CITY Or PNCHO MIPG€
CITY COUNCIL,
LIBRARY AND OBSERVATORY BOARD,
HOUSING AUTHORITY BOARD,
AND THE CITY COUNCIL REPRESENTING
THE REDEVELOPMENT SUCCESSOR AGENCY
REGULAR MEETING
THURSDAY, DECEMBER 5, 2024
1:00 P.M.,
AGENDA
Meeting Location:
City of Rancho Mirage
City Hall - Council Chamber
69-825 Highway 111
Rancho Mirage, CA 92270
CALL TO ORDER
a) Flag Salute
b) Roll Call: Fromberg Edelstein, Mallotto, O'Keefe, Weill, Downs.
NON -AGENDA PUBLIC COMMENTS — An opportunity for the public to speak on issues that are not on the agenda for a maximum of three (3) minutes per speaker.
PUBLIC HEARING
1. Crossings at Peterson Road — Environmental Assessment Case No. EA24-0008 and Preliminary Development Plan Case No. PDP24-0003— Applicant: Blieu Companies, LLC. Consideration of an Affordable Housing Development Consisting of up to 120 Units.
The Land Use and Zoning Designation for the Project Site is Currently Residential High Density (R -H) with an Affordable Housing Overlay (AHO). The AHO Designation Allows 28 Dwelling Units Per Acre and the Applicant is Proposing an Approximate Density of 10 Dwelling Units Per Acre. The Subject Property is Located at 39360 Peterson Road (APN:
689-180-012):
A. Consider Adopting Resolution No. 2024 -(Next -in -Order), Approving and Adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project Based on Environmental Assessment Case No. EA24-0008.
Click Here For Late Submissions or Additions
12/05/2024 Regular City Council Meeting Agenda Page 1 of 2
B. Consider Adopting Resolution No. 2024 -(Next -in -Order), Approving Preliminary Development Plan Case No. PDP24-0003.
C. Consider Adopting Resolution No. 2024 -(Next -in -Order), Approving City Development Impact Fee Deferral in Support of Blieu Companies, LLC.
ACTION CALENDAR
2. November 5, 2024, Rancho Mirage General Municipal Election Results:
A. Consider Adopting Resolution No. 2024 -(Next -in -Order), Reciting the Facts of the General Municipal Election Held on Tuesday, November 5, 2024, Declaring the Results and Such Other Matters as Provided by Law.
B. Installation of Newly Elected City Council Members.
3. Appointment of Mayor and Mayor Pro Tem.
ADJOURNMENT
People with disabilities are encouraged to attend. If you have special communication or access needs, please contact the City Clerk's office at (760) 324-4511 in advance of the meeting. .... ......... . . . .. . ..... ......... . ... . .. ........... ... . . . . . . .. ....................................................... ... ............................................................................................................................................................................... .... ............ . ....... . ... .................. . . . .. ....... .. . . ......................... ....... . .. . . . .............................................. ...
Staff reports for all agenda items considered in open session, and any writings or documents provided to a majority of the legislative bodies following distribution of the agenda regarding any item on the agenda, will be made available for public inspection at City Hall, at the Rancho Mirage Library & Observatory, and on the City's website at www.RanchoMirageCa.gov .
Declaration of Posting:
I, \-\ -e— {«vv-v1,c s , C(• -e v t- of the City of Rancho Mirage, do hereby :declare that a copy of the foregoing eting Notice/Agenda was personally delivered to the legislative :bodies, posted in the City Hall posting box, at the Rancho Mirage Library & Observatory, and on the City website at least 72 hours in advance of the eeting.
Signature
Date
12/05/2024 Regular City Council Meeting Agenda
STAFF REPORT
TO: Mayor and City Council
FROM: Pilar Lopez, Senior Planner
DATE: December 5, 2024
SUBJECT: Crossings at Peterson Road — Environmental Assessment Case No. EA24-0008 and Preliminary Development Plan Case No. PDP24-0003
SPECIFIC REQUEST OR RECOMMENDATION
That the City Council:
A. Adopt Resolution No. 2024 -(Next -in -Order), approving and adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008; and
B. Adopt Resolution No. 2024 -(Next -in -Order), approving Preliminary Development Plan Case No. PDP24-0003; and
C. Adopt Resolution No. 2024 -(Next -in -Order), approving City Development Impact Fee Deferral in support of Blieu Companies, LLC.
JUSTIFICATION OR INFORMATION
PROJECT SUMMARY
The Crossings on Peterson Road proposes an affordable housing development of up to 120 units on a Rancho Mirage Housing Authority owned 12 -acre lot, that currently has an active Disposition and Development Agreement with the developer, Blieu Companies. The proposed project is a multi -family affordable housing development with priority provided to income -eligible families with a Military Veteran as head of household.
The site's land use and zoning designation is Residential High Density (R -H) with an Affordable Housing Overlay (AHO). The AHO permits a density of 28 dwelling units per acre, though the applicant is proposing approximately 10 units per acre.
Development Impact Fee Deferral Loan Agreement
As part of the project consideration, the developer is requesting a deferral loan of all City Development Impact Fees ("DIFs") that totals $941,455.00 (or as may be adjusted by the City) in support of the project. If the developer secures the necessary financing from non -City funding sources, such as State and/or Federal Tax Credit Programs, to make the project feasible, then a City DIF Fee Deferral Loan Agreement will be prepared and executed with a 55 -year term. The attached resolution details additional terms and conditions of the agreement.
AGENDA ITEM #
1-1
DATE: December 5, 2024 Page 2 of 3
EA24-0008 & PDP24-0003
JUSTIFICATION OR INFORMATION CONTINUED
PLANNING COMMISSION
On November 14, 2024, the Planning Commission conducted a duly noticed public hearing to consider the project. Staff presented an overview of the proposed project. The applicant introduced themselves and answered questions posed by the commission. As part of the public testimony, three residents provided support for the project. As summarized in the minutes attached to this report, the Commissioners asked questions to which staff and the applicant answered. The Planning Commission staff report and draft minutes are included in Attachments 10 and 11. After due consideration of the staff report, presentation, and public testimony, the Planning Commission made the following motion:
MOVED/SECONDED BY GREY/CURRAN TO ADOPT RESOLUTION NO. 2024 -PC -07, RECOMMENDING THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS:
A. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING AND ADOPTING
THE MITIGATION MONITORING AND REPORTING PROGRAM AND MITIGATED NEGATIVE DECLARATION (SCH#2024090575) FOR THE PROPOSED PROJECT BASED ON ENVIRONMENTAL ASSESSMENT CASE NO. EA24-0008; AND B. ADOPT RESOLUTION NO. 2024 -(NEXT -IN -ORDER), APPROVING PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP24-0003.
MOTION CARRIED 3/0.
ENVIRONMENTAL ASSESSMENT CASE NO. EA24-0005
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, Geological Resources, and Cultural & Tribal Cultural Resources.
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. An Initial Study/ Mitigated Negative Declaration was circulated for a 30 -day public review period starting on September 16, 2024, to October 16, 2024. A Notice of Intent to Adopt a Mitigated Negative Declaration was published in the Desert Sun on September 15, 2024, and distributed to interested parties. The City received one (1) comment letter during this period from the California Department of Fish and Wildlife (CDFW). While the City is not required to respond to comments on an IS/MND, Sections 21091(d)(1) and 21092.5 of the Public Resources Code (PRC) and Section 150874 (b) of the California Environmental Quality Act Guidelines require that prior to project approval a Lead Agency must consider all comments received before making a final determination on the Initial Study/Mitigated Negative Declaration. A response to comments letter has been included as Attachment 4 - Draft Final Initial Study / Mitigated Negative Declaration.
AGENDA ITEM #
DATE: December 5, 2024 Page 3 of 3
EA24-0008 & PDP24-0003
JUSTIFICATION OR INFORMATION CONTINUED
NOTICE OF PUBLIC HEARING
Rancho Mirage Municipal Code Section 17.74.020, Hearing and notice, requires that all property owners, as shown on the county's latest equalized assessment roll, within a 500 -foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed to is less than 25, then the mailing radius is required to be increased to 1000 feet as measured from the exterior boundaries of the subject parcel.
On November 20, 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 November 24, 2024. Any information addressed to the City Council, but received after the completion of this final report, will be distributed at the public hearing. No new public comments have been received as of the publication date of this report.
ATTACHMENT(S):
1. Aerial
2. Public Hearing Notice
3. Draft Initial Study/ Mitigated Negative Declaration
4. Draft Final Initial Study / Mitigated Negative Declaration
5. Draft Notice of Determination
6. Resolution of the Planning Commission recommending that the City Council approve and adopt the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008 and approve the Preliminary Development Plan (PDP24-0003) for the Crossings at Peterson Road.
7. Resolution of the City Council approving and adopting the Mitigation Monitoring and Reporting Program and Mitigated Negative Declaration (SCH#2024090575) for the Proposed Project based on Environmental Assessment Case No. EA24-0008.
8. Resolution of the City Council approving the proposed Preliminary Development Plan Case No. PDP24-0003.
9. Resolution No. 2024 -(Next -in -Order) approving City Development Impact Fee Deferral in support of Blieu Companies, LLC.
10. Planning Commission Staff Report dated November 14, 2024 (Without Attachments)
11. Draft Planning Commission Meeting Minutes dated November 14, 2024
12. PDP24-0003 Exhibit Booklet
AGENDA ITEM #
ATTACHMENT 1
Aerial
Crossings at Peterson Road
Preliminary Development Plan Case No. PDP24-0003 &
Environmental Assessment Case No. EA24-0008
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1-4
ATTACHMENT 2
��;,2 CITY CD RANCHO MIRAGE
Planning Division
69-825 Highway 111
Rancho Mirage, CA 92270
[email protected]
(760) 328-2266
PUBLIC HEARING NOTICE
CITY COUNCIL MEETING
Thursday, December 5, 2024 — 1:00 p.m.
Crossings at Peterson Road — Environmental Assessment Case No. EA24-0008 and Preliminary Development Plan Case No. PDP24-0003
Applicant: Blieu Companies
Request: Consideration of an affordable housing development consisting of up to 120 units on a 12± -acre lot. The land use and zoning designation for the project site is currently Residential High Density (R -H) with an Affordable Housing Overlay (AHO). The AHO designation allows 28 dwelling units per acre and the applicant is proposing an approximate density of 10 dwelling units per acre. Project amenities will include a pool with a lounge deck, grilling and dining areas, a grass sports field, tot lot with large shade structures, and a community garden. The Planning Commission recommended approval on November 14, 2024.
Location: 39360 Peterson Road, Rancho Mirage, CA, 92270 Assessor's Parcel Number: 689-180-012
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 affordable housing development, 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 September 15, 2024, and distributed to interested parties. The 30 -day public review period for the Draft Mitigated Negative Declaration commenced on September 16, 2024, and ended at 5:00 p.m. on October 16, 2024.
The Public Hearing will be held on Thursday, December 5, 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 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.
EA24-0008 & PDP24-0003 December 5, 2024
Written testimony may be submitted to the City Clerk via email to [email protected], 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.
Vicinity Map — Not to Scale
PETERSON ROAD
RANCHO MIRAGE
Initial Study
Mitigated Negative Declaration
Lead Agency:
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Prepared by:
MSA CONSULTING, INC.
September 2024
City of Rancho Mirage 1
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Initial Study/Mitigated Negative Declaration
September 2024
ENVIRONMENTAL INITIAL STUDY
PETERSON ROAD
Project Title:
City Project No:
Peterson Road
Environmental Assessment Case No. EA24-0008
Preliminary Development Plan Case No. PDP24-0003
Lead Agency Name and City of Rancho Mirage
Address: 69-825 Highway 111
Rancho Mirage, California 92270
Phone: (760) 328-2266
Applicant: Mark Bigley
Blieu Companies, LLC
2000 E. Fourth St. #205
Santa Ana, CA 92705
Contact Person: Pilar Flr tterud, Senior Planner
Phone Number: (760) 328-2266
Project Location: 39360 Peterson Road
Accessor Parcel 689-180-012
Number:
General Plan Existing: High Density Residential (R -H) / Affordable Housing Designation: Overlay (AHO)
Proposed: High Density Residential (R -H) / Affordable Housing Overlay (AHO)
Zoning Designation: Existing: High Density Residential (R -H) / Affordable Housing Overlay (AHO)
Proposed: High Density Residential (R -H) / Affordable Housing Overlay (AHO)
City of Rancho Mirage 2
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Initial Study/Mitigated Negative Declaration
September 2024
ENVIRONMENTAL INITIAL STUDY 2
PETERSON ROAD 2
CHAPTER 1: PROJECT DESCRIPTION 8
Project Location 8
Proposed Project 8
Landscaping and Retention 8
Access and Parking 9
Utilities 9
Environmental Setting and Surrounding Land Uses 9
Other public agencies whose approval is required 9
CHAPTER 2: ENVIRONMENTAL ANALYSIS AND DETERMINATION 13
Environmental Checklist and Discussion. 15
1 - Aestheteics 16
1.1 Setting 16
1.2 Discussion of Impacts: 17
1.3 Mitigation Measures' 26
2 - Agriculture and Forestry Resources 27
2.1 Setting 27
2.2 Discussion of Impacts: 28
2.3 Mitigation Measures. 29
3 - Air Quality 30
3.1 Setting 30
3.2 Discussion of Impacts: 34
3.3 Mitigation Measures. 38
4 - Biological Resources 39
4.1 Setting 40
4.2 Discussion of Impacts: 42
4.3 Mitigation Measures. 45
5 - Cultural Resources 46
5.1 Setting 46
5.2 Discussion of Impacts: 47
5.3 Mitigation Measures. 49
6 - Energy 50
6.1 Setting 50
6.2 Discussion of Impacts: 51
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6.3 Mitigation Measures. 61
7 - Geology and Soils 62
7.1 Setting 63
7.2 Discussion of Impacts: 65
7.3 Mitigation Measures. 71
8 — Greenhouse Gas Emissions 72
8.1 Setting 72
8.2 Discussion of Impacts: 74
8.3 Mitigation Measures. 75
9 - Hazards and Hazardous Materials 76
9.1 Setting 77
9.2 Discussion of Impacts: 78
9.3 Mitigation Measures. 82
10 - Hydrology and Water Quality 83
10.1 Setting 84
10.2 Discussion of Impacts. 86
10.3 Mitigation Measures. 92
1 1 - Land Use and Planning 93
11.1 Setting 93
11.2 Discussion of Impacts. 93
11.3 Mitigation Measures. 96
12 - Mineral Resources 97
12.1 Setting 97
12.2 Discussion of Impacts. 97
12.3 Mitigation Measures- 98
13 - Noise 99
13.1 Setting 99
13.2 Discussion of Impacts. 104
13.3 Mitigation Measures- 108
14 - Population and Housing 109
14.1 Setting 109
14.2 Discussion of Impacts. 110
14.3 Mitigation Measures. 111
15 - Public Services 1 12
15.1 Setting 112
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15.2 Discussion of Impacts. 113
15.3 Mitigation Measures. 115
16 - Recreation 1 16
16.1 Setting 116
16.2 Discussion of Impacts. 116
16.3 Mitigation Measures 116
17 - Transportation 1 17
17.1 Setting 117
17.2 Discussion of Impacts. 117
17.3 Mitigation Measures. 123
18 - Tribal Cultural Resources 124
18.1 Setting 124
18.2 Discussion of Impacts. 125
18.3 Mitigation Measures. 126
19 - Utilities and Service Systems 128
19.1 Setting 128
19.2 Discussion of Impacts. 129
19.3 Mitigation Measures. 132
20 - Wildfire 133
20.1 Setting 133
20.2 Discussion of Impacts. 134
20.3 Mitigation Measures. 135
21 - Mandatory Findings of Significance 136
20.1 Discussion of Impacts. 136
21.3 Mitigation Measures. 137
Chapter 3: References 142
Chapter 4: Appendices 143
Chapter 5: Report Preparers 144
City of Rancho Mirage 5
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Initial Study/Mitigated Negative Declaration
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TABLES
Table 1 Land Use Description 9
Table 1-1 Existing and Proposed Development Standards 21 Table 1-2 Project Consistency with Rancho Mirage General Plan Goals 24 Table 111-1 SCAQMD's Air Quality Significance Thresholds 32 Table 111-2 Short Term Air Pollutant Emissions Associated with Construction of the Proposed Project (Unmitigated) 34
Table 111-3 Long Term Operational Air Pollutant Emissions Associated with Development of the Project (Unmitigated) 35
Table 111-4 Localized Significance Thresholds (LSTs) Associated with Construction of the Revised Project with Receptors at 25 Meters 37
Table IV -1 Construction Worker Gasoline Demand 53
Table IV -2 Construction Vendo Diesel Demand 53
Table IV -3 Construction Hauling Diesel Demand 53
Table IV -4 Construction Equipment Diesel Demand 54
Table IV -5 Operational Electricity Demand 55
Table IV -6 Operational Natural Gas Demand 55
Table IV -7 Operational Petroleum Demand 56
Table IV -8 Operational Annual Petroleum 56
Table VIII -1 Total Project Greenhouse Gas Emissions 74 Table XI -1 Surrounding Land Use and Zoning Designation 94 Table XIII-1 Changes in Noise 100
Table XIII-2 Noise Level Limit 103
Table XIII-3 Noise Level Limit Adjustment 103
Table XIII-4 Typical Maximum Noise Levels for Construction Phases 105 Table XIII-5 Exterior Noise Level Limits 106
Table XIII-6 Groundborne Vibration and Noise from Typcial Construction Equipment ....107 Table XIV-1 Housing Stock Trends — 2012 and 2020 109
Table XIV-2 Regional Housing Needs Allocation, 2022 to 2029 110 Table XVI-1 PSUSD District Wide Student Generation Rate 115 Table XVII-1 Level of Service — Roadway Segment Description Mid -Link and Uninterrupted Flow 118
Table XVII-2 Project Trip Generation Summary 119
Table XIX-1 DWR 4-2R Projected Retail Demands for Water (AFY) 131 Table XIX-2 Solid Waste Generation Table 132
Table 9 Mitigation Monitoring and Reporting Program 138
EXHIBITS
Exhibit 1 Vicinity Map 10
Exhibit 2 Aerial Map 11
Exhibit 3 Site Plan 12
City of Rancho Mirage 6
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September 2024
Exhibit XIII-1 Noise Levels of Familiar Noise Sources 101 Exhibit XIII-2 Noise Levels and Land Use Compatibility 102 Appendix
Appendix A — California Emissions Estimator Model (CaIEEMod) Appendix B — Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report
Appendix C — Cultural Resources Assessment
Appendix D — Preliminary Geotechnical Investigation
Appendix E — Paleontological Resources Assessment
Appendix F — Phase 1 Environmental Site Assessment
Appendix G — Vehicle Miles Traveled Evaluation
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CHAPTER 1: PROJECT DESCRIPTION
Project Location
The project property occupies approximately 12 acres east of Peterson Road and north of Juniper Lane in Rancho Mirage. The project site is surrounded by developed residential communities to the north and south, the Whitewater River Channel to the east, and Peterson Road and commercial uses to the west.
The project site was previously a mobile home park with a community center/clubhouse. The mobile home park has been present since 1972 and remained relatively unchanged up until 1984.
In 2018, all onsite structures were demolished. Remnants of the demolished structures have been removed. Building pads and foundation and paved roads remain onsite. The site is surrounded by fencing.
Proposed Project
The project proposes the construction of a residential community, consisting of up to 120 residential units, a clubhouse, open space areas, and amenities. Project amenities will include a pool with lounge deck, grilling and dining areas, grass sports filed, tot lot with large shade structures, community garden, and multiple seating areas with shade.
Access to the project will occur at one location on Peterson Road. The project will provide 275 paved parking spaces (including 149 carport spaces and 126 uncovered spaces).
In order to allow up to 120 residential units, the applicant will submit the following entitlements for City approval:
- Preliminary Development Plan Case No.PDP24-0003: The PDP shows the project concept by providing engineering, architectural, and landscaping plans for review. - Environmental Assessment EA24-0008: The EA will analyze the project's impact to the environment.
Landscaping and Retention
Landscaping is proposed along the Peterson Road frontage and throughout the project. Drought - tolerant trees, shrubs and accents would be utilized to both enhance the property and complement the desert environment. Plant material would include a mix of trees, shrubs, and groundcover.
Trees proposed for the site will provide shade and include acacia, strawberry tree, mesquite, olive, palm trees, and palo verde. Proposed shrubs include century plant, ocotillo, yucca, and various forms of agave, to name a few. The detention basin will include a hydroseeded basin seed mix.
Open space/retention will occur along the eastern property boundary. The project will include on - site storm drainage facilities designed to capture and infiltrate the water quality design capture volume while being equipped to adequately convey high flows in an equivalent manner to the existing condition. As a standard requirement, the project incorporates on -site retention facilities to convey and retain project -related runoff to the satisfaction of the City's engineering standards.
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Initial Study/Mitigated Negative Declaration
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Access and Parking
As previously stated, primary access to the project will occur at Peterson Road. Parking spaces will occur along the paved drive aisles. The project will provide 126 paved spaces, and 149 covered parking spaces, for a total of 275 parking spaces.
Utilities
The project will connect to existing water and sewer utility infrastructure along Peterson Road.
Water and sewer services are provided to the City of Rancho Mirage, and the project site, by the Coachella Valley Water District (CVWD). The project will connect to the existing 8 -inch water main along the project's western boundary (Peterson Road). The project will connect to the existing 8 - inch sewer main along Peterson Road.
The project site is currently served by electrical utilities. Electricity is provided to the project site by Southern California Edison (SCE). The project will connect to the existing electrical facilities.
Environmental Setting and Surrounding Land Uses
The project property previously operated as a mobile home community until 2018. Structures associated with the mobile home community do not occur onsite. However, trees, shrubs, and utility infrastructure exist onsite. The site is surrounded by block walls.
The boundaries of the project are delineated by the paved right-of-way, Peterson Road, developed residential communities to the north and south, and the Whitewater River Channel (and Morningside Golf Course) to the east.
Table 1 Land Use Description
Jurisdiction
General Plan/ Zoning
Existing Use
Project Site
Rancho Mirage
High Density Residential (R-
H) / Affordable Housing
Overlay (AHO)
Vacant land previously a mobile
home park
North
Rancho Mirage
Residential Estates (R -E)
Residential Estates
East
Rancho Mirage
Floodways and Drainage
Channels (OS/W)
Whitewater River Channel (and
Morningside Golf Course)
West
Rancho Mirage
General Commercial (C -G)
Commercial businesses (storage)
South
Rancho Mirage
Mobile Home Park (MHP)
Santa Rosa Villas Residential
Community
Other public agencies whose approval is required
South Coast Air Quality Management District
Southern California Edison
Coachella Valley Water District
City of Rancho Mirage
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1 -18 EXHIBIT3
PETERSON ROAD
Initial Study/Mitigated Negative Declaration
September 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
111
❑ Recreation
Utilities /
Systems
Service
n
Agriculture and
Forestry Resources
Cultural Resources
Greenhouse Gas
Emissions
❑ Air Quality
I
n
Energy
Hazards & Hazardous
Materials
Land Use / Planning ❑ Mineral Resources
Population / Housing ❑ Public Services
Transportation ❑ Tribal Cultural Resources
Wildfire ❑ Mandatory Findings of
Significance
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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.
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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.
❑ 1 find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
❑ 1 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.
❑ 1 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.
10644
Pilar Flotterud, Senior Planner
City of Rancho Mirage
9/10/2024
Date:
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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?
1 1
❑
��
❑
b) Substantially damage scenic
resources, including, but not limited to,
trees, rock outcroppings, and historic
buildings within a state scenic
highway?
❑
❑
I
❑
c) In non -urbanized areas,
substantially degrade the existing
visual character or quality of public
views of the site and its surroundings?
(Public views are those that are
experienced from publicly accessible
vantage point). If the project is in an
urbanized area, would the project
conflict with applicable zoning and
other regulations governing scenic
quality?
❑
❑
❑
d) Create a new source of substantial
light or glare, which would adversely
affect day or nighttime views in the
area?
❑
❑
�.
❑
Sources: Rancho Mirage General Plan, 2017; Rancho Mirage Municipal Code; California Department of Transportation (Caltrans), State Scenic Highways, 2024.
1.1 Setting
The perception and uniqueness of scenic vistas and visual character can vary according to location and composition of its surrounding context. The subjective value of views is generally affected by the presence and intensity of neighboring man—made improvements, such as structures, overhead utilities, and landscaping, often in relation to the aesthetic quality offered by a natural background that may include open space, mountain ranges, or a natural landmark City of Rancho Mirage
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feature. The proximity and massing of structures, landscaping and other visual barriers interact with the visibility of surrounding environments to restrict or enhance the value of local scenic views. The evaluation of scenic vistas takes into consideration the physical compatibility of proposed projects in relation to land uses, transportation corridors, or other vantage points, where the enjoyment of unique vistas may exist, such as residential areas or scenic roads.
The Rancho Mirage General Plan outlines the aesthetic qualities that define the City. The Rancho Mirage Municipal Code establishes development standards and guidelines attributed to the different zones within the City. The City's General Plan and Municipal Code were consulted to determine whether the proposed project would result in impacts to aesthetics, including scenic vistas, scenic quality, and light and glare.
1.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT. The project property occupies approximately 12 acres of disturbed and vacant land in Rancho Mirage. The entire site has been disturbed by previous grading, and development. The site previously operated as a mobile home community since 1972. However, between the years 2009 to 2018, the structures onsite were slowly demolished and removed from the site. Paved drive aisles, building foundations, and scattered landscaping (i.e., trees) remain onsite. Due to the previous development that occurred onsite, the entire site exhibits a predominantly flat condition.
Moreover, there are no salient topographic features or other natural visual landmarks on the project site, and the onsite characteristics and physical features do not contribute to a unique scenic vista.
The project is located in Rancho Mirage's High Density Residential (R -H 9 du/ac max)/Affordable Housing Overlay (AHO) General Plan Land Use/Zoning designation. The R -H designation is most suitable for affordable and senior housing, including apartments and condominiums.
The project site is located in an area of the City that is characterized by developed uses to the north, south, east and west. Specifically, surrounding uses include residential estate lots to the north, residential condo community and mobile home park community to the south, commercial businesses to the west, and the Whitewater River Channel to the east.
The project's western boundary is delineated by the paved right-of-way, Peterson Road.
Surrounding land use and zoning designations include Residential Estate (R -E) to the north, Mobile Home Park (MHP) to the south, Floodways and Drainage Channels (OS/W) to the east, and General Commercial (C -G) to the west.
The hillsides and mountains surrounding the Coachella Valley are considered scenic resources. When viewed from the project site, the Santa Rosa Mountains are visible to the south and west. The San Jacinto Mountains to the west, and the Little San Bernardino Mountains to the north and northeast are largely obstructed by existing structures and landscaping, however, peak views are visible depending on viewpoint location. Existing buildings, perimeter walls, hedges, and planted trees of various sizes collectively obstruct the views of the surrounding mountain ranges.
As stated above, the project previously operated as a mobile home park, however, has since been demolished. Existing residential properties are located north and south of the project. In its current vacant state, the project does not impair views of the surrounding scenic vistas to the existing residential structures or existing public right-of-way to a City of Rancho Mirage 17
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significant degree. Existing onsite landscaping and surrounding block walls briefly obstruct views depending on viewpoint location.
The project proposes the development of up to 120 multifamily units with associated improvements. When observed from the surrounding properties and local roadways, the views of the surrounding mountain ranges are visible and partially obstructed, depending on viewpoint location. The following discussion analyzes the project's potential impact on the surrounding scenic vistas from Peterson Road, as well as the properties to the north, west, east, and south.
Peterson Road
From the public right-of-way, Peterson Road, the Little San Bernardino Mountains and the Indio Hills are distant and partially visible to the north, however, existing landscaping obstructs these views; the Santa Rosa Mountains are visible to the south and southwest, however landscaping and developed areas obstruct baseline views of the Santa Rosa Mountains; finally, peak views of the San Jacinto Mountains are visible to the west depending on viewpoint location. Existing commercial buildings (i.e., storage facility) largely obstructs the view of the San Jacinto Mountain from Peterson Road.
The project property was previously developed and operated as a mobile home park.
However, the structures associated with the mobile home park have been demolished.
Scattered trees remain onsite and currently obstruct the distant views of the Little San Bernardino Mountains to the north and east. Due to the existing developments, landscaping onsite and on the surrounding properties, and manmade infrastructure, the distant mountains to the north and east are largely obstructed and panoramic views are not achieved from the right-of-way when viewed from the segment of Peterson Road adjacent to the project boundary.
Development of the residential project may contribute to additional obstructions to the scenic vistas to the east due to the proposed residential structures, and additional landscaping. However, building setbacks from the right-of-way and breaks between buildings will ensure that the obstruction will be less than significant.
The project will not result in impacts to the views of the San Jacinto Mountains, Santa Rosa Mountains, or Indio Hills when viewed along Peterson Road. This is due to the respective locations of these features to the west, south, and north of the project.
Surrounding Properties
West
Public Storage is located west of the project (west of Peterson Road). Views are not typically observed from storage facilities. However, an analysis is included here for informational purposes.
Development of the proposed project would result in similar impacts to the western property as Peterson Road due to its location west of the project. Therefore, as stated above, development of the project would not result in impacts to views of the San Jacinto Mountains to the west, Indio Hills and Little San Bernardino Mountains to the north, and Santa Rosa Mountains to the south, due to the project's orientation east.
Views of the Little San Bernardino Mountains to the northeast are largely obstructed by existing landscaping, including mature trees. Depending on viewpoint location, peak views City of Rancho Mirage 18
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of the Little San Bernardino Mountains to the east are somewhat visible, however, panoramic views of the mountain range are not impacted. Development of the proposed project may contribute to additional obstructions to the scenic resources to the east, however, building setbacks from the frontage and breaks between buildings will reduce impacts of the proposed buildings to the views of the scenic resources.
Therefore, development of the proposed project would not result in significant impacts to scenic vistas when observed from Public Storage.
North
Properties north of the project include large residential estate lots. From these properties, views of the Little San Bernardino Mountains and Indio Hills to the north are distant and largely obstructed by existing landscaping and structures; the San Jacinto Mountains to the west is also distant and obstructed by existing landscaping and structures; the Santa Rosa Mountains to the south and west are the most prominent landform from these locations due to its proximity. Thus, mid -range and peak views of the Santa Rosa Mountains are visible depending on viewpoint location.
The project will not result in visual impacts to the Little San Bernardino Mountains and Indio Hills to the north and northeast or San Jacinto Mountain to the west, due to the project's location south of the residential estate lots. The project may, however, result in obstructions of midrange views of the Santa Rosa Mountains when viewed from the northern properties because the project proposes building heights of up to 25 feet (compliant with the Zoning Section 17.20.100(A), Height measurement, restrictions, and height limit exceptions (see discussion c., below)).
However, the proposed structures will be set back approximately 73 - 90 feet from the northern project property line. One building is proposed at the northwest corner of the project site and proposes a setback of approximately 13.3 feet. This is consistent with Section 17.08.020 of the Rancho Mirage Municipal Code, which allows a minimum of a 5 - foot setback. The proposed setbacks will reduce the scale of the buildings observed from the northern properties. Impacts will be less than significant.
South
The property to the south includes an age -restricted affordable housing residential community, Santa Rosa Villas. The homes in Santa Rosa Villas are one-story, apart from the two-story clubhouse building. From this community, views of the Santa Rosa Mountains to the south and west, Little San Bernardino Mountains and Indio Hills to the north, and San Jacinto Mountain to the west are distant and obstructed by existing structures, landscaping, and manmade infrastructure.
The project will not result in visual impacts to the San Jacinto Mountain to the west, or the Santa Rosa Mountains to the south due to the project's location north of the residential community. The project may, however, result in obstructions to the Little San Bernardino Mountains and Indio Hills to the north when viewed from the southern properties.
However, the proposed structures will be set back approximately 80 - 115 feet from the southern property boundary to reduce the scale of the buildings. One building is proposed at the southwest corner of the project site and proposes a setback of approximately 14.9 feet. This is consistent with Section 17.08.020 of the Rancho Mirage Municipal Code, which allows a minimum of a 5 -foot setback. The proposed setbacks will reduce the scale City of Rancho Mirage 19
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of the buildings observed from the northern properties. Impacts will be less than significant.
East
To the east of the project site is the Whitewater River Channel. The public trail, Butler - Adams Trail, is located along the project's eastern boundary. From the Stormwater Channel and trail, views of the Santa Rosa Mountains to the south and west, Little San Bernardino Mountains and Indio Hills to the north, and San Jacinto Mountains to the west are distant and obstructed by existing structures, landscaping, and manmade infrastructure. Mountains to the west are largely obstructed by a line of mature trees, thus views of the Santa Rosa Mountains and San Jacinto Mountains to the west are not visible.
Development of the project site would not result in visual impacts to the surrounding landforms. The project will not obstruct views of the Little San Bernardino Mountains and Indio Hills to the north and northeast and the Santa Rosa Mountains to the south because the project is oriented to the west. The project will not result in impacts to the views of the landforms to the west (i.e., Santa Rosa and San Jacinto Mountains) because they are already obstructed from views by existing mature trees. Therefore, the project would not result in impacts to scenic vistas.
Overall, the project proposes development of a multifamily residential community on vacant land. The proposed buildings will comply with building setback requirements established by the City of Rancho Mirage.
The proposed residential community will be similar to existing residential communities in the area, which are also characterized by perimeter block walls, gated entries, and landscaped frontages. In addition to the foregoing, the project property is currently absent of any historic buildings, structures or other former permanent improvements that would hold any aesthetic value. Based on the existing conditions of the project property and the surrounding area, it is likely that historic buildings, structures, or other former permanent improvements were not present on the project site. Impacts would be less than significant. b) LESS THAN SIGNIFICANT IMPACT. The purpose of the State Scenic Highway Program is to preserve and protect scenic State highway corridors from change that would diminish the aesthetic value of lands adjacent to highways. State highways can be officially designated as Scenic Highways or be determined to be eligible for designation. The status of a state scenic highway changes from eligible to "officially designated" when a local jurisdiction adopts a scenic corridor protection program, and the California Department of Transportation (Caltrans) approves the designation as a Scenic Highway. Based on the Caltrans status map of scenic highway designations, Highway 111 is considered an Eligible State Scenic Highway, but is not officially designated. The "eligible" segment of Highway 111 is located approximately 430 feet south of the proposed project. Based on the Circulation Element of the Riverside County General Plan, the project is not located within close proximity to any designated state or county scenic highway. Therefore, no impacts to those resources are anticipated.
The project site is not located adjacent to a view corridor designated by Rancho Mirage (RMGP Exhibit 32). Therefore, the project would not result in visual obstructions of views witnessed by motorists and pedestrians traveling along a view corridor.
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Additionally, the property does not contain any landmarks such as trees or historic buildings, and based on historical maps, the project property has maintained a developed condition, and as such, is absent of any historic buildings, structures or other former improvements that would hold any aesthetic value. Furthermore, the project is not located within close proximity to any designated scenic highways as identified by Caltrans or the County of Riverside General Plan. Therefore, the proposed project would not result in adverse impacts to scenic resources adjacent to, or in close proximity to state scenic highway or other local transportation corridors. Less than significant impacts are expected. c) LESS THAN SIGNIFICANT IMPACT. The proposed project is located in an urbanized area within the City of Rancho Mirage, with some infill and vacant parcels in the local vicinity. Areas surrounding the project site consist of residential communities, estate lots, and commercial businesses. Residential properties and communities are located north and south of the project. Commercial uses are located to the west. The surrounding developed areas include well -maintained landscaping, building frontages, public and pedestrian areas, and roadways. The existing land uses contribute to the scenic quality of the area.
In its existing condition, the project property is disturbed and vacant. The site previously operated as a mobile home park; however, the park has been demolished. Landscaping from the previous mobile home park was not removed during demolition and currently exists onsite. Utility infrastructure and concrete foundations remain onsite. The site exhibits a predominantly flat topography. Peterson Road delineates the project's western boundary and is paved with curb and gutter improvements.
The project is located within the High Density Residential (R -H) / Affordable Housing Overlay (AHO)land use and zoning designation. The project will comply with the development standards established for R -H zones, per the Rancho Mirage Municipal Code (RMMC). Title 17, Zoning, of the RMMC was consulted in order to compare the development standards proposed for the project with the existing standards established for the City of Rancho Mirage.
Table 1-1 Existing and Proposed Deve opment Standards
Development Feature
R -H Zoning Standards
Minimum Parcel Size
8,000 sq. ft.
Minimum Parcel Width
60 ft.
Minimum Parcel Depth
90 ft.
Maximum Density
5-9 du/ac
Private Outdoor Living Spaces
300 sf
Setbacks Required
Front
20 ft
Side
10 ft
Street Side
15 ft
Rear
20 ft
Accessory Structures
17.30.190
Maximum Lot Coverage
35%
Minimum Distance Between Structures
20 ft
Main Structure — Maximum Height
20 ft / 1 story
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(1) Additional heights/stories may be allowed, in compliance with 17.20.100(A), which states "Additional height restrictions. In all zoning districts the maximum building height shall not exceed twenty feet as measured from the finished grade to the highest point of the structure, excluding chimneys and vents.
The number of stories shall be limited to one story (unless otherwise provided in this section) when meeting applicable set -back requirements. However, this building height may be increased and up to one additional story may be permitted by the council as part of a development plan application." The proposed project will comply with the City's development standards established for R -H zones in the RMMC. As indicated in the table above, the proposed project will not result in significant changes to the development standards established for R -H zones.
The project proposes one- and two-story multifamily buildings. Per the RMMC, R -H zones allow one-story buildings. However, according to Section 17.20.100, building height may be increased and up to one additional story may be permitted by the council as part of a development plan application, subject to the following:
1. In addition to the minimum required setbacks, the setbacks shall be increased at a minimum rate of two feet for each foot of additional building height above twenty feet, which shall be measured from the property line to each portion of the building that exceeds twenty feet; however, the council in exercising their discretion may require significantly greater setbacks.
2. Enhanced buffering to surrounding properties and the appropriateness of understructure parking shall be evaluated and related conditions of approval may be imposed by the council to mitigate any potential negative impacts on surrounding properties.
3. A visual and spatial analysis relating building proportions, massing, height, and setback shall be conducted to preserve and enhance the scenic viewshed and related conditions of approval may be imposed by the council to mitigate any potential negative impacts on scenic viewsheds.
4. The need for appropriateness of the additional height shall be demonstrated to the satisfaction of the council.
5. Compatibility and harmony with surrounding development, land uses designations, and zoning shall be demonstrated subject to the satisfaction of the council and related conditions of approval may be imposed by the council to mitigate any potential negative impacts on the compatibility and harmony with surrounding development, land use designations and zoning.
