 If human remains are uncovered during excavation or grading activities on the project site, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until:

A) The Riverside County Coroner has been contacted and determined that no investigation of the cause of death is required, and
B) If the coroner determines the remains to be Native American:

The coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours.

The NAHC shall designate the person or persons it believes to be the Most Likely Descendent (MLD) of the decreased Native American. The MLD may make recommendations to the landowner or person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98. The City and developer shall work with the designated MLD to determine the final disposition of the remains.

City Planning
Dept., Project
Archaeologist
During
construction.

GEOLOGY
GEO-1 The project applicant(s) shall appoint a licensed Geotechnical Engineer to observe site clearing, grading and the bottoms of excavations before placing fill, with the additional implementation of preventative measures into the site grading plans to reduce seasonal flooding and erosion.

City Planning
Dept., Project
Geologist
During grading.

GEO-2 The project applicant(s) shall ensure that overexcavation and recompaction of site soils are performed in accordance with the specifications outlined in the Geotechnical Engineering and Infiltration Update Report, or most recent geotechnical report, and the stipulations of the appointed licensed Geotechnical Engineer assigned to the Specific Plan to mitigate excessive dry seismic settlement.

City Planning
Dept., Project
Geologist
During grading.

GEO-3 The project applicant(s) shall ensure that the procurement and implementation of engineered fill soils are in accordance with the specifications outlined in the Geotechnical Engineering and Infiltration Update Report, or most recent geotechnical report, in order to mitigate the potential impacts of subsidence, and collapsible and expansive soils.

City Planning
Dept., Project
Geologist
During grading.

GEO-4 The project applicant(s) shall ensure that sufficient water is added to soils for compaction purposes, in accordance with the recommendation of the Geotechnical Engineering and Infiltration Update Report, or most recent geotechnical report.

City Planning
Dept., Project
Geologist
During grading.

GEO-5 The project applicant(s) shall appoint a licensed engineer competent in corrosion mitigation review of corrosive results conducted by Earth Systems South West, to design corrosion protection appropriately. Additionally, a competent engineer in corrosion analysis shall also be appointed to evaluate the corrosive results in relation to other corrosive constituents that may be of concern such as nitrates, ammonium, etc.

City Planning
Dept., Project
Geologist
During grading.

Item Number: 1.

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Stage

GREENHOUSE
GAS
GHG-1 The project applicant(s) shall implement onsite sustainability design features, including solar panels on all industrial building rooftops (except cultivation buildings) and carport shade structures, and a solar farm and/or wind farm that will provide at least 10 percent of the DLVSP’s electrical energy needs.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

GHG-2 The project applicant(s) shall ensure that all faucets, toilets and showers installed in the proposed structures utilize low-flow fixtures that would reduce indoor water demand by 20 percent per CalGreen Standards, water-efficient landscaping practices are employed onsite.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

GHG-3 The project applicant(s) shall implementation of recycling programs that reduce waste to landfills by a minimum of 75 percent (per AB 341).

Building
operator. During operation.

GHG-4 The project applicant(s) shall ensure that high-efficiency lighting (such as LED lighting that is 34 percent more efficient than fluorescent lighting) be installed onsite.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

GHG-5 The project applicant(s) shall ensure that employee vanpool/ride share programs are provided for at least 80 percent of onsite employees.

Building
operator. During operation.

GHG-6 The project applicant(s) shall ensure that the re-application of architectural coatings to protect buildings is limited to 10 grams per liter VOC, and traffic paints are limited to 100 grams per liter VOC content.

City Building
Dept., Building
operator.

During operation.

GHG-7 The project applicant(s) shall provide sidewalks onsite.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

GHG-8 The project applicant(s) shall require that all building structures meet or exceed 2016 Title 24, Part 6 Standards and meet 2016 Green Building Code Standards.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

HAZARDS &

HAZARDOUS

MATERIALS
HAZ-1 Prior to issuance of Certificate of Occupancy, the project applicant(s) that propose to recycle onsite wastewater involving the use of a reverse osmosis (RO) wastewater purification system shall provide the City with information on how concentrated levels of TDS and brine solutions will be disposed of. Proof of contract with a licensed hazardous waste hauler that will be responsible for removing all hazardous wastewater and solid waste generated at the cultivation site will be required.

City Building
Dept., Building
operator.

During operation.

HAZ-2 Prior to construction of any new building where cannabis cultivation utilizing a hydroponic growing system is proposed, the project applicant(s) shall provide the City and the Riverside County Department of Environmental Health with a detailed description of the project’s proposed treatment for wastewater discharge associated with cultivation. This description shall include how the project applicant(s) will test and dispose of wastewater to the onsite centralized package treatment plant
City Building
Dept., Building
operator.

During operation.

HYDROLOGY &

WATER QUALITY
HWQ-1 Because the proposed private wells on site are anticipated to pump more than 25 acrefeet per year from the aquifer, the project applicant will be required to pay the Replenishment Assessment Charge (RAC) to CVWD before issuance of a certificate of occupancy to contribute to groundwater replenishment efforts. The applicant shall provide proof of payment to the City before issuance of proof of occupancy and before start of project operations.

City Building
Dept., CVWD,
Building
operator.

Prior to issuance
of certificate of
occupancy.

Item Number: 1.

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Stage
HWQ-2 All construction pads on the project site shall be elevated above the FEMA floodplain base flood elevations, consistent with the Regional Flood Protection Report.

City Engineer,
Project Engineer
Prior to issuance
of grading
permit.

NOISE
NOI-1 During all project site excavation and grading onsite, construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturer standards.

City Building
Dept., Project
contractor.

During grading
and construction.

NOI-2 Construction contractors shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the project site.

City Building
Dept., Project
contractor.

During grading
and construction.

NOI-3 Construction contractors shall ensure that equipment is shut off and not left to idle when not in use.

City Building
Dept., Project
contractor.

During grading
and construction.

NOI-4 Construction contractors shall locate equipment staging in areas that will create the greatest distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction.

City Building
Dept., Project
contractor.

During grading
and construction.

NOI-5 Construction contractors shall ensure that jackhammers, pneumatic equipment, and all other portable stationary noise sources are shielded and noise is directed away from sensitive receptors.

City Building
Dept., Project
contractor.

During grading
and construction.

NOI-6 The project is required to comply with 2016 CalGreen Code Section 5.507, Environmental Comfort. Prior to issuance of building permits the project proponent shall submit an acoustic report that demonstrates compliance to acoustic requirements set forth by CalGreen Code, to the satisfaction of the Community Development Director or his/her designee. The acoustic report shall provide either a prescriptive or performance based evaluation.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

NOI-7 The project applicant(s) will be required to adhere to 2016 Title 24 during all construction activities, which states that interior noise levels within multiple-family or habitable dwelling units generated by exterior noise sources shall not exceed 45 dBA Ldn/CNEL, with windows closed, in any habitable room for general residential uses. In order to ensure this standard is met, all exposed exterior wall assembly/window combinations that face the I-10 freeway and subject roadways need to provide an exterior to interior noise reduction of at least 33 dBA if located within 300 feet of the centerline of the I-10 freeway and/or a noise reduction of 30 dBA if located within 450 feet of the centerline of the I-10 freeway. Prior to issuance of building permits, the project proponent for any development project within the project site shall submit site specific noise studies that show how noise from the freeway would be attenuated, to the satisfaction of the Community Development Director or his/her designee.

City Building
Dept., Project
Architect
Prior to issuance
of building
permits.

NOI-8 Prior to construction of the wastewater treatment plant, proposed to be located in the southeast corner of the project site, a site specific noise study shall be prepared to determine the amount of noise generated by the plant, and to establish attenuation requirements, to the satisfaction of the Community Development Director or his/her designee, to address proximity to the existing single family residence located approximately 200 feet south of the project site; as City Building
Dept., Project
wastewater
engineer.

Prior to issuance
of building
Item Number: 1.
permits.

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Stage
well as any future noise sensitive uses (hotel) that may be located on the project site in close proximity to the plant site.

TRANSPORTATION
Note: Mitigation Measures CIR-1 through CIR-6 are superseded by Mitigation Measures TRA-1 and TRA-2 below.

CIR-7 The project applicant(s) shall construct all site access related improvements, including travel lanes on Varner Road in each direction between the project site and the Palm Drive and Varner Road intersection. Timing of construction of these improvements shall be at the discretion of the City Engineer or his/her designee, as new development projects at the project site are proposed.

City Engineer,
Project Engineer
Prior to issuance
of certificate of
occupancy.

CIR-8 The project applicant(s) shall construct all onsite and site-adjacent improvements, including traffic signing/striping and project driveways, as approved by the City of Desert Hot Springs Public Works Department. Timing of construction of these improvements shall be at the discretion of the City Engineer or his/her designee, as new development projects at the project site are proposed.

City Engineer,
Project Engineer
Prior to issuance
of certificate of
occupancy.

CIR-9 Varner Road along the project boundary shall be constructed at its ultimate crosssection width, including landscaping and parkway improvements in conjunction with development, or as otherwise approved by the City of Desert Hot Springs Public Works Department. Timing of construction of these improvements will be at the discretion of the City Engineer or his/her designee, as new development projects at the project site are proposed.

City Engineer,
Project Engineer
Prior to issuance
of certificate of
occupancy.

CIR-10 On-site parking shall be provided to the satisfaction of the City of Desert Hot Springs Planning Department
City Planning
Dept., Project
Engineer
Prior to issuance
of building
permit.

CIR-11 Sight distance at the project accesses shall comply with standard Caltrans and City of Desert Hot Springs sight distance standards. The final grading, landscaping, and street improvement plans shall demonstrate that sight distance standards are met. Such plans must be reviewed and approved as consistent with this measure prior to issuance of grading permits and shall be reviewed on a project by project basis.

City Engineer,
Project Engineer
Prior to issuance
of grading
permit.

CIR-12 All future proponents proposing projects within the project site shall participate in phased construction of off-site traffic signals through payment of traffic signal mitigation fees. At the discretion of the City Engineer or his/her designee, payment of fees sum may be required of the project proponent prior to development of the first new development project, or collected as each new development project is proposed. The traffic signals within the TIA study area at buildout should specifically include an interconnect of the traffic signals to function in a coordinated system.

City Engineer,
Project Engineer
Prior to issuance
of grading
permit.

CIR-13 The project proponent shall contribute on a fair share basis through the City’s Development Impact Fee Circulation Systems Streets, Traffic Signals, and Bridges Program, or in dollar equivalent in lieu mitigation contributions, in the implementation of the recommended improvements.

City Engineer,
Project Engineer
Prior to issuance
of grading
permit.

Item Number: 1.

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TRA-1 Per the Project-specific Traffic Analysis, the Project shall install the following access improvements:
• Construct new 32-foot pavement width (half section of Secondary II) along Varner Road from the Palm Drive intersection to the Project Access 2 intersection near the northwest site boundary.
• Construct new 26-foot pavement width (half section of Collector) along West Drive from the Varner Road intersection to the Project Access 4 intersection near the southeast site boundary.
• At the intersection of Palm Drive and Varner Road, provide separate 90-foot-long left turn lanes for the eastbound and westbound approaches.

Cross-street stop sign controls will adequately serve the Project driveway intersections on Varner Road and West Road. Cross-street stop sign control will also adequately serve the West Drive intersection at Varner Road.

West Dr. / Varner Rd. (#5)
• Provide a cross-street stop for the northbound approach. • Provide a shared northbound left/right lane.

Project Access 1 / Varner Road (#6)
• Install a cross-street stop control on the northbound approach. • Provide one northbound shared left-right lane.

Project Access 2 / Varner Road (#7)
• Install a cross-street stop control on the northbound approach. • Provide one northbound shared left-right lane.

West Drive / Project Access 3 (#8)
• Install a cross-street stop control on the eastbound approach. • Provide one eastbound shared left-right lane.

West Drive / Project Access 4 (#9)
• Install a cross-street stop control on the eastbound approach. • Provide one eastbound shared left-right lane.

City Engineer,
Project Engineer
Prior to issuance
of certificate of
occupancy.

TRA-2 The Project applicant shall participate in relevant City and subregional (CVAG’s TUMF program) fees. In some cases, separate fees based upon Project fair share calculations may be appropriate. The fair share calculations in the tables below provide a basis for discussion between the City and Project Applicant. For Horizon Year (2045) With Project traffic conditions, and without Mihalyo Road, study area intersection improvements (from EAPC) necessary to provide acceptable peak hour intersection LOS (LOS “D” or better) are as follows:

City Engineer,
Project Engineer
Prior to issuance
of certificate of
occupancy.

Item Number: 1.

