STAFF REPORT
TO: Mayor and City Council DATE: June 20, 2024
FROM: Ben Torres, Planning Manager
SUBJECT: Environmental Assessment Case No. EA23-0009, Tentative Parcel Map No.
TPM23-0003 (TPM38844), Conditional Use Permit Case No. CUP23-0004 & Preliminary Development Plan Case No. PDP23-0004 — AHC Skilled Nursing Facility
SPECIFIC REQUEST OR RECOMMENDATION
That the City Council:
A. Adopt Resolution No. 2024 -(Next -in -Order), approving the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024040501) for the Proposed Project based on Environmental Assessment Case No. EA23-0009; B. Adopt Resolution No. 2024 -(Next -in -Order), approving Conditional Use Permit (CUP23- 0004) to establish the Skilled Nursing Facility use on the project site; and C. Adopt Resolution No. 2024 -(Next -in -Order), approving Tentative Parcel Map Case No. TPM23-0003 to subdivide the 5.61± acre project site into two parcels and Preliminary Development Plan Case No. PDP23-0004 for the development of the forty-six (46) bed Skilled Nursing Facility.
JUSTIFICATION OR INFORMATION
PROJECT SUMMARY
Consideration to construct a one story 42,526 square foot (46 beds) skilled nursing facility. The facility will provide short term, inpatient, post -acute, and medical care as needed to help patients recover more effectively after a hospital visit. Licensed nursing and other medical professionals would provide 24 -hour care. In addition to the various site improvements, a building pad for a future 5,000 to 10,000 square foot medical office building is proposed. A Tentative Parcel Map is also included in the entitlement package to subdivide the property into two parcels.
PLANNING COMMISSION
On May 30, 2024, the Planning Commission conducted a duly noticed public hearing to consider the Project. During the public hearing, two members of the public spoke regarding the project.
As summarized in the minutes attached to this report, the Commissioners asked questions to which staff answered. Commissioner Bryant expressed concern about traffic and the right turn AGENDA ITEM #
DATE: June 20, 2024 Page 2 of 3
EA23-0009, TPM23-0003, CUP23-0004, & PDP23-0004
JUSTIFICATION OR INFORMATION CONTINUED
lane on Gerald Ford Drive in regard to traffic slowing down to turn right into the development.
He inquired about a right turn pocket for the site. Staff have modified Condition of Approval #49 to include language that prior to the issuance of a Grading Permit, the applicant shall consider modifications to the right turn pocket to the satisfaction of the Director of Public Works or City Engineer.
The Planning Commission staff report, with the revised Condition of Approval #49 and minutes are included as Attachments 9 and 10.
After due consideration of the staff report, presentation, and public testimony, the Planning Commission made the following motion:
MOVED/SECONDED BY CURRAN/ CHANTER TO ADOPT RESOLUTION NO. 2024 -PC -02, RECOMMENDING THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS:
A. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING THE MITIGATION
MONITORING AND REPORTING PROGRAM AND MITIGATED NEGATIVE DECLARATION (SCH#2024040501) FOR THE PROPOSED PROJECT BASED ON ENVIRONMENTAL ASSESSMENT CASE NO. EA23-0009;
B. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING CONDITIONAL USE PERMIT (CUP23-0004) TO ESTABLISH THE SKILLED NURSING FACILITY USE ON THE PROJECT SITE; AND
C. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING TENTATIVE PARCEL MAP CASE NO. TPM23-0003 TO SUBDIVIDE THE 5.61± ACRE PROJECT SITE INTO TWO PARCELS AND PRELIMINARY DEVELOPMENT PLAN CASE NO.
PDP23-0004 FOR THE DEVELOPMENT OF THE FORTY-SIX (46) BED SKILLED NURSING FACILITY.
MOTION CARRIED 4/0.
ENVIRONMENTAL ASSESSMENT
An environmental assessment application was submitted for the proposed project and the determination was made that the project required an Initial Study. An Initial Study has been prepared resulting in the recommendation to adopt a Mitigated Negative Declaration (MND).
Mitigation measures were recommended for Biological Resources, Cultural & Tribal Cultural Resources, and Geology and Soils. A Notice of Determination will be filed with the Riverside County Clerk once a final determination has been made by the City Council. The complete Initial Study, along with the Mitigation Monitoring and Reporting Program, is included in Attachment 3 — Draft Mitigated Negative Declaration.
A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on April 12, 2024, and distributed to interested parties on April 11, 2024. The Initial Study/ Mitigated AGENDA ITEM #
DATE: June 20, 2024 Page 3 of 3
EA23-0009, TPM23-0003, CUP23-0004, & PDP23-0004
JUSTIFICATION OR INFORMATION CONTINUED
Negative Declaration was circulated for a 30 -day public review period starting on April 12, 2024 to May 11, 2024, and the City received four comment letters. The letters received were from Colleen Hamilton (property owner of 11 Cassis Circle) immediately adjacent to the proposed project site, the California Department of Fish and Wildlife (CDFW), Imperial Irrigation District, and the Agua Caliente Tribe. With due consideration of the proposed mitigation measures, the City included a response to comments which was included as in the Draft Mitigated Negative Declaration.
NOTICE OF PUBLIC HEARING
On June 5, 2024, public hearing notices were mailed to property owners within a 500 -foot radius of the parcel boundary and posted at the City's designated community posting sites pursuant to the requirements of Chapter 17.74 of the Municipal Code. Notification of the public hearing was published in The Desert Sun on June 9, 2024. One public comment was received which is included in Attachment 13. Any information addressed to the City Council, but received after completion of this final report, will be distributed at the public hearing.
ATTACHMENT(S)
1. Aerial Photo
2. Public Hearing Notice
3. Draft Mitigated Negative Declaration
4. Planning Commission Resolution
5. Resolution approving the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024040501).
6. Resolution approving the proposed Conditional Use Permit Case No. CUP23-0004
7. Resolution approving the proposed Tentative Parcel Map Case No. TPM23-0003 and Preliminary Development Plan Case No. PDP23-0004
8. Draft Notice of Determination
9. Planning Commission Staff Report dated May 30, 2024 (Without Attachments)
10. Planning Commission Draft Meeting Minutes dated May 30, 2024
11. PDP Exhibit Booklet
12. TPM Exhibit
13. Public Comment
AGENDA ITEM #
ATTACHMENT 1
Skilled Nursing Facility Project Site
ATTACHMENT 2
CITY Or RANCHO MIRAGE
Planning Division
69-825 Highway 111
Rancho Mirage, CA 92270
[email protected]
(760) 328-2266
PUBLIC HEARING NOTICE
CITY COUNCIL MEETING
Thursday, June 20, 2024 — 1:00 p.m.
Environmental Assessment Case No. EA23-0009, Tentative Parcel Map Case No.
TPM23-0003 (Tentative Parcel Map 38844), Conditional Use Permit Case No.
CUP23-0004, and Preliminary Development Permit Case No. PDP23-0004.
Applicant: City of Rancho Mirage
Request: Consideration of a one story 42,526 square foot (46 beds) skilled nursing facility on a 5.61 -acre project site. The facility will provide short term, inpatient, post -acute, and medical care as needed to help patients recover more effectively after a hospital visit. Licensed nursing and other medical professionals would provide 24 -hour care. In addition to the various site improvements, a building pad for a future 5,000 to 10,000 square foot medical office building is proposed. A Tentative Parcel Map is also included in the entitlement package to subdivide the property into two parcels. The Planning Commission on May 30, 2024 recommended approval.
Location: Northeast corner of Bob Hope Drive and Gerald Ford Drive — APNs: 685- 120-003 & 685-120-004.
NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the City of Rancho Mirage City Council regarding consideration of the above referenced application pursuant to Rancho Mirage Municipal Code Title 17. An environmental assessment application was submitted for the subject project and the determination was made that the project required an initial study. An Initial Study has been prepared to result in the recommendation to adopt a Mitigated Negative Declaration (MND). A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on April 12, 2024, and distributed to interested parties. The 30 -day public review period for the Draft Mitigated Negative Declaration was from April 12, 2024, to May 11, 2024.
The Public Hearing will be held on Thursday, June 20, 2024, at 1:00 p.m., in the Council Chamber, 69-825 Highway 111, Rancho Mirage, California, at which time and place pertinent testimony will be heard. The file, including all environmental information, is available for public inspection at City Hall, Monday through Friday, between 8 a.m. and 1 1 -5
EA23-0009, TPM23-0003, CUP23-0004, & PDP23-0004 June 20, 2024 5:00 p.m., and will be posted on the City's website with the publication of the City Council Agenda, to be posted at least 72 hours prior to the meeting.
Written testimony may be submitted to the City Clerk via email to CityClerk RanchoMirageCA.gov, or mailed to City of Rancho Mirage, ATTN: City Clerk, 69-825 Highway 111, Rancho Mirage, CA 92270. Written testimony must be received no later than 10:00 a.m. on the day of the meeting to be considered by the City Council.
GOVERNMENT CODE § 65009 NOTICE: If you challenge this proposed activity in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this notice, or in written correspondence delivered to the City Council sufficiently prior to the Public Hearing to enable its consideration by them.
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ATTACHMENT 3
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
Lead Agency:
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Prepared by:
Terra Nova Planning and Research
42635 Melanie Place, Suite 101
Palm Desert, CA 92211
March, 2024
City of Rancho Mirage 1
11-7
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
ENVIRONMENTAL INITIAL STUDY
AHC Skilled Nursing Facility
Project Title:
City Project No:
Lead Agency Name and
Address:
Applicant:
Contact Person:
Phone Number:
Project Location:
Accessor Parcel
Number:
General Plan
Designation:
Zoning Designation:
AHC Skilled Nursing Facility
Conditional Use Permit Case No. CUP23-0004,
Preliminary Development Plan Case No. PDP23-
0004, Tentative Parcel Map Case No. TPM23-0003,
and Environmental Assessment Case No. EA23-
0009
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266
John Greenwood, Prest Vuksic Greenwood
Architects
Ben Torres, Planning Manager
(760) 328-2266
Northeast corner of Bob Hope Drive and Gerald
Ford Drive.
APNs: 685-120-003 & 004
Office
Office Commercial
City of Rancho Mirage 2
1 1 -8
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
TABLE OF CONTENTS
ENVIRONMENTAL INITIAL STUDY 2
CHAPTER 1: PROJECT DESCRIPTION 5
CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION 15
1 - Aesthetics 18
2 - Agriculture and Forestry Resources 22
3 - Air Quality 24
4 - Biological Resources 29
5 - Cultural Resources 34
6 - Energy 37
7 - Geology and Soils 39
8 — Greenhouse Gas Emissions 43
9 - Hazards and Hazardous Materials 47
10 - Hydrology and Water Quality 50
11 - Land Use and Planning 54
12 - Mineral Resources 55
13 - Noise 56
14 - Population and Housing 63
15 - Public Services 65
16 - Recreation 67
17 - Transportation 68
18 - Tribal Cultural Resources 72
19 - Utilities and Service Systems 75
20 - Wildfire 79
21 - Mandatory Findings of Significance 81
CHAPTER 3: MITIGATION MONITORING AND REPORTING PROGRAM 83 CHAPTER 4: REFERENCES 85
CHAPTER 5: APPENDICES 87
CHAPTER 6: REPORT PREPARERS 87
City of Rancho Mirage 3
1 1 -9
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
TABLES
Table 1 Maximum Daily Construction -Related Emission Summary 26 Table 2 Maximum Daily Operational Emission Summary 27
Table 3 Localized Significance Thresholds (pounds per day) 27 Table 4 Projected GHG Emissions Summary 45
Table 5 Project Consistency with Rancho Mirage Sustainability Plan Savings Measures 46 Table 6 Project Water Demand 52
Table 7 Exterior Noise Level Limits 57
Table 8 Ambient Noise Level Measurements 57
Table 9 Offsite Stationary Source Noise Level Increases 58 Table 10 Stationary Source Noise Level Increases Thresholds 59 Table 11 Project Stationary Source Noise Level Increases 59 Table 12 Construction Noise Level Compliance 60
Table 13 Vibration Source Levels for Construction Equipment 61 Table 14 Project Construction Vibration Levels 61
Table 15 Project Trip Generation Summary 69
Table 16 General Plan Roadway Segment Capacity Analysis for Existing (2016) Conditions 69 Table 17 Project Roadway Segment Capacity Analysis for Existing (2016) Conditions 70 Table 18 Estimate Solid Waste Disposal at Buildout 78
EXHIBITS
Exhibit 1 Regional Location Map 7
Exhibit 2 Project Vicinity Map 8
Exhibit 3 Project Location Map 9
Exhibit 4 Project Site Plan 10
Exhibit 5 Floor Plan 11
Exhibit 6 Elevations 12
Exhibit 7 Landscape Plan 13
Exhibit 8 Lighting Plan 14
Exhibit 9 Noise Monitoring Locations 58
APPENDICES
Appendix A CaIEEMod Output Tables
Appendix B Biological Resources Assessment & Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report
Appendix C Geotechnical Investigation
Appendix D Historical Archaeological Resources Survey Report Appendix E Noise and Vibration Analysis
Appendix F Preliminary Hydrology Study
Appendix G Preliminary Water Quality Management Plan
City of Rancho Mirage 4
11-10
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
CHAPTER 1: PROJECT DESCRIPTION
Project Description
The Project proposes the development of an approximately 5.75 -acre site in Rancho Mirage, California (Exhibits 1, 2, and 3), to accommodate an approximately 42,526 square foot skilled nursing facility and a medical office building which will range between 5,000 and 10,000 square feet. The skilled nursing facility will be developed first, while the medical office building will be developed at a later date.
The site is designated as Office on the City's General Plan Land Use Map and zoned for Office Commercial. According to the City's Municipal Code, the Office Commercial zone is intended for professional office uses including administrative, corporate, financial, government, institutional, legal, and medical. According to the General Plan, this land use designation has a maximum lot coverage of 35 percent.
The subject site is currently vacant and undeveloped. The proposed development would occur in two phases. First, the 42,526 square foot skilled nursing facility, comprised of 46 licensed beds, would be built on the northern portion of the site, with access from Via Marta. The skilled nursing facility will be constructed in a Mediterranean architectural style, and will include Spanish -style tile roof and plaster exterior walls in a light neutral color palette. The building's roof will be at 22- 24 feet, with a maximum height of 32 feet and ten inches for the tower element in the center of the building.
The second phase of development would result in a medical office building, between 5,000 and 10,000 square feet, on the southern portion of the site, adjacent to Gerald Ford Drive. A secondary access drive would be provided to Gerald Ford Drive. That building is not currently proposed, and will be designed and entitled following the skilled nursing facility (SNF).
At buildout, the proposed SNF and future medical office building would provide a total of 122 parking stalls, including 10 ADA spaces, 4 EV charging stalls, and 54 covered carport spaces. 12,432 square feet of landscaped area will be provided on -site, featuring drought -tolerant plant species and a water -efficient drip irrigation system. A four -foot wall will line the site along its northern, southern, and western boundaries. The Project will be set back from Gerald Ford Drive and Bob Hope Drive by a minimum of 25 -feet.
Project Location
The approximately 5.75 -acre site proposed for development is comprised of APN 685-120-003 and -004. The site is bound by Gerald Ford Drive to the south, Bob Hope Drive to the west, Via Marta to the north, and residential development to the east.
Access and Parking
The Project will have access to Via Marta and Gerald Ford Drive. Primary ingress/egress to the site will be from Via Marta, from the driveway on the north side of the side which has been located directly opposite a driveway to the office complex to the north. A secondary exit driveway will be provided on the southeast corner of the site, onto Gerald Ford Drive.
City of Rancho Mirage 5
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
Utilities
The following agencies and companies will provide service to the Project site:
1. Sanitary Sewer: Coachella Valley Water District (CVWD)
2. Domestic Water: Coachella Valley Water District (CVWD)
3. Electricity: Imperial Irrigation District (IID)
4. Natural Gas: Southern California Gas Company (SoCalGas)
5. Solid Waste Disposal: Burrtec Waste and Recycling Services
6. Telephone and Cable: Frontier and Spectrum
Environmental Setting and Surrounding Land Uses
The subject site is currently vacant and undeveloped. The property is relatively flat, with sparse desert scrub vegetation. Meandering sidewalks line the southern and western boundaries of the site, along the frontages with Gerald Ford Drive and Bob Hope Drive. An existing block wall separates the Project site from the existing residential development to the east.
West: Bob Hope Drive, followed by single family residential development.
North: Via Marta, followed by commercial development (medical offices).
South: Gerald Ford Drive, followed by the Cotino residential development (under construction).
East: Single family residential development.
Other public agencies whose approval is required
Regional Water Quality Control Board
City of Rancho Mirage 6
11-12
Exhibit
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Rancho Mirage, California
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PARKING CALCULATIONS
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AHC Skilled Nursing Facility
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Rancho Mirage, California
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AHC Skilled Nursing Facility
Floor Plan
Rancho Mirage, California
5 NORTH ELEVATION (VIA MARTA)
EAST ELEVATION - PARTIAL
EAST ELEVATION - PARTIAL
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AHC Skilled Nursing Facility
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Rancho Mirage, California
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AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Geology / Soils
Hydrology / Water
Quality
Noise
Recreation
Utilities / Service
Systems
Agriculture and
Forestry Resources
Cultural Resources
Greenhouse Gas
Emissions
Land Use / Planning
Population / Housing
Transportation
Wildfire
Air Quality
Energy
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Tribal Cultural Resources
Mandatory Findings of
Significance
City of Rancho Mirage 15
11-21
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.
City of Rancho Mirage 16
11-22
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance.
Determination: (To be completed by the Lead Agency) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Ben Torres, Planning Manager
City of Rancho Mirage
7—/0.2o2�f
Date:
City of Rancho Mirage 17
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
Environmental Checklist and Discussion:
The following checklist evaluates the proposed Project's potential adverse impacts. For those environmental topics for which a potential adverse impact may exist, a discussion of the existing site environment related to the topic is presented followed by an analysis of the Project's potential adverse impacts. When the Project does not have any potential for adverse impacts for an environmental topic, the reasons why there are no potential adverse impacts are described. 1 - Aesthetics
AESTHETICS -- Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on
a scenic vista? M
❑
❑
❑
b) Substantially damage scenic
resources, including, but not limited to,
trees, rock outcroppings, and historic
buildings within a state scenic
highway?
1 1
❑
❑
��
c) In non -urbanized areas, substan-
tially degrade the existing visual
character or quality of public views of
the site and its surroundings? (Public
views are those that are experienced
from publicly accessible vantage
point). If the project is in an urbanized
area, would the project conflict with
applicable zoning and other
regulations governing scenic quality?
1 1
❑
��
d) Create a new source of substantial
light or glare, which would adversely
affect day or nighttime views in the
area?
❑
❑
❑
��
Sources:
1.1 Setting
The Project site is located on the floor of the Coachella Valley, a northwest to southeast trending desert valley that extends approximately 45 miles. The valley is bound by the San Bernardino Mountains to the north, the San Jacinto and Santa Rosa Mountains to the west and southwest, and the Little San Bernardino Mountains to the northeast.
The subject site is currently vacant and undeveloped. The Project is located in Rancho Mirage at the intersection of Bob Hope Drive and Gerald Ford Drive, on a property that is surrounded by existing residential development to the east and west, existing medical office uses to the north, and lands currently vacant but being developed to the south.
City of Rancho Mirage
18 11-24
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
The City's Community Design Element in the General Plan 2017 Update provides guidelines intended to guide the aesthetics and scenic resources in Rancho Mirage. According to Exhibit 32 in the Community Design Element, the intersection of Bob Hope Drive and Gerald Ford Drive is designated as an enhanced intersection and a special corner overlay. Exhibit 32 also indicates that Gerald Ford Drive is a view corridor looking west, and Bob Hope Drive is a view corridor looking both north and south.
1.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT.
The Project proposes the development of a skilled nursing facility and the future development of a medical office building on a site zoned for Office Commercial (0). Significant impacts could occur if the Project were to introduce incompatible visual elements within a field of view containing a scenic vista, or if it would substantially block views of a scenic vista.
From the Project site, there are scenic views of the San Jacinto Mountains to the west, the Santa Rosa Mountains to the south, and the Little San Bernardino Mountains to the north and northeast.
These mountains are generally visible from the properties surrounding the Project site, particularly the middle and upper elevations of the mountains. Once constructed, the proposed Project would not introduce incompatible visual elements into a field of view containing a scenic vista. The proposed buildings could, however, partially block views of these scenic vistas.
According to the City's Community Design Element, Bob Hope Drive is a view corridor looking north and south, and Gerald Ford Drive is a view corridor looking west. Given the width of these roadways, and the 25 -foot setbacks to be provided along both street frontages, the Project will not impact either of these vistas.
The lands south of the Project site, across Gerald Ford Drive, are currently being developed. The Project could partially block views of the Little San Bernardino Mountains from this future development, but the intervening roadway and minimum 25 -foot setbacks will ensure that views are not fully obscured.
From the residential development to the west of the Project site, across Bob Hope Drive, scenic vistas are primarily to the north, west, and south. The proposed development would therefore have no impact on the scenic vistas from these houses.
From Via Marta and the existing offices north of the subject site, scenic vistas are to the south and west. The proposed development would partially obscure views of the Santa Rosa Mountains from the north, however the proposed setbacks and site coverage would ensure that the southern mountains would still be partially visible. The expansive vista of the San Jacinto Mountains visible from lands north of the Project site would remain unimpeded. Similarly, the existing residential properties immediately east of the Project site have views of the higher elevations of the San Jacinto Mountains to the west and views of the Santa Rosa Mountains to the south. The Project would not impact the southerly views, however the proposed buildings could partially obstruct the view to the west. Compliance with the City's development standards, including site coverage and setbacks, would ensure that any scenic vistas from the residential development east of the Project site would not be fully obstructed.
Overall, the building configuration and coverage proposed by the Project, as well as the presence of the unimpeded public view corridors along Bob Hope Drive and Gerald Ford Drive, will ensure that the Project has a less than significant impact on scenic vistas in the area.
City of Rancho Mirage 19
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b) NO IMPACT.
The Project site is currently vacant and does not contain any scenic resources such as trees, rock outcroppings, or historical buildings. None of the roadways surrounding the Project site are designated as a state scenic highway. No impact would occur. c) LESS THAN SIGNIFICANT IMPACT.
The proposed development would be generally consistent with the character and use of surrounding land uses, particularly lands on the north side of Via Marta and along the east side of the Bob Hope Drive corridor, which are occupied by medical and other office uses. The high - quality design and landscaping of the proposed development, as well as the Spanish -style architecture, will ensure that the Project does not adversely impact the visual character of the area.
The Project site is located in an urbanized area. The proposed development will conform to the designated zoning district and other regulations governing scenic quality. The subject site is zoned for Office Commercial (0) development, which allows for development of up to 15 -acre sites, with a maximum lot coverage of 35%, and a maximum building height of 20 feet or one story (whichever is less). Consistent with the development standards for the Office Commercial zone, the Project proposes the development of an approximately 5.75 -acre site with 20% lot coverage.
However, the proposed skilled nursing facility will have a building height of 22-24 feet, with a tower element of up to 32 feet and 10 inches at the highest point on the roof. The zoning standards allow for increases in height, requiring an additional two feet of setback for every foot over 20 feet.
In the case of the proposed Project, the setback on Bob Hope is 25 feet. The SNF building is set back from the former by over 50 feet, when the zoning requirements would require a 29 foot setback to accommodate the increased height. On the property's east side, the setback is 20 feet (rear setback), and the building is set back over 60 feet, when the zoning requirement would be 28 feet to accommodate the increased height. Therefore, the Project will comply with the City's zoning standards, and impacts will be less than significant.
The corner of Bob Hope Drive and Gerald Ford Drive is covered by a Special Corner (SC) overlay.
Consistent with the standards for the SC overlay, the Project will provide screening from public streets with 4 -foot walls and landscaping.
Overall, the Project will conform to applicable zoning and other regulations governing scenic quality. The Project provides the required additional setbacks required for heights over 20 feet, and meets all other development standards. This will ensure that impacts associated with visual character in urbanized areas are less than significant. d) LESS THAN SIGNIFICANT IMPACT.
The Project site is currently vacant and does not contain any existing sources of light or glare.
The subject site is located in an urbanized area in Rancho Mirage. Existing Tight sources in the vicinity of the Project include street lights at the intersection of Bob Hope Drive and Gerald Ford Drive, lights on residential properties to the east of the subject site as well as on the residential properties on the west side of Bob Hope Drive, parking lot lights in the medical offices north of the subject site, and lights from vehicular traffic.
The proposed development would generate new sources of light from interior and exterior building lighting, parking lot and landscape lighting, and lights from vehicles accessing the property.
Pursuant to Section 17.18.050 of the City's Municipal Code, all exterior lighting provided on -site will be energy -efficient and shielded or recessed so that no direct glare or reflections extend beyond the boundaries of the Project parcel. Exterior lighting shall also be directed downwards and away from neighboring properties and roadways, and shall comply with all other regulations City of Rancho Mirage 20
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AHC Skilled Nursing Facility
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provided in Section 17.18.050 of the Municipal Code. The Project includes lighting and electrical photometric plans, which will be subject to review by the City during application process.
Overall, lighting and glare resulting from the Project would be expected to be consistent with surrounding uses, and plan review by the City will ensure that any impacts related to light and glare are less than significant.
1.3 Mitigation Measures: None required.
City of Rancho Mirage 21
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2 - Agriculture and Forestry Resources
AGRICULTURE AND FORESTRY
RESOURCES — In determining whether
impacts to agricultural resources are
significant environmental effects, lead
agencies may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by
the California Dept. of Conservation as
an optional model to use in assessing
impacts on agriculture and farmland.
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
❑
❑
❑
��
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
❑
❑
❑
��
c) Conflict with existing zoning for, or
cause rezoning of forest land,
timberland, or timberland zoned
Timberland Production?
❑
❑
❑
��
d) Result in the loss of forest land or
conversion of forest land to non forest
use?
❑
❑
❑
��
e) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
❑
❑
❑
��
Sources: California Department of Conservation, California Important Farmland Finder https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed October 2023); City of Rancho Mirage General Plan 2017 Update.
2.1 Setting
According to the California Important Farmland Finder provided by the California Department of Conservation, there are no lands in Rancho Mirage designated as Prime Farmland, Farmland of Statewide Importance, Unique Farmland, Farmland of Local Importance, or any other farmland designations. Land in Rancho Mirage is designated as Urban and Built -Up Land or as Other Land.
The City also does not contain any forest land.
City of Rancho Mirage
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March 2024
The City's General Plan land use and zoning designations do not include any lands designated for agricultural or forestry purposes.
2.2 Discussion of Impacts:
a) NO IMPACT:
According to the Department of Conservation's California Important Farmland Finder, the Project site, as well as lands to the south of the subject site, are designated as Other Land. Lands to the east, west, and north of the Project site are designated as Urban and Built -Up Land. The proposed development would therefore not result in the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use. There would be no impact. b) NO IMPACT:
The City of Rancho Mirage does not have any lands zoned for agricultural use. The Project site is zoned for Commercial Office use, and is not under a Williamson Act contract. The proposed development would therefore not conflict with the existing zoning, nor would it conflict with a Williamson Act contract. There would be no impact.
c) NO IMPACT:
The City of Rancho Mirage does not have any lands zoned for forest land, timberland, or Timberland Production. As previously stated, the Project site is zoned for Commercial Office use.
The proposed development would therefore not conflict with existing zoning related to forest resources, and there would be no impact.
d) NO IMPACT:
There is no forest land in Rancho Mirage, and the Project site, which is currently vacant desert land, is occupied by sparse desert vegetation. The proposed development would not result in the loss of forest land or the conversion of forest land to non forest use. There would be no impact. e) NO IMPACT:
There is no farmland on the subject site or within Rancho Mirage. The proposed Project would not result in other changes to the environment which could result in the conservation of Farmland to non-agricultural use. There would be no impact.