The project proposes two-story multifamily buildings; however, these structures will be setback at least 73 feet and 79 feet from the northern and southern property boundaries, respectively. Per item 1 above, the proposed setbacks allow the additional story. As mentioned previously, building height, setbacks, spacing and orientation will be considered during plan review to accommodate views to the extent practicable. Project building heights are subject to City Council review.
The scenic/design quality in the project area is governed by the Rancho Mirage General Plan (Update 2017). Therefore, the following discussion will analyze the project's consistency with the goals and policies established in the Rancho Mirage General Plan (RMGP) governing scenic quality in the City. The Community Design Element of the City of Rancho Mirage 22
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RMGP defines the important design goals and guides new development to enhance Rancho Mirage's identity. Specifically, the Community Design Element outlines goals and policies designed to improve the image, character, and quality of life within the City. The table below outlines the various goals and policies established in the Community Design Element of the RMGP, and determines whether the project is consistent, not consistent, or not applicable with the RMGP.
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Table 1-2 Project Consistency with Rancho Mirage General Plan Goals General Plan Goal/Policy
Project Consistency
Goal CD 1: Preservation and promotion of the special identity of Rancho Mirage as an "Oasis in the Desert," combining quality development with scenic, natural, and open space amenities Policy CD 1.1: Rancho Mirage's symbolic
identity shall be enhanced through distinct
signage, gateways, architecture, and
resilient landscaping.
Consistent: The project proposes a multifamily
residential project with landscaping and various
amenities. The proposed landscape features along
Peterson Road will enhance the project's frontage
along the roadway. The City of Rancho Mirage will
review landscape and architecture plans prior to the
approval and development of the project.
Policy CD 1.2: Unique views of mountains
and other natural open spaces from
Rancho Mirage's streets shall be
preserved and enhanced.
Consistent: See discussion a) of this Aesthetics
section for additional analysis. As determined in
discussion a), above, the project would not result in
significant impacts to views of the Santa Rosa
Mountains, San Bernardino Mountains, Little San
Bernardino Mountains, and San Jacinto Mountains
when viewed from the adjacent right-of-way. The
project proposes setbacks from the existing right-of-
way and surrounding buildings and communities.
Policy CD 1.4: The planning and design of
residential neighborhoods shall provide
distinctive and characteristic design
elements along public rights -of -way and in
the project, creating a recognizable sense
of place.
Consistent: As stated in the analysis for Policy CD
1.3, and the table above, the project will comply with
development standards established in the RMMC.
Landscape areas will provide a sense of arrival and
offer clear and safe pathways for interconnectivity.
The project will be reviewed by City Council.
Goal CD 3: Scenic roadways that impart a sense of place and are attractively landscaped, provide visual continuity along adjacent uses, preserve views, and create focused intersection landscaping.
Policy CD 3.1: The City shall develop and
maintain high -quality roadways that frame
views, buffer surrounding residential
development, and enhance commercial
uses.
Consistent: The project is not located along a view
corridor as designated in the Rancho Mirage
General Plan. Peterson Road is the only paved
roadway adjacent to the proposed project,
delineating the project's western boundary. As
stated in discussion a), the project would not result
in significant obstructions to views witnessed from
this right-of-way. Building setbacks and height
restrictions will ensure impacts are less than
significant.
Policy CD 3.2: The City shall ensure the
development of well -designed, richly
landscaped intersections that are
attractive to drivers and pedestrians alike.
Consistent: Landscaping along the length of
Peterson Road is intended to achieve a consistent,
colorful and attractive presentation and soften the
project when viewed from the public street. See
discussion for Policy CD 3.1.
Policy CD 3.3: View corridors shall be
preserved through streetscape
improvements and specialized design
standards.
Not applicable, but consistent: The project is not
located adjacent to a designated view corridor. See
discussions for Policy CD 3.1.
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Goal CD 4: A landscape program that promote aesthetics climate change resistance, and place making.
Policy CD 4.1: Landscape plans
submitted to the City shall be consistent
with this element.
Consistent: The landscaping proposed for the
project will consist of drought -tolerant trees, ground covers, and shrubs. The landscaping and irrigation
plans and system shall comply with all City
ordinances relating to water efficiency and shall be
an automatic system with an irrigation timer and two
drip or bubbler heads per tree to produce deep root
irrigation. Additionally, landscape lighting will
include tree and shrub up lights, path lights, and
step lights. All lighting will be low voltage and have
low maintenance LED fixtures.
Goal CD 5: Walls and fences that act as attractive elements of the streetscape, while providing privacy and views, creative design, and visual continuity Policy CD 5.1: Wall and fence designs
shall be considered important
components of the design review process
and overall streetscape improvement
plans.
Consistent: Landscape buffers with screen
plantings and wall treatments will be implemented
in the design throughout the project.
Goal CD 6: Signage of the highest level of design and construction quality.
Policy CD 6.1: The City shall encourage
high -quality, low -scale signage that
effectively communicates in an attractive
manner.
Consistent: Exterior entrance signage will be
subject to review according to the provisions of
Section 17.28.040 of the Rancho Mirage Municipal
Code.
Goal CD 7: Protection of the star-studded desert night sky from excessive glare.
Policy CD 7.1: Lighting features that
preserve the beauty of the desert night
while still performing directional, safety,
and informational functions shall be
designed and incorporated into
development projects.
Consistent: Lighting for landscaping, pathways and
stairways, monuments and signs shall be installed
as needed for security and safety purposes. All
lighting will be low voltage and have low
maintenance LED fixtures. The selective use of up
lights will be limited to high -profile specimen tree
and shrubs and will be shielded to reduce glare and
hot spots. There shall be zero lumen foot candle for
all exterior lighting at any property line of abutting
properties and/or public right-of-way. See
discussion d, below.
Goal CD 8: Architecture that us sensitive to its context, blending quality materials, distinctive detailing, and a strong sense of living with nature.
Policy CD 8.1: The City shall encourage
cohesive yet flexible architectural design
for all structures in Rancho Mirage.
Consistent: See discussion for Policy CD 1.1,
above.
As indicated above, the project will comply with the development standards for R -H zones as established in the RMMC. The project will also be consistent with applicable General Plan goals and policies governing scenic quality of the City. Project architecture, landscape design, and additional associated improvements will be subject to review and approval by the City of Rancho Mirage. Less than significant impacts are anticipated.
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LESS THAN SIGNIFICANT IMPACT. The project site, located east of Peterson Road and approximately 430 feet north of Highway 111. The site previously operated as a mobile home park but has been demolished and is currently vacant. The site does not contribute light to the area.
In the project surroundings, existing sources of fixed nighttime lighting can be attributed to the existing residential uses located north and south of the project site. Lighting associated with residential areas typically consist of wall- and post -mounted, downward - oriented fixtures at residential building entrances and driveways, backyard/patio lighting, and landscape lighting. The commercial areas west of the project contribute to nighttime lighting during operational hours. Commercial lighting illuminates building frontages and entrances, signage, landscaping, and parking lot areas. Light posts along Peterson Road (immediately west of the project) contribute to nighttime lighting in the area. Additionally, day -time glare and nighttime lighting can be attributed to existing vehicular traffic along the surrounding roads.
The proposed project would develop up to 120 multifamily units with associated improvements, including retention areas, paved drive aisles, pedestrian sidewalks, and landscaping. The project will be consistent with the physical character intended for residential uses per the General Plan. The project includes nighttime lighting to safely illuminate the site entrances, signage, parking, walkways, and other project features with the appropriate fixtures. All lighting will be low voltage and have low maintenance fixtures.
Lighting for landscaping, pathways, and signs shall be installed as needed for security and safety purposes. Additionally, signage that is visible from outside the project will be subject to review according to the provisions of Section 17.28.040 of the Rancho Mirage Municipal Code (RMMC).
These requirements are established to ensure that proposed development includes a minimum uniformity of light coverage, while minimizing light trespass. Sources of low - intensity lighting will consist of wall -mounted fixtures for the dwelling unit exteriors and landscaping illumination throughout the interior walkways, consistent with Section
17.26.120 of the RMMC. The project's lighting plan and proposed fixtures will be subject to review and approval by the City of Rancho Mirage.
Pertaining to glare and reflectivity, the project encourages a variety of materials with a palette of neutrals and earth tones. The proposed project will include high quality materials that perform well in desert environments, and building color and material should be consistent and complimentary within the project and surrounding environment. The proposed project will not include colors or finishes that have highly reflective properties or other surface conditions that would cause substantial daytime or nighttime glare. With the proposed landscape plan that includes a strategic placement of trees, palms, shrubs, groundcover, and accent plantings, the potential visibility of nighttime light sources and building surfaces is expected to be partially screened. Less than significant impacts are expected.
1.3 Mitigation Measures: None required.
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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?
❑
❑
❑
I�
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
❑
❑
❑
r
c) Conflict with existing zoning for, or
cause rezoning of forest land,
timberland, or timberland zoned
Timberland Production?
❑
❑
❑
L
d) Result in the loss of forest land or
conversion of forest land to non forest
use?
❑
❑
❑
12 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: Farmland Mapping and Monitoring Program, California Department of Conservation. Rancho Mirage General Plan 2017.
2.1 Setting
California Land Conservation Act of 1965
The California Land Conservation Act of 1965 (the "Williamson Act") encourages the preservation of agricultural lands through tax incentives due to the increasing trend toward the conversion of agricultural lands and urban uses. The act enables counties and cities to designate agricultural preserves (Williamson Act lands) and within these preserves, offer preferential taxation to City of Rancho Mirage
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agricultural landowners based on the agricultural income producing value of the property. There are no active or permitted quarries identified within the City of Rancho Mirage.
State Farmland Mapping and Monitoring Program
The California Department of Conservation (DOC) established the Farmland Mapping and Monitoring Program (FMMP) in 1982 as a non -regulatory program that provides a consistent and impartial analysis of agricultural land use and land use changes throughout California. The FMMP produces maps and statistical data used for analyzing impacts on California's agricultural resources. Prime agricultural land is rated according to soil quality and irrigation status and identified by the following categories: Prime Farmland, Unique Farmland, Farmland of Statewide Importance, Farmland of Local Importance, Urban and Built -Up Land, and Other Land. Each category is described as follows:
• Prime Farmland: areas with both good physical and chemical attributes able to sustain long-term agricultural production.
• Farmland of Statewide Importance: areas that have a good combination of physical and biological characteristics for producing food, feed, forage, fiber, and oilseed crops, and is available for these uses.
• Unique Farmland: areas that produce crops of statewide importance; however, contain lower quality soils than those within Prime Farmland.
• Farmland of Local Importance: lands generally without irrigation, and which produce dry crops that may be important locally but are not important for statewide agriculture production.
• Urban Built -Up Land: areas occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10 -acre parcel. • Other Land: areas of land not included in any other mapping category.
The project site and the City of Rancho Mirage area is characterized by the urban context, primarily consisting of residential and commercial developments.
2.2 Discussion of Impacts:
a -e) NO IMPACT: The proposed project will not disturb or convert any designated farmland or other form of agricultural resources. According to the 2022 California Farmland Mapping and Monitoring Program the proposed project is located in a portion of Rancho Mirage designated Urban and Built -Up Land. Urban and Built -Up land is occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10 - acre parcel. Common examples include residential, industrial, commercial, institutional facilities, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, and water control structures. All surrounding properties are also classified as Urban and Built -Up Land. The City of Rancho Mirage consists of Urban and Built -Up Land and land designated as Other.
The project site is not located in an existing zoning for agricultural use or classified as farmland. The City General Plan designates the subject property with a zoning of High Density Residential (R -H) with an Affordable Housing Overlay (AHO). R -H zones allow for multifamily dwellings and encourages planned residential developments (PRDs). PRDs encourage well -conceived residential neighborhoods through creative and flexible planning. They allow for a mix of housing types that are unique in their physical characteristics and warrant special methods of residential development. PRDs also City of Rancho Mirage 28
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consolidate areas for structures and maximize common open space and recreation areas, while integrating access and private internal roadways.
According to the California Department of Conservation Williamson Act Enrollment Finder, no portion of the land within or near a one -mile radius is recognized as a Williamson Act Contract area. Furthermore, no forest land, timberland, or Timberland Production zone occurs on the project site or in the surrounding areas. The proposed project will not impact or remove land from the City or the County's agricultural reserve. No impacts are expected.
2.3 Mitigation Measures: None required.
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3 - Air Quality
AIR QUALITY — Where available, the
significance criteria established by the
applicable air quality management or
air pollution control district may be
relied upon to make the following
determinations. Would the project:
Potentially
Significant
Impact
Less Than
Significant
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?
❑
❑
❑
��
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?
❑
❑
❑
��
Sources: Final 2022 Air Quality Management Plan (AQMP), by SCAQMD, December 2022; Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003; Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010; South CoastAQMD Rule Book; California Emissions Estimator Model (CaIEEMod) Version 2022.1.1.23 (Appendix A), California Air Pollution Officers Association (CAPCOA) and California Air Districts.
3.1 Setting
Summary of Existing Air Quality Regulatory Framework:
The project site and Coachella Valley are situated within the Riverside County portion of the Salton Sea Air Basin (SSAB), under jurisdiction of the South Coast Air Quality Management District (SCAQMD) and the adopted 2022 Air Quality Management Plan (2022 AQMP). The 2022 AQMP builds upon and supersedes the prior 2016 AQMP with updated strategies toward air quality attainment, while recognizing the challenges from experiencing the worst levels of ground - level ozone (smog) and among the highest levels of fine particulate matter (PM2.5) in the nation, despite the progress in air pollution reduction. The 2022 AQMP also recognizes the Coachella Valley's necessity to meet federal ozone standards due to transport of pollution from the upwind South Coast Air Basin. As a result, the updated strategies focus on reducing emissions of nitrogen oxides (NOx) — the key pollutant that creates ozone — by 67 percent more than is required by adopted rules and regulations in 2037. This is to be achieved in part through the extensive use of zero emission technologies across all stationary and mobile sources, combined with additional controls over stationary sources that currently account for approximately 20 percent of NOx emissions. The 2022 AQMP recognize that the overwhelming majority of NOx emissions are from City of Rancho Mirage 30
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heavy-duty trucks, ships and other State and federally regulated mobile sources that are mostly beyond the South Coast AQMD's control, so federal regulatory action will help toward the AQMP goals. The current AQMP does not involve numeric revisions to the South Coast AQMD Air Quality Significance Thresholds, nor is it understood to implement land use and land development restrictions. The 2022 AQMP accounts for information and assumptions from the 2020 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) to support the integration of land use and transportation toward meeting the federal Clean Air Act requirements.
Local air quality relevant to the standards for criteria air pollutants and attainment status is measured at three established Coachella Valley monitoring stations that are part of the current SCAQMD Annual Air Quality Monitoring Network Plan: Palm Springs (AQS ID 060655001), Indio (AQS ID 060652002), and Mecca (Saul Martinez - AQS ID 060652005).
The 2022 AQMP provides guidance for the State Implementation Plans (SIP) for attainment of the applicable ambient air quality standards. The Coachella Valley region is in non -attainment for Particulate Matter (PM10) and Ozone (03), which are described below.
Particulate Matter (PM10):
PM10 is a criteria air pollutant consisting of particulate matter (airborne particles) with an aerodynamic diameter of up to 10 microns. In terms of health effects, elevated levels of ambient particulate matter are linked to increases in respiratory infections, number and severity of asthma attacks, the number of hospital admissions, and mortality rates. As indicated in the 2022 AQMP, the Coachella Valley is currently designated as a serious nonattainment area for PM10.
PM10 levels in the Coachella Valley are largely attributed to sources of fugitive dust (e.g., construction activities, re -entrained dust from paved and unpaved road travel, and natural wind- blown sources). The Coachella Valley is subject to frequent high winds that generate wind-blown sand and dust, leading to high episodic PM10 concentrations, especially from disturbed soil and natural desert blow sand areas.
The Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP) was approved by the U.S. Environmental Protection Agency (EPA) on December 14, 2005. It incorporated updated planning assumptions, fugitive dust source emissions estimates, mobile source emissions estimates, and attainment modeling with control strategies and measure commitments. Some of those measures are reflected in SCAQMD Rules 403 and 403.1, which are enacted to reduce or prevent man-made fugitive dust sources with their associated PM10 emissions.
Rule 403.1 recognizes blowsand as a form of larger particulate matter that can contribute to the production of the smaller PM10 (Particulate Matter with a diameter of 10 micrometers or smaller) particles in two ways: (1) by direct particle erosion and fragmentation as natural PM10, and (2) by secondary effects, as sand deposits on road surfaces. SCAQMD has defined a Coachella Valley Blowsand Zone as the corridor of land extending two miles on either side of the Interstate 10 (1-10) Freeway, beginning at the SR -111/I-10 junction and continuing southeast to the 1-10/ Jefferson Street interchange in Indio. Being located approximately 4 miles south of the Interstate 10 Freeway, the project location is not deemed to be located within the Coachella Valley Blowsand Zone. The project will be subject to the standard dust control requirements during construction.
Ozone and Ozone Precursors:
Ozone (03) is a photochemical oxidant formed through chemical reactions of nitrogen oxides (NOx), volatile organic compounds (VOCs), and oxygen in the presence of sunlight. In terms of health effects, individuals exercising outdoors, children, and people with preexisting lung disease, City of Rancho Mirage 31
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such as asthma and chronic pulmonary lung disease, are the most susceptible sub -groups for the effects of ozone.
The Coachella Valley portion of the Salton Sea Air Basin (SSAB) is deemed to be in nonattainment for the 1997 8 -hour ozone standard. The Coachella Valley is unique in its geography due to its location downwind from the South Coast Air Basin (SCAB). As such, when high levels of ozone are formed in the South Coast Air Basin upstream, they are transported to the Coachella Valley. Similarly, when ozone precursors such as NOx and VOCs are emitted from mobile and stationary sources located in the South Coast Air Basin, they are also transported to the Coachella Valley. The 2022 AQMP has found and established that the Coachella Valley does not have large sources of smog -forming emissions and therefore, local sources of air pollution have a limited impact on ozone levels compared to the transport of ozone precursors generated upwind in SCAB. Based on the 2022 AQMP, the attainment date for the said ozone standard is August 2033. SCAQMD continues to reduce ozone and improve air quality in the Coachella Valley, in part by providing more than $50 million in grant funding towards paving dirt roads and parking lots, clean energy projects and cleaner vehicles. Future emission reductions anticipated to occur in the South Coast Air Basin associated with current and planned regulations on mobile and stationary sources are expected to contribute to improvements in ozone air quality in the Coachella Valley and lead to attainment of the standard.
Regional Significance Threshold Criteria:
The SCAQMD has determined that impacts to air quality are significant if there is a potential to contribute or cause regional and/or localized exceedances of the federal and/or state ambient air quality standards, such as the NAAQS and CAAQS. To assist lead agencies in determining the significance of air quality impacts, SCAQMD has established suggested short-term construction - related and long-term operational impact significance thresholds for direct and indirect impacts on air quality. Table I I I -1 displays the established SCAQMD Air Quality Significance Thresholds applicable to construction and operational activities to which the project -specific air emissions results will be compared. Table II I -1 is based on the most current standards, published in March of 2023.
Table 111-1
SCAQMD's Air Quality Significance Thresholds
(Pounds/Davl
Emission Source
CO
VOC
NOx
sox
PM10
PM2.5
Construction
550
75 100
150
150
55 Operation
550
55 55
150
150
55 Source: Air Quality Ardysis Q.iidance Handbook and SCA.GSvD Air Quality Significance Threshdds, March 2023 Localized Significance Threshold Criteria:
The South Coast Air Quality Management District (SCAQMD) has also developed and published the Final Localized Significance Threshold (LST) Methodology to help identify potential impacts that could contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). LST methodology was developed in response to environmental justice and health concerns raised by the public regarding exposure of individuals to criteria pollutants in local communities. The purpose of analyzing LSTs is to determine whether City of Rancho Mirage 32
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a project may generate significant adverse localized air quality impacts in relation to the nearest exposed sensitive receptors, such as schools, churches, residences, hospitals, day care facilities, and elderly care facilities. The separation distances between project sites and sensitive receptors, set forth by the LST methodology, range from 25 meters (82 feet) to 500 meters (1,640 feet). LST thresholds represent the maximum emissions from a project that will prevent an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest sensitive receptor, taking into consideration ambient concentrations in each source receptor area (SRA), project, size, and distance to the sensitive receptor. Therefore, meeting the lowest allowable emissions thresholds translates to meeting the most stringent air quality standards for a project locality.
As part of the LST methodology, SCAQMD has divided its jurisdiction into 37 source receptor areas (SRAs) which can be used to determine whether a project may generate significant adverse localized air quality impacts. The proposed development is located in SRA 30, which covers the Coachella Valley and City of Rancho Mirage. LSTs only apply to certain criteria pollutants: carbon dioxide (002), oxides of nitrogen (NOx) particulate matter equal to or less than 10 microns in diameter (PM10), and particulate matter equal to or less than 2.5 microns in diameter (PM2.5).
Geographic Information Systems (GIS) mapping analysis was used to identify the project site in relation to the nearest potential sensitive receptors, such as residential dwelling units or schools.
The undeveloped site is surrounded primarily by residential uses located to the north and south.
Therefore, the most conservative (closest) distance of 25 meters (82 feet) serves as the basis for the LST analysis. This will ensure that the lowest emissions threshold is used as a standard for determining significance.
Air Emissions Methodology:
This analysis relies on the quantitative findings from the latest version of the California Emissions Estimator Model TM (CaIEEModTM) Version 2022.1.1.23, which serves as an adopted software platform, developed in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other California air districts, to calculate both construction emissions and operational emissions of criteria air pollutants and greenhouse gases from land use projects. The parameters considered for CaIEEMod and air quality analysis were obtained from the most current technical site plan for the project, as subsequently summarized. The most conservative interpretation of proposed land uses, equitable modelling criteria, and associated air quality impacts have been utilized to capture impacts associated with 100% of the proposed onsite structures and operations.
CaIEEMod input included an analysis of up to 120 multi -family dwelling units with associated landscaping, hardscape, and asphalt improvements, the dimensions of which are based on the most current site plan. The population factor is 220 persons based on an approximate household size of 1.83 persons per household obtained from the 2024 California Department of Finance E- 5 Population and Housing Estimates for the City of Rancho Mirage.
Since the existing site condition includes remnants of the former residential uses (parking, driveways, concrete slabs), this analysis assumed the demolition/removal and export of approximately 6,453 cubic yards of asphalt, concrete and related materials. The construction - related factors also incorporated approximately 9,300 cubic yards of soil export during the grading stage, based on preliminary engineering estimates.
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Moreover, the model incorporated the fugitive dust control measures required during construction under the City's Dust Control Ordinance and SCAQMD Rules 403 and 403.1. The measures of temporary soil stabilization required under this local regulatory framework are designed to prevent sediment track -out onto public roads, prevent visible dust emissions from exceeding a 20 -percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. Being a requirement in the Coachella Valley, the dust control practices are not considered mitigation.
3.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
The results summarized in Table III -3 display the potential criteria air pollutant emission levels associated with construction -related demolition, site preparation, grading, utilities/building construction, paving, and architectural coating phases. The emission levels from project construction are not shown to exceed the applicable SCAQMD Air Quality Significance Thresholds for criteria pollutants, including PM10 and Ozone precursors. As a standard requirement, dust control measures will be implemented during construction as part of a City -approved fugitive dust control plan in accordance with SCAQMD Rule 403/403.1 and Section 15.64.630 (Dust Control Requirements) of the Rancho Mirage Municipal Code. Thus, a less than significant impact would occur for the construction -related emissions in relation to the applicable South Coast AQMD Air Quality Significance Thresholds.
Table III -2
Short Term Air Pollutant Emissions
Associated With Construction of the Proposed Project (Unmitigated) (Pounds/Davl
Construction Source
ROC'VOC
NOx
CO
SO2
PM10
PM2.5
Peak Emissions Resulting
from Asphalt Demolition,
Site Preparation, Grading,
Building Construction,
Paving, and Architectural
Coating
46.6 38.3
32.3 0.11
13.3 5.72
SCAOIVD Air Quality
Significance Threshold
75 100
550
150
150
55 Threshold Exceeded
No
No
No
No
No
No
Note: The PM10 and PM2.5 enissions account for required corrpliance with SCAQVD Rules 403/403.1 and Rancho Mrage Requirements.
CaIEEMod 2020.4.0 was also used to calculate the long-term operational air pollutant emissions that would occur during the life of the project. These operations include area, energy and mobile sources. As shown in Table II I -4 below, the project -related operational emissions of criteria pollutants are also not expected to exceed any of the South Coast AQMD Air Quality Significance Thresholds. Therefore, a less than significant impact is expected for operational emissions from the project.
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Table III -3
Long Term Operational Air Pollutant Emissions
Associated With Development of the Project (Unmitigated) (Pounds/Davl
Enission Source
ROC'VOC
Na
CO
so2
PM10
PM25
Peak Area Sources,
Energy l lse, Mobile
Sources
39.6 7.37
110.00
0.26 17.3
10.7 SCAOIVD Air Quality
Significance Threshold
55 55
550
150
150
55 Threshold Exceeded
No
No
No
No
No
No
In addition to the emission levels discussed above, another measure of determining consistency with the governing AQMP is outlined in Chapter 12, Section 12.2 and Section
12.3 of SCAQMD's CEQA Air Quality Handbook (1993), as provided and evaluated below:
Consistency Criterion No. 1: The proposed project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP.
The relevant emission standards are compiled in the South Coast AQMD Air Quality Significance Thresholds and also provided in Table II I -1 pertaining to construction and operation. As demonstrated by the CaIEEMod results in Tables I II -3 and III -4, project construction and operation would not result in emission levels exceeding the AQMD Air Quality Significance Thresholds for any criteria air pollutant category, including PM10 and ozone precursors, and therefore would not conflict with the AQMP according to this criterion.
Consistency Criterion No. 2: The project will not exceed the assumptions in the AQMP based on the years of project build -out phase.
Project implementation will involve the construction and operation of up to 120 dwelling units on a site with a current land use and zoning designation of High Density Residential (R -H) / Affordable Housing Overlay (AHO). The site previously contained 120 dwelling units. The proposed nature and scale of the project are not expected to exceed the locally adopted land development assumptions and other growth projections in a meaningful manner. Therefore, the project is not expected to result in emission levels, growth or land use changes that would interfere with the City or region's ability to comply with the most current air quality plans, including the 2022 AQMP and State Implementation Plan strategies for PM10 and ozone level attainment efforts. Moreover, the project's short-term construction and long-term operational emissions would not exceed the established regional thresholds for criteria air pollutant emissions.
In summary, by producing emission levels below the applicable SCAQMD Air Quality Significance Thresholds the project will prevent any interference with the City or region's ability to comply with the most current air quality plans, including the 2022 AQMP, CVSIP for PM10, and the ozone level attainment efforts. Pertaining to the obstruction of an applicable air quality plan, less than significant impacts are anticipated.
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LESS THAN SIGNIFICANT IMPACT: As discussed previously, the Coachella Valley portion of the Salton Sea Air Basin (SSAB) is in nonattainment for the 1997 8 -hour ozone standard. Under the 2022 AQMP, the target attainment date for this standard is August 2033. SCAQMD has established that the Coachella Valley does not have large sources of smog -forming emissions and therefore, local sources of air pollution have a limited impact on ozone levels compared to the transport of ozone precursors generated upwind in SCAB. As demonstrated in tables I II -2 and II I -3, project -related short-term construction and long-term operational emissions would not exceed the SCAQMD Air Quality Significance Thresholds for ozone precursors, such as NOx and ROG/VOC. Therefore, pertaining to the ozone nonattainment status, the proposed project would not result in an exceedance to the applicable threshold or result in a cumulatively considerable net increase in the precursors of this criteria pollutant.
Furthermore, the Coachella Valley is currently designated as a serious nonattainment area for PM10 and is under the EPA -approved Coachella Valley PM10 State Implementation Plan with an attainment strategy for meeting the PM10 standard. Some of the existing measures include the requirement of detailed dust control plans from builders that specify the use of more aggressive and frequent watering, soil stabilization, wind screens, and phased development to minimize fugitive dust.
Appropriate air quality measures to prevent fugitive dust are required by the City's Fugitive Dust Control ordinance and plan implementation requirements, which are consistent with SCAQMD Rules 403 and 403.1 that apply to the Coachella Valley strategy for reducing fugitive dust emissions. Under the City's dust control regulations, a Local Air Quality Management Plan (LAQMP) must be prepared and approved prior to any grading, earth - moving, demolition, or building operation with a disturbed surface area of more than five thousand (5,000) square feet. Consistent with SCAQMD Rules 403 and 403.1, implementation of the LAQMP is required to occur under the supervision of an individual with training on Dust Control in the Coachella Valley. The plan is required to include methods to prevent sediment track -out onto public roads, prevent visible dust emissions from exceeding a 20 -percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line.
The most widely used measures include proper construction phasing, proper maintenance/cleaning of construction equipment, soil stabilization, installation of track -out prevention devices, and perimeter wind fencing. Moreover, material hauling is required to incorporate compliant freeboard or cover to prevent erodible material from becoming a source of fugitive dust. As shown in tables I II -2 and I II -3, project -related short-term construction and long-term operational emissions that factor in the required soil stabilization measures are expected to not exceed the applicable SCAQMD Air Quality Significance Thresholds for PM10. Therefore, pertaining to the PM10 nonattainment status, the proposed project would not result in an exceedance to the applicable threshold or result in a cumulatively considerable net increase in the precursors of this criteria pollutant. Less than significant impacts are anticipated. c) LESS THAN SIGNIFICANT IMPACT: A sensitive receptor is a person or group in the population particularly susceptible (i.e. more susceptible than the population at large) to health effects due to exposure to an air contaminant. Sensitive receptors and the facilities that house them are of particular concern if they are located in close proximity to localized sources of carbon monoxide, toxic air contaminants, or odors. Residences, long-term City of Rancho Mirage 36
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health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities are generally considered sensitive receptors.
The SCAQMD has developed and published the Final Localized Significance Threshold (LST) Methodology to help identify potential impacts that could contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). LST methodology was developed in response to environmental justice and health concerns raised by the public regarding exposure of individuals to criteria pollutants in local communities. The purpose of analyzing LSTs is to determine whether a project may generate significant adverse localized air quality impacts in relation to the nearest exposed sensitive receptors, such as those listed above. LSTs represent the maximum emission levels that comply with the most stringent applicable federal or state ambient air quality standard at the nearest sensitive receptor, taking into consideration ambient concentrations in each source receptor area (SRA), project, size, and distance to the sensitive receptor. Therefore, meeting the lowest allowable emissions thresholds translates to meeting the most stringent air quality standards for a project locality in consideration of sensitive receptors. As part of the LST methodology, SCAQMD has divided its jurisdiction into 37 source receptor areas (SRAs) which can be used to determine whether a project may generate significant adverse localized air quality impacts. The proposed development is located in SRA 30, which covers the Coachella Valley and City of Rancho Mirage. LSTs only apply to certain criteria pollutants: carbon dioxide (CO), oxides of nitrogen (NOx) particulate matter equal to or less than 10 microns in diameter (PM10), and particulate matter equal to or less than 2.5 microns in diameter (PM2.5).
Since the site is immediately surrounded by residential uses, the most conservative (closest) distance of 25 meters (82 feet) serves as the basis for the LST analysis. This will ensure that the lowest emissions threshold is used as a standard for determining significance.
Table III -4 Localized Significance Thresholds (LSTs) Associated with Construction of the Project with Receptors at 25 Meters (82 Feet), (In Pounds/Day) Emission Source
NOx
CO
PM10
PM2.5
Maximum Unmitigated Emissions
Resulting from Asphalt Demolition, Site
Preparation, Grading, Building
Construction, Paving and Architectural
38.3 32.3
13.3 5.72
SCAaVD LST Threshold for SRA 30
304
2,292
14 8
LST Threshold Exceeded?
No
No
No
No
gni arces: Appendix A and AQfVD LST Look -Up Tables
Note: The PM10 and PM2.5 enissions factor dust control oonpliance with SCA: VD Rule 403 and 403.1 and Rancho Mirage Municipal Code requirements.
The results provided in Table I II -4 resulting from the Localized Significance Thresholds methodology demonstrate that the construction -related emission levels would occur below the established thresholds, taking into account the source receptor area and nearest sensitive receptor location to the project. Therefore, the project would not result in City of Rancho Mirage
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emissions capable of exposing sensitive receptors to localized substantial pollutant concentrations. Moreover, the proposed project would not situate new housing in a location known to be exposed to existing or planned sources of substantial emissions.
Less than significant impacts are anticipated.
d) LESS THAN SIGNIFICANT IMPACT: Objectionable odors can be associated with toxic or non-toxic emissions. While offensive odors seldom cause physical harm, they can be unpleasant and lead to considerable annoyance and distress among the public.
Examples of facilities commonly known to generate considerable odors include wastewater treatment plants, sanitary landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, and food packaging facilities, none of which are located in the project vicinity. The land uses and populations considered more likely to experience concern over odors include residences, retirement homes, schools, playgrounds, and athletic facilities, among others.
As demonstrated in the discussions above, construction -related and operational emissions resulting from the proposed residential development would occur below the applicable South Coast AQMD Air Quality Significance Thresholds. The project would also comply with the numeric Localized Significance Thresholds relevant to the localized project setting.
The project will result in potential short-term odor emissions associated with the temporary operation of construction equipment, handling of petroleum -based products, and application of certain materials, such as asphalt pavement. These temporary odors would be perceptible within close proximity to the active construction areas dissipate with distance, to the point of becoming undetectable.
During the life of the project, residential activities on the proposed dwelling units are not expected to represent a source of odor to the surrounding uses. Therefore, the project is not expected to result in odor or other emissions adversely affecting nearby neighbors or a substantial number of people. Less than significant impacts are anticipated.
3.3 Mitigation Measures: None required.
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4 - Biological Resources
BIOLOGICAL RESOURCES — Would
the project:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Im act
p
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?
1 1
�1
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?
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?
1 1
1 1
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?
1 1
/1
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
1 1
❑
I 1
11 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?
1 1
X
Li
1 City of Rancho Mirage
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Sources: Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report for the Proposed Crossings on Peterson Road Project located within Accessor Parcel Number (APN) 689-180-012 in the City of Rancho Mirage, Riverside County, California, February 2024 (Appendix B); Rancho Mirage General Plan 2017, Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan, CVAG.
4.1 Setting
The project site is located on approximately 12.34 acres of land east of Peterson Road and north of Juniper Lane in the City of Rancho Mirage. The project proposes the construction of up to 120 residential units with a pool, recreational open space, gardens, a tot lot, a dog run, and park.
The project site is bound to the north and south by residential developments, to the east by the Whitewater River Channel, and to the west by Peterson Road with commercial developments beyond. Adjacent portions of the Whitewater River Channel have been modified and converted into a golf course that slows and utilizes seasonal storm flows. The site itself supports developed and undeveloped land that formerly supported a mobile home park. According to historic aerials and local records, the site and adjacent areas have not supported natural plant communities since at least 1959. The site itself has been vacant since 2009.
The project area is not within a Conservation Area, nor does it share borders with a Conservation Area designated by the CVMSHCP.
On February 14, 2024, ELMT Consulting conducted a field survey and evaluated the condition of the habitat within the proposed project site. The field investigation and literature review were conducted to characterize existing site conditions and assess the probability of occurrence of special -status plant and wildlife species that could pose a constraint to implementation of the project. ELMT's project specific Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Consistency Analysis Report ("biological report") provides information on the species found onsite and a detailed assessment of the suitability of the project site to support special -status species.
Literature Review
Prior to conducting the field investigation, a literature review and records search was conducted for special status biological resources potentially occurring on or within the vicinity of the project site. Previously recorded occurrences of special -status plant and wildlife species and their proximity to the project site were determined through a query of the CDFW's CNDDB Rarefind 5, the California Native Plant Society's (CNPS) Electronic Inventory of Rare and Endangered Vascular Plants of California, Calflora Database, compendia of special -status species published by CDFW, and the United States Fish and Wildlife Service (USFWS) species listings.
Literature detailing biological resources previously observed in the vicinity of the project site and historical land uses were reviewed to understand the extent of disturbances to the habitats on - site. Standard field guides and texts on special -status and non -special -status biological resources were reviewed for habitat requirements, as well as the following resources:
• CDFW 2012 Staff Report on Burrowing Owl Mitigation;
• Coachella Valley Multiple Species Habitat Conservation Plan; • Google Earth Pro historic aerial imagery (1985-2023); • United States Department of Agriculture (USDA) Natural Resource Conservation Service (NRCS), Soil Survey2; and
• USFWS Critical Habitat designations for Threatened and Endangered Species.
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The literature review provided a baseline from which to inventory the biological resources potentially occurring on the project site. Additional recorded occurrences of these species found on or near the project site were derived from database queries. The CNDDB ArcGIS database was used, in conjunction with ArcGIS software, to locate the nearest occurrence and determine the distance from the project site.
Aerial References
Aerial photography was reviewed prior to conducting a field investigation in order to locate and inspect any potential natural drainage features, ponded areas, or water bodies that may fall under the jurisdiction of the United States Army Corps of Engineers (Corps), Regional Water Quality Control Board (Regional Board), or CDFW. In general, surface drainage features indicated as blue -line streams on USGS maps that are observed or expected to exhibit evidence of flow are considered potential riparian/riverine habitat and are also subject to state and federal regulatory jurisdiction. In addition, ELMT reviewed jurisdictional waters information through examining historical aerial photographs to gain an understanding of the impact of land -use on natural drainage patterns in the area. The USFWS National Wetland Inventory (NWI) and Environmental Protection Agency (EPA) Water Program "My Waters" data layers were also reviewed to determine whether any hydrologic features and wetland areas have been documented on or within the vicinity of the project site.
Field Investigation
An ELMT biologist inventoried and evaluated the extent and conditions of any plant communities found within the boundaries of the project site and a 200 -foot buffer, where possible, on February 14, 2024. Any plant communities identified on aerial photographs during the literature review were verified by walking meandering transects through any plant communities and along boundaries between plant communities. The site was evaluated for its potential to support special -status plant and wildlife species. In addition, field staff identified any natural corridors and linkages that may support the movement of wildlife through the area. Special attention was given to special -status habitats and/or undeveloped areas, which have higher potentials to support special -status plant and wildlife species.