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#3 – Palm Dr. / Paul Rd. – Valley Center Bl.
• Provide a 3rd NB through lane and a separate NB right turn lane with overlap phase. • Provide a 3rd SB through lane. • Provide a separate WB left turn lane and one WB right turn lane with overlap phase. #4 – Palm Dr. / Varner Rd. • Provide a 2nd NB left turn lane with a minimum of 200 ft. turn pocket length. • Provide a 3rd NB through lane. • Provide a 2nd SB left turn lane with a minimum of 150 ft. turn pocket length. • Provide a 3rd SB through lane. • Provide a separate EB left turn lane with a minimum of 200 ft. turn pocket length. • Provide a 2nd EB through lane. • Provide a separate WB left turn lane with a minimum of 200ft. turn pocket length. • Provide a 2nd WB through lane. #10 – Palm Dr. / Thornton Rd. • Install traffic signal • Provide a separate NB left turn lane and a 3rd NB through lane. • Provide a 3rd SB through lane. • Provide a separate WB left turn lane and one WB right turn lane.

Fair Share Calculations for Study Area Intersections # Intersection Existing Traffic
2045WP
Traffic
3 Project
Only
Traffic
Total New
Traffic
1 Project
Fair Share
(%)
2 3 Palm Dr. / Paul Rd. - Future Valley
Center Bl. • AM Peak Hour • PM Peak Hour
2,824 4,866 267 2,042 13.1%
3,331 5,629 363 2,298 15.8%
4 Palm Dr. / Varner Rd. • AM Peak Hour • PM Peak Hour 2,634 4,895 292 2,261 12.9% 3,079 5,797 398 2,718 14.6%
10 Palm Dr. / Thornton Rd. • AM Peak Hour • PM Peak Hour 2,581 4,190 267 1,609 16.6% 3,023 4,860 363 1,837 19.8%
Source: Table 4 Technical Memorandum to TA.
1 Total New Traffic = (2045 with Project
- Existing Traffic)
2 Project Fair Share % = (Project Only Traffic / Total New Traffic) 3 General Plan Buildout (Horizon Year 2045) With Project Fair Share Calculations for Study Area Roadway Segments Roadway Segment Existing
Traffic
2045WP
Traffic
3 Project
Only
Traffic
Total
New
Traffic
1 Project
Fair Share
(%)
2 Item Number: 1.

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Party/Monitoring
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Implementation
Stage
Varner Road, west of Palm Drive
• Construct 4-lane roadway 100 16,600 5,100 16,500 30.9% Palm Drive, north of Varner Road
• Widen to six lanes 36,000 50,300 300 14,300 2.1%
Palm Drive, between Varner Road and
Thornton Road
• Widen to six lanes 37,500 54,700 4,700 17,200 27.3%
Palm Drive, between Paul Rd. and Thornton
Road
• Widen to six lanes 37,500 54,700 4,700 17,200 27.3%
Palm Drive, south of Paul Road
• Widen to six lanes 38,700 57,600 4,700 18,900 24.9%
Palm Drive, South Railroad Tracks
• Widen to six lanes 29,600 41,900 300 12,300 2.4%
Source: Table 5 Technical Memorandum to TA.
1 Total New Traffic = (2045 with Project - Existing Traffic) 2 Project Fair Share % = (Project Only Traffic / Total New Traffic) 3 General Plan Buildout (Horizon Year 2045) With Project

TRIBAL CULTURAL

RESOURCES
TCR-1 An approved Native American Cultural Resource Monitor shall be present during ground-disturbing activities (including archaeological testing and surveys). Should buried tribal cultural resources deposits be encountered, the monitor may request that construction be halted, and the monitor shall notify a qualified archaeologist, meeting the Secretary of Interior’s Standards and Guidelines for Professional Qualifications, to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer (SHPO) and the Agua Caliente Tribal Historical Preservation Office (THPO).

City Planning
Dept., Project
Archaeologist,
Tribal Monitor
During grading.

Item Number: 1.

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1 DRAFT CONDITIONS OF APPROVAL
MEETING DATE: April 21st, 2026
TITLE: DHS Varner Road Specific Plan
CASE NO: SP-24-2, DR 24-4, & TM. 25-1, ENV 25-2, GPA 24-1, PREPARED BY: Patricia M. Villagomez, Planning Manager
Project Specific Conditions

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

2. The Specific Plan Amendment project site shall be in conformance with the Certified Environmental Impact Report Documentation including but not limited to the Addendum.

3. The applicant/developer shall implement all mitigation measures and monitoring program requirements outlined in the Environmental Documents.

4. If a water tank is proposed to be on site, then the applicant/developer shall submit a design to the Planning Department and install a wrap and/or mural of the tank before the issuance of a C of O.

Administrative Conditions

5. Applicant/developer shall indemnify, protect, hold harmless and defend, with counsel selected by the City, the City and any agency or instrumentality thereof, and/or any of its officers, employees and agents from any and all claims, actions, or proceedings, including those involving environmental issues, against the City to attack, set aside, void, annul, and/or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the entitlement application. City shall promptly notify both the Applicant/developer and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves its right to take any and all action the City deems to be in the best interest of the City and its citizens in regard to such defense.

Item Number: 1.

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

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

8. The development of the project on the Project Site shall be in substantial compliance with the exhibits contained in the project file for SP 24-2, DR 24-4, GPA 24-1, TM 25-1, & ENV 25-2 and incorporated herein by this reference.

9. The Tentative Parcel Map No. 39143 (TM 25-1) is subject to the two (2) year expiration provisions of the City’s Ordinance, as provided in Section 16.24.160 and will expire on April 21st, 2028.

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

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

Planning Conditions

12. The applicant/developer shall maintain the Project Site after the start of construction and until the Project is completed, free of weeds, debris, trash or any other offensive, unhealthful and dangerous material. If after five (5) days’ notice by certified mail, the applicant/developer does not comply with the above-mentioned criterion, the City may either cancel building or grading permits and/or enter the Item Number: 1.

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1 Project Site with City staff and remove all subject violations, bill the applicant/developer and/or put a lien on the Project Site.

Standard Landscaping/Parking Conditions

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

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

Standard Graffiti Conditions

15. The applicant/developer and/or successor(s) in interest shall be responsible for the removal of any graffiti vandalism from the project site (exterior building surfaces and/or exterior walls/fences) within 24-hour after discovering the graffiti vandalism or receipt of notice from the City of the same. The applicant/developer shall contact the City’s Graffiti Hot Line at 888-562-3822 within 24 hours of discovering the graffiti vandalism.

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

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

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

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1 Lighting Conditions

39. Applicant/developer shall adhere to the City’s light standard and identify all light fixtures (wall mounted and pole lights) on the site plan.

Building & Safety Conditions

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

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

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

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

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

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

Police Department Conditions
Item Number: 1.

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

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

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

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

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

CPTED Principle #2 - Natural Access Control
Natural Access Control is more than a high block wall topped with barbed wire.

Crime Prevention Through Environmental Design or CPTED utilizes the use of walkways, fences, lighting, signage and landscape to clearly guide people and vehicles to and from the proper entrances. The goal with this CPTED principle is not necessarily to keep intruders out, but to direct the flow of people while decreasing the opportunity for crime.

CPTED Principle #3 – Territorial Reinforcement
Creating or extending a "sphere of influence" by utilizing physical designs such as pavement treatments, landscaping and signage that enable users of an area to develop a sense of proprietorship over it is the goal of this CPTED principle.

Public areas are clearly distinguished from private ones. Potential trespassers perceive this control and are thereby discouraged.

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

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

Item Number: 1.

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1 52. Prior to issuance of building permits, that landscape plan shall include drought tolerant “hostile vegetation” shall be used when possible under windows and around the fence line.

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

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

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

Engineering Conditions
General Requirements

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

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

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

58. The applicant/developer shall submit the following items for approval from the Engineering Department:
a) Grading Plans with the street address for each lot and/or building footprints
b) Storm Drain/Drainage Plans
c)Street Improvements Plans
Item Number: 1.

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1 d) Street Signage and Stripping Plans
e) Street Lighting Plans
f) Hydrology Report
g) Water Quality Management Plan
h) Composite Utility Plans
i) (Sewer and Water Plans – Submit to Mission Springs Water District)

59. Any required water and sewer facilities must be constructed and paid for by the applicant/developer per the stands of the Mission Springs Water District (MSWD) and will require inspection by MSWD. Alternatively, if applicant/developer is able to provide a well system for domestic water and fire water supply and a septic system for wastewater, then these improvements must be constructed and paid for by the applicant/developer per the standards of the County of Riverside.

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

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

62. At no time shall any adjacent streets for the project be allowed to be used for construction staging, storage or other such construction related activities. Access by heavy equipment shall be limited to the minimum number of trips essential to completing the construction. Any damage to the existing public roadways, sidewalks or other infrastructure shall be repaired or replaced by the Applicant’s contractor at his own expense, as directed by the City Engineer.

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

South Coast Air Quality Management District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
www.aqmd.gov
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1 64. The applicant/developer shall comply with the National Pollution Discharge Elimination System (NPDES) requirements per the California Regional Water Quality Control Board (RWQCB) regulations. The Applicant/Developer shall submit a Project Specific Stormwater Pollution Prevention Plan (SWPPP) to comply with the California General Permit for Stormwater Discharges Associated with the Construction Activity, prior to the issuance of a grading permit. For projects larger than 1 acre, the Applicant/Developer shall obtain all required permits from the California Regional Water Quality Control Board (RWQCB) and submit a copy of the Notice of Intent (NOI) and the Waste Discharge Identification Number (WDID#) to the City’s Public Works Department prior to the issuance of the any grading permit.

For further information contact the RWQCB at:

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

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

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

67. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded. This includes all property frontages including Varner Road, West Drive and I10.

68. If not all the public improvements are completed before the applicant/developer applies for a Certificate of Occupancy, the applicant/developer may submit an engineer’s estimate with approved improvement plans and shall file an improvement agreement with security to guarantee completion of public improvements as follows:
a. A faithful performance security in an amount deemed sufficient by the City Engineer to cover up to 100% of the total estimated cost of all required improvements, including bonding requirements for grading as outlined in Item Number: 1.

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1 the Municipal Code.
b. A labor and material security to cover up to 50% of the total estimated cost of all required improvements.
c. If the required project improvements are financed and installed pursuant to special assessment proceedings, upon the furnishing by the contractor of the faithful performance and labor and material security required by the special assessment act being used, the City may reduce the improvement security of the Applicant/Developer by an amount corresponding to the amount of the security furnished by the contractor.
d. Notwithstanding the above, the Applicant/Developer may satisfy the requirement for security of certain improvements by providing proof that same has been posted with another public agency subject to the approval of the City Engineer.

69. Security may be one of the following types subject to the approval of the City Engineer and City Attorney as to form:
a. Bonds - All bonds shall be executed by a surety company authorized to transact business as a surety, and have an agent for service in California, together with an acceptable policy holder’s rating. The bond(s) shall contain the nearest street address of the institution providing the bond(s). b. Cash Deposits - In lieu of the faithful performance and labor and material bonds, the developer may submit cash deposits or negotiable bonds of a kind approved for securing deposits of public monies under the conditions hereinafter described.
c. Disbursements from cash deposits shall be made in compliance with a separate agreement between the developer and the City. A bookkeeping fee of 1% of the total amount deposited with the City for each cash deposit shall be submitted with each security. Disbursements from a cash deposit in any instance shall not be permitted unless and until authorized in writing by the City Engineer.

70. All improvement agreements shall be approved by the City Attorney and City Council. Security for the agreement shall be approved by the City Attorney and Finance Director.

Item Number: 1.

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1 71. The developer shall obtain written permission from the adjacent property owners allowing the proposed grading and/or construction of any temporary facilities within the abutting property prior to the issuance of permits. The maintenance mechanism for those improvements shall be identified. If prior to grading permits or written permission cannot be obtained, the grading shall be modified such that no off-site grading occurs.

On-Site Street Improvements

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

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

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

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

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

Off-Site Street Improvements

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

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

Item Number: 1.

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

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

81. The minimum grade on all proposed streets shall be 0.50% unless approved in advance, in writing, by the City Engineer.

82. The applicant/developer shall comply with all recommendations for off-site street improvements per the approved traffic study by Urban Crossroads dated March 4th, 2025 and technical memo dated March 5th, 2026.

83. Applicant/developer shall be responsible for constructing the following street improvements:
a. Varner Road – Full width street improvements including curb, gutter four (4) 12-foot travel lanes, 16-foot raised landscaped center median and two 8-foot bike lanes along the property frontages (i.e., north and south side of street). Additionally, the applicant/developer shall install a 5-foot curb adjacent sidewalk on the south side and a 10-foot meandering sidewall on the north side of Varner Road. The two center travel lanes and center median shall be considered for Developer Impact Fee (DIF) offset subject to approval by the City Engineer.
b. Varner Road, Project Limits to Palm Drive – Four (4) 12-foot travel lanes, 16-foot raised landscaped center median, and one Class 1 bike path on the north side. The two center travel lanes, Class 1 bike path and center median shall be considered for Developer Impact Fee offset subject to approval by the City Engineer.
c. Varner Road/Palm Drive Intersection – Full width street and signal improvements to the west approach. Improvements beyond the project’s mitigation obligation shall be considered for DIF offset subject to approval by the City Engineer.
d. West Street - Full-width street improvements for the segment withing the project limits. Sidewalk shall be constructed on the west side of the street, adjacent to project site, while the sidewalk on the east side of the road will be constructed with future development.