2.3 Mitigation Measures: None required.
City of Rancho Mirage 23
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March 2024
3 - Air Quality
AIR QUALITY — Where available, the
salg liclable acance irrituaaty eSmanlahement oed by e
li r
air pollution control district may be
relied upon to make the following
determinations. Would the project:
Potentially
Significant
Impact
Sess Than
ignif cant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
b) Result in a cumulatively
considerable net increase of any
criteria pollutant for which the project
region is non -attainment under an
applicable federal or state ambient air
quality standard?
1 1
_
❑
��
c) Expose sensitive receptors to
substantial pollutant concentrations?
❑
❑
❑
��
d) Result in other emissions (such as
those leading to odors) adversely
affecting a substantial number of
people?
❑
n
❑
��
Sources: CaIEEMod Version 2022.1.1.21; SCAG 2020-2045 RTP/SCS Demographics and Growth Forecast Technical Report (September 2020); SCAQMD 2022 AQMP (December 2022); SCAQMD Final Localized Significance Threshold Methodology (July 2008).
3.1 Setting
Rancho Mirage is located in the Riverside County portion of the Salton Sea Air Basin (SSAB), also known as Coachella Valley Planning Area. The SSAB is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), one of 35 air quality regulatory agencies in California. All development projects in the Coachella Valley Planning Area are subject to the 2022 SCAQMD Air Quality Management Plan (AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (CV PM,o SIP).
Criteria air pollutants are contaminants regulated by the National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS). Ambient air quality in the Project area, Source Receptor Area (SRA) 30, is measured at monitoring stations in Palm Springs, Indio, and Mecca. The Coachella Valley Planning Area is designated as being in attainment for carbon monoxide (CO), fine particulate matter (PM2.5), nitrogen dioxide (NO2), lead (Pb), sulfur dioxide (SO2), and hydrogen sulfide (H2S). Ambient air quality in the Coachella Valley exceeds state and federal air quality standards for fugitive dust (PM,o) and ozone (03).
In accordance with Clean Air Act, areas that do not attain the NAAQS and CAAQS are required to develop and implement plans to attain healthy air quality within a reasonable timeframe. The City of Rancho Mirage 24
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SCAQMD's Final 2022 Air Quality Management Plan (AQMP) focuses on implementing provisions to bring the Coachella Valley Planning Area in compliance with the federal 8 -hour ozone standard by August 3, 2033. The District also has an adopted Final 2003 Coachella Valley PM10 State Implementation Plan.
The proposed Project is expected to result in criteria air pollutant emissions during its construction and operations, as projected using the California Emissions Estimate Model (CaIEEMod Version 2022.1.1.21).
a) NO IMPACT:
The Project site is located within the jurisdiction of the SCAQMD and is therefore subject to the 2022 South Coast Air Quality Management Plan (2022 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The 2022 AQMP is a comprehensive plan establishing guidelines and strategies for reducing air pollutants in order to meet national air quality standards. As a U.S EPA designated "extreme" nonattainment area, the 2022 AQMP focuses on plans for the South Coast air basin and Coachella Valley Planning Area to attain the 2015 8 -hour ozone standard of 70 parts per billion.
SCAQMD works with the Southern California Association of Governments (SCAG) as well as local governments, such as the City of Rancho Mirage. According to the Rancho Mirage General Plan 2017 Update, the Project site is zoned and designated for Office Commercial (0), which is intended for various professional office uses, including medical, and also permits convalescent hospitals. The proposed 42,526 square foot skilled nursing facility and future medical office building of up to 10,000 square feet will be consistent with the permitted uses and 35% maximum lot coverage permitted in the Office Commercial designation.
SCAG adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS) in compliance with requirements of the Sustainable Communities and Climate Protection Act. The Demographics and Growth Forecast component of the RTP/SCS forms the basis of the land use and transportation controls of the AQMP. The RTP/SCS projects that the population of Rancho Mirage will grow from 18,200 residents in 2016 to 25,200 residents by 2045. The proposed Project is consistent with the land use designation provided in the City's General Plan, which is accounted for in the RTP/SCS growth forecasts. Given that the Project conforms with the General Plan land use designation as well as the growth projections provided RTP/SCS, it can be assumed that it does not conflict with the AQMP.
The proposed development would be required to comply with all applicable regulations provided in the 2022 AQMP, the 2003 CV PM10 SIP, and all applicable rules in the SCAQMD Rule Book.
Therefore, given that the proposed development aligns with the land uses accounted for in local and regional land use plans, and will comply will all applicable regulations, the Project would not conflict with the implementation of applicable air quality plans, and no impacts would occur. b) LESS THAN SIGNIFICANT IMPACT:
A Project is considered to have significant air quality impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project is in non -attainment under the federal and state ambient air quality standards. Given that the Salton Sea Air Basin is currently a non -attainment area for ozone and PM10, impacts would be cumulatively considerable and significant if the Project's construction or operational emissions exceed the SCAQMD threshold for PM10 or for carbon monoxide (CO), nitrous oxides (NOx), or volatile organic compounds/reactive organic gases (VOC/ROG), which are ozone precursors.
City of Rancho Mirage 25
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March 2024
The Project is expected to result in emissions of criteria air pollutants during both its construction and operational phases. Tables 1 and 2, below, provide the unmitigated emissions projected using CaIEEMod Version 2022.1.1.21.
Construction Emissions
The Project is expected to be developed in two phases, with the proposed 42,526 square foot skilled nursing facility being developed first, and a potential medical office building of up to 10,000 square feet proposed for future development. However, for the purpose of analysis, the Project is analyzed based on a 1.5 -year construction period, beginning in 2024. Should the Project begin construction at a later date, it will not affect the findings contained herein — the impacts will remain less than significant. The construction period includes site preparation, grading, paving, building construction and the application of architectural coatings.
Grading of the Project site is expected to result in 32,970 cubic yards (CY) of cut and 33,140 CY of fill, with a net 170 CY of material imports. It is assumed that standard dust control requirements will be applied during the grading phase and other applicable construction phases. Table 1 shows the maximum daily emissions that are projected to occur on a short-term basis during construction of the proposed Project.
Table 1
Maximum Daily Construction -Related Emission Summary
(pounds per day)
Construction Emissions
CO
NO.
ROG
SOX
PM10
PM2.s
Daily Maximum
34.7 36.1
6.85 0.05
9.49 5.47
SCAQMD Thresholds
550
100
75 150
150
55 Exceeds?
No
No
No
No
No
No
Source: CalEEMod Version 2022 1.1.21
As shown in the above table, construction of the Project is not projected to exceed the SCAQMD threshold for maximum daily emissions for any criteria pollutant. Construction impacts will be less than significant.
Operational Emissions
Operation emissions are long-term emissions resulting over the life of a project. The Project's operational emissions include area source emissions, mobile source emissions, emissions from energy demand, and emissions associated with the operation of an emergency generator.
The Project's mobile emissions were calculated based on trip rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual 11th edition. Specifically, the trip rate for ITE land use code 620 (Nursing Home) was used for the proposed 46 -bed skilled nursing facility, and the trip rate for ITE land use code 720 (Medical -Dental Office Building) was used for the proposed 10,000 square foot medical office building.
Table 2 shows the maximum daily emissions projected to occur from operation of the proposed Project.
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March 2024
Table 2
Maximum Daily Operational Emission Summary
(pounds per day)
Operational Emissions
CO
NOx
ROG
SOx
PM10
PM2.5
Daily Maximum
43.3 9.33
5.69 0.10
7.96 2.30
SCAQMD Thresholds
550
55 55
150
150
55 Exceeds?
No
No
No
No
No
No
Source: CalEEMod Version 2022 1.1.21
As shown in the above table, the Project is not expected to exceed the SCAQMD threshold for maximum daily operational emissions of any criteria pollutants.
As previously stated, the Project could result significant impacts if it were to result in a cumulatively considerable net increase of any criteria pollutant for which the SSAB is non -attainment under an applicable federal or state ambient air quality standard. SCAQMD states that if an individual development generates less than significant construction or operational emissions, then the project would not generate a cumulatively considerable increase in emissions for those pollutants for which the basin is in nonattainment. As shown in Tables 1 and 2 above, the Project's construction and operational emissions of PM10, CO, NOx, and ROG are projected to below the SCAQMD thresholds. Therefore, it can be concluded that the Project would result in incremental, but not cumulatively considerable impacts on regional PM10 and ozone levels, and that impacts would be less than significant.
c) LESS THAN SIGNIFICANT IMPACT:
Sensitive receptors include residential uses, schools, playgrounds, childcare centers, retirement home, hospitals, and other land uses likely to be occupied by individual who are sensitive to pollutants. The nearest sensitive receptors to the Project are single-family residences located immediately to the east of the subject site.
The SCAQMD Localized Significance Thresholds (LSTs) can be used to determine if a project would generate significant adverse localized air quality impacts. Using the SCAQMD Mass Rate Look -Up table for LSTs, the thresholds for 5 -acre properties at a distance of 25 meters from the nearest receptors were used.
Operation of the proposed Project will not involve any substantial stationary sources, such as industrial or heavy agricultural uses, that might result in substantial pollutant concentrations.
Therefore, the Project's operational emissions were not analyzed using LSTs. Table 3 compares the Project's construction emissions with the LSTs to determine if substantial pollutant concentrations would occur.
Table 3
Localized Significance Thresholds (pounds per day)
25 Meters, 5 Acres
CO
NOx
PMKo
PM2.5
Construction Emissions
34.7 36.1
9.49 5.47
LST Threshold
2,292
304
14 8
Exceeds?
No
No
No
No
Source: CalEEMod Version 2022.1.1.21
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March 2024
As shown in the above table, construction of the proposed Project would not exceed the SCAQMD localized significance thresholds for any of the applicable criteria pollutants, and impacts would be less than significant.
Health Impacts
Construction and operation of the proposed Project will result in criteria pollutant emissions that are below the SCAQMD significance threshold, as shown in Table 1 and 2. Neither operational emissions nor construction emissions would violate any air quality standard or contribute substantially to an existing air quality violation.
It is not currently scientifically feasible to calculate the degree to which exposure to various levels of criteria pollutant emissions would impact an individual's health. Factors that make this type of Project -level quantification unfeasible include:
• Due to varying medical histories, not all individuals are equally affected by pollutant emissions.
• Due to the dispersing nature of pollutants, it is difficult to precisely predict which individuals would be impacted, directly or indirectly.
• There are currently no approved methodologies upon which to base assumptions, such as ratios for emissions levels to health risks.
Given these limitations, the extent to which the Project poses a health risk is uncertain but unavoidable. However, the application of the SCAQMD localized significance thresholds indicates that construction of the proposed Project would have less than significant impacts to sensitive receptors. Likewise, the Project's operational emissions will not exceed the SCAQMD daily maximum thresholds. Furthermore, the Project will be required to comply with all applicable rules from the SCAQMD Rule Book, including Rule 403.1 and Rule 1113, to ensure that pollutant emissions and potential corresponding health risks are minimized to the greatest extent practicable.
Overall, it is anticipated that the Project's potential impacts to sensitive receptors will be less than significant.
d) LESS THAN SIGNFICANT IMPACT:
The emissions of objectional odors are typically associated with land uses such as industrial developments, heavy agriculture, sewage treatment, and landfills. The Project proposes a skilled nursing facility and future medical office building, neither of which would be expected to generate nuisance odors. Compliance with SCAQMD Rule 402 (Nuisance) would ensure that long-term odor emissions during Project operations are minimized. While construction of the proposed Project could result in the generation of odors, such as during paving, these emissions would be short term and would disperse quickly with distance from the subject site. Overall, impacts from objectionable odors will be less than significant.
3.3 Mitigation Measures: None required.
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4 - Biological Resources
BIOLOGICAL RESOURCES — Would
the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and
Wildlife or U.S. Fish and Wildlife
Service?
i4
❑
❑
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, and regulations
or by the California Department of Fish
and Wildlife or US Fish and Wildlife
Service?
I I
c) Have a substantial adverse effect on
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
I I
I I—
��
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
—
❑
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
❑
��
Sources: City of Rancho Mirage General Plan 2017 Update; Biological Resources Assessment & CVMSHCP Consistency Analysis Report prepared by WSP USA Environment & Infrastructure, Inc. (October 2023) (Appendix B).
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4.1 Setting
The Project site is located on the floor of the Coachella Valley, an area subject to extreme aridity and mild winters. The site is in the City of Rancho Mirage, a signatory to the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), which covers the conservation of 27 native plant and animal species, and 24 natural vegetation communities in the Valley. The Project site is not located within any CVMSHCP conservation areas. The nearest conservation areas are the Thousand Palms Conservation Area, approximately 2.5 miles northeast of the subject site, and the Santa Rosa and San Jacinto Mountains Conservation area, located approximately 2.5 miles to the southwest.
A Biological Resources Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Report was prepared for the Project by WSP USA Environment & Infrastructure, Inc. (October 2023), provided in Appendix B. The biological resources assessment included a field assessment conducted in July 2023.
According to the field assessment, the approximately 5.5 -acre Project site is currently undeveloped, with evidence of disturbance such as minor offroad vehicular activity, minor dumping, and roadside litter. The site is occupied by sparse native and non-native vegetation.
Soils are sandy but mostly stabilized, likely due to surrounding development. No active sand dunes appear to remain on the site.
The field assessment observed no streams, washes, bodies of water, active drafts, rock outcrops, rocky areas, clay lenses on the site, nor were natural wetlands, riparian habitat, or other special status vegetation communities observed. Nine species of vertebrate wildlife were observed or detected on site, all of which are common to the region, and included two reptile species and seven bird species.
4.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION:
The Biological Resources Assessment prepared for the Project identified 58 special status biological resources known to occur within a five -mile radius of the subject site, of which 38 are considered absent from the subject site. These resources were determined to be absent from the site due to factors such as a lack of suitable habitat, being outside of the elevational parameters, or a lack of detection. Eight of the species potentially occurring on the Project site are fully covered and conserved by the CVMSHCP: Coachella Valley milk -vetch, Coachella giant sand treader cricket, Coachella Valley Jerusalem cricket, flat -tailed horned lizard, Coachella Valley fringe -toed lizard, burrowing owl, Palm Springs pocket mouse, and Coachella Valley round -tailed ground squirrel. With the exception of burrowing owl, potential impacts to these species would be mitigated by participation in the CVMSHCP, including through payment of the Development Mitigation Fee. Additional considerations for burrowing owl will be addressed below.
Plants: Ten special status plant species not covered by CVMSHCP have the potential to occur on the Project site: Chaparral sand -verbena, Borrego milk -vetch, pointed dodder, glandular ditaxis, California ditaxis, Abram's spurge, Arizona spurge, flat -seeded spurge, rubbed cryptantha, and slender cottonheads. None of these species were detected on -site during the field assessment, however the assessment was conducted outside of the blooming period. While there a low potential for individuals of these species to occur on the site, there is an extremely low potential for a significant population of any of the plants to occur on site. For this reason, the Biological Resources Assessment determined that potential impacts (if any) to a few individuals of any of City of Rancho Mirage 30
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the ten plant species (if present) would be unlikely to cause the greater population of the species to drop to less than self-sustaining levels, and therefore impacts would be less than significant and focused plant surveys would not be needed.
Invertebrates: Crotch's bumble bee, which is a candidate species for state listing by the CDFW, is considered to have a very low potential to occur on the Project site. It is unlikely that the bumble bee would establish a hive on -site given the small and isolated nature of the subject site, and the lack of available nectar sources. If present, impacts to Crotch's bumble bee would require a CDFW incidental take permit, and potential impacts would be considered significant. To avoid potential impacts, protocol surveys must be conducted if vegetation removal and soil disturbance are to occur during the known flight season (March to July), as provided in BIO-1.
Reptiles: Desert tortoise is associated with Sonoran creosote bush scrub vegetation, which occur on the Project site. However, no tortoises or their sign, were observed on -site during the field assessment, and the small size and isolation of the site, as well as the stabilization of the on -site soils, suggests that the desert tortoise is very likely absent from the site. Focused surveys are therefore not warranted, and no impacts to desert tortoise are anticipated.
Birds: Despite the burrowing owl's coverage under the CVMSHCP, the federal take permit for the CVMSHCP does not allow take of this species under the Migratory Bird Treaty Act (MBTA), and as a result, any impact or disturbance to the owl would be considered significant under CEQA.
Burrowing owl is unlikely to occur on the subject site due to the small size and isolation of the property, and no owls, sign of owls, or burrows of sufficient size were observed on the Project site during the field assessment. However, because potentially suitable habitat remains present on the subject site, a take avoidance survey must be conducted prior to construction as stated in BIO-2 to confirm that no burrowing owls occur on the site and thereby lower impacts to less than significant levels.
The MBTA covers almost all native migratory and resident bird species, including mourning dove, killdeer, and lesser nighthawk. Avoidance of impacts to nesting birds covered by the Act is a requirement of the federal permit for the CVMSHCP. As stated in BIO-3, if initial project -related disturbance cannot be conducted outside of the February 1 to August 31 nesting season, then a pre -construction nesting bird clearance survey must be conducted to prevent potential impacts.
Mammals: The pallid San Diego pocket mouse is listed as a Species of Special Concern by the CDFW. The species has a very low potential of occurring on the subject site given its small size and isolation, and the lack of suitable rocky habitat. If this species does occur on the Project site, the proposed development would be unlikely to result in a substantial reduction in the pocket mouse's suitable habitat, a drop in self-sustaining population levels, a significant change in its population levels, or a significant reduction in its geographic range. For these reasons, potential impacts to the pallid San Diego pocket mouse are considered to be less than significant, and no focused survey is required.
Summary: Overall, participation in the CVMSHCP and implementation of mitigation measures BIO-1 through BIO-3 will ensure that the Project has less than significant impacts on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.
b) NO IMPACT:
No natural wetlands, riparian, or other special -status vegetation communities were observed on the Project site during the field survey for the Biological Resources Assessment. The proposed City of Rancho Mirage 31
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development would therefore not have any adverse effects on riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service. No impacts would occur. c) NO IMPACT:
The field assessment for the Biological Resources Assessment prepared for the Project did not observe any creeks, rivers, drainages, ponds, lakes, pools, or other areas that would appear to hold water. Given that no federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) occur on -site, the proposed development would have no impact on such wetlands, including through direct removal, filling, hydrological interruption, or other means.
d) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION:
There are no creeks, rivers, drainages, or other water bodies on the Project site, and therefore the proposed development would have no impact on the movement of native resident or migratory fish species.
The Project site is surrounded by existing residential development to the east, by Bob Hope Drive followed by existing residential development to the west, Via Marta followed by existing commercial development to the north, and Gerald Ford Drive followed by land undergoing development to the south. There are also no CVMSHCP-designated wildlife corridors or biological linkages mapped on the Project site. Given that the property is surrounded by developed and developing land, and is not a designated corridor, the proposed development is not expected to interfere substantially with the movement of native resident or migratory wildlife species or with established native resident or migratory wildlife corridors.
The site could, however, be used by native resident and/or migratory birds, including as a nursery site. While there is an absence of nesting habitat on -site for many bird species, habitat for ground nesting species is available. As previously described under impact a), coverage under the Migratory Bird Treaty Act (MBTA) will protect nesting migratory and resident birds from potential impacts. Mitigation provided in BIO-3 requires that Project -related disturbance, including grading, vegetation removal, operation of heavy equipment, and construction, must be avoided during the February 1 to August 31 nesting season, or a nesting bird clearance survey must be conducted immediately prior to any scheduled disturbance.
Implementation of BIO-3 as required by the MBTA will ensure that the proposed Project will have less than significant impacts regarding the movement of any native resident or migratory fish or wildlife species, established native resident or migratory wildlife corridors, or native wildlife nursery sites.
e,f) NO IMPACT:
Rancho Mirage is a signatory to the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The Project site is within the CVMSHCP planning area, and thus is required to pay the land development/mitigation fee, which is intended to support the assembly of preserve land for covered species and natural vegetation communities within areas with high conservation value. Payment of the fee is a standard requirement for development projects as stated Program COS 3.1D in the City's General Plan, and will mitigate potential impacts to covered species.
Implementation of BIO-1 through BIO-3 will ensure that impacts to any other protected species are less than significant. The Project site is not located within or adjacent to a CVMSHCP Conservation Area, therefore additional mitigation measures are not required.
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Overall, the Project will not conflict with any policies or ordinances that protect biological species, nor will it conflict with the provisions of the CVMSHCP. There would be no impacts.
4.3 Mitigation Measures:
BIO-1 Crotch's bumble bee: If vegetation removal and soil disturbance associated with construction activities will occur during the known flight season for Crotch's bumble bee (March to July), then a protocol survey must be conducted. If these activities will occur outside of the bee's flight season, then the species can be avoided, and no mitigation or monitoring is necessary.
BIO-2 Burrowing owl: A pre -construction take avoidance survey shall be conducted to confirm that no burrowing owl occur on the Project site. The pre -construction survey must follow CDFG's Staff Report for Burrowing Owls (2012), and must be conducted by a qualified biologist. Unless avoidable, all burrowing owls present must be relocated prior to any on -site ground disturbing activities. Relocation will require prior permission from CDFW, at a minimum.
BIO-3 Nesting birds: If Project -related disturbance (i.e., grading, vegetation removal, operation of heavy equipment, construction, etc.) cannot be avoided during the nesting season (February 1 to August 31), then a nesting bird clearance survey must be conducted by a qualified ornithologist or biologist immediately prior to scheduled on -site disturbance. If nesting birds are found, no -work buffer zones of about 100 to 300 feet for unlisted songbirds and 500 feet for listed songbirds and raptors must be established and monitored until young have fledged.
Mitigation Monitoring:
BIO-A Prior to the issuance of any permit to allow ground disturbance on the site, the Project proponent shall provide the City with pre -construction surveys (when required) for Crotch's bumble bee, burrowing owl, and nesting birds covered by the MBTA.
Responsible Parties: Project proponent, Project biologist, Planning Department.
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5 - Cultural Resources
CULTURAL RESOURCES — Would
the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Cause a substantial adverse
change in the significance of a
historical resource as defined in
§15064.5?
❑
❑
❑
��
b) Cause a substantial adverse
change in the significance of an
archaeological resource pursuant to
§15064.5?
❑
❑
❑
��
c) Disturb any human remains,
including those interred outside of
formal cemeteries?
❑
—
❑
-�
Sources: Historical/Archaeological Resources Survey Report for AHC Skilled Nursing Facility Project prepared by CRM TECH (October 2023); City of Rancho Mirage General Plan 2017 Update.
5.1 Setting
The Project site is located in the Coachella Valley, an area which has historically been a center of Native American settlement. The earliest known cultural development in the broader area dates back to the Paleoindian period (ca. 8,000 to 10,000-12,000 years ago), when small groups of hunters and gatherers lived in the region. When present, Holocene Lake Cahuilla attract significant settlement along its shores. Archaeological sites, dating back to roughly 1600 and 1700 AD, during the last high stand of Lake Cahuilla, have been identified along the lake's former shoreline.
Beginning in the mid -19th century, U.S. surveyors recorded many settlements in the Coachella Valley occupied by the Cahuilla people. The Cahuilla, a Takic-speaking people, are generally categorized by anthropologists into three groups: the Pass Cahuilla of the San Gorgonio Pass - Palm Springs area, the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains and the Cahuilla Valley, and the Desert Cahuilla of the eastern Coachella Valley. Today, Native Americans of Pass or Desert Cahuilla heritage are generally affiliated with one or more reservations in and around the Coachella Valley, including the Agua Caliente, Morongo, Cabazon, Torres Martinez, and Augustine.
Non -Native American settlement in the Coachella Valley began in the 1870s following the establishment of the Southern Pacific Railroad. The first notable settlement activities in Rancho Mirage began in the 1910s to 1920s with the establishment of multiple date ranches. Rapid growth in Rancho Mirage started after World War 11, lead most notably by country clubs. There are no properties in the City listed as historic resources in the California Register of Historical Resources, however numerous local architectural and historic resources are eligible for listing in the National Register of Historic Places.
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The following discussion is based on the Historical and Archaeological Resources Survey Report prepared for the Project by CRM TECH (October 2023). This survey included a historical/archaeological records search, consultation with the State of California Native American Heritage Commission (NAHC), consultation with the local Agua Caliente Band of Cahuilla Indians (ACBCI), historical background research, and a field survey. The results of these research methods are described below.
5.2 Discussion of Impacts:
a, b) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION:
Records Search: According to the records search conducted at the Eastern Information Center (EIC) of the California Historical Resources Information System, the Project site has not been previously surveyed for cultural resources, and no cultural resources have been recorded on or adjacent to the subject site. Twenty-two previous studies have been conducted within a one -mile scope of the Project site, including findings of one historic -period site and two isolates. However, these resources were all found more than a half -mile from the subject site, and thus would not be impacted by the proposed Project, and do not warrant further consideration.
Native American Participation: CRM TECH submitted a written request to the NAHC in June 2023 for a records search of the Sacred Lands File. The Sacred Lands File identified no Native American cultural resources in the Project vicinity. CRM TECH also contacted the nearby ACBCI for information on potential resources in the Project vicinity and to arrange for the Tribe's participation in the field survey. A representative of the ACBCI Tribal Historic Preservation Office identified the Project site as part of the tribe's Traditional Use Area, and request copies of all cultural resources documentation generated by this Project for review by the Office.
Historical Background Research: Historical background research included review of published literature, historical land survey and topographical maps, and aerial/satellite photographs. These sources reveal that Rio del Sol Road, the forerunner of present-day Bob Hope Drive, as well as the unpaved predecessor of Via Marta were both laid out by the 1950s. A few scattered buildings lined the unpaved Via Marta at this time, including a small building of unknown nature located on the northern edge of the Project site. This building was no longer extant by the 1970s._While buildout of Gerald Ford Drive from 1979 to 1996 resulted in accelerated urban growth in the surrounding area, including the development of the residential neighborhoods to the east and west of the Project site, as well as the commercial property to the north, the subject site has remained undeveloped.
Field Survey: The field survey was conducted in August 2023 by a CRM TECH archaeologist with the assistance of an ACBCI archaeological technician. The survey of the Project site found no potential historical resources, no buildings, structures, objects, sites, features, or artifacts more than 50 years old, and no remains of the building known to have existed on -site in the 1950s. The only refuse found on -site was modern in origin, and none of it demonstrates any historical or archaeological value.
Conclusion: No historical or archaeological resources, as defined by CEQA, were encountered on the subject site during the historical/archaeological resources survey conducted for the Project by CRM TECH. However, there is a potential for buried resources to be uncovered during the Project construction process. To ensure that no impacts occur to unanticipated buried cultural materials, mitigation measure CUL-1 requires that, should any such resources be encountered, work in the area shall be halted until a qualified archaeologist and evaluate the find. This will ensure that any potential impacts to historical or archaeological resources are less than significant.
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c) NO IMPACT:
No cemeteries or human remains are known to occur on the Project site, and it is unlikely that any such remains would be uncovered during the proposed development. However, California law requires that, should human remains be uncovered during earth -moving activities, all activity must stop, the coroner must be notified, and they must evaluate the nature of the remains and whether Native American consultation would be required. Compliance with this requirement of law will ensure that the proposed Project does not disturb any human remains, including those interred outside of formal cemeteries. There will be no impacts.
5.3 Mitigation Measures:
CUL-1
An approved ACBCI Native American Cultural Resource Monitor shall be on -site during pre -construction phases of the Project including all earth moving activities such as grubbing, grading, trenching, and excavation. If unanticipated cultural materials are discovered during earth -moving operations associated with the project, all work in the area shall be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds.
Mitigation Monitoring:
CUL-A
If resources are uncovered during construction, a report of findings shall be submitted to the City, as well as the Agua Caliente Band of Cahuilla Indians and the Augustine Band of Cahuilla Indians. The report shall include an itemized inventory of the identified cultural materials, and upon completion of the field and laboratory work, an analysis of any recovered artifacts. It shall be submitted to the City and Tribes within 30 days of completion of grading activities.