All plant and wildlife species observed were recorded in the biological report. Wildlife detections were made through observation of scat, trails, tracks, burrows, nests, and/or visual and aural observation. In addition, site characteristics such as soil condition, topography, hydrology, anthropogenic disturbances, indicator species, condition of any on -site plant communities, and presence of potential jurisdictional drainage and/or wetland features were noted. Common plant species observed during the field survey were identified by visual characteristics and morphology in the field and recorded in a field notebook. Unusual and less -familiar plants were photographed in the field and identified in the laboratory using taxonomic guides. Taxonomic nomenclature used in this study follows the 2012 Jepson Manual (Hickman 2012). Wildlife species detected during field surveys by sight, calls, tracks, scat, or other sign were recorded during surveys in a field notebook. Field guides were used to assist with identification of wildlife species during the survey included The Sibley Field Guide to the Birds of Western North America (Sibley 2003), A Field Guide to Western Reptiles and Amphibians (Stebbins 2003), and A Field Guide to Mammals of North America (Reid 2006).
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Topography and Soils
On -site surface elevation ranges from approximately 246 to 260 feet above mean sea level. The project site slopes gently from northwest to southeast and is relatively flat with no natural areas of significant topographic relief. Based on the USDA NRCS Soil Survey, the site is underlain by Coachella fine sand (0 to 2 percent slopes), Fluvents, and Myoma fine sand (0 to 5 percent slopes). Soils underlying the project site have been mixed and compacted by land modifications associated with historic land uses.
The discussion below evaluates the project's potential impact on biological resources.
4.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION: Per the project -specific biological report, no native plant community was found within the site boundaries. The site is both disturbed and developed from previous uses as a mobile home park. Vegetative density in the disturbed portions of the site varies from barren to heavily vegetated and are dominated by weedy/early successional species or ornamental landscaping species.
Plants
Common plants observed in the disturbed areas of the site include saharan mustard (Brassica tournefortii), small datura (Datura discolor), whispering bells (Emmenanthe penduliflora), brittlebush (Encelia farinosa), filaree (Erodium cicutarum & E. texanum), climbing milkweed (Funastrum sp.), narrow -leaved johnstonella (Johnstonella angustifolia), prickly lettuce (Lactuca serriola), lantana (Lantana sp.), cheese weed (Malva parviflora), desert needle (Palafoxia arida), fountain grass (Pennisetum setaceum), Mediterranean grass (Schismus sp.), tumble mustard (Sisymbrium altissimum), cape ricegrass (Stipa capensis), and puncture vine (Tribulus terrestris). Ornamental trees observed on -site include weeping fig (Ficus benjamina), olive (Olea europaea), African sumac (Searsia lancea), salt cedar (Tamarix sp.), and Mexican fan palm (Washingtonia robusta).
Developed portions of the site include concrete pads, paved roads, and miscellaneous associated infrastructure. These areas tend to be unvegetated except by monocultures of especially hardy weedy/early successional species or remnant landscaping.
Special Status Plants
According to the CNDDB and CNPS, thirteen (13) special -status plant species have been recorded in the Cathedral City quadrangle. No special -status plants were observed on the project site during the field investigation. The project site supports developed and highly disturbed land that has not supported natural plant communities since at least 1959.
Based on habitat requirements for specific species and the availability and quality of on - site habitats, it was determined that that the project site does not have the potential to support any of the special -status plant species known to occur in the area. Therefore, no impact to plant species identified as a candidate, sensitive, or special status species would occur from the development of the project site.
Fish
No fish or hydrogeomorphic features (e.g., creeks, ponds, lakes, reservoirs) that would provide suitable habitat for fish were observed on or within the vicinity of the project site.
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Therefore, no fish are expected to occur and are presumed to be absent from the site, and no impact would occur to fish species.
Amphibians
No amphibians or hydrogeomorphic features that would provide suitable habitat for amphibian species were observed within the project site. Adjacent portions of the Whitewater River Channel receive regular irrigation to maintain golf course fairways and ornamental landscaping, which have the potential to provide limited habitat for local amphibian species that are adapted to such conditions such as red -spotted toad (Anaxyrus punctatus) and Woodhouse's toad (Anaxyrus woodhousii). However, the site itself does not retain sufficient moisture to allow for the establishment of amphibian species and amphibians would only be expected to occur incidentally while foraging in adjacent areas; therefore, no impact would occur to amphibian species.
Reptiles
The project site and surrounding area provide limited foraging and cover habitat for local reptilian species adapted to development and routine anthropogenic disturbance. The only reptile observed during the field investigation was desert spiny lizard (Sceloporus magister). Other common reptilian species that may occur on -site include Great Basin whiptail (Aspidoscelis tigris tigris), red racer (Coluber flagellum piceus), desert iguana (Dipsosaurus dorsalis), and San Diego gopher snake (Pituophis catenifer annectens).
Birds
The project site and surrounding area provide suitable foraging and nesting habitat for avian species adapted to development and routine anthropogenic disturbance. Avian species detected during the field investigation include verdin (Auriparus flaviceps), red- tailed hawk (Buteo jamaicensis), Costa's hummingbird (Calypte costae), common raven (Corvus corax), American kestrel (Falco sparverius), house finch (Haemorhous mexicanus), northern mockingbird (Mimus polyglottos), house sparrow (Passer domesticus), vermilion flycatcher (Pyrocephalus rubinus), Say's phoebe (Sayornis saya), western bluebird (Sialia mexicana), mourning dove (Zenaida macroura).
Mammals
The project site and surrounding area provide limited foraging and burrowing/denning habitat for local mammalian species adapted to development and routine anthropogenic disturbance. Mammals detected and/or sign observed during the field investigation include coyote (Canis latrans), California ground squirrel (Otospermophilus beecheyi), desert cottontail (Sylvilagus audubonii), pocket gopher (Thomomys bottae). In addition, while no bat species were observed during the field investigation, which was conducted during the day, the abundant fan palms throughout and surrounding the site provide suitable roosting opportunities for local bat species.
Special -Status Wildlife
According to the CNDDB, eighteen (18) special -status wildlife species have been reported in the Cathedral City quadrangle. No special -status species were observed onsite. Based on habitat requirements for specific species and the availability and quality of on -site habitats, it was determined that the project site has a low potential to support California horned lark (Eremophila alpestris actia) and western yellow bat (Lasiurus xanthinus). It City of Rancho Mirage 43
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was further determined that the site does not have potential to support the remaining special -status wildlife species known to occur and all are presumed to be absent.
To ensure impacts to bird species identified as a candidate, sensitive, or special status species do not occur from implementation of the proposed project, a pre -construction nesting bird clearance survey shall be conducted prior to ground disturbance. Nesting birds, listed or not listed, are protected pursuant to the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (Sections 3503, 3503.5, 3511, and 3513 prohibit the take, possession, or destruction of birds, their nests, or eggs). If construction occurs between February 1st and August 31st, a pre -construction clearance survey for nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no birds will be disturbed during construction.
This is required in Mitigation Measure BIO-1. With the implementation of Mitigation Measure BIO-1, impacts to special status birds would be less than significant.
Therefore, less than significant impacts to wildlife species identified as a candidate, sensitive, or special status species would occur from the development of the project site following the implementation of Mitigation Measure BIO-1. b) NO IMPACT: The property does not contain nor is it adjacent to any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the CDFW or the USFWS. No blue -line stream corridors or desert washes are found within the project boundaries. Therefore, no impacts are expected. c) NO IMPACT: The project site does not contain federally protected wetlands, marshes, or other drainage features. As a result, implementation of the project would not result in the direct removal, filling, or other hydrological interruption to any of these resources. The project is designed with an on -site stormwater retention system that during the life of the project will comply with the City's drainage requirements by preventing the discharge and transport of untreated runoff associated with the project. A project Specific Water Quality Management Plan (WQMP) is expected to be prepared to ensure that the project does not contribute pollutants of concern in any project storm runoff. No impacts are expected. d) NO IMPACT: Per the project -specific biological report, no migratory wildlife corridors or native wildlife nursery sites were found on the project or adjacent properties; however, multiple birds exhibiting nesting behaviors such as territorial displays and materials gathering were observed. The ornamental vegetation supported by and adjacent to the project site provides suitable nesting habitat for a variety of year-round and seasonal avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban environments. In addition, tall trees and snags are present that provide suitable nesting opportunities for local raptors.
Nesting birds are protected pursuant to the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (Sections 3503, 3503.5, 3511, and 3513 prohibit the take, possession, or destruction of birds, their nests, or eggs). If construction occurs between February 1st and August 31st, a pre -construction clearance survey for nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction.
This is required in Mitigation Measure BIO-1. The implementation of Mitigation Measure BIO-1 would ensure that less than significant impacts occur to native wildlife nursery sites due to the development of the project site.
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NO IMPACT: The project will comply with the CVMSHCP, and there are no other unique local policies or ordinances protecting biological resources that would cause a conflict nor does the site support high value biological resources that could be affected. Additionally, the proposed project will not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance, and no impacts are anticipated.
f) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION: As previously mentioned, the project lies within the boundary of the CVMSHCP, which outlines policies for conservation of habitats and natural communities and is implemented by the City of Rancho Mirage. The project site is not located within a Conservation Area under CVMSHCP. The CVMSHCP implements a habitat mitigation fee for new development to support the acquisition of conservation lands, to be paid to the City. Therefore, the proposed project will comply with all required plan provisions and pay the required Local Development Mitigation Fee in conformance with the CVMSHCP and City Ordinance. No impacts are anticipated.
4.3 Mitigation Measures:
BIO-1: If construction occurs between February 1st and August 31st, a pre -construction clearance survey for nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground disturbing activities to ensure that no nesting birds will be disturbed during construction. The biologist conducting the clearance survey should document a negative survey with a brief letter report indicating that no impacts to active avian nests will occur. If an active avian nest is discovered during the pre -construction clearance survey, construction activities should stay outside of a no -disturbance buffer. The size of the no -disturbance buffer will be determined by the wildlife biologist and will depend on the level of noise and/or surrounding anthropogenic disturbances, line of sight between the nest and the construction activity, type and duration of construction activity, ambient noise, species habituation, and topographical barriers.
These factors will be evaluated on a case -by -case basis when developing buffer distances. Limits of construction to avoid an active nest will be established in the field with flagging, fencing, or other appropriate barriers; and construction personnel will be instructed on the sensitivity of nest areas. A biological monitor should be present to delineate the boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely affected by the construction activity. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, construction activities within the buffer area can occur.
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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?
❑
I J
I
b) Cause a substantial adverse
change in the significance of an
archaeological resource pursuant to
§15064.5?
❑
n
I
c) Disturb any human remains,
including those interred outside of
formal cemeteries?
❑
❑
❑
I�
Sources: Material Culture Consulting (MCC), Phase I Cultural Resources Assessment April 2024 (Appendix C).
5.1 Setting
The Project Area has historically been the territory of the Cahuilla people. Migration of Shoshone peoples from the Great Basin into the desert and coastal Southern California regions occurred approximately 1,000 to 600 years B.P. The Cahuilla ethnographic group derives from this migration.
The Cahuilla's traditional territory was bounded by the San Bernardino Mountains to the north, the Orocopia Mountains to the east, the Santa Ana River/the San Jacinto Plain and the eastern portion of Palomar Mountains to the west, and Borrego Springs and the Chocolate Mountains to the south. The Cahuilla existed within the most geographically diverse region, having exploited more than 500 native and non-native plants. The Cahuilla spoke a language that belongs to the Cupan group of the Takic subfamily of the Uto-Aztecan language family, a language family that includes the Shoshonean groups of the Great Basin.
The precontact Cahuilla occupation is characterized by structures within permanent villages that ranged from small brush shelters to dome -shaped or rectangular dwellings. Villages were situated near water sources, in the canyons near springs, or on alluvial fans at man-made walk-in wells.
There appears to be slight difference in subsistence tools between the Desert, Pass, or Mountain Cahuilla groups. The Desert Cahuilla used deep, wooden mortars with a long pestle whereas San Gorgonio Pass Cahuilla utilized shallower mortars with basketry rims. Cahuilla granaries were usually raised on pole platforms two to four feet high, which resembled birds' nests, and were used to store mesquite.
Initial contact with European explorers with the Cahuilla most likely occurred during the expedition of Juan Bautista de Anza in 1777. The presence of the San Gabriel Mission in the early 1800s led to more contact via baptisms. It also led to the Native Americans moving away from traditional habitation sites to separate themselves from the influence of the Mission. The Cahuilla traditions may have been relatively stable until mission secularization in 1834, due to the policy of the City of Rancho Mirage 46
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Catholic Mission fathers, or padres, to maintain imported European traditional style settlement and economic patterns. Presently, the Cahuilla reside in nine separate reservations in Southern California, located in Imperial, Riverside and San Diego counties.
The discussion below evaluates the property's potential impact on cultural resources.
5.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION: The project is located on approximately 12 acres of land previously developed as a mobile home park. The mobile home park has been present since 1972 and remained relatively unchanged up until 1984.
The former mobile home park is considered historic due to the remaining foundations that date prior to 1972.
The records search conducted at the Eastern Information Center (EIC) identified 25 previously conducted cultural resources investigations within a 1 -mile radius of the project site between 1972 and 2017. Although no previously recorded historical resources were located within the project site, the records search identified one previously recorded cultural resource within a 1 -mile radius of the project site. The historic -age site consists of a historic building located within a % mile of the site. The structure is eligible for local listing or designation. However, the structure is not eligible for the NRHP, CR, or Local listing, but is recognized as historically significant by local government. No additional information was identified relating to the residence.
MCC surveyed the entire project area on March 13, 2024. The project site is heavily disturbed from the former development. The remnants of the previous mobile home lots and parking lots were observed throughout the site. Each mobile home lot consists of a paved pad, sidewalk, driveway and underground utilities. The existing foundations of the defunct mobile home park are considered historic age and were recorded as a resource by MCC. The recorded concrete foundations do not meet any criteria for the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR) nor qualify as a "unique archaeological resource" under CEQA PRC Section 21083.2 but were recorded as a formality. Piles of modern refuse and landscaping material were observed throughout the project site. Evidence of imported landscaping material was observed with the presence of white quartz gravel, red lava rock and decorative shells.
Other decorative material present included red tile, red brick edging, cinder blocks and red brick with cement mortar. Modern refuse observed included rubber tires, wood furniture, brick fragments, clothing, a chandelier, green and colorless glass fragments.
The proposed project site is considered to have unknown to moderate sensitivity for presence of precontact or historical archaeological deposits or features. While none were observed at the surface, due to heavy disturbance from previous development, vegetation overgrowth, and modern refuse, archaeological features and resources may have subsurface components could be revealed during construction of the proposed Project.
Due to the site's moderate sensitivity for historical resources, archaeological monitoring is required by a qualified archaeologist for the removal of the concrete foundations, all vegetation clearing, trimming, and removal, and for all ground disturbance occurring within the first 5 feet below surface during construction.
Prior to the start of construction, a cultural resources management plan (CRMP) should be prepared and implemented. Therefore, following the recommended Mitigation Measure CUL-1, less than significant impacts to historical resources are anticipated.
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LESS THAN SIGNIFICANT IMPACT WITH MITIGATION: A records search was conducted at the CHRIS EIC, Department of Anthropology, University of California, Riverside, in January 2024. The goal of the records search was to review any previous archaeological projects that may have been conducted within the project area and to identify any previously recorded archaeological resources located on the property. The records search looked at all reports of archaeological work executed within 1 mile of the project area. The records search also included consultation of the catalogs of sites listed in the National Register of Historic Places (NRHP) and/or designated California Historical Landmarks (CHLs). Additional archival research was also conducted and included a review of primary and secondary sources for information pertinent to historical -period activities within the project area.
The results of the record search indicated that 25 previous cultural resource projects had been conducted within the records -search area. No previous studies involving the project site had been completed. The records search did not identify any previously recorded pre- historic cultural resources within the records -search area and no previously recorded resources were identified within the project area. No resources were found to be listed in the NRHP or the catalog of CHLs. Additionally, MCC submitted a request for a Sacred Lands File Search to the Native American Heritage Commission (NAHC) on January 30, 2024. On February 26, 2024, the NAHC responded and indicated that the results of the Sacred Lands File Search were negative for known cultural resources within the vicinity of the project area.
No known archaeological sites were found within the project site, however the site is considered to have unknown to moderate sensitivity for presence of precontact or historical archaeological deposits or feature. Therefore, MCC recommends that an archaeological monitor be present during ground disturbing activities (concrete foundation removal, clearing, grubbing, and grading within the first 5 feet) related to the project.
Therefore, following the recommended Mitigation Measure CUL-1, less than significant impacts are anticipated.
c) LESS THAN SIGNIFICANT IMPACT: The project site is not likely to uncover human remains during grading operations, since the site has been disturbed with the construction of the mobile home park in the early 1970's. However, the California Health and Safety Code Section 7050.5, and the CEQA Guidelines Section 15064.5 requires that in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlay adjacent remains, until the County Coroner has examined the remains. If the coroner determines the remains to be Native American or has reason to believe that they are those of Native American, the coroner shall contact by telephone within 24 -hours of the Native American Heritage Commission.
Assembly Bill 52 (AB 52) requires lead agencies to notify their local tribes about development projects. It also mandates lead agencies consult with Tribes if requested and sets the principles for conducting and concluding the required consultation process. Per the requirements of AB 52, the agreements shall provide protection to Native American human burials and skeletal remains from vandalism and inadvertent destruction and provide for sensitive treatment and disposition of Native American burials, skeletal remains, and associated grave goods consistent with the planned use of, or the approved project on, the land. Pursuant to the mentioned California Health and Safety Code and AB 52, proper actions shall take place in the event of a discovery or recognition of any human City of Rancho Mirage 48
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remains during project construction activities and less than significant impacts are expected.
5.3 Mitigation Measures:
CUL-1: Prior to the start of construction, a cultural resources management plan (CRMP) should be prepared and implemented. It is recommended the Project's CRMP implement the following procedures:
• Archaeological monitoring during all ground -disturbance activities, such as site preparation, demolition of historic structures, and grading up to 5 feet below surface, in order to quickly identify and assess any discoveries of cultural resources during Project implementation.
• Development of an inadvertent discovery plan in place to expediently address archaeological and / or tribal cultural resource discoveries should these be encountered during any phase of development associated with the Project. If these resources are inadvertently discovered during ground disturbing activities, work must be halted within 50 feet of the find until it can be evaluated by a qualified archaeologist. Construction activities could continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation, may be warranted and would be discussed in consultation with the appropriate regulatory agency/agencies.
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6 - Energy
ENERGY — Would the project:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Im act
p
No Impact
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary
consumption of energy resources,
during project construction or
operation?
❑
❑
❑
�k
b) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
❑
❑
❑
��
Sources: Appendix A (CaIEEMod Version 2022.1.1.23); Rancho Mirage General Plan Update; Rancho Mirage Sustainability Plan, 2012; Rancho Mirage Greenhouse Gas Inventory, 2012; Rancho Mirage Municipal Code; Rancho Mirage General Plan EIR May, 2005.
6.1 Setting
Energy sources are made available to the Coachella Valley by private and public agencies. Major energy providers include Southern California Edison (SCE), Imperial Irrigation District (IID), and the Southern California Gas Company (The Gas Company or SoCalGas). Electricity and natural gas are the primary sources of energy in the City of Rancho Mirage and are provided by SCE, IID and The Gas Company. The project property lies within SCE's and The Gas Company's service areas. Natural gas is the primary source of energy used in the City for space and water heating, as well as cooking.
Electricity and Natural Gas
Electricity and natural gas are the primary sources of energy in the City of Rancho Mirage. The project property lies within SCE's and The Gas Company's service areas. The Rancho Mirage City Council started the Rancho Mirage Energy Authority (RMEA) for the purpose of helping to reduce the community's SCE electricity bills. Pursuant to CCA law, RMEA is a locally -run, not - for -profit power program created by the City of Rancho Mirage. RMEA purchases power directly from power providers, pays consultants for compliance functions, and sets electricity rates based on costs. RMEA power is delivered through SCE poles and wires. SCE is still the utility and will continue to bill and collect from customers but using RMEA's lower electricity rates will allow businesses and residents to save 5 percent. RMEA also allows customers to choose 100 percent renewable energy through their Premium Renewable Choice rate plan. This plan offers customers the option of "opting -up" to 100 percent renewable energy at an affordable price. Residential and commercial accounts will see an incremental increase from the Base Choice rate of $0.009 or 0.9 cents per kWh.
Natural gas is the primary source of energy used in the City for space and water heating, as well as cooking for existing land uses. However, natural gas will no longer be available for new projects on undeveloped land. The project site is served by natural gas.
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Petroleum
There are more than 27 million registered vehicles in California, and those vehicles consumed an estimated 18.5 billion gallons of petroleum and diesel in 2014, according to the California Energy Commission (CEC). Gasoline and other vehicle fuels are commercially provided commodities and would be available to the project via commercial outlets. According to the CEC, transportation accounts for nearly 37 percent of California's total energy consumption. Petroleum -based fuels account for approximately 92 percent of California's transportation energy sources.
Technological advances, market trends, consumer behavior, and government policies could result in significant changes to fuel consumption by type and total. Various policies, rules, and regulations have been enacted to improve vehicle fuel efficiency, promote the development and use of alternative fuels, reduce transportation -source air pollutants and GHG emissions, and reduce vehicle miles traveled (VMT), at the federal and State levels. Technological advances have made use of other energy resources or alternative transportation modes increasingly feasible, as market forces have driven the price of petroleum products steadily upward.
6.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: The project proposes up to 120 multifamily residential units east of Peterson Road in the City of Rancho Mirage. Electricity and natural gas are the primary sources of energy in the City of Rancho Mirage. Electricity is provided primarily by Southern California Edison (SCE) and the Rancho Mirage Energy Authority (RMEA), with a limited portion of the northeast quadrant of Rancho Mirage in Imperial Irrigation District's (IID) service area. The Rancho Mirage City Council started RMEA for the purpose of helping to reduce the community's SCE electricity bills. Pursuant to CCA law, RMEA is a locally -run, not -for-profit power program created by the City of Rancho Mirage. RMEA purchases power directly from power providers, pays consultants for compliance functions, and sets electricity rates based on costs. RMEA power is delivered through SCE poles and wires. SCE is still the utility and will continue to bill and collect from customers but using RMEA's lower electricity rates will allow businesses and residents to save 5 percent. SCE facilities include 12 kV transmission lines for local distribution. High voltage lines for more distant transmission range up to 115 kV and 230 kV. Substations step down voltage for local distribution and use. Three substations serve the City of Rancho Mirage: one on Highway 111, east of Thunderbird Cove, one on Clancy Lane at Monterey Avenue, and one on Plumley Road south of 35th Avenue.
The Southern California Gas Company (SoCalGas or the Gas Company) provides natural gas to the City of Rancho Mirage, serving residential, commercial, and industrial markets.
Natural gas is the primary source of energy used in the City for space and water heating, as well as cooking.
The project is expected to consume energy in the form of electricity, natural gas and petroleum during project construction and operation. The purpose of this analysis is to provide an assessment of the impacts resulting from the development and operation of the proposed project and to identify measures that may be necessary to reduce potentially significant impacts. Project -related energy consumption was calculated and analyzed using the latest version of CaIEEMod V2022.1.1.23. CaIEEMod was used to calculate project -related construction equipment demands, transportation energy demands, and facility energy demands (operational). Project -related construction and operational energy demands are discussed further below.
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Construction Energy Demands
Electricity
Temporary electrical power for lighting and electronic equipment, such as computers inside interim construction trailers, would be provided by SCE. Electricity consumed for onsite construction trailers, which are used by managerial staff during the hours of construction activities, as well as electrically powered hand tools are expected to use a minimal amount of electricity. However, the electricity used for such activities would be temporary and negligible. Most energy used during construction would be from petroleum consumption (discussed further in following subsection).
Natural Gas
Natural gas is not anticipated to be required during construction of the project. Fuels used for construction would primarily consist of diesel and gasoline, which are discussed under the following petroleum subsection. Any minor amounts of natural gas that may be consumed because of project construction would be temporary and negligible and would not have an adverse effect.
Petroleum
Petroleum would be consumed throughout construction of the project. Fuel consumed by construction equipment would be the primarily energy resource expended over the course of construction, while VMT associated with the transportation of construction materials and construction worker commutes would also result in petroleum consumption. Heavy- duty equipment used for project construction would rely on diesel fuel, as would haul trucks involved in off -hauling materials from excavation. Construction workers are expected to travel to and from the project site in gasoline -powered passenger vehicles. There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or use of equipment that would not conform to current emission standards (and related fuel efficiencies).
Heavy-duty construction equipment of various types would be used during each phase of construction. CaIEEMod was used to estimate construction equipment usage. In the analysis of the project the mitigated construction figures were used, based on the assumption that the project will implement applicable mitigation measures. Fuel consumption from construction equipment was estimated by converting the total CO2 emissions from each construction phase to gallons using the conversion factors shown in the tables included subsequently.
Table VI -1, Construction Worker Gasoline Demand, illustrates the demand of gasoline fuel for construction worker trips to and from the site during each construction phase, and phase of development. Construction worker gasoline demand during each phase of development equals a total of 13,292.5 gallons of gasoline fuel.
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Table VI -1 Construction Worker Gasoline Demand
Const. Phase
Days
Trips
Miles
VMT
KgCO2e
Kg/CO2/Gallon
Gallons
Demolition
20 15
12.8 3,840
1,290
8.89*
145.1
Site Prep.
10 17.5
12.8 2,240
750
8.89 84.4
Grading
30 20
12.8 7,680
2,590
8.89 291.3
Building Const.
300
87.5 12.8
336,000
110,850
8.89 12,469.1
Paving
20 15
12.8 3,840
1,240
8.89 139.5
Arch. Coating
20 17.5
12.8 4,480
1,450
8.89 163.1
Total Construction Worker Gasoline Demand
13,292.5
Sources: Appendix A (CaIEEMod Version 2022.1.1.14); * https://www.epa.gov/energy/greenhouse-gases- equivalencies-calculator-calculations-and-references
Table VI -2, Construction Vendor Diesel Demand, illustrates the demand of diesel fuel for construction vendor trips to and from the site during each construction phase, and phase of development. These trips are associated with the delivery of construction materials during the building construction phase. Construction vendor demand during each phase of development equals a total of 4,790.8 gallons of diesel fuel.
Table VI -2 Construction Vendor Diesel Demand
Const. Phase
Days
Trips
Miles
VMT
KgCO2e
Kg/CO2/Gallon
Gallons
Demolition
20 0
0 0
0 10.18
0 Site Prep.
10 0
0 0
0 10.18
0 Grading
30 0
0 0
0 10.18
0 Building Const.
300
13.4 8.33
33,486.6
48,770
10.18 4,790.8
Paving
20 0
0 0
0 10.18
0 Arch. Coating
20 0
0 0
0 10.18
0 Total Construction Diesel Demand
4,790.8
Table VI -3, Construction Hauling Diesel Demand, illustrates the demand of diesel fuel for construction hauling during demolition and site preparation phases. These trips are associated with the hauling of material from the demolished maintenance building.
Construction hauling demand during demolition and site preparation equals a total of 16,591.3 gallons of diesel fuel.
Table VI -3 Construction Hauling Diesel Demand
Const. Phase
Days
Trips
Miles
VMT
KgCO2e
Kg/CO2/Gallon
Gallons
Demolition
20 161
20 64,400
105,000
10.18 10,314.3
Site Prep.
10 80.7
20 16,140
26,600
10.18 2,573.7
Grading
30 38.8
20 23,280
37,700
10.18 3,703.3
Total Construction Diesel Demand
16,591.3
Table VI -4, Construction Equipment Diesel Fuel Demand, displays the demand of diesel fuel for construction vehicles on -site during the various construction phases. Construction equipment diesel demands for each phase of project development equals a total of 47,939 gallons of diesel fuel.
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Table VI -4 Construction Equipment Diesel Demand
Const. Phase
Days
Equipment
Units
KgCO2e
Kg/CO2/Gallon
Gallons
Demolition
20 6
31,200
10.18*
3,064.8
Site Prep.
10 7
24,100
10.18 2,367.4
Grading
30 8
90,100
10.18 8,850.7
Building Const.
300
9 327,600
10.18 32,180.7
Paving
20 6
13,800
10.18 1,355.6
Arch. Coating
20 1
1,220
10.18 119.8
Total Construction Equipment Diesel Demand
47,939
Overall, the project is estimated to consume approximately 13,292.5 gallons of gasoline and 69,321.1 gallons of diesel fuel during the project's construction phases, for a total of 82,613.6 gallons of petroleum consumed during construction of the project. The US EPA applied a Tier 3 program in order to reduce the impacts of motor vehicles on air quality and public health. The vehicle emissions standards will reduce both tailpipe and evaporative emissions from passenger cars, light -duty trucks, medium duty passenger vehicles, and some heavy-duty vehicles. The construction equipment will utilize Tier 3 engines or higher, therefore will be newer off -road equipment units.
The energy used during the construction of the project would be limited to the development of the project and would not require long-term petroleum use. Additionally, there are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or use of equipment that would not conform to current emissions standards (and related fuel efficiencies). Thus, project construction would not consume petroleum in a wasteful or inefficient manner and impacts will be less than significant.
Operational Energy Demands
Energy consumption in support of or related to project operations would include facilities energy demands (energy consumed by building operations and site maintenance activities), and transportation energy demands (energy consumed by residence and patron vehicles accessing the project site).
Electricity
The project proposes to develop a residential community with up to 120 multifamily residential units on approximately 12 acres. The residential project is typical of existing developments within the City. The project would not result in the use of excessive amounts of fuel or electricity and would not result in the need to develop additional sources of energy. Although energy use at the project would not be excessive, the project would incorporate several measures directed at minimizing energy use. These measures include applying energy efficient design features, including using high efficiency lighting, such as LEDs, to meet the most current Title 24 Standards in place at the time of construction, and therefore, reducing electricity consumption during project operation. According to the CaIEEMod calculations, the project is expected to generate approximately 855,090 kWh of annual electricity. This is depicted in Table VI -5, Operational Electricity Demand.
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Table VI -5 Operational Electricity Demand
Land Use
Electricity Demand
(kWh/yr)
Apartments Low Rise
792,675
Other Asphalt Surfaces
0 General Office Building
62,415
Total
855,090
It is anticipated that the project will use electricity during operation of the proposed project.
As indicated in the table above, it is estimated that the project would consume approximately 855,090 kWh of electricity annually. The SCE planning area used approximately 39,400 gigawatt hours (GWh) of electricity in the residential sector in 2022.
According to the CEC's Demand Analysis Office, SCE estimates that electricity consumption within SCE's planning area will be approximately 129,000 GWh (which equates to 129,000,000 MWh) annually by 2030. Based on the project's estimated annual electrical consumption of 855,090 kWh (855.090 MWh), the project would account for approximately 0.00066 percent of SCE's total estimated demand in 2030.
The project proposes the installation of high efficiency lighting and appliances onsite and water efficient irrigation systems. The project will also comply with California Building Code and Energy Code standards to ensure energy efficient technologies and practices are used at the project site. Therefore, the project will not consume an unnecessary amount of electricity during operation.
Natural Gas
The consumption of natural gas typically is consumed during building heating, water heating and cooking, which will occur during project operation. The project's expected natural gas consumption was calculated using the CaIEEMod default values. Based on the CaIEEMod calculations, the project is expected to consume approximately 2,135,187 kBTU of natural gas annually during operation of the entire project. This is displayed in Table VI -6, Operational Natural Gas Demand.
Table VI -6 Operational Natural Gas Demand
Land Use
Natural Gas Demand
(kBTU/yr)
Apartment Low Rise
2,036,427
Other Asphalt Surfaces
0 General Office Building
98,760
Total
2,135,187
Note: 2,135,187 kBTU/yr is approximately 5,641.1 cf/day per the 1 cf to 1.037 kBTU conversion and 365 days year.
With the aforementioned calculations, the project would result in a long-term increase in demand for natural gas. The project would consume approximately 2,135,187 kBTU of natural gas annually. This equates to 5,641.1 cf of natural gas per day. The project would be designed to comply with Title 24, Part 6, of the CCR, and the City's Sustainability Plan.
Based on the 2018 California Gas Report, the California Energy and Electric Utilities estimates natural gas consumption within SoCalGas's planning area will be 2,310 million cf per day in 2030 (California Public Utilities Commission, 2018 California Gas Report, pg.
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103). Therefore, the project would account for approximately 0.00024 percent of the 2030 forecasted consumption in SoCalGas's planning area (5,641.1 cf/day divided by 2,310 million cf/day) and would use the existing infrastructure. Natural gas consumption would be appropriate and not place a significant burden on SoCalGas services. Further, submittal, review, and approval of project plans through City and SoCalGas would ensure future natural gas demands to be manageable.
The project would be required to comply with the most recent California Building Code and Energy Code standards to ensure energy efficient technologies and practices are used at the project site. Therefore, the project will not result in the inefficient, wasteful, or unnecessary consumption of natural gas during project operation. Additionally, natural gas consumption would be appropriate and would not place a significant burden on SoCal Gas services.
Petroleum
According to the figures provided by the CaIEEMod calculations, the project would result in 3,992,704 VMTs annually. Per the CaIEEMod calculations, the trips during the weekdays will be 878, 977 on Saturdays, and 754 on Sundays. Total mobile source CO2e is 1,472 MT per year, or 1,472,000 kg per year. CaIEEMod assumes 92.5 percent of VMT burns gasoline, while the remaining 7.5 percent burn diesel. Thus, of the 1,472,000 kg of mobile emissions, 1,591,351.4 kg is generated by gasoline combustion, and 110,400 kg is generated by diesel combustion. Project operation would have an annual gasoline demand of 179,004.7 gallons and an annual diesel demand of 10,844.8 gallons, as displayed in Table VI -8.
Table VI -7, Operational Petroleum Demand
Annual VMT
Land Use
Project Buildout
Apartment Low Rise
3,992,704
Other Asphalt Surfaces
--
General Office Building
--
Total Annual VMT
3,992,704
Table VI -8 Operational Annual Petroleum
Annual VMT
KgCO2e
Kg/CO2/Gallon
Annual Gallons
Gasoline
3,693,251.2
1,591,351.4
8.89 179,004.7
Diesel
299,452.8
110,400
10.18 10,844.8
Total Annual Petroleum
189,849.5
Over the lifetime of the project, the fuel efficiency of vehicles in use is expected to increase, as older vehicles are replaced with newer more efficient models. Therefore, it is expected that the amount of petroleum consumed due to the vehicle trips to and from the project site during operation would decrease over time. Additional advancement of technology includes the use of plug-in hybrid and zero emission vehicles in California, which will also decrease the amount of future petroleum consumed in the state. With the foregoing, City of Rancho Mirage
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operation of the project is expected to use decreasing amounts of petroleum over time, due to advances in fuel economy.
The project would provide for, and promote, energy efficiencies required under other applicable federal and State of California standards and regulations, and in doing so, would meet California Building Standards Code Title 24 standards. Moreover, energy consumed by the project's operation is modeled to be comparable to energy consumed by other residential uses of similar scale and intensity that are constructed and operating in California. On this basis, the project would not result in the inefficient, wasteful, or unnecessary consumption of energy. Further, the project would not cause or result in the need for additional energy producing facilities or energy delivery systems.
In conclusion, the project would result in an increase in energy use during construction and operation compared to the existing conditions. However, based on the findings described above, project construction and operation are not anticipated to result in potentially significant impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation. Additionally, the project would implement measures required under the City's General Plan, City Municipal Code, the California Building Code, and the California Energy Code. Given these considerations, energy consumption associated with the project operation would not be considered excessive.
b) LESS THAN SIGNIFICANT IMPACT: The project proposes to develop and operate up to 120 multifamily residential units on approximately 12 acres in the City of Rancho Mirage. As stated in the previous discussion, project development and operation are not anticipated to use an unnecessary amount of energy resources. To ensure the conservation of energy, the State of California and the City of Rancho Mirage implement various regulations in order to be more energy efficient and reduce the amount of greenhouse gas (GHG) emissions. Some of the State-wide and local regulations are listed below.
Federal Regulations
Intermodal Surface Transportation Efficiency Act of 1991 The Intermodal Surface Transportation Efficiency Act of 1991 (ISTEA) promoted the development of intermodal transportation systems to maximize mobility as well as address national and local interests in air quality and energy. ISTEA contained factors that Metropolitan Planning Organizations (MPOs) were to address in developing transportation plans and programs, including some energy -related factors. To meet the new ISTEA requirements, MPOs adopted explicit policies defining the social, economic, energy, and environmental values guiding transportation decisions.
State Regulations
Assembly Bill 32
Assembly Bill 32 (AB 32) was signed in 2006 to establish and reduce the amounts of greenhouse gases being emitted on a state-wide level. Specifically, AB 32 requires a reduction of emissions to 1990 levels by 2020. It plans to do this by establishing an annual reporting program for significant sources. Energy efficiency goals listed in AB 32 includes maximizing energy efficiency building and appliance standards, and pursuing additional efficiency efforts including new technologies, and new policy and implementation mechanisms.
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CARB Scopinq Plan
A specific requirement of AB 32 was to prepare a Climate Change Scoping Plan for achieving the maximum technologically feasible and cost-effective GHG emission reduction by 2020 (Health and Safety Code section 38561(h)). The California Air Resources Board (CARB) developed an AB 32 Scoping Plan that contains strategies to achieve the 2020 emissions cap. The initial Scoping Plan was approved in 2008, and contains a mix of recommended strategies that combined direct regulations, market -based approaches, voluntary measures, policies, and other emission reduction programs calculated to meet the 2020 statewide GHG emission limit and initiate the transformations needed to achieve the State's long-range climate objectives. Updates to the Scoping Plan occurred in 2014 and in 2017.
In 2022, CARB released an update to the Scoping Plan. The update addresses recent legislation and direction from Governor Newsom, extends and expands upon earlier plans with a target of reducing anthropogenic emissions to 85 percent below 1990 levels by 2045. The 2022 Plan also adds carbon neutrality as a science -based guide and touchstone for California's climate work.
Assembly Bill 1493/Pavley Regulations
California Assembly Bill 1493 (AB 1493), enacted on July 22, 2002, required CARB to develop and adopt regulations that reduce GHGs emitted by passenger vehicles and light duty trucks. In 2005, the CARB submitted a "waiver" request to the Environmental Protection Agency (EPA) from a portion of the federal Clean Air Act in order to allow the State to set more stringent tailpipe emission standards for CO2 and other GHG emissions from passenger vehicles and light duty trucks. On December 19, 2007, the EPA announced that it denied the "waiver" request. On January 21, 2009, CARB submitted a letter to the EPA administrator regarding the State's request to reconsider the waiver denial. The EPA approved the waiver on June 30, 2009.