Drainage

84. The applicant/developer shall submit a project specific Hydrology Report, using Riverside County Flood Control and Water Conservation District’s Hydrology Manual for City review and approval, analyzing the 10-year and 100-year storm Item Number: 1.

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1 events and hydraulic analyses for the proposed drainage systems.

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

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

87. The applicant/developer shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells designed to eliminate standing water in the basin. The retention basin shall be sized to mitigate the post-development storm water flow rate within the limits of the project to predevelopment levels based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. The retention basin shall be designed with a maximum depth of 5 feet and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water. Alternate methods may be provided with the approval of the City Engineer.
a. Any other facilities required in the drainage/hydrology study shall be designed and installed as detailed in Section 15.68, Flood Plain Management, and Section 15.72 Floodplain Construction of the Desert Hot Springs Municipal Code.
b. All retention basins/systems shall be located on site; off-site retention basins/systems are specifically prohibited.
c. Retention Basin Vehicular Access - Vehicular access shall be provided for maintenance of the retention basins to the satisfaction of the City Engineer.

The City Engineer shall determine the need and/or design of such access.

The grading of a “road” to the bottom shall comply with health and safety standards and shall meet the requisite design requirements including geometries and capacity of the basin(s). Maintenance of retention basins and drainage system shall be the responsibility of the Applicant/property owner/operator. Retention basins with side slopes equal to or greater than 4:1 and equal to or less than 5 feet in depth will not require an access road to the bottom of the basin.

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

Item Number: 1.

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

90. The applicant/developer shall submit the project to the Department of the Army Corps of Engineers and the California Department of Fish and Game for approval of any development construction in the “Blue Line Stream” shown on the U.S Geological Survey Quadrangle Map, Desert Hot Springs California, and obtain all required clearance and approvals.

91. Prior to construction of any phase, the storm water plans, and erosion control plans shall be reviewed and approved by the City Engineer. The developer shall provide proof of review and approval by the Riverside County Flood Control District to the City Engineer and/or his designee prior to any work being done for storm drains and flood control systems to be maintained in the future by the Riverside County Flood Control District.

Fire Department Conditions

92. Provide or show there exists a water system capable of delivering a fire flow of 4,000 gallons per minute for a 4-hour duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. Fire flow is based on Type III-B construction protected with an automatic fire sprinkler system. Due to building construction type and fire sprinkler credits, fire flow requirements may be revised as determined by future building plans. California Fire Code (CFC) 507.3

93. Fire flow availability verification shall be obtained from the local water authority in the proximity of the above noted project. Verification shall be provided to the Riverside County Fire Department Office of the Fire Marshal prior to building permit issuance. CFC 507.3

94. Fire Hydrant(s) location and spacing shall comply with CFC 507.5 and Table C102.1. Fire hydrant(s) shall be located not to exceed their allotted distances apart in any direction as measured by an approved route around the building including their maximum distance from any point on a street or road frontage. Fire hydrants shall provide the required fire flow. Distance requirements for the fire hydrants may change when updated fire flow is calculated. CFC 507.1

95. Prior to Building plan approval and construction; applicant/developer shall furnish Item Number: 1.

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1 required copies of the water system fire hydrant plans to Riverside County Fire Department Office of the Fire Marshal for review. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing and minimum fire flow CFC 507.1. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. CFC 3312

96. All proposed traffic calming elements for this development shall be submitted to the Fire Department for review and approval. Roadway design features (speed bumps, speed humps, speed control dips, cushions etc.), which may interfere with emergency apparatus responses, shall not be installed on fire access roadways, unless they meet design criteria approved by Riverside County Fire Department Office of the Fire Marshal. CFC 503.4.1

97. The applicant/developer shall prepare and submit to the Fire Department for approval, a precise grading plan. Access lanes will not have an up, or downgrade of more than 12%. Access will not be less than twenty-four feet (24’) in width and will have an unobstructed vertical clearance not less than 13’6”. Access lanes shall be designed to withstand the weight of 60,000 pounds over two axles and 75,000 pounds over three axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface to provide all weather driving capabilities. Streets shall be constructed in accordance with the City of Desert Hot Springs Engineering Street Standards. CFC 503.2

98. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall prepare and submit to the Fire Department for approval; a site plan designating required fire lanes with appropriate lane printing and/or signs.

Required identification standard/guidelines handout shall be obtained from Riverside County Fire Department Office of the Fire Marshal. CFC 503

99. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around the fire apparatus constructed with turnarounds and or hammerheads. Fire apparatus shall be capable of maneuvering through the site with a minimum inside radius of 14’-0” and outside of 38’-0” throughout. CFC 503.2.5
100. More than one fire apparatus access road is required based upon the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. CFC 503.1.2 101. Phased Construction Access: If construction is phased, each phase shall provide Item Number: 1.

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1 approved access for fire protection prior to any construction. CFC 503.1 102. Knox Gate Access (Automatic): Electric gate operators shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County Fire Department apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus and remain in the fully open position for a minimum of 30 seconds. CFC 506.1
103. Knox Gate Access (Manuel): Manual gates shall have a means of emergency operation and are required to be equipped with an approved Knox Padlock or Knox Box. CFC 506.1
104. Knox Box (Buildings): Buildings shall be provided with a Knox Box installed next to the approved Fire Department access door to the building. If the building is protected with an alarm system, the lock box shall be required to have tampered monitoring. Tenant suite key(s) or building master shall be provided and placed in the building’s emergency access key lock box with identification key tag.

CFC 506.1
105. All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Based on information provided for the building, an approved commercial fire sprinkler system designed by a current licensed C-16 contractor in accordance with NFPA 13 is required. Plans must be submitted with current fee to Riverside County Fire Department Office of the Fire Marshal for review and approval prior to installation. CFC 903.2 as amended by the City of Desert Hot Springs Municipal Code.
106. Applicant/developer shall be responsible to install a U. L. Central Station Monitored Fire Alarm System, per NFPA 72. Monitoring system shall monitor the fire sprinkler system(s) water flow, post indicator valves and all control valves. Plans must be submitted with current permit fee to Riverside County Fire Department Office of the Fire Marshal for review and approval prior to installation. Additional fire alarm systems may be required but will be determined when additional information is provided at construction plan review. CFC 903.4 107. Display street numbers in a prominent location on the address side and rear access if applicable. Building address numbers shall be a minimum of 12” for building(s) up to 25’ in height and 24” in height for building(s) exceeding 25’ in height. In complexes with alpha designations, letter size must match numbers.

All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. Address numbers shall be a durable type of Item Number: 1.

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1 material to withstand all weather harming conditions. Reference CFC Section 505.1 as amended by the City of Desert Hot Springs Municipal Code and the County of Riverside Premises Identification Standard.
108. Propose rack storage and high pile combustible storage shall be reviewed and approved by the Office of the Fire Marshal. Submittals shall include a Fire Engineer Technical Report in compliance with CFC amended section 3204.2.1. 109. Buildings classified as “high-rise” and buildings greater than 300,000 square feet in area shall be provided with a Fire Command Center (F.C.C.) for fire department operations. The F.C.C. shall be located adjacent to the main lobby, be accessible from the exterior, and be at the level of fire department vehicular access. The F.C.C. shall be a minimum of 200 square feet in area with a minimum dimension of 10 feet; exception – F.C.C. required solely because a building is greater than 300,000 sq. ft. in area shall be a minimum of 96 sq. ft. with a minimum dimension of 8 feet. The F.C.C. shall be separated from the remainder of the building by not less than a two-hour fire barrier constructed in accordance with the California Building Code. The F.C.C. shall contain features set forth in the California Fire Code Section 508.1.6; exception – F.C.C. required solely because a building is greater than 300,000 sq. ft. in area shall comply with NFPA 72 and contain the features set forth in Section 508.1.6 subsections 5, 8, 10, 12, 13, and 14. The features set forth in Section 508.1.6 subsections 1, 2, 3, 4, 6, 7, 9, 11, 15, 16, 17, 18, and 19 shall be required when such building contains systems or functions related to these features. If the building will be classified as “high-rise” then all the provisions specified in the CFC for a highrise building will be applicable. 110. Submit to Riverside County Fire Department Office of the Fire Marshal a completed chemical classification packet at the architectural plan review. The chemical classification packet shall include storage and use areas, maximum amount of each material stored or used, container size, location of emergency isolation and mitigation valves and devices, and storage plan showing the intended storage arrangement, including the dimensions of aisles. You may obtain a packet from the Riverside County Fire Department Office of the Fire Marshal. CFC 5001.5.1, CFC 5001.5.2
111. Storage of hazardous material are regulated under the California Building and Fire Code. Aggregate quantities of hazardous materials shall not exceed the maximum allowable amounts shown in CFC Chapter 50 and CFC 5003.1.1. 112. Emergency Responder Radio Coverage Systems: Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall Item Number: 1.

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1 provide plans for an emergency responder radio coverage system. Ref. CFC 510.1 and Riverside County Office of the Fire Marshal Technical Policy #TP19- 002
113. During the construction of this project, the site address shall be clearly posted at the job site entrance. This will enable incoming emergency equipment and the inspectors to locate the job site from the assigned street location. Numbers shall be a minimum of 12 inches in height. CFC 505.1
114. Fire Safety during construction shall be in accordance with Chapter 33 of the CFC. An approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 3310.1
115. All requests for alternative fire protection measures shall be submitted via Alternative Materials and Methods (AM&M) requests and be approved by the Fire Department prior to building permit issuance.
116. Project will have a cumulative adverse effect on the Fire Department’s ability to provide services. Developer shall be responsible for the payment of Development Impact Fees (DIF) to offset future departmental needs to serve this project.
117. Strategic Planning Review This planning case will also be reviewed by Riverside County Fire Department Strategic Planning for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Strategic Planning to mitigate these impacts. Questions for Strategic Planning can be addressed to [email protected]
118. Conditions subject to change with adoption of new codes, ordinances, or when buildings permits are not obtained within twelve (12) months. All final fire department conditions will be addressed when detailed site and building plans are submitted and reviewed. Compliance with California Fire and Building Codes shall be required.
119. Nothing in Riverside County Fire Department Office of the Fire Marshal’s review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. All questions regarding the meaning of these code requirements should be referred to Riverside County Fire Department Office of the Fire Marshal at 760-329-6411.

Item Number: 1.

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1 Mission Springs Water District
The subject property affected by this Specific Plan (SP) is not currently located within the Mission Springs Water District (MSWD or District) sphere of influence. The project is currently within the Coachella Valley Water District (CVWD) service area. The project is located on a total of 123.4 acres (APN 669-150-001 & 002) of undeveloped desert land with no potable water or sewer infrastructure or systems existing within the Specific Plan area. The Developer has contacted CVWD and MSWD and the following conditions depend on the successful sphere of influence change having been processed through the Riverside County Local Agency Formation Commission (LAFCO).

General Conditions
120. The developer shall petition MSWD to initiate annexation proceedings through LAFCO to remove the project from the CVWD service area and include it within the MSWD sphere of influence and service area. The developer shall be responsible for all costs involved in the approval of the annexation. 121. The City of Desert Hot Springs and the developer shall petition MSWD to prepare a Water Supply Assessment and Water Supply Verification (WSA/WSV) at the developer’s expense.

Water Service
Water service is currently available for the project subject to the following conditions of service:
122. The developer shall comply with all District rules, laws, ordinances, guidelines, and regulations at the time water service application is submitted. 123. The developer shall comply with all District standards, specifications and conditions, final approval of all design plans shall be by the District Engineer or his/her designee, and the District’s General Manager.
124. The developer shall be to comply with the Water Supply Assessment and Water Supply Verification (WSA/WSV) prepared for this mixed use subdivision. 125. The developer shall be required to provide additional well(s) supplying 3,000 gallons per minute to the MSWD 913 zone including land costs and all construction costs for the wells and infrastructure in accordance with District specifications.
126. The developer shall be required to design and construct a new 16-inch diameter transmission water line routed from the existing 24-inch transmission water line located on Little Morongo Road at 20th Avenue to serve the project. All Item Number: 1.

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1 engineered plans will be required to be designed per MSWD standards and specifications, and in accordance with the MSWD’s Water Master Plan for facilities. All costs shall be borne by the owner/developer subject to reimbursement agreements.
127. The developer shall be required to install 12-inch diameter public water mains within all public or private streets to provide domestic, fire, and irrigation water service connections to all lots.
128. The developer shall be required to design and construct a new 12-inch diameter public water main from the project to a secondary point of connection on the 24- inch main to provide a looped system for supply of the project. All engineered plans will be required to be designed per MSWD standards and specifications, and in accordance with the MSWD’s Water Master Plan for facilities. All costs shall be borne by the owner/developer subject to reimbursement agreements. 129. The installation of backflow prevention assemblies is required for all nonresidential domestic, fire, and irrigation service connections. 130. In accordance with Riverside County Fire Department Standards, private fire line services may be necessary. If required, ensure that the installation of a double check detector assembly (DCDA) complies with MSWD Standards. The DCDA shall be sized to limit the maximum velocity in the MSWD water system to 7.5 fps.
131. The developer is to submit onsite fire plans approved by the Riverside County Fire Department, including verified sizing for the fire risers of each building. 132. The developer must submit hydraulic calculations to the District indicating the availability of the required fire flows as determined by the Riverside County Fire Department. These calculations shall be based on current fire hydrant flow tests which can be ordered through the MSWD Engineering Department. 133. The developer shall furnish a fire flow letter from the fire marshal indicating the fire flow requirements and fire hydrant spacing for the development. 134. The developer shall provide plumbing plans with fixture units for District review and determination of meter and service size.
135. MSWD requires all District facilities to be constructed within the public right-ofway or recorded and dedicated easements. Easements for both water and sewer shall be a minimum of 31 feet in width and shall allow paved access to all Item Number: 1.