Responsible Parties: Project applicant, Project archaeologist, Planning Department, City Engineer.
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6 - Energy
ENERGY — Would the project:
Potentially Less
Significant
Impact
Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary
consumption of energy resources,
during project construction or
operation?
❑
❑
R
��
b) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
❑
❑
❑
,�
Sources: California Energy Commissions, 2021 Total System Electric Generation, https://www.energy.ca.gov/data-reports/energy-almanac/california-electricity-data/2021-total-system- electric-generation (accessed October 2023); California Code of Regulations, Title 24, Part 6 (accessed October 2023).
6.1 Setting
Primary sources of energy include fossil fuels (i.e., natural gas, oil, coal), nuclear energy, and renewable sources of energy such as wind, solar, geothermal, and hydro. These primary sources can be converted to electricity, a secondary source of energy. According to the California Energy Commission 2021 Total System Electric Generation, natural gas provided approximately 37.9% of the state's total electric power mix in 2021.
The City of Rancho Mirage adopted an Energy Action Plan in 2013, which provides an inventory for the City's 2010 energy usage, and establishes energy action steps that aimed to achieve 10% reductions in municipal and community -wide energy usage by 2015.
The Renewables Portfolio Standard, established by the California Energy Commission in 2002, applies increasingly stringent renewable energy procurement requirements for energy providers.
In accordance with Senate Bill 100, by 2030, 60% of the state's electricity must be generated by renewable resources. Electricity will be provided to the Project site by Imperial Irrigation District.
The City also offers residents the option of opting into the Rancho Mirage Energy Authority.
Natural gas will be provided to the Project site by Southern California Gas (SoCalGas).
6.2 Discussion of Impacts:
a,b) LESS THAN SIGNIFICANT IMPACT:
The proposed Project would use energy resources during both construction and operations.
Construction -related energy demand would be temporary, and would primarily be for the operation of construction equipment, the manufacturing of construction materials, and worker commutes. Construction equipment and worker vehicle trips would primarily use petroleum and diesel fuels. Electricity would not be the primarily energy source used during construction, however limited amounts of electricity may be used for work site lighting, to power work site City of Rancho Mirage 37
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offices, and to charge electrical tools. Both the use of petroleum and diesel, as well as the use of electricity, during construction of the Project would be temporary and minimal, and would not be wasteful or inefficient.
During operations, the Project's long term energy demand will primarily be generated by Project lighting, heating/ventilation/air condition (HVAC) systems, as well as for the operation of facility, landscape irrigation, water conveyance, and solid waste disposal. The proposed skilled nursing facility will also have an emergency generator, which will be diesel -fueled. Overall, the proposed skilled nursing facility and future medical office building will have energy demands typical of other medical uses in Rancho Mirage and the region. Both proposed buildings will be required to be constructed in accordance with the most recent California Building Code (California Code of Regulations, Title 24, Part 2), Energy Code (Title 24, Part 6), and Green Building Code (Title 24, Part 11) that are in effect at the time of development. This includes compliance with the photovoltaic requirements established in the 2022 Energy Code, as applicable. Conformity with the Title 24 regulations will ensure that the most efficient building technologies are used, thereby ensuring efficient building operations and energy consumption, and minimizing potential wasteful or unnecessary use of energy resources.
The Project will also generate demand for energy from vehicle trips associated with operation of the site. The proposed skilled nursing facility and future medical office building are estimated to generate a combined 3,204,498 vehicle miles traveled (VMT) per year, based on CaIEEMod projections using trip rates for ITE land use codes 620 (Nursing Home) and 720 (Medical -Dental Office) from the 11th edition Trip Generation Manual. As discussed in greater detail in Section 17, Transportation, the City of Rancho Mirage's VMT policy, adopted via Resolution 2021-06, provides screening criteria for projects that are assumed to have less than significant impacts resulting from VMTs. According to these screening criteria, the proposed Project is covered by the Small Projects category, and would have less than significant impacts from its VMT generation. Vehicle fuel efficiency standards set forth by the Environmental Protection Agency and California Air Resources Board would further ensure that energy use resulting from vehicle trips is not wasteful or inefficient.
Furthermore, the energy providers serving the Project must comply with increasingly stringent renewable energy requirements, such as the Renewables Portfolio Standard which requires that 60% of electricity in California is procured from renewable sources by 2030. As a result, the Project's electricity demand will be sourced from an increasing share of renewable sources, thereby minimizing environmental impacts associated with natural gas and other non-renewable sources.
The Project will adhere to the applicable state standards enforced by IID and SoCalGas as well as the solar and energy requirements provided in the Building Code, Green Building Code, and Energy Code. Compliance with these requirements will ensure that that proposed development does not interfere with the energy conservation goals established in the City's Sustainability Plan.
Impacts related to energy will therefore be less than significant.
6.3 Mitigation Measures: None required.
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7 - Geology and Soils
GEOLOGY AND SOILS — Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Directly or indirectly cause potential
substantial adverse effects, including
the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake
fault, as delineated on the most recent
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
._,
❑
.1
ii) Strong seismic ground shaking?
_
❑
❑
�1
iii) Seismic -related ground failure,
including liquefaction?
1 1
❑
❑
11 iv) Landslides?
1 1
❑
❑
�1
b) Result in substantial soil erosion or
the loss of topsoil?
❑
❑
❑
.1
c) Be located on a geologic unit or soil
that is unstable, or that would become
unstable as a result of the project, and
potentially result in on- or off -site
landslide, lateral spreading,
subsidence, liquefaction or collapse?
❑
❑
❑
�1
d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property?
❑
�1
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal
systems where sewers are not
available for the disposal of
wastewater?
❑
1 1
❑
.1
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f) Directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature?
❑
��
Sources: Geotechnical Report prepared by Sladden Engineering (August 2023); California Earthquake Hazards Zone Application (EQ Zapp), https://maps.conservation.ca.gov/cgs/EQZApp/app/ (accessed October 2023).
7.1 Setting
The subject site is located within the Colorado Desert Physiographic Province. This area is also known as the Salton Trough, a northwest -southeast trending depression extending from the Guld of California northwest to the Banning Pass. Several faults, including the San Andreas Fault system, occur in the region. Other faults occurring in the region include the Burnt Mountain Fault, the Eureka Peak Fault, the San Jacinto Fault zone, and the Pinto Mountain Fault.
The Coachella Valley, in which the Project site is located, is bound by mountains. The San Jacinto and Santa Rosa Mountains bound the Valley to the southwest, the San Bernardino Mountains occur in the north, and the Little San Bernardino, Chocolate, and Orocopia Mountains bound the Valley to the east.
The on -site terrain is comprised of the undulating surface consistent with the sand deposits located throughout much of the Coachella Valley. The site is at an elevation of approximately 300 feet above mean sea level, and is underlain by undifferentiated Quaternary -age dune sand (Qs).
A Geotechnical Report was prepared for the Project by Sladden Engineering (August 2023).
Exploratory borings conducted during the geotechnical investigation to a maximum explored depth of 51 feet found native aeolian sand and no groundwater. According to the California Department of Water Resources database, groundwater in this area is at least 150 feet below ground surface.
7.2 Discussion of Impacts:
a)
i) No Impact. Fault rupture occurs when movement in a deep fault in the earth breaks through to the surface. According to the California Earthquake Hazards Zone Application (EQ Zapp) and the Geotechnical Report prepared for the Project, the subject site is not located within either a State or County designated fault zone. The nearest Alquist-Priolo fault zone to the Project site is the San Andreas Fault Zone, located approximately 4.1 miles from the property.
The proposed Project is therefore at a low risk of loss, injury, or death due to surface ground rupture associated with a known fault zone, and no impacts are expected to occur. ii) Less Than Significant Impact. The Coachella Valley is a seismically active region, with active and potentially active local and regional faults capable of producing severe ground shaking. According to the Geotechnical Report prepared for the Project, the site is located in an area at risk of moderate to severe seismic shaking, and has been subject to ground shaking in the past.
The modified peak ground acceleration is estimate to be 0.859 g on -site. The proposed skilled nursing facility and future medical office building will be required to conform to the most recent California Building Code (CBC), which provides collapse -resistant design standards. These standards are intended to minimize potential damage to buildings, reducing potential impacts to life and property in the event of severe groundshaking. Compliance with City of Rancho Mirage 40
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the requirements of the CBC will ensure that the Project has a low risk of loss, injury, or death due to seismic ground shaking, and impacts will be less than significant. iii) Less Than Significant Impact With Mitigation. Liquefaction occurs when earthquake - induced ground shaking causes movement of soil particles to result in a liquified soil/water mix being formed and pushed to the surface. Soils are subject to a liquefaction hazard when three conditions occur: the soils are loose and therefore susceptible, the groundwater is at a depth of less than 50 feet, and strong seismic shaking occurs. Given that the historic groundwater depth in the area is more than 150 feet below the ground surface, the Geotechnical Report assessed the liquefaction risk on -site as "negligible".
Loose granular sands can be prone to settlement during seismic shaking, which can damage structures and infrastructure. Given the sandy soils on -site and risk of strong seismic shaking, the Project site is subject to a significant seismic settlement hazard. The Geotechnical Report calculated the potential seismic settlement that could occur based on the Project's foundation loads, and found a potential impact associated with settlement. To mitigate potential impacts from settlement, remedial grading under proposed buildings as provided in Mitigation Measure GEO-1 is recommended. Adherence to the recommendations provided in the Geotechnical Report will ensure that the Project does not create a substantial risk of loss, injury, or death due to seismic settlement, and impacts would be reduced to less than significant levels.
iv) No Impact, The Project area has relatively flat topography. The subject site is located on the floor of the Coachella Valley, and is not adjacent to any slopes or hillsides. The risk of loss, injury, or death due slope instability, including landslides, is negligible, and no impacts are expected to occur.
b) LESS THAN SIGNIFICANT IMPACT:
Most of Rancho Mirage, including the Project site, is highly susceptible to wind erosion. This is due to the strong winds and extreme aridity that characterize the area. The City's General Plan Safety Element classifies the area surrounding the subject site as being subject to a very severe wind erosion hazard. Development of the site, including construction of buildings and addition of landscaping, will minimize wind erosion on the subject property in the long-term. However, disturbance of the top soil during grading and construction activities could exacerbate erosion short-term. The South Coast Air Quality Management District (SCAQMD) rules include requirements to control erosion. SCAQMD Rule 403.1 requires the preparation and implementation of a fugitive dust control plan for all construction projects in the Coachella Valley.
The site also will have the potential for erosion from storm water during construction. Please see Section 10, Hydrology and Water Resources, for the analysis of erosion risks associated with storm water.
The City's Municipal Code and grading permit regulations also include requirements to ensure that developments in Rancho Mirage do not generate excessive soil erosion. Compliance with these standard mandatory requirements will ensure that the proposed Project would not result in substantial soil erosion or the loss of topsoil, and that impacts are less than significant. c) LESS THAN SIGNIFICANT IMPACT:
Topography in the Project area is relatively flat, and is not at risk of landslide. As addressed under impact a) iii) above, the groundwater is more than 150 feet below ground surface in the Project area, and therefore risks associated with liquefaction are low. According to the Geotechnical Report prepared for the Project, Riverside County classifies the Project area as a subsidence City of Rancho Mirage 41
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"susceptible" zone, however this susceptibility is regional in nature, and would require regional - scaled mitigation. Overall, the Geotechnical Report prepared for the Project determined that the proposed development would be feasible based on the geological conditions on -site. Adherence to the recommendations provided in the report, including remedial grading, would ensure that the site would not become unstable as a result of the Project. Impacts would be less than significant. d) NO IMPACT:
The Geotechnical Report included soil Expansion Index testing to evaluate the expansion potential of the underlying materials on -site. This testing determined that the materials underlying the Project site have a "very low" expansion potential. Therefore, the Project would not create a substantial risk to life or property, and no impacts are anticipated. e) NO IMPACT:
The Project will connect to the Coachella Valley Water District sewer system via the existing 8 inch line in Via Marta. The proposed development will not involve septic tanks or alternative wastewater disposal. There will be no impact.
f) NO IMPACT:
The Project site is not known to contain unique paleontological resources, and does not contain unique geological features that would be impacted by the proposed Project. Given that on -site soils consist of recently deposited alluvial sand, it is unlikely that paleontological resources occur on the site. Paleontological resources are not expected to occur on the subject property and would thus not be destroyed by the Project. There will be no impacts.
7.3 Mitigation Measures:
GEO-1 Remedial Grading: Remedial grading shall be conducted under building areas.
Excavation and recompaction within the building envelope shall extend laterally for 10 feet beyond the building limits and to a minimum depth of eight to ten feet below the existing grade. All other recommendations provided in the Geotechnical Report prepared for the Project shall be implemented.
Monitoring:
GEO-A
Prior to the issuance of any permit to allow ground disturbance on the subject site, the Project proponent shall provide the City with final geotechnical reports.
Responsible parties: Project proponent, Project engineer, Planning Department, City engineer.
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8 — Greenhouse Gas Emissions
GREENHOUSE EMISSIONS —
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Generate greenhouse gas
emissions, either directly or indirectly,
that may have a significant impact on
the environment?
❑
—
❑
-1
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
❑
❑
❑
-1
Sources: Rancho Mirage Sustainability Plan (March 2013); Rancho Mirage Greenhouse Gas Inventory (September 2012); California Air Resources Board 2022 Scoping Plan for Achieving Carbon Neutrality (November 2022); CaIEEMod Version 2022.1.1.21.
8.1 Setting
Greenhouse gases (GHGs) are gases that absorb infrared radiation in the atmosphere. As heat radiates towards space from the earth's surface, GHGs absorb the heat and re -radiate it back toward earth's surface. This effect, known as the greenhouse effect, has intensified as the GHG emissions from human activity have increased. The California Air Resources Board is required to monitor and regulate seven GHGs: carbon dioxide (CO2), methane (CH4), nitrous oxide (NOX), sulfur hexafluoride (SF6), nitrogen trifluoride (NF3), perfluorocarbons (PFCs), and hydrofluorocarbons (HFCs). In order to measure and compare various greenhouse gases, metric tons of carbon dioxide equivalent (MTCO2e) is a standard unit of measure.
Assembly Bill (AB) 32 required the state to adopt regulations to reduce its GHG emissions to 1990 levels by 2020. Senate Bill (SB) 32 followed up on AB 32, requiring California to adopt regulations to further reduce GHG emissions to 40% of 1990 levels by 2030. AB 32 and SB 32 are implemented through the California Air Resources Board (CARB), which develops and regularly updates the Scoping Plan to ensure that these emissions reduction targets are met. The 2022 Scoping Plan provides measures to continue progress towards meeting 40% of 1990 GHG levels by 2030 and establishes the goal for California to be carbon neutral by 2045.
The City of Rancho Mirage completed its Sustainability Plan in 2013 with the aim of guiding municipal and community -wide actions to reduce local greenhouse gas emissions. The Sustainability Plan provides a framework of policies and programs to reduce the City's emissions, which are tracked via the City's Greenhouse Gas Inventory. In 2010, Rancho Mirage was over its 1990 baseline emissions level (220,061 tons) by 57,637 metric tons of CO2e. To achieve the AB 32 emissions reduction target by 2020, the City needed to reduce GHG emissions by 19.8% or 54,727 tons from the business -as -usual estimate. According to the Greenhouse Gas Inventory, community -wide emissions totaled 277,698 MTCO2e in 2010, equivalent to 16.1 tons per capita.
City of Rancho Mirage 43
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AHC Skilled Nursing Facility
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March 2024
GHG Thresholds
On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses' stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach.
It was recommended by SCAQMD staff that a project's greenhouse gas emissions would be considered significant if it could not comply with at least one of the following "tiered" tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32?
• Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects; 3,000 MTCO2e/year for residential and commercial projects)? • Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off -site mitigation?
8.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
As described in Section 2.3, Air Quality, the California Emissions Estimate (CaIEEMod) Version 2022.1.1.21 was used to project the Project's potential air quality and greenhouse gas emissions (see CaIEEMod output tables in Appendix A). According to this modeling, the Project would result in greenhouse gas (GHG) emissions during the construction phase and during operations.
Construction
Construction of the proposed Project is expected to occur in two phases. However, as described in Section 2.3, for analysis purposes, full buildout of the proposed skilled nursing facility and medical office building is assumed to occur over 1.5 years, beginning in 2024. Construction activities will result in emissions associated with the operation of construction equipment, employee commutes, material hauling, and ground disturbing activities. These GHG emissions would be short term, and would stop being generated once Project construction is complete. As shown in Table 4, 568 metric tons of carbon dioxide equivalent (MT CO2e) are estimated to result from the 1.5 -year construction phase.
There are currently no emission thresholds for construction -related GHG emissions from projects of this nature. In order to determine if the Project's construction emissions would result in a cumulatively considerable impact, construction GHG emissions were amortized over a 30 -year period and added to annual operational emissions, to be compared with the applicable SCAQMD threshold.
Operations
The Project will result in seven categories of operational GHG emissions: area emissions (pavement and architectural coating off -gassing), energy emissions (electricity and natural gas usage), mobile emissions (vehicle trips), emissions associated with solid waste and water use, refrigerant emissions, and emissions from diesel -fueled emergency generators.
City of Rancho Mirage 44
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The proposed skilled nursing facility will be equipped with an emergency generator. For the purpose of analysis, it is assumed that the emergency generator will be an approximately 400 kw diesel fueled generator. As described in Section 2.3, the proposed skilled nursing facility and future medical office building are estimated to generate a combined 3,204,280 vehicle miles traveled (VMT) per year.
Table 4 shows the projected GHG emissions expected to be generated from the Project per year, including operational emissions and the amortized construction emissions.
Table 4
Projected GHG Emissions Summary
Phase
CO2e (MT/YR)
Construction
2024
189
2025
379
Construction subtotal
568
Operations
Area
0.75 Energy
440
Mobile
1,195
Waste
75.6 Water
12.8 Refrigerants
0.05 Stationary (Emerg. Generator)
20.5 Construction: 30 -year amortized
18.93 Total Operational
1,762.93
SCAQMD Threshold:
3,000.00
Exceeds?
No
Source: CalEEMod Version 2022.1.1.21
According to SCAQMD's recommended Tier 3 threshold, a project would have less than significant impacts if annual emissions are below the absolute thresholds of 10,000 MTCO2e/year for industrial projects or 3,000 MTCO2e/year for residential and commercial projects. As shown in the above table, the Project's total annual emissions of approximately 1,763 MTCO2e does not exceed the SCAQMD threshold of 3,000 MTCO2e for residential and commercial developments.
It can therefore be concluded that the Project emissions would not be cumulatively considerable, and that impacts resulting from GHG emissions would be less than significant. b) NO IMPACT:
SCAQMD adopted its greenhouse gas significance threshold and tiered tests in response to the adoption of AB 32. As discussed above, under Impact a), the Project is estimated to generate 1,763 MTCO2e per year, which does not exceed the SCAQMD threshold of 3,000 MTCO2e per year for commercial and residential projects. The proposed development would therefore not conflict with the state GHG emissions reduction targets or the SCAQMD thresholds.
The City of Rancho Mirage adopted its Sustainability Plan and Greenhouse Gas Inventory in 2013. In order to comply with AB 32, the Sustainability Plan put forth a community emissions reduction target of 54,272 MTCO2e per year by 2020, and a set of 82 emissions reductions measures by which to meet that target. The City's Sustainability Plan is ten years old, and as a City of Rancho Mirage 45
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March 2024
result, many of the measures provided in the plan are requirements of the most recent (2022) Title 24 Building Code, Energy Code, and Green Building Standards. The Project's compliance with applicable measures is summarized in Table 5, below.
Table
Project Consistency
Rancho Mirage Sustainabi
5 with
ity Plan Savings Measures
Measure
Consistency
BUILD -1: Program to support existing shade
standard through the promotion of parking lot
coverings and semi permeable surfaces for
new construction to achieve 20% of existing
parking lots and 80% of new parking lots.
Consistent: The Project will provide 12,432
square feet of parking lot landscaped area,
including shade trees and carports.
BUILD -3: Promote the Savings by Design
Program from SCE for new commercial
buildings.
Consistent: The Project will meet all
requirements of the Title 24, Part 6 Energy
Efficiency requirements, upon which the
Savings by Design Program was based.
BUILD -5: Promote the Voluntary Green
Building Program to prepare for enhanced
Title 24 requirements and green building
standards.
Consistent: The Project will comply with the
2022 Title 24 requirements, including
applicable measures in the California Green
Building Standards Code.
MOBILE -4: Foster public/private partnerships
to promote EV charging stations with public
access.
Consistent: The Project will provide on -site
EV charging stations consistent with the
requirements of Section 5.106.5 of Part 11 of
Title 24.
Source: Rancho Mirage Sustainability Plan (March 2023).
As shown in the table above, compliance with the most recent Title 24 requirements will ensure that the proposed Project is consistent with the City's 2013 Sustainability Plan.
Furthermore, according to the City's Greenhouse Gas Inventory, 43.18% of community emissions in Rancho Mirage are from electricity. The increasingly stringent requirements of the Renewable Portfolio Standard will ensure electricity provided to the Project by Imperial Irrigation District is increasingly from renewable sources, thereby reducing the GHG emissions associated with the Project's electricity use. Additionally, in accordance with Section 140.10 of the 2022 Title 24 requirements, the proposed future medical office building will be required to install a photovoltaic system, which will reduce the amount of energy that the Project will require from the grid, further reducing associated GHG emissions.
Overall, the Project's projected GHG emissions will not exceed the SCAQMD threshold, and the proposed development incorporates the savings measures provided in the City's Sustainability Plan. Therefore, it can be concluded that the Project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases, and no impact would occur as a result.
8.3 Mitigation Measures: None required.
City of Rancho Mirage 46
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March 2024
9 - Hazards and Hazardous Materials
HAZARDS AND HAZARDOUS
MATERIALS — Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
p
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?
❑
❑
❑
-1
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials into the
environment?
❑
❑
❑
-1
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one -quarter mile of an existing or
proposed school?
❑
❑
❑
N
d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would
it create a significant hazard to the
public or the environment?
❑
❑
❑
-1
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area?
❑
_
_
_
_
-1
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
—
g) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized
areas or where residences are
intermixed with wildlands?
❑
❑
❑
-1
Sources: City of Rancho Mirage General Plan 2017 Update; Department of Toxic Substances Control, EnviroStor https://www.envirostor.dtsc.ca.gov/ (accessed October 2023); State Water Resources Control Board, GeoTracker https://geotracker.waterboards.ca.gov/ (accessed October 2023).
City of Rancho Mirage
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9.1 Setting
Hazardous waste generation in Rancho Mirage is overseen by the Riverside County Environmental Health Hazardous Materials Branch. This organization is also the designated CUPA (Certified Unified Program Agency). The City is responsible for coordinating with the appropriate agencies for the identification and timely cleanup of hazardous materials sites in Rancho Mirage.
There are few hazardous/toxic materials generators in Rancho Mirage, and all that do exist are considered "small quantity generators". Medical facilities in the city, including the Eisenhower Medical Center, are considered small quantity generators of hazardous materials due to medical waste associated with various treatments provided at the facility. The proper management and disposal of these materials is overseen by U.S. Environmental Protection Agency, as well as the California Office of health Planning and Development and the Riverside County Department of Health.
The Project site is surrounded by residential developments to the east and west, and medical offices to the north. The site is currently vacant, and no hazardous waste disposal, underground tanks, or buried materials are documented as occurring on the property.
9.2 Discussion of Impacts:
a,b) LESS THAN SIGNIFICANT IMPACT:
Construction of the proposed Project would involve the operation of heavy equipment and vehicles, which involve the use of limited quantities of oil and fuels, which are potentially flammable. The potential need for refueling or minor maintenance during construction could result in fuel or oil spills. The contractor will be required to identify a staging area for storing materials and will be subject to all applicable laws regarding the handling, storage, and use of hazardous materials during construction.
The proposed skilled nursing facility and future medical office building would result in the generation of medical waste. Medical waste must be stored and collected in regulated containers, and transported to approved disposal sites. The handling, storage, and disposal of such materials will occur in accordance with applicable federal, state, and local laws, including requirements from the California Occupational Health and Safety Administration (CaIOSHA).
Operation of the Project could also involve the routine transport, use, and storage of cleaning products for use in the skilled nursing facility and medical offices, as well as chemical products for landscaping. None of these products would be used or stored in quantities that would pose a foreseeable threat to humans, and will be stored in accordance with the product's labels to prevent a chemical release into the environment.
Overall, compliance with applicable laws and regulations pertaining to hazardous materials during construction and operation of the Project will ensure significant hazard to the public or the environment do not occur through the routine transport, use, or disposal of hazardous materials, or as a result of reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Impacts will be less than significant. c) NO IMPACT:
The nearest schools to the subject site are the SBB College Campus located approximately 1.10 miles northeast of the Project, Della S. Lindley Elementary School located 2.3 miles north of the Project, Nellie N Coffman Middle School located 2.6 miles west of the Project, and Palm Valley City of Rancho Mirage 48
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March 2024
School, located 2.1 miles west of the Project. There are no existing or proposed schools within a quarter mile of the subject site. The proposed development would therefore not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within a quarter mile of an existing or proposed school, and no impacts would occur. d) NO IMPACT:
According to the California Department of Toxic Substances Control EnviroStor database and the State Water Resources Control Board GeoTracker database, the Project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5, nor are any hazardous materials site located within half of a mile of the subject site. Therefore, the proposed Project would not create a significant hazard to the public or to the environment as a result of hazardous materials sites. No impacts will occur. e) NO IMPACT:
The two nearest airports to the Project site are the Palm Springs International Airport, and Bermuda Dunes Airport, both of which are located more than 5 miles away from the subject site.
The Project site is not within the boundaries of an airport land use plan for either airport. Therefore, the project would not result in an airport -related safety hazard for people residing or working in the project area, and there would be no impacts.
f) LESS THAN SIGNIFICANT IMPACT:
The City of Rancho Mirage maintains a Local Hazard Mitigation Plan (LHMP), which is updated every 5 years, including the most recent update in 2017. The City also participates in the County of Riverside Multi -Jurisdictional Local Hazard Mitigation Plan (MJLHMP), which was updated in 2023. The two main evacuation routes in the City are 1-10 and Highway 111. Arterial roads in the City serve as additional evacuation routes, potentially including Bob Hope Drive and Gerald Ford Drive, which bound the Project site.
If development of the proposed Project is to require temporary lane closures or detours, a Construction Traffic Control Plan would be prepared. Emergency access will be maintained throughout Project construction and operations, and at buildout, primary access will be provided from Via Marta, with a secondary entry/exit on Gerald Ford Drive. The Project will be required to comply with applicable Fire Department and Sheriff's Department regulations to ensure adequate emergency access and emergency vehicle turnaround space. Compliance with these requirements will ensure that the Project will not impair the implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan, and impacts would be less than significant.
g) NO IMPACT:
As described in Section 20, Wildfires, the Project site is not located in an urban area near wildlands or in an area where residences are intermixed with wildlands. The Project site is in an urbanized area in Rancho Mirage, and is surrounded by existing and ongoing developments. The Project area is not a state responsibility area, it is not designated as a moderate, high, or very fire severity zone. The Project will not expose people or structures to a significant risk associated with wildland fires, and no impacts are expected to occur.
9.3 Mitigation Measures: None required.
City of Rancho Mirage 49
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March 2024
10 - Hydrology and Water Quality
HYDROLOGY AND WATER QUALITY
— Would the project:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
p
No
Impact
a) Violate any water quality standards
or waste discharge requirements?
❑
1 1
❑
��
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the
basin?
❑
,_
_
❑
��
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or through
the addition of impervious surfaces, in
a manner which would:
i) Result in substantial erosion or
siltation on- or off -site?
❑
��
ii) Substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
offsite?