Executive Order S-3-05
Executive Order (EO) S-3-05, passed in 2005, established reduction targets of an 80 percent of 1990 levels reduction by 2050, and created agencies to achieve these targets.
The passage of this regulation requires the use of more energy efficient practices regarding building development and operation in order to reduce the amount of GHGs produced.
State of California Energy Plan
The California Energy Commission (CEC) is responsible for preparing the State Energy Plan, which identifies emerging trends related to energy supply, demand, conservation, public health and safety, and the maintenance of a healthy economy. The Plan calls for the state to assist in the transformation of the transportation system to improve air quality, reduce congestion, and increase the efficient use of fuel supplies with the least environmental and energy costs. To further this policy, the plan identifies a number of strategies, including assistance to public agencies and fleet operators and encouragement of urban designs that reduce vehicle miles traveled and accommodate pedestrian and bicycle access.
Title 20: Appliance Efficiency Standards
The California Code of Regulations (CCR), Title 20: Division 2, Chapter 4, Article 4, Sections 1601-1608 (Appliance Efficiency Regulations) regulates the sale of appliances City of Rancho Mirage 58
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in California. The Appliance Efficiency Regulations include standards for both federally regulated appliances and non -federally regulated appliances. 23 categories of appliances are included in the scope of these regulations. The standards within these regulations apply to appliances that are sold or offered for sale in California, except those sold wholesale in California for final retail sale outside the state and those designed and sold exclusively for use in recreational vehicles or other mobile equipment.
Title 24: Building Energy Efficiency Standards and CALGreen Building Standards Code In addition to Title 20 (Sections 1601-1608) of the CCR, Title 24, parts 6 and 11, also outlines energy efficient building designs for new development. The OCR's Building Energy Efficiency Standards (Title 24, Part 6), and the CALGreen Building Standards Code (Title 24, Part 11), establish mandatory guidelines and standards requiring more energy efficient new and existing developments. The California Energy Commission adopted the Building Energy Efficient Standards for all new residential and nonresidential construction to reduce greenhouse gases, as a part of the California Building Code, Title
24. The code emphasizes heat pumps for space heating and water heating; and extends the benefits of photovoltaic and battery storage systems and other demand flexible technology. Title 24, Part 11, establishes design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties. The proposed project will be required to comply with the state implemented standards for energy efficient new developments.
Local and City Regulations
Sustainable Communities Strategy
The Sustainable Communities and Climate Protection Act of 2008, or Senate Bill 375, coordinates land use planning, regional transportation plans, and funding priorities to help California meet the GHG reduction Mandates of AB 32. The project is located within the Southern California Association of Governments (SCAG) jurisdiction, which has the authority to develop the sustainable communities strategy (SCS) or alternative planning strategy (APS). For the SCAG region, the targets set by the California Air Resources Board (CARB) are at eight percent below 2005 per capita GHG emissions levels by 2020 and 19 percent below 2005 per capita GHG emissions by 2035. These reduction targets became effective in October 2018.
Desert Cities Energy Partnership and Green for Life Project Rancho Mirage is an active member of the Desert Cities Energy Partnership (DCEP), a partnership of Southern California Edison (SCE), Southern California Gas Company (SoCalGas), Imperial Irrigation District (IID), the Agua Caliente Band of Cahuilla Indians, and the cities of Blythe, Cathedral City, Coachella, Desert Hot Springs, Indian Wells, La Quinta, Rancho Mirage, Palm Desert, and Palm Springs, managed by the Coachella Valley Association of Governments (CVAG). Green for Life is an energy -saving program funded by the California Public Utilities Commission (CPUC) through SCE and administered by CVAG.
Rancho Mirage Sustainability Plan
The City of Rancho Mirage established their Sustainability Plan in 2012 as a framework for the development and implementation of policies and programs that will reduce the City's GHG emissions. State-wide regulations, including previously mentioned AB 32, act City of Rancho Mirage 59
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as policy guides for the City of Rancho Mirage to achieve GHG reduction goals. Through the Sustainability Plan, the City is determined to reduce energy use and waste, create local jobs, improve air quality, and preserve the local landscape and history in order to benefit the City in the future.
The Sustainability Plan addresses the major sources of emissions in seven spheres of daily life: Where We Live, Where We Work, How We Build, How We Get Around, How We Govern, Where We Visit and Play, and How We Teach and Learn. For each sphere, the Sustainability Plan suggests a number of programs or policies that can be implemented by Rancho Mirage to meet its goals by the year 2020.
Rancho Mirage Greenhouse Gas Inventory
The Rancho Mirage Greenhouse Gas Inventory (GHG Inventory) was published by the City in September 2012 to inform residents and businesses of its ecological footprint in significant detail. The GHG Inventory establishes a 2010 baseline of emissions from which reductions will be measured to be aligned with State of California law. The GHG Inventory, the City of Rancho Mirage can assess its GHG emissions and strategically implement policies that specifically target GHG emissions by sector or source. Thus, creating the most mitigating impact while introducing programs and initiatives.
Rancho Mirage General Plan 2017
The City of Rancho Mirage is committed to encouraging the conscious use of energy resources by encouraging the development and use of alternative and renewable reducing energy demand and consumption within their City. Energy efficiency is emphasized in the Conservation and Open Space (COS), Air Quality (AQ), and Community Design Elements (CD) of the Rancho Mirage General Plan. Some goals and policies encouraging energy efficiency are provided as follows:
• Goal COS 4 — The conservation, efficient use, and thoughtful management of energy sources and mineral deposits.
• Goal COS 5 — The long-term viability of limited and non-renewable resources. • Policy COS 5.1 — The City shall promote energy efficiency and conservation in all areas of community development, including transportation, development planning, and public and private sector construction and operation, as well as in the full range of residential and non-residential projects.
• Policy CD 8.2 — The City shall encourage new development to incorporate "green building" practices to maximize resource conservation and be compatible with the surrounding desert environment.
• Program CD 8.2A — Encourage architects, developers and designers to implement all of the 2016 California Green Building Standards Code, as opposed to just the mandatory measures.
Rancho Mirage Municipal Code
Similar to the Sustainability Plan and the 2017 General Plan, the City's Municipal Code also includes provisions that encourage the use of alternative transportation means that reduce the use of non-renewable energy and the use of energy efficient appliances and building design standards. The following list includes some of these provisions:
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• Chapter 10.80, Transportation Demand Management, which is intended to protect the public health, safety and welfare by reducing air pollution, traffic congestion and energy consumption attributable to vehicle trips and vehicle miles traveled. • Chapter 15.02.010, Codes of 2022 Edition of the California Building Standards Code adopted without local amendments, which states that the 2019 California Energy Code (Part 6 of Title 24 of the CCR), and the 2022 California Green Building Standards Code (Part 11 of Title 24 of the CCR) are applicable within the City, without local amendments.
Regarding federal transportation regulations, the project site is located in a developed area. Access to and from the project site is proposed to occur on existing roads. These roads are already in place so the project would not interfere with, nor otherwise obstruct intermodal transportation plans or projects that may be proposed pursuant to the ISTEA because SCAG is not planning for intermodal facilities in the project area.
Regarding the State's Energy Plan and compliance with Title 24 CCR energy efficiency standards, the applicant is required to comply with the California Green Building Standard Code requirements for energy efficient buildings and appliances as well as utility energy efficiency programs implemented by Southern California Edison and the Southern California Gas Company.
Regarding Pavley (AB 1493) regulations, an individual project does not have the ability to comply or conflict with these regulations because they are intended for agencies and their adoption of procedures and protocols for reporting and certifying GHG emission reductions from mobile sources.
Regarding the State's Renewable Energy Portfolio Standards, the project would be required to meet or exceed the energy standards established in the California Green Building Standards Code, Title 24, Part 11 (CALGreen). CALGreen Standards require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant -emitting finish materials.
Additionally, the project is consistent with the applicable strategies of the City of Rancho Mirage's Sustainability Plan and Energy Action Plan, as well as CARB's Scoping Plan.
The project property will comply with all applicable federal, State, and local guidelines and regulations regarding energy -efficient building design and standards. Therefore, the proposed project is not anticipated to conflict or obstruct a State or local plan for renewable energy or energy efficiency. The project proposes permanent lodging uses and will not have any long-term effects on an energy provider's future energy development or future energy conservation strategies. Less than significant impacts are expected.
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.
❑
I l
��
❑
ii) Strong seismic ground shaking?
��
❑
iii) Seismic -related ground failure,
including liquefaction?
❑
❑
��
iv) Landslides?
❑
I I
b) Result in substantial soil erosion or
the loss of topsoil?
❑
❑
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 1
L 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?
❑
❑
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?
❑
N
Li
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f) Directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature?
Sources: The Alquist-Priolo Earthquake Fault Zoning (AP) Act, California Department of Conservation; 2017 Rancho Mirage General Plan Update; Rancho Mirage General Plan EIR May, 2005; Riverside County General Plan, 2016; Preliminary Geotechnical Investigation, GEOCON, May 2024 (Appendix D); Paleontological Resources Assessment, Material Culture Consulting, Inc., April 2024 (Appendix E); United States Department of Agriculture (USDA) Web Soil Survey.
7.1 Setting
Alquist-Priolo Earthquake Fault Zoning Act
The Alquist-Priolo Earthquake Fault Zoning Act was enacted in 1972 to prohibit the location of developments and structures for human occupancy across the trace of active faults. To assist with this, the State Geologist delineates appropriately wide earthquake fault zones (Alquist-Priolo Zones) to encompass potentially and recently active traces, which are submitted to city and county agencies to be incorporated into their land use planning and construction policies. A trace is a line on the earth's surface defining a fault, and an active fault is defined as one that has ruptured in the last 11,000 years. The minimum distance a structure for human occupancy can be placed from an active fault is generally fifty feet.
Seismic Hazard Mapping Act
The Seismic Hazards Mapping Act (SHMA) of 1990 directs the Department of Conservation, California Geological Survey to identify and map areas prone to earthquake hazards of liquefaction, earthquake -induced landslides, and amplified ground shaking. The purpose of the SHMA is to reduce the threat to public safety and to minimize the loss of life and property by identifying and mitigating these seismic hazards.
The SHMA requires the State Geologist to establish regulatory zones (Zones of Required Investigation) and to issue appropriate maps (Seismic Hazard Zone maps). These maps are distributed to all affected cities, counties, and state agencies for their use in planning and controlling construction and development. Single family frame dwellings up to two stories not part of a development of four or more units are exempt from the state requirements. However, local agencies can be more restrictive than state law requires.
California Code of Regulations, Title 24 (California Building Standard Code) The California Building Standards Commission operates within the Department of General Services and is charged with the responsibility to administer the process of approving and adopting building standards for publication in the California Building Standards Code (Cal. Code Regs., Title 24). These regulations include provisions for site work, demolition, and construction, which include excavation and grading, as well as provisions for foundations, retaining walls, and expansive and compressible soils. The California Building Code also provides guidelines for building design to protect occupants from seismic hazards.
South Coast Air Quality Management District
South Coast Air Quality Management District (SCAQMD) is the regulatory agency responsible for improving air quality for Orange County and portions of Los Angeles, San Bernardino, and Riverside counties, including the Coachella Valley. SCAQMD is responsible for controlling emissions primarily from stationary sources of air pollution, including grading and construction City of Rancho Mirage 63
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sites. The main source of pollution from grading and construction activities is fugitive dust, which is particulate matter that is suspended in the air by direct or indirect human activities. Two South Coast AQMD rules were adopted with the purpose of reducing the amount of fugitive dust entrained as a result of human activities. Rule 403 applies to any activity capable of generating fugitive dust. Rule 403.1 is supplemental to Rule 403 and applies only to fugitive dust sources in Coachella Valley.
Rule 403 (Fugitive Dust) requires the implementation of best available dust control measures (BACM) during active operations capable of generating fugitive dust. This rule also requires activities defined as "large operations" to notify the South Coast AQMD by submitting specific forms. A large operation is defined as any active operation on property containing 50 or more acres of disturbed surface area; or any earth moving operation with a daily earth -moving or throughput volume of 5,000 cubic yards, three times during the most recent 365 day period.
Rule 403.1 (Supplemental Fugitive Dust Control Requirements for Coachella Valley Sources) is a supplemental rule to Rule 403 and is applicable to man-made sources of fugitive dust in Coachella Valley. The purpose of this rule is to reduce fugitive dust and resulting PM10 emissions from man-made sources in the Coachella Valley. Rule 403.1 requires a Fugitive Dust Control Plan approved by South Coast AQMD or an authorized local government agency prior to initiating any construction/earth-moving activity. These requirements are only applicable to construction projects with 5,000 or more square feet of surface area disturbance.
Geotechnical Investigation
Geocon West, Inc. (Geocon) composed a project -specific Preliminary Geotechnical Investigation in April 2024. The purpose of the investigation was to evaluate subsurface soil and geologic conditions at the site and, based on the conditions encountered, provide preliminary recommendations pertaining to the geotechnical aspects of developing the property as presently proposed. The scope of the investigation included review of published geologic information, private and public subsurface utility location, subsurface exploration and sample collection, percolation and dry well testing, laboratory testing, engineering analyses, and preparation of the Preliminary Geotechnical Investigation.
The field investigation was conducted on March 14, 2024, and included the drilling of five geotechnical borings to depths ranging between approximately 21 1/2 to 51% feet below the existing ground surface, to observe the subsurface geological conditions at the site, collect relatively undisturbed in -situ and disturbed bulk samples for laboratory testing, and evaluate the depth to static groundwater. Percolation and dry well testing were performed at three locations each. Dry wells were drilled to 15 feet and percolation tests were drilled to 5 feet below ground surface. Testing was performed on March 14, 2024, in accordance with Riverside Flood Control and Water Conservation LID BMP Handbook.
The 2024 Preliminary Geotechnical Investigation was consulted throughout this Geology and Soils Section and discussed further below.
Paleontological Resources
In April 2024, Material Culture Consulting, Inc. conducted a Paleontological Resources Assessment for the project site. This assessment documents the potential for encountering paleontological resources during construction and operation of the project and provides recommendations on how to mitigate potential impacts to paleontological resources.
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Paleontological resources are the fossilized remains of ancient plants and animals. They occur in older soils which have been deposited in the Valley over millions of years. Figure OS -8, Paleontological Sensitivity, in the Riverside County General Plan's Multipurpose Open Space Element recognized the subject property as having low potential for Paleontological Sensitivity.
Areas recognized for having a "low" potential have a reduced likelihood of containing significant non-renewable paleontological resources, including vertebrate or significant invertebrate fossils.
During fieldwork for the paleontological assessment, survey conditions were fair due to the project Area being mostly developed. Ground visibility for the entire project Area ranged from poor to good (20-75%) due to density of overgrown grass and weeds. The average surface visibility was good (75%). The eastern portion of the project area had lowered visibility (10-25%) due to denser vegetation. Areas with poorer visibility were surveyed in 5 -meter transects instead of 10 -meter transects. Presently, the project area exists as an empty mobile home community with a gradual west -facing slope of less than 5 -degrees. Furthermore, the entire area shows heavy disturbance from previous development.
7.2 Discussion of Impacts:
a i) LESS THAN SIGNIFICANT IMPACT: The City of Rancho Mirage, similar to most of Southern California, is susceptible to earthquakes due to the active faults that traverse the region. The Rancho Mirage General Plan Environmental Impact Report (EIR) states that classifying an active fault helps gauge the surface rupture potential of a fault and prevents development from being sited directly on an active fault. Additionally, the ability to identify and locate faults makes ground rupture the easiest seismic hazard to avoid.
According to City's General Plan Safety Element (Exhibit 21, Faults in the Rancho Mirage General Plan Area) and the Rancho Mirage General Plan ArcGIS Public Web Application, multiple faults are located in and near Rancho Mirage. These faults include the Santa Ana Thrust Fault, Deep Canyon Fault, Palm Canyon Fault, and the San Andreas Fault (North and South Branch) The faults can create an earthquake in the Rancho Mirage area; however, no known active or inactive faults traverse through or near the project site.
To reduce the losses from surface fault rupture on a statewide basis, the Alquist-Priolo (AP) Earthquake Fault Zone Act was passed in 1972 after the San Fernando earthquake a year prior. The AP Earthquake Fault Zone Act is intended to ensure public safety by prohibiting the location of most structures for human occupancy across traces of active faults that constitute a potential hazard to structures from surface faulting or fault creep.
After consulting the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist, it can be determined that the closest AP Earthquake Fault Zone to the project site is at the San Andreas Fault, approximately 6.5 miles northeast. Therefore, due to the distance of the fault zone, it can be concluded that risks associated with primary surface ground rupture are low.
Per the AP Earthquake Fault Zone Map and the 2017 Rancho Mirage General Plan, rupture from an earthquake fault is not anticipated on the project property. No known active faults traverse through or are found near the project site, although seismically induced ground shaking is expected in the City of Rancho Mirage. The project site is not located in an AP Earthquake Fault Zone; therefore, impacts would be less than significant. ii) LESS THAN SIGNIFICANT IMPACT: Seismically induced ground shaking is anticipated in the entire Coachella Valley, due to the multiple northwest -southeast trending faults in the region. Although these faults produced the unique topography in the City of Rancho Mirage 65
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Coachella Valley (high mountain ranges and a low valley floor), the major faults, such as the San Andreas Fault, have the potential to produce strong shaking during a seismic event. The strength of ground shaking is accredited to the distance from the fault; where the intensity of the seismic shaking decreases the further it is from the causative fault. The 2017 Rancho Mirage General Plan Safety Element indicates that ground shaking during an earthquake is the most significant seismic hazard that will impact Rancho Mirage.
The approximately 12 -acre project property proposes the development of up to 120 multi- family residential units with a pool, recreational open space, gardens, a tot lot, and dog run and park. To ensure the safety of the project site against strong seismic ground shaking, construction shall be designed and implemented in accordance with the most current edition of the California Building Code (CBC) and all applicable provisions of the CBC.
Following the regulations provided by the City and the CBC, the proposed development will be constructed in a manner that reduces the risk of seismic hazards (Title 24, California Code of Regulations). The project shall also comply with the Preliminary Geotechnical Investigation. The Preliminary Geotechnical Investigation provides direction for site preparation, removal of artificial and undocumented soil, practices for engineered fill, remedial removals, seismic design criteria, and foundation design and construction.
Findings and recommendations from the Geotechnical Investigation would work to reduce exposure of people or structures to adverse effects to the greatest extent possible against seismic hazards. The project shall comply with all recommendations set forth in the Preliminary Geotechnical Investigation as required by Mitigation Measure GEO-1. Site work would be conducted in accordance with the Rancho Mirage Municipal Code, and all grading and construction plans would be reviewed and approved by the City. These requirements are designed to reduce impacts related to strong ground shaking; therefore, less than significant impacts are anticipated for onsite construction. iii) LESS THAN SIGNIFICANT IMPACT: The Rancho Mirage General Plan states that liquefaction may occur when loose, unconsolidated, saturated, sandy soils are subject to ground vibrations during a seismic event. This occurs in areas where the ground water table is within 50 feet of the ground surface and when seismic events occur that generate a Modified Mercalli Intensity value of VII or greater. Significant ground shaking can suddenly increase water pressure in the pores between soil particles and cause soils to lose cohesion and "liquefy." This loss of soil strength can cause a building to sink, tilt and suffer structural damage. Other effects of liquefied soils include a loss of bearing strength, ground oscillations, lateral spreading, and ground lurching and slumping.
Exhibit 22 in the 2017 Rancho Mirage General Plan, Areas Susceptible to Liquefaction Map, identifies the project location to be in an area of moderate liquefaction susceptibility, primarily due to the liquefaction susceptible soils present at the project site. Based on the United States Department of Agriculture (USDA) Web Soil Survey, the site consists of Coachella fine sand (CpA), a sandy alluvium soil. However, the deep groundwater in Rancho Mirage does not allow the saturation of the sediments. Additionally, the Preliminary Geotechnical Investigation did not encounter groundwater while drilling boreholes; therefore, the potential for liquefaction to occur at the project site would be less than significant.
Although the project area for the project is not susceptible to liquefaction, the 2017 Rancho Mirage General Plan categorizes the project area as having a moderate susceptibility to City of Rancho Mirage 66
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seismically induced settlement (Exhibit 23, Seismically Induced Settlement Susceptibility).
This is due to the windblown sands and other recently deposited sediments that are typically loose and, therefore, potentially subject to seismically induced settlement. Strong seismic shaking, the 2017 General Plan states, can cause densification or compaction of soils resulting in local or regional settlement of the ground surface, which can cause damage to foundations and structures. As stated above, the site consists of Coachella fine sand, a sandy alluvium soil. To ensure less than significant impact from seismically induced settlement, the project site shall implement proper excavation, compaction, and foundation design during development of the site to avoid effects caused by seismically induced settlement.
To ensure the safety of the project against seismically induced hazards, the project site shall adhere to the standard design requirements stated in the most recent California Building Code (CBC), the recommendations provided in the Geotechnical Investigation as required in Mitigation Measure GEO-1, and the City's building standards. Overall, impacts from seismically induced ground failure such as liquefaction and settlement are anticipated to be less than significant.
iv) NO IMPACT: As discussed throughout this Geology and Soils Section, the City of Rancho Mirage, like most of Southern California, is susceptible to seismic ground shaking due to the multiple faults in the region. As a result of seismic ground shaking, slope failure, such as rockfalls and landslides, may occur, especially throughout elevated areas in the City.
According to the Safety Element in the 2017 Rancho Mirage General Plan, seismically induced landslides and rock falls can be expected primarily in the southern portion of the City including areas near the Santa Rosa Mountains (where the bedrock is intensely fractured or jointed), the Indio Hills area, and some sections of Highway 111. Exhibit 24 in the 2017 Rancho Mirage General Plan, Seismically Induced Rock Falls and Landslide Susceptibility Map, classifies the project location in an area of low susceptibility of being impacted by rock falls and seismically induced landsliding, due to the relatively flat topography found onsite and in the surrounding area. Therefore, no impacts to the project area are expected to occur regarding landslides and rockfalls. b) LESS THAN SIGNIFICANT IMPACT: The 2017 Rancho Mirage General Plan states that most of the City is highly susceptible to wind erosion. The geomorphology of the Coachella Valley, its extreme aridity, and the marine air masses funneled from the west through the San Gorgonio Pass create strong and persistent winds in the valley. These strong winds have been blowing and redistributing sand deposits in the area for thousands of years. Additionally, lands disturbed by flooding, grading or agricultural activities are subject to significant erosive forces that suspend fine dust and transport sand over great distances. This is a concern for the City of Rancho Mirage because the eroded particles have the ability to damage vehicles, structures, and other improvements due to windblown sand.
The project site was once a mobile home park. According to historical aerial imagery, demolition of the site occurred in phases. Demolition began between 2006 and 2009, and all buildings had been demolished by August 2018. Remnants of the mobile home park consist of paved structure pads, sidewalks, driveways, and underground utilities. The project site proposes the development of up to 120 multi -family residential units with a pool, recreational open space, gardens, a tot lot, and dog run and park. Construction of City of Rancho Mirage 67
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the site will result in ground disturbing activities such as demolition, the clearing and grubbing of vegetation, and grading, which may increase the potential of soil erosion.
According to Exhibit 25 of the General Plan, Wind Erosion Hazard, the project site is characterized as being within an area exposed to "severe" wind erosion. Severe wind erosion hazard areas are properties exposed to erosive winds where soils show distinct evidence of wind removal and/or accumulation in hummocks 24 to 48 inches high.
Blowing sand and fugitive dust (discussed previously in the Air Quality section of this document) constitutes a significant local environmental and health hazard. Control of this hazard, as required by the City, includes a submittal of a Fugitive Dust Control Plan (Local Air Quality Management Plan) prior to development. Per South Coast Air Quality Management District (SCAQMD) Rule 403.1, the project would be required to submit a Local Air Quality Management Plan (LAQMP) to be reviewed as part of the grading permit process to minimize potential impacts caused by blowing dust and sand during construction. Procedures and best management practices (BMPs) set forth in the Plan would ensure that potential erosion is controlled during the construction process. These BMPs may include watering of the site during construction, the installation of retaining walls and landscaping materials, or the application of chemical soil stabilizers. As a standard condition, any ground surface area adjacent to the proposed development that is temporarily disturbed by construction activities must be entirely covered by the LAQMP and must be properly re -stabilized to satisfy the City, SCAQMD, and NPDES requirements. The adjoining areas disturbed during construction due to temporary staging or soil movement must be treated with an effective long-term soil stabilizer or an equivalent cover method, subject to review and approval by the City of Rancho Mirage. These actions would be regulated by the plan review process prior to obtaining a grading permit and would be enforced as part of the agency site inspection protocols during construction. See the Air Quality Section of this document for further discussion.
Along with the implementation of the LAQMP, to further avoid erosion at the project site, the developer must comply with the State's most current Construction General Permit (CGP) (Order No. 2009-0009-DWQ as amended by 2010-0014-DWQ and 2012-0006- DWQ). Compliance with the CGP involves the development and implementation of a project -specific Stormwater Pollution Prevention Plan (SWPPP) designed to reduce potential adverse impacts to surface water quality during the period of construction. The required plan would identify the locations and types of construction activities requiring BMPs and other necessary compliance measures to prevent soil erosion and stormwater runoff pollution. The plan would also identify the limits of allowable construction -related disturbance to prevent any exceedances or violations. Waterborne erosion and the City's Standard Conditions associated with it are thoroughly discussed in the Hydrology and Water Quality Section of the document.
In addition to the LAQMP and the SWPPP, the project would include the development of both pervious and impervious surfaces. The pervious surfaces would include landscaped areas and the proposed recreation and open space and the retention area, while the impervious surfaces will include the building areas, parking lots, sidewalks, and drive aisles. Landscaping of the project would contain trees, shrubs, and ground covers, as well as crushed rocks. The permanent stabilization methods of paving and landscaping at the project site would decrease the amount of erosion created at the property during project operation.
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With the implementation of the LAQMP, and SWPPP (outlined above and in the Air Quality and Hydrology Sections of this document), along with the paved and landscaped surfaces on the property, impacts regarding erosion from the project site are expected to be less than significant.
c) LESS THAN SIGNIFICANT IMPACT: The approximately 12 -acre project, consisting of APN 689-180-012, will include the development of a 120 -unit, multi -family residential community in the City of Rancho Mirage. The project site was analyzed for the likelihood of potential hazards such as landslides, liquefaction, and subsidence. The findings are discussed as follows:
As identified in portion a) iii. of this Geology and Soils Section, liquefaction occurs when loose, unconsolidated, saturated, sandy soils are subjected to ground vibrations during a seismic event. This occurs in areas where the ground water table is within 50 feet of the ground surface and when seismic events occur the sudden increase in water pressure in the pores between soil particles and the loss of cohesion with the soils causes them to act like a liquid. Per the City General Plan, the depth to groundwater in most of Rancho Mirage, including the project property, is more than 50 feet below ground surface.
Therefore, the potential for liquefaction at the project site improvements is considered negligible. No impacts are anticipated.
Lateral spreading is the lateral displacement of gently sloping ground as a result of pore pressure build-up or liquefaction in a shallow underlying deposit during an earthquake. As discussed in a) iii, the risk of liquefaction at the project site is considered moderate due to the underlying soil type, however because of the presumed lack of shallow groundwater below the site, the potential for liquefaction is considered negligible; therefore, the potential for lateral spreading is low. Impacts are anticipated to be less than significant at the project site.
As discussed in portion a) iv. of this Geology and Soils Section, the City of Rancho Mirage indicates that the project is in an area of low susceptibility of being impacted by rock falls and landslides. The existing project site is characterized by relatively flat topography. Due to the absence of steep slopes around the project site, no impacts from landslides are expected.
The 2017 Rancho Mirage General Plan defines subsidence as gradual settling or sinking of the ground surface with little or no horizontal movement. Several regions of subsidence have been documented in Riverside County, all of them in deep, alluvium -filled valleys.
Subsidence can be caused by both human activities and natural causes, such as earthquakes. In most cases, the cause of ground subsidence in the Coachella Valley is typically due to declining groundwater levels. The recognition that ground subsidence is an environmental restraint has forced agencies, such as the U.S Geological Survey and the Coachella Valley Water District, to devote resources to the study and mitigation of this potential hazard. Regional subsidence from groundwater withdrawal is a potential hazard that the City can proactively mitigate by supporting the proper management of the groundwater supplies, creating water conservation programs, encouraging water recycling, and educating the public. In addition, building and seismic code requirements assure that potential impacts associated with ground subsidence are reduced to less than significant levels.
According to the Rancho Mirage General Plan EIR, strong ground shaking can cause densification or compaction of soils resulting in local or regional settlement of the ground City of Rancho Mirage 69
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surface. During strong shaking, soil grains become more tightly packed due to the collapse of voids and pore spaces, resulting in a reduction of the thickness of the soil column. This type of ground failure typically occurs in loose granular, cohesionless soils, and can occur in either wet or dry conditions. This can result in local differential settlement and damage to foundations and structures, as well as damage to water and sewer lines. According to Exhibit 23 in the General Plan, the project site is displayed as having moderate susceptibility to seismically induced settlement. As said before, the project site once existed as a mobile home park, but now only the paved structure pad, sidewalk, driveway, and underground utilities remain. To reduce the potential for seismic settlement in the project area, the City recommends proper excavation, compaction, and foundation design (page 86 of the General Plan). Grading plans and structural engineering plans will be reviewed and approved by the City.
The project would follow the recommendations in the Preliminary Geotechnical Investigation as required by Mitigation Measure GEO-1. The project would also be conditioned to comply with the recommendations within the General Plan and EIR, the Rancho Mirage Municipal Code, and the most recent California Building Code (CBC).
Overall, less than significant impacts are anticipated. d) LESS THAN SIGNIFICANT IMPACT: Expansive soils, as defined in the Riverside County General Plan, have a significant amount of clay particles which can give up water (shrink) or take on water (swell). The change in volume exerts stress on buildings and other loads placed on these soils, which is why they are a potential hazard. These soils can also be widely dispersed, occurring in both hillside areas and low-lying alluvial basins.
Based on the Preliminary Geotechnical Investigation which included laboratory testing, the soil encountered at the project site exhibits a very low expansion potential. Impacts from expansive soils are expected to be less than significant at the project site with the adherence to the recommendations set for in the Preliminary Geotechnical Investigation (Mitigation Measure GEO-1) County and City standard conditions during grading and construction.
e) NO IMPACT: The project property is located is located off Peterson Road, north of Juniper Lane in the City of Rancho Mirage. The project is bound by residential units to the north and south, commercial buildings to the west, and Morningside gated community golf course (and Whitewater River Channel) to the east. The project area would be provided with sanitary sewer service by the Coachella Valley Water District (CVWD). The proposed project will be required to connect to sanitary sewer lines and no septic systems will be permitted. No impacts are expected.
f) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED:
Paleontological resources provide evidence of past life forms and their biota, which is valued for the information they yield about the history of earth and its past ecological settings. According to Figure OS -8, Paleontological Sensitivity, in the Riverside County General Plan's Multipurpose Open Space Element, the property is recognized for having low potential for Paleontological Sensitivity. Areas recognized for having a "low" potential have a reduced likelihood of containing significant non-renewable paleontological resources, including vertebrate or significant invertebrate fossils. However, it must be noted that surface geology is not always indicative of subsurface geology or the potential for paleontological resources.
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In April 2024, Material Culture Consulting conducted a Paleontological Resources Assessment ("paleontological assessment") for the project site. Overall, the project area is highly disturbed. The remnants of 125 individual mobile home lots and 3 parking lots were observed throughout the project area. Each mobile home lot consists of a paved structure pad, sidewalk, driveway, and underground utilities. Heavy grading and excavation would have taken place to build the lots, utilities, and the roads (Travelodge Lane) that connect them. Piles of modern refuse and landscaping material were observed throughout the project area. Evidence of imported landscaping material was observed with the presence of white quartz gravel, red lava rock and decorative clam shell. Soil in the area consisted of brown fine- to medium coarse -grained silty sand with imported quartz and volcanic pebble -sized inclusions.
No paleontological resources were observed during the field survey for the paleontological assessment. If during grading or construction, artifacts or other paleontological resources are discovered, all grading onsite shall be halted, and the applicant shall immediately notify the City Planner. A qualified paleontologist shall be called to the site, at the cost of the applicant, to identify the resource and recommend mitigation if the resource is significant. This is stated in the Mitigation Measure GEO-2 and would reduce impacts on paleontological resources or geologic features to less than significant.
7.3 Mitigation Measures:
GEO-1 The applicant shall comply with all recommendations set forth in the Geotechnical Investigation prepared for the project (Appendix D) during the construction.
GEO-2 If paleontological materials are discovered during grading or excavation, the construction contractor shall divert all earthmoving activity within and around the immediate discovery area until a qualified paleontologist can assess the nature and significance of the find. Project personnel shall not collect or move any paleontological materials. To the extent feasible, project activities shall avoid these deposits.
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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?
❑
��
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
❑
❑
n
I
Sources: Final 2022 Air Quality Management Plan (AQMP), by SCAQMD, December 2022; Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003; Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010; California Emissions Estimator Model (CaIEEMod), Version 2022.1.1.23 (Appendix A); California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators, 2021 Edition, California Air Resources Board; Release No. 18-37 & 19-35, California Air Resources Board Press Release, July 2018 and August 2019.
8.1 Setting
Summary of Local and Statewide Greenhouse Gas Regulations and Trends:
Greenhouse gases (GHG) are a group of gases that trap solar energy in the Earth's atmosphere, preventing it from becoming too cold and uninhabitable. Common greenhouse gases in the Earth's atmosphere include water vapor, carbon dioxide (002), methane (CH4), nitrous oxide (N20), ozone, and chlorofluorocarbons to a lesser extent. Carbon dioxide is the main GHG thought to contribute to climate change. Carbon dioxide reflects solar radiation back to Earth, thereby trapping solar energy and heat within the lower atmosphere. Human activities (such as burning carbon -based fossil fuels) create water vapor and CO2 as byproducts, thereby impacting the levels of GHG in the atmosphere. Carbon dioxide equivalent (CO2e) is a metric used to compare emissions of various greenhouse gases. It is the mass of carbon dioxide that would produce the same estimated radiative forcing as a given mass of another greenhouse gas.
To address the long-term adverse impacts associated with global climate change, California's Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB) to reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40 percent below 1990 levels by 2030. With the passage of the California Global Warming Solutions Act of 2006 (Assembly Bill 32) in California, environmental documents for projects pursuant to CEQA are required to analyze greenhouse gases and assess the potential significance and impacts of GHG emissions.
California's annual statewide GHG emission inventory is a relevant tool for tracking California's progress in reducing GHGs and achieving the statewide GHG target. The GHG inventory relies on data collected through various California Global Warming Solutions Act (AB 32) programs. On July 11, 2018, CARB announced in a press release (No. 18-37) that greenhouse gas pollution in City of Rancho Mirage 72
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California fell below 1990 levels for the first time since emissions peaked in 2004, an achievement roughly equal to taking 12 million cars off the road or saving 6 billion gallons of gasoline a year.
Moreover, according to the CARB report on California Greenhouse Gas Emissions for 2000 to 2017 (published in 2019), which tracks the trends of GHG emissions, California's GHG emissions have followed a declining trend between 2007 and 2017. In 2017, emissions from GHG emitting activities statewide were 424 million metric tons of CO2 equivalent (MMTCO2e), 5 MMTCO2e lower than 2016 levels and 7 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The data also show that for the first time since California started to track GHG emissions, the state power grid used more energy from zero-GHG sources like solar and wind power than from electrical generation powered by fossil fuels. On July 28, 2021, CARB announced via Press Release No. 21-34 that state Greenhouse Gas Inventory shows emissions have continued to drop below 2020 target, which is a return to the 1990 GHG levels. The target was achieved four years ahead of schedule in 2016.
On October 26, 2022, CARB published the California Greenhouse Gas Emissions for 2000 to 2020, Trends of Emissions and Other Indicators. Based on this report, in 2020, emissions from GHG emitting activities statewide were 369.2 million MMTCO2e, 35.3 MMTCO2e lower than 2019 levels and 61.8 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The 2019 to 2020 decrease in emissions was deemed likely due in large part to the impacts of the COVID-19 pandemic. Economic recovery from the pandemic may result in emissions increases over the next few years. As such, the total 2020 reported emissions are likely an anomaly, and any near -term increases in annual emissions should be considered in the context of the pandemic.
South Coast Air Quality Management District: On December 5, 2008, the SCAQMD Governing Board adopted the staff proposal for an interim GHG significance threshold for projects where the SCAQMD is lead agency. A threshold for projects where SCAQMD is not the lead agency has not been adopted. The City of Rancho Mirage also has not adopted a GHG numeric threshold of significance. From the interim GHG guidance, a GHG emission level of 3,000 metric tons of carbon dioxide equivalent (MTCO2e) has served as measure to distinguish small projects that can be screened out while achieving the emission capture rate of 90 percent for all new or modified projects subject to environmental review. According to the SCAQMD guidance, the 90 percent emission capture rate sets the emission threshold low enough to capture a substantial fraction of future stationary source projects that will be constructed to accommodate future statewide population and economic growth, while setting the emission threshold high enough to exclude small projects that will in aggregate contribute a relatively small fraction of the cumulative statewide GHG emissions. Small projects would be subject to future applicable GHG control regulations that would further reduce their overall future contribution to the statewide GHG inventory.
Rancho Mirage Sustainability Plan: The City of Rancho Mirage completed the 2013 Sustainability Plan: Leadership in Energy Efficiency (Sustainability Plan) in May 2013. The Sustainability Plan is a framework for the development and implementation of policies and programs that will reduce the City's emissions, working towards the Statewide target of 1990 levels by 2020, set by AB 32.
For the City to achieve the Statewide target of 1990 levels by 2020, it will have to reduce emissions by 54,272 metric tons of carbon dioxide equivalent (MTCO2e), a 19.8 percent reduction.
The set of measures presented in the Sustainability Plan will reduce the City's GHG emissions by 60,411 MTCO2e, which exceeds the reduction target by 6,139 MTCO2e (compared with the target amount of 54,272 MTCO2e).
As previously discussed, CalEEMod Version 2022.1.1.23 was used to quantify GHG emissions associated with construction and operation of the proposed project. The parameters considered City of Rancho Mirage 73
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for CaIEEMod and air quality analysis involved up to 120 multi -family dwelling units with associated landscaping, hardscape, and parking facilities based on the current site dimensions and a population estimate based on the 2024 California Department of Finance average household size for the City of Rancho Mirage. The construction -related factors incorporated the demolition and removal of approximately 6,453 cubic yards of existing concrete and asphalt surfaces during the site preparation stages and approximately 9,300 cubic yards of soil export during the grading stage.