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1 District facilities.
136. The developer is required to apply for water service and submit payment of District fees, charges, and deposits. The water meter and connection fees will be based on the actual meter sizes and quantities shown on the approved plans.

All fees are subject to change based on the time of application for services from the District.
137. The developer will be required to bond all infrastructures and be required to supply a warranty bond for the infrastructure. This warranty bond will be released 1 year from the District’s acceptance of the infrastructure. 138. Some of the infrastructure must be constructed in certain phases and in a manner to serve the project. The phasing and approval of these facilities and infrastructure will be at the discretion and approval of the District Engineer, and/or General Manager.

Sewer Service
The project will be served by construction of a lift station and force main to the District’s Regional Waste Water Treatment Plant (RWWTP):
139. The developer shall comply with all District rules, laws, ordinances, guidelines, and regulations at the time the sewer service application is submitted. 140. Dry sewers will be required to be installed within the project site to serve all lots within the subdivision, conforming to Mission Springs Water District Standards. 141. The developer shall be required to design and construct a public lift station in accordance with MSWD specifications on a 0.5 acre parcel. All costs shall be borne by the developer and the lift station shall be dedicated to the District upon completion.
142. The developer shall be required to design and construct a sewer force main in accordance with MSWD standards and specifications from the lift station to the RWWTP.
143. The developer shall be required to provide easements for any facilities located outside of dedicated public roads.
144. All facilities shall be dedicated to MSWD to own, operate, and maintain once accepted as complete by MSWD.

Item Number: 1.

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1 145. MSWD requires submittal of approved plumbing plans showing all connections to the public sewer system.
146. The developer/property owner shall complete an application for sewer service with payment of all applicable fees, charges, and deposits at the time of application (i.e., multi-family, residential, commercial sewer connection fees per current MSWD fee schedules).
147. MSWD requires a Report of Waste Discharge for the project. MSWD will review the report and determine if any pretreatment process is required. The report shall be prepared by a qualified Licensed Professional Engineer in accordance with requirements currently in use by the California State Water Resources Control Board.
148. The developer will be required to bond all infrastructure with MSWD for 100% payment and performance bonds. Said bonds shall be replaced by a warranty bond of 10% of the bond amount upon final acceptance of improvements by MSWD. Said warranty bond shall remain in effect for 12 months from the date of acceptance of from the date of completion of any required warranty repairs. 149. Some of the infrastructure must be constructed in certain phases and in a manner to serve the project. The phasing and approval of these facilities and infrastructure will be at the discretion and approval of the District Engineer, and/or General Manager.

Landscape
As applicable per City requirements:

All new and rehabilitated residential and commercial development shall comply with the Mission Springs Water District’s Water Efficient Landscaping Guidelines (guidelines are available at www.mswd.org). This policy requires outdoor water conservation practices within the MSWD service area, specifically: (1) the creation of landscape plans featuring the use of California native desert friendly plants; and (2) the preparation of irrigation plans detailing water efficient irrigation technology systems (e.g., drip irrigation, evapotranspiration irrigation controllers, etc.) appropriate to an arid desert climate. For additional details regarding plan check and inspection fees, please contact the Engineering Department via email at [email protected] or (760) 329-6448 ext. 127.

END
Item Number: 1.

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ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
DESERT HOT SPRINGS AMENDING CHAPTER 17.210
“DESERT LAND VENTURES SPECIFIC PLAN” TO TITLE 17
“ZONING” OF THE DESERT HOT SPRINGS MUNICIPAL CODE

TO ESTABLISH ZONING STANDARDS FOR THE DHS VARNER

ROAD SPECIFIC PLAN AREA (FORMALLY THE DESERT LAND

VENTURES SPECIFIC PLAN
WHEREAS, the City of Desert Hot Springs (“City”) has a responsibility to plan and regulate the use of property within the City’s jurisdictional boundaries; and WHEREAS, the City has received an application to amend the Municipal Code through the adoption of the amendment to the former Desert Land Ventures Specific Plan, now proposed DHS Varner Road Specific Plan SP 24-2 (“Specific Plan”) for 123.4 acres of vacant property (APN 669-150-001 and -002), as well as supporting applications for General Plan Amendment (GPA 24-1), and Tentative Parcel Map (25- 1), Design Review 24-4 (collectively, “Project”); and
WHEREAS, the Desert Hot Springs Municipal Code (“DHSMC”) provides for the adoption of Specific Plans and related actions, as follows:
• Chapter 17.88 provides for the adoption of Zoning Ordinance Amendments;
• Chapter 17.100 provides for the adoption of General Plan Amendments; • Chapter 17.128 provides for the approval of Specific Plans; and WHEREAS, the City Council desires to amend Chapter 17.210 “Desert Land Ventures Specific Plan,” to provide a comprehensive set of zoning regulations to facilitate the development of the subject site, while at the same time ensuring that such development does not conflict with the General Plan, is not inconsistent with surrounding uses, and is not detrimental to the public health, safety and welfare; and WHEREAS, the City Council finds that the adoption of this proposed Ordinance has been adequately evaluated by the Addendum to the Environmental Impact Report prepared in accordance with the applicable provisions of the California Environmental Quality Act (CEQA), and that the City Council hereby adopted or adopts the Addendum; and
WHEREAS, the City Council finds this Ordinance is for the convenience and general welfare of the City; and
WHEREAS, the proposed adoption of this Ordinance is compatible with the general objectives of the General Plan and the DHS Varner Road Specific Plan, in Item Number: 1.

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that the subject uses and standards conform goals, policies and standards of the General Plan and Specific Plan; and
WHEREAS, the City’s Planning Commission held a public hearing on March 24, 2026, considered this Ordinance (along with the Project), and made a positive recommendation to the City Council; and
WHEREAS, on April 7, 2026, the City Council held a public hearing on this Ordinance (along with the Project), and after the public hearing adopted this Ordinance.

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

Section 1. RECITALS.

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

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

Section 3. AMENDING CHAPTER 17.210 “DHS VARNER ROAD SPECIFIC PLAN” TO TITLE 17 “ZONING”
Item Number: 1.

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Chapter 17.210 “DHS Varner Road Specific Plan” is hereby amended to Title 17 “Zoning” of the DHSMC as follows:

17.210.010. – DHS Varner Road Specific Plan Map
The area of the DHS Varner Road Specific Plan is set forth on the following map.

17.210.020 – Planning Areas PA-1 and PA-2 Permitted Uses The following tables for permitted uses and development standards shall govern within Planning Area 1A, 1B and Planning Area 2; any definition, procedure or other standard not contained within these tables shall be subject to the provisions of the Zoning Code.

Item Number: 1.

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17.210.030 – Planning
Areas Development
Standards
The following tables for
permitted uses and
development
standards shall govern
Item Number: 1.

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within Planning Areas 1A, 1B and Planning Area 2; any definition, procedure or other standard not contained within these tables shall be subject to the provisions of the Zoning Code.

17.210.040 – Review and Approval
A. All uses within the DHS Varner Road Specific Plan Planning Areas shall be Item Number: 1.

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subject to review and approval for conformance with this Chapter.

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

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

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

E. Uses which are indicated as “CVCC Permit” shall require a review undertaken by and between City of Desert Hot Springs and Coachella Valley Conservation Commission.

F. Uses which are indicated as “NP” (Not Permitted) shall be prohibited.

Section 4. ENVIRONMENTAL FINDINGS
The City, acting as Lead Agency reviewed and adopted an Environmental Impact Report (State Clearinghouse number 2017051070) prepared for the prior Desert Land Ventures project and determined that, following the implementation of certain mitigated measures, the requested General Plan Amendment and Specific Plan will not have a significant impact on the environment. Now, the Applicant submitted an application to amend the Desert Land Ventures project, as in the recitals. An analysis was prepared in conformance with California Environmental Quality Act (“CEQA”) Guidelines Section 15164 to determine whether and to what extent the previous EIR remains sufficient to address the potential impacts of the Project or whether additional documentation is required by CEQA Guidelines Section 15162. The conclusion of the analysis is that substantial evidence supports the conclusion that an Addendum to the EIR adopted by this Resolution is the appropriate environmental review document. All previously adopted mitigation measures in the EIR do apply and will continue to apply to the Project.

Pursuant to further analysis in the Addendum to the EIR reflects the City’s independent judgment and analysis of the potential for environmental impacts from the Project. The Addendum to the EIR demonstrates that: (a) there are no substantial changes proposed by the Project or in the circumstances in which the project will be undertaken that require major revisions of the EIR; (b) the proposed revisions do not require preparation of a new subsequent or supplemental Environmental Impact Report or Mitigated Negative Declaration, either due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and (c) the Project is consistent with the previous EIR and would involve only minor changes. The Addendum is attached to the Staff Report and all findings therein are incorporated.

Item Number: 1.

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The documents and other material which constitute the record on which this decision is based are located in the Department of Planning.

Section 5. GENERAL PLAN CONSISTENCY FINDINGS
The City Council finds this amendment is compatible with the general objectives of the General Plan and DHS Varner Road Specific Plan, in that the subject uses would be conditionally permitted in Commercial General or Light Industrial districts, similar to other permitted and conditionally permitted uses, and in that the use will be subject to strict review and conditions. Further, the proposed DHS Varner Road Specific Plan, including its proposed zoning map and text amendments, has been evaluated against the General Plan of the City of Desert Hot Springs to identify any potential inconsistencies (Specific Plan “Appendix A – General Plan Consistency Table”). The proposed Specific Plan introduces commercial and industrial uses and provides adequate public and private improvements to avoid conflicts with the General Plan Land Use, Circulation, Housing and other Elements of the Community Development Chapter; as well as with Environmental Resources, Environmental Hazards, and Public Facilities and Facilities Chapters.

Section 6. GENERAL FINDINGS
The City Council finds this Ordinance is not detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed DHS Varner Road Specific Plan provides for development of a mixed-use commercial/industrial development, including provisions for public and private improvements to address vehicular circulation, including emergency services, as well as drainage, air quality and other environmental factors. This Ordinance supports the Specific Plan and implements General Plan economic goals through the establishment of policies and regulations supporting commercial\industrial development including distribution facilities.

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

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

Section 9. EXECUTION AND CERTIFICATION
Item Number: 1.

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The City Clerk is directed to do all things necessary to cause the execution of this Ordinance immediately upon its adoption and shall thereafter certify to the passage of this Ordinance and cause the same to be published according to law.

Section 10. EFFECTIVE DATE
This ordinance shall take effect thirty (30) days after its second reading by the City Council.
[END OF PAGE]
Item Number: 1.

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The foregoing Ordinance was approved and adopted at a meeting of the City Council held on ______________________, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST:

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

Jennifer A. Mizrahi,
City Attorney
Item Number: 1.

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Item Number: 1.

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Screenwall Elevations DAB-A1.6 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection:
- HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS
Item Number: 1.

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Overall Floor Plan DAB-A2.1 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS KEYNOTES - FLOOR PLAN GENERAL NOTES - FLOOR PLAN Item Number: 1.

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Overall Roof Plan DAB-A2.2 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS REQUIRED PROVIDED MODEL FUTURE SOLAR READY AREA CALCULATION Item Number: 1.

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Elevations DAB-A3.1 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS KEYNOTES - ELEVATIONS GENERAL NOTES - ELEVATIONS COLOR SCHEDULE - ELEVATIONS GLAZING LEGEND Item Number: 1.

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Elevations DAB-A3.2 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS KEYNOTES - ELEVATIONS GENERAL NOTES - ELEVATIONS COLOR SCHEDULE - ELEVATIONS GLAZING LEGEND Item Number: 1.

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Elevations DAB-A3.3 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS KEYNOTES - ELEVATIONS GENERAL NOTES - ELEVATIONS COLOR SCHEDULE - ELEVATIONS GLAZING LEGEND Item Number: 1.

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Elevations DAB-A3.4 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS KEYNOTES - ELEVATIONS GENERAL NOTES - ELEVATIONS COLOR SCHEDULE - ELEVATIONS GLAZING LEGEND Item Number: 1.

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fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS MA G N N O Y L I C E N S E D A R C H I T E C T S T A T E O F C A L I F O R N I A DATE RENEWAL 3-31-25 C-29451 SECTION DAB-A4.1 Item Number: 1.