❑
X
iii) Create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff?
I 1
i
iv) Impede or redirect flood flows?
1 1
X
d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
❑
I I
e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable groundwater
management plan?
❑
❑
❑
��
Sources: Preliminary Water Quality Management Plan for Skilled Nursing Facility, prepared by Michael Baker International (October 2023); Skilled Nursing Facility Preliminary Hydrology Study, prepared by Michael Baker International (October 2023); City of Rancho Mirage General Plan 2017 Update; City of Rancho Mirage
50 11-56
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Geotechnical Report prepared by Sladden Engineering (August 2023); 2020 Coachella Valley Regional Urban Water Management Plan (June 2021); Coachella Valley Water District, Landscape Ordinance 1302.5, Appendix D and C; Water Supply Assessment for the Kaiser Permanente Los Angeles Medical Center Project Water Supply Assessment (December 2018), https://files.ceganet.opr.ca.gov/177816- 2/attachment/YIWkIMKNrMw9MZyaktcciBSpuwtSgWewvjfLUHrDdvCwF aktmyimJa- IC6xdIGEDbSRh PCN-Ht9NWL0 (accessed October 2023).
10.1 Setting
Domestic Water
Groundwater is the primary water source in the Coachella Valley. The Project site is located in the service area for the Coachella Valley Water District (CVWD), which sources most of its water supply from the Whitewater River Subbasin (also known as the Indio subbasin) and the Mission Creek Subbasin. CVWD also uses imported water to recharge the groundwater at three facilities:
the Whitewater River Groundwater Recharge Facility (GRF), the Thomas A. Levy GRF, and the Palm Desert GRF. CVWD also operates five water reclamation plants (WRPs), two of which generate recycled water which is used for landscape irrigation. In 2020, CVWD's actual water supply was 109,300 acre-feet, of which approximately 91% was sourced from groundwater, while the remainder was recycled water.
Flood Control
In Rancho Mirage, the 100 -year flood zone is generally limited to the Coachella Valley Storm Channel/Whitewater River and its tributaries. However, much of the city is covered by the 500 - year flood plain, particularly areas located south of Gerald Ford Drive. The Project site, which is currently vacant, is located outside of both the 100- and 500 -year floodplains. On -site runoff currently flows to the south to Gerald Ford Drive.
The City, in conjunction with Riverside County Flood Control and CVWD, participates in the National Pollution Discharge Elimination System (NPDES).
10.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
The Project is located in the Whitewater River watershed, and is thus required to comply with the Regional Water Quality Control Board (RWQCB) and National Pollution Discharge Elimination System (NPDES) regulations. A Water Quality Management Plan (WQMP) was prepared for the Project by Michael Baker International (October 2023). According to the WQMP, the proposed development would be expected to generate waste typical of commercial land uses, and is not expected to involve hazardous solid waste, outdoor material storage areas, or other activities that warrant special site design, source control, or treatment measures.
As described under Impact c), below, the proposed development will provide sufficient stormwater retention capacity on -site to retain the worst -case 100 -year storm, thereby ensuring that the Project does not produce runoff or pollutants that could impact off -site or downstream water quality. The WQMP includes best management practices (BMPs) that will be implemented by the Project to prevent runoff contaminated with pollutants of concern. Implementation of these BMPs will ensure that the Project does not violate any water quality standards or waste discharge requirements, and that impacts would be less than significant.
City of Rancho Mirage 51
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March 2024
b) LESS THAN SIGNIFICANT IMPACT:
The proposed Project would use water during construction and operations. Water demand for construction would be temporary and limited, and would be primarily used for dust control purposes.
During operations, water would be used for the skilled nursing facility, future medical office building, and for landscape irrigation. Table 6 shows the Project's estimated water demand in gallons per day (gpd) and acre-feet per year (AFY). Water demand factors for the Project's indoor water uses are based on water use factors used in the Water Supply Assessment for similar hospital and medical office building uses. Landscape water consumption was calculated based on factors provided in CVWD Landscape Ordinance 1302.5. The proposed landscaping will feature drought -tolerant plant species and an efficient drip irrigation system.
Table 6
Project Water Demand
Proposed Land Use
Unit
Water
Consumption
Factor
Water
Demand
(gpd)
Total Water
Demand
(AFY)
Skilled Nursing Facility'
46 beds
70 gpd/bed
3,220.00
3.61 Medical Office Building'
10,000 sf
0.25 gpd/sf
2,500.00
2.80 Landscaping2
12,432 sf
83.34 ETo x
0.45 ETAF x
0.00169 gpd/sf
791.97
0.89 Parking
33,977 sf
--
0 0
TOTAL:
6,511.97
7.29 'Skilled Nursing Facility and Medical Office Building water demand factors based on factors used for Kaiser Permanente Los Angeles Medical Center Project Water Supply Assessment (December 2018), Table I -B. 2 Reference Evapotranspiration (ETo), Evapotranspiration Adjustment Factor (ETAF), and Conversion Factor per CVWD Landscape Ordinance 1302.5, Appendix D and C.
As shown in the above table, the Project is estimated to generate demand for approximately 6,512 gallons per day or 7.29 acre-feet per year. According to the 2020 Coachella Valley Regional Urban Water Management Plan (UWMP), CVWD's water supply is projected to be 137,061 AFY in 2025, increasing to 164,966 AFY by 2045. Approximately 90% of this water would be supplied from groundwater, and the remaining portion would be supplied from recycled water. The Project's projected water demand of 7.29 AFY would represent 0.005% of the 2025 supply or 0.004% of the 2045 supply. Further, the Project is consistent with the City's land use plan, on which, in part, CVWD bases long range water demand planning. Therefore, given that the Project will only use a limited amount of water during long-term operations, and that proposed landscaping will feature water -efficient plants and irrigation methods, it can be concluded that the proposed development would not substantially decrease water supplies to interfere substantially with groundwater recharge. Impacts would be less than significant.
c)
i-iv) LESS THAN SIGNIFICANT IMPACT:
According to Section 13.05.010 of the Rancho Mirage Municipal Code, the Project is required to retain 100% of the worst -case duration of the 100 -year storm event on -site. A Preliminary Hydrology Study was prepared for the Project by Michael Baker International (October 2023).
According to the Preliminary Hydrology Study, the 100 -year, 6 -hour storm is the worst -case storm event. In order to meet the on -site storage requirements, the Project proposes a system of above City of Rancho Mirage 52
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March 2024
ground infiltrations basins and an underground storage chamber with a capacity of 3,725.06 cubic feet. This system will retain the full volume of the worst -case 100 -year storm event, ensuring that no negative off -site impacts will occur from Project runoff. The City will also require the implementation of NPDES standards, which require that construction and long term best management practices be established to prevent siltation, pollution and debris from entering storm flows. The Project will be subject to these requirements, including the preparation of a Stormwater Pollution Prevention Plan (SWPP).
The proposed development would therefore not result in substantial erosion or siltation, and it would not result in substantial increases in runoff in a manner which could result in flooding that would exceed the capacity of stormwater drainage systems, that would result in polluted runoff, or that would impede or redirect flood flows. Impacts would be less than significant. d) NO IMPACT:
The Project site is located inland and at a substantial distance from any impounded bodies of water, and therefore has little to no risk of tsunamis or seiche. The FEMA flood insurance rate map (FIRM) for the Project vicinity classifies the area as outside of the 0.2% annual chance floodplain (Zone X). Given that there is a low to no risk of flooding, tsunami, or seiche in the Project area, no impact will occur.
e) NO IMPACT:
As described in the Preliminary Hydrology Study prepared for the Project, the proposed development will provide sufficient on -site retention for 100% of the volume of the worst -case 100 -year storm, thereby preventing stormwater runoff from the subject site. In addition to retaining all urban runoff on -site, implementation of the BMPs provided in the Project -specific SWPPP and WQMP will mitigate any potential impacts associated with pollutants of concern.
Implementation of these measures, as well as all standard City, RWQCB, and NPDES requirements will ensure that the proposed Project will not conflict with or obstruct implementation of a water quality control plan. As shown in Table 6, above, the proposed Project will generate limited long-term water demand, and compliance with CVWD water conservation regulations will ensure that the proposed development will not conflict with or obstruct applicable sustainable groundwater management plans. There will be no impact.
10.3 Mitigation Measures: None required.
City of Rancho Mirage 53
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March 2024
11 - Land Use and Planning
LAND USE AND URBAN
PLANNING — Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Physically divide an established
community?
❑
❑
❑
��
b) Cause a significant environ-
mental impact due to a conflict
with any land use plan, policy, or
regulation adopted for the purpose
of avoiding or mitigating an
environmental effect?
❑
❑
❑
��
Sources: City of Rancho Mirage General Plan 2017 Update; City of Rancho Mirage Municipal Code.
11.1 Setting
The subject site is currently vacant and undeveloped. Lands to the east and west of the site are developed with residential uses, and the property to the north is occupied by medical offices. The land south of the Project site is currently being developed.
The Project site is designated and zoned as Commercial Office (0), which has a maximum lot coverage of 35%, and is intended for professional uses including administrative, corporate, institutional, law, medical, financial, insurance, real estate, and government offices.
11.2 Discussion of Impacts:
a) NO IMPACT:
The Project site is currently vacant. The surrounding area is developed with residential and commercial office uses to the east, north, and west, and the site to the south of the Project site is currently being developed. The developments surrounding the Project site operate independently of the subject property, and will not be physically divided by the proposed development. There would be no impact.
b) NO IMPACT:
The Project will conform to the land use policies and regulations provided in the City's General Plan and Municipal Code. The proposed skilled nursing facility and medical offices are permitted uses, with a Developed Permit, in the Commercial Office (0) designation and zone. The proposed 42,526 square foot nursing facility and future development of a medical office building of up to 10,000 square feet will have a site coverage of 22.3%, consistent with the maximum site coverage of 35% for the Commercial Office designation and zone.
Overall, the Project would not conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect, and thus would have no resulting impacts on the environment.
11.3 Mitigation Measures: None required.
City of Rancho Mirage 54
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12 - Mineral Resources
MINERAL RESOURCES — Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Result in the loss of availability of a
known mineral resource that would be
of value to the region and the
residents of the state?
( 1
—
��
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other
land use plan?
1 1
1 1
❑
��
Sources: City of Rancho Mirage Genera Plan 2017 Update; California Geological Survey Updated Mineral Land Classification Map for Portland Cement Concrete -Grade Aggregate in the Palm Springs Production -Consumption (P -C) Region, Riverside County, California (2007); County of Riverside General Plan (2015), Figure OS -6.
12.1 Setting
Mineral resources in Rancho Mirage and the surrounding area are generally limited to aggregates such as sands and gravel. Aggregates are an essential component of common construction materials such as concrete, plaster, stucco, and road base.
According to maps from the California Geological Survey, most of Rancho Mirage, including the Project site, are classified as Mineral Resource Zone 1(MRZ-1), which applies to areas where available geologic information indicates little likelihood for the presence of significant mineral resources. There are no mines or extraction sites in the City.
12.2 Discussion of Impacts:
a,b) NO IMPACT:
The Project site is located in an area classified as having a low likelihood of containing significant mineral resources. Development on the site would thus not result in the loss of availability of a known mineral resources that would be of value to the region and its residents. Given that there are no mines or mineral extraction sites in the City of Rancho Mirage, the proposed development would not result in the loss of availability of a mineral resource recovery site. Overall, the Project would have no impact on mineral resources.
12.3 Mitigation Measures: None required.
City of Rancho Mirage 55
11-61
13 - Noise
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
NOISE — Would the project result in:
Potentially Less
Significant
Impact
Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Generation of a substantial
temporary or permanent increase in
ambient noise levels in the vicinity of
the project in excess of standards
established in the local general plan
or noise ordinance, or applicable
standards of other agencies?
b) Generation of excessive
groundborne vibration or
groundborne noise levels?
I i
I 1
c) For a project located within the
vicinity of a private airstrip or an
airport land use plan or, where such a
plan has not been adopted, within two
miles of a public airport or public use
airport, would the project expose
people residing or working in the
project area to excessive noise
levels?
l 1
❑
��
Sources: City of Rancho Mirage General Plan 2017 Update; City of Rancho Mirage Municipal Code; AHC- Skilled Nursing Facility Noise and Vibration Analysis prepared by Urban Crossroads (August 2023).
13.1 Setting
Noise
Noise is generally defined as unwanted sound. Not only can excessive noise be a nuisance, but it can also result in adverse health impacts. Noise is typically measured in decibel units (dB). Each interval of 10 decibels is perceived by the human ear as being approximately twice as loud. Noise increases of less than 3 dBA are not noticeable to most people.
Environmental noise levels generally range from 40 dBA (very quiet) to 100 dBA (very loud). In most of the Coachella Valley, including Rancho Mirage, motor vehicle traffic is the primary source of noise. Intermittent aircraft traffic, as well stationary noise sources such as mechanical refrigeration and HVAC units, also contribute to environmental noise levels in Rancho Mirage.
Section 8.45 of the City's Municipal Code provides noise regulations based on time -of -day, with the intention of managing to location of future noise generating land uses relative to sensitive land uses. Noise sensitive land uses include residences, schools, hospitals, churches, and other land uses that may be more sensitive to noise intrusion than commercial or industrial developments.
Table 7 shows the exterior noise level standard by land use, as provided in the City's Noise Ordinance.
City of Rancho Mirage 56
11-62
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
Table 7
Exterior Noise Level Limits
Land Use
Time of Day
Noise Level
(dBA)
Residential, Low Density
7:00 a.m. to 6:00 p.m.
55 6:00 p.m. to 10:00 p.m.
50 10:00 p.m. to 7:00 a.m.
45 Residential, Medium and High Density; Hospital; Open 7:00 a.m. to 6:00 p.m.
60 Space
6:00 p.m. to 10:00 p.m.
55 10:00 p.m. to 7:00 a.m.
50 Commercial Office; Resort Commercial; Mixed Use;
7:00 a.m. to 6:00 p.m.
65 Institutional
6:00 p.m. to 10:00 p.m.
60 10:00 p.m. to 7:00 a.m.
55 Commercial Neighborhood; General Commercial;
7:00 a.m. to 6:00 p.m.
70 Commercial Recreation; Light Industrial
6:00 p.m. to 10:00 p.m.
65 10:00 p.m. to 7:00 a.m.
60 Source: Rancho Mirage Municipal Code Section 8.45.030, Table A-1 According to Section 8.45.050 of the Municipal Code, construction activities are exempt from the exterior noise level limits set forth in the above table, provided these activities occur within the allowable hours. Construction activity is prohibited on Sundays and Holidays (New Years Day, Memorial Day, July 4th, Labor Day, Thanksgiving Day, Christmas Day). Work hours are 7 a.m. to 7 p.m., Monday — Saturday.(Section 15.04.030 (A)(7) of the Municipal Code).
In addition, the City implements the Community Noise Equivalent Level (CNEL) in the Noise Element of the General Plan, and considers noise levels of 55 to 70 dBA CNEL conditionally acceptable for sensitive receptors, including the
proposed SNF component of the Project, and the
residential units immediately east of the site.
In order to develop an accurate representation of
noise levels resulting from the Project, the noise
analysis including the monitoring of existing noise
levels at four locations, as shown in Exhibit 9. The
locations were selected to represent both on- and
off -site conditions at the site, and at nearby
sensitive receptors. As shown in Table 8, the
existing noise levels at these location are currently
relatively quiet, with the exception of location L4,
immediately adjacent to Bob Hope Drive.
Table 8
Ambient Noise Level Measurements
Location'
Energy Average
Noise Level
(dBA Leq)2
Daytime
Evening
Nighttime
R1
55.2 51.3
48.7 R2
55.5 52.3
50.3 R3
52.7 53.6
53.5 R4
66.1 64.5
60.2 LEGEND:
Exhibit 9
ElS. Sat.., - Measutement latal,om
City of Rancho Mirage
57 11-63
Vibration
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
Vibration is defined as the periodic oscillation of a medium or object according to the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Impact Assessment Manual.
Common sources of ground -borne vibration are construction equipment and motor vehicle traffic on rough roads. Decibel notation (VdB) is commonly used to measure vibration as experienced by the human body. Ground -borne vibration typically becomes perceptible at approximately 65 VdB, and may cause minor damage to fragile buildings at 100 VdB.
The following discussion is based, in part, on the AHC-Skilled Nursing Facility Noise and Vibration Analysis prepared for the Project by Urban Crossroads (August 2023), and provided in Appendix E.
13.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
The Project site is bound by arterial roads, Bob Hope Drive and Gerald Ford Drive, to the west and south. Nearby residential developments, including the neighborhood immediately east of the Project site, as well as the neighborhood northeast of site and the neighborhood on the west side of Bob Hope Drive, are all surrounded by existing 6 -foot barriers. The site to the north of the Project site is occupied by medical offices, and the site to the south is currently being developed.
Operational Noise
The Project proposes the development of a skilled nursing facility, which is considered a noise - sensitive use, and thus is not expected to generate any significant sources of noise. On -site noise sources are expected to include roof -top air conditioning units, trash enclosure activity, parking lot vehicle movement, and the emergency backup generator. Reference noise levels for these sources were based on measurements at similar types of sources or on manufacturers' specification sheets, are as follows:
- Roof -top air conditioning units are estimated to generate 57.2 dBA Leq at 50 feet. - Trash enclosure activity is estimated to generate 57.3 dBA Leq at 50 feet. - Parking lot vehicle movement is estimated to generate 52.6 dBA Leq at 50 feet. - The emergency backup generator is estimated to generate 64.9 dBA Leq at 50 feet.
Based on these reference noise levels, Table 9 shows the Project's operational noise as experienced at nearby receiver locations.
Offsite Stationary
Table 9
Source Noise Level Increases
Receiver
Location1
Project Operational
Noise Levels (dBA Leq)
Noise Level Standards
(dBA Leq)
Threshold Exceeded?
Day
Eve.
Night
Day
Eve.
Night
Day
Eve.
Night
R1
46.5 44.5
41.9 55
50 45
No
No
No
R2
44.3 39.9
37.4 55
50 45
No
No
No
R3
38.2 37.7
35.7 55
50 45
No
No
No
R4
52.5 46.0
43.7 55
50 45
No
No
No
1R1 = medical offices north of Via Marta; R2 = residences northeast of the Project, north of Via Marta; R3 = residences immediately east of the Project; R4 = residences on the west side of Bob Hope Drive. "Day" = 7:00 a.m. to 6:00 p.m.; "Evening" = 6:00 p.m. to 10:00 p.m.; "Night" = 10:00 p.m. to 7:00 a.m.
City of Rancho Mirage
58 11-64
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
As shown in the table above, and based on the City's noise level standards for residential (low density) land uses as provided in Section 8.45.030 of the Municipal Code (see Table 7), the Project's operational noise impacts would be less than significant at nearby noise -sensitive receiver locations.
While the Rancho Mirage Noise Ordinance provides exterior noise level limits based on land use and time of day, the City does not provide a threshold that considers the magnitude of noise level increase resulting from a Project. To determine whether the Project would generate a substantial increase in ambient noise levels, the Noise and Vibration Analysis prepared for the Project uses guidance from the Federal Interagency Committee on Noise (FICON). The FICON guidance provides the following significance criteria to determine the potential significance of the noise level increase resulting from a project:
Table 10
Stationary Source Noise Level Increases Thresholds
Noise -Sensitive
If ambient is _ 5 dBA CNEL Project increase
If ambient is 60 - 65 dBA CNEL
>_ 3 dBA CNEL Project increase
If ambient is > 65 dBA CNEL
>_ 1.5 dBA CNEL Project increase
Non -Noise -Sensitive
If ambient is _ 5 dBA CNEL Project increase
If ambient is > 70 dBA CNEL
>_ 3 dBA CNEL Project increase
Source: Federal Interagency Committee on Noise, Federal Agency Review of Selected Airport Noise Analysis (August 1992).
Based on the Project's operational noise levels combined with the existing ambient noise level measurements at nearby receiver locations, Table 11 shows the potential operational noise level increases resulting from the proposed development.
Table 11
Project Stationary Source Noise Level Increases
Receiver
Location
Total
Project
Operational
Noise
Level
Measurement
Location
Reference
Ambient
Noise
Levels
Combined
Project
and
Ambient
Project
Increase
Increase
Criteria
Increase
Criteria
Exceeded?
DAYTIME NOISE LEVEL INCREASES
R1
46.5 L1
55.2 55.7
0.5 5.0
No
R2
44.3 L2
55.5 55.8
0.3 5.0
No
R3
38.2 L3
52.7 52.9
0.2 5.0
No
R4
52.5 L4
66.1 66.3
0.2 1.5
No
EVENING NOISE LEVEL INCREASES
R1
44.5 L1
51.3 52.1
0.8 5.0
No
R2
39.9 L2
52.3 52.5
0.2 5.0
No
R3
37.7 L3
53.6 53.7
0.1 5.0
No
R4
46.0 L4
64.5 64.6
0.1 3.0
No
NIGHTTIME NOISE LEVEL INCREASES
R1
41.9 L1
48.7 49.5
0.8 5.0
No
R2
37.4 L2
50.3 50.5
0.2 5.0
No
R3
35.7 L3
53.5 53.6
0.1 5.0
No
R4
43.7 L4
60.2 60.3
0.1 3.0
No
City of Rancho Mirage
59 11-65
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
As shown in the above table, the noise level increase resulting from the proposed Project would be substantially below the FICON noise level increase thresholds, and impacts would therefore be less than significant.
Off -Site Traffic Noise
The Project would generate additional vehicle trips, potentially resulting in increased traffic noise in the surrounding area. Traffic volumes would be required to double in order to generate a 3 dBA CNEL noise level increase, which is considered a barely perceptible increase. As discussed in Section 17, Transportation, the Project is estimated to generate 501 average daily trips (ADT).
According to Traffic Analysis prepared for the City's 2017 General Plan Update, average daily traffic volumes in 2016 on roadways near the Project were as follows:
- Bob Hope Drive (north of Gerald Ford Drive): 11,082 ADT - Bob Hope Drive (south of Gerald Ford Drive): 8,561 ADT - Gerald Ford Drive (west of Bob Hope Drive): 14,314 ADT - Gerald Ford Drive (east of Bob Hope Drive): 13,023 ADT The proposed Project would therefore only generate an incremental increase in traffic volumes on surrounding roadways. The noise level increase resulting from this incremental increase in traffic would not be perceptible.
Construction Noise
Project construction would result in short-term noise level increases, the volume of which would vary depending on the construction activities. Construction of the proposed development would involve site preparation, grading, building construction, paving, and architectural coating.
Composite noise levels for each construction phase were calculated based combining reference noise levels for construction equipment typically used during each phase. Table 12 shows the resulting noise level at each phase based on the distance to the nearest receiver location.
Table 12
Construction Noise Level Compliance
Receiver
Location
Construction Noise Levels (dBA Leq)
Highest
Levels
Threshold'
Threshold
Exceeded?
Site
Prep.
Grading
Building
Const.
Paving
Arch.
Coating
R1
62.9 62.2
59.5 56.8
55.1 62.9
80 No
R2
57.1 56.4
53.7 51.0
49.3 57.1
80 No
R3
55.7 55.0
52.3 49.6
47.9 55.7
80 No
R4
64.5 63.8
61.1 58.4
56.7 64.5
80 No
1 Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual.
As shown in the table above, Project construction would result in maximum noise levels of 55.7 to 64.5 dBA Leq at the nearby receiver locations. Based on a noise level threshold of 80 dBA Leq, as provided in the Federal Transit Administration, noise generated by Project construction would have a less than significant impact on nearby sensitive receivers.
Project construction will also be required to comply with permitted hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturdays, as provided in Section 15.04.030 of the Rancho Mirage Municipal Code. Compliance with this restriction will ensure that noise associated with Project construction occurs during the less -sensitive daytime hours.
City of Rancho Mirage
60 11-66
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
Conclusion
Overall, noise generated from Project operations would neither exceed the City's noise level standards nor would it exceed the FICON guidance for noise level increases. Off -site noise level increases resulting from Project vehicle trips are expected to be imperceptible. Project construction will not exceed the FTA threshold and will be required to comply with the working hours provided in the City's Municipal Code. Therefore, it can be concluded that the Project would not generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. Impacts would be less than significant. b) LESS THAN SIGNIFICANT IMPACT:
Ground -borne vibration and/or ground -borne noise would be generated by construction of the Project, which could be felt be adjacent land uses. The Project site is surrounded by residential developments immediately to the east and on the west side of Bob Hope Drive. Lands to the north and south of the subject site are occupied by existing medical office buildings and property currently undergoing development, respectively.
The degree of ground vibration during construction would vary depending on the methods and equipment being employed during a given construction phase. Table 13 provides vibration levels associated with typical construction equipment.
Table 13
Vibration Source Levels for Construction Equipment
Equipment
PPV (in/sec) at 25 feet
Small bulldozer
0.003
Jackhammer
0.035
Loaded trucks
0.076
Large bulldozer
0.089
Vibratory roller
0.210
Source: CalTrans Transportation and Construction Vibration Guidance Manual, April 2020.
As shown in the above table, typical construction equipment generates vibration levels ranging from 0.003 to 0.210 PPV (in/sec) as perceived at a distance of 25 feet from the noise source.
Table 13 shows the expected construction vibration levels that would be experienced at nearby building facades from construction on the Project site. The City of Rancho Mirage does not identify specific vibration level limits for construction. Instead, vibration damage thresholds for buildings, from the Caltrans Transportation and Construction Vibration Guidance Manual are used to determine the potential impacts. The maximum vibration level that would occur at the nearby receiver locations is compared with a threshold of 0.3 PPV (in/sec) based on the threshold for "older residential buildings".
Table 14
Project Construction Vibration Levels
Location
Distance
to Const.
Activity
Typical Construction Vibration Levels
PPV (in/sec)
Threshold
PPV
(in/sec)
Threshold
Exceeded?'
Small
bulldozer
Jack-
hammer
Loaded
trucks
Large
bulldozer
Vibratory
roller
Highest
Vibration
Level
R1
152'
0.000
0.002
0.005
0.006
0.014
0.014
0.3 No
R2
120'
0.000
0.003
0.007
0.008
0.020
0.020
0.3 No
R3
30'
0.002
0.027
0.058
0.068
0.160
0.160
0.3 No
R4
272'
0.000
0.001
0.002
0.002
0.006
0.006
0.3 No
'Caltrans Transportation and Construction Vibration Manual, April 2020 Table 19.
City of Rancho Mirage
61 11-67
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
As shown in the above table, and based on a maximum acceptable continuous vibration threshold of 0.3 PPV (in/sec), typical Project construction vibration levels would not exceed the building damage thresholds at the nearby receiver locations. The highest vibration levels shown in the above table would not be sustained throughout the construction period, but would intermittent and temporary, occurring only when heavy equipment is operated on the edge of the Project site.
Given that the maximum vibration level at the receiver locations would not exceed the threshold, it can be concluded that ground -borne vibration would not be excessive, and impacts would be less than significant.
c) NO IMPACT:
The two nearest airports to the Project site are the Palm Springs International Airport, and Bermuda Dunes Airport, both of which are located more than 5 miles away from the subject site.
The Project site is not within the boundaries of the airport land use plan for either airport.
Therefore, the proposed development would not expose people residing or working in the project area to excessive noise levels from airport or private air strips. No impacts will occur.
13.3 Mitigation Measures: None required.
City of Rancho Mirage 62
11-68
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
14 - Population and Housing
POPULATION AND HOUSING —
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Induce substantial unplanned
population growth in an area, either
directly (for example, by proposing
new homes and businesses) or
indirectly (for example, through
extension of roads or other
infrastructure)?
❑
❑
❑
��
b) Displace substantial numbers of
existing people or housing,
necessitating the construction of
replacement housing elsewhere?
❑
❑
❑
��
Sources: City of Rancho Mirage General Plan 2017 Update; City of Rancho Mirage Municipal Code; U.S.