8.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: The project parameters were factored into CaIEEMod to evaluate whether the GHG emissions would exceed the screening levels and therefore conflict with the plans and efforts of reducing the emissions of greenhouse gases. Construction -related GHG emissions were amortized over a 30 -year period and added to the project's annual operational GHG emissions. The operational GHG emissions can be attributed to area sources, mobile sources, solid wastes and water supply, treatment and distribution of the proposed operations.
As previously discussed, the screening threshold of 3,000 metric tons of carbon dioxide equivalent MTCO2e) per year will serve as the numeric threshold of significance. The GHG emissions estimates resulting from CaIEEMod are displayed below in Table VIII -1.
Table VIII -1 Total Project Greenhouse Gas Emissions
Unmitigated Emission Source
Emissions
(metric tons per year)
Total CO2E
Annual Construction Emissions Amortized Over 30 Years
14.10 Mobile, Area, Energy, Water, Waste, Refrigerant Sources 1,795
Total CO2E (All Sources)
1,809.10
SCAQMD Screening Threshold
3,000
Threshold Exceeded?
NO
Table VIII -1 demonstrates that the project involving up to 120 multi -family dwelling units with associated improvements is expected to generate approximately 1,809.10 MTCO2e per year from construction, mobile, area, energy, water, waste, and refrigerant sources.
Therefore, the residential project would not result in GHG emissions at a scale or level capable of having a significant impact on the environment. Less than significant impacts are anticipated.
b) LESS THAN SIGNIFICANT IMPACT: The project is expected to result in GHG emissions totaling 1,809.10 MTCO2e per year, which is below the applicable screening level of 3,000 MTCO2e per year set forth under the SCAQMD regional jurisdiction that generally categorizes small-scale projects. As a result, the project is not expected to conflict with any applicable plan, policy or regulation for the purpose of reducing GHG emissions. This includes the Rancho Mirage Sustainability Plan, which works in accordance with the AB 32 framework and strategies. The construction of new residential units would imply implementing the most current building energy efficiency and water City of Rancho Mirage 74
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efficiency standards. The applicability and implementation of statewide vehicle emission standards would not be impeded or burdened by the proposed scale and land use of the project that has been factored into the governing General Plan. Less than significant impacts are anticipated.
8.3 Mitigation Measures: None required.
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9 - Hazards and Hazardous Materials
HAZARDS AND HAZARDOUS
MATERIALS — Would the project:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Im act
p
No
Impact
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?
❑
❑
n
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?
❑
❑
X
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one -quarter mile of an existing or
proposed school?
I I
❑
x
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 1
7 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?
❑
❑
��
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
❑
1 1
X
11 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?
I I
I I
11 City of Rancho Mirage
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Sources: Enforcement and Compliance Fault Zoning Act, California Department of Conservation; Enforcement and Compliance History Online, EPA, 2024; EnviroStor, Department of Toxic Substances Control, 2024; GeoTracker, State Water Resources Control Board, 2024; Phase 1 Environmental Site Assessment, Weis Environmental, LLC, April 2024 (Appendix F); Rancho Mirage General Plan 2017.
9.1 Setting
Hazardous Materials
The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable, or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state, and local laws.
Hazardous Waste
The United States Environmental Protection Agency (EPA) simply defines hazardous waste as a waste with properties that make it dangerous or capable of having a harmful effect on human health or the environment. Hazardous waste is generated from sources ranging from industrial manufacturing process wastes to batteries and may come in many forms, including liquids, solids, gases, and sludges. These can include everyday commercial products, such as pesticides, cleaning fluids, and household sprays, as well as byproducts of manufacturing processes. The EPA has classified hazardous waste into four categories:
• Listed wastes — wastes from common manufacturing and industrial processes, waste from specific industries such as petroleum refining or pesticide manufacturing, and discarded commercial products;
• Characteristic wastes — non -listed wastes that exhibit ignitability, corrosively, reactivity, and toxicity;
• Universal wastes — batteries, mercury -containing equipment, and fluorescent lamps and bulbs; and
• Mixed wastes — radioactive and hazardous waste components.
A hazardous material may become hazardous waste upon its accidental release into the environment. All hazardous wastes must be discharged into a Class I landfill. No Class I landfill is currently operated within Riverside County. Hazardous Waste generated within Riverside County and disposed of in Kern County or Santa Barbra County, where active Class I landfills are located. Some waste is also transported out of the State.
Many types of businesses can be producers of hazardous waste. Small businesses such as dry cleaners, auto repair shops, medical facilities or hospitals, photo processing centers, and metal plating shops are usually generators of small quantities of hazardous wastes. Generators of large quantities of hazardous waste include chemical manufacturers, large electroplating facilities, and petroleum refineries. All significant spills, releases or threatened releases of hazardous materials must be immediately reported.
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Local Schools
The project site is located within the boundary of the Palm Springs Unified School District. The closest school is Rancho Mirage Elementary School, located 1.66 miles south of the project.
Public Airports/Private Airstrips
The Palm Springs International Airport is located approximately 4.90 miles to the northwest of the project, and the Bermuda Dunes Airport is located approximately 8.70 miles east of the project.
9.2 Discussion of Impacts:
a -b) LESS THAN SIGNIFICANT IMPACT: The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable, or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state and local laws. Hazardous wastes require special handling and disposal methods to reduce their potential to damage public health and the environment. Manufacturer's specifications dictate the proper use, handling, and disposal methods for the specific substances. In most cases, it is a violation of federal or state law to improperly store, apply, transport, or dispose of hazardous materials and waste.
Construction of the proposed project is expected to involve the temporary management and use of oils, fuels and other potentially flammable substances. The nature and quantities of these products would be limited to what is necessary to carry out construction of the project. Some of these materials would be transported to the site periodically by vehicle and would be stored in designated controlled areas on a short-term basis. When handled properly by trained individuals and consistent with the manufacturer's instructions and industry standards, the risk involved with handling these materials is considerably reduced. The contractor will be required to identify a controlled staging area within the project limits for storing materials and equipment and will be required to implement best management practices to assure that impacts are minimized and that any minor spills are immediately and properly remediated.
Furthermore, to prevent a threat to the environment during construction, the management of potentially hazardous materials and other potential pollutant sources will be regulated, in part, through the implementation of measures required in the Storm Water Pollution Prevention Plan (SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the identification of construction areas where additional control measures are necessary to prevent pollutants from being released on -site or into the surroundings. Best management practices (BMPs) are necessary for proper material delivery and storage; material use; and spill prevention and control. These temporary measures outline the required physical improvements and procedures to prevent impacts of pollutants and hazardous materials to workers and the environment during construction. For example, all construction materials, including paints, solvents, and petroleum products, must be stored in controlled areas and according to the manufacturer's specifications. In addition, perimeter controls (fencing with wind screen), linear sediment barriers (gravel bags, fiber rolls, or silt fencing), and access restrictions (gates) would help prevent temporary impacts. With such standard measures in place, less than significant impacts are anticipated during construction.
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The operation of the residential project does not involve the routine transport, use, or disposal of hazardous materials in quantities or a manner that would pose a threat to the project and surroundings. Typical operational uses would involve the handling and application of cleaning agents, building maintenance products, paints and solvents, and similar items would be stored on -site. These potentially hazardous materials would not be present in significant quantities to pose a significant hazard to public health and safety or the environment.
Additionally, the handling, application, and storage of cleaning agents, building maintenance products, paints, solvents and other related substances is expected to occur within the project in order to carry out the necessary operations within each household.
However, these materials would not be present in sufficient quantities to pose a significant hazard to public health and safety, or the environment.
By following the appropriate federal, State, and regional regulatory standards, less than significant impacts are expected pertaining to significant hazards to the public or the environment through the routine transport, use, or disposal of hazardous materials, and accident conditions involving the release of hazardous materials into the environment.
Less than significant impacts are expected.
c) NO IMPACT: The project site is not located within 1/4 mile of an existing or proposed school. The closest school to the project site is Rancho Mirage Elementary School, located approximately 1.66 miles north of the project. Therefore, the project is not expected to emit hazardous emissions, or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school. d) LESS THAN SIGNIFICANT IMPACT: The project proposes the construction of up to 120 multifamily units on approximately 12 acres. In order to comply with Government Code 65962.5 and its subsections, record searches on the project property were performed within multiple database platforms. The resources consulted included GeoTracker, EnviroStor and the EPA Enforcement and Compliance History Online (ECHO).
GeoTracker is a database maintained by the State of California Water Resources Control Board that provides online access to environmental data. It serves as the management system for tracking regulatory data on sites that can potentially impact groundwater, particularly those requiring groundwater cleanup and permitted facilities, such as operating underground storage tanks and land disposal sites.
EnviroStor is a database maintained by the State of California Department of Toxic Substances Control (DTSC). The EnviroStor database identifies sites with known contamination or sites for which there may be reasons to investigate further. It includes the identification of formerly contaminated properties that have been released for reuse; properties where environmental deed restrictions have been recorded to prevent inappropriate land uses; and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites.
Moreover, the ECHO database focuses on inspection, violation, and enforcement data for the Clean Air Act (CAA), Clean Water Act (CWA) and Resource Conservation and Recovery Act (RCRA) and also includes Safe Drinking Water Act (SDWA) and Toxics Release Inventory (TRI) data.
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In March 2024, a search was performed on all three database platforms. The GeoTracker, EnviroStor, and ECHO database results did not identify any Leaking Underground Storage Tank (LUST) Cleanup Sites, Land Disposal Sites, Military Sites, DTSC Hazardous Waste Permits, DTSC Cleanup Sites, or Permitted Underground Storage Tanks on or in connection with the project property. The following discussion summarizes the findings of the database search conducted within a half -mile radius from the project.
GeoTracker identified four sites within a half -mile radius of the project. The closest site was Palm Springs Oil/Express Oil, located approximately 600 feet south of the project, at 70255 Highway 111. The second site was CVWD 80 06 Lift Station on Country Club Drive, approximately 0.28 miles southeast of the project. The third site was Morningside Country Club, at 39039 Morningside Drive, approximately 0.50 miles east of the project site.
Finally, the fourth site within a half -mile of the project was Thunderbird Country Club at 70612 Highway 111, approximately 0.50 miles southeast of the project. Each site was listed as LUST Cleanup Sites, with statuses of "Completed — Case Closed." Therefore, the registered sites are not anticipated to impact the project.
ECHO identified 11 registered facilities within a half -mile radius of the project. The facilities are listed as follows:
• Rancho Mirage Cleaners, at 70223 #A Highway 111 (approximately 572 feet southwest of the project), is listed by the RCRA as an active facility. No violation. • Valero Corner Store 3769, at 70255 Highway 111 (approximately 620 feet south of the project), is listed by the RCRA as an active facility. No violation. • Palm Springs Oil #7, at 70255 Highway 111, (approximately 620 feet south of the project), is listed by the RCRA as an active small quantity generator (SQG) facility. No violation.
• Club at Morningside, 84 Mayfair Drive, (approximately 1,048 feet northeast of the project), is listed by the RCRA as an active facility. No violation. • Morningside Community Association, 82 Mayfair Drive, (approximately 1,166 feet northeast of the project), is listed by the RCRA as an active facility. No violation. • Sasco CO Summit Team, Inc., at 70007 Highway 111, (approximately 1,590 feet northwest of the project), is listed by the RCRA as an active SQG facility. No violation. • Desert Braemar, 69850 Highway 111, (approximately 2,440 feet northwest of the project), is listed by the RCRA as an active facility. No violation. • Thunderbird Country Club, at 70612 Highway 111, (approximately 2,550 feet southeast of the project), is listed by the RCRA as an active facility. No violation. • Jennifer Ruddell, at 40215 Club View Drive, (approximately 3,175 feet southeast of the project), is listed by the RCRA as an active facility. No violation. • Springs Club Inc, at 58 Princeton Drive, (approximately 3,338 feet northeast of the project), is listed by the RCRA as an active facility. No violation. • Monroe R Sternlieb DDS, at 69846 Highway 111, (approximately 3,513 feet northwest of the project), is listed by the RCRA as an active facility. No violation.
Each of the registered facilities listed within the ECHO database do not currently have any violations (as indicated on the ECHO database).
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The Envirostor database search did not identify sites within a half -mile radius of the project.
Per the records search pursuant of Government Code 65962.5, the project site was not registered as having any Leaking Underground Storage Tank (LUST) Cleanup Sites, Land Disposal Sites, Military Sites, DTSC Hazardous Waste Permits, DTSC Cleanup Sites, or Permitted Underground Storage Tanks onsite. No violations were recorded with the associated site. Less than significant impacts are anticipated.
A Phase I Environmental Site Assessment (ESA) was completed by Weis Environmental, LLC ("Weis Environmental") in April 2024. The purpose of the Phase I ESA is to identify, to the extent feasible, recognized environmental conditions. The term recognized environmental condition is defined as (1) the presence of hazardous substances or petroleum products in, on, or at a property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on, or at a property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at a subject property under conditions that pose a material threat of a future release to the environment.
During the records search through various databases, Weis Environmental concluded that the project site is not listed on any regulatory databases. Some properties in the surrounding area are listed on the researched databases; however, none of the listings are indicative of releases of hazardous substances or petroleum products to the subsurface that are considered to have the potential to adversely impact the site.
Therefore, these properties are not considered to be significant environmental concerns to the site.
Weis Environmental' s assessment revealed no evidence of recognized environmental conditions in connection with the site. In addition, no significant data gaps were identified during the completion of the assessment and additional assessment at the site is not necessary.
Overall, the project is not located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Therefore, the site would not create a significant hazard to the public or the environment. Less than significant impacts are anticipated.
e) NO IMPACT: The project is not located within an airport land use plan or private airstrip.
The Palm Springs International Airport is located approximately 4.90 miles northwest of the project site. The Bermuda Dunes Airport is located approximately 8.70 miles east of the project. As a result, the project is located outside both of the airport facilities' influence and planning area. Flights approaching and departing the Palm Springs International Airport and the Bermuda Dunes Airport may fly over the City and the project site with an intermittent frequency, however, no impacts are anticipated. f) LESS THAN SIGNIFICANT IMPACT: The Emergency Preparedness Element of the City's General Plan provides information on the critical facilities necessary to effectively respond in the event of an emergency. The City has also adopted a Multi -Hazard Functional Plan, which is continually updated, addresses the planned response to extraordinary emergency situations associated with natural or human caused disasters, technical incidents and nuclear defense operations. Additionally, the City participates in the Riverside County Multi -Jurisdictional and Local Hazard Mitigation Plan (LHMP). Based City of Rancho Mirage 81
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on these resources, the two main evacuation routes in the City and region include 1-10 and Highway 111, while the City's primary and minor arterial streets serve as secondary routes. At project build -out and operation, roadways and emergency evacuation routes will not be altered or reconfigured.
Development of the 12 -acre project would result in a minimal increase in demand for fire services, however based on the project site's proximity to Fire Station 50, located at 70801 Highway 111 (approximately 0.9 driving miles southeast), the proposed project could be adequately served by fire protection services within the 5 -minute response time and no new or expanded facilities would be required. The project will be reviewed by City and Fire officials to ensure adequate fire service and safety as a result of project implementation.
By implementing the appropriate federal, State, and local regulatory standards, the project is not expected to interfere with the critical facilities, emergency transportation and circulation, or emergency preparedness coordination. Less than significant impacts are anticipated.
NO IMPACT: The project property is located on approximately 12 acres west of Peterson Road. The project site is surrounded by developed land to the north, south, east and west.
The project site is currently vacant.
The proposed site intends to develop up to 120 multifamily residential units and associated improvements. Based on the 2017 General Plan Fire Hazard Severity Zone Map (Exhibit 27), the project property is not located in an area with moderate, high, or very high fire hazard severity. Areas identified as having moderate, high or very high fire threats are areas in the southern part of the City, south of Highway 111 at the hillside of the Santa Rosa Mountains. Consult the Wildfires Section of this environmental document for further discussion. Conclusively, the project site is located in an area with no fire threat to the City; therefore, impacts regarding wildland fires are not expected.
9.3 Mitigation Measures: None required.
City of Rancho Mirage 82
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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
Im act
p
No
Impact
a) Violate any water quality standards
or waste discharge requirements?
I I
❑
❑
/1
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the
basin?
I 1
❑
❑
r
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?
❑
❑
/1
ii) Substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
offsite?
I
❑
��
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 I
❑
❑
/1
iv) Impede or redirect flood flows?
❑
❑
a
d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
❑
❑
�1
e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable groundwater
management plan?
❑
❑
L1
Sources: Flood Insurance Rate Map # 06065C1595G, Federal Emergency Management Agency (FEMA), Effective August 28, 2008; Water Quality Control Plan for the Colorado River Basin Region, January 2019; 2020 Coachella Valley Regional Urban Water Management Plan, June 2021. Drainage Study for The City of Rancho Mirage
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Crossing at Rancho Mirage (Preliminary Engineering), Rick Engineering, May 24, 2024; Project Specific Water Quality Management Plan for The Crossing at Rancho Mirage, RICK - Water Resources Division, May 24, 2024
10.1 Setting
Summary of Regulatory Framework Relevant to Hydrology and Water Quality:
Hydrology refers to the occurrence, distribution, and movement of surface water, including water found in rivers and stormwater drainage systems. Stormwater particularly refers to the surface runoff and drainage resulting from rain events. Stormwater runoff and surface drainage patterns are determined by the soil conditions, topography, and associated gradients of the land. Surface water quality refers to selected physical, chemical, or biological characteristics found in stormwater in relation to existing standards. Groundwater is the water found underground in the voids in soil, sand, and rock. It is stored in and moves slowly through aquifers. Groundwater supplies are naturally replenished, or recharged, by precipitation that seeps into the land's surface and by replenishment efforts made by local water agencies.
The Clean Water Act (CWA) of 1972 was enacted to restore and maintain the chemical, physical, and biological integrity of the nation's waters by regulating the discharge of pollutants to waters of the U.S. from point sources. The National Pollutant Discharge Elimination System (NPDES) was enacted as a program under the CWA to regulate non -point source discharges from urban land runoff and other diffused sources that were also found to contribute to runoff pollution. Under CWA, the Environmental Protection Agency (EPA) delegated the NPDES program responsibility to various state, tribal, and territorial governments, enabling them to perform many of the permitting, administrative, and enforcement aspects of the program. California is a delegated NPDES state and has authority to administer the NPDES program within its limits.
The Porter -Cologne Water Quality Control Act (California Water Code section 13000 et seq.) is the principal law governing water quality regulation for surface waters in California, thus effectuating the delegated provisions of the federal CWA and its NPDES program. It has set forth a comprehensive program to protect water quality and the beneficial uses applicable to surface waters, wetlands, and ground water and to point and nonpoint sources of pollution. The Porter - Cologne Act establishes that, as a matter of policy, all the waters of the State shall be protected; all activities and factors affecting the quality of water shall be regulated to attain the highest water quality within reason; and that the state must be prepared to exercise its full power and jurisdiction to protect the quality of water in the state from degradation. The Porter -Cologne Act established the State Water Resources Control Board (SWRCB) and nine California Regional Water Quality Control Boards (RWQCBs), including Region 7, Colorado River Basin Regional Water Quality Control Board, which has jurisdiction in the City of Rancho Mirage and project site.
Under this framework, the Colorado River Basin Water Quality Control Plan (Basin Plan) serves as the guiding document prepared, adopted, and maintained to identify the existing and potential beneficial uses of waters of the State and establish water quality objectives to protect these uses.
It is worth noting that as defined in Section 13374 of the California Water Code (CWC), the term "Waste Discharge Requirements" (WDRs) is equivalent of the term "permits" and is therefore attained through a regulatory compliance process. Compliance with WDRs is achieved through the appropriate permit registration process under the applicable National Pollutant Discharge Elimination System (NPDES) programs described in this section.
At the regional level, the project is located within the Whitewater River Watershed, which is an arid desert region encompassing approximately 1,645 square miles. Within this watershed, an area of approximately 367 square miles (22 percent) encompassing most of the existing City of Rancho Mirage 84
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development in the Coachella Valley region, is regulated under the established Whitewater River Region Municipal Separate Storm Sewer System Permit (MS4 Permit). The Riverside County Flood Control and Water Conservation District (RCFC&WCD), Coachella Valley Water District, and the incorporated Coachella Valley cities, including Rancho Mirage have joint permittee responsibility for coordinating the regional MS4 Permit compliance programs and other activities aimed at reducing potential pollutants in urban runoff from land development construction, municipal, commercial, and industrial areas to the maximum extent possible. These public entities are generally in charge of stormwater management within their jurisdiction.
At the City level, stormwater management and on -site stormwater retention are codified in Rancho Mirage Municipal Code Chapter 7.03 and Section 13.05.010 respectively. Chapter 7.03 encompasses a broad range of stormwater management and discharge control requirements, including regulatory consistency with the federal Clean Water Act and NPDES programs.
According to Section 13.05.010 of the Municipal Code, the project site is not subject to the traditional on -site retention requirements because it is not located northerly of the Whitewater River Channel. However, the project is still understood to be subject to implementing the required storm drainage facilities to the satisfaction of the City engineer.
The analysis and findings provided in this section rely in part on preliminary engineering documents consisting of the Drainage Study and the Project Specific Water Quality Management Plan (WQMP), both prepared specifically for the proposed development by Rick Engineering on May 24, 2024. A Stormwater Pollution Prevention Plan (SWPPP) will also be prepared in conjunction with the construction documents as a compliance plan and requirement for obtaining a grading permit.
Existing Drainage Conditions:
In its existing condition, the project site contains ground -level remnants of the prior mobile home uses and facilities, including concrete slabs (former mobile home foundations), paved driveways, paved parking areas, and concrete swales representing impervious ground coverage. A majority of the site perimeter is delineated by existing walls. Based on the Drainage Report (Preliminary Engineering), the site generally drains from west to east. The northern portion of the site drains to an existing 24 -inch diameter corrugated metal pipe that discharges directly to the Whitewater River Channel, while the southern portion discharges to the Whitewater Channel via overland flow. There is no existing onsite retention of stormwater flow and there is no off -site run-on in the existing site condition.
The neighboring Whitewater River Channel occurs within a 500 -foot -wide right-of-way. In this vicinity, the Whitewater River Channel is improved and maintained with grass -lined embankments as part of the Morningside Country Club golf course facilities. The west edge of the channel and top of the embankment is improved and operated as the Butler -Adams Trail. The Whitewater River Channel is the primary regional flood control facility serving the City of Rancho Mirage and other areas of the Coachella Valley.
Based on the current U.S. Geological Survey (USGS) Topographic Map, named Cathedral City Quadrangle, covering the project area in the City of Rancho Mirage, the project site does not contain any mapped drainage courses, washes, rivers, and water bodies. The Whitewater River Channel is located to the east. Moreover, based on Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Panels 06065C1595G and 06065C1589G, a majority of the project site (approximately 11.2 acres) has a designation of Zone X (Shaded), corresponding to the 0.2 -percent annual chance flood hazard, while the remaining southeast portion of approximately 0.8 acres is deemed to be in a Zone X designation, corresponding to an City of Rancho Mirage 85
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area of minimal flood hazard. The neighboring Whitewater River Channel is mapped as Zone A and the containment of the 100 -year base flood condition.
Proposed Storm Drain Improvements:
The Drainage Study and WQMP results indicate the proposed project condition will result in a slight increase in stormwater runoff totaling approximately 2.2 CFS compared to the existing condition. The project does not propose to change the average land cover coefficient or increase imperviousness, and drainage areas are to remain the same between the pre -project and post - project conditions. Therefore, the proposed hydrology and stormwater management condition will follow a similar drainage pattern to the existing condition by conveying flows to the east portion of the project site via two backbone storm drain lines. The project will introduce one infiltration -based retention basin with a capacity to meet or exceed water quality design capture volume for the site.
Preliminarily, the design capture volume for the site is approximately 7,122 cubic feet. Once the design capture volume is reached, high or otherwise excess stormwater flows will exit the basin facility via two (2) outfalls designed to collectively mimic the pre -project condition into the Whitewater River Channel. As a result, the estimated stormwater flows directed to the existing CMP will not exceed the existing condition and the project will comply Section 13.05.010 of the City's Municipal Code.
10.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT:
Project implementation will require compliance with the applicable CWA, NPDES, state, and local regulations designed to prevent violations or impacts to surface water quality standards and waste discharge requirements pertinent to surface or ground water quality.
This form of compliance must be demonstrated to the City and other regulatory entities prior to site disturbance and grading.
During the period of construction, the project proponent must comply with the State's most current NPDES Construction General Permit (2022 CGP), which requires the preparation of a Notice of Intent (NOI) and a project -specific Storm Water Pollution Prevention Plan (SWPPP), designed to prevent potential adverse impacts to surface water quality, including erosion and siltation, during the period of construction. The NOI and SWPPP are submitted to the State Water Resources Control Board (SWRCB) for approval and permit coverage. The SWPPP is a site -specific compliance plan required to identify a strategy of storm water Best Management Practices (BMPs) in accordance with Section XIV (SWPPP Requirements) of the CGP. Storm water BMPs refer to a schedule of activities, prohibitions, practices, maintenance procedures, and other management practices to avoid, eliminate, or reduce the pollution of the receiving waters, primarily focused on preventing erosion, siltation, illicit discharge, and contamination. The SWPPP will include such measures as erosion control, sediment control, storm drain inlet protection, proper waste management and pollution prevention. The SWPPP must be prepared concurrently with final engineering design and must meet all NPDES plan review elements for acceptance by the City of Rancho Mirage. Compliance and plan implementation during construction will be regulated and enforced as part of the local agency site inspection protocols.
In order to obtain a grading permit, the project proponent is required to submit and obtain approval for a Final Project -Specific Water Quality Management Plan (WQMP) in accordance with the current standards of the Whitewater River Region Water Quality City of Rancho Mirage 86
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Management Plan for Urban Runoff, the Whitewater River Watershed MS4 Permit, and the City's on -site stormwater retention requirements (Municipal Code Section 13.05.010).
The WQMP is a compliance plan required to account for the stormwater facilities and management conditions during the life of the project. Based on preliminary engineering plans, the project includes a private storm drainage system designed to convey post - construction runoff from the entire site toward a designated retention facility that must be sized to contain and infiltrate the water quality design capture volume prior to any discharge into the Whitewater River Channel. This approach will ensure that the project does not result in direct stormwater runoff rates in excess of the existing condition or in a manner that is considered untreated. Therefore, the project will not result in discharge capable of resulting in downstream hydrologic modifications or a contribution of urban runoff pollutants that would affect surface water quality in the Whitewater River Channel.
A standard requirement for Final WQMP approval will involve an agreement between the developer and the City to ensure that the responsible parties are properly informed of the stormwater measures and facilities and to allow City access and enforcement on this matter during the life of the project.
The retention capacity demonstrated in the preliminary engineering plans for the project is deemed to abide by the requirements set forth in Municipal Code Section 13.05.010 and Chapter 7.03 (stormwater management and discharge control) applicable to properties located south of the Whitewater River Channel. Stormwater runoff produced by the project will be properly intercepted, conveyed and retained on -site up to the water quality design capture volume prior to any runoff production. In providing new retention facilities, the proposed project will protect water quality in comparison to the existing condition involving direct runoff discharge.
In summary, during construction and operation, project implementation will require plan - and permit -based compliance with CWA, NPDES, and local regulations to prevent impacts to water quality standards and the beneficial uses assigned to local receiving waters.
Following City engineering review and approval, the stormwater capture and management strategy for on- and off -site runoff will avoid waste discharge violations through the implementation of properly sized retention facilities. Less than significant impacts are expected.
b) LESS THAN SIGNIFICANT IMPACT:
The project site and a majority of the City of Rancho Mirage are located within the domestic water service area of Coachella Valley Water District (CVWD), which covers approximately 1,000 square miles and serves approximately 110,000 homes and businesses. The Coachella Valley Groundwater Basin is the primary groundwater source for the project region's domestic water purveyors, including CVWD. Based on the California Department of Water Resources (DWR), the Coachella Valley Groundwater Basin has an approximate storage capacity of 39.2 million acre-feet (AF) of water within the upper 1,000 feet and is divided into four subbasins: Indio, Mission Creek, Desert Hot Springs, and San Gorgonio. The project site is specifically underlain by the Indio Subbasin, which is also known as the Whitewater River Subbasin. DWR has estimated that the Indio Subbasin contains approximately 29.8 million AF of water in the first 1,000 feet below the ground surface, representing approximately 76 percent of the total groundwater in the Coachella Valley Groundwater Basin. Local groundwater management is currently taking place under the framework of the 2020 Coachella Valley Regional Urban Water City of Rancho Mirage 87
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Management Plan (2020 RUWMP), the preparation of which involved the collaboration of the six urban water suppliers in the Coachella Valley, including CVWD. The 2020 RUWMP describes the region's water supplies and anticipated demands through 2045, along with each agency's programs to encourage efficient water use.
CVWD, Coachella Water Authority (CWA), Desert Water Agency (DWA), and Indio Water Authority (IWA) collectively represent the Indio Subbasin Groundwater Sustainability Agencies (GSAs). In January 2017, the GSAs submitted to DWR the 2010 Coachella Valley Water Management Plan (2010 CVWMP), accompanied by an Indio Subbasin Bridge Document, as a SGMA-compliant Alternative Plan. On July 17, 2019, DWR approved the Alternative Plan with a requirement to submit an Alternative Plan Update by January 1, 2022 and every five years thereafter. Based on the Indio Subbasin SGMA documentation, the combined strategies have resulted in significant groundwater storage increases across the subbasin, thus allowing the region to comply with the framework for sustainable management.
CVWD collaborates with the operation and maintenance of three replenishment facilities serving the Indio Subbasin: Whitewater River Groundwater Replenishment Facility, the Thomas E. Levy Groundwater Replenishment Facility, and the Palm Desert Groundwater Replenishment Facility. Artificial replenishment, or recharge, is recognized by the water districts as one of the most effective methods available for preserving local groundwater supplies, reversing aquifer overdraft and meeting demand by domestic consumers.
According to the CVWD web site on Groundwater Replenishment and Imported Water, local agencies have percolated over 650 billion gallons of water back into the aquifer. In the central part of the Coachella Valley, groundwater recharge is provided by the recently constructed first phase of the Palm Desert Groundwater Replenishment Facility, operated by CVWD. According to the CVWD web site, this facility is expected to add up to 25,000 acre-feet of Colorado River water annually into the aquifer. Combined with water conservation and efficiency requirements, individual development projects can contribute to groundwater sustainability by implementing the required stormwater runoff retention and infiltration facilities. The established groundwater replenishment facilities described above for the Indio Subbasin are not located on or near the project. Therefore, from the aspect of land use and location, project implementation is not deemed to be in conflict with any existing or planned groundwater recharge facility or associated infrastructure.
The proposed residential development will include up to 120 multi -family dwelling units with associated parking, landscaping, and recreational amenities for on -site residents. The residential land use and associated improvements are expected to incorporate water conservation measures, including the use of low -flow plumbing fixtures, drought -tolerant (native) outdoor landscaping, and water -efficient irrigation systems. Moreover, as a standard requirement, the project's landscaping is expected to incorporate the use of inert material and drought -tolerant accent, shrub, and tree plantings.
As such, the proposed scale and intensity, scale of this residential project is not expected to incur an increase in water demand capable of affecting groundwater resources or otherwise interfere with the groundwater management or related conservation efforts.
As a standard condition for service connections, the project operators will be expected to furnish the appropriate rate payment to CVWD based on the meter size, ongoing flow charges, agency fees, and groundwater recharge fees.
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Furthermore, the project will incorporate on -site retention facilities to ensure that stormwater runoff is adequately intercepted, conveyed, and retained on -site to the satisfaction of the City's engineering standards. As a function of the WQMP, operation of the development will include the required operational source control measures that work toward prohibiting pollution discharge and other conditions capable of affecting stormwater.
Source control measures include activity restrictions, site maintenance, and other operational controls aimed at preventing potential sources of pollution from coming into contact with the storm drain system and impacting groundwater. Structural source control measures consist of physical facility design standards to prevent direct contact between potential pollutants and stormwater runoff. The storm drain and basin system will be maintained during the life of the project per a required WQMP agreement to be entered between the project proponent and the City. The proposed facilities are therefore not expected to violate or interfere with the groundwater quality. Regarding ground water quality, less than significant impacts are anticipated.
LESS THAN SIGNIFICANT IMPACT: The project site has previously been disturbed, developed and operated as a mobile home park. Although the dwelling structures are no longer present, the groundcover includes remnants of concrete slabs, paved driveways and related hardscape. The previously improved drainage pattern utilized concrete -lined v -gutters to convey runoff toward the east side of the property prior to discharging into the Whitewater River Channel. The prior and existing conditions did not involve any form of on -site retention or other discernable water quality protection facilities.
Based on the current U.S. Geological Survey (USGS) Topographic Map, the project site does not contain any mapped drainage courses, washes, rivers, and water bodies. The Whitewater River Channel is located to the east within a designated easement and improved with grass -lined embankments as part of the Morningside Country Club golf course facilities. Moreover, based on Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Panels 06065C1595G and 06065C1589G, a majority of the project site (approximately 11.2 acres) has a designation of Zone X (Shaded), corresponding to the 0.2 -percent annual chance flood hazard, while the remaining southeast portion of approximately 0.8 acres is deemed to be in a Zone X designation, corresponding to an area of minimal flood hazard. The neighboring Whitewater River Channel is mapped as Zone A and provides containment of the 100 -year base flood condition within its embankments.
As a standard practice, erosion and siltation conditions will be prevented during construction and operation through the required compliance plans. The required Stormwater Pollution Prevention Plan (SWPPP) will include best management practices for proper soil stabilization and perimeter controls to prevent erosion and siltation from being generated by asphalt demolition, site clearing, grading, and construction activities until the point of achieving final construction stabilization. Upon completion, all construction related soil disturbance will be properly restored to a stabilized condition consisting of permanent project improvements (residential structures, hardscape, pavement, and landscaping) with the properly designed storm drainage system conveying into the on -site retention system.
During the life of the project, the ongoing maintenance and operation of the residential amenities, open space, and storm drain system will ensure that all permanently improved City of Rancho Mirage 89
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ground surfaces are adequately maintained. As required by the City's engineering standards and practices, all project -related runoff must be adequately handled along engineered conveyances (sheet flow, swales, gutters, or pipes) to the designated retention facilities. Such storm drain system will be a function of the site plan and final engineering plans subject to City review and approval. Less than significant impacts are anticipated regarding substantial erosion or siltation, on- or off -site. ii) LESS THAN SIGNIFICANT IMPACT: Based on FEMA FIRM Panels 06065C1595G and 06065C1589G, a majority of the project site (approximately 11.2 acres) has a designation of Zone X (Shaded), corresponding to the 0.2 -percent annual chance flood hazard, while the remaining southeast portion of approximately 0.8 acres is deemed to be in a Zone X designation, corresponding to an area of minimal flood hazard. Therefore, the project site is not deemed to occur within a defined Special Flood Hazard Area (SFHA) or a designated floodway. The neighboring Whitewater River Channel located to the east is mapped as Zone A and provides containment of the 100 -year base flood condition within its embankments.
As a standard condition, the project is required to include adequate improvements and site design features to handle the relevant hydrologic conditions in a way that prevents inundation to the proposed structures and facilities. The project will introduce impervious surfaces (buildings, hardscape, asphalt, etc.) to a vacant property, but will also include the required private storm drain system (catch basins, lines, outlets, and retention facilities) to intercept, convey and retain the controlling storm event stormwater volume from the site to a retention basin located at the east end of the project site. Since the proposed condition will result in a slight increase in stormwater runoff totaling approximately 2.2 CFS, the proposed storm drain and retention facilities have been sized to infiltrate and treat the water quality design capture volume on site while also controlling the flow rate to match the existing conditions prior to any discharge. Moreover, as part of the site design, the project will not place any housing structure within the easternmost 300 feet of the site. In adhering to the City's engineering and retention requirements, the proposed development is not expected to substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site. Less than significant impacts are anticipated. iii) LESS THAN SIGNIFICANT IMPACT: The City of Rancho Mirage is a Permittee of the Whitewater River Watershed Municipal Separate Storm Sewer System (MS4) permit area.
Within the City limits, MS4 facilities include a system of conveyances (including roads with drainage systems, municipal streets, catch basins, curbs, gutters, ditches, man-made channels, or storm drains) designed for collecting and conveying stormwater. Storm drain facilities can be public or private. Examples of public facilities include pipes, gutters, channels, and basins occurring on the public right-of-way and/or maintained by a public agency. Private facilities are distinguished by being maintained separately by a private entity.
The project site was formerly improved and operated as a mobile home park with on -site surface drainage swales (v -gutters) designed to convey runoff eastward prior to off -site discharge into the Whitewater River Channel. The existing conditions lack any form of on - site retention or water quality devices.
The traditional land development process generally results in the conversion of pervious ground surface (pre -development condition) into a setting with a higher impervious cover, occurring through the introduction of buildings, driveways, and hardscape (post - City of Rancho Mirage 90
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development condition). This conversion generally leads to an increase in post - construction runoff volumes and rates compared to the pre -development or pervious condition. The findings of the Drainage Study indicate that the proposed project condition will result in a slight increase in stormwater runoff totaling approximately 2.2 CFS. The project will include on -site storm drainage facilities designed to capture and infiltrate the water quality design capture volume while being equipped to adequately convey high flows in an equivalent manner to the existing condition. As a result, the project will not result in a net increase of volume or flow rate to the existing Whitewater River Channel.