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Site Sections DAB-A4.3 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS MA G N N O Y L I C E N S E D A R C H I T E C T S T A T E O F C A L I F O R N I A DATE RENEWAL 3-31-25 C-29451 KEYMAP Item Number: 1.

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Site Sections DAB-A4.4 fax: 949 863 0851 tel: 949 863 1770 email: [email protected] 92612 hpa, inc. Owner: Project: Consultants: Project Number: Revision: Date: Drawn by: Title: Sheet: Civil: Structural: Mechanical: Plumbing: Electrical: Landscape: Soils Engineer: Fire Protection: - HUNSAKER--- DESERT HOT SPRINGS, CA24132 RC RLA-- 02/10/2025 18831 bardeen avenue - ste. #100 irvine, ca NEWLAND CAPITAL GROUP -- NEWLAND DHS MA G N N O Y L I C E N S E D A R C H I T E C T S T A T E O F C A L I F O R N I A DATE RENEWAL 3-31-25 C-29451 KEYMAP Item Number: 1.

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09.11.2024
VARNERRD.&WESTDR.

CityofDesertHotSprings,CA #24132
ConceptualSitePlan
TBD
Item Number: 1.

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02.05.2025
VARNERRD.&WESTDR. CityofDesertHotSprings,CA #24132
ConceptualColoredElevationsandMaterialBoard
NorthElevation
WestElevation
EnlargedViewofWestElevation
BLUE

GLAZING

CLEARANODIZED

MULLIONS

METALCANOPY

SHERWIN-WILLIAMS
SW 7019

GAUNTLETGRAY
244-C6

SHERWINWILLIAMS
SW 7013

IVORYLACE
254-C3

SHERWINWILLIAMS
SW 6106

KILIMBEIGE
204-C1

SHERWINWILLIAMS
SW 6108
LATTE
204-C3

SHERWINWILLIAMS
SW 9168

ELEPHANTEAR
2441-C4
11 3 1 2 1 4 7 5
6 5
6 5
6 5
6 Item Number: 1.

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Item Number: 1.

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WSSDEG NEWLAND CAPITAL GROUP 200 SPECTRUM CENTER DRIVE, SUITE 200 IRVINE, CA 92618
PH: (949) 214-4779 TENTATIVE PARCEL MAP No. 39143 DESERT HOT SPRINGS, CA C/O: TOM DONAHU EMAIL: [email protected] 1 of 2 Item Number: 1.

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Item Number: 1.

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Item Number: 1.

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TREES SYMBOL TREE NAME QTY. WUCOLS NEW STREET TREE ALONG VERNAN ROAD. PROSOPIS CHILENSIS, CHILEAN MESQUITE 24" BOX SIZE. STANDARD TRUNK 83 L NEW STREET TREE ALONG WEST DRIVE. GEIJERIA PARVIFLORA, AUSTRLIAN WILLOW 24" BOX SIZE. STANDARD TRUNK 46 L EVERGREEN PARKING LOT TREE QUERCUS VIRGINIANA, SOUTHERN LIVE OAK 24" BOX SIZE. STANDARD TRUNK. 97 M PROSOPIS CHILENSIS, CHILEAN MESQUITE 15 GAL. SIZE. STANDARD TRUNK. 153 L FLOWERING TREE AT ENTRY CERCIDIUM F. 'DESERT MUSEUM', BLUE PALO VERDE 24" BOX SIZE. STANDARD TRUNK. 4 L SCREEN TREE PINUS HALEPENSIS, ALEPPO PINE ALT: PINUS ELDARICA, AFGHAN PINE 15 GAL. SIZE. STANDARD TRUNK. 144 ML CHILOPSIS LINEARIS, DESERT WILLOW TREE 15 GAL. SIZE. STANDARD TRUNK. 59 L FLOWERING ACCENT TREE CHITALPA X TASHKATENSIS, CHITALPA TREE 24" BOX SIZE. STANDARD TRUNK, 8 L PLANTING LEGEND NOTE: ALL LANDSCAPE AREA NOT COVERED BY PLANTS SHALL RECEIVE A 2" LAYER OF 34" CRUSHED ROCK - CALIFORNIA GOLD. SHRUBS- SHRUBS SHALL CONSIST OF THE FOLLOWING: SYMBOL SHRUB NAME WUCOLS FURCRAEA MACDOUGALLII, MACDOUGALL'S CENTURY PLANT 5 GAL. SIZE L ECHINOCACTUS GRUSONII, BARREL CACTUS 5 GAL. SIZE L EUPHORBIA AMMAK, AFRICAN CANDELABRA 5 GAL. SIZE L FOUQUIERIA SPELNDENS, OCOTILLO 5 GAL. SIZE VL ANISACANTHUS QUADRAFIDUS, DESERT HONEY SUCKLE 5 GAL. SIZE L HESPERALOE PARVIFLORA, RED YUCCA 5 GAL. SIZE L LEUCOPHYLLUM F. 'GREEN CLOUD', TEXAS RANGER 5 GAL. SIZE @ 60" O.C. L OLEA EUROPAEA 'SKYLARK DWARF', DWARF OLIVE SHRUB 5 GAL. SIZE @ 72" O.C. L RHAPHIOLEPIS 'PINK LADY', INDIAN HAWTHORNE 5 GAL. SIZE @ 48" O.C. M BACCHARIS 'CENTENNIAL', CENTENNIAL DESERT BROOM 5 GAL. SIZE @ 48" O.C. L BACCHARIS PILULARIS', DWARF COYOTE BRUSH 5 GAL. SIZE @ 42" O.C. M ENCELIA FARINOSA, DESERT ENCELIA 5 GAL. SIZE @ 48" O.C. VL SALVIA GREGGII, AUTUMN SAGE 5 GAL. SIZE @ 48" O.C. M CALLIANDRA ERIOPHYLLA, FAIRY DUSTER 5 GAL. SIZE @ 60" O.C. L JUSTICIA CALIFORNICA, CHUPAROSA 5 GAL. SIZE @ 60" O.C. VL LEUCOPHYLLUM FRUITESCENS, TEXAS RANGER 5 GAL. SIZE @ 60" O.C. L LIGUSTRUM J.' TEXANUM', JAPANESE PRIVET 5 GAL. SIZE @ 60" O.C. M RHUS OVATA, HOLLY BERRY 5 GAL. SIZE @ 48" O.C. L REFERENCE NOTES: A. SIDEWALK PER CIVIL PLANS. B. NON-IRRIGATED DETENTION BASIN PER CIVIL PLANS. C. RETAINING WALL PER CIVIL PLANS. D. ADA RAMP PER CIVIL PLANS. E. OPEN AREA PER CIVIL PLANS.

MATCH LINE TO L-2
MATCH LINE TO L-1
40'-0"
40'-0"
40'-0" 1 A A C B 3 8 7 2 P.L. P.L. R.O.W. E 11 HYDROSEED APPLICATION SYMBOL SEED TYPE NON-IRRIGATED HYDROSEED MIX AT BOTTOM OF BASIN, CONSISTING OF SHRUBS AND GRASSES TOLERANT OF SEASONAL HYDROSEED MIX CONSISTING OF THE FOLLOWING: · ACHILLEA MILLEFOLIUM 1.0 LBS/ ACRE · ESCHSCHOLZIA CAESPITOSA 1.0 LBS/ ACRE · JUNCUS BUFONIUS 1.0 LBS/ ACRE · LEYMUS TRITICODIDESRIO 6.0 LBS/ ACRE · DESCHAMSIA DESPITOSA 4.0 LBS/ ACRE · FESTUCA RUBRA 'MOLATE' 10.0 LBS/ ACRE · HORDEUM BRACHYANTHERUM 6.0 LBS/ ACRE · MUHLENBERGIA RIGENS 1.0 LBS/ ACRE · MUHLENBERGIA MICROSPERMA 3.0 LBS/ ACRE · HORDEUM DEPRESSUM 3.0 LBS/ ACRE NATIVE NON-IRRIGATED HYDROSEED APPLICATION CONSISTING OF THE FOLLOWING: · ATRIPLEX CANESCENS 4.0 LBS/ ACRE · ATRIPLEX POLYCARPA 2.0 LBS/ ACRE · CHAENACTIS FREMONTII 0.5 LBS/ ACRE · CHRYSOTHAMNUS NAUSEOSUS 2.0 LBS/ ACRE · ENCELIA FARINOSA 4.0 LBS/ ACRE · ERIODICTYON CRASSIFOLIUM 1.0 LBS/ ACRE · ERIOGONUM FASCICULATUM 8.0 LBS/ ACRE · ERIOGONUM FASCICULATUM 2.0 LBS/ ACRE · FESTUCA OCTOFLORA 3.0 LBS/ ACRE · LASTHENIA CALIFORNICA 0.5 LBS/ ACRE · SPHAERALCEA AMBIGUA 4.0 LBS/ ACRE NON-ORGANIC MULCH SYMBOL ROCK MULCH TYPE DECORATIVE ROCK CONTRASTING COLOR FROM NON-ORGANIC MULCH AT SHRUB PLANTING AREAS. 1-3" SIZE CRUSHED ROCK. 2" MIN. LAYER. ALT: 2" LAYER OF DECOMPOSED GRANITE, TAN COLOR. (COLOR AND OR TEXTURE TO BE CONTRASTING COLOR COMPARED TO SHRUB PLANTING AREAS SHOWN ABOVE) DESIGN KEY NOTES: 1. PROPOSED STREET TREE PER LEGEND. 2. FLOWERING ACCENT TREE PER LEGEND. 3. DROUGHT TOLERANT SHRUB AND GROUND COVER PLANTING PER LEGEND. ALL SHRUB PLANTING AREAS TO RECEIVE A 3" LAYER OF DECORATIVE ROCK MULCH OR DECOMPOSED GRANITE. 4. PROPOSED PARKING LOT SHADE TREE PER TREE LEGEND. 5. FOUNDATION SHRUB PLANTING PER LEGEND. 6. VERTICAL TREE ALONG BUILDING FACADE PER TREE LEGEND. 7. EVERGREEN SCREEN TREE ALONG PROPERTY LINE PER TREE LEGEND. 8. ALL TREES LOCATED 5' OR LESS TO CURB, WALKWAY OR WALL SHALL BE INSTALLED WITH DEEP ROOT BARRIER PANELS. 18" MIN. DEPTH X 10' WIDE PANEL. 9. ALLOW 24" CLEARANCE FROM BACK OF CURB TO SHRUB. PROVIDE ROCK MULCH BETWEEN BACK OF CURB TO SHRUB. 10. ENHANCED PAVING AT VEHICULAR AND BUILDING ENTRY AREAS AND OUTDOOR PATIO AREA. INTEGRAL COLORED CONC. 11. DECORATIVE ROCK WITH ASSORTED SUCCULENTS AND BOULDERS. DECORATIVE ROCK AREAS TO BE CONTRASTING COLOR OR SIZE FROM NON-ORGANIC MULCH AT SHRUB PLANTING AREAS. 12. STORM WATER INFILTRATION AREA PER CIVIL WQMP. REFER TO PLANTING PALETTE FOR HYDROSEED APPLICATION. 13. SHADE STURCTURE. FEBRUARY 10, 2025 NEWLAND PALM SPRINGS VARNER ROAD & WEST DRIVE, DESERT HOT SPRINGS, CA CONCEPTUAL LANDSCAPE PLAN L-1 WUCOLS PLANT FACTOR THIS PROJECT IS LOCATED IN 'WUCOLS' REGION '6-LOW DESERT'. H = HIGH WATER NEEDS M = MODERATE WATER NEEDS L = LOW WATER NEEDS VL= VERY LOW WATER NEEDS · ROCK RIP-RAP MATERIAL SHALL BE INSTALLED WHERE DRAIN LINES CONNECT TO INFILTRATION AREAS. · ALL UTILITY EQUIPMENT SUCH AS BACKFLOW UNITS, FIRE DETECTOR CHECKS, FIRE CHECK VALVE, AND AIR CONDITIONING UNITS WILL BE SCREENED WITH EVERGREEN PLANT MATERIAL ONCE FINAL LOCATIONS HAVE BEEN DETERMINED. GENERAL NOTES: THIS IS A CONCEPTUAL LANDSCAPE PLAN. IT IS BASED ON PRELIMINARY INFORMATION WHICH IS NOT FULLY VERIFIED AND MAY BE INCOMPLETE. IT IS MEANT AS A COMPARATIVE AID IN EXAMINING ALTERNATE DEVELOPMENT STRATEGIES AND ANY QUANTITIES INDICATED ARE SUBJECT TO REVISION AS MORE RELIABLE INFORMATION BECOMES AVAILABLE. IRRIGATION NOTE: THE PROJECT WILL BE EQUIPPED WITH A LOW FLOW IRRIGATION SYSTEM CONSISTING OF ET WEATHER BASED SMART CONTROLLER, LOW FLOW ROTORS, BUBBLER AND/ OR DRIP SYSTEMS USED THROUGHOUT. THE IRRIGATION WATER EFFICIENCY WILL MEET OR SURPASS THE CURRENT STATE MANDATED AB-1881 WATER ORDINANCE. CONCEPTUAL PLAN NOTE: BUILDING VARNER ROAD SCALE: 1" = 80'-0" 0 80' 160' 240' NORTH SONNY BONO MEM FREEWAY Item Number: 1.