Census Bureau, American Community Survey 5 -year estimates (2021); U.S. Census Bureau, 2020 Decennial Census; Southern California Association of Governments 2020-2045 RTP/SCS.
14.1 Setting
According to the Demographics and Growth Report provided in the Southern California Association of Governments Regional Transportation Plan and Sustainable Communities Strategy (RTP/SCS), Rancho Mirage is projected to have a population of 25,200 residents by 2045, up from a population of 18,200 in 2016. The City has a population of 16,999 residents according to the 2020 decennial census.
The 2021 5 -year American Community Survey estimated that there are 14,998 housing units in Rancho Mirage, of which 59% are owner -occupied.
14.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
The Project proposes the development of a skilled nursing facility and the future development of a medical office building. Given that it does not propose the development of any housing, the Project is not expected to directly generate permanent residential population. The Project also does not propose any infrastructure improvements or extensions that would indirectly induce population growth.
However, the proposed skilled nursing facility and future medical office building would generate new employment opportunities which could attract new residents to Rancho Mirage, thereby inducing population growth. This potential population growth is not expected to be substantial or unplanned because the proposed uses are consistent with the site's designated land use and zoning. The City's 2017 General Plan Update designates the site for Commercial Office land use and zoning, under which convalescent hospitals as well as medical services, clinics, and laboratories are permitted. Given that the proposed uses are consistent with the uses permitted in the City's long range plans, any populating growth resulting from associated job generation would not be unplanned. Impacts would therefore be less than significant.
City of Rancho Mirage 63
11-69
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
b) NO IMPACT:
The Project site is currently vacant and undeveloped. The proposed development would not displace any existing people or housing. There will be no impact.
14.3 Mitigation Measures: None required.
City of Rancho Mirage 64
11-70
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
15 - Public Services
PUBLIC SERVICES — Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Would the project result in
substantial adverse physical impacts
associated with the provision of new
or physically altered governmental
facilities, need for new or physically
altered governmental facilities, the
construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
i) Fire protection?
[ 1
ii) Police protection?
U
iii) Schools?
iv) Parks?
v) Other public facilities?
❑
��
Sources: City of Rancho Mirage General Plan 2017 Update.
15.1 Setting
Fire Protection Services
Fire protection in Rancho Mirage is provided by the Riverside County Fire Department under contract to the California Department of Forestry. There are two fire stations within the City limits, the nearest of which is Station No.69, located on Gerald Ford Drive approximately 1,300 feet west of the Project site.
Police Protection Services
The Riverside County Sheriff's Department provides police protection to Rancho Mirage. The department operates out of the station in Palm Desert, located on Gerald Ford Drive approximately 1.5 miles east of the Project site.
Schools
The Palm Springs Unified School District (PSUSD) serves most of Rancho Mirage, with a small portion in the southeastern portion of the City located within the Desert Sands Unified School District (DSUSD) service area. The Project site is located within the service area for the PSUSD.
City of Rancho Mirage 65
11-71
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
15.2 Discussion of Impacts:
a)
i) LESS THAN SIGNIFICANT IMPACT:
Ultimate buildout of the Project would contribute two additional structures requiring fire protection, thereby incrementally increasing demand for the Department's resources and services. It is not, however, anticipated that new or expanded facilities would be required as a result of this incremental increase in demand.
The Project will be required to comply with all applicable local and state fire and building codes to ensure adequate fire safety and access, and site plans will be reviewed by the Fire Department.
Given that the Project is expected to minimally increase demand for fire protection, and that plans will be reviewed to ensure adequate fire safety on -site, impacts to fire protection will be less than significant.
ii) LESS THAN SIGNIFICANT IMPACT:
Buildout of the proposed skilled nursing facility and future medical office could incrementally contribute to increased demand for police protection, but would not require the construction of new or expanded police services or facilities.
The Project will be required to comply with all applicable Sheriff's Department policies, and site plans will be reviewed by the Department to ensure adequate emergency access if provided.
Impacts will be less than significant.
iii) NO IMPACT:
The Project proposes the development of a skilled nursing facility and the future development of medical offices. The proposed development would not include any residential uses that would generate permanent population, but may indirectly result in a marginal increase in students due to new employees' families. In addition, the Project will be required to pay the State mandated school impact fees, which are designed to offset the demand created by new development on school capacity. There will be no impact to schools.
iv) NO IMPACT:
Potential impacts to parks are addressed in Section 16, Recreation. The proposed Project is not expected to impact parks or other recreational facilities. v) NO IMPACT:
The Project does not propose residential uses and thus would not directly generate growth in the permanent population. It is therefore not expected to impact the use or provision of public facilities.
There would be no increase in demand for existing facilities, and no resulting impacts.
15.3 Mitigation Measures: None required.
City of Rancho Mirage 66
11-72
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
16 - Recreation
RECREATION — Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Would the project increase the use
of existing neighborhood and regional
parks or other recreational facilities
such that substantial physical
deterioration of the facility would occur
or be accelerated?
I I
b) Does the project include
recreational facilities or require the
construction or expansion of
recreational facilities, which might
have an adverse physical effect on the
environment?
❑
❑
❑
��
Source: City of Rancho Mirage General Plan 2017 Update.
16.1 Setting
There are currently six parks, including two mini parks and four local parks, and two future parks in Rancho Mirage. The nearest parks to the Project site are the Rancho Mirage Dog Park, located approximately 4,500 feet northeast of the subject site, and the proposed Monterey Park, which would be located approximately 3,700 feet northeast of the site. The City also has a network of bike paths and trails that connect to the public parks. Existing Class II Bicycle Lanes and meandering sidewalks occur along the Project frontages on Bob Hope Drive and Gerald Ford Drive. There is also an existing trail network in the residential areas to the northeast of the Project site.
While there are numerous recreational facilities such as golf courses, swimming pools, and tennis courts in Rancho Mirage, most of the resources are private.
16.2 Discussion of Impacts:
a,b) NO IMPACT:
The Project proposes a skilled nursing facility and the future development of a medical office. It does not propose any residential uses, and therefore would not increase the use of existing parks and recreational facilities. The Project will have no impact on the deterioration of these facilities.
The proposed development will include an outdoor common space for use by residents and visitors of the proposed nursing facility. This open space will be within the subject site, and thus will not have environmental impacts beyond those already analyzed for the Project in this document. Given that the Project will not increase the use of parks or recreation facilities, it will not require the construction or expansion of recreational facilities. There will be no impacts.
16.3 Mitigation Measures: None required.
City of Rancho Mirage 67
11-73
AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
17 - Transportation
TRANSPORTATION — Would the
project:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
p
No
Impact
a) Conflict with a program, plan,
ordinance or policy addressing the
circulation system, including transit,
roadway, bicycle and pedestrian
facilities?
—
❑
❑
��
b) Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
Z
❑
c) Substantially increase hazards due to
a geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
[ 1
❑
❑
��
d) Result in inadequate emergency
access?
❑
❑
❑
��
Source: Rancho Mirage General Plan 2017 Update; Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th edition, 2021; City of Rancho Mirage General Plan Update, Traffic Impact Analysis prepared by Urban Crossroads (March 2017); City of Rancho Mirage, Resolution No. 2021-06, https://weblink.ranchomirageca.gov/WebLink/DocView.aspx?id=602891 &dbid=0&repo=RanchoMirage&cr =1 (accessed October 2023).
17.1 Setting
The City's Circulation Roadway Plan is based on six roadway design classifications, including major arterial, minor arterial, major collector, minor collector, local streets, and regional roadways.
According to the revised circulation roadway plan provided, Bob Hope Drive and Gerald Ford Drive are designated as minor arterials (four lanes, divided). Via Marta is a local street. The intersection of Bob Hope Drive and Gerald Ford Drive is designated as a critical intersection.
Public transportation in Rancho Mirage and the Coachella Valley is provided by Sunline Transit Authority. Sunline Route 4 runs along Bob Hope Drive adjacent to the Project site. The nearest stops are the southbound bus stop at Bob Hope Drive and Gerald Ford Drive, and the northbound bus stop on Bob Hope Drive near Via Marta.
The Project's street frontages along Bob Hope Drive and Gerald Ford Drive are lined by existing meandering sidewalks. An existing bicycle lane is provided along Gerald Ford Drive.
According to the City's Circulation Element, the acceptable Level of Service (LOS) for roadway segments and intersections in Rancho Mirage is LOS D or better. Senate Bill 743 required the use of vehicle miles to determine the significance of transportation under CEQA, instead of LOS.
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17.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
Roadways
Both Bob Hope Drive and Gerald Ford drive exist as roadways built out to the General Plan roadway classification standard, with 55 -foot half -width rights of way, and 21 -foot pedestrian easements. Via Marta is currently a two lane, undivided roadway. Consistent with the General Plan local street design standard, the Project proposes half -width improvements to Via Marta, including a 30 -foot half -width right of way with a 10 -foot pedestrian easement.
As shown in Table 14, the Project's daily and peak hour trip generation was estimated using Institute of Transportation Engineers (ITE) 11th edition Trip Generation Manual.
Table 15
Project Trip Generation Summary
Proposed
Land Use
ITE Land Use
Code
Quantity
AM Peak Hour
PM Peak Hour
Daily
In
Out
Total
In
Out
Total
Skilled
Nursing
Facility
ITE 620
Nursing Home
46 beds
6 3
9 6
9 15
141
Future
Medical
Office
ITE 720
Medical -Dental
Office Building
10,000
square
feet
22 15
37 17
26 48
360
TOTAL:
28 18
46 23
35 63
501
Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 11 h edition, 2021.
As shown in the above table, the Project is expected to generate an average of 501 daily trips on weekdays. According to the City's General Plan 2017 Update, LOS D is considered an acceptable level of service in Rancho Mirage. Table 15, below, shows the existing (2016) traffic volumes on the arterial roads bounding the Project site, as well as the LOS capacity.
Table 16
General Plan Roadway Segment Capacity Analysis for Existing (2016) Conditions Roadway
Segment
LOS
Capacity
Existing
(2016)
ADT
V/C
LOS
Acceptable
LOS
Bob Hope
Drive
North of Gerald
Ford Dr.
35,900
11,082
0.31 A
D
South of Gerald
Ford Dr.
35,900
8,561
0.24 A
D
Gerald Ford
Drive
West of Bob Hope
Dr.
35,900
14,314
0.40 A
D
East of Bob Hope
Dr.
35,900
13,032
0.36 A
D
Source: City of Rancho Mirage General Plan Update, Traffic Impact Analysis prepared by Urban Crossroads (March 2017), Table 3-2.
In the immediate vicinity of the Project site, both Bob Hope Drive and Gerald Ford Drive have a LOS capacity of 35,900, as shown in the above table. According to Table 5 in the Circulation Element of the City's General Plan, LOS D has a volume to capacity (V/C) ratio of 0.81 to 0.90.
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LOS A to LOS C have V/C ratios ranging from 0.00 to 0.80. Table 16, below, shows the LOS on Bob Hope Drive and Gerald Ford Drive accounting for the additional 501 average daily trips generated by the Project.
Table 17
Project Roadway Segment Capacity Analysis for Existing (2016) Conditions Roadway
Segment
LOS
Capacity
Existing
(2016)
ADT
Project
ADT
With
Project
V/C
With
Project
LOS
Bob Hope
Drive
North of Gerald
Ford Dr.
35,900
11,082
501
0.32 A
South of Gerald
Ford Dr.
35,900
8,561
501
0.25 A
Gerald Ford
Drive
West of Bob Hope
Dr.
35,900
14,314
501
0.41 A
East of Bob Hope
Dr.
35,900
13,032
501
0.38 A
Source: City of Rancho Mirage General Plan Update, Traffic Impact Analysis prepared by Urban Crossroads (March 2017), Table 3-2.
As shown in the above table, the 501 average daily trips projected to be generated by the Project would have a negligible impact on the existing V/C ratio on Bob Hope Drive and Gerald Ford Drive. While the actual daily trips on roadways in Rancho Mirage have likely increased in volume since the traffic impact analysis was prepared for the 2017 General Plan Update, it is still unlikely that the trips generated by the Project would result in a LOS below LOS D on surrounding roadways. The Project is consistent with the General Plan's land use designation for the site, and the SNF component of the Project is a particularly low trip generating use, both of which combine to result in an increase in traffic that will not significantly impact future roadway conditions.
Overall, the Project will not result in any conflicts with the policies in the City's General Plan Circulation Element addressing roadways or LOS. There will be no impact on plans or policies addressing roadways.
Transit
The Project area is currently served by Sunline Transit Agency, with service from Route 4 running along Bob Hope Drive. Southbound and northbound bus stops are accessible from the subject site, within approximately 300 feet and 600 feet, respectively. The Project would not conflict with transit -related plans from Sunline or the City, and would have no impact on plans or policies addressing transit.
Bicycle and Pedestrian Facilities
Existing meandering sidewalks occur along the Project's southern frontage, along Gerald Ford Drive, and along the western frontage with Bob Hope Drive. The Project proposes improvements to Via Marta, including the addition of a 10 -foot wide pedestrian easement, including a meandering sidewalk. Existing bicycle facilities occur along Gerald Ford Drive. The proposed Project will not conflict with plans or policies addressing bicycle or pedestrian facilities. b) LESS THAN SIGNIFICANT IMPACT:
Senate Bill (SB) 743 required an amendment to the CEQA Guidelines to require all lead agencies to adopt vehicle miles traveled (VMT) as a replacement for automobile delay -based LOS for City of Rancho Mirage 70
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analyzing transportation impacts. The City of Rancho Mirage adopted its VMT policy via Resolution 2021-061, which includes screening criteria under which projects are not required to submit detailed VMT analysis.
The following seven categories of screening criteria are provided in Exhibit "A" of Resolution 2021- 06:
1. Small Projects
2. Projects Near High Quality Transit
3. Affordable Housing
4. Local Essential Service
5. Map -Based Screening
6. Redevelopment Projects
The proposed Project does not meet the criteria for categories 2, 3, 4, 5, or 6. It does, however, meet the criteria for category 1, which applies to small projects. Resolution 2021-06 provides nine screening criteria for small projects, presuming that a development would cause less than significant impacts related to VMT if it conforms to one of the screening criteria. One of the criteria states that impacts would be less than significant if "Project GHG emissions are less than 3,000 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) as determined by a methodology acceptable to the Engineering Department."
As described in Section 8, Greenhouse Gas Emissions, the proposed Project is projected to emit 1,763 MTCO2e per year according to modeling prepared for the proposed development using California Emissions Estimate Model (CaIEEMod) Version 2022.1.1.21. Given that the Project's GHG emissions will be less than 3,000 MTCO2e, it can be concluded that further VMT analysis is not warranted, and that the proposed development would cause less than significant impacts related to VMT.
c) NO IMPACT:
The Project proposes the development of a skilled nursing facility and the future development of a medical office building. These uses would not result in incompatible uses such as farm equipment. The proposed roadway improvements, access points, and internal drives will be constructed in accordance with City standards, and would not include any sharp curves, dangerous intersections, or hazardous geometric features. Construction plans will be coordinated with the City to ensure that construction activities do not interfere with traffic on nearby roads.
Overall, the Project is not expected to increase hazards, and no impacts are anticipated. d) NO IMPACT:
Emergency access to the site will be provided via the primary ingress/egress on Via Marta, as well as via the secondary access point from Gerald Ford Drive. The proposed site plan will be reviewed by the fire and police departments prior to construction to ensure that adequate emergency access and emergency vehicle turnaround space is provided. Likewise, construction plans will be coordinated with the City to ensure that emergency access is not impaired by construction activities. The Project is therefore not expected to impact emergency access, and no impacts are anticipated.
17.3 Mitigation Measures: None required.
City of Rancho Mirage, Resolution No. 2021-06,
https://weblink.ranchomirageca.gov/WebLink/DocView.aspx?id=602891 &dbid=0&repo=RanchoMira ge&cr=1 (accessed October 2023).
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18 - Tribal Cultural Resources
TRIBAL CULTURAL RESOURCES —
Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource, defined in
Public Resources Code § 21074 as
either a site, feature, place, cultural
landscape that is geographically
defined in terms of the size and scope
of the landscape, sacred place, or
object with cultural value to a California
Native American tribe, and that is:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
i) Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in Public
Resources Code section5020.1(k), or
n
ii) A resource determined by the lead
agency, in its discretion and supported
by substantial evidence, to be
significant pursuant to criteria set forth
in subdivision (c) of Public Resources
Code § 5024.1. In applying the criteria
set forth in subdivision (c) of Public
Resource Code § 5024.1, the lead
agency shall consider the significance
of the resource to a California Native
American tribe.
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��
Source: Historical/Archaeological Resources Survey Report for AHC Skilled Nursing Facility Project prepared by CRM TECH (October 2023).
18.1 Setting
The Project site is located in the Coachella Valley, an area which has historically been a center of Native American settlement. The earliest known cultural development in the broader area dates back to the Paleoindian period (ca. 8,000 to 10,000-12,000 years ago), when small groups of hunters and gatherers lived in the region. When present, Holocene Lake Cahuilla attract significant settlement along its shores.
As discussed in Section 5, Cultural Resources, the Coachella Valley is the traditional home of the Cahuilla. Anthropologists generally categorize the Cahuilla into three groups: the Pass Cahuilla of the San Gorgonio Pass -Palm Springs area, the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains and the Cahuilla Valley, and the Desert Cahuilla of the eastern Coachella Valley.
Today, Native Americans of Pass or Desert Cahuilla heritage are generally affiliated with one or more reservations in and around the Coachella Valley, including the Agua Caliente, Morongo, Cabazon, Torres Martinez, and Augustine.
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18.2 Discussion of Impacts:
i,ii) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION:
As described in Section 5, Cultural Resources, a Historical and Archaeological Resources Survey Report was prepared for the Project by CRM TECH (October 2023). This survey included a historical/archaeological records search, consultation with the State of California Native American Heritage Commission (NAHC), consultation with the local Agua Caliente Band of Cahuilla Indians (ACBCI), historical background research, and a field survey. None of these research methods found evidence of cultural resources on the Project site, including tribal cultural resources as defined in Public Resources Code Section 5023.1.
During the course of the Historical and Archaeological Resources Survey for the Project, CRM TECH contacted the Agua Caliente Band of Cahuilla Indians (ACBCI) for additional information on potential Native American cultural resources in the Project vicinity. The ACBCI identified the Project site as part of the Tribe's Traditional Use Area, and requested copies of all cultural resources documentation generated for this Project for review. An ACBCI archaeological technician also accompanied the CRM TECH archaeologist in carrying out the field survey.
The City of Rancho Mirage conducted Tribal Consultation in conformance with AB 52. The City sent AB 52 notification letters to representatives of fifteen tribes on November 17, 2023. The letter indicated that all tribes had 30 days from the date of the letter to request consultation regarding the proposed Project. As of February 6, 2024, three tribes formally responded to the letter in writing.
A representative of the Morongo Band of Mission Indians suggested that the City should consult with tribes more closely associated with the subject site.
A representative of the Augustine Band of Cahuilla Indians indicated that no specific cultural resources are known by the Tribe that would be impacted by the Project, but requested notification should any cultural resources be discovered during development of the site.
A representative of the Agua Caliente Band of Cahuilla Indians (ACBCI) responded to the letter with a request for the following:
• Formal government to government consultation under California Assembly Bill No.52 (AB 52).
• Copies of any cultural resource documentation (report and site records) generated in connection with this project.
• A copy of the records search with associated survey reports and site records from the information center.
• The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitors shall notify a Qualified Archaeologist (Secretary of the Interior's Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submissions to the State Historic Preservation Officers and the Agua Caliente Tribal Historic Preservation Office.
To protect potential unanticipated resources that may be buried in the Project site, Mitigation Measure CUL-1, included in Section 5, Cultural Resources, requires that work be halted and a qualified archaeologist contacted should any buried cultural resources be discovered during earth -moving operations. The mitigation measure also requires that a Tribal monitor be present City of Rancho Mirage 73
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during ground disturbing activities, and that a report shall be submitted to the City and Tribes should any cultural resources be discovered. Implementation of this mitigation measure will ensure that potential impacts to Tribal Cultural Resources are less than significant.
18.3 Mitigation Measures: See Section 5 (Cultural Resources) City of Rancho Mirage 74
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19 - Utilities and Service Systems
UTILITIES AND SERVICE
SYSTEMS — Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Require or result in the relocation
or construction of new or expanded
water, wastewater treatment or storm
drainage, electric power, natural gas,
or telecommunications facilities, the
construction or relocation of which
could cause significant environmental
effects?
—
❑
��
b) Have sufficient water supplies
available to serve the project and
reasonably foreseeable future
development during normal, dry and
multiple dry years?
[ I
[ 1
❑
��
c) Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it
has adequate capacity to serve the
projects projected demand in addition
to the providers existing
commitments?
❑
❑
��
d) Generate solid waste in excess of
state or local standards, or in excess
of the capacity of local infrastructure,
or otherwise impair the attainment of
solid waste reduction goals?
III
e) Comply with federal, state, and
local management and reduction
statues and regulations related to
solid waste?
U
Sources: City of Rancho Mirage General Plan 2017 Update; CalRecycle Solid Waste Information System (SWIS), https://calrecycle.ca.gov/SWFacilities/ (accessed October 2023); CalRecycle Estimated Waste Generation Rates https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates , accessed October 2023.
19.1 Setting
Domestic Water
Groundwater is the primary water source in the Coachella Valley. The Project site is located in the service area for the Coachella Valley Water District (CVWD), which sources most of its water City of Rancho Mirage
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supply from the Whitewater River Subbasin (also known as the Indio subbasin) and the Mission Creek Subbasin. CVWD also uses imported water to recharge the groundwater at three facilities:
the Whitewater River Groundwater Recharge Facility (GRF), the Thomas A. Levy GRF, and the Palm Desert GRF. CVWD also operates five water reclamation plants (WRPs), two of which generate recycled water which is used for landscape irrigation. In 2020, CVWD's actual water supply was 109,300 acre-feet, of which approximately 91% was sourced from groundwater, while the remainder was recycled water.
Wastewater
CVWD provides wastewater collection and treatment services to Rancho Mirage. Wastewater from the city is conveyed to Palm Desert Water Reclamation Plant 10 (WRP 10), which has a total capacity of 18 million gallons per day (mgd), including 15 mgd tertiary treatment capacity.
Electricity and Natural Gas
Electricity is provided to the project site by the Imperial Irrigation District (IID). California Gas (SoCalGas) provides natural gas service to the city.
Solid Waste
Rancho Mirage contracts with Burrtec for solid waste management and disposal services. Most landfill waste from Burrtec's service area in the Coachella Valley is taken to the Edom Hill Transfer Station north of Cathedral City. The transfer station has a maximum daily throughput of 3,500 tons for general waste, and a separate area with a maximum daily throughput of 500 tons for compost. From the transfer station, waste is taken to a regional landfill.
Recyclable materials are transported to a Material Recovery Facility for sorting and processing, and are ultimately shipped for reuse and repurposing. According to the City's General Plan Public Services and Facilities Element, the nearest Material Recovery Site to the Project area is the West Valley Transfer Station/Material Recovery Site in Fontana.
19.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
The Project site is located in an urbanized area in the City of Rancho Mirage that is well served by existing utilities. The proposed development is therefore not expected to require the relocation or construction of new or expanded utility facilities.
Water
Domestic water is provided in Rancho Mirage by CVWD. Existing 18 -inch water mains run in the Bob Hope Drive and Gerald Ford Drive rights -of -way (ROW). The proposed Project will connect to these existing facilities, and thus will not require the relocation or construction of new or expanded water facilities.
Wastewater treatment
CVWD provides sewer systems and wastewater treatment services to Rancho Mirage. An existing 8 -inch sewer main occurs in the Via Marta ROW, which, through the CVWD sewer system, would convey the Project's wastewater to WRP-10. The proposed Project will connect to this existing sewer line, extending the sewers into the subject site, and thus will not require the relocation or construction of new or expanded sewer facilities.
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Storm drainage
According to the Preliminary Hydrology Study prepared for the Project, the proposed development will retain 100% of the worst -case 100 -year storm on -site. The Project will therefore not generate any additional runoff, and thus will not require the relocation or construction of new or expanded storm drain facilities.
Electric Power, Natural Gas, and Telecommunications.
The proposed Project will require the construction of on -site electrical, natural gas, and telecommunications lines, which will connect to existing infrastructure located adjacent to the subject site. An existing Imperial Irrigation District transmission line occurs in the Bob Hope Drive ROW. The Project would be able to extend electricity into the site from this existing line, and will similarly extend utilities from existing natural gas and telecommunication facilities, and thus will not require the relocation or construction of new or expanded facilities. b) LESS THAN SIGNIFICANT IMPACT:
The proposed Project would use water during construction and operations. Water demand for construction would be temporary and limited, and would be primarily used for dust control purposes. During operations, water would be used for the skilled nursing facility, future medical office building, and for landscape irrigation. As shown in Table 6 in Section 10, Hydrology and Water Quality, the Project is estimated to generate demand for 7.29 acre-feet per year once operational.
According to the 2020 Coachella Valley Regional Urban Water Management Plan (UWMP), CVWD's water supply is projected to be 137,061 AFY in 2025, increasing to 164,966 AFY by 2045. The UWMP verifies the reliability of this supply through normal, dry and multiple dry years.
The Project's projected water demand of 7.29 AFY would represent 0.005% of the 2025 supply or 0.004% of the 2045 supply. CVWD would therefore have sufficient water supplies available to serve the Project and reasonably foreseeable future development through normal, dry, and multiple dry years. Impacts would be less than significant. c) LESS THAN SIGNFICIANT IMPACT:
CVWD provides wastewater collection and treatment services to Rancho Mirage. Wastewater from Rancho Mirage is conveyed to the Palm Desert Water Reclamation Plant 10 (WRP 10), which has a total capacity of 18 million gallons per day (mgd). CVWD updates its plans based on growth within its service area in order to ensure adequate sewer system capacity for future demands. WRP 10 has a currently average flow of 10.8 million gallons per day, and the CVWD 2010 Urban Water Management Plan projects wastewater treatment at the plant to be 15.53 million gallons per day by 2045. The Project's wastewater discharges would be typical of residential uses for the SNF, and office uses for the future office building, and would not exceed the wastewater treatment requirements of CVWD or the Regional Water Quality Control Board. It is therefore anticipated that the existing WTP would have adequate capacity to serve the Project in addition to CVWD's existing commitments, and impacts associated with wastewater would be less than significant.
d,e) LESS THAN SIGNIFICANT IMPACT:
Solid waste services are provided to the City of Rancho Mirage by Burrtec. Solid waste is recycled, transformed at a waste -to -energy facility, or disposed of at a County landfill. The Lamb Canyon regional landfill and Badlands landfill serve the Project area. The Lamb Canyon landfill has a maximum permitted capacity of 39,681,513 cubic yards, and a remaining capacity of 19,242,950 cubic yards as of 2015. The Badlands Landfill has a maximum capacity of 82,300,000 cubic yards City of Rancho Mirage 77
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and a remaining capacity of 7,800,000 cubic yards.2 In accordance with Assembly Bill (AB) 939, or the Integrated Waste Management Act, the City is required to recycle at least 50% of its solid waste.
Table 17 shows the Project's estimated solid waste generation in tons per year, based on build out of the proposed 46 -bed skilled nursing facility and future medical office building which could be up to 10,000 square feet.
Table 18
Estimate Solid Waste Disposal at Buildout
Proposed Land
Use
Disposal Rate
Proposed Units
Solid Waste
Disposal
Projected Solid
Waste Disposal
(tons/year)
Skilled nursing
facility
5 Ibs/bed/day
46 beds
230 Ibs per day
41.98 Medical office
building
0.084 Ibs/sf/day
10,000 sf
840 Ibs per day
153.3
Subtotal:
195.28
Total (with 50% diversion)
97.64 Based on estimated solid waste generation rates for nursing/retirement home and professional office uses as provided by Cal Recycle, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates , accessed October 2023.