The project's final engineering plans and retention levels will be subject to standard City review and approval. Therefore, by complying with the local retention requirements that take into account the existing facilities, the project will prevent a runoff discharge condition capable of contributing to or exceeding the MS4 capacity. Less than significant impacts are anticipated.
iv) LESS THAN SIGNIFICANT IMPACT: The project site is located outside of any designated SFHA, floodway, or drainage flow line as determined by FEMA and USGS maps. The Whitewater River Channel located to the east within a designated easement, is improved with grass -lined embankments (levee system) and maintained as part of the Morningside Country Club golf course facilities. As currently mapped by FEMA, the Whitewater River Channel levee system completely contains the mapped Zone A, which would be considered an SFHA. The project is not designed to significant encroach or improve upon the existing Whitewater River Channel, nor will the project increase the amount of stormwater runoff volume or rate into this facility. Therefore, the project will not impede or redirect any discernable drainage course, floodplain, or flood prone area. As a standard condition, the proposed development will include a storm drain system and associated on -site retention capacity to meet the City's engineering requirements and to provide adequate protection to the new facilities. The associated grading and hydrology plans will be subject to standard City review and approval. In doing so, the project will not be capable or permitted to impede or redirect flood flows, resulting in less than significant impacts.
d) NO IMPACT: The project is not located near any coastal areas or any large body of water and therefore is not prone to tsunami hazards or seiche risks. The neighboring Whitewater River Channel is a regional drainage and flood control facility designed to contain the design flood conditions within its embankments and levee system. The project site is not located in a floodplain or special flood hazard area. As a standard requirement, the project incorporates on -site retention facilities sized to convey and retain the required volume to the satisfaction of the City's engineering requirements. The nature of the residential project will not involve the storage or handling of any significant quantities of hazardous substances or petroleum products that would in turn be vulnerable to release due to flooding. With these required improvements subject to City review and approval, less than significant impacts are anticipated pertaining to flood hazard. e) LESS THAN SIGNIFICANT IMPACT: The project proponent is required to implement a project -specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region MS4 Permit and with the City's on -site retention standards. The final form of the WQMP will be consistent with final engineering documents to incorporate the grading, hydrology, and other improvement plans to demonstrate how the site design, source controls, and operation and maintenance program will achieve compliance. The combined retention capacity for the project will meet City of Rancho Mirage 91
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the water quality design capture volume. Moreover, the project's storm water retention facilities will ensure that only stormwater runoff is recharged into the ground via infiltration.
Therefore, project implementation is not expected to conflict with the regional groundwater management strategies or with the Indio Subbasin Sustainable Groundwater Management Plan. Less than significant impacts are expected.
10.3 Mitigation Measures: None required.
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11 - Land Use and Planning
LAND USE AND 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
environmental 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: Rancho Mirage 2017 General Plan Update; Rancho Mirage Municipal Code.
11.1 Setting
The approximately 12 -acre project is located west of Peterson Road and approximately 460 feet north of Highway 111 in Rancho Mirage. The land use and zoning designation for the project site is currently Residential High Density (R -H) with Affordable Housing Overlay (AHO). R -H designations in Rancho Mirage identify areas appropriate for the greatest diversity of residential development, including attached single -and multi -family uses. The allowable density range is from five to nine units per gross acre. This zoning district is most suitable for affordable and senior housing, including apartments and condominiums. The Affordable Housing Overlay allows for the creative and efficient development of affordable residential properties as identified in the City's Housing Element. The proposed project and its impacts to land use and planning are discussed below.
The project proposes the construction of up to 120 multifamily units with associated improvements, including retention areas, paved drive aisle, landscaped areas, and recreational areas. The project and the associated uses are compliant with the R-H/AHO land use and zoning designation.
11.2 Discussion of Impacts:
a) NO IMPACT: The proposed project site occupies approximately 12 acres of developed and vacant land. The project site previously operated as a mobile home park, with a clubhouse, paved drive aisles, and perimeter block walls and landscaping. The mobile home park was demolished in its entirety by 2018. Since then, it has remained vacant.
The project is surrounded by developed commercial uses to the west, residential uses to the north and south, and the Whitewater River Channel and Morningside golf course to the east. Peterson Road delineates the project's western boundary. The site does not operate in connection to the properties north, south, east, and west of the project. The residential communities to the north and south are separated from the project site by block walls. Therefore, the proposed project site will not divide an established community, and no impacts are expected.
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LESS THAN SIGNIFICANT IMPACT: As stated throughout this document, the project site occupies approximately 12 acres of land east of Peterson Road and 460 feet north of Highway 111 in Rancho Mirage. The land use and zoning designation for the 12 -acre project site is currently Residential High Density (R -H) with an Affordable Housing Overlay (AHO). R -H designations in Rancho Mirage allows the greatest diversity of residential development, including attached single -and multi -family uses. AHO designation allows 28 dwelling units per acre. The project site is surrounded by vacant and developed properties, located in the City's land use and zoning designations Mobile Home Park (MHP), Estate Residential (R -E), General Commercial (C -G), and Open Space Waterways (OS/W). The surrounding properties and their land use and zoning designations are presented in the table below.
Table XI -1 Surrounding Land Use and Zoning Designations Jurisdiction
General
Plan/ Zoning
Existing Use
Project Site
Rancho Mirage
R-H/AHO
Vacant land previously a mobile home park
North
Rancho Mirage
R -E
Residential Estates
East
Rancho Mirage
OS/W
Whitewater River Channel/Golf
West
Rancho Mirage
C -G
Commercial businesses (storage)
South
Rancho Mirage
MHP
Santa Rosa Villas Residential Community
The project proposes a multifamily residential community with up to 120 units, retention areas, landscaped frontages, recreational areas, and paved drive aisles. The proposed project is consistent with the land use and zoning designations for the project area. Project site plans and entitlements will require approval by the City of Rancho Mirage.
Proposed Project Consistency with General Plan
As previously stated, the existing General Plan land use designation at the project site includes R-H/AHO designation. An analysis of applicable goals, policies and programs contained in the General Plan was conducted. The findings of that analysis are summarized below.
Land Use
Goal LU 1: A resort residential community of desirable neighborhoods, a variety of community facilities, and high -quality development.
Goal LU 2: A balanced mix of functionally integrated land uses, meeting the general social and economic needs of the community through simplified, compatible, and consistent land use and zoning designations.
• Policy LU 2.4: Infill development shall be encouraged by prioritizing capital improvements in the developed areas of Rancho Mirage.
• Policy LU 2.6: The City shall ensure privacy and safety for residential neighborhoods by providing adequate buffering and screening, particularly where neighborhoods adjoin or are integrated with commercial developments.
Goal LU 3: The preservation and enhancement of the predominately low -density, high - quality residential character of Rancho Mirage.
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• Policy LU 3.1: Areas of existing residential development and surrounding vacant lands shall be planned in a manner that preserves neighborhood character and assures a consistent and compatible residential land use pattern.
Consistency: The project proposes a multifamily residential community on currently vacant land that previously operated as a mobile home park. The project is located in a developed area of Rancho Mirage. Currently, the vacant project site is surrounded by existing residential estate homes to the north, a multifamily community to the south, and commercial businesses to the west (separated by Peterson Road). See Table 11-1, above, for a description of the surrounding land uses. The proposed residential project would preserve the residential character of Rancho Mirage and will be consistent with the surrounding land uses.
Housing
• Goal H 1: A variety of housing types that meet the needs of residents in Rancho Mirage.
Consistency: The project proposes the development of up to 120 multifamily units on approximately 12 acres. The residential properties will include fourplex and eight-plex buildings with a clubhouse, paved drive aisles, parking, and recreational areas. The residential dwellings will contribute to the Regional Housing Needs Allocation (RHNA) for the 2021-2029 planning period, which assigns 1,746 new housing units within the City.
Noise
• Goal N 1: A noise environment providing peace and quiet that complements and is consistent with Rancho Mirage's resort residential character.
Consistency: The project proposes a multifamily residential community on approximately 12 acres. Typically, residential uses do not result in substantially increased noise levels.
The up to 120 residential units would be consistent with the existing resort residential character in the City.
Overall, the project will be consistent with the applicable goals and policies within the Rancho Mirage General Plan. The project will also provide housing to contribute to RHNA requirements; and surrounded by land designated for residential uses.
Proposed Project Consistency with Zoning Code
The existing zoning designation for the project site is R-H/AHO. According to Chapter
17.08.010, R -H zones identify areas appropriate for the greatest diversity of residential development, including attached single -and multi -family uses. The allowable density range is from five to nine units per gross acre. This zoning district is most suitable for affordable and senior housing, including apartments and condominiums. The R -H zoning district is consistent with the high density residential land use designation of the General Plan. AHO designations allows 28 dwelling units per acre.
The project proposes up to 120 multifamily units on approximately 12 acres. Development of the project would result in approximately 9.6 du/ac, which is consistent with the R- H/AHO zoning. Additionally, the proposed project will comply with Section 17.08.020 of the RMMC, which establishes development standards for the residential zones in the City, including setbacks (20 feet front, 10 feet side, 15 feet street side, 20 feet rear), and City of Rancho Mirage 95
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maximum building heights (20 feet or 1 story). Additionally, Section 17.20.100 of the RMMC establishes additional building height standards and exceptions.
The project site shall adhere to the standards and requirements set forth in the municipal code for the R -H zoning district. Therefore, impacts would be less than significant.
Proposed Project Consistency with Surrounding Areas
As previously stated, the project is surrounded by developed commercial and residential properties to the north, south, and west. The surrounding developed areas include well - maintained landscaping, building frontages, public and pedestrian areas, and roadways.
The project proposes up to 120 multifamily units and associated improvements (i.e., paved vehicular access, landscaping). Therefore, the project would be consistent with the surrounding land uses. Additionally, the project would continue to provide residential properties to the City of Rancho Mirage, per the RHNA allocation.
Therefore, the project would not introduce inconsistent land uses in the area.
Based on the consistency analysis presented in this discussion, the project will be consistent with the land use goals and policies of the Rancho Mirage General Plan and the City Municipal Code. Impacts will be less than significant.
11.3 Mitigation Measures: None required.
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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?
❑
��
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?
❑
❑
❑
��
Sources: Mineral Land Classification Map, Riverside County, 2007; Rancho Mirage General Plan 2017; Rancho Mirage General Plan EIR, May 2005.
12.1 Setting
The State of California has recognized the importance of mineral resources for construction materials and other economic purposes. Mining and extraction of mineral resources continues to be threatened by urbanization and development in areas where important mineral resources exist.
The California Surface Mining and Reclamation Act of 1975 (SMARA) addresses the loss of regionally significant mineral deposits to urban development.
The Act requires the Department of Conservation to create Production -Consumption Regions which are areas where significant mineral resources of statewide importance and regional significance are produced and consumed, and a classification system that identifies lands where significant mineral resource deposits are located. Rancho Mirage is located in the Palm Springs Production -Consumption Region. The Palm Springs Production -Consumption Region covers approximately 631 square miles of the Coachella Valley, from near Cabazon to Thermal. Lands within the Production -Consumption Region are classified according to the presence of valuable mineral resources. Rancho Mirage has two Mineral Resource Zones, MRZ-1 and MRZ-3. MRZ-1 are areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. MRZ-3 are areas containing known or inferred mineral deposits, the significance of which cannot be evaluated from available data.
12.2 Discussion of Impacts:
a -b) NO IMPACT: The mineral resources that are attributed to the Coachella Valley desert floor primarily consists of sand, gravel (aggregate) and other important mineral deposits that have eroded from the surrounding mountains and hills. To ensure the protection of important mineral resources, the Surface Mining and Reclamation Act of 1975 (SMARA) developed Mineral Land Classification Maps and reports to identify the presence or absence of suitable sources of aggregate (sand, gravel or stone deposits) into Mineral Resource Zones. According to this Classification Map, the project site is located within Mineral Resource Zone 1 (MRZ-1). This specific zone identifies areas where adequate information indicates that no significant mineral deposits are present or likely to be City of Rancho Mirage 97
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present. Additionally, there are currently no mines or extraction sites in the City. According to the California Department of Conservation Mines Online web -application, the closest mines to the project site are Mesa Blanca Mine and Vista Mine, approximately 6 miles north. No impacts to mineral resources are anticipated.
12.3 Mitigation Measures: None required.
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13 - Noise
NOISE — Would the project result in:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Im act
p
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?
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?
Sources: Rancho Mirage General Plan 2017; Rancho Mirage Municipal Code; Rancho Mirage General Plan Environmental Impact Report, 2005.
13.1 Setting
Noise
Sound is a disturbance created by a moving or vibrating source and is capable of being detected by the hearing organs. Sound may be thought of as mechanical energy of a moving object transmitted by pressure waves through a medium to a human ear. Noise is defined as sound that is loud, unpleasant, unexpected, or unwanted.
A continuous sound is described by its frequency (pitch) and its amplitude (loudness). Frequency relates to the number of pressure oscillations per second. Low -frequency sounds are low in pitch (bass sounding) and high -frequency sounds are high in pitch (squeak). These oscillations per second (cycles) are commonly referred to as Hertz (Hz). The human ear can hear from the bass pitch starting out at 20 Hz all the way to the high pitch of 20,000 Hz. In general, the healthy human ear is most sensitive to sounds between 1,000 Hz and 5,000 Hz (A -weighted scale) and it perceives a sound within that range as being more intense than a sound with a higher or lower frequency with the same magnitude.
The amplitude of a sound determines its loudness. The loudness of sound increases or decreases as the amplitude is measured in units of micro -Newton per square inch meter (N/m2), also called micro -Pascal (uPa). One uPa is approximately one hundred billionths of normal atmospheric City of Rancho Mirage 99
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pressure. Sound pressure level (SPL or Lp) is used to describe in logarithmic units the ratio of actual sound pressures to a reference pressure squared. These units are called decibels abbreviated "dB".
Because decibels are on a logarithmic scale, sound pressure levels cannot be added or subtracted by simple plus or minus addition. When two sounds or equal SPL are combined, they will produce an SPL 3 dB greater than the original SPL. In other words, sound energy must be doubled to produce a 3 dB increase. If two sounds differ by approximately 10 dB, the higher sound level is the predominant sound. The A -scale weighting is typically reported in terms of A -weighted decibel (dBA). Typically, the human ear can barely perceive the change in noise level of 3 dB. A change in 5 dB is readily perceptible, and a change in 10 dB is perceived as being twice or half as loud. As previously discussed, a doubling of sound energy results in a 3 dB increase in sound, which means that a doubling of sound energy (e.g., doubling the volume of traffic on a highway) would result in a barely perceptible change in sound level.
Table XIII-1 Changes in Noise
Changes in Intensity
Level, dBA
Changes in Apparent
Loudness
1 Not perceptible
3 Just perceptible
5 Clearly noticeable
10 Twice (or half) as loud
Noise in the daily environment fluctuates over time. Some noise levels occur in regular patterns, others are random. Some noise levels are constant while others are sporadic. Noise descriptors were created to describe the different time -varying noise levels.
A -Weighted Sound Level: The sound pressure level in decibels as measured on a sound level meter using the A -weighted filter network. The A -weighting filter de-emphasizes the very low and very high frequency components of the sound in a manner similar to the response of the human ear.
Ambient Noise Level: The composite of noise from all sources, near and far. In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location.
Community Noise Equivalent Level (CNEL): The average equivalent A -weighted sound level during a 24 -hour day, obtained after addition of five (5) decibels to sound levels in the evening from 7:00 to 10:00 pm and after addition of ten (10) decibels to sound levels in the night before 7:00 am and after 10:00 pm.
Decibel (dB): A unit for measuring the amplitude of a sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micro -pascals.
dB(A): A -weighted sound level.
Equivalent Sound Level (LEQ): The sound level corresponding to a steady noise level over a given sample period with the same amount of acoustic energy as the actual time varying noise level. The energy average noise level during the sample period.
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Habitable Room: Any room meeting the requirements of the Uniform Building Code or other applicable regulations which is intended to be used for sleeping, living, cooking or dining purposes, excluding such enclosed spaces as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms and similar spaces.
L(n): The A -weighted sound level exceeded during a certain percentage of the sample time. For example, L10 in the sound level exceeded 10 percent of the sample time. Similarly L50, L90, and L99, etc.
Noise: Any unwanted sound or sound which is undesired because it interferes with speech and hearing or is intense enough to damage hearing, or is otherwise annoying. The State Noise Control Act defines noise as "...excessive undesirable sound...".
City of Rancho Mirage
According to the Rancho Mirage General Plan, the most common sounds vary between 40 dBA (very quiet) and 100 dBA (very loud). Normal conversation at three feet away is roughly at 60 dBA, and loud engine noise can be as loud as 110 dBA. The higher level can cause serious physical or psychological discomfort. The exhibit below illustrates various examples of noise sources and their associated decibel levels.
Exhibit XIII-1 Noise Levels of Familiar Noise Sources
Sonic boom
J'et takeoff at 200 feet
Oxygen torch
Dance club
Motorcycle at 15 feet funmuffled)
Power mower a13 feet
Newspaper press
Freight train at 50 feet
Food blender
Electric mixer or alarm clock
Heavy truck at 50 feel
Busy sheet oh 50 feet
Average halite at 100 feet
Electric typewriter ot 10 feet
Dishwasher et 10 Peel
Norm of conversation at 5 lent
Daytime, suburban background
Refrigerator
Bird calls
Library
Motion picture studio
leaves rustling
physically painful
extremely loud
discomforting
e loud
oud
quiet
dBA
145
140
135 '
130 •
125
120
115
110
105
100
95 90
85 ;
80 75
70 65
60 55
50 45
40 35
30 25
20 15
10 5
0 Source: Exhibit 17, Noise Levels of Familiar Noise Sources, Rancho Mirage General Plan, 2017.
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To assist the City of in the planning of compatible uses, a range of exterior noise thresholds for various land uses have been developed and are provided in the exhibit below. Particularly sensitive land uses include residences, schools, libraries, churches, hospitals and nursing homes, and destination resort areas.
Exhibit XIII-2 Noise Level and Land Use Compatibility
LAND USE CATEGORIES
Residential, low density (single-family dwellings,
duplex, + mobile homes)
Residential multi -family
Transient lodging imotels and hotels)
Schools, libraries, churches, hospitals, nursing homes
Auditoriums, concert halls, amphitheaters
Sports arena, outdoor spectator Sports
Playgrounds, neighborhood parks
Gold courses, riding stables, water recreation, cemeteries Office buildings, business, commercial, professional
Industrial, manufacturing, utilities, agriculture
Normally
Acceptable
Conditionally
Acceptable
Specified land use satisfactory based upon the
assumption that any buildings are
conventionally constructed with no special
noise installation requirements.
New construction or development
undertaken only after detailed analysis of the
noise reduction requirements is made and
necessocry noise insultation featured) are
included in design. Conventional
construction, but with closed windows and
fresh air supply system or air conditioning
with normally suffice. Outdoor environment
will seem noisy.
COMMUNITY NOISE EXPOSURE LEVEL f LDN OR CNEL, DBA)
Normally
Unacceptable
Clearly
Unacceptable
New construction or development generally
discouraged, but if it does proceed, a
detailed analysis of noise reduction
requirements musi be made with needed
noise insulation Features included in design
and outdoor areas must be shielded_
New construction or development generally
not undertaken. Construction cost to make
indoor environment acceptable would be
prohibitive and outdoor environment would
not be usable.
Source: Exhibit 20, Noise Level and Land Use Compatibility, Rancho Mirage General Plan, 2017.
The City's Municipal Code establishes the exterior noise limits as it relates to stationary noise sources in Chapter 8.45 — Noise.
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8.45.030 — Exterior noise level limits: No person shall operate or cause to be operated any source of sound or allow the creation of sound or noise on property owned, leased, occupied or otherwise controlled by such person which causes the noise level, as measured on any other property, to exceed:
The noise level for the applicable zone specified in the table below for a cumulative period of more than thirty minutes in any hour of the applicable time period.
Table XIII-2 Noise Level Limits
Land Use/Zone
Noise Level (dBA)
Daytime
(7 am to 6 pm)
Evening
(6 pm to 10 pm)
Nighttime
(10 pm to 7 am)
Residential, Low Density
55 50
45 Residential, Medium and High Density,
Hospital, Open Space
60 55
50 Commercial Office, Resort
Commercial, Mixed Use, Institutional
65 60
55 Commercial Neighborhood, General
Commercial, Commercial Recreation,
Light Industrial
70 65
60 For cumulative periods of time less than thirty minutes in an hour, all the noise standards in the table above are increased according to table below.
Table XIII-3 Noise Level Limit Adjustment
Duration of Sound
dBA Adjustment
15-30 minutes per hour
+3
10-15 minutes per hour
+5
5-10 minutes per hour
+10
1-5 minutes per hour
+15
Any period of time less than 1 minute per hour
+20
Special provisions and exemptions include school activities, City special events, public playgrounds, and emergency vehicles/work that generate noise. Construction work is also exempt from provisions in the noise code and shall occur within allowable hours of 7 am to 7 pm, and is prohibited to occur on Sundays and holidays.
Consistent with the City's Noise Guidelines, the project must demonstrate compliance to the applicable noise criterion as outlined within the City's Noise Element and Municipal Code.
Vibration
Ground -borne vibrations consist of rapidly fluctuating motions within the ground that have an average motion of zero. The effects of ground -borne vibrations typically only cause a nuisance to people, but at extreme vibrations levels, damage to buildings may occur. Although ground -borne vibration can be felt outdoors, it is typically only an annoyance to people indoors where the associated effects of the shaking of a building can be notable. Ground -borne noise is an effect of ground -borne vibration and only exists indoors, since it is produced from noise radiated from the City of Rancho Mirage 103
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motion of the walls and floors of a room and may also consist of the rattling of windows or dishes on shelves.
Several different methods are used to quantify vibration amplitude.
PPV — Known as the peak particle velocity (PPV) which is the maximum instantaneous peak in vibration velocity, typically given in inches per second.
RMS — Known as root mean squared (RMS) can be used to denote vibration amplitude.
VdB — A commonly used abbreviation to describe the vibration level (VdB) for a vibration source.
Vibration Perception
Typically, developed areas are continuously affected by vibration velocities of 50 VdB or lower.
These continuous vibrations are not noticeable to humans whose threshold of perception is around 65 VdB. Outdoor sources that may produce perceptible vibrations are usually caused by construction equipment, steel -wheeled trains, and traffic on rough roads, while smooth roads rarely produce perceptible ground -borne noise or vibration. To counter the effects of ground -borne vibration, the Federal Transit Administration (FTA) has published guidance relative to vibration impacts. According to the FTA, fragile buildings can be exposed to ground -borne vibration levels of 0.3 inches per second without experiencing structural damage.
As vibration waves propagate from a source, the vibration energy decreases in a logarithmic nature and the vibration levels typically decrease by 6 VdB per doubling of the distance from the vibration source.
The discussion below analyzes the project's impact relative to noise and vibration.
13.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: The project site is located east of Peterson Road and approximately 460 feet north of Highway 111. The existing noise environment is defined by the commercial businesses to the west and the residential properties and neighborhoods to the north and south. Noise generated in commercial and residential areas is generally quiet, and consists of people talking, automobile door closing, automobile traffic, and periodic maintenance activities such as landscaping (lawn mowers, etc.) and trash collection. Automobile traffic along Peterson Road also contributes to the existing noise environment in the area.
The project is proposing the development of up to 120 residential units with associated infrastructure (i.e., paved drive aisle, recreational areas, etc.). The onsite project -related noise sources are expected to include outdoor seating activity, vehicular activity, trash collection activity, outdoor air conditioning units, and pool activity. The project site is currently vacant and does not contribute to the existing noise environment.
The City of Rancho Mirage has the authority to establish land use noise standards and corresponding restrictions under the City's Noise Ordinance. A range of noise standards apply to different receiving land uses based on sensitivity and compatibility. According to Exhibit 20, Noise Level and Land Use Compatibility, in the Rancho Mirage General Plan Noise Element, multifamily residential land uses have a normally acceptable noise level between 50 to 65 dBA CNEL, and a conditionally acceptable noise level between 60 to
70. The project falls under the multifamily residential land use category defined by the exhibit.
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Construction Noise
Construction of the project site is expected to generate short-term noise increases compared to the existing levels. A temporary incremental increase in noise levels along local roadways is expected to occur during the transport of workers and equipment to and from the site. Noise increases will also be generated by the actual on -site construction activities. Equipment used during the construction phases would generate both steady state and episodic noise that would be heard both on and off the project site. The residential homes in the surrounding area may be affected by construction noise generated by the project.
Noise levels generated during various phases are presented in Table XIII-4, Typical Maximum Noise Levels for Construction Phases. Equipment estimates used for the analysis for grading and building construction noise levels were provided by the U.S.
Department of Transportation and are representative of worst -case conditions, since it is unlikely that all the equipment contained on -site would operate simultaneously.
Table XIII-4 Typical Maximum Noise Levels for Construction Phases Appropriate Leq dBA without Noise Attenuation
Construction Phase
25 Feet
50 Feet
100 Feet
200 Feet
Clearing
90 84
78 72
Excavation
94 88
82 78
Foundation/Conditioning
94 88
82 78
Laying Subbase/Paving
85 79
73 67
Source: U.S. Department of Transportation, Construction Noise Handbook, Chapter 9.0, August 2006.
Residential properties, located immediately north and south of the project, will be impacted by construction noise due to their close proximity. Per the table above, at 25 feet, typical maximum noise observed is 94 Leq dBA during excavation and foundation/conditioning, without factoring attenuation (i.e., block walls, landscaping, etc.). The existing residential property is surrounded by concrete block walls, which would reduce construction noise levels observed.
During construction, the project shall follow common industry standards that will help limit noise level increases. For example, all construction equipment, fixed or mobile, should be equipped with properly operating and maintained mufflers and the engines should be equipped with shrouds. Approved haul routes shall be used to minimize exposure of sensitive receptors to potential adverse levels from hauling operations. All construction equipment shall be in proper working order and maintained to reduce backfires. Grading activities would involve the use of standard earth moving equipment, which would be stored on the site during construction to minimize disruption of the surrounding land uses.
Above -grade construction activities would involve the use of standard construction equipment, such as hoist, mixer trucks, concrete pumps, laser screeds and other related equipment.
Construction traffic and equipment is also anticipated to generate noise along access routes to the proposed development. The larger pieces of heavy equipment would be moved onto the development only one time for each construction activity (i.e., site prep, grading, etc.). Daily transportation of construction workers and the hauling of materials City of Rancho Mirage 105
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both on and off the project site are expected to cause increases in noise levels along surrounding roadways.
As a standard requirement, the project is expected to abide by the Municipal Code regulations on construction hours, which limit activities to the less sensitive times of the day. The RMMC Section 15.04.030 [A][11] indicates that construction shall be limited to the hours of 7:00 a.m. and 7:00 p.m. with no activity on Sundays and holidays. Impacts are less than significant.
Operational Noise
As previously stated, the existing noise environment is defined by commercial businesses, residential properties and neighborhoods, and vehicle traffic in the surrounding area.
Noise generated in residential areas is generally quiet, and consist of people talking, automobile door closing, automobile traffic, and periodic maintenance activities such as landscaping (lawn mowers, etc.) and trash collection. Automobile traffic along Peterson Road also contributes to the existing noise environment in the area. Currently, the vacant project site does not contribute to the existing noise environment.
According to the City of Rancho Mirage Municipal Code, the following exterior noise levels are appliable to the associated zone, as illustrated in the table below.
Table XIII-5 Exterior Noise Level Limits
Land Use/Zone
Time of Day
Noise Level
(dBA)
Residential, Low Density
(R -E, H -R, R -L-2, R -L-3)
7:00 am to 6:00 pm
55 6:00 pm to 10:00 pm
50 10:00 pm to 7:00 am
45 Residential, Medium and High
Density, Hospital, Open Space
(OS, R -M, R -H, MHP)
7:00 am to 6:00 pm
60 6:00 pm to 10:00 pm
55 10:00 pm to 7:00 am
50 Noise sources associated with the proposed multifamily residential development are expected to include opening and closing of vehicle doors in driveways, people talking, car alarms, trash pick-ups, and operating HVAC equipment. According to Exhibit 17 of the Rancho Mirage General Plan, daytime suburban background has a noise level of 50 dBA, while a normal conversation at five feet has a noise level of 55 dBA. These noise levels will be typical of the proposed residential neighborhood. A power mower at 3 feet has a typical noise level of 105 dBA. However, these activities typically occur for short periods of time and during the daytime hours. To minimize noise conflicts between properties, the existing and proposed solid barriers (such as walls) are expected to reduce noise levels.
Additionally, the existing residential homes to the north are separated by approximately 118 feet (from existing building frontage to proposed building frontage), while the existing residential homes to the south are separated from the project by more than 80 feet (from existing building frontage to proposed building frontage). The project is not anticipated to exceed noise levels typical of residential neighborhoods during operation.
Overall, the project will result in less than significant impacts regarding short-term construction and long-term operational noise.
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LESS THAN SIGNIFICANT IMPACT: Groundborne vibration also referred to as earthborne vibration, can be described as perceptible rumbling, movement, shaking or rattling of structures and items within a structure. Groundborne vibration can generate a heightened disturbance in residential areas. These vibrations can disturb residential structures and household items while creating difficulty for residential activities such as reading or other tasks. Although groundborne vibration is sometimes perceptible in an outdoor environment, it does not result in the degree of disturbance that is experienced inside a building. Groundborne vibration can be measured in terms of amplitude and frequency or vibration decibels (VdB). Trains, buses, large trucks and construction activities that include pile driving, blasting, earth moving, and heavy vehicle operation commonly cause these vibrations. Other factors that influence the disturbance of groundborne vibration include distance to source, foundation materials, soil and surface types. The table below indicates groundborne vibration and noise from typical construction equipment, from CalTrans.
Table XIII-6 Groundborne Vibration and Noise from
Typical Construction Equipment
Equipment
Peak Particle Velocity (in(sec) (44
Velocity Decibels (VdB)03)
25 feet
50 feet
100 feet
2.5 feet
50 feet
100 feet
Small bulldozer
0.003
0.001
0.001
58 49
40 Jackhammer
0.035
0.016
0.008
79 70
61 Rock Breaker
0.059
0.028
0.013
83 74
65 Loaded truck
0.076
0.035
0.017
86 77
68 Auger Drill Rig
0.089
0.042
0.019
87 78
69 Large bulldozer
0.089
0.042
0.019
87 78
69 Vibratory Roller
0.210
0.098
0.046
94 85
76 Impact Pile Driver
(upper range)
1.518
0.708
0.330
112
103
94 Impact Pile Driver
(typical)
0.644
0,300
0.140
104
95 86
Sonic Pile Driver
(upper range)
0.734
0.42 0.160
105
96 87
Sonic Pile Driver
(typical)
0.170
0.079
0.037
93 84
75 Sources: Caltrans 20136 and FTA 2018
(A) Estimated PPV calculated as: PPV(D)=PPV(ref)'(251D)"1.1 where PPV(D)= Estimated PPV at distance; PPVref= Reference PPV at 25 ft: D= Distance from equipment to receiver and n= ground attenuation rate (1.1 for dense compacted hard soils).
(B) Estimated Le calculated as: Lv(D)=Lv(25 feet}30Log(D125) where Lv(D)= estimated velocity level in decibels at distance, Lv(25 feet}= RMS velocity amplitude at 25 k; and D= distance from equipment to receiver.
Note: No pile drivers, bulldozers, rock breakers, or auger drill rigs would be utilized during construction of the project.
As shown in Table XIII-2, specific vibration levels associated with typical construction equipment are highly dependent on the type of equipment used. Vibration levels dissipate rapidly with distance, such that even maximum impact pile driving activities would result in vibration levels below Caltrans' recommended 0.5 PPV threshold for transient vibration - induced damage in historic, older buildings at a distance of 100 feet. All other activities would be below Caltrans' threshold for transient vibration -induced damage in historic, older buildings at a distance of 25 feet. Historic, older buildings are not located adjacent or in the vicinity of the project property. Standard construction equipment (e.g., bulldozers, trucks, jackhammers) generally does not cause vibration that could cause structural or cosmetic damage but may be felt by nearby receptors. However, the use of bulldozers, City of Rancho Mirage 107
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rock breakers, auger drill rigs, or pile drivers will not occur onsite. Vibratory rollers are typically utilized at construction sites to compact and densify soil, asphalt or other materials. It is likely that a vibratory roller will be used during construction to compact the soils and asphalt materials used for the project's proposed internal street. Additionally, the use of the vibratory roller will not occur in the same location for prolonged periods of time.
Therefore, the impact of a vibratory roller to the existing residential community will be less than significant.
The project is largely surrounded by a combination of developed commercial and residential land uses. Developed residential homes are located approximately immediately north and south of the project, while commercial businesses are located to the west (separated by Peterson Road). The existing source of groundborne vibration is attributed to the circulation of vehicles along Peterson Road, to the west. As previously stated, the closest sensitive land uses are located to the north and south of the project site. Therefore, the residential properties may be impacted by project -related construction activities that generate vibration. However, construction activities would only be for a temporary amount of time and would only occur during permitted construction hours (Section 15.04.030 [A][111 of RMMC).
Construction of the project will involve the temporary operation of vehicles and equipment that could result in localized, short-term vibration increases during the permitted hours of construction established by the City. All construction equipment staging will be located within the temporary construction limits, while vehicular and equipment access to the construction site would be restricted to only the approved entry point that minimizes disturbance to local traffic. Short-term increases in vibration and sound during construction are not expected to result in significant impact.
After construction, the nature of the proposed residential property would not typically involve activities expected to generate excessive vibration or groundborne noise. All activities within the project will be required to adhere to the City's Noise Ordinance. Less than significant impacts are anticipated.
c) NO IMPACT: The project is not located within an airport land use plan or private airstrip.
The project is located approximately 4.90 miles from the closest airport, the Palm Springs International Airport. The project is also located outside of the 70, 65 and 60 CNEL noise contours associated with this facility. Furthermore, the Palm Springs Airport Land Use Plan does not identify the project as being located within its planning area. No impacts are expected.
13.3 Mitigation Measures: None Required
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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?
❑
1 I
❑
��
Sources: Department of Finance E-5 City/County Population and Housing Estimates, 2023. Rancho Mirage General Plan Housing Element 2021-2029.
14.1 Setting
According to the Department of Finance (DOF), the City of Rancho Mirage had a population of 17,012 people in 2023. The City of Rancho Mirage's population accounts for approximately 0.70 percent of the County of Riverside's total population. The median age in the City was 45.6 in 2010 (US Census data). The most recent Census data (2021) shows the median age in the City to be 65, compared to the median age in Riverside County (35) and the Nation (38). Additionally, the number of jobs in 2017 in Rancho Mirage was 16,901 an approximately 76 percent increase in jobs since 2010 (SCAG).
The City of Rancho Mirage updated their Housing Element of the General Plan in August 2022 for the 2021 to 2029 planning period. Per the Housing Element, the character of the City's housing has not significantly changed over time. The Department of Finance estimates that as of January 2020, there are 14,788 housing units in the City, a 3.4 percent increase from 14,307 units in 2012.
The predominant type of dwelling unit in the City of Rancho Mirage continues to be single-family detached, which increased by 485 units. All other housing types remain largely consistent, where mobile homes increased by 2 units, and multifamily complexes with 5 or more units decreased by 6 units.
Table XIV-1 Housing Stock Trends — 2012 and 2020
Unit Type
2012
2020
Number of
Units
% of Total
Units
Number of
Units
% of Total
Units
Single Family Detached
7,659
53.5 8,144
55.1 Single Family Attached
4,187
29.3 4,187
28.3 Multi -Family, 2-4 Units
725
5.1 725
4.9 Multi -Family, 5 or More Units
841
5.9 835
5.6 Mobile Homes
895
6.3 897
6.1 Total
14,307
100
14,788
100
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The 2014-2018 American Community Survey showed an overall vacancy rate of 39.5 percent.
Correcting for seasonal or recreational units, which are considered vacant by the Census but are not available or used for permanent occupancy, the vacancy rate decreases to 8 percent. Of the 9,406 (60.5 percent) occupied housing units in the City, about 80.7 percent are owner -occupied, and 19.3 percent are renter occupied. The homeowner vacancy rate is 3.9 percent, while the rental vacancy rate is 12.6 percent, which can indicate excess supply or decreased property values in the rental market.
According to the Housing Element, the Regional Housing Needs Assessment (RHNA) generated by the Southern California Association of Governments (SCAG) is presented in the table below for the 2022 to 2029 planning period.
Table XIV-2 Regional Housing Needs Allocation, 2022 to 2029 Income Category
Number of Units
Extremely low income
215
Very low income
215
Low income
318
Moderate income
328
Above moderate income
670
Total
1,746
14.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: The approximately 12 -acre project is located west of Peterson Road in the City of Rancho Mirage. The project site and the surrounding areas are characterized as developed land, with residential communities located north and south of the project, commercial businesses to the west, and the Whitewater River Channel to the east. The land use and zoning designation for the 12 -acre project site is currently High Density Residential (R -H). R -H designations identifies areas appropriate for the greatest diversity of residential development, including attached single -and multi- family uses. The allowable density range is from five to nine units per gross acre.
The development of the residential project site (120 units) could result in approximately 220 residents in the project area, based on the City's 1.83 persons per household, as provided by the Department of Finance's (DOF) 2023 population and housing elements.
The City of Rancho Mirage accounts for this growth in their General Plan Housing Element and General Plan Environmental Impact Report (EIR), which analyzes City buildout conditions. Per the City's General Plan EIR, buildout of the City and Sphere of Influence (SOI) area, would result in a population of 44,268 people by the year 2025. Meanwhile, the Southern California Association of Governments (SCAG) predicts that the City of Rancho Mirage will have a population of 25,200 people by the year 2045. However, it shall be noted that the SCAG population forecast does not include the City's Sphere of Influence area, thus, resulting in a reduced number. Currently, the City of Rancho Mirage has 16,804 residents (DOF), which is 27,464 less people than the General Plan EIR predicted for the buildout of the City and SOI, and 8,396 less people than the SCAG population growth forecast for the City by 2045. The development of the proposed project may increase the population by approximately 1.3 percent to 17,026 people. However, this is a conservative figure because it assumes that none of the future residents would City of Rancho Mirage 110
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come from the City of Rancho Mirage. It is possible that some new residents of the project will be existing residents of the City. Based on the General Plan EIR, the maximum addition of approximately 222 residents as a result of the proposed project would not result in unplanned population growth within the City. Population growth within the City of Rancho Mirage is accounted for in the General Plan EIR, and less than significant impacts are anticipated.
The project would result in the planned growth of infrastructure in the area. Currently, the project site is located on previously developed land. The site operated as a mobile home park until at least 2011, when a majority of the mobile homes were demolished. In 2018 all buildings onsite were demolished. The site was served by water, sewer, electric and natural gas infrastructure. Areas surrounding the project site are developed. Residential homes are located north and south of the project, commercial businesses are located west of the project, and the Whitewater River Channel is located east of the project.
Development of the proposed project would result in the property's connection to existing infrastructure to serve the project site. See Utilities for further discussion. Therefore, the project would not result in unplanned indirect growth. Less than significant impacts. b) NO IMPACT: The project site previously operated as a mobile home park; however, it is currently vacant and all structures have been demolished and the site does not provide existing housing. Therefore, the project would not require the construction of replacement housing elsewhere. The proposed project will not displace substantial numbers of exiting people or housing. No impacts are anticipated.
14.3 Mitigation Measures: None required.
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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?
a
ii) Police protection?
A
iii) Schools?
A
iv) Parks?
v) Other public facilities?
Sources: Department of Finance E-5 City/County Population and Housing Estimates, 2022; City of Rancho Mirage Fire and Police Department Website, City of Rancho Mirage 2017 General Plan Update, 2017 Rancho Mirage General Plan EIR Addendum, PSUSD Fee Justification Study, 2022; Police Officer Kyle Albenesius, 2022.