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MATCH LINE TO L-2
MATCH LINE TO L-1
40'-0"
40'-0" 40'-0" A AA B BB 1 1133 4 3 7 2 P.L. C R.O.W. R.O.W. R.O.W. 3 8 11 TREES SYMBOL TREE NAME QTY. WUCOLS NEW STREET TREE ALONG VERNAN ROAD. PROSOPIS CHILENSIS, CHILEAN MESQUITE 24" BOX SIZE. STANDARD TRUNK 83 L NEW STREET TREE ALONG WEST DRIVE. GEIJERIA PARVIFLORA, AUSTRLIAN WILLOW 24" BOX SIZE. STANDARD TRUNK 46 L EVERGREEN PARKING LOT TREE QUERCUS VIRGINIANA, SOUTHERN LIVE OAK 24" BOX SIZE. STANDARD TRUNK. 97 M PROSOPIS CHILENSIS, CHILEAN MESQUITE 15 GAL. SIZE. STANDARD TRUNK. 153 L FLOWERING TREE AT ENTRY CERCIDIUM F. 'DESERT MUSEUM', BLUE PALO VERDE 24" BOX SIZE. STANDARD TRUNK. 4 L SCREEN TREE PINUS HALEPENSIS, ALEPPO PINE ALT: PINUS ELDARICA, AFGHAN PINE 15 GAL. SIZE. STANDARD TRUNK. 144 ML CHILOPSIS LINEARIS, DESERT WILLOW TREE 15 GAL. SIZE. STANDARD TRUNK. 59 L FLOWERING ACCENT TREE CHITALPA X TASHKATENSIS, CHITALPA TREE 24" BOX SIZE. STANDARD TRUNK, 8 L PLANTING LEGEND NOTE: ALL LANDSCAPE AREA NOT COVERED BY PLANTS SHALL RECEIVE A 2" LAYER OF 34" CRUSHED ROCK - CALIFORNIA GOLD. SHRUBS- SHRUBS SHALL CONSIST OF THE FOLLOWING: SYMBOL SHRUB NAME WUCOLS FURCRAEA MACDOUGALLII, MACDOUGALL'S CENTURY PLANT 5 GAL. SIZE L ECHINOCACTUS GRUSONII, BARREL CACTUS 5 GAL. SIZE L EUPHORBIA AMMAK, AFRICAN CANDELABRA 5 GAL. SIZE L FOUQUIERIA SPELNDENS, OCOTILLO 5 GAL. SIZE VL ANISACANTHUS QUADRAFIDUS, DESERT HONEY SUCKLE 5 GAL. SIZE L HESPERALOE PARVIFLORA, RED YUCCA 5 GAL. SIZE L LEUCOPHYLLUM F. 'GREEN CLOUD', TEXAS RANGER 5 GAL. SIZE @ 60" O.C. L OLEA EUROPAEA 'SKYLARK DWARF', DWARF OLIVE SHRUB 5 GAL. SIZE @ 72" O.C. L RHAPHIOLEPIS 'PINK LADY', INDIAN HAWTHORNE 5 GAL. SIZE @ 48" O.C. M BACCHARIS 'CENTENNIAL', CENTENNIAL DESERT BROOM 5 GAL. SIZE @ 48" O.C. L BACCHARIS PILULARIS', DWARF COYOTE BRUSH 5 GAL. SIZE @ 42" O.C. M ENCELIA FARINOSA, DESERT ENCELIA 5 GAL. SIZE @ 48" O.C. VL SALVIA GREGGII, AUTUMN SAGE 5 GAL. SIZE @ 48" O.C. M CALLIANDRA ERIOPHYLLA, FAIRY DUSTER 5 GAL. SIZE @ 60" O.C. L JUSTICIA CALIFORNICA, CHUPAROSA 5 GAL. SIZE @ 60" O.C. VL LEUCOPHYLLUM FRUITESCENS, TEXAS RANGER 5 GAL. SIZE @ 60" O.C. L LIGUSTRUM J.' TEXANUM', JAPANESE PRIVET 5 GAL. SIZE @ 60" O.C. M RHUS OVATA, HOLLY BERRY 5 GAL. SIZE @ 48" O.C. L HYDROSEED APPLICATION SYMBOL SEED TYPE NON-IRRIGATED HYDROSEED MIX AT BOTTOM OF BASIN, CONSISTING OF SHRUBS AND GRASSES TOLERANT OF SEASONAL HYDROSEED MIX CONSISTING OF THE FOLLOWING: · ACHILLEA MILLEFOLIUM 1.0 LBS/ ACRE · ESCHSCHOLZIA CAESPITOSA 1.0 LBS/ ACRE · JUNCUS BUFONIUS 1.0 LBS/ ACRE · LEYMUS TRITICODIDESRIO 6.0 LBS/ ACRE · DESCHAMSIA DESPITOSA 4.0 LBS/ ACRE · FESTUCA RUBRA 'MOLATE' 10.0 LBS/ ACRE · HORDEUM BRACHYANTHERUM 6.0 LBS/ ACRE · MUHLENBERGIA RIGENS 1.0 LBS/ ACRE · MUHLENBERGIA MICROSPERMA 3.0 LBS/ ACRE · HORDEUM DEPRESSUM 3.0 LBS/ ACRE NATIVE NON-IRRIGATED HYDROSEED APPLICATION CONSISTING OF THE FOLLOWING: · ATRIPLEX CANESCENS 4.0 LBS/ ACRE · ATRIPLEX POLYCARPA 2.0 LBS/ ACRE · CHAENACTIS FREMONTII 0.5 LBS/ ACRE · CHRYSOTHAMNUS NAUSEOSUS 2.0 LBS/ ACRE · ENCELIA FARINOSA 4.0 LBS/ ACRE · ERIODICTYON CRASSIFOLIUM 1.0 LBS/ ACRE · ERIOGONUM FASCICULATUM 8.0 LBS/ ACRE · ERIOGONUM FASCICULATUM 2.0 LBS/ ACRE · FESTUCA OCTOFLORA 3.0 LBS/ ACRE · LASTHENIA CALIFORNICA 0.5 LBS/ ACRE · SPHAERALCEA AMBIGUA 4.0 LBS/ ACRE NON-ORGANIC MULCH SYMBOL ROCK MULCH TYPE DECORATIVE ROCK CONTRASTING COLOR FROM NON-ORGANIC MULCH AT SHRUB PLANTING AREAS. 1-3" SIZE CRUSHED ROCK. 2" MIN. LAYER. ALT: 2" LAYER OF DECOMPOSED GRANITE, TAN COLOR. (COLOR AND OR TEXTURE TO BE CONTRASTING COLOR COMPARED TO SHRUB PLANTING AREAS SHOWN ABOVE) REFERENCE NOTES: A. SIDEWALK PER CIVIL PLANS. B. NON-IRRIGATED DETENTION BASIN PER CIVIL PLANS. C. RETAINING WALL PER CIVIL PLANS. D. ADA RAMP PER CIVIL PLANS. E. OPEN AREA PER CIVIL PLANS. DESIGN KEY NOTES: 1. PROPOSED STREET TREE PER LEGEND. 2. FLOWERING ACCENT TREE PER LEGEND. 3. DROUGHT TOLERANT SHRUB AND GROUND COVER PLANTING PER LEGEND. ALL SHRUB PLANTING AREAS TO RECEIVE A 3" LAYER OF DECORATIVE ROCK MULCH OR DECOMPOSED GRANITE. 4. PROPOSED PARKING LOT SHADE TREE PER TREE LEGEND. 5. FOUNDATION SHRUB PLANTING PER LEGEND. 6. VERTICAL TREE ALONG BUILDING FACADE PER TREE LEGEND. 7. EVERGREEN SCREEN TREE ALONG PROPERTY LINE PER TREE LEGEND. 8. ALL TREES LOCATED 5' OR LESS TO CURB, WALKWAY OR WALL SHALL BE INSTALLED WITH DEEP ROOT BARRIER PANELS. 18" MIN. DEPTH X 10' WIDE PANEL. 9. ALLOW 24" CLEARANCE FROM BACK OF CURB TO SHRUB. PROVIDE ROCK MULCH BETWEEN BACK OF CURB TO SHRUB. 10. ENHANCED PAVING AT VEHICULAR AND BUILDING ENTRY AREAS AND OUTDOOR PATIO AREA. INTEGRAL COLORED CONC. 11. DECORATIVE ROCK WITH ASSORTED SUCCULENTS AND BOULDERS. DECORATIVE ROCK AREAS TO BE CONTRASTING COLOR OR SIZE FROM NON-ORGANIC MULCH AT SHRUB PLANTING AREAS. 12. STORM WATER INFILTRATION AREA PER CIVIL WQMP. REFER TO PLANTING PALETTE FOR HYDROSEED APPLICATION. 13. SHADE STURCTURE. FEBRUARY 10, 2025 NEWLAND PALM SPRINGS VARNER ROAD & WEST DRIVE, DESERT HOT SPRINGS, CA CONCEPTUAL LANDSCAPE PLAN SCALE: 1" = 80'-0" 0 80' 160' 240' NORTH L-2 BUILDING VARNER ROAD WEST DRIVE WUCOLS PLANT FACTOR THIS PROJECT IS LOCATED IN 'WUCOLS' REGION '6-LOW DESERT'. H = HIGH WATER NEEDS M = MODERATE WATER NEEDS L = LOW WATER NEEDS VL= VERY LOW WATER NEEDS Item Number: 1.

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2014 Whitewater River Region WQMP
Project Specific
Water Quality Management Plan

For: Tentative Parcel Map No. 39143
West of Varner Road and Palm Drive

DEVELOPMENT NO. TENTATIVE TRACT MAP NO. 31766
DESIGN REVIEW NO. DESIGN REVIEW NO. TBD

Prepared for:

Newland Capital Group
200 Spectrum Drive, Suite 200
Irvine, CA 92618
Telephone: 949.214.4779

Prepared by:

Tommy Hsu
Hunsaker & Associates Irvine, Inc
3 Hughes
Irvine, CA 92618
Telephone: 949.583.1010

Original Date Prepared: February 20, 2025
Revision Date(s):

Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025

OWNER'S CERTIFICATION
This project-specific Water Quality Management Plan (WQMP) has been prepared for:

Newland Capital Group
by Hunsaker & Associates Irvine, Inc
for the project known as Tentative Parcel Map No. 39143 at West of Varner Road and Palm Drive.

This WQMP is intended to comply with the requirements of City of Desert Hot Springs for Tentative Parcel Map No. 39143, which includes the requirement for the preparation and implementation of a project-specific WQMP.

The undersigned, while owning the property/project described in the preceding paragraph, shall be responsible for the implementation of this WQMP and will ensure that this WQMP is amended as appropriate to reflect up-to-date conditions on the site. This WQMP will be reviewed with the facility operator, facility supervisors, employees, tenants, maintenance and service contractors, or any other party (or parties) having responsibility for implementing portions of this WQMP. At least one copy of this WQMP will be maintained at the project site or project office in perpetuity.

The undersigned is authorized to certify and to approve implementation of this WQMP. The undersigned is aware that implementation of this WQMP is enforceable under City of Desert Hot Springs Water Quality Ordinance (Municipal Code Section 13.08).