As shown in the above table, the Project is estimated to generate 97.64 tons of solid waste per year. This is equivalent to 781.12 cubic yards per year,3 which represents approximately 0.004% of the Lamb Canyon landfill's remaining capacity, or 0.01 % of the Badlands landfill's remaining capacity. The Project would thus not exceed the available capacity of the landfill, and Project impacts will be less than significant.
Recyclable materials from the Project, such as paper, plastic, glass, carboard, and aluminum, will be transported to Burrtec's material recovery facilities for recycling. Burrtec is responsible for ensuring that solid waste operations comply with federal, state, and local regulations. The Project's impacts related to solid waste disposal would therefore be less than significant.
19.3 Mitigation Measures: None required.
2 CalRecycle Solid Waste Information System (SWIS), https://calrecycle.ca.gov/SWFacilities/ (accessed October 2023)
3 Assumes that 1 CY of commercial and residential recyclable solid waste is equivalent to 100 Ibs. (averaged). "Volume to Weight Conversion Factors," US EPA Office of Resource Conversion and Recovery (2016).
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20 - Wildfire
WILDFIRE — Would the project:
Potentially
Significant
Impact
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Impact
p
No Impact
If located in or near state
responsibility areas or lands classified
as very high fire hazard severity
zones, would the project:
a) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
❑
l 1
❑
��
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire
risks, and thereby expose project
occupants to, pollutant concentrations
from a wildfire or the uncontrolled
spread of a wildfire?
1 1
❑
��
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to
the environment?
1 1
n
❑
��
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post -fire slope
instability, or drainage changes?
1 I
❑
��
Sources: City of Rancho Mirage General Plan 2017 Update; CalFire, Fire Hazard Severity Zones in State Responsibility Area - June 15, 2023, https://calfire-
forestry.maps.arcgis.com/apps/webappviewer/index.html?id=988d431 a42b242b29d89597ab693d008 (Accessed October 2023).
20.1 Setting
Southern California is prone to wildfires due to the region's climate, topography, and vegetation.
Projects located in the transition zone from developed to natural landscapes, known as the wildland-urban interface, tend to be particularly susceptible to wildfires. The southern portion of Rancho Mirage is largely undeveloped hillside terrain, and is susceptible to a higher wildfire risk than the rest of the City.
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The Project site is located in the northern portion of Rancho Mirage, in an area with relatively flat topography. Lands to the east, north, and west of the subject site are developed, and lands south of Gerald Ford Drive are currently being developed.
CalFire ranks wildfire risks based on four criteria: fuels, weather, assets at risk, and level of service. According to a CalFire map of fire hazard severity zones in State Responsibility Areas (SRAs), the Project site and surrounding area are not classified as a moderate, high, or very high severity of wildfire hazard. As described in the City's General Plan 2017 Update, the historical record indicates that the wildland fire hazard in Rancho Mirage is relatively low.
20.2 Discussion of Impacts:
a) NO IMPACT:
The City of Rancho Mirage maintains a Local Hazard Mitigation Plan (LHMP), which is updated every 5 -years, including the most recent update in 2017. The City also participates in the County of Riverside Multi -Jurisdictional Local Hazard Mitigation Plan (MJLHMP), which was updated in 2023.
The primary evacuation routes in Rancho Mirage are the 1-10 and Highway 111. Arterial roads in the City provide secondary evacuation routes, including Bob Hope Drive, which bounds the Project to the west, and Gerald Ford Drive, which bounds the Project to the south. The primary point of Project ingress/egress will be at the north of the site, onto Via Marta. A secondary driveway will provide access to the site from Gerald Ford Drive. These ingress/egress points would provide access to the Project in case of an emergency. The Project does not propose modifications to the surrounding arterial roads that impede their use for emergency evacuation.
The proposed development is also not anticipated to result in any impediment to the implementation of the LHMP or MJLHMP. No impacts are anticipated. b,c) NO IMPACT:
The Project vicinity is urbanized, has relatively flat topography, and is not designated as a moderate, high, or very high wildfire hazard severity zone. It is not anticipated that the proposed development would have any impacts that could exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. The Project also does not propose the installation or maintenance of infrastructure that may exacerbate fire risk. No impacts are anticipated.
d) IMPACT:
The Project site is located on the floor of the Coachella Valley, in an area with relatively flat topography. The proposed development would therefore not result flooding or landslides as a result of runoff, post -fire slope instability, or drainage changes. There would be no impact.
20.3 Mitigation Measures: None required.
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21 - Mandatory Findings of Significance
MANDATORY FINDINGS OF
SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
a) Does the project have the potential
to degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, reduce the number or
restrict the range of a rare or
endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?
❑
z
❑
❑
b) Does the project have impacts that
are individually limited, but
cumulatively considerable? ("Cumula-
tively considerable" means that the
incremental effects of a project are
considerable when viewed in
connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects)?
❑
[ I
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��
c) Does the project have environ-
mental effects, which will cause
substantial adverse effects on human
beings, either directly or indirectly?
❑
n
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21.1 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION:
Biological Resources: The project site is not located within a CVMSHCP-designated conservation area and does not contain any wildlife corridors or biological linkage areas. However, on -site vegetation could provide habitat for nesting birds; therefore, a pre -construction survey will be required to avoid impacts to nesting birds covered by the MBTA and to burrowing owl. A pre - construction survey will also be required for Crotch's bumble bee. In addition, the site is subject to payment of the Development Mitigation Fee to mitigate potential impacts to covered species under the CVMSHCP.
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The Proposed Project will not significantly reduce fish or wildlife habitat or otherwise adversely impact a fish or wildlife species. The construction of the project has the potential to impact nesting birds, but the mitigation measures included in this document will reduce those impacts to less than significant levels.
Cultural Resources: No cultural resources are known to exist within or adjacent to the project site.
Since the project will require excavation, there is a small potential for unknown resources to be uncovered. Mitigation measures provided in this document will ensure that impacts to cultural and/or tribal resources are less than significant in the unlikely event that resources are discovered during project development.
Overall, there will be no significant environmental impacts which cannot be mitigated. Project related impacts, including cumulative impacts, are considered less than significant. b) LESS THAN SIGNIFICANT IMPACT:
A significant impact could occur if the Proposed Project, in conjunction with related projects, would result in impacts that would be less than significant when viewed separately, but would be significant when viewed together. Here, however, the impacts of the Proposed Project are individually limited and not cumulatively considerable.
The Proposed Project is consistent with the development envisioned for this area of the City in its General Plan. The project will comply with the maximum site coverage and FAR assigned to the property, and thus will not significantly intensify land use in the area beyond what is envisioned in the City's General Plan. All environmental impacts that could occur as a result of the proposed Project would be less than significant with the implementation of mitigation measures included herein, and when viewed in conjunction with other closely related past, present or reasonably foreseeable future projects, would not be significant.
c) LESS THAN SIGNIFICANT IMPACT:
The proposed Project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of the City's Municipal Code, other standard requirements and requirements of law, and the mitigation measures included in this document.
City of Rancho Mirage 82
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AHC Skilled Nursing Facility
Initial Study/Mitigated Negative Declaration
March 2024
CHAPTER 3: MITIGATION MONITORING AND REPORTING PROGRAM
Table 19
Mitigation Monitoring and Reporting Program
Mitigation Measure
Respgonsency le
A
Timing
Verification
(Date and
Initials)
BIOLOGICAL RESOURCES
BIO-1 Crotch's bumble bee: If vegetation removal and soil disturbance associated with construction activities will occur during the known flight season for Crotch's bumble bee
(March to July), then a protocol survey must be conducted. If these activities will occur outside of the bee's flight season, then species can be avoided, and no mitigation or monitoring is necessary.
BIO-2 Burrowing owl: A pre -construction take avoidance survey shall be conducted to confirm that no burrowing owl occur on the Project site. The pre -construction survey must follow CDFG's Staff Report for Burrowing Owls (2012), and must be conducted by a qualified biologist. Unless avoidable, all burrowing owls present must be relocated prior to any on -site ground disturbing activities. Relocation will require prior permission from CDFW, at a minimum.
BIO-3 Nesting birds: If Project -related disturbance (i.e., grading, vegetation removal, operation of heavy equipment,
construction, etc.) cannot be avoided during the nesting season (February 1 to August 31), then a nesting bird
clearance survey must be conducted by a qualified
ornithologist or biologist immediately prior to scheduled on - site disturbance. If nesting birds are found, no -work buffer zones of about 100 to 300 feet for unlisted songbirds and 500 feet for listed songbirds and raptors must be established and observed until young have fledged.
Project Proponent
Project Biologist
Planning
Department
The Project
Proponent shall
provide the City
with pre -
construction
surveys prior to
the issuance of
any permit to
allow ground
disturbance.
CULTURAL RESOURCES
CUL-1 An approved ACBCI Native American Cultural Resource Monitor shall be on -site during pre -construction phases of the Project including all earth moving activities such as grubbing, grading, trenching, and excavation. If
unanticipated cultural materials are discovered during earth- moving operations associated with the project, all work in the area shall be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds.
Project Proponent
Project
Archaeologist
Planning
Department
City Engineer
If resources are
uncovered
during
construction, a
report of
findings shall be
submitted to the
City, as well as
the Agua
Caliente Band
of Cahuilla
Indians and the
Augustine Band
of Cahuilla
Indians. The
report shall
include an
itemized
inventory of the
identified
cultural
materials, and
City of Rancho Mirage
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Initial Study/Mitigated Negative Declaration
March 2024
upon
completion of
the field and
laboratory work,
an analysis of
any recovered
artifacts. It shall
be submitted to
the City and
Tribes within 30
days of
completion of
grading
activities.
GEOLOGY AND SOILS
GEO-1
Remedial Grading: Remedial grading shall be conducted
under building areas. Excavation and recompaction within the building envelope shall extend laterally for 10 feet beyond the building limits and to a minimum depth of eight to ten feet below the existing grade. All other recommendations
provided in the Geotechnical Report prepared for the Project shall be implemented.
Project Proponent
Project Engineer
Planning Department
City Engineer
Prior to the
issuance of any
permit to allow
ground
disturbance on the
subject site, the
Project Proponent
shall provide the
City with
engineering
reports.
TRIBAL CULTURAL RESOURCES
(See Cultural Resources above)
City of Rancho Mirage 84
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March 2024
CHAPTER 4: REFERENCES
2020 Coachella Valley Regional Urban Water Management Plan (June 2021).
AHC-Skilled Nursing Facility Noise and Vibration Analysis prepared by Urban Crossroads (August 2023).
Biological Resources Assessment & CVMSHCP Consistency Analysis Report prepared by WSP USA Environment & Infrastructure, Inc. (October 2023) (Appendix B).
CaIEEMod Version 2020.1.1.21.
CalFire, Fire Hazard Severity Zones in State Responsibility Area - June 15, 2023, https://calfire- forestry.maps.arcgis.com/apps/webappviewer/index.html?id=988d431 a42b242b29d89597ab69 3d008 (Accessed October 2023).
California Air Resources Board 2022 Scoping Plan for Achieving Carbon Neutrality (November 2022).
California Code of Regulations, Title 24, Part 6 (accessed October 2023).
California Department of Conservation, California Important Farmland Finder https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed October 2023); City of Rancho Mirage General Plan 2017 Update.
California Earthquake Hazards Zone Application (EQ Zapp), https://maps.conservation.ca.gov/cgs/EQZApp/app/ (accessed October 2023).
California Energy Commissions, 2021 Total System Electric Generation, https://www.energy.ca.gov/data-reports/energy-al ma nac/ca l iforn ia-electricity-data/2021-total- system-electric-generation (accessed October 2023).
California Geological Survey Updated Mineral Land Classification Map for Portland Cement Concrete -Grade Aggregate in the Palm Springs Production -Consumption (P -C) Region, Riverside County, California (2007).
City of Rancho Mirage General Plan 2017 Update.
City of Rancho Mirage General Plan Update, Traffic Impact Analysis prepared by Urban Crossroads (March 2017).
City of Rancho Mirage Municipal Code.
City of Rancho Mirage, Resolution No. 2021-06,
https://weblink.ranchomirageca.gov/WebLink/DocView.aspx?id=602891 &dbid=0&repo=Rancho Mirage&cr=1 (accessed October 2023).
Coachella Valley Water District, Landscape Ordinance 1302.5, Appendix D and C; County of Riverside General Plan (2015), Figure OS -6.
Department of Toxic Substances Control, EnviroStor https://www.envirostor.dtsc.ca.gov/ (accessed October 2023); State Water Resources Control Board, GeoTracker https://geotracker.waterboards.ca.gov/ (accessed October 2023).
City of Rancho Mirage 85
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Geotechnical Report prepared by Sladden Engineering (August 2023) Historical/Archaeological Resources Survey Report for AHC Skilled Nursing Facility Project prepared by CRM TECH (October 2023).
Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th edition, 2021.
Preliminary Water Quality Management Plan for Skilled Nursing Facility, prepared by Michael Baker International (October 2023).
Rancho Mirage Greenhouse Gas Inventory (September 2012).
Rancho Mirage Sustainability Plan (March 2013).
SCAG 2020-205 RTP/SCS Demographics and Growth Forecast Technical Report (September 2020).
SCAQMD 2022 AQMP (December 2022).
SCAQMD Final Localized Significance Threshold Methodology (July 2008).
Skilled Nursing Facility Preliminary Hydrology Study, prepared by Michael Baker International (October 2023).
U.S. Census Bureau, 2020 Decennial Census; Southern California Association of Governments 2020-2045 RTP/SCS.
U.S. Census Bureau, American Community Survey 5 -year estimates (2021).
Water Supply Assessment for the Kaiser Permanente Los Angeles Medical Center Project Water Supply Assessment (December 2018), https://files.ceganet.opr.ca.gov/177816- 2/attachment/YIWkIMKNrMw9MZyaktcciBSpuwtSgWewvjfLUHrDdvCwF aktmyimJa- IC6xdIGEDbSRh PCN-Ht9NWL0 (accessed October 2023).
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CHAPTER 5: APPENDICES
Appendix A CalEEMod Output Tables
Appendix B Biological Resources Assessment & CVMSHCP Consistency Analysis Report Appendix C Geotechnical Investigation
Appendix D Historical Archaeological Resources Survey Report Appendix E Noise and Vibration Analysis
Appendix F Preliminary Hydrology Study
Appendix G Preliminary Water Quality Management Plan
CHAPTER 6: REPORT PREPARERS
Lead Agency
City of Rancho Mirage
City of Rancho Mirage 87
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Table of Contents
1. Basic Project Information
1. 1. Basic Project Information
1. 2. Land Use Types
1.3. User -Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2. 1. Construction Emissions Compared Against Thresholds
2. 2. Construction Emissions by Year, Unmitigated
2. 4. Operations Emissions Compared Against Thresholds
2. 5. Operations Emissions by Sector, Unmitigated
3. Construction Emissions Details
3.1. Site Preparation (2024) - Unmitigated
3. 3. Grading (2024) - Unmitigated
3. 5. Building Construction (2024) - Unmitigated
3. 7. Building Construction (2025) - Unmitigated
1 CO
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023
3.9. Paving (2024) - Unmitigated
3. 11. Paving (2025) - Unmitigated
3. 13. Architectural Coating (2024) - Unmitigated
3. 15. Architectural Coating (2025) - Unmitigated
4. Operations Emissions Details
4. 1. Mobile Emissions by Land Use
4. 1. 1. Unmitigated
4. 2. Energy
4. 2. 1. Electricity Emissions By Land Use - Unmitigated
4. 2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
4. 3. 1. Unmitigated
4. 4. Water Emissions by Land Use
4. 4. 1. Unmitigated
4. 5. Waste Emissions by Land Use
4. 5. 1. Unmitigated
4. 6. Refrigerant Emissions by Land Use
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023
4.6 .1 . Unmitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4. 8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9. 1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4. 10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off -Road Equipment
1 5.2.1. Unmitigated
CO
CD 5.3. Construction Vehicles
5. 3. 1. Unmitigated
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023
5.4. Vehicles
5. 4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5. 6. 1. Construction Earthmoving Activities
5. 6. 2. Construction Earthmoving Control Strategies
5. 7. Construction Paving
5. 8. Construction Electricity Consumption and Emissions Factors
5. 9. Operational Mobile Sources
5.9. 1. Unmitigated
5. 10. Operational Area Sources
5.10.1. Hearths
5.10.1. 1. Unmitigated
5. 10. 2. Architectural Coatings
5. 10.3. Landscape Equipment
5. 11. Operational Energy Consumption
5. 11. 1. Unmitigated
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023 5 .12. Operational Water and Wastewater Consumption
5.12.1 . Unmitigated
5.13. Operational Waste Generation
5.13. 1. Unmitigated
5. 14. Operational Refrigeration and Air Conditioning Equipment
5. 14.1. Unmitigated
5. 15. Operational Off -Road Equipment
5.15. 1. Unmitigated
5.16. Stationary Sources
5.16. 1. Emergency Generators and Fire Pumps
5.16. 2. Process Boilers
5.17. User Defined
5.18. Vegetation
5. 18.1. Land Use Change
5. 18.1. 1. Unmitigated
5. 18.1. Biomass Cover Type
5. 18. 1. 1. Unmitigated
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023
5.18.2 . Sequestration
5. 18. 2.1. Unmitigated
6. Climate Risk Detailed Report
6. 1. Climate Risk Summary
6.2. Initial Climate Risk Scores
6. 3. Adjusted Climate Risk Scores
6. 4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4. 0 Scores
7. 2. Healthy Places Index Scores
7. 3. Overall Health & Equity Scores
7.4. Health & Equity Measures
7.5. Evaluation Scorecard
7. 6. Health & Equity Custom Measures
8. User Changes to Default Data
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023
1. Basic Project Information
1.1. Basic Project Information
Data Field
Value
Project Name
Construction Start Date
Operational Year
Lead Agency
Land Use Scale
Analysis Level for Defaults
Windspeed (m/s)
Precipitation (days)
Lo cation
County
City
Air District
Air Basin
TAZ
EDFZ
Electric Utility
Gas Utility
App Version
1.2. Land Use Types
AHC Skilled Nursing Facility
1/1/2024
2025
Project/site
County
3.30 0 .80
33 .78822623475921,-116.40531499688039
Riverside -Salton Sea
Rancho Mirage
South Coast AQMD
Salton Sea
5671
11 Southern California Edison
Southern California Gas
2022.1.1.20
Lnnd Use Subtype
Size
Unit
Lot Acreage Building Area (sq ft)
Landscape Area (sq
ft)
Special Landscape
Ar ea (sq ft)
Population
Description
0 7/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Hospital
Parking Lot
Medical Office
Building
46.0 163
10 .0
Bed
Space
1000sgft
4.00 0.78
0 .97
40,966
0.00 10,000
12,432
0.00 0 .00
1.3. User -Selected Emission Reduction Measures by Emissions Sector No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO 2
PM10E
PM10D
PM 10T
PM2 .5E
PM2 .5D
PM2.5T
Unmit. 2. 65 2. 25 19.5 26.5 0. 04 0. 89 0.48 1 .37 0.82 0 .12 0 .94 Daily,
Winter
(Max)
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
4,653 4,653 0.18 0 .08 2 .50 4,686
Unmit. 4.43 6.95 36. 1 34. 0 0. 05 1.60 2. 98 3.82 1.47 1.39 2 .16 5,522 5,522 0 .23 0 .09 0 .07 5,543 Average
Daily
(Max)
Unmit. 1.50 1.79 11. 3 14. 0 0. 02 0.50 0. 40 0.90 0.46 0.13 0 .60 2,590 2,590 0 .10 0 .05 0 .58 2,608 Annual
(Max)
Unmit.
Exceeds
(Daily
Max)
0.27 0. 33 2.07 2.55 < 0.005 0. 09 0.07 0. 17 0.08 0. 02 0.11 429 429 0 .02 0 .01 0.10 432
0 8/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Threshol - 75.0 100 550 150 150 99.0
Unmit. - No No No No No No Yes Yes
Exceeds
(Average
Daily)
Threshol 75.0 100 550 150
d
Unmit. No No No No
150 99 .0
No
No
Yes
Yes
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (1b/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2 .5E
PM2.5D
PM2 .5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Daily -
Summer
(M ax)
2024 2.65 2.25 19. 5 26. 5 0.04 0. 89 0.48 1 .37 0 .82 0 .12 0 .94 Daily -
Winter
(Max)
2024 4.43 6.95 36.1 34.0 0.05 1.60 2.98 3.82 1.47 1.39 2.16 4,653 4,653 0 .18 0 .08 2 .50 4,686
5,522 5,522 0.23 0.09 0.07 5,543
2025 2. 62 6. 80 19.3 26.2 0.04 0.81 0.52 1.33 0.75 0.13 0.87 4,744 4,744 0.19 0.09 0.06 4,774
Average
Daily
2024 1. 50 1. 79 11.3 14.0 0. 02 0. 50 0.40 0.90 0.46 0.13 0.60 2,590 2,590 0.10 0.05 0.58 2,608 2025 0.45 1.16 3.28 4.53 0.01 0.14 0.09 0.23 0.13 0.02 0.15 813 813 0.03 0.01 0.18 818 Annual
2024 0.27 0. 33 2.07 2.55 < 0. 005 0. 09 0.07 0. 17 0. 08 0. 02 0.11 429 429 0 .02 0 .01 0 .10 432 7+ 0.08 0.21 0.60 0.83 < 0.005 0.03 0.02 0.04 0.02 < 0.005 0.03 135 135 0.01 < 0.005 0.03 135
2. 4. Operations Emissions Compared Against Thresholds
N 9/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
Unmit. 5. 18 5. 83 9.27 45 .3 0.11 0.38 7.58 7.96 0 .38 1.92 2.30 141 13,403 13,544 14.6 0 .44 32.6 Daily,
Winter
(Max)
CO2e
14,073
Unmit. 4.33 5.02 9.59 29.4 0.10 0.38 7.58 7.96 0.38 1.92 2.30 141 12,315 12,456 14 .6 0.45 1.16 12,957 Average
Daily
(Max)
Unmit. 2.54 3.42 4.51 25. 8 0. 08 0.15 6 .20 6.35 0 .14 1 .57 1 .72 141 10,364 10,504 Annual
(Max)
14.6 0 .37
11.7 Unmit. 0.46 0.62 0.82 4.71 0.01 0.03 1.13 1.16 0.03 0.29 0.31 23.3 1,716 1,739 2.41 0.06 1.94 Exceeds
(Daily
Max)
Threshol
d
Unmit.
Exceeds
(Av erage
Daily)
Threshol
d
Unmit.
Exceeds
(Annual)
Threshol
d
55. 0
55. 0
550
150
150
55.0 No No No No No No
55. 0
55. 0
550
150
150
55.0 No No No No No No
10,989
1,819
3,000
W
10/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Unmit.