15.1 Setting
Fire Protection Services
The Riverside County Fire Department (RCFD), under contract with the City of Rancho Mirage, provides a full range of 24 -hour fire protection and emergency medical services to the City. The City's Fire Department serves approximately 25 square miles with an estimated population of 16,992. RCFD maintains two fire stations within the City of Rancho Mirage, Fire Station 50, and Fire Station 69.
Police Protection Services
Law enforcement services are provided to the City of Rancho Mirage through a contractual agreement with Riverside County Sheriff's Department. The Sheriff's department provides 24 - hour municipal police services associated with a City police department. The Rancho Mirage police department has a small police substation at the Rancho Mirage Public Library; deputies assigned to work in Rancho Mirage primarily operate out of the Palm Desert station located at 73- 705 Gerald Ford Drive. This station is approximately 6 miles from the project site. The police City of Rancho Mirage 112
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substation at the Rancho Mirage public library is 1.5 miles away. The City's police department patrols 7 days a week, 365 days a year and 24 -hours a day. The police department serves nearly 17,000 residents, patrolling 25 square miles of City streets.
Schools
The project site is within the boundary of the Palm Springs Unified School District (PSUSD). The School District provides education to students in grades transitional kindergarten through 12 residing within portion of the cities of Cathedral City, Desert Hot Springs, Palm Desert, Palm Springs, Rancho Mirage, and a portion of the unincorporated County of Riverside.
Parks
The City of Rancho Mirage provides both public and private parks, open space, and multi -city recreational facilities with various amenities. See Section 16, Recreation, below for further background.
Other Facilities
Other facilities within the City of Rancho Mirage include City Hall, hospitals, and the public library and observatory. These facilities provide services and amenities for the residents of the City.
15.2 Discussion of Impacts:
a) FIRE
LESS THAN SIGNIFICANT IMPACT: Currently there are two fire stations within the City of Rancho Mirage. Fire Station 50 is located at 70-801 Highway 111 and is approximately 1 driving mile from the proposed project site. This station covers the southern portion of the City. According to the City's General Plan, Fire Station 50 is equipped with a Medic Engine and Paramedic Ambulance. Five firefighters are staffed at this station daily and three of the five firefighters are paramedics.
Fire Station 69 is located at 71-751 Gerald Ford Drive and is approximately 4.3 driving miles northeast from the project site. This station covers the northern portion of Rancho Mirage and is also staffed with five firefighters daily, with three of the five fire fighters being paramedics (General Plan 2017). The Riverside County Fire Department operates under a Regional Fire Protection Program, which allows all of its fire stations to provide support as needed regardless of jurisdictional boundaries.
The project proposes the construction of up to 120 multi -family residential units with a pool, recreational open space, gardens, a tot lot, and dog run and park. The development of the project would result in an increase in demand for fire services. According to the 2024 Department of Finance Population and Housing Estimates, the City of Rancho Mirage has an average of 1.83 persons per household (PPH). Based off this number, the project would be expected to house 220 persons. Service calls made by the residents could place an additional demand on fire personnel, fire apparatus and equipment.
However, the project site is located in a developed urban area of the City, and approximately 1 driving mile from Fire Station No. 50. Therefore, the project would not necessitate the construction or alternation of a fire station in order to continue to serve the site at its current level, nor would it impact the current response times. Additionally, the project would comply with the 2017 General Plan Public Service and Facilities Policy PS&F 6.1 in that all new developments are reviewed for their impacts on safety and the provision of police and fire protection services. The project would be required to implement City of Rancho Mirage 113
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all applicable fire safety requirements, including the installation of fire extinguishers, fire hydrants, and sprinkler systems.
Additionally, the City enacts a development fee on all new development within the City to finance public facilities which goes towards the funding of fire services. The project would be required to comply with Development Impact Fees in place at the time of construction.
The project will be required to annex into the City's Community Facilities District No.1, which is a special tax used to pay for public services. Payment of these fees helps offset impacts by providing sufficient revenue for necessary improvements to ensure acceptable fire facilities, response times, equipment and personnel are maintained. Less than significant impacts to fire services are anticipated with project implementation.
POLICE
LESS THAN SIGNIFICANT IMPACT: The basic law enforcement protection is provided to the City of Rancho Mirage by contractual agreement with the Riverside County Sheriff's Department. The Riverside County Sheriff's Department provides over sixteen (16) uniformed deputy sheriffs for patrol and traffic enforcement.
The department has a staff of 29 full-time officers (24 sworn and 5 non -sworn). The officers have a daily staffing of 7 officers that work in two, 12 -hour shifts. Four deputy patrol officers work the day shift, and 3 deputy patrol officers work that night shift. The City currently provides 1.7 officers per 1,000 residents, which is well above the commonly used and accepted ratio of one officer per 1,000 residents. Police response times vary and are dependent on the location of patrol cars. The average response time for priority 1 calls in the City of Rancho Mirage was 5 to 6 minutes.
The project site is approximately 12 acres of land located within the City of Rancho Mirage.
The project proposes to develop up to 120 multi -family residential units with a pool, recreational open space, gardens, a tot lot, and dog run and park.
The development of the project is expected to have an incremental increase to the number of calls for police services. The project site is in an existing urban area and is currently serviced by the Sheriff's Department. Therefore, the proposed project would not substantially increase the need for new or expanded police facilities and response times are not expected to be impacted. Additionally, all new construction in the City will be required to pay Development Impact Fees to assist in offsetting impacts to police services.
These development fees on new development allow the City to continue to finance public facilities which goes towards the funding of various public services to include police. The project will be required to annex into the City's Community Facilities District No.1, which is a special tax used to pay for public services. Payment of these fees helps offset impacts by providing sufficient revenue for necessary improvements to ensure acceptable response times, equipment and personnel are maintained. Development of the proposed project will result in less than significant impacts to police services. Impacts to police services are less than significant.
SCHOOLS
LESS THAN SIGNIFICANT IMPACT: As previously stated, the project site is within the boundary of the Palm Springs Unified School District (PSUSD). Development of the project would not create a substantial demand on school services. The development of the proposed project could generate school age children requiring public education. The City of Rancho Mirage 114
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project has the potential to generate 23 new students based on the District's Student Generation Rate (See Table XVI-1).
Table XVI-1 PSUSD District Wide Student Generation Rate School Type
Multi -Family
Dwelling Units*
Generation Rate**
Students
Generated***
Elementary School
120
0.0893
11 Middle School
120
0.0394
5 High School
120
0.0566
7 Total New Students
23 *up to 120 multi -family dwelling units proposed for the project. **Source: Table 4 Student Generation Factors for Multi -Family Attached Homes, PSUSD Fee Justification Study for New Residential and Commercial/Industrial Development, March 2024 ***Numbers were rounded.
Per the PSUSD 2022 Fee Justification Report, the District has an excess capacity at the elementary school level by 3,019. Middle schools in the district are over capacity by 153 students and high schools have an excess capacity of 2,076 students. An additional 23 students would not necessitate the construction of new school facilities. Education funding comes from a combination of federal, state, and local sources. Assembly Bill 2926 and Senate Bill 50 (SB 50) allow school districts to collect "development fees" for all new construction for residential/commercial and industrial use. At the time of writing, development fees are $5.171 sq.ft. for residential and $0.84/ sq.ft for commercial. Monies collected are used for construction and reconstruction of school facilities. Moreover, school age children may also attend several private schools located in the Coachella Valley. The project will comply with PSUSD development fees and less than significant impacts on local schools are expected.
PARKS
NO IMPACT: The City of Rancho Mirage provides both public and private parks, open space, and multi -city recreational facilities with various amenities. As discussed below in the Recreation Section of this document, the proposed project would not create additional demand for public park facilities, nor result in the need to modify existing or construct new park facilities. Therefore, no impacts are expected.
OTHER FACILITIES
NO IMPACT: No increase in demand for government services or other public facilities is expected beyond those discussed in this section.
15.3 Mitigation Measures: None required.
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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
a
deterioration of the facility would occur
or be accelerated?
b) Does the project include
recreational facilities or require the
construction or expansion of
recreational facilities, which might
a
have an adverse physical effect on the
environment?
Source: 2017 Rancho Mirage General Plan
16.1 Setting
The City oversees parks that are a mix of mini and local parks. The 2017 Rancho Mirage General Plan EIR indicates that the existing and planned parks are sufficient to meet the forecast demand in the City's 2017 General Plan. Mini parks are generally less than one acre in size and are intended to complement adjacent uses, while local parks are intended to provide for the active and passive recreation needs of nearby residents in the vicinity of the park. The City of Rancho Mirage also provides a variety of hiking trails and equestrian trails within the City. The closest park to the project site is Wolfson Park, approximately 2 driving miles north of the project. The Butler -Abrams Trail runs along the eastern side of the project.
16.2 Discussion of Impacts:
a -b) LESS THAN SIGNIFICANT IMPACT: The project site is 12 acres and consists of up to 120 multi -family residential units with a pool, recreational open space, gardens, a tot lot, and dog run and park. According to the Department of Finance, Population and Housing Estimates, the City of Rancho Mirage has an estimated 1.83 PPH. Based on the PPH, the proposed project can be expected to house 220 people. Some residents of the project may attend events and participate in activities at local parks in the City; however, such visits are expected to be minimal. The project will comply with the City's parkland in - lieu fee (Quimby) and other development impact fees. The future residents generated by project implementation may lead to an incremental increase in physical deterioration of City public recreational facilities. The operation of the proposed project will not substantially increase the use of existing parks as to accelerate their physical deterioration since the project consists of up to 120 residential units and will include onsite recreational amenities that include a pool, open and recreational space, gardens, a tot lot, and a dog run and park. Additionally, the project will be required to comply with the City's Development Impact Fees. Impacts will be less than significant.
16.3 Mitigation Measures: None required.
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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?
❑
❑
>K
n
b) Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
❑
n
c) Substantially increase hazards due to
a geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
❑
n
I 1
d) Result in inadequate emergency
access?
❑
❑
��
Source: Rancho Mirage General Plan, 2017.City of Rancho Mirage Active Transportation Guidelines and Best Practices, July 15, 2019, City of Rancho Mirage Vehicle Miles Traveled Transportation Analysis Policy, February 18, 2021; Transportation Analysis and Guidelines for Level of Service Vehicle Miles Traveled, December 2020. Crossings at Peterson Rd. Vehicle Miles Traveled Evaluation, March 20, 2024 (Appendix G).
17.1 Setting
According to the City of Rancho Mirage General Plan, the City's character is described as a premier residential resort community. The Circulation Element of the City General Plan aims to preserve the City's character while providing the safest and most efficient roadway system possible, by documenting the road system's status, identifying problems, and proposing solutions.
17.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: The project property occupies approximately 12 acres east of Peterson Road and north of Juniper Lane in Rancho Mirage. The project site is surrounded by developed residential communities to the north and south, the Whitewater River Channel to the east, and Peterson Road and commercial uses to the west. Building pads and foundation and paved roads from the previous mobile home community remain onsite. The site is surrounded by fencing.
Proposed Project
The project proposes the construction of a residential community, consisting of up to 120 affordable residential units, a recreational building, open space areas, fitness trails, pool, and 178 parking spaces. Access to the project will occur at two locations along Peterson City of Rancho Mirage 117
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Road. The residential units will consist of 88 one -bedroom units, and 28 two -bedroom units.
Level of Service Standard (LOS)
With the implementation of SB 743, intersection Level of Service (LOS) is not calculated to determine transportation impacts, however it provides information regarding intersection capacity and General Plan consistency for the City. The transportation assessment of LOS was conducted for consistency with the City of Rancho Mirage General Plan and to evaluate the proposed project's effect on the surrounding transportation network.
Average Daily Trips (ADT) refers to the total number of vehicles that travel a defined segment of roadway over a twenty -four-hour period. The standard most often used to evaluate the operating conditions of the transportation system is called level of service (LOS). LOS is a qualitative assessment of the quantitative effect of factors such as: speed and travel time, traffic volume, geometric features, traffic interruptions, delays, and freedom to maneuver, driver comfort and convenience, and vehicle operating costs. LOS allows operating conditions to be categorized as LOS "A" through LOS "F", where LOS "A" represents the most favorable free flow condition and LOS "F" the least favorable forced flow driving condition. The LOS categories are based on relative levels of driver acceptability of various delays. A given lane or roadway may provide a wide range of service levels, depending upon traffic volumes and speeds.
Roadway capacity has been defined as the maximum number of vehicles that can pass over a given roadway during a given time under prevailing roadway and traffic conditions.
The capacity of a roadway used for design purposes (generally defined as LOS D) is the level at which the facility is handling the maximum traffic volume that it can accommodate while maintaining an acceptable level of driver satisfaction. The City of Rancho Mirage has defined Level of Service "D" as the minimum adequate intersection service level during peak hours for planning and design purposes.
The volume -to -capacity ratio (V/C) indicates the overall performance of the roadway segment or intersection and corresponds to a rating of A through F identifying its level of capacity utilization and relative level of congestion. For roadway segment travel LOS is a measure of the flow of traffic, while for intersections, the LOS is based on the number of seconds the vehicle is delayed in passing through the intersection. Although accepting a lower level of service (LOS E or even F) at certain intersections and segments during peak season may result in periodic congestion, once familiar with network constraints, travelers will seek alternative paths and traffic will be distributed to those parts of the network with surplus capacity.
Table XVII-1
Level of Service - Roadway Segment
Description Mid -Link and Uninterrupted Flow
Level of Service
Volume/Capacity Ratio
A
0.00 — 0.60
B
0.61 — 0.70
C
0.71 — 0.80
D
0.81 — 0.90
E
0.91 — 1.00
F
Not Meaningful
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Source: Highway Capacity Manual, Transportation Research Board - Special Report 209, National Academy of Science, Washington, D.C. 2000.
Existing Roadway System
Regional access to the site vicinity is provided by the Interstate 10 Highway. Local access is provided by a multitude of roadways including Bob Hope Drive and Highway 111.
Peterson Road is a two (2) lane undivided roadway trending in a north -south direction.
Via Josephina is classified as a Local roadway (60 feet of right-of-way) in this location.
The curb -to -curb measurement is 40 -feet. Local roadways include one lane of travel in each direction. On -street parking is allowed. It is currently fully improved with curb and gutter on either side.
Project Impacts:
The Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) trip generation rates were utilized to determine trip generation for the proposed project. Based on the proposed project description the following ITE land use Code was utilized: 223 - Affordable Housing; These rates were determined to represent the proposed project most closely. The analysis calculates that, upon buildout, the project will generate approximately 577 new daily vehicle trips or average daily trips (ADT), with 43 ADT expected to be generated in the morning peak hour and 55 ADT in the evening peak hour.
Table XVII-2
Project Trip Generation Summa
Trip Generation Rates
Land Use
(ITE Code)
Unit
AM Peak Hour
PM Peak Hour
Daily
Trip Rate
In:Out
Split
Trip
Rate
In:Out
Split
Trip
Rate
Affordable Housing (223)
DU
29%/71%
0.36 59%/41%
0.46 4.81
Trips Generation Results
Land Use
(ITE Code)
Quantity
AM Peak Hour
PM Peak Hour
Daily
In
Out
Total
In
Out
Total
Affordable Housing (223)
120 DU
13 31
43 33
23 55
577
1. Source ITE = Institute of Transportation Engineers, Trip Generation Manual, 11", 2021
2. DU = Dwelling Unit
According to Appendix B of the Riverside County Transportation Analysis Guidelines for Level of Service and Vehicle Miles Traveled, Traffic Analysis Exemptions, certain types of development proposals are generally exempt from Traffic Analysis requirements per Board of Supervisor's action November 5, 1996 (Item no. 3.27). Exemption #10 indicates that an exemption is appropriate for any use which can demonstrate, based on the most recent edition of the Trip Generation Report published by the Institute of Transportation Engineers (ITE) or other approved trip generation data, trip generation of less than 100 trips during the peak hours. As noted above the project is anticipated to generate City of Rancho Mirage
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approximately 577 ADT for the project and 43 ADT during the AM peak hour and 55 ADT during the PM peak hour and is therefore not required to prepare a formal Traffic Study.
Proposed Private Street: is not a General Plan designated roadway. It is a private roadway with a proposed right of way of 57 feet, with 37 feet of pavement curb to curb, two lanes undivided and on -street parking.
Peterson Road is a two (2) lane undivided roadway trending in a north -south direction adjacent to the project. Peterson Road is classified as a Local roadway (60 feet of right- of-way) in this location. The curb -to -curb measurement is 40 -feet. Local roadways include one lane of travel in each direction. On -street parking is allowed. It is currently fully improved with curb and gutter on either side.
General Plan buildout street improvements have been designed to accommodate increasing traffic conditions associated with planned land uses.
LOS Conclusion
The proposed project is not expected to have a significant adverse impact on the area transportation network over those analyzed in the City of Rancho Mirage General Plan EIR.
This analysis also assumes the project shall comply with the following conditions as part of the City of Rancho Mirage standard development review process to ensure adequate geometric design and emergency access:
• A construction work site traffic control plan shall comply with State standards set forth in the California Manual of Uniform Traffic Control Devices and shall be submitted to the City for review and approval prior to the issuance of a grading permit or start of construction. The plan shall identify any roadway, sidewalk, bike route, or bus stop closures and detours as well as haul routes and hours of operation. All construction -related trips shall be restricted to off-peak hours to the extent possible.
• All on -site and off -site roadway design traffic signing and striping, and traffic control improvements relating to the proposed project shall be constructed in accordance with applicable State/Federal engineering standards and to the satisfaction of the City of Rancho Mirage.
• Site -adjacent roadways shall be constructed or repaired at their ultimate half - section width, including landscaping and parkway improvements in conjunction with development, or as otherwise required by the City of Rancho Mirage. • Adequate off-street parking shall be provided to the satisfaction of the City of Rancho Mirage based on supporting parking and density analysis prepared for the project.
• Prior to project entitlement, the grading, landscaping, and street improvement plans shall demonstrate that sight distance requirements are met in accordance with the applicable City of Rancho Mirage/California Department of Transportation sight distance standards.
Alternative Transportation
SunLine Transit Agency (SunLine) provides bus services to the City of Rancho Mirage and other various jurisdictions throughout the Coachella Valley. Route 1 WV provides City of Rancho Mirage 120
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service along Highway 111 within the study area. The nearest bus stop is located on Highway 111 southeast of the Peterson Road intersection. The bus stop is approximately 745 feet walking distance to the southeast.
SunLine buses are wheelchair accessible and include bicycle racks accommodating two or three bicycles. The potential use of local bus services by future Project residents is not expected to conflict with or substantially increase the demand for this transit service.
Project implementation is not anticipated to interfere with the existing service or performance at bus stop facilities. Less than significant impacts are anticipated.
If future demand warrants, expansion of available services may be appropriate. Transit services are monitored by both the City and SunLine. Additional services are periodically considered in response to the anticipated increase in use. Less than significant impacts are anticipated.
Congestion Management Plan
The County Congestion Management Plan (CMP) requires a LOS E or better for regional roadways. As noted previously the generation, distribution, and management of project traffic is not expected to conflict with the CMP; no CMP roadways were identified in the vicinity of the project. The project and background traffic will not exceed City level of service standards or travel demand measures, or other standards established by the City or Riverside County Transportation Commission (RCTC) for designated roads or highways.
The Transportation Uniform Mitigation Fees (TUMF) program identifies network backbone and local roadways that are needed to accommodate growth. The regional program was put into place to ensure that developments pay their fair share and that funding is in place for the construction of facilities needed to maintain an acceptable level of service for the transportation system. The TUMF is a regional mitigation fee program and is imposed and implemented in every jurisdiction in Western Riverside County.
According to the Coachella Valley Association of Governments TUMF Handbook, effective November 1, 2018, Revised January 1st, 2023, Low Income Housing is EXEMPT from paying TUMF obligations.
Therefore, less than significand impacts are anticipated relative to the CMP.
The following Standard Conditions are anticipated to be implemented by the proposed project.
Standard Conditions
1. Clear unobstructed sight distances shall be provided at site access and internal routes. Sight distances shall be reviewed at the time of preparation of final grading, landscape and street improvement plans.
2. The project shall accommodate the largest service and delivery vehicles expected to negotiate the site access and internal circulation system. Landscaping, monuments, and other objects shall be avoided in the off -tracking area at the site access connections.
3. Off-street parking shall be provided to meet the anticipated parking demand as required by the parking standards in Section 17.26 of the Rancho Mirage Municipal Code and the Uniform Federal Accessibility Standards.
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4. Project layout and site access design shall be subject to the review and approval of the City Traffic Engineer prior to project entitlement.
5. Emergency police, fire and paramedic vehicle access shall be provided for all new developments to the satisfaction of the City of Rancho Mirage.
6. A traffic signing and striping plan shall be developed in conjunction with detailed construction plans for the project site and submitted to the City of Rancho Mirage for review and approval.
7. The applicant shall coordinate with the SunLine Transit Agency regarding the need for public transit facilities.
8. The project proponent shall contribute development impact fees, as required by the City of Rancho Mirage.
9. A Construction Traffic Control Plan shall be prepared for use during construction activities. Construction includes onsite and offsite improvements.
10. A Knox -Box Rapid Entry System or similar device shall be installed at the gated entry to facilitate emergency access by fire fighters and other emergency first responders.
Following implementation of Standard Conditions, Project Design Features the project is expected to result in less than significant impacts relative to conflicting with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.
b) LESS THAN SIGNIFICANT IMPACT:
Vehicle Miles Travelled (VMT)
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which require all lead agencies to adopt VMT as a replacement for automobile delay -based level of service (LOS) as the new measure for identifying transportation impacts for land use projects. This statewide mandate went into effect July 1, 2020.
City of Rancho Mirage Resolution 2021-06 aligns the City's VMT analysis policy (City Guidelines) with SB 743 and the City's goals as set forth in the General Plan Update (2017). The purpose of the policy is to comply with State laws while maintaining the resort residential character of the community. The City's VMT policy establishes VMT as the metric to measure transportation impacts in conformance with. This VMT analysis/screening has been developed based on the adopted City Guidelines.
A VMT Evaluation was prepared for the project. Exhibit A of Resolution 2021-06 sets forth screening criteria under which Projects are not required to submit detailed VMT analysis. This guidance for determination of non -significant VMT impact is primarily intended to avoid unnecessary analysis and findings that would be inconsistent with the intent of SB 743. VMT screening criteria for development projects include the following:
• Small Local Serving Projects (Project Type Screening) with low trip generation per existing CEQA exemptions or resulting in a 3,000 metric tons of Carbon Dioxide Equivalent per year screening level threshold. Specific examples include Single Family Housing projects less than or equal to 110 Dwelling Units, Multi -Family (low-rise) Housing projects less than or equal to 147 Dwelling Units or Multi -Family (mid -rise) City of Rancho Mirage 122
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Housing projects less than or equal to 194 Dwelling Units. The small project screening threshold is met.
As noted previously the proposed project includes 116 units of multi -family (low-rise) housing. This is below the threshold for VMT screening which is 147 units. Additional description of the VMT concept is provided in the Greenhouse Gas and Energy sections of this Initial Study. Following implementation of the project design features, DIF and standard conditions, the project is expected to result in less than significant impacts. c) LESS THAN SIGNIFICANT IMPACT: The project will be developed in accordance with City of Rancho Mirage design guidelines and will not create a substantial increase in hazards due to a design feature. The project's access point will be located with adequate sight distances, and project -generated traffic will be consistent with existing traffic in the area. The internal circulation system would be designated in accordance with the City of Rancho Mirage guidelines and would provide adequate fire department access and widths as required. Sharp curves are avoided by design guidelines.
A Traffic Control Plan may be required as a condition of approval to be implemented throughout all construction activities. This plan will work to reduce potential impacts that may arise due to conflicts with construction traffic. Impacts will be less than significant.
The project's access points will be located with adequate sight distances, and project - generated traffic will be consistent with existing traffic in the area.
The project is not anticipated to increase hazards due to geometric design features or incompatible uses. Following implementation of the Standard Conditions within this CEQA document as well as the review and approval process at the City of Rancho Mirage, impacts are less than significant without mitigation.
d) LESS THAN SIGNIFICANT IMPACT: The proposed Project will provide adequate access to emergency response vehicles, as required by the City of Rancho Mirage and in accordance with the Fire Department review and requirements. Site plan review would include in-depth analysis of emergency access to the site to ensure proper access to facilities. As mentioned previously, the proposed site plan provides one primary proposed vehicular access point and one secondary access point. The design details of the vehicular driveways will be reviewed and approved by the Fire Department and the City.
The Project is anticipated to provide proper premises identification with legible site name, address numbers, and clear signage indicating the site access points. Operational fire hydrants and extinguishers are also required in accordance with the Rancho Mirage Municipal Code.
Prior to construction, both the Fire Department and Police Department will review the project site plan to ensure safety measures are addressed, including emergency access.
The project is not anticipated to result in inadequate emergency access. Therefore, impacts are less than significant relative to inadequate emergency access.
17.3 Mitigation Measures: None required.
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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
I 1
Resources Code section5020.1(k), or
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
x
Resource Code § 5024.1, the lead
agency shall consider the significance
of the resource to a California Native
American tribe.
Source: Public Resource Code §21074; Rancho Mirage 2017 General Plan. Phase 1 Cultural Resources Assessment (Appendix C), Material Culture Consulting, Inc. April 2024 (Appendix E)
18.1 Setting
The Coachella Valley is a historical center of Native American settlement, where U.S. surveyors noted large numbers of Indian villages and rancherias occupied by the Cahuilla people in the mid - 19th century. The origin of the name "Cahuilla" is unclear, but it may have originated from their own word kawiya, meaning master or boss (Bean 1978). The Takic-speaking Cahuilla are generally divided by anthropologists into three groups, according to their geographic setting: 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 mostly affiliated with one or more of the Indian reservations in and near the Coachella Valley, including Torres Martinez, Augustine, Cabazon, Agua Caliente, and Morongo. There has been a resurgence of traditional ceremonies, and the language, songs, and stories are now being taught to the younger generations.
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18.2 Discussion of Impacts:
a i) NO IMPACT: As previously discussed in the Cultural Resource section of this document, no previously recorded resources were identified within the project area. MCC submitted a request for a Sacred Lands File Search to the Native American Heritage Commission (NAHC) on in January 2024. On February 26, 2024, the NAHC responded and indicated that the results of the Sacred Lands File Search were negative for known cultural resources within the vicinity of the project area. No resources were found to be listed in the catalog of CHLs. There are no previously recorded resources located within the project boundaries, however, the records search identified one (1) previously recorded cultural resource within a 1 -mile radius of the project site consisting of a historic building. As discussed in the Cultural section, the structure is not eligible for the NRHP, CR, or Local listing, but is recognized as historically significant by local government. No additional information was identified relating to the residence. Available aerial imagery shows no historical -period structures within the project area. Therefore, the project site is not expected to cause a substantial adverse change in the significance of a Tribal cultural resource as defined by Public Resource Code §21074 and no impacts are expected. ii) LESS THAN SIGNIFICANT IMPACT: As previously discussed, the field survey complete by MCC did not uncover any sensitive cultural resources and the Sacred Lands File search by the NAHC was negative for Native American cultural resources.
Assembly Bill 52 (AB 52) requires lead agencies to notify their local tribes about development projects. It also mandates lead agencies consult with Tribes if requested and sets the principles for conducting and concluding the required consultation process.
Pursuant to AB 52 consultation requirements, the City of Rancho Mirage initiated AB52 consultation. The City contacted twenty-one Tribes and representatives provided by the NAHC. During the consultation period, the City received four responses as of July 31, 2024. The letters were from the Agua Caliente Band of Cahuilla Indians (ACBCI), Augustine Band of Cahuilla Indians, Morongo Band of Mission Indians (MBMI), and the Cahuilla Band of Indians.
The Augustine Band of Cahuilla Indian's response letter stated that they are unaware of specific cultural resources in the project area, however, requested to be notified if cultural resources are discovered during development. The MBMI stated that the project is not located within the boundaries of the ancestral territory or traditional use area of the Cahuilla and Serrano people of the Tribe and encouraged consultation with tribes more closely associated with the project area. The Cahuilla Band of Indians asked whether there was a cultural report and mitigation measures associated with the project. The City responded by sending the Tribe the project -specific cultural report and the proposed mitigation measures. The Tribe reviewed the material and deferred to the ACBCI, however, requested that if the ACBCI is unable to provide monitoring, that the Cahuilla Band of Indians would be interested. Finally, the ACBCI, in their letter, requested formal government to government consultation under AB 52, copies of any project -specific cultural resource documentation and records search from the information center associated with the reports, and a cultural resources inventory of the project area by a qualified archaeologist prior to any development activities in the project area. The cultural resources inventory will be required as Mitigation Measure TRC-1.
The City had a meeting with the ACBCI on August 8, 2024. During the meeting the ACBCI requested that the project include additional mitigation measures (discussed City of Rancho Mirage 125
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subsequently). In order to ensure that notification of earth -moving activity on the project site occurs, Mitigation Measure TCR-2 is required. Mitigation Measure TCR-2 states that the ACBCI must be notified a minimum of 30 days prior to any earth -moving activities including grading, grubbing, trenching, or excavations at the site. All earth -moving activities including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and/or approved Agua Caliente Native American Cultural Resource Monitor(s). In addition to Mitigation Measure TCR-2, a qualified archaeologist and approved Agua Caliente Native American Cultural Resource Monitor(s) shall provide preconstruction training for all earthmoving construction personnel prior to the start of any ground -disturbing activities, regarding how to recognize the types of Tribal Cultural Resources and/or archaeological resources that may be encountered and to instruct personnel about actions to be taken in the event of a discovery. Should cultural materials be discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. If artifacts are discovered, these shall be cataloged and analyzed. The archaeologist and monitor shall determine and implement the best course of action for the treatment and disposition of the artifacts.
Preservation in place of the cultural resources is the preferred course of action. If deemed necessary by the qualified archaeologist and approved Agua Caliente Native American Cultural Resource Monitor, the artifacts shall be prepared for permanent curation in a repository with permanent storage. Only non-destructive methods shall be allowed in regards to Tribal Cultural Resources. Archaeological site records shall be prepared to document the cultural remains discovered during monitoring and submitted to the California Historical Resources Information System. This is required as Mitigation Measure TCR-3.
The inclusion of Mitigation Measure TCR-2 and Mitigation Measure TCR-3 satisfies the requests of the ACBCI.
In addition to the inclusion of Mitigation Measure TCR-1 through TCR-3, the project will also include Mitigation Measure TCR-4. Mitigation Measure TCR-4 requires that in the unexpected event human remains are uncovered during construction activities, all construction work taking place within the vicinity of the discovered remains must cease and the necessary steps to ensure the integrity of the immediate area must be taken. The County Coroner must be notified within 24 hours of the discovery of human remains. If the remains discovered are determined by the Coroner to be of Native American descent, the Coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours.
The NAHC would in turn contact the Most Likely Descendant (MLD) would determine further action to be taken. The MLD would have 48 hours to access the site and make a recommendation regarding disposition of the remains.
The implementation of Mitigation Measure TCR-1 through TCR-4 will ensure that the lead agency properly considers the significance of any resources on the project site to local tribes. Therefore, less than significant impacts would occur.
18.3 Mitigation Measures:
TCR-1: Prior to the start of construction, a cultural resources inventory of the project should be conducted by a qualified archaeologist.
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TCR-2: The Agua Caliente Band of Cahuilla Indians must be notified a minimum of 30 days prior to any earth -moving activities including grading, grubbing, trenching, or excavations at the site.
All earth -moving activities including grading, grubbing, trenching, or excavations at the site shall be monitored by a qualified archaeologist and/or approved Agua Caliente Native American Cultural Resource Monitor(s).
TCR-3: A qualified archaeologist and approved Agua Caliente Native American Cultural Resource Monitor(s) shall provide preconstruction training for all earthmoving construction personnel prior to the start of any ground -disturbing activities, regarding how to recognize the types of Tribal Cultural Resources and/or archaeological resources that may be encountered and to instruct personnel about actions to be taken in the event of a discovery. Should cultural materials be discovered, they shall be recorded and evaluated in the field. The monitors shall be prepared to recover artifacts to avoid construction delays but must have the power to temporarily halt or divert construction equipment to allow for controlled archaeological recovery if a substantial cultural deposit is encountered. If artifacts are discovered, these shall be cataloged and analyzed. The archaeologist and monitor shall determine and implement the best course of action for the treatment and disposition of the artifacts. Preservation in place of the cultural resources is the preferred course of action. If deemed necessary by the qualified archaeologist and approved Agua Caliente Native American Cultural Resource Monitor, the artifacts shall be prepared for permanent curation in a repository with permanent storage. Only non-destructive methods shall be allowed in regards to Tribal Cultural Resources. Archaeological site records shall be prepared to document the cultural remains discovered during monitoring and submitted to the California Historical Resources Information System.
TCR-4: In the unexpected event human remains are uncovered during construction activities, all construction work taking place within the vicinity of the discovered remains must cease and the necessary steps to ensure the integrity of the immediate area must be taken. The County Coroner must be notified within 24 hours of the discovery of human remains. If the remains discovered are determined by the Coroner to be of Native American descent, the Coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC would in turn contact the Most Likely Descendant (MLD) would determine further action to be taken. The MLD would have 48 hours to access the site and make a recommendation regarding disposition of the remains.
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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?
7 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?
❑
►1
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?
❑
71 e) Comply with federal, state, and
local management and reduction
statues and regulations related to
solid waste?
Sources: Rancho Mirage 2017 General Plan Update; CVWD; 2020 Regional Urban Water Management Plan.
19.1 Setting
Domestic Water & Waste Water
CVWD provides domestic and wastewater service to the project vicinity and is the largest provider of potable water in the Coachella Valley. It operates more than 100 wells and serves a population of 283,000 in its service areas. CVWD's adopted 2020 Coachella Valley Regional Urban Water Management Plan has been developed to assist the agency in reliably meeting current and future water demands in a cost-effective manner. Additionally, CVWD treats nearly 6.3 billion gallons of wastewater a year. CVWD operates six water reclamation plants and maintains more than 1,000 miles of sewer pipeline and more than 30 lift stations that transport wastewater to the nearest treatment facility. No new water or wastewater treatment facilities are required as a result of the project's development.
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Groundwater is the primary source of domestic water supply in the Coachella Valley. CVWD is the largest provider of potable water in the Coachella Valley and currently provides potable water to the City of Rancho Mirage. CVWD's 2020 Regional Urban Water Management Plan and 2022 Indio Subbasin Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost-effective manner. The comprehensive Water Management Plan guides efforts to eliminate overdraft, prevent groundwater level decline, protect water quality, and prevent land subsidence. The 2020 UWMP serves as a planning tool that documents actions in support of long-term water resources planning and ensures adequate water supplies are available to meet the existing and future urban water demands.
CVWD has developed a Sewer System Management Plan (SSMP) pursuant to the State Water Resources Control Board Order No. 2006-0003, Statewide General Waste Discharge Requirements (WDR) for Sanitary Sewer Systems. The primary goal of the SSMP is to minimize frequency and severity of Sanitary Sewer Overflows (SSOs). The SSMP will cover the management, planning, design, and operation and maintenance of the District's sanitary sewer system. The wastewater system serves approximately 265,000 customers. The system collects municipal waste from residential and commercial users, delivering the collected wastewater to one of six Wastewater Reclamation Plants. The system includes approximately 1,100 miles of sewer, 34 lift stations and approximately 17,000 manholes.
Solid Waste
Solid waste disposal and recycling services for the City of Rancho Mirage is provided by Burrtec.
Solid waste and recycling collected from the proposed project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley. These include Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal Site. Cal -Recycle data indicates the Badlands Disposal site has 15,748.799 cubic yards of remaining capacity, the El Sobrante Landfill has a remaining capacity of 145,530,000 tons of solid waste, and Lamb Canyon Disposal has a remaining solid waste capacity of 19,242,950 cubic yards. As part of its long-range planning and management activities, the Riverside County Department of Waste Resources (RCDWR) ensures that Riverside County has a minimum of 15 years of capacity, at any time, for future landfill disposal. The 15 -year projection of disposal capacity is prepared each year as part of the annual reporting requirements for the Countywide Integrated Waste Management Plan. The most recent 15 -year projection by the RCDWR indicates that no additional capacity is needed to dispose of countywide waste through 2024, with a remaining disposal capacity of 28,561,626 tons in the year 2024.
Other Utilities
The site is under the jurisdiction for power from Southern California Edison (SCE), natural gas from Southern California Gas Company (So Cal Gas), and Frontier and Charter Communications for telecommunications. All utility services are located on Peterson Road.
19.2 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: The project site is in an urban setting with utility connections located on Peterson Road. Domestic water and wastewater services are provided to the site by the Coachella Valley Water District (CVWD). The project would connect to the existing water and sewer mains along Peterson Road. The project would connect to Southern California Edison for electric power to the site and SoCal Gas for City of Rancho Mirage 129
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natural gas services, telecommunication connections are provided by Spectrum, all connections of these utilities are located within the project's boundary.
The project will include stormwater drainage and retention facilities sized to adequately retain and convey the runoff conditions to the satisfaction of the City's engineering requirements. The category of stormwater retention facilities may consist of surface basins and/or underground structures, both of which have a precedent of City approval.
The extension of all other onsite utilities will occur within the project's existing footprint and no new construction of public water, electric power, natural gas, or telecommunications facilities will need to be constructed or relocated. Therefore, less than significant impacts are expected.
b) LESS THAN SIGNIFICANT IMPACT: Groundwater is the primary source of domestic water supply in the Coachella Valley. CVWD is the largest provider of potable water in the Coachella Valley and currently provides potable water to the City of Rancho Mirage.
CVWD's domestic water system has 64 pressure zones and consists of approximately 97 groundwater production wells, 2,000 miles of pipe, and 133 million gallons of storage in 65 enclosed reservoirs. CVWD's 2020 Urban Regional Water Management Plan has been developed to assist the agency in reliably meeting current and future water demands in a cost-effective manner. The comprehensive Water Management Plan guides efforts to eliminate overdraft, prevent groundwater level decline, protect water quality, and prevent land subsidence.
Per CVWD's 2020 Regional Urban Water Management Plan (RUWMP), the district had a 2020 target water use demand of 473 gpcd. The District's 2015 actual per capita daily water use of 383 gpcd is currently 19 percent below the 2020 target of 473 gpcd. CVWD has currently achieved its 2020 water use target but continues to implement demand management measures to reduce per capita water use. Per the 2020 RUWMP, CVWD anticipates that future residential development would be expected to use less water than existing properties due to the mandated use of high efficiency plumbing fixtures under the CalGreen building standards and reduced landscape water use mandated by CVWD's Landscape Ordinance.