If the undersigned transfers its interest in the subject property/project, the undersigned shall notify the successor in interest of its responsibility to implement this WQMP. "I, the undersigned, certify under penalty of law that I am the owner of the property that is the subject of this WQMP, and that the provisions of this WQMP have been reviewed and accepted and that the WQMP will be transferred to future successors in interest." ATTEST
Owner's Signature
Owner's Printed Name
Owner's Title/Position
Date
200 Spectrum Drive, Suite 200
Irvine, CA 92618
949.214.4779

THIS FORM SHALL BE NOTARIZED BEFORE ACCEPTANCE OF THE

FINAL PROJECT SPECIFIC WQMP

Notary Signature
Printed Name
Title/Position
Date
Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-i
Contents

SECTION PAGE
I. Project Description..................................................................................................... 1 II. Site Characterization .................................................................................................. 5 III. Pollutants of Concern ................................................................................................ 6 IV. Hydrologic Conditions of Concern .............................................................................. 7 V. Best Management Practices ........................................................................................ 9 V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS ....9 V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS ........................... 11 V.1.B TREATMENT CONTROL BMPS.................................................................... 18 V.1.C MEASURABLE GOAL SUMMARY .................................................................. 20 V.2 SOURCE CONTROL BMPS ..............................................................................21 V.3 EQUIVALENT TREATMENT CONTROL BMP ALTERNATIVES........................................25 V.4 REGIONALLY-BASED BMPS .............................................................................25 VI. Operation and Maintenance Responsibility for BMPs................................................... 26 VII. Funding.................................................................................................................. 29 TABLES
TABLE 1. POLLUTANT OF CONCERN SUMMARY 6
TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT OF CONCERN REMOVAL EFFICIENCY 10 TABLE 3. IMPLEMENTATION OF SITE DESIGN BMP CONCEPTS 12
TABLE 4. LID/SITE DESIGN BMPS MEETING THE LID/SITE DESIGN MEASURABLE GOAL 17 TABLE 5: TREATMENT CONTROL BMP SUMMARY 19
TABLE 6: MEASURABLE GOAL SUMMARY 20
TABLE 7. SOURCE CONTROL BMPS 21

APPENDICES
A. CONDITIONS OF APPROVAL
B. VICINITY MAP, WQMP SITE PLAN, AND RECEIVING WATERS MAP C. SUPPORTING DETAIL RELATED TO HYDROLOGIC CONDITIONS OF CONCERN (IF APPLICABLE) D. EDUCATIONAL MATERIALS
E. SOILS REPORT (IF APPLICABLE)
F. STRUCTURAL BMP AND/OR RETENTION FACILITY SIZING CALCULATIONS AND DESIGN DETAILS G. AGREEMENTS – CC&RS, COVENANT AND AGREEMENTS, BMP MAINTENANCE AGREEMENTS AND/OR

OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER

OF REQUIREMENTS FOR THIS PROJECT-SPECIFIC WQMP
H. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT – SUMMARY OF SITE REMEDIATION CONDUCTED AND USE

RESTRICTIONS
I. PROJECT-SPECIFIC WQMP SUMMARY DATA FORM
Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-1
I. Project Description
Project Owner: Newland Capital Group
200 Spectrum Drive, Suite 200
Irvine, CA 92618
949.214.4779

WQMP Preparer: Tommy Hsu, WQ Specialist
157 Spectrum Drive
Irvine, CA 92618
Error! Reference source not found.949.583.1010
Project Site Address: West of Varner Road and Palm Drive Desert Hot Springs, CA 92240
Planning Area/
Community Name/
Development Name: DHS Newland Specific Plan
APN Number(s): 669-150-001 & 699-150-02
Latitude & Longitude: 33.892249°, -116.513592°
Receiving Water: Whitewater River
Project Site Size: 123.4 acres (gross); 120.1 acres (net) Standard Industrial Classification (SIC) Code: 4225 (Warehouse), 4731 (Logistics) & TBD.

Formation of Home Owners' Association (HOA)
or Property Owners Association (POA): Y N
Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-2
Additional Permits/Approvals required for the Project:

AGENCY Permit required
State Department of Fish and Wildlife, Fish and Game
Code §1602 Streambed Alteration Agreement
Y N
State Water Resources Control Board, Clean Water Act
(CWA) Section 401 Water Quality Certification
Y N
US Army Corps of Engineers, CWA Section 404 permit Y N
US Fish and Wildlife, Endangered Species Act Section 7
biological opinion
Y N
Statewide Construction General Permit Coverage Y N
Statewide Industrial General Permit Coverage Y N
Other (please list in the space below as required)
City of Desert Hot Springs Grading Permit
Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-3
Newland Capital Group proposes Tentative Parcel Map No. 39143, located just west of the intersection of Varner Road and Palm Drive, in the City of Desert Hot Springs, California.

Specifically, the site is bound to the north by the Willow Hole Conservation Area and natural/open space beyond; to the east by vacant land and Palm Drive beyond; to the south by Interstate 10 Freeway; and to the west by , to the east by Mission Creek and Interstate 10 beyond.

The project consists of approximately 123.4 acres for the development of an industrial warehouse/logistics facility with docks, drive through facilities, offices, parking areas, landscaping and ancillary facilities designed to support the area’s growing industrial needs.

Proposed parcel summary is as follows:

PARCEL LAND USE GROSS AC. NET AC.*
1 INDUSTRIAL 83.3 81.2
2 WILLOW HOLE CONSERVATION AREA 25.7 25.7
3 WILLOW HOLE CONSERVATION AREA 2.8 2.7
4 FLOOD CONTROL 11.6 10.5
TOTAL 123.4 120.1
*EXCLUDES RIGHT-OF-WAY DEDICATION AREAS FOR VARNER ROAD AND WEST DRIVE

PARCEL STREET DEDICATION AREA AC.
1 VARNER ROAD RIGHT-OF-WAY 1.0
1 WEST DRIVE RIGHT-OF-WAY 1.1
3 VARNER ROAD RIGHT-OF-WAY 0.1
4 VARNER ROAD RIGHT-OF-WAY 1.1
TOTAL 3.3
Impervious and paved areas for the site include the building facility, streets, streets, walkways, drive aisles and parking lots and other miscellaneous hardscape areas located within Parcel 1.

Total impervious area is anticipated to consist of approximately 90% of the industrial area, or

75.0 acres. This accounts for approximately 60.8% of the overall gross project acreage.

Pervious areas of the project include conservation areas, open space and designated landscaping areas located throughout the project site. All project landscaping and revegetation areas will consist of native and/or drought tolerant plant species. Total pervious area is anticipated to consist of approximately 48.4 acres, or 39.2% of the overall gross project area.

Parking is anticipated to be provided in designated parking areas and spaces located throughout the project site and anticipated to include 721 trailer stalls and 661passenger vehicle stalls. Total parking shall be consistent with City requirements for the project’s intended uses.

Trash typical of industrial and commercial facilities can be anticipated to be produced daily from the project. These include food wastes (wrappers, bottles, etc.) plastics and paper wastes.

Such trash is anticipated to be disposed of by employees, management staff and cleaning staff Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-4
in designated trash storage areas, to be hauled off for disposal on a weekly basis (minimum) by the contracting waste disposal company.

Appendix A of this project-specific WQMP includes a complete copy of the final Conditions of Approval. Appendix B of this project-specific WQMP includes:
a. A Vicinity Map identifying the project site and surrounding planning areas in sufficient detail; and
b. A Site Plan for the project. The Site Plan included as part of Appendix B depicts the following project features:
◼ Location and identification of all structural BMPs, including Source Control, LID/Site Design and Treatment Control BMPs.
◼ Landscaped areas.
◼ Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage area, sidewalks, patios, tennis courts, etc.). ◼ Number and type of structures and intended uses (i.e., buildings, tenant spaces, dwelling units, community facilities such as pools, recreation facilities, tot lots, etc.).
◼ Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and operation.
◼ Location of existing and proposed public and private storm drainage facilities (i.e., storm drains, channels, basins, etc.), including catch basins and other inlets/outlet structures. Existing and proposed drainage facilities should be clearly differentiated.
◼ Location(s) of Receiving Waters to which the project directly or indirectly discharges.
◼ Location of points where onsite (or tributary offsite) flows exit the property/project site.
◼ Delineation of proposed drainage area boundaries, including tributary offsite areas, for each location where flows exit the project site and existing site (where existing site flows are required to be addressed). Each tributary area should be clearly denoted.
◼ Pre- and post-project topography.

Appendix I is a one page form that summarizes pertinent information relative to this projectspecific WQMP.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-5
II. Site Characterization
Land Use Designation or Zoning: Light Industrial (I-L) and Rural Desert (RD) Current Property Use: Vacant
Proposed Property Use: Light Industrial (I-L) and Commercial Retail (CR) Availability of Soils Report: Y N Note: A soils report is required if infiltration BMPs are utilized. Attach report in Appendix E.

Phase 1 Site Assessment: Y N Note: If prepared, attached remediation summary and use restrictions in Appendix H.

Item Number: 1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-6
Receiving Waters for Urban Runoff from Site

Receiving
Waters
EPA Approved 303(d) List
Impairments
(TMDL in italics)
Designated
Beneficial Uses
Proximity to RARE
Beneficial Use
Designated
Receiving Waters
Whitewater
River None

MUN, AGR, GWR,
REC1, REC2,

WARM, COLD,

WILD, POW

17.8 miles
Coachella
Valley
Stormwater
Channel
Ammonia, DDT, Dieldrin,
Disulfoton, Indicator Bacteria,
Dissolved Oxygen, PCBs,
Toxaphene, Toxicity
FRSH, REC1,
REC2, WRM,

WILD, RARE
0 miles
Saline Lake
Ammonia, Arsenic, Chloride,
Chlorpyrifos, DDE, DDT,
Enterococcus, Low Dissolved
Oxygen, Nutrients, Salinity,
Toxicity
None None
III. Pollutants of Concern
Table 1. Pollutant of Concern Summary
Pollutant Category
Potential for Project
and/or Existing Site
Causing Receiving Water
Impairment
Bacteria/Virus Potential Yes
Heavy Metals Potential No
Nutrients Potential No
Toxic Organic Compounds Potential Yes
Sediment/Turbidity Potential No
Trash & Debris Potential No
Oil & Grease Potential No
Other (specify pollutant):

Other (specify pollutant):

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-7
IV. Hydrologic Conditions of Concern
Local Jurisdiction Requires On-Site Retention of Urban Runoff:

Yes The project will be required to retain urban runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater"). This section does not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F.

No This section must be completed.

This Project meets the following condition:

Condition A: 1) Runoff from the Project is discharged directly to a publicly-owned, operated and maintained MS4 or engineered and maintained channel, 2) the discharge is in full compliance with local land use authority requirements for connections and discharges to the MS4 (including both quality and quantity requirements), 3) the discharge would not significantly impact stream habitat in proximate Receiving Waters, and 4) the discharge is authorized by the local land use authority.

Condition B: The project disturbs less than 1 acre and is not part of a larger common plan of development that exceeds 1 acre of disturbance. The disturbed area calculation must include all disturbances associated with larger plans of development.

Condition C: The project's runoff flow rate, volume, velocity and duration for the post-development condition do not exceed the pre-development condition for the 2-year, 24-hour and 10-year 24-hour rainfall events. This condition can be achieved by, where applicable, complying with the local land use authority's onsite retention ordinance, or minimizing impervious area on a site and incorporating other Site-Design BMP concepts and LID/Site Design BMPs that assure non-exceedance of pre-development conditions. This condition must be substantiated by hydrologic modeling methods acceptable to the local land use authority.

None: Refer to Section 3.4 of the Whitewater River Region WQMP Guidance document for additional requirements.

Supporting engineering studies, calculations, and reports are included in Appendix C. 2 year – 24 hour 10 year – 24 hour
Precondition Post-condition Precondition Post-condition Discharge (cfs)
Velocity (fps)
Volume (cubic feet)
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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-8
Duration (minutes)
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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-9
V. Best Management Practices
This project implements Best Management Practices (BMPs) to address the Pollutants of Concern that may potentially be generated from the use of the Choose one: 'project site' or 'project site plus existing site area(s)'. These BMPs have been selected and implemented to comply with Section 3.5 of the WQMP Guidance document, and consist of Site Design BMP concepts, Source Control, LID/Site Design and, if/where necessary, Treatment Control BMPs as described herein.

V.1 SITE DESIGN BMP CONCEPTS, LID/SITE DESIGN AND TREATMENT CONTROL BMPS Local Jurisdiction Requires On-Site Retention of Urban Runoff:

Yes The project will be required to retain Urban Runoff onsite in conformance with local ordinance (See Table 6 of the WQMP Guidance document, "Local Land use Authorities Requiring Onsite Retention of Stormwater). The LID/Site Design measurable goal has thus been met (100%), and Sections V.1.A and V.1.B do not need to be completed; however, retention facility design details and sizing calculations must be included in Appendix F, and '100%' should be entered into Column 3 of Table 6 below.

No Section V.1 must be completed.

This section of the Project-Specific WQMP documents the LID/Site Design BMPs and, if/where necessary, the Treatment Control BMPs that will be implemented on the project to meet the requirements detailed within Section 3.5.1 of the WQMP Guidance document. Section 3.5.1 includes requirements to implement Site Design Concepts and BMPs, and includes requirements to address Pollutants of Concern with BMPs. Further, sub-section 3.5.1.1 specifically requires that Pollutants of Concern be addressed with LID/Site Design BMPs to the extent feasible.

LID/Site Design BMPs are those BMPs listed within Table 2 below which promote retention and/or feature a natural treatment mechanism; off-site and regionally-based BMPs are also LID/Site Design BMPs, and therefore count towards the measurable goal, if they fit these criteria.

This project incorporates LID/Site Design BMPs to fully address the Treatment Control BMP requirement where and to the extent feasible. If and where it has been acceptably demonstrated to the local land use authority that it is infeasible to fully meet this requirement with LID/Site Design BMPs, Section V.1.B (below) includes a description of the conventional Treatment Control BMPs that will be substituted to meet the same requirements.