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) No
Sector
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Daily,
Summer
(Max)
M obile 2. 77 2.44 3.60 38.0 0.09 0.06 7.58 7.64 0.06 1.92 1.98 9,517 9,517 0.28 0.39 32.3 9,672 Area 0.39 1.59 0. 02 2. 22 < 0 .005 < 0 .005 < 0 .005 < 0 .005 < 0 .005 9 .12 9 .12 < 0 .005 < 0 .005 9 .15 Energy 0.08 0.04 0.73 0.62 < 0.005 0.06 0 .06 0 .06 0 .06 2,938 2,938 0 .21 0 .02 2,949 Water 10.3 38.3 48.6 1 .06 0 .03 82.7
Waste 131 0.00 131 13.1 0.00 457
Refrig. 0.32 0.32
Stationar 1.93 1.76 4.92 4.49 0. 01 0.26 0.00 0 .26 0 .26 0 .00 0 .26 0 .00 900 900 0 .04 0 .01 0 .00 903 Y
Total 5. 18 5. 83 9. 27 45.3 0. 11 0. 38 7.58 7.96 0.38 1.92 2.30 141 13,403 13,544 14.6 0.44 32.6 14,073 Daily,
Winter
(M ax)
M obile 2.32 2.00 3.94 24. 3 0.08 0.06 7.58 7. 64 0.06 1 .92 1.98 8,438 8,438 0 .29 0 .40 0 .84 8,565 Area 1. 23
Energy 0. 08 0. 04 0. 73 0.62 < 0.005 0.06 0.06 0.06 0 .06 2,938 2,938 0.21 0.02 2,949 Water 10.3 38.3 48.6 1.06 0 .03 82.7
Waste 131 0 .00 131 13.1 0 .00 457
Refrig. 0 .32 0 .32
Stati75Rd+ 1.93 1. 76 4.92 4.49 0.01 0.26 0.00 0.26 0. 26 0.00 0. 26 0.00 900 900 0 .04 0.01 0 .00 903 Y
1 Tota 4.33 5.02 9.59 29. 4 0. 10 0. 38 7. 58 7. 96 0. 38 1. 92 2. 30 141 12,315 12,456 14.6 0 .45 1 .16 12,957
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Average
Daily
Mobile 2.00 1.74 3.10 23.5 0.07 0.05 6.20 6.26 0.05 1.57 1.62 7,259 7,259 0.23 0.32 11 .4 7,372 Area 0. 19 1.40 0 .01 1 .09 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 4.50 4.50 < 0.005 < 0.005 4.51 Ene rgy 0.08 0. 04 0.73 0 .62 < 0 .005 0 .06 0 .06 0 .06 0 .06 2,938 2,938 0 .21 0 .02 2,949 Water 10.3 38.3 48.6 1 .06 0 .03 82.7
Waste 131 0 .00 131 13.1 0 .00 457
Refrig. 0.32 0.32
Stationar 0. 26 0. 24 0. 67 0.61 < 0.005 0.04 0.00 0.04 0.04 0.00 0.04 0.00 123 123 < 0.005 < 0.005 0.00 124 Y
Total 2.54 3.42 4.51 25.8 0.08 0.15 6.20 6.35 0.14 1.57 1.72 141 10,364 10,504 14 .6 0.37 11 .7 10,989 Annual - -
Mobile 0.36 0.32 0.56 4.29 0.01 0.01 1 .13 1.14 0 .01 0 .29 0 .30 1,202 1,202 0 .04 0 .05 1 .89 1,221 Area 0.04 0.26 < 0. 005 0.20 < 0. 005 < 0.005 < 0 .005 < 0 .005 < 0 .005 0 .74 0 .74 < 0 .005 < 0 .005 0 .75 Energy 0.01 0.01 0.13 0.11 < 0. 005 0. 01 0.01 0 .01 0 .01 487 487 0 .03 < 0 .005 488 Water 1.71 6.34 8.05 0.18 < 0.005 13 .7
Waste 21.6 0.00 21.6 2.16 0.00 75.6
Refrig. 0 .05 0 .05
Stationar 0.05 0.04 0.12 0.11 < 0. 005 0.01 0. 00 0.01 0 .01 0.00 0 .01 0 .00 20.4 20.4 < 0 .005 < 0 .005 0 .00 20.5 Y
Total 0.46 0.62 0.82 4.71 0.01 0.03 1.13 1.16 0.03 0.29 0 .31 23.3 1,716 1,739 2 .41 0.06 1 .94 1,819
3. Construction Emissions Details
3.1. Site Preparation (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Lo -ation
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 0
R
CO2e
te
01 12/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Daily,
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 4.34 3.65 36.0 32.9 0.05 1.60 1.60 1.47 1.47 5,296 5,296 0.21 0.04 5,314 Equipment
Onsite 0.00 0.00 0.00 0.00 0 .00 0.00 0.00 0.00 0.00 0 .00 0.00 0.00 0 .00 0.00 0 .00 0.00 0 .00 truck
Average
Daily
O ff -Road 0.12 0.10 0.99 0.90 < 0.005 0.04 0.04 0.04 0.04 145 145 0.01 < 0.005 - 146 Equipment
Onsite 0.00 0.00 0.00 0.00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
Annual
Off -Road 0.02 0. 02 0.18 0. 16 < 0. 005 0. 01 0 .01 0.01 0.01 24.0 24.0 < 0 .005 < 0.005 - 24.1 Equipment
Onsite 0. 00 0. 00 0. 00 0. 00 0.00 0. 00 0. 00 0.00 0 .00 0.00 0 .00 0 .00 0.00 0 .00 0.00 0 .00 0.00 truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Worker 0.09 0. 07 0. 11 1. 03 0. 00 0. 00 0. 23 0. 23 0.00 0. 05 0.05 226 226 0 .01 0 .01 0 .03 229 Vendor 0.00 0. 00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hai filing 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Average
13/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 6.62 6.62 < 0.005 < 0.005 0.01 6.71 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0. 00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Annual
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 1.10 1.10 < 0.005 < 0.005 < 0.005 1.11 Vendor 0. 00 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0. 00 0. 00 0. 00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00
3.3. Grading (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Lo cation
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
TOG
Off -Road 2.26
Equipment
Dust
From
Material
M ovement
Onsite
truck
Average
Dai
0.00 OtE4Road 0.12
Equipment
ROG
1.90 0.00
0.10 NOx
18.2 0.00
1.00 CO
18.8 0.00
1.03 SO2
PM10E
0.03 0.00
< 0.005
0.84 0.00
0.05 PM10D
2.76 0.00
PM10T
0.84 2. 76
0.00 0.05
PM2 .5E
PM2.5D
0.77 0.00
0.04 1 .34
0.00 PM2 .5T
0.77 1.34
0.00 0.04
BCO2
NBCO2
2,958
0.00 162
CO2T
2,958
0.00 162
CH4
0.12 0.00
0.01 N20
0.02 0.00
< 0.005
R
0.00 CO2e
2,969
0.00 163
CD
14/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Dust 0.15 0.15 0.07 0.07
From
Material
Movemen:
Onsite 0.00 0.00 0.00 0.00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 truck
Annual
Off -Road 0. 02 0. 02 0. 18 0.19 < 0.005 0.01 0.01 0.01 0.01 26.8 26.8 < 0.005 < 0.005 - 26.9 Equipment
Dust 0 .03 0 .03 0 .01 0 .01
From
Material
Movemen:
Onsite 0.00 0.00 0.00 0.00 0. 00 0.00 0 .00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Worker 0.08 0.06 0.09 0.88 0.00 0.00 0.20 0.20 0.00 0.05 0.05 194 194 0.01 0.01 0.02 196 Vendor 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling < 0. 005 < 0. 005 0.09 0.02 < 0. 005 < 0. 005 0. 02 0.02 < 0.005 0 .01 0 .01 76.5 76.5 < 0 .005 0 .01 < 0 .005 80.1 Average
Daily
Worker < 0. 005 < 0. 005 < 0. 005 0. 06 0.00 0. 00 0. 01 0. 01 0. 00 < 0.005 < 0 .005 11.3 11.3 < 0 .005 < 0 .005 0 .02 11.5 Vendor 0.00 0.00 0. 00 0. 00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00
11.14ling < 0. 005 < 0. 005 < 0.005 < 0. 005 < 0. 005 < 0. 005 < 0. 005 < 0. 005 < 0.005 < 0. 005 < 0.005 4 .19 4 .19 < 0.005 < 0 .005 < 0.005 4 .39 'AITIft.ial
1 =rkker < 0. 005 < 0.005 < 0.005 0.01 0. 00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 1.88 1.88 < 0 .005 < 0.005 < 0.005 1.90 Ctlor 0. 00 0. 00 0. 00 0.00 0. 00 0.00 0.00 0. 00 0. 00 0. 00 0.00 0.00 0 .00 0.00 0 .00 0.00 0 .00 00 15/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Hauling < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 - 0.69 0.69 < 0.005 < 0.005 < 0.005 0.73
3.5. Building Construction (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
TOG
Off -Road 1.44
Equipment
Onsite
truck
Daily,
Winter
(Max)
0. 00
Off -Road 1.44
Equipment
Onsite
truck
Average
Daily
0.00 Off -Road 0.91
Equipment
Onsite
truck
0. 00
Annual -
Off -Road 0.17
EG ' ment
9«ke
trick
qe
0.00 ROG
1.20 0. 00
1.20 0.00
0.76 0.00
0.14 0.00
NOx
11. 2
0. 00
11.2 0.00
7.11 0. 00
1.30 0.00
CO
13. 1
0. 00
13. 1
0.00 8.32
0.00 1.52
0. 00
SO2
0.02 0. 00
0.02 0.00
0. 01
0. 00
< 0.005
0.00 PM10E
0.50 0 .00
0.50 0.00
0.32 0.00
0.06 0. 00
PM10D
0 .00
0.00 0.00
0.00 PM10T
0 .50
0.00 0.50
0.00 0.32
0.00 0. 06
0. 00
PM2.5E
0 .46
0 .00
0.46 0 .00
0.29 0.00
0. 05
0. 00
PM2.5D
0 .00
0.00 0.00
0. 00
PM2.5T
0 .46
0.00 0.46
0 .00
0 .29
0.00 0.05
0. 00
BCO2
NBCO2
2,398
0.00 2,398
0 .00
1,520
0.00 252
0 .00
CO2T
2,398
0.00 2,398
0 .00
1,520
0.00 252
0 .00
CH4
0 .10
0.00 0 .10
0 .00
0 .06
0.00 0 .01
0 .00
N20
0 .02
0.00 0.02
0 .00
0 .01
0.00 < 0 .005
0 .00
R
0.00 0 .00
0.00 0 .00
CO2e
2,406
0.00 2,406
0 .00
1,525
0.00 253
0 .00
16/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Daily,
Summer
(Max)
Worker 0.10 0.09 0.09 1 .69 0 .00 0.00 0 .21 0 .21 0 .00 0 .05 0 .05 248 248 0 .01 0 .01 0 .92 251 Vendor 0.01 0. 01 0.29 0.13 < 0 .005 < 0 .005 0 .07 0 .08 < 0 .005 0 .02 0 .02 269 269 < 0 .005 0 .04 0 .73 281 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
Worker 0.08 0. 07 0.10 0.96 0.00 0 .00 0 .21 0 .21 0 .00 0 .05 0 .05 211 211 0.01 0 .01 0 .02 213 Vendor 0. 01 0. 01 0. 32 0. 13 < 0.005 < 0 .005 0 .07 0 .08 < 0.005 0 .02 0.02 269 269 < 0.005 0 .04 0.02 280 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
Worker 0.05 0.05 0.06 0.76 0.00 0.00 0 .14 0 .14 0 .00 0.03 0 .03 143 143 0 .01 0 .01 0 .25 145 Vendor 0.01 0. 01 0.20 0. 08 < 0. 005 < 0. 005 0.05 0 .05 < 0 .005 0 .01 0 .01 171 171 < 0 .005 0 .02 0 .20 178 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Annual
Worker 0.01 0.01 0.01 0.14 0. 00 0. 00 0. 02 0.02 0 .00 0.01 0 .01 23.6 23.6 < 0 .005 < 0 .005 0 .04 24.0 Vendor < 0. 005 < 0. 005 0.04 0.02 < 0. 005 < 0. 005 0. 01 0.01 < 0 .005 < 0 .005 < 0 .005 28 .2 28.2 < 0 .005 < 0 .005 0 .03 29.4 Hauling 0.00 0.00 0.00 0.00 0. 00 0.00 0. 00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00
3.7. Building Construction (2025) - Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Lo cation
Onsite
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2 e
17/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Daily,
Winter
(Max)
Off -Road 1.35 1.13 10.4 13 .0 0 .02 0.43 0 .43 0 .40 0 .40 2,398 2,398 0 .10 0 .02 2,406 Equipment
Onsite 0.00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
Average
Daily
Off -Road 0. 23 0.19 1. 78 2.22 < 0 .005 0 .07 0 .07 0 .07 0 .07 408 408 0 .02 < 0 .005 - 410 Equipment
Onsite 0. 00 0. 00 0. 00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
Annual
Off -Road 0.04 0.04 0.32 0.41 < 0. 005 0.01 0 .01 0 .01 0 .01 67.6 67.6 < 0 .005 < 0 .005 - 67.8 Equipment
Onsite 0. 00 0.00 0.00 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Worker 0.07 0.06 0.09 0.88 0. 00 0.00 0. 21 0.21 0. 00 0.05 0 .05 206 206 0 .01 0 .01 0 .02 209 Vendor 0.01 0.01 0.30 0.13 < 0. 005 < 0. 005 0. 07 0. 08 < 0. 005 0.02 0 .02 265 265 < 0 .005 0 .04 0 .02 275 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Average
. j71orker 0.01 0.01 0.01 0.19 0.00 0.00 0.04 0.04 0.00 0.01 0.01 37.5 37.5 < 0 .005 < 0.005 0.06 38.0 ielAdor < 0. 005 < 0.005 0.05 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 45.0 45.0 < 0 .005 0.01 0 .05 46.9 ililing 0. 00 0. 00 0. 00 0.00 0. 00 0. 00 0. 00 0. 00 0.00 0. 00 0.00 0.00 0 .00 0.00 0 .00 0.00 0 .00 18/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Annual
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 6.21 6.21 < 0.005 < 0.005 0.01 6.29 Vendor < 0. 005 < 0.005 0 .01 < 0 .005 < 0 .005 < 0 .005 < 0 .005 < 0 .005 < 0 .005 < 0 .005 < 0 .005 7 .45 7 .45 < 0 .005 < 0 .005 0 .01 7 .76 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00
3.9. Paving (2024) - Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
TOG
Daily, -
Summer
(Max)
ROG
NOx
CO
SO2
PM10E
Off -Road 1.01 0.85 7.81 10.0 0.01 0.39
Equipment
Paving 0. 01
PM1OD
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 0
R
CO2e
0.39 0.36 0.36 1,512 1,512 0.06 0.01 1,517
Onsite 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 truck
Daily,
Winter
(Max)
Off -Road 1.01 0.85 7.81 10. 0 0. 01 0.39
Equipment
Paving
Onsite 0. 00
truck
0.01 0. 00 0. 00
0.00 0. 00
0. 00 0. 00
0.39 0.36 0 .36
0. 00 0. 00
Average
Daily
oad 0.24 0.20 1. 85 2. 37 < 0. 005 0. 09 0. 09 0. 08
'pment
Pali ng < 0.005 -
N 19/51
0.00 0 .00
0.00 0.00 0.00 0.00 0.00 0.00
1,512 1,512 0 .06 0 .01 1,517
0 .00
0 .00 0 .00
0 .00 0 .00 0 .00
0. 08 358 358 0 .01 < 0 .005 - 359
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Onsite 0.00 0.00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 truck
Annual -
Off -Road 0. 04 0.04 0 .34 0 .43 < 0.005 0 .02 0 .02 0.02 0.02 59.3 59.3 < 0.005 < 0.005 - 59.5 Equipment
Paving < 0.005 -
Onsite 0. 00 0. 00 0.00 0 .00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 truck
Offsite
Daily,
Summer
(Max)
Worker 0. 09 0. 08 0. 09 1. 55 0.00 0 .00 0.20 0.20 0.00 0.05 0.05 228 228 0.01 0.01 0.85 231 Vendor 0. 00 0.00 0. 00 0.00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Daily,
Winter
(Max)
Worker 0. 08 0. 06 0. 09 0. 88 0. 00 0. 00 0.20 0.20 0.00 0.05 0.05 194 194 0.01 0.01 0.02 196 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hauling 0.00 0.00 0.00 0.00 0. 00 0.00 0. 00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Average -
Daily
Worker 0.02 0.02 0.02 0. 26 0.00 0. 00 0. 05 0. 05 0. 00 0.01 0 .01 49 .0 49.0 < 0 .005 < 0 .005 0 .09 49.7 Vendor 0.00 0.00 0.00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Annual
CC41ter < 0. 005 < 0. 005 < 0. 005 0.05 0. 00 0.00 0. 01 0. 01 0. 00 < 0. 005 < 0.005 8 .12 8 .12 < 0 .005 < 0 .005 0 .01 8 .23 Vendor 0.00 0.00 0.00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 R4ing 0.00 0.00 0.00 0.00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 20/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023
3.11. Paving (2025) - Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Onsite
Daily, -
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 0.95
Equipment
0.80 7.45
Paving - 0.01
9.98 0.01
0.35 - 0.35 0.32 - 0.32
1,511 1,511 0.06 0.01 - 1,517
Onsite 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
0 .00 0 .00 0.00 0.00
0.00 0 .00
Average -
Daily
Off -Road 0. 16 0. 14 1. 27 1. 70 < 0.005 0. 06
Equipment
0 .06 0 .05 0.05 257 257 0.01 < 0.005 - 258
Paving
< 0. 005 - -
Onsite 0. 00 0. 00 0.00 0. 00 0.00 0.00 0.00 0. 00 0 .00 0.00 0.00 truck
Annual
0.00 0.00
0.00 0.00
0.00 0.00
Off -Road 0. 03
Equipment
0. 02 0. 23
Paving - < 0.005 -
0. 31 < 0.005 0. 01
0. 01 0.01 0.01 42 .6 42.6 < 0.005 < 0.005 -
42.8 Onsite 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 tTQC�'
Ojfsite
S ner
21 / 51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Daily,
Winter
(Max)
Worker 0.07 0.06 0.08 0 .81 0.00 0 .00 0 .20 0 .20 0 .00 0 .05 0 .05 190 190 0 .01 0 .01 0 .02 192 Vendor 0.00 0. 00 0.00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
Worker 0.01 0.01 0.01 0.17 0.00 0.00 0.03 0.03 0.00 0.01 0.01 34 .5 34 .5 < 0.005 < 0.005 0.06 34 .9 Vendor 0. 00 0.00 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0. 00 0. 00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Annual
Worker < 0. 005 < 0. 005 < 0. 005 0.03 0. 00 0.00 0 .01 0 .01 0 .00 < 0 .005 < 0 .005 5 .71 5 .71 < 0 .005 < 0 .005 0 .01 5 .79 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0. 00 0.00 0. 00 0.00 0.00 0 .00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
3.13. Architectural Coating (2024) - Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Lo cation
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
TOG
Toad 0.17
P_l ment
Q rect
ural�
tfings
ROG
0.14 4. 59
NOx
0.91 CO
1.15 SO2
< 0. 005
PM10E
0.03 PM10D
PM1OT
0.03 PM2.5E
0.03 PM2.5D
PM2.5T
0.03 BCO2
NBCO2
134
CO2T
134
CH4
0 .01
N20
< 0 .005
R
CO2e
134
22/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Onsite 0.00 0.00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 truck
Average -
Daily
Off -Road 0.02
Equipment
0. 02 0.10 0.13 < 0 .005 < 0 .005 -
Architect 0.52
ural
Coatings
< 0 .005 < 0 .005 - < 0 .005 -
15.2 15.2 < 0 .005 < 0 .005 -
15.2 Onsite 0.00 0.00 0. 00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
Annual
Off -Road < 0. 005 < 0. 005 0.02 0.02 < 0.005 < 0 .005 - < 0 .005 < 0 .005 - < 0 .005 - Equipment
Architect
ural
Coatings
0.10 Onsite 0.00 0.00 0.00 0.00 0.00 0. 00 0.00 0 .00 0.00 0 .00 0 .00 truck
Offsite
Daily,
Summer
(M ax)
Daily,
Winter
(M ax)
2 .51 2 .51 < 0 .005 < 0 .005 -
0.00 0 .00 0 .00 0 .00
2 .52
0.00 0 .00
Worker 0.02 0.01 0.02 0. 19 0.00 0. 00 0.04 0.04 0.00 0.01 0.01 42 .1 42.1 < 0.005 < 0.005 < 0.005 42.6 Vendor 0.00 0. 00 0.00 0. 00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hauling 0.00 0.00 0.00 0. 00 0.00 0. 00 0. 00 0. 00 0.00 0. 00 0.00 0.00 0 .00 0.00 0 .00 0.00 0 .00 Average
1 1/grailor < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 - 5.11 5.11 < 0.005 < 0.005 0.01 5.18 Verkr 0. 00 0.00 0. 00 0. 00 0.00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 - 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 23/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Hauling 0.00 0.00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Annual
Worker < 0. 005 < 0.005 < 0 .005 < 0 .005 0 .00 0 .00 < 0 .005 < 0 .005 0 .00 < 0 .005 < 0 .005 0 .85 0 .85 < 0 .005 < 0 .005 < 0 .005 0 .86 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
3.15. Architectural Coating (2025) - Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
TOG
Off -Road 0.15
Equipment
Architect
ural
Coatings
Onsite
truck
Average
Daily
0.00 Off -Road 0.03
EEpment
akjtect
u�al
wings
9 nsNte
trtocil
0. 00
ROG
0.13 4. 59
0.00 0.02
0.78 0. 00
NOx
0.88 0.00
0.15 0. 00
CO
1.14 0.00
0.19 0. 00
SO2
< 0. 005
0. 00
< 0.005
0. 00
PM10E
0.03 0.00
< 0.005
0. 00
PM10D
0. 00
0. 00
PM10T
0.03 0.00
< 0.005
0. 00
PM2.5E
0 .03
0.00 < 0.005
0. 00
PM2.5D
0 .00
0. 00
PM2.5T
0 .03
0 .00
< 0.005
0. 00
BCO2
NBCO2
134
0 .00
22 .7
0 .00
CO2T
134
0 .00
22 .7
0 .00
CH4
0 .01
0 .00
< 0.005
0 .00
N20
< 0 .005
0 .00
< 0.005
0 .00
R
0 .00
0 .00
CO2e
134
0 .00
22 .8
0 .00
24/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Annual -
Off -Road < 0.005 < 0.005 0.03 0.04 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 3.76 3.76 < 0.005 < 0.005 - 3.78 Equipment
Architect 0.14
ural
Coatings
Onsite 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Worker 0.01 0.01 0.02 0.18 0.00 0.00 0.04 0.04 0.00 0.01 0.01 41.2 41.2 < 0.005 < 0.005 < 0.005 41 .7 Vendor 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Average
Daily
Worker < 0.005 < 0. 005 < 0.005 0. 04 0.00 0. 00 0. 01 0.01 0 .00 < 0 .005 < 0.005 7.50 7 .50 < 0.005 < 0.005 0.01 7 .60 Vendor 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0. 00 0 .00 0 .00 0.00 0.00 0 .00 0.00 0 .00 0.00 0 .00 Hauling 0.00 0.00 0.00 0. 00 0. 00 0.00 0.00 0.00 0.00 0 .00 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 Annual
Worker < 0. 005 < 0.005 < 0. 005 0.01 0. 00 0.00 < 0.005 < 0.005 0. 00 < 0.005 < 0.005 1 .24 1.24 < 0 .005 < 0.005 < 0.005 1.26 Vendor 0.00 0.00 0.00 0. 00 0.00 0.00 0.00 0. 00 0.00 0. 00 0.00 0.00 0 .00 0.00 0.00 0.00 0 .00 Hauling 0. 00 0.00 0. 00 0.00 0. 00 0.00 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
Co
25/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023
4.1. Mobile Emissions by Land Use
4. 1. 1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Hospital 0.78 0.69 1.01 10. 7 0 .03 0.02 2 .13 2 .15 0 .02 0 .54 0 .56 2,678 2,678 0 .08 0 .11 9 .09 2,722
Parking 0.00 0.00 0.00 0.00 0.00 0.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Lo t
Medical 1.99 1.76 2. 59 27. 3 0. 07 0 .05 5 .45 5 .49 0 .04 1 .38 1 .42 6,839 6,839 0 .20 0 .28 23.2 6,950 Office
Building
Total 2.77 2.44 3.60 38.0 0.09 0.06 7.58 7.64 0.06 1.92 1.98 9,517 9,517 0.28 0.39 32.3 9,672
Daily,
Winter
(Max)
Hospital 0. 65 0. 56 1.11 6. 83 0.02 0.02 2.13 2.15 0.02 0.54 0.56 2,375 2,375 0.08 0.11 0.24 2,411 Parking 0.00 0.00 0.00 0.00 0.00 0.00 0. 00 0. 00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 Lo t
Medical 1. 67 1. 44 2. 83 17.4 0. 06 0.05 5.45 5.49 0.04 1.38 1.42 6,063 6,063 0.21 0.29 0.60 6,155 Office
Building
Total 2.32 2.00 3.94 24. 3 0. 08 0. 06 7. 58 7. 64 0. 06 1.92 1 .98 8,438 8,438 0 .29 0 .40 0 .84 8,565 Annual
Hospital 0.12 0.10 0.18 1.38 < 0.005 < 0.005 0.36 0.37 < 0.005 0.09 0.10 386 386 0.01 0.02 0.61 392 LPoar� sing 0. 00 0.00 0. 00 0.00 0. 00 0.00 0. 00 0.00 0. 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Lot
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 M edical
Office
Building
0.25 0.22
0 .38
2.91 0.01
0.01 0 .77
0.77 0 .01
0.19 0.20
Total 0.36 0.32 0.56 4 .29 0 .01 0 .01 1 .13 1 .14 0 .01 0 .29 0 .30 816
816
0.03 0.04
1.28 828
1,202 1,202 0 .04 0 .05 1 .89 1,221
4. 2. Energy
4. 2. 1. Electricity Emissions By Land Use - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 0
R
CO2e
Hospital -
Parking
Lo t
Medical
Office
Building
Total
Daily,
Winter
(Max)
Hospital -
Parking
Lo t
Medical
Office
Building
Total
Annual
IV
O
1,764 1,764 0 .11 0 .01
43 .1
254
43 .1
254
< 0.005
0 .02
< 0.005
< 0 .005
1,771
43 .3
255
2,062 2,062 0 .13 0 .02 2,069
1,764 1,764 0 .11 0 .01 1,771
43.1 254
43.1 254
< 0 .005
0 .02
< 0 .005
< 0 .005
43.3 255
2,062 2,062 0 .13 0 .02 2,069
27/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Hospital -
Parking
Lo t
M edical
Office
Building
Total
292 292 0.02 < 0.005 - 293
7.14 42.1
7.14 42.1
< 0.005
< 0.005
< 0.005
< 0.005
7.17 42.3
341 341 0 .02 < 0 .005 - 343
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
Daily,
Summer
(M ax)
TOG
Hospital 0.07
Parking
Lo t
Medical
Office
Building
0.00 0.01
ROG
NOx
0.04 0.66
0.00 < 0.005
0.00 0. 07
CO
SO2
PM10E
0. 56 < 0. 005 0. 05
0.00 0.06
0.00 < 0.005
0.00 0.01
Total 0.08 0.04 0.73 0.62 < 0. 005 0.06
Daily,
Winter
(Max)
Hospital 0.07 0.04 0.66 0.56 < 0. 005 0.05
Parking
Lot
MediZ`
Office
Building
TotalA , 0. 08
0.00 0.01
0.00 < 0.005
0.00 0.07
0.04 0. 73
0.00 0.06
0.00 < 0.005
0. 00
0.01 0.62 < 0. 005 0.06
PM10D
PM10T
PM2.5E
0 .05 0 .05
0.00 0.01
0.00 0.01
0. 06 0.06
0.05 0. 05
0. 00
0.01 0. 00
0.01 0. 06 0. 06
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 O
CO2e
0 .05 788 788 0 .07 < 0 .005 - 791
0.00 0.01
0.00 88.4
0.00 88 .4
0.00 0.01
0.00 < 0.005
0.00 88.7
0 .06 877 877 0 .08 < 0 .005 - 879
0 .05 788 788 0 .07 < 0 .005 - 791
0 .00
0.01 0 .00
88 .4
0 .00
88.4 0 .00
0.01 0 .00
< 0.005
0 .00
88.7 0. 06 877 877 0 .08 < 0 .005 - 879
28/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Annual -
Hospital 0.01 0.01 0.12 0.10 < 0.005 0.01
Parking
Lo t
Medical
Office
Building
0. 00
< 0. 005
0.00 < 0. 005
0 .00
0.01 0.00
0 .01
0 .00
< 0 .005
0 .00
< 0 .005
Total 0.01 0.01 0. 13 0.11 < 0 .005 0.01
0.01 0.01
0 .00
< 0 .005
0 .00
< 0 .005
0.01 0 .01
0.01 131 131 0.01 < 0.005 - 131
0.00 < 0 .005
0 .00
14.6 0 .00
14.6 0 .00
< 0 .005
0 .00
< 0 .005
0 .00
14.7 0 .01 145 145 0 .01 < 0 .005 - 146
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source
Daily,
Summer
(Max)
Consum
er
Products
Architect
ural
Coatings
Landsca
pe
Equipme
nt
TOG
0.39 ROG
1.09 0.13
0. 36
NOx
0.02 CO
2. 22
SO2
< 0. 005
PM10E
< 0. 005
PM10D
PM 10T
< 0. 005
PM2.5E
< 0.005
PM2.5D
PM2.5T
< 0 .005
BCO2
NBCO2
9 .12
CO2T
9 .12
CH4
< 0 .005
N2O
< 0 .005
R
CO2e
9 .15
Total 0.39 1.59 0.02 2. 22 < 0. 005 < 0. 005 - < 0. 005 < 0.005 - < 0.005 - 9 .12 9 .12 < 0.005 < 0.005 - 9 .15 Daily,
Winter
(Max)
-
29/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Consum 1.09
er
Products
Architect 0.13
ural
Coatings
Total 1.23
Annual
Consum 0.20
er
Products
Architect 0. 02
ural
Coatings
Landsca 0.04 0.03 < 0. 005 0.20 < 0. 005 < 0 .005 - < 0 .005 < 0 .005 - < 0 .005 - 0 .74 0 .74 < 0 .005 < 0 .005 - 0 .75 pe
Equipme
nt
Total 0. 04 0. 26 < 0. 005 0. 20 < 0. 005 < 0. 005 - < 0 .005 < 0 .005 - < 0 .005 - 0 .74 0 .74 < 0 .005 < 0 .005 - 0 .75
4.4. Water Emissions by Land Use
4. 4. 1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Hospital
Parking
Lo t
30/51
7 .92
0.00 29.6 37.5
0 .00 0 .00
0 .81 0 .02
0 .00 0 .00
63.7 0 .00
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 M edical
Office
Building
Total
Daily,
Winter
(Max)
Hospital -
Parking
Lot
Medical
Office
Building
Total -
Annual -
Hospital -
Parking
Lo t
Medical
Office
Building
Total
2.40 8.66
10.3 38.3
0 .25
48.6 1 .06
7.92 29.6 37.5 0.81
0.00 2 .40
0.00 8 .66
10.3 38.3
1 .31 4 .90
0 .00
0 .40
0 .00
1 .43
0.00 0.00
0 .25
48.6 1.06
6 .21 0 .13
0 .00
1 .83
0 .00
0 .04
0.01 19.0
0 .03 82.7
0.02 63.7
0.00 0 .01
0.00 19.0
0.03 82.7
< 0 .005 - 10.5
0 .00
< 0 .005
0 .00
3 .15
1 .71 6 .34 8 .05 0 .18 < 0.005 - 13.7
4. 5. Waste Emissions by Land Use
4. 5. 1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) Land
Use
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
31 / 51
PM2. 5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 O
R
CO2e
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Hospital -
Parking
Lo t
M edical
Office
Building
Total
Daily,
Winte r
(Max)
Hospital -
Parking
Lot
Medical
Office
Building
Total Annual -
Hospital -
Parking
Lo t
M edical
Office
Building
Total
72.4 0.00 72.4 7.24 0.00 253
0.00 58.2
0.00 0.00
0.00 58.2
0.00 5.82
0.00 0.00
0.00 204
131 0 .00 131 13.1 0 .00 457
72.4 0.00 72.4 7 .24 0 .00 253
0.00 58.2
0.00 0 .00
0.00 58.2
0.00 5 .82
0.00 0 .00
0.00 204
131 0.00 131 13.1 0.00 457
12.0 0 .00
0 .00
9 .64
0 .00
0.00 12.0 1 .20
0 .00
9 .64
0 .00
0.96 0 .00 41.9
0 .00
0 .00
0 .00
33.7 21.6 0 .00 21.6 2 .16 0 .00 75.6
Land
Use
4.6. Refrigerant Emissions by Land Use
4. 6. 1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2. 5E
PM2.5D
PM2.5T
BCO2
NBC O2
C O2T
CH4
N2 0
R
CO2e
32/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Daily,
Summer
(Max)
Hospital —
Medical
Office
Building
Total
Daily,
Winter
(Max)
Hospital —
Medical
Office
Building
Total Annual —
Hospital —
Medical
Office
Building
Total
0 .06 0 .06
0 .26
0 .26
0.32 0.32
0 .06 0 .06
0 .26
0 .26
0.32 0.32
0 .01 0 .01
0 .04
0 .04
0 .05 0 .05
4.7. Offroad Emissions By Equipment Type
4. 7. 1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) = t:Apme
nt
Type
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2. 5E
PM2. 5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 0
R
CO2e
33/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Total
Daily,
Winter
(M ax)
Total
Annual
Total
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
Daily,
Summer
(Max)