In addressing Pollutants of Concern, BMPs are selected using Table 2 below.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-10
Table 2. BMP Selection Matrix Based Upon Pollutant of Concern Removal Efficiency (1) (Sources: Riverside County Flood Control & Water Conservation District Design Handbook for Low Impact Development Best Management Practices, dated September 2011, the Orange County Technical Guidance Document for Water Quality Management Plans, dated May 19, 2011, and the Caltrans Treatment BMP Technology Report, dated April 2010 and April 2008)
Pollutant of
Concern
Landscape Swale2,
3 Landscape Strip2, 3
Biofiltration
(with underdrain)2,
3 Extended
Detention Basin
2 Sand Filter Basin
2 Infiltration Basin
2 Infiltration Trench
2 Permeable
Pavement
2 Bioretention
(w/o underdrain)2,
3 Other BMPs
Including Proprietary
BMPs4, 6
Sediment &
Turbidity M M H M H H H H H
Varies by Product
5 Nutrients L/M L/M M L/M L/M H H H H
Toxic Organic
Compounds M/H M/H M/H L L/M H H H H
Trash & Debris L L H H H H H L H
Bacteria &
Viruses (also:

Pathogens)

L M H L M H H H H
Oil & Grease M M H M H H H H H
Heavy Metals M M/H M/H L/M M H H H H
Abbreviations:

L: Low removal efficiency M: Medium removal efficiency H: High removal efficiency Notes:
(1) Periodic performance assessment and updating of the guidance provided by this table may be necessary.
(2) Expected performance when designed in accordance with the most current edition of the document, "Riverside County, Whitewater River Region Stormwater Quality Best Management Practice Design Handbook".
(3) Performance dependent upon design which includes implementation of thick vegetative cover. Local water conservation and/or landscaping requirements should be considered; approval is based on the discretion of the local land use authority.
(4) Includes proprietary stormwater treatment devices as listed in the CASQA Stormwater Best Management Practices Handbooks, other stormwater treatment BMPs not specifically listed in this WQMP (including proprietary filters, hydrodynamic separators, inserts, etc.), or newly developed/emerging stormwater treatment technologies.
(5) Expected performance should be based on evaluation of unit processes provided by BMP and available testing data. Approval is based on the discretion of the local land use authority. (6) When used for primary treatment as opposed to pre-treatment, requires site-specific approval by the local land use authority.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-11
V.1.A SITE DESIGN BMP CONCEPTS AND LID/SITE DESIGN BMPS

This section documents the Site Design BMP concepts and LID/Site Design BMPs that will be implemented on this project to comply with the requirements detailed in Section 3.5.1 of the WQMP Guidance document.
• Table 3 herein documents the implementation of the Site Design BMP Concepts described in sub-sections 3.5.1.3 and 3.5.1.4.
• Table 4 herein documents the extent to which this project has implemented the LID/Site Design goals described in sub-section 3.5.1.1.

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2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-12
Table 3. Implementation of Site Design BMP Concepts
Included
Brief Reason for BMPs
Indicated as No or N/A
Design
Concept
Technique Specific BMP Yes No N/A Site Design BMP Concept 1 Minimize Urban
Runoff, Minimize
Impervious
Footprint, and
Conserve
Natural Areas

(See WQMP
Section 3.5.1.3)
Conserve natural areas by concentrating or clustering
development on the least environmentally sensitive portions of a site while leaving the remaining land in a natural,
undisturbed condition.

Conserve natural areas by incorporating the goals of the MultiSpecies Habitat Conservation Plan or other natural resource plans.

Preserve natural drainage features and natural depressional storage areas on the site.

Maximize canopy interception and water conservation by
preserving existing native trees and shrubs, and planting additional native or drought tolerant trees and large shrubs.

Use natural drainage systems.

Where applicable, incorporate Self-Treating Areas
Where applicable, incorporate Self-Retaining Areas
Increase the building floor to area ratio (i.e., number of stories above or below ground).

Construct streets, sidewalks and parking lot aisles to minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised.

Reduce widths of streets where off-street parking is available.

Minimize the use of impervious surfaces, such as decorative concrete, in the landscape design.

Other comparable and equally effective Site Design BMP
concept(s) as approved by the local land use authority (Note:

Additional narrative required to describe BMP and how it addresses site design concept).

Item Number: 1.

Page 1651 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-13
Table 3. Site Design BMP Concepts (continued)
Included
Brief Reason for Each BMP
Indicated as No or N/A
Design
Concept
Technique Specific BMP Yes No N/A Site Design BMP Concept 2 Minimize
Directly
Connected
Impervious
Area

(See WQMP
Section

3.5.1.4)
Design residential and commercial sites to contain and infiltrate roof runoff, or direct roof runoff to landscaped swales or buffer areas.

Drain impervious sidewalks, walkways, trails, and patios into adjacent landscaping.

Incorporate landscaped buffer areas between sidewalks and streets.

Use natural or landscaped drainage swales in lieu of underground piping or imperviously lined swales.

Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration.

Maximize the permeable area by constructing walkways, trails, patios, overflow parking, alleys, driveways, low-traffic streets, and other low-traffic areas with open-jointed paving materials or permeable surfaces such as pervious concrete, porous asphalt, unit pavers, and granular materials.

Use one or more of the following:

Rural swale system: street sheet flows to landscaped swale or gravel shoulder, curbs used at street corners, and culverts used under driveways and street crossings.

Urban curb/swale system: street slopes to curb; periodic swale inlets drain to landscaped swale or biofilter.

Dual drainage system: first flush captured in street catch basins and discharged to adjacent vegetated swale or gravel shoulder; high flows connect directly to MS4s.

Other comparable and equally effective Site Design BMP concept(s) as approved by the local land use authority (Note: Additional narrative required to describe BMP and how it addresses site design concept).

Use one or more of the following for design of driveways and private residential parking areas:

Design driveways with shared access, flared (single lane at street), or wheel strips (paving only under the tires).

Item Number: 1.

Page 1652 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-14
Included
Brief Reason for Each BMP
Indicated as No or N/A
Design
Concept
Technique Specific BMP Yes No N/A
Uncovered temporary or guest parking on residential lots paved with a permeable surface, or designed to drain into landscaping.

Item Number: 1.

Page 1653 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-15
Table 3. Site Design BMP Concepts (continued)
Included
Brief Reason for Each BMP
Design Indicated as No or N/A
Concept
Technique Specific BMP Yes No N/A Site Design BMP Concept 2 (cont'd)

Minimize
Directly
Connected
Impervious
Area

(See WQMP
Section

3.5.1.4)

Use one or more of the following for design of parking areas:

Where landscaping is proposed in parking areas, incorporate parking area landscaping into the drainage design.

Overflow parking (parking stalls provided in excess of the Permittee's minimum parking requirements) may be constructed with permeable pavement.

Other comparable and equally effective Site Design BMP (or BMPs) as approved by the local land use authority (Note: Additional narrative required describing BMP and how it addresses site design concept).

Item Number: 1.

Page 1654 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-16
Project Site Design BMP Concepts:

Project retains 100-year runoff. This section is not applicable.

Alternative Project Site Design BMP Concepts:

Project retains 100-year runoff. This section is not applicable.

Item Number: 1.

Page 1655 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-17
Table 4. LID/Site Design BMPs Meeting the LID/Site Design Measurable Goal (1) (2) (3) (4) (5) (6) (7)

DRAINAGE

SUB-AREA
ID OR NO.

LID/SITE DESIGN BMP
TYPE*

POTENTIAL POLLUTANTS OF

CONCERN WITHIN DRAINAGE

SUB-AREA

POTENTIAL

POLLUTANTS

WITHIN SUB-AREA

CAUSING

RECEIVING WATER

IMPAIRMENTS

EFFECTIVENESS OF

LID/SITE DESIGN
BMP AT

ADDRESSING

IDENTIFIED

POTENTIAL

POLLUTANTS

BMP MEETS
WHICH
DESIGN
CRITERIA?

TOTAL AREA
WITHIN

DRAINAGE

SUB-AREA
(See Table 2) (Refer to Table 1) (Refer to Table 1)
(U, L, M, H/M, H; see
Table 2)
(Identify as VBMP

OR QBMP)
(Nearest 0.1
acre)

TOTAL PROJECT AREA TREATED WITH LID/SITE DESIGN BMPs (NEAREST 0.1 ACRE) * LID/Site Design BMPs listed in this table are those that completely address the 'Treatment Control BMP requirement' for their drainage sub-area.

Item Number: 1.

Page 1656 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
DATE 1-18
Justification of infeasibility for sub-areas not addressed with LID/Site Design BMPs Insert text here listing each drainage sub-area wherein the design criteria of VBMP and/or QBMP are not treated using LID/Site Design BMPs as required in WQMP Guidance Section

3.5.1.1, and provide justification of infeasibility for each.

V.1.B TREATMENT CONTROL BMPS
Conventional Treatment Control BMPs shall be implemented to address the project's Pollutants of Concern as required in WQMP Section 3.5.1 where, and to the extent that, Section V.1.A has demonstrated that it is infeasible to meet these requirements through implementation of LID/Site Design BMPs.

The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP completely address the 'Treatment Control BMP requirement' for the entire project site (and where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP Guidance document. Supporting documentation for the sizing of these LID/Site Design BMPs is included in Appendix F. *Section V.1.B does not need to be completed.

The LID/Site Design BMPs described in Section V.1.A of this project-specific WQMP do NOT completely address the 'Treatment Control BMP requirement' for the entire project site (or where applicable, entire existing site) as required in Section 3.5.1.1 of the WQMP. *Section V.1.B must be completed.

The Treatment Control BMPs identified in this section are selected, sized and implemented to treat the design criteria of VBMP and/or QBMP for all project (and if required, existing site) drainage sub-areas which were not fully addressed using LID/Site Design BMPs. Supporting documentation for the sizing of these Treatment Control BMPs is included in Appendix F.

Item Number: 1.

Page 1657 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-19
Table 5: Treatment Control BMP Summary
(1) (2) (3) (4) (5) (6) (7)

DRAINAGE

SUB-AREA
ID OR NO.

TREATMENT CONTROL
BMP TYPE*

POTENTIAL POLLUTANTS

OF CONCERN WITHIN

DRAINAGE SUB-AREA

POTENTIAL

POLLUTANTS WITHIN

SUB-AREA CAUSING

RECEIVING WATER

IMPAIRMENTS

EFFECTIVENESS OF

TREATMENT CONTROL

BMP AT ADDRESSING

IDENTIFIED POTENTIAL

POLLUTANTS

BMP MEETS
WHICH
DESIGN
CRITERIA?

TOTAL AREA
WITHIN

DRAINAGE

SUB-AREA
(See Table 2) (Refer to Table 1) (Refer to Table 1)
(U, L, M, H/M, H; see Table
2)
(Identify as VBMP

OR QBMP)
(Nearest 0.1
acre)
TOTAL PROJECT AREA TREATED WITH TREATMENT CONTROL BMPs (NEAREST 0.1 ACRE) Item Number: 1.

Page 1658 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-20
V.1.C MEASURABLE GOAL SUMMARY
This section documents the extent to which this project has met the measurable goal described in WQMP Section 3.5.1.1 of addressing 100% of the project's 'Treatment Control BMP requirement' with LID/Site Design BMPs. Projects required to retain Urban Runoff onsite in conformance with local ordinance are considered to have met the measurable goal; for these instances, '100%' is entered into Column 3 of the Table.

Table 6: Measurable Goal Summary
(1) (2) (3)
Total Area Treated with
LID/Site Design BMPs
Total Area Treated with
Treatment Control BMPs % of Treatment Control BMP
Requirement addressed with
LID/Site Design BMPs
(Last row of Table 4) (Last row of Table 5)
N/A. Project is required
to retain 100-year event.

N/A. Project is required
to retain 100-year event. 100
Item Number: 1.

Page 1659 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-21
V.2 SOURCE CONTROL BMPS
This section identifies and describes the Source Control BMPs applicable and implemented on this project.

Table 7. Source Control BMPs
BMP Name
Check One If not applicable, state
Included brief reason Not
Applicable
Non-Structural Source Control BMPs
Education for Property Owners, Operators,
Tenants, Occupants, or Employees
Activity Restrictions
Irrigation System and Landscape Maintenance
Common Area Litter Control
Street Sweeping Private Streets and Parking Lots
Drainage Facility Inspection and Maintenance
Structural Source Control BMPs
Storm Drain Inlet Stenciling and Signage
Landscape and Irrigation System Design
Protect Slopes and Channels
Provide Community Car Wash Racks No wash racks
proposed.

Properly Design*:

Fueling Areas No fueling areas
proposed.

Air/Water Supply Area Drainage
Trash Storage Areas
Loading Docks
Maintenance Bays No maintenance bays
in project scope.

Vehicle and Equipment Wash Areas No wash areas
allowed onsite.

Outdoor Material Storage Areas All materials to be
stored indoors.

Outdoor Work Areas or Processing Areas
No outdoor
work/processing areas
proposed.

Item Number: 1.

Page 1660 of 2902 ends

2014 Whitewater River Region WQMP
Tentative Parcel Map No. 39143
February 20, 2025 1-22
Provide Wash Water Controls for Food
Preparation Areas
*Details demonstrating proper design must be included in Appendix F.

Item Number: 1.

Page 1661 of 2902 ends

Desert Hot Springs City CouncilApril 21, 2026

Desert Hot Springs City Council
April 21, 2026