Emergen
cy
Generato
TOG
1.93 ROG.
1.76 NOx
4.92 CO
4.49 SO2
0.01 PM10E
0.26 PM10D
0.00 PM10T
0.26 PM2 .5E
0.26 PM2 .5D
0.00 PM2 .5T
0.26 BCO2
0.00 NBCO2
900
CO2T
900
CH4
0.04 N2 O
0.01 R
0.00 CO2 e
903
Total 1.93 1. 76 4. 92 4. 49 0. 01 0. 26 0. 00 0. 26 0.26 0 .00 0 .26 0 .00 900 900 0 .04 0 .01 0 .00 903 Daily,
Winter
(Max)
Emergen
cy
G�e erato
Total
1. 93
1. 76
4.92 4. 49
0.01 0.26
0.00 0.26
0.26 0.00
0.26 0.00
900
900
0.04 0.01
0.00 903
1.93 1.76 4. 92 4. 49 0.01 0. 26 0. 00 0. 26 0. 26 0. 00 0. 26 0.00 900 900 0 .04 0 .01 0 .00 903 nnualI NJ
34/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Emergen 0.05 0.04 0 .12 0.11 < 0.005 0.01 0.00 0.01 0.01 0.00 0.01 0.00 20.4 20.4 < 0.005 < 0.005 0.00 20.5 cy
Total 0.05 0.04 0.12 0.11 < 0.005 0.01 0.00 0.01 0.01 0.00 0.01 0.00 20 .4 20 .4 < 0.005 < 0.005 0.00 20 .5
4.9. User Defined Emissions By Equipment Type
4. 9. 1. Unmitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) Equipme
nt
Type
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
4.10. Soil Carbon Accumulation By Vegetation Type
4. 10. 1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) '-y ;tatio
n
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
35/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Total
Daily,
Winter
(M ax)
Total
Annual
Total
4. 10. 2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) La nd
Use
Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2 0
R
CO2e
4. 10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) Spe cies
Doily,
S+rner
giOl1V'
ed
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
36/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Subtotal
Sequest
ered
Subtotal
Remove
d
Subtotal
Daily,
Winter
(Max)
Avoided
Subtotal
Sequest
ered
Subtotal
Remove
d
Subtotal
Annual
Avoided
Subtotal
Sequest
e red
Subtotal
Remove
d
Subtotal
37/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023
5. Activity Data
5.1. Construction Schedule
Phase Name
Phase Type
Start Date
End Date
Days Per Week
Work Days per Phase
Phase Description
Site Preparation Site Preparation
Grading Grading
Building Co nstruction Building Construction
Paving Paving
Architectural Coating Architectural Coating
5. 2. Off -Road Equipment
5. 2. 1. Unmitigated
1/1/2024
1/15/2024
2/12/2024
9/2/2024
11/4/2024
1/12/2024
2/9/2024
3/28/2025
3/28/2025
3/28/2025
5.00 5.00
5 .00
5.00 5.00
10 .0
20.0 295
150
105
Phase Name
Equipment Type
Fuel Type
Engine Tier
Number per Day
Hours Per Day
Horsepower
Load Factor
Site Preparation
Site Preparation
Grading
Grading
Grading
Grading
Rubber Tired Doz ers Diesel
Tractors/Loaders/Backh Diesel
oes
Excavators
Graders
Rubber Tired Dozers
Tractors/Loaders/Backh
oes
Building Co nstruction Cranes
Building Co nstruction Forklifts
wilding Co nstruction Generator Sets
-BAilding Co nstruction Tractors/Loaders/Backh
a Building Co nstruction Welders
oes
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Average
Average
Average
Average
Average
Average
Average
Average
Average
Average
Average
3 .00
4.00 1 .00
1 .00
1.00 3. 00
1. 00
3.00 1. 00
3. 00
8 .00
8.00 8 .00
8 .00
8.00 8 .00
7.00 8 .00
8 .00
7.00 1. 00 8. 00
367
84.0 36.0
148
367
84.0 367
82.0 14.0
84.0 46.0
0.40 0.37
0 .38
0 .41
0.40 0 .37
0.29 0 .20
0 .74
0 .37
0 .45
38/51
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Paving
Paving
Paving
Architectural Coating
Pavers
Paving Equipment
Rollers
Air Compressors
Diesel
Diesel
Diesel
Diesel
Average
Average
Average
Average
2.00 2.00
2 .00
1 .00
8.00 8.00
8 .00
6 .00
81.0 89.0
36.0 37 .0
0.42 0.36
0 .38
0 .48
5.3. Construction Vehicles
5. 3. 1. Unmitigated
Phase Name
Site Preparation
Site Preparation
Site Preparation
Site Preparation
Site Preparation
Grading
Grading
Grading
Grading
Grading
Building Construction
Building Co nstruction
Building Construction
Building Co nstruction
Building Construction
Paving
Paving
Paving
Trip Type
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
One -Way Trips per Day
17 .5
0 .00
15.0 1.10
16.3 8. 35
0.00 15.0
Miles per Trip
18.5 10.2
20.0 18 .5
10 .2
20.0 18.5
10 .2
20.0 18.5
10.2 Vehicle Mix
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck
Architectural Coating
Architectural Coating Worker 3.26 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor 10.2 HHDT, MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck HHDT
5.4. Vehicles
5. 4. 1. Construction Vehicle Control Strategies
Non -applicable. No control strategies activated by user.
5. 5. Architectural Coatings
HHDT
Phase Name
Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non -Residential Interi or Area
Coated (sq ft)
Non -Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating
5.6. Dust Mitigation
5.6. 1. Construction Earthmoving Activities
0.00 0.00
76,449
25,483
2,026
Phase Name
Material Imported (Cubic Yards)
Material Exported (Cubic Yards)
Acres Graded (acres)
Material Demolished (sq . ft .)
Acres Pav ed (acres)
Grading
Paving
170
0. 00
5.2. Construction Earthmoving Control Strategies
0.00 20.0
0. 00
0 .00
0 .00
0 .78
Control Strategies Applied
Frequency (per day)
PM10 Reduction
PM2.5 Reduction
Wr Exposed Area
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5.7. Construction Paving
Land Use
Area Paved (acres)
Asphalt
Hospital
Parking Lot
Medical Office Building
0.00 0 .78
0 .00
5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (Ib/MWh)
0%
100%
0%
Year
kWh per Year
CO2
CH4
N20
2024
2025
0. 00
0.00 5.9. Operational Mobile Sources
5.9.1. Unmitigated
532
532
0 .03
0 .03
< 0 .005
< 0 .005
Land Use Type
Trips/Weekday
Trips/Saturday
Trips/Sunday
Trips/Year
VMT/Weekday
VMT/Saturday
VMT/Sunday
VMT/Year
Hospital
Parking Lot
141
0.00 M edical Office 360
Building
111
0.00 138
5.10. Operational Area Sources
5.10. 1. Hearths
5. 10. 1. 1. Unmitigated
107
0.00 11.4
48,128
0.00 101,637
3,017
0.00 7,703
2,375
0.00 2,948
2,289
0.00 244
1,029,782
0.00 2,174,716
W
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5. 10.2. Architectural Coatings
Residential Interior Area Coated (sq ft)
Residential Exterior Area Coated (sq ft)
Non -Residential Interior Area Coated
(sq ft)
Non -Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
0 5. 10.3. Landscape Equipment
0 .00
76,449
25,483
2,026
Seaso n
Unit
Valu e
Sno w Days
Summer Days
day/yr
day/yr
5. 11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N20 and Natural Gas (kBTU/yr) 0 .00
180
Land Use
Electricity (kWh/yr)
CO2
CH4
N2 0
Natural Gas (kBTU/yr)
Hospital
Parking Lot
Medical Office Building
1,210,498
29,584
174,432
532
532
532
5. 12. Operational Water and Wastewater Consumption
5. 12.1. Unmitigated
0.0330
0 .0330
0 .0330
0.0040
0.0040
0 .0040
2,460,156
0 .00
275,867
Land Use
Indoor Water (gal/year)
Outdoor Water (gal/year)
Hoital
Ping Lot
M cal Office Building
�W
V 1
4,131,428
0.00 1,254,805
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0.00 0.00
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5.13. Operational Waste Generation
5. 13.1. Unmitigated
Land Use
Waste (ton/year)
Cogeneration (kWh/year)
Hospital
Parking Lot
Medical Office Building
134
0.00 108
5.14. Operational Refrigeration and Air Conditioning Equipment
5. 14. 1. Unmitigated
Land Use Type
Equipment Type
Refrigerant
GWP
Quantity (kg)
Operations Leak Rate
Service Leak Rate
Times Serviced
Hospital
Hospital
Hospital
Chillers
R -134a
Household refrigerators R -134a
and/or freezers
Stand-alone retail
refrigerato rs and
freezers
R -134a
Hospital Walk-in refrigerators R -404A
and freezers
Medical Office Building Household refrigerators R -134a and/or freezers
M edical Office Building Other commercial A/C R -410A
and heat pumps
5.15. Operational Off -Road Equipment
545.1. Unmitigated
1,430
1,430
1,430
< 0 .005
< 0 .005
< 0 .005
2 .00
0 .60
1 .00
3,922 < 0 .005 7 .50
2 .00
0 .00
0 .00
23 .0
1 .00
1 .00
7 .50 20 .0
1,430 0.45 0 .60 0 .00 1 .00
2,088 < 0.005 4.00
4.00 18.0
En ipment Type
Fuel Type
Engine Tier
Number per Day
Hours Per Day
Horsepower
Load Factor
VJ
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5.16. Stationary Sources
5. 16.1. Emergency Generators and Fire Pumps
Equipment Type
Fuel Type
Number per Day
Hours per Day
Hours per Year
Horsepower
Load Factor
Emergency Generator
Diesel
5.16. 2. Process Boilers
1 .00
2.00 100
536
0.73 Equipment Type
Fuel Type
Number
Boiler Rating (M MBtu/hr)
Daily Heat Input (M MBtu/day)
Annual Heat Input ( MMBtu/yr)
5.17. User Defined
Equipment Type
Fuel Type
5.18. Vegetation
5. 18. 1. Land Use Change
5. 18.1.1. Unmitigated
Vegetation Land Use Type
Vegetation Soil Type
Initial Acres
Final Acres
5. 18.1. Biomass Cover Type
5.18.1. 1. Unmitigated
Biomass Cove r Type
Initial Acres
Fin al Acres
5. 18.2. Sequestration
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5. 18.2.1. Unmitigated
Tree Type
Number
Electricity Saved (kWh/year)
Natural Gas Saved (btu/year)
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
Cal -Adapt midcentury 2040-2059 average projections for four hazards are rep orted below for your project location . These are under Representation Concentration Pathway (RCP) 8 .5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.
Climate Hazard
Temperature and Extreme Heat
Extreme Precipitation
Sea Level Rise
Wildfire
Result for Project L ocation
23 .4
0.00 0.00
Unit
annual days of extreme heat
annual days with precipitation ab ove 20 mm
meters of inundation depth
annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located . The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal -Adapt, 2040-2059 av erage under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi .
Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about % an inch of rain, which would be light to moderate rainfall if received o ver a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal -Adapt (Radke et al ., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento -San Joaquin River Delta and California c oast resulting different increments of sea level rise c oupled with extreme storm events .
Users may select from four scenarios to view the range in potential inundatio n depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1 .0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal -Adapt (2040-2059 a verage under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanES M2), Range of different rainfall and temperature possibilities (MIR005). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
6.2. Initial Climate Risk Scores
Climate Hazard
Exposure Score
Sensitivity Score
Adaptive Capacity Score
Vulnerability Score
Ter+erature and Extreme Heat
reme Precipitation
Se erkevel Rise
1 N/A
N/A
0 N/A
N/A
0 N/A
N/A
N/A
N/A
N/A
\ re
N/A
N/A
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N/A
N/A
AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Flooding
Drought
N/A N/A N/A N/A
0 0 0 N/A
Snowpack Reduction
N/A N/A N/A N/A
Air Quality Degradation N/A
N/A
N/A
N/A
The sensitivity sco re reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exp osure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard . Scores do not include implementation of climate risk reduction measures .
6.3. Adjusted Climate Risk Scores
Climate Hazard
Exposure Score
Sensitivity Score
Adapti ve Capacity Score
Vulnerability Score
Temperature and Extreme Heat
Extreme Precipitation
1 N/A
1 N/A
1 N/A
2 N/A
Sea Level Rise
Wildfire
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Flooding
Drought
N/A
1 N/A
1 N/A
1 N/A
2 Sno wpack Reduction
Air Quality Degradation
N/A
N/A
N/A N/A N/A
N/A
N/A
N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate ha zard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest ex posure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards . Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard . Scores include implementation of climate risk reduction measures.
6.4. Climate Risk Reduction Measures
TV. Health and Equity Details
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7.1. CalEnviroScreen 4 .0 Scores
The maximum CalEnviroScreen score is 100 . A high score (i .e ., greater than 50) reflects a higher polluti on burden compared to other census tracts in th e state.
Indicato r
Result for Project Census Tract
Exposure Indicators
AQ-Ozone
AQ-PM
AQ-DPM
Drinking Water
Lead Risk Housing
Pesticides
Toxic Releases
Traffic
Effect Indicators
CleanUp Sites
Groundwater
Haz Waste Facilities/Generators
Impaired Water Bodies
Solid Waste
Sensitive Population
Asthma 20.9
Cardio-vascular 16.5
Lo w Birth Weights 20.3
Socioeconomic Facto r Indicators
Education 25. 9
Housing 86. 8
88 .7
7.34 43.4
45 .4
1 .31
0 .00
3.08 64 .6
0 .00
0 .00
43.3 0 .00
0 .00
Linguistic 1 7.38
Poverty 21.5
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Unemployment
7.2. Healthy Places Index Scores
4 .23
The maximum Health Places Index score is 100 . A high score (i .e., greater than 50) reflects healthier community conditions compared to other census tracts in the state .
Indicator
Economic
Above Poverty
Employed
Median HI
Education
Bachelor's or higher
High school enrollment
Preschool enrollment
Transportation
Auto Access
Active commuting
Social
2 -parent households
Voting
Neighborhood
Alcohol availability
Park access
Retail density
Supermarket access
Tre e canopy
Housing
Homeownership
Result for Project Census Tract
47 .56833055
15.56525087
74.56691903
65 .96945977
100
48.45374054
37.4566919
25.81804183
97.56191454
86.88566662
82.80508148
2. 194276915
35. 17259079
45.92583087
17. 8108559
83.62633132
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023 Housing habitability 22 .35339407
Low-inc homeowner severe housing cost burden 25.38175286 Low-inc renter severe housing cost burden 6 .274862056
Uncrowded housing 70 .21686129
Health Outcomes
Insured adults 97.45925831
Arthritis 0 .0
Asthma ER Admissions 80.6
High Blood Pressure 0 .0
Cancer (excluding skin) 0.0
Asthma 0.0
Coronary Heart Disease 0 .0
Chronic Obstructive Pulmonary Disease 0 .0
Diagnosed Diabetes 0 .0
Life Expectancy at Birth 94.6
Cognitively Disabled 39 .7
Physically Disabled 49 .3
Heart Attack ER Admissions 64 .0
Mental Health Not Good 0 .0
Chronic Kidney Disease 0.0
Obesity 0.0
Pedestrian Injuries 19. 6
Physical Health Not Good 0. 0
Stroke 0.0
Health Risk Behavio rs -1
Binge Drinking
Current Smoker
0.0 0. 0
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AHC Skilled Nursing Facility Detailed Report, 10/16/2023 No Leisure Time for Physical Activity
Climate Change Exposures
Wildfire Risk
SLR Inundation Area
Children
Elderly
English Speaking
Foreign -born
Outdoor Workers
Climate Change Adaptiv e Capacity
Impervious Surface Cover
Traffic Density
Traffic Access
Other Indices
Hardship
Other Decision Support
2016 Voting
0.0 0 .0
0 .0
79.8 0.9
70 .5
10 .7
98.2 47.2
47 .5
23 .0
34.9 92 .5
7.3. Overall Health & Equity Scores
Metric
Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a)
Healthy Places Index Score for Project Location (b)
Project Located in a Designated Disadvantaged Community (Senate Bill 535) Project Located in a Low -Income Community (Assembly Bill 1550) Pict Located in a Community Air Protection Program Community (Assembly Bill 617)
7.00 56.0
No
No
No
a:T4maximum CalEnviroScreen score is 100. A high score (i.e. , greater than 50) reflects a higher pollution burden compared to other census tracts in the state . b:.maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
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7.4. Health & Equity Measures
No Health & Equity Measures selected .
7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed .
7. 6. Health & Equity Custom Measures
No Health & Equity Custom Measures created .
8. User Changes to Default Data
Screen
Justification
Land Use
Constructio n: Demolition
Construction: Construction Phases
O perations: Vehicle Data
Construction: Dust From Material Movement
Per Project site plans, proposed 46 bed skilled nursing facility will be 40,966 .4 SF, 163 parking spaces, with 12,432 SF of landscaping on 5 .67 AC site.
No dem oliti on will be r equired, site is currently vacant and unde veloped.
No demolition will be required; the site is currently vacant and undeveloped . Assumes that building construction, paving, and architectural coating will occur as overlapping phas es .
Trip generation rates per ITE Trip Generation Manuel 11th Ed, for land use code 620 (Nursing Home):
Average 141 weekday daily trips, 107 trips on Sat ., 111 trips on Sun; and land use code 720 (Medical -Dental Office): average of 360 weekday/138 Sat./11 Sun. trips generated.
Material import will occur during grading phase.
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'Ns!
DRAFT BIOLOGICAL RESOURCES ASSESSMENT & COACHELLA VALLEY MULTIPLE
SPECIES HABITAT CONSERVATION PLAN CONSISTENCY ANALYSIS REPORT
BOB HOPE DRIVE & GERALD FORD DRIVE SKILLED NURSING FACILITY PROJECT Assessor's Parcel Numbers: 685-120-003 (3.11 acres) & 685-120-004 (2.56 acres) Rancho Mirage
Riverside County
California
Submitted to:
Terra Nova Planning and Research
42635 Melanie Place, Suite 101
Palm Springs, CA 92211
Contact: Nicole Criste, Principal
(760) 341-4800, E-mail: [email protected]
Submitted by:
WSP USA Environment & Infrastructure, Inc.
11870 Pierce Street #160
Riverside, CA 92505
Contact: Michael Wilcox, Senior Biologist
(951) 634-9765 — mobile, E-mail [email protected]
04 October 2023
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Biological Resources Assessment & CVMSHCP Consistency Analysis Report Bob Hope Drive & Gerald Ford Drive Skilled Nursing Facility Project October 2023
TABLE OF CONTENTS
PAGE
1.0 INTRODUCTION 1
2.0 SITE / PROJECT DESCRIPTION 1
3.0 REGULATORY FRAMEWORK 1
3.1 Federal Endangered Species Act 1
3.2 Federal Migratory Bird Treaty Act 2
3.3 Clean Water Act 2
3.3.2 California Environmental Quality Act 4
3.3.3 Section 2081 of the State Fish and Game Code 5
3.3.4 Sections 3503, 3505.5, & 3513 of the State Fish and Game Code 5
3.4 Regional 6
3.4.1 Coachella Valley Multiple Species Habitat Conservation Plan 6
4.0 METHODS 6
4.1 Literature Review 6
4.2 Field Assessment 7
5.0 RESULTS 7
5.1 Coachella Valley Multiple Species Habitat Conservation Plan 8
5.2 Weather Conditions 8
5.3 Topography, Soils and Waters 8
5.4 Vegetation 9
5.5 Wildlife 9
5.6 Special Status Biological Resources 10
6.0 DISCUSSION 25
6.1 Discussion of the Special Status Biological Resources Tables 25
6.1.1 Potentially Occurring Plant Species Not Covered Under the CVMSHCP 26
6.1.2 Potentially Occurring Invertebrates Not Covered Under the CVMSHCP 31
6.1.3 Desert Tortoise 32
6.1.4 Burrowing Owl 33
6.1.5 Additional Bird Species Protected by the Migratory Bird Treaty Act 33
6.1.6 Potentially Occurring Mammal Species Not Covered by the CVMSHCP 34
6.1.7 Jurisdictional Areas 34
7.0 CONCLUSION 34
8.0 LITERATURE CITED AND REFERENCES 36
Hope & Ford Skilled Nursing Facility Project Project BRAR Page i
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Biological Resources Assessment & CVMSHCP Consistency Analysis Report Bob Hope Drive & Gerald Ford Drive Skilled Nursing Facility Project October 2023
LIST OF TABLES
Table 1. Special Status Plants 12
Table 2. Special Status Vegetation Communities 15
Table 3. Special Status Invertebrates 15
Table 4. Special Status Fish 17
Table 5. Special Status Reptiles 17
Table 6. Special Status Birds 18
Table 7. Special Status Mammals 20
LIST OF APPENDICES
Appendix A. Species List: Vascular Plants
Appendix B. Species List: Vertebrate Animals
Appendix C. Figures
Appendix D. Photographic Exhibits
Page ii
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Biological Resources Assessment & CVMSHCP Consistency Analysis Report Bob Hope Drive & Gerald Ford Drive Skilled Nursing Facility Project October 2023
1.0 INTRODUCTION
At the request of Terra Nova Planning & Research, this biological resources assessment report (BRAR) and Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) consistency analysis was prepared by WSP USA Environment & Infrastructure, Inc. (WSP USA) for the proposed development of a skilled nursing facility (project) on the 6 -acre site (site) in Rancho Mirage, Riverside County, California (Appendix C, Figure 1). Information contained herein is intended to be used for compliance with the CVMSHCP, the California Environmental Quality Act (CEQA) and other relevant environmental regulations.
2.0 SITE / PROJECT DESCRIPTION
The approximate 6 -acre site is located at the northeast junction of Bob Hope Drive and Gerald Ford Drive in Rancho Mirage, Riverside County, California. The Assessor's Parcel Numbers (APNs) are APN 685-120-003 (3.11 acres) and APN 685-120-004 (2.56 acres). The site is currently zoned as "Vacant Commercial" by the Riverside County Assessor, County Clerk and Recorders website. It is also located within Section 30, Township 4 South, Range 6 East, United States Geological Survey (USGS) 7.5' Cathedral City, Calif. Quadrangle. Elevations range between approximately 91 meters (m) (300 feet [ft]) above mean sea level (Appendix C, Figure 2).
The proposed project includes the development of new skilled nursing facility on the approximate 6 -acre vacant, undeveloped site.
3.0 REGULATORY FRAMEWORK
3.1 Federal Endangered Species Act
The United States Fish and Wildlife Service (USFWS) and the National Marine Fisheries Service are the designated federal agencies accountable for administering the federal Endangered Species Act (FESA). The FESA defines species as "endangered" or "threatened" and provides regulatory protection at the federal level.
• Section 9 of the FESA prohibits the "take" of listed (i.e., endangered or threatened) species.
The FESA definition of take is "to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, collect, or attempt to engage in such conduct." Recognizing that take cannot always be avoided, Section 10(a) includes provisions for take that is incidental to, but not the purpose of, otherwise lawful activities. Specifically, Section 10(a)(1)(A) permits (authorized take permits) are issued for scientific purposes Section 10(a)(1)(B) permits (incidental take permits) are issued for the incidental take of listed species that does not jeopardize the species.
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• Section 7 (a)(2) requires federal agencies to evaluate the proposed project with respect to listed or proposed listed, species and their respective critical habitat (if applicable). Federal agencies must employ programs for the conservation of listed species and are prohibited from authorizing, funding, or carrying out any action that would jeopardize a listed species or destroy or modify its "critical habitat." As defined by the FESA, "individuals, organizations, states, local governments, and other nonfederal entities are affected by the designation of critical habitat only if their actions occur on federal lands, require a federal permit, license, or other authorization, or involve federal funding. • Section 10(a) of the FESA authorizes the issuance of incidental take permits and establishes standards for the content of habitat conservation plans (HCP). The CVMSHCP is an HCP, see discussion below.
3.2 Federal Migratory Bird Treaty Act
Treaties signed by the United States, Great Britain, Mexico, Japan and the countries of the former Soviet Union make it unlawful to pursue, capture, kill, and/or possess, or attempt to engage in any such conduct to any migratory bird, nest, egg or parts thereof listed in this document. The Secretary of the Interior can issue permits for incidental take of migratory bird species. The Migratory Bird Treaty Act (MBTA) also allows the Secretary of the Interior to grant permits for specific actions for the incidental take of these protected migratory bird species, but this rarely occurs.
3.3 Clean Water Act
The United States Army Corps of Engineers (USACE) regulates the discharge of dredged or fill material in waters of the United States (WUS) pursuant to Section 404 of the Clean Water Act (CWA). The CWA regulations (33 CFR 328.3[a]) define WUS as follows:
• All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide.
• All interstate waters including interstate wetlands.
• All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce including any such waters: (i) Which are or could be used by interstate or foreign travelers for recreational or other purposes; or (ii) From which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or (iii) Which are used or could be used for industrial purpose by industries in interstate commerce;
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• All impoundments of waters otherwise defined as WUS under the definition. • Relatively permanent waters that are Tributary to WUS. • The territorial seas.
• Wetlands adjacent to WUS (other than waters that are themselves wetlands).
The USACE delineates non -wetland waters in the Arid West Region by identifying the ordinary high-water mark (OHWM) in intermittent channels (USACE 2008a). The OHWM is defined in 33 CFR 328.3(e) as:
"...that line on the shore established by the fluctuations of water and indicated by physical characteristics such as clear, natural line impresses on the bank, shelving, changes in the character of soil, destruction of terrestrial vegetation, the presence of litter and debris, or other appropriate means that consider the characteristics of the surrounding areas."
Identification of the OHWM involves assessments of stream geomorphology and vegetation response to the dominant stream discharge. Determining whether any non -wetland water is a jurisdictional WUS involves further assessment in accordance with the regulations, case law, and clarifying guidance as discussed below.
Wetlands are defined at 33 CFR 328.3(b) as "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas." Special aquatic sites are geographic areas, large or small, possessing special ecological characteristics of productivity, habitat, wildlife protection, or other important and easily disrupted ecological values. These areas are generally recognized as significantly influencing or positively contributing to the general overall environmental health or vitality of the entire ecosystem of a region. Special aquatic sites include sanctuaries and refuges, wetlands, mud flats, vegetated shallows, coral reefs, and riffle and pool complexes. They are defined in 40 CFR 230 Subpart E.
On May 25, 2023, the Supreme Court of the United States issued a decision on Sackett v. EPA stating that an adjacent wetland must have continuous surface water connection. During the decision process, the USACE revised the Clean Water Rule. Under the previous definition, flow characteristics and functions of the tributary and adjacent wetlands were evaluated to determine whether the drainage feature had a significantly nexus regarding the chemical, physical and biological integrity of downstream Traditional Navigable Water. As part of the new definition, the