The project will connect to the existing water main along the project's Peterson Rd. to adequately serve the project in addition to an internal network of 8' water lines to serve on -site development. The proposed residential project would result in an increased use of water supplies. It is estimated that a project of this size could use 87.10 AFY.
CVWD's 2020 RUWMP projected demands are shown in Table 4-8. The demand projections in Table 4-8 are for future municipal demands within CVWD's jurisdictional boundary. Some of these areas are currently served by private domestic wells and are not yet connected to the CVWD system. CVWD plans to consolidate and provide service to these areas, but the timing will depend on the availability of grant funding. For planning purposes, all municipal demands within the jurisdictional boundary are included beginning in 2025. The estimated 2.47 AFY is approximately .006% of the total projected water use of 123,461 AFY projected for 2025. Additionally, new development is accounted for in CVWD's projected water use.
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Table XIX-1 DWR 4-2R Projected Retail Demands for Water (AFY) Use Type
Additional
Description
Projected Water Use
2025
2030
2035
2040
2045
Single Family
60,142
63,824
67,331
69,816
71,695
Multi -Family
6,873
7,245
7,742
8.267
9.045
CII
7,060
7,244
7.438
7,709
7,985
Landscape
34,193
36,205
38,226
39,865
41,516
Other
1,457
1,563
1,670
1,755
1,840
Losses
13.736
14.501
15.222
15,670
16.085
Total
123,461
130,582
137,629 143,082
148,166
Note: Projections based on demand projections in draft Alternative Plan Updates for Indio Subbasin and Mission Creek Subbasin. The projected demand increase from 2020 to 2025 reflects planned expansion of the service area to include areas not current connected to the CVWD system. The timing of this expansion will depend on the availability of grant funding.
The infrastructure and design components for the project will be consistent with CVWD requirements and water management plan. The proposed development will be expected to follow water conservation guidelines to mitigate impacts to public water supplies.
Examples of these water conservation methods include water conserving plumbing fixtures, drought tolerant landscaping, and drip irrigation systems as well as on -site stormwater infiltration. Additional domestic water improvements necessary to serve this development will be identified by CVWD and included as conditions of approval by the City of Rancho Mirage during the City's standard review process. Therefore, less than significant impacts relative to water supply are expected. c) LESS THAN SIGNIFICANT IMPACT: CVWD's wastewater reclamation system collects and treats approximately 17 million gallons per day (MGD) from approximately 103,616 active accounts. The system consists of approximately 1,160 miles of collection piping and five wastewater reclamation plants (WRPs). Some areas within the CVWD service area remain on septic systems. Additionally, CVWD treats nearly 6.2 billion gallons of wastewater a year. The District operates six (6) water reclamation plants and maintains more than 1,000 miles of sewer pipeline and twenty-seven (27) lift stations that transport wastewater to the nearest treatment facility. CVWD maintains 5 sewer lift stations within the City's boundaries. Wastewater from the City is conveyed to CVWD's Cook Street Water Reclamation Plant No.10 (WRP-10), which treats an average of 10 mgd and has a capacity of 18 mgd.
The proposed project would connect into the existing sewer main on Peterson Road and provide waste water services to the site through a series of 8" sewer laterals. The estimated sewer demand project for the project is 24,000 gpd or 0.24 mgd (million gallons per day). This increase would be treated by WRP-10 and is within the treatment capacity of this plant.
The project will undergo review by CVWD and City staff to ensure wastewater capacity and compliance with the current wastewater treatment requirements. Additionally, sewer and water installation and connection fees in place at the time of development will be collected by CVWD. No new or expanded treatment facilities are expected as a result of project implementation, or is the project expected to exceed wastewater capacity. Less than significant impacts are expected.
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LESS THAN SIGNIFICANT IMPACT: Solid waste disposal and recycling services for the City of Rancho Mirage is provided by Burrtec. Solid waste and recycling collected from the proposed project will be hauled to the Edom Hill Transfer Station. The estimated solid waste for the project is shown in the Solid Waste Generation Table below.
Table XIX-2 Solid Waste Generation Table
Land Use
Units
Rate
Solid Waste
(pounds per day)
Solid Waste
(tons per year)
Residential
120
6.OIb/resident/day
720
0.36 Source: CalRecycle. California's 2016 Per Capita Disposal Rate Estimate Available at:
https://calrecycle . ca. gov/Igcentral/goalmeasure/disposalrate/2016-2/.
The project would generate an average of approximately 0.36 tons per day. This estimate does not account for any required solid waste reductions. Waste from the project site will be sent to the Edom Hill Transfer station which can receive a maximum of 3,500 tons per day. The project's 0.36 tons of solid waste is less than one percent of this transfers station's daily capacity. The solid waste would then be transferred to one of the County's permitted landfills. The Lambs Canyon Landfill is the nearest landfill. This landfill has a permitted capacity of 5,000 tons per day and 319,242,950 cubic yards of remaining capacity with a closure date of 2032. The solid waste generated by the project is approximately less than one percent of the 5,000 tons per day at the Lambs Canon landfill.
Therefore, the project would be served by a landfill with sufficient capacity.
As part of its long-range planning and management activities, the Riverside County Department of Waste Resources (RCDWR) ensures that Riverside County has a minimum of 15 years of capacity, at any time, for future landfill disposal. Pursuant to AB939, the County prepared the 1996 Countywide Integrated Waste Management Plan (CIWMP) in collaboration with its cities to ensure a coordinated effort at solid waste reduction and landfilling. The 15 -year projection of disposal capacity is prepared each year as part of the annual reporting requirements for the CIWMP. The most recent 2019 Annual Summary has a 19 -years of disposal capacity, and no additional capacity is needed to dispose of countywide waste through 2038. Less than significant impacts are anticipated. e) LESS THAN SIGNIFICANT IMPACT: The project will comply with all applicable solid waste statutes and guidelines. All development is required to comply with the mandatory commercial and multi -family recycling requirements of Assembly Bill 341. The project will also comply with the recycling requirements of Cal Green and develop a waste management plan that will include diverting at least 50% of construction and demolition material fill from landfills. No impacts are expected relative to applicable solid waste statues and regulations.
19.3 Mitigation Measures: None required.
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20 - Wildfire
WILDFIRE — Would the project:
Potentially
Significant
Im act
p
Less Than
Significant
with Mitigation
Incorporation
Less Than
Significant
Im act
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?
❑
❑
7 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?
❑
��
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?
❑
I I
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?
❑
❑
��
Sources: Rancho Mirage General Plan, 2017; Rancho Mirage General Plan EIR May, 2005; CAL FIRE High Fire Severity Zone Maps.
20.1 Setting
A wildfire is an unplanned fire that burns in a natural area such as a forest, grassland, or prairie.
Wildfires are often caused by humans or lighting and are exacerbated by steep slopes, dense vegetation (fuel), and dry and windy weather conditions. When these conditions are present, a wildfire can burn quickly and over a vast area, damaging hillsides, essential infrastructure, and homes and buildings.
The City of Rancho Mirage is primarily comprised of urban and developed uses. The western and southern boundaries of the City are defined by the Santa Rosa Mountains. The undeveloped Santa Rosa Mountains are characterized by steep topographic gradients that are typically conducive to spreading wildfires. Furthermore, the region's hot, dry summer and autumn weather City of Rancho Mirage
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is considered ideal for generating the dry vegetation that fuel most wildfires. However, wildfires in the undeveloped local mountains adjacent to the Coachella Valley cities are not common due to the mountain's natural terrain, which is steep, rocky, and dry soil. Furthermore, the Santa Rosa Mountains are made up primarily of Granitic rock and sparse desert vegetation. The topographic character of the Santa Rosa Mountains is not conducive for the growth of dense vegetation; and as a result, the amount of fuel available for wildland fires is limited. Additionally, the distance between the existing vegetation does not allow wildfires to spread easily.
A Wildland Urban Interface (WUI) is the line, area, or zone where structures and other human development meet or intermingle with undeveloped wildland or vegetation fuels. People and man- made structures in WUI areas are more susceptible to the impacts of wildfires due to their adjacency to areas that provide fuel to wildfires, such as forests with dense vegetation.
The City of Rancho Mirage is situated at the base of the Santa Rosa Mountains, introducing an urban-wildland interface to the western and southern portions of the City. The project site is located on relatively flat land. As stated previously, the Santa Rosa Mountains are made up primarily of Granitic rock and sparse desert vegetation. The limited vegetative conditions on the Santa Rosa Mountains and throughout the City portion, are unlikely to cause a major wildfire.
Additionally, the flat urban areas of the City are considered low wildfire areas, as indicated in the Rancho Mirage General Plan.
20.2 Discussion of Impacts:
a -d) LESS THAN SIGNIFICANT IMPACT: The project site currently resides in an urban and developed area within the City of Rancho Mirage. Areas north, west, south, and east of the project are currently characterized by residential communities, commercial businesses, and the Whitewater River Channel. The paved roadway, Peterson Road, delineates the project's western boundary. The approximately 12 -acre project is located within the City of Rancho Mirage's Mobile Home Park land use and zoning designation.
According to CAL FIRE's Fire Hazard Severity Zones (FHSZ) in State Responsibility Areas (SRA) Map, the project site is not located in an SRA or located in an area classified as very high fire hazard severity zone. Per CAL FIRE's map, the project property is located in a (incorporated) Local Responsibility Area (LRA). The project is not located in or near state responsibility areas or lands classified as very high, high or moderate fire hazard severity zones, therefore, no impacts are anticipated.
Wildfire risk is related to a number of parameters, including fuel loading (vegetation), fire weather (winds, temperatures, humidity levels and fuel moisture contents), and topography (degree of slope). Steep slopes contribute to fire hazards by intensifying the effects of wind and making fire suppression difficult. Fuels such as grass are highly flammable because they have a high surface area to mass ratio and require less heat to reach the ignition point. According to the Riverside County General Plan, wildfire susceptibility is moderate to low in the valley and desert regions on the western and eastern sides of the Salton Sea. Methods in which developments address wildland fires hazards includes establishing setbacks that buffer development from hazard areas, maintaining brush clearance to reduce potential fuel, use of low fuel landscaping, and use of fire-resistant building techniques.
As previously stated, the project property is located in an urban and developed area of the City. Thick vegetation, which acts as wildfire fuel, does not occur in areas adjacent to the project. Additionally, the project is not located adjacent to steep slopes. The closest slope City of Rancho Mirage 134
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to the project occurs approximately 0.36 miles southwest of the project, at the Santa Rosa Mountains. However, the Santa Rosa Mountains do not provide an environment conducive to wildfires because of the sparce vegetation that occurs on the slopes. Therefore, a wildfire is not expected to occur in the City and at the project site. The project site will be developed to the most current California building standards and fire code. As a result, the project site is not expected to expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.
The project will connect to existing water and sewer infrastructure located along Peterson Road. The proposed infrastructure would allow for a decrease of fire risk during operation of the project. The development of this infrastructure will not exacerbate fire risk or result in short- or long-term impacts to the environment. The project site will be connecting to an existing network of streets. The project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. The project is not expected to require the installation or maintenance of associated infrastructure that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.
Landslides include rockfalls, deep slope failure, and shallow slope failure. Factors such as the geological conditions, drainage, slope, vegetation, and others affect the potential for landslides. One of the most common causes of landslides is construction activity that is associated with road building. The site is located on flat ground and, as previously stated, the closest slope to the project is located approximately 0.36 miles southwest; therefore, risks associated with slope instability are not significant. As a result, the project is not expected to expose people or structures to significant risks including downslope or downstream flooding or landslides, due to runoff, post -fire slope instability, or drainage changes. Overall, less than significant impacts are anticipated.
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?
❑
a
b) Does the project have impacts that
are individually limited, but
cumulatively considerable?
("Cumulatively 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)?
❑
1 c) Does the project have
environmental effects, which will
cause substantial adverse effects on
human beings, either directly or
indirectly?
❑
❑
❑
1 20.1 Discussion of Impacts:
a) LESS THAN SIGNIFICANT IMPACT: As concluded in the Biological and Cultural Resources sections of this document, the proposed project would result in no impacts or less than significant impacts to these resources with the implementation of mitigation. The project is compatible with the City of Rancho Mirage General Plan and Zoning and its surroundings. The project will not significantly degrade the overall quality of the region's environment, or substantially reduce the habitat of a wildlife species, case 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 of endangered plant or animal or eliminate important examples of the major periods or California history or prehistory.
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Based upon the information provided within this Initial Study, approval and implementation of the project is not expected to substantially alter or degrade the quality of the environment, including biological, cultural or historical resources. b) LESS THAN SIGNIFICANT IMPACT: The proposed project and its location is found to be adequate and consistent with existing federal, state, and local policies and is consistent with the City of Rancho Mirage General Plan and surrounding land use. As stated throughout, the proposed project is located in an area of Rancho Mirage that is developed.
Future development in the vicinity of the project is anticipated to occur, however, developments would be consistent with the surrounding land uses, which includes residential communities to the north and south, commercial uses to the west, and the Coachella Valley Stormwater Channel to the east. The cumulative impact of project development, future development and the existing uses are anticipated to be less than significant. Approval and implementation of the proposed project would result in less than significant impacts related to cumulatively considerable impacts. c) LESS THAN SIGNIFICANT IMPACT: The proposed project will not result in impacts related to environmental effects that will cause substantial adverse effects on human beings. The project has been designed to comply with established design guidelines and current building standards. The City's review process will ensure that applicable guidelines are being followed. Based upon the findings provided in this document, and mitigation measures and standard conditions incorporated into the project, less than significant impacts are expected.
21.3 Mitigation Measures: See Biological Resources and Cultural Resources discussions.
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Table 9: Mitigation Monitoring and Reporting Program
Mitigation Measure
Responsible
Agency
Timing
Verification
(Date and
Initials)
AESTHETICS
AGRICULTURAL RESOURCES
AIR QUALITY
BIOLOGICAL RESOURCES
BIO-1: If construction occurs between February 1st and
August 31st, a pre -construction clearance survey for
nesting birds should be conducted within three (3) days of the start of any vegetation removal or ground
disturbing activities to ensure that no nesting birds will be disturbed during construction. The biologist
conducting the clearance survey should document a
negative survey with a brief letter report indicating that no impacts to active avian nests will occur. If an active avian nest is discovered during the pre -construction
clearance survey, construction activities should stay
outside of a no -disturbance buffer. The size of the no - disturbance buffer will be determined by the wildlife
biologist p
ist and will depend on the level of noise and/or
surrounding anthropogenic disturbances, line of sight
between the nest and the construction activity, type and duration of construction activity, ambient noise, species habituation, and topographical barriers. These factors
will be evaluated on a case -by -case basis when
developing buffer distances. Limits of construction to
avoid an active nest will be established in the field with flagging, fencing, or other appropriate barriers; and
construction personnel will be instructed on the
sensitivity of nest areas. A biological monitor should be present to delineate the boundaries of the buffer area
and to monitor the active nest to ensure that nesting
behavior is not adversely affected by the construction
activity. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural
conditions, construction activities within the buffer area can occur.
City Planning
Department
Project Applicant/
Developer
cvcc
Prior to
construction
and issuance of
any grading
permit
CULTURAL RESOURCES
CUL-1: Prior to the start of construction, a cultural
resources management plan (CRMP) should be
City Planning
Department
During any
ground
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prepared and implemented. It is recommended the
Project's CRMP implement the following procedures:
• Archaeological monitoring during all ground-
disturbance activities, such as site preparation,
demolition of historic structures, and grading up to
5 feet below surface, in order to quickly identify and
assess any discoveries of cultural resources during
Project implementation.
• Development of an inadvertent discovery plan in
place to expediently address archaeological and /
or tribal cultural resource discoveries should these
be encountered during any phase of development
associated with the Project. If these resources are
inadvertently discovered during ground disturbing
activities, work must be halted within 50 feet of the
find until it can be evaluated by a qualified
archaeologist. Construction activities could
continue in other areas. If the discovery proves to
be significant, additional work, such as data
recovery excavation, may be warranted and would
be discussed in consultation with the appropriate
regulatory agency/agencies.
Qualified
Archaeologist
Project Applicant/
Developer
disturbing
activities
GEOLOGY AND SOILS
GEO-1 The applicant shall comply with all
recommendations set forth in the Geotechnical
Investigation prepared for the project (Appendix C)
during the construction
City Planning
Department
Project Applicant/
Developer
Prior to and
during any
ground
disturbing
activities
GEO-2 If paleontological materials are discovered
during grading or excavation, the construction
contractor shall divert all earthmoving activity within and around the immediate discovery area until a qualified
paleontologist can assess the nature and significance
of the find. Project personnel shall not collect or move any paleontological materials. To the extent feasible,
project activities shall avoid these deposits.
City Planning
Department
Qualified
Paleontologist
Project Applicant/
Developer
During any
ground
disturbing
activities
GREENHOUSE GAS EMISSIONS
HAZARDS AND HAZARDOUS MATERIALS
HYDROLOGY AND WATER QUALITY
LAND USE AND PLANNING
MINERAL RESOURCES
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NOISE
POPULATION AND HOUSING
PUBLIC SERVICES
RECREATION
TRANSPORTATION/TRAFFIC
TRIBAL CULTURAL RESOURCES
TCR-1: Prior to the start of construction, a cultural
resources inventory of the project should be conducted
by a qualified archaeologist.
City Planning
Department
Qualified
Archaeologist
Project Applicant/
Developer
Prior any
ground
disturbing
activities
TCR-2: The Agua Caliente Band of Cahuilla Indians
must be notified a minimum of 30 days prior to any
earth -moving activities including grading, grubbing,
9 9�
trenching, or excavations at the site. All earth -moving activities including grading, grubbing, trenching, or
excavations at the site shall be monitored by a
qualified archaeologist and/or approved Agua Caliente
Native American Cultural Resource Monitor(s).
City Planning
Department
Qualified
Archaeologist
Project Applicant/
Developer
Prior and during
any ground
disturbing
activities
TCR-3: A qualified archaeologist and approved Agua
Caliente Native American Cultural Resource
Monitor(s) shall provide preconstruction training for all earthmoving construction personnel prior to the start of any ground -disturbing activities, regarding how to
recognize the types of Tribal Cultural Resources
and/or archaeological resources that may be
encountered and to instruct personnel about actions to
be taken in the event of a discovery. Should cultural
materials be discovered, they shall be recorded and
evaluated in the field. The monitors shall be prepared
to recover artifacts to avoid construction delays but
must have the power to temporarily halt or divert
construction equipment to allow for controlled
archaeological recovery if a substantial cultural deposit is encountered. If artifacts are discovered, these shall be cataloged and analyzed. The archaeologist and
monitor shall determine and implement the best course
of action for the treatment and disposition of the
City Planning
Department
Qualified
Archaeologist
Project Applicant/
Developer
During any
ground
disturbing
activities
City of Rancho Mirage
140
1-146
artifacts. Preservation in place of the cultural resources is the preferred course of action. If deemed necessary
by the qualified archaeologist and approved Agua
Caliente Native American Cultural Resource Monitor,
the artifacts shall be prepared for permanent curation
in a repository with permanent storage. Only non-
destructive methods shall be allowed in regards to
Tribal Cultural Resources. Archaeological site records
shall be prepared to document the cultural remains
discovered during monitoring and submitted to the
California Historical Resources Information System.
TCR-4: In the unexpected event human remains are
uncovered during construction activities, all
construction work taking place within the vicinity of the discovered remains must cease and the necessary
steps to ensure the integrity of the immediate area
must be taken. The County Coroner must be notified
within 24 hours of the discovery of human remains. If
the remains discovered are determined by the Coroner
to be of Native American descent, the Coroner shall
contact the Native American Heritage Commission
(NAHC) within 24 hours. The NAHC would in turn
contact the Most Likely Descendant (MLD) would
determine further action to be taken. The MLD would
have 48 hours to access the site and make a
recommendation regarding disposition of the remains.
PETERSON ROAD
Initial Study/Mitigated Negative Declaration
September 2024
City Planning
Department
Project Applicant/
Developer
UTILITIES AND SERVICE SYSTEMS
During any
ground
disturbing
activities
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CHAPTER 3: REFERENCES
Alquist-Priolo Earthquake Fault Zoning (AP) Act, California Department of Conservation Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010
CAL FIRE High Fire Severity Zone Maps
California Emissions Estimator Model (CaIEEMod) Version 2022.1.1.21, California Air Pollution Officers Association (CAPCOA) and California Air Districts.
California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators, 2021 Edition, California Air Resources Board California Health and Safety Code Section 7050.5, Human Remains City of Rancho Mirage Active Transportation Guidelines and Best Practices, July 2019 City of Rancho Mirage Fire and Police Department Website City of Rancho Mirage Vehicle Miles Traveled Transportation Analysis Policy, February 2021 Cultural Resources Assessment, Material Culture Consulting, April 2024.
Department of Finance E-5 City/County Population and Housing Estimates, 2023 Enforcement and Compliance Fault Zoning Act, California Department of Conservation Enforcement and Compliance History Online, EPA, 2024
EnviroStor, Department of Toxic Substances Control, 2024 Farmland Mapping and Monitoring Program, California Department of Conservation Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003
Final 2022 Air Quality Management Plan (AQMP), by SCAQMD, December 2022.
Flood Insurance Rate Map # 06065C1595G, Federal Emergency Management Agency (FEMA), Effective August 28, 2008
GeoTracker, State Water Resources Control Board, 2024
Greenhouse Gas Inventory, Rancho Mirage, 2012
Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report, ELMT Consulting, February 2024.
Mineral Land Classification Map, Riverside County, 2007 Paleontological Resources Assessment, Material Culture Consulting, April 2024.
Phase I Environmental Site Assessment, Weis Environmental, LLC, April 2024.
Police Officer Kyle Albenesius, 2022
Preliminary Geotechnical Investigation, Geocon, April 2024 City of Rancho Mirage 142
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PSUSD Fee Justification Study, 2022
Public Resource Code Section 21074
Rancho Mirage General Plan, 2017
Rancho Mirage General Plan EIR, 2005
Rancho Mirage Municipal Code
Release No. 18-37 & 19-35, California Air Resources Board Press Release, July 2018 and August 2019
Riverside County General Plan, 2016
Riverside County General Plan Geotechnical Report, 2000 South Coast AQMD Rule Book
State Scenic Highways, California Department of Transportation (Caltrans), 2024 Sustainability Plan, Rancho Mirage, 2012
Transportation Analysis and Guidelines for Level of Service Vehicle Miles Traveled, December 2021
Vehicle Miles Traveled Evaluation, Trames Solutions, Inc., May 2024.
Water Quality Control Plan for the Colorado River Basin Region, January 2019 2020 Coachella Valley Regional Urban Water Management Plan, June 2021 2020 Regional Urban Water Management Plan
CHAPTER 4: APPENDICES
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
California Emissions Estimator Model (CalEEMod) Version 2022.1.1.21 Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis Report, ELMT Consulting Cultural Resources Assessment, Material Culture Consulting Preliminary Geotechnical Investigation, Geocon
Paleontological Resources Assessment, Material Culture Consulting Phase I Environmental Site Assessment, Weis Environmental, LLC.
Vehicle Miles Traveled Evaluation, Trames Solutions, Inc.
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CHAPTER 5: REPORT PREPARERS
Lead Agency
City of Rancho Mirage
69825 CA -111
Rancho Mirage, CA 92270
760-328-2266
Pilar Flotterud, Senior Planner
Document Preparers
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
760-320-9811
Michelle Witherspoon, Director of Environmental Services Jesus Herrera -Cortez, Senior Environmental Planner, GIS Analyst Asia Lee, Environmental Planner
Payton Thomas, Assistant Environmental Planner
Nicole Vann, Planner
Subconsultants
ELMT Consulting
2201 N. Grand Avenue #10098
Santa Ana, CA 92711
Thomas J. McGill, Ph.D.
Travis J. McGill
Geocon
1770 Iowa Avenue, Suite 100
Riverside, CA 92507
Ashleigh D. Love, P.E.
Lisa A. Battiato, CEG 2316
Harry Derkalousdian, P.E.
Material Culture Consulting
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Material Culture Consulting
2701-B North Towne Avenue
Pomona, CA 91767
Tria Belcourt, M.A. RPA, Riverside County Qualified Archaeologist Jennifer Ritz, M.S.
Erika McMullin, B.A.
Hannah Johnston, M.Sc.
Zac White, B.A.
Trames Solutions, Inc.
4225 Oceanside Boulevard, 354H
Oceanside, CA 92056
Scott Sato, P.E.
Weis Environmental, LLC
1938 Kellogg Avenue, Suite 116
Carlsbad, CA 92008
Daniel Weis, R.E.H.S.
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Mitigated Negative Declaration
Appendix
Lead Agency:
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Prepared by:
MSA CONSULTING, INC.
September 2024
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Appendix A
CalEEMod
Page Intentionally Blank
The Crossing at Peterson Detailed Report, 5/22/2024
The Crossing at Peterson Detailed Report
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
2.3. Construction Emissions by Year, Mitigated
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
2.6. Operations Emissions by Sector, Mitigated
3. Construction Emissions Details
3.1. Demolition (2025) - Unmitigated
3.2. Demolition (2025) - Mitigated
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3.3. Site Preparation (2025) - Unmitigated
3.4. Site Preparation (2025) - Mitigated
3.5. Grading (2025) - Unmitigated
3.6. Grading (2025) - Mitigated
3.7. Building Construction (2025) - Unmitigated
3.8. Building Construction (2025) - Mitigated
3.9. Building Construction (2026) - Unmitigated
3.10. Building Construction (2026) - Mitigated
3.11. Building Construction (2027) - Unmitigated
3.12. Building Construction (2027) - Mitigated
3.13. Paving (2027) - Unmitigated
3.14. Paving (2027) - Mitigated
3.15. Architectural Coating (2027) - Unmitigated
3.16. Architectural Coating (2027) - Mitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
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4.1.2. Mitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.2. Electricity Emissions By Land Use - Mitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.2.4. Natural Gas Emissions By Land Use - Mitigated
4.3. Area Emissions by Source
4.3.1. Unmitigated
4.3.2. Mitigated
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
4.4.2. Mitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.5.2. Mitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
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4.6.2. Mitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4.7.2. Mitigated
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.8.2. Mitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.9.2. Mitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated
4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated
4.10.6. Avoided and Sequestered Emissions by Species - Mitigated 4/88
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5. Activity Data
5.1. Construction Schedule
5.2. Off -Road Equipment
5.2.1. Unmitigated
5.2.2. Mitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.3.2. Mitigated
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
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5.9.1. Unmitigated
5.9.2. Mitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.1.2. Mitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.10.4. Landscape Equipment - Mitigated
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.11.2. Mitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.12.2. Mitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
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5.13.2. Mitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
5.14.2. Mitigated
5.15. Operational Off -Road Equipment
5.15.1. Unmitigated
5.15.2. Mitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1.2. Mitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
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5.18.1.2. Mitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
5.18.2.2. Mitigated
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
6.2. Initial Climate Risk Scores
6.3. Adjusted Climate Risk Scores
6.4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
7.2. Healthy Places Index Scores
7.3. Overall Health & Equity Scores
7.4. Health & Equity Measures
7.5. Evaluation Scorecard
7.6. Health & Equity Custom Measures
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field
Value
Project Name
Construction Start Date
Operational Year
Lead Agency
Land Use Scale
Analysis Level for Defaults
Windspeed (m/s)
Precipitation (days)
Location
County
City
Air District
Air Basin
TAZ
EDFZ
Electric Utility
Gas Utility
App Version
1.2. Land Use Types
The Crossing at Peterson
10/1/2025
2027
Project/site
County
3.30 0.80
33.76204079144247, -116.43711124315811
Riverside -Salton Sea
Rancho Mirage
South Coast AQMD
Salton Sea
5621
11 Southern California Edison
Southern California Gas
2022.1.1.23
Land Use Subtype
Size
Unit
Lot Acreage
Building Area (sq ft)
Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population
Description
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Apartments Low
Rise
Other Asphalt
Surfaces
General Office
Building
120
8.10 3.58
Dwelling Unit
Acre
1000sgft
3.82 8.10
0.08 127,200
0.00 3,580
0.00 172,918
0.00 220
Multi -Family Dwelling
Units
Parking/Hardscape/L
andscaping
Clubhouse
1.3. User -Selected Emission Reduction Measures by Emissions Sector Sector
Measure Title
Construction
Construction
Construction
Energy
C-9
C-11
C-12
E-2
Use Dust Suppressants
Limit Vehicle Speeds on Unpaved Roads
Sweep Paved Roads
Require Energy Efficient Appliances
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Unmit. 1.71 46.6 10.5 18.7 0.03 0.38 0.88 1.27 0.35 0.21 0.56 3,624 3,624 0.14 0.10 3.70 3,660
Mit. 1.71 46.6 10.5 18.7 0.03 0.38 0.88 1.27 0.35 0.21 0.56 3,624 3,624 0.14 0.10 3.70 3,660 °/U
Reduced
Daily,
Winter
(Max)
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Unmit. 4.17 46.5 38.3 32.3 0.11 1.47 12.2 13.3 1.36 4.35 5.72 14,553 14,553 0.30 1.80 0.63 15,095 Mit. 4.17 46.5 38.3 32.3 0.11 1.47 12.2 13.3 1.36 4.35 5.72 14,553 14,553 0.30 1.80 0.63 15,095 Reduced
Average
Daily
(Max)
Unmit. 1.18 2.79 7.54 12.2 0.02 0.27 1.30 1.51 0.25 0.38 0.57 2,532 2,532 0.08 0.16 1.14 2,556
Mit. 1.18 2.79 7.54 12.2 0.02 0.27 1.30 1.51 0.25 0.38 0.57 2,532 2,532 0.08 0.16 1.14 2,556 %
Reduced
Annual
(Max)
Unmit. 0.22 0.51 1.38 2.24 < 0.005 0.05 0.24 0.28 0.05 0.07 0.10 Mit. 0.22 0.51 1.38 2.24 < 0.005 0.05 0.24 0.28 0.05 0.07 0.10 cyo
Reduced
419 419 0.01 0.03 0.19 423
419 419 0.01 0.03 0.19 423
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year
Daily -
Summer
(Max)
TOG
ROG
NOx
CO
2026 1.71 1.46 10.5 18.7
SO2
PM10E
PM10D
0.03 0.38 0.88
PM10T PM2.5E
1.27 0.35
PM2.5D PM2.5T
0.21 0.56
2027 0.21 46.6 0.89 2.16 < 0.005 0.02 0.16 0.18 0.02 0.04 0.05 Daily -
Winter
(Max)
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
3,624 3,624 0.14 0.10 3.70 3,660
307 307 0.01 0.01 0.51 309
2025 4.17 3.48 38.3 32.3 0.11 1.47 12.2 13.3 1.36 4.35 5.72 14,553 14,553 0.30 1.80 0.63 15,095 2026 1.64 1.39 10.6 16.4 0.03 0.38 0.88 1.27 0.35 0.21 0.56 3,494 3,494 0.12 4.104 600 3,526 11 /88
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2027 1.57 46.5 10.1 16.2 0.03 0.34 0.88 1.23 0.31 0.21 0.53 3,471 3,471 0.12 0.09 0.09 3,502 Average
Daily
2025
2026
2027
Annual
2025
2026
2027
0.64 0.53
1.18 1.01
0.22 2.79
0.12 0.22
0.04 0.10
0.18 0.51
5.78 4.82 0.01 0.21 1.30 1.51 0.20 0.38
7.54 12.2 0.02 0.27 0.63 0.90 0.25 0.15 0.40
1.43 2.36 < 0.005 0.05 0.10 0.16 0.05 0.02 0.07
0.57 1.06
0.88 < 0.005
1.38 2.24
0.26 0.43
0.04 0.24
< 0.005 0.05
< 0.005 0.01
0.28 0.04
0.12 0.17
0.02 0.03
0.07 0.10
0.05 0.03
0.01 < 0.005
1,907
1,907
0.05 0.16 0.97 1,959
2,532 2,532 0.08 0.07 1.14 2,556
458 458 0.02 0.01 0.17 461
316
0.07 0.01
316 0.01
419 419
75.8 75.8
0.03 0.16
0.01 0.01
< 0.005 < 0.005
324
0.19 423
0.03 76.4
2.3. Construction Emissions by Year, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year
Daily -
Summer
(Max)
TOG
ROG
NOx
CO
2026 1.71 1.46 10.5 18.7
SO2
PM10E
PM10D
0.03 0.38 0.88
PM10T
PM2.5E
1.27 0.35
PM2.5D
PM2.5T
0.21 0.56
2027 0.21 46.6 0.89 2.16 < 0.005 0.02 0.16 0.18 0.02 0.04 0.05 Daily -
Winter
(Max)
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
3,624 3,624 0.14 0.10 3.70 3,660
307 307 0.01 0.01 0.51 309
2025 4.17 3.48 38.3 32.3 0.11 1.47 12.2 13.3 1.36 4.35 5.72 14,553 14,553 0.30 1.80 0.63 15,095 2026 1.64 1.39 10.6 16.4 0.03 0.38 0.88 1.27 0.35 0.21 0.56 3,494 3,494 0.12 0.10 0.10 3,526 2027 1.57 46.5 10.1 16.2 0.03 0.34 0.88 1.23 0.31 0.21 0.53 3,471 3,471 0.12 0.09 0.09 3,502 Average
Daily
2025
0.64 0.53 5.78
4.82 0.01
0.21 1.30
1.51 0.20
0.38 0.57
1,907
1,907 0.05
0.16 0.97
1,959
2026 1.18 1.01 7.54 12.2 0.02 0.27 0.63 0.90 0.25 0.15 0.40 2,532 2,532 0.08 0.07 1.14 2,556 12/88
1-167
The Crossing at Peterson Detailed Report, 5/22/2024
2027 0.22 2.79 1.43 2.36 < 0.005 0.05 0.10 0.16 0.05 0.02 0.07 458 458 0.02 0.01 0.17 461 Annual
2025 0.12 0.10 1.06 0.88 < 0.005 0.04 0.24 0.28 0.04 0.07 0.10 316 316 0.01 0.03 0.16 324 2026 0.22 0.18 1.38 2.24 < 0.005 0.05 0.12 0.17 0.05 0.03 0.07 419 419 0.01 0.01 0.19 423 2027 0.04 0.51 0.26 0.43 < 0.005 0.01 0.02 0.03 0.01 < 0.005 0.01 75.8 75.8 < 0.005 < 0.005 0.03 76.4
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit.
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Unmit. 39.6 38.8 7.08 110 0.26 8.68 8.64 17.3 8.52 2.19 10.7 1,163 14,203 15,366 7.78 0.52 30.1 15,747 Mit. 39.6 38.8 7.08 110 0.26 8.68 8.64 17.3 8.52 2.19 10.7 1,163 14,175 15,338 7.78 0.52 30.1 15,719 Reduced
Daily,
Winter
(Max)
< 0.5%
< 0.5%
< 0.5%
< 0.5%
Unmit. 38.2 37.5 7.37 89.0 0.25 8.68 8.64 17.3 8.52 2.19 10.7 1,163 13,017 14,180 7.80 0.54 1.68 14,536 Mit. 38.2 37.5 7.37 89.0 0.25 8.68 8.64 17.3 8.52 2.19 10.7 1,163 12,989 14,152 7.79 0.54 1.68 14,509 cyo
Reduced
Average
Daily
(Max)
< 0.5%
< 0.5%
< 0.5%
<0.5%
Unmit. 5.99 8.46 4.47 36.4 0.10 0.69 7.73 8.43 0.68 1.96 2.64 116 10,463 10,579 4.63 0.44 12.2 10,839 Mit. 5.99 8.46 4.47 36.4 0.10 0.69 7.73 8.43 0.68 1.96 2.64 116 10,435 10,552 4.63 0.44 12.2 10,811 cyo
Reduced
< 0.5%
< 0.5%
< 0.5%
<0.5%
13/88
1-168
The Crossing at Peterson Detailed Report, 5/22/2024
Annual
(Max)
Unmit. 1.09 1.54 0.82 6.64 0.02 0.13 1.41 1.54 0.12 0.36 0.48 19.2 1,732 1,752 0.77 0.07 2.02 1,795 Mit. 1.09 1.54 0.82 6.64 0.02 0.13 1.41 1.54 0.12 0.36 0.48 19.2 1,728 1,747 0.77 0.07 2.02 1,790 Reduced
< 0.5%
< 0.5%
< 0.5%
< 0.5%
<0.5%
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Mobile 4.11 3.75 3.98 41.4 0.10 0.07 8.64 8.71 0.07 2.19 2.26 10,479 10,479 0.34 0.45 29.2 10,650 Area 35.4 35.0 2.56 68.0 0.16 8.57 8.57 8.41 8.41 1,124 2,167 3,291 3.35 0.04 3,387 Energy 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 1,523 1,523 0.14 0.01 1,530 Water 10.3 34.0 44.2 1.06 0.03 78.2
Waste 28.9 0.00 28.9 2.89 0.00 101
Refrig. 0.92 0.92
Total 39.6 38.8 7.08 110 0.26 8.68 8.64 17.3 8.52 2.19 10.7 1,163 14,203 15,366 7.78 0.52 30.1 15,747 Daily,
Winter
(Max)
Mobile 3.41 3.05 4.34 27.7 0.09 0.07 8.64 8.71 0.07 2.19 2.26 9,312 9,312 0.36 0.46 0.76 9,459 Area 34.8 34.4 2.49 61.0 0.16 8.57 8.57 8.41 8.41 1,124 2,148 3,272 3.35 0.04 3,368 Energy 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 1,523 1,523 0.14 0.01 1,530 Water 10.3 34.0 44.2 1.06 0.03 78.2
Waste 28.9 0.00 28.9 2.89 0.00 101
Refrig. 0.92 0.92
14/88
1-169
The Crossing at Peterson Detailed Report, 5/22/2024
Total 38.2 37.5 7.37 89.0 0.25 8.68 8.64 17.3 8.52 2.19 10.7 1,163 13,017 14,180 7.80 0.54 1.68 14,536 Average
Daily
Mobile 3.22 2.90 3.72 28.5 0.09 0.06 7.73 7.79 0.06 1.96 2.02 8,750 8,750 0.31 0.40 11.3 8,889 Area 2.71 5.53 0.20 7.62 0.01 0.59 0.59 0.58 0.58 77.0 156 233 0.23 < 0.005 240 Energy 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 1,523 1,523 0.14 0.01 1,530 Water 10.3 34.0 44.2 1.06 0.03 78.2
Waste 28.9 0.00 28.9 2.89 0.00 101
Refrig. 0.92 0.92
Total 5.99 8.46 4.47 36.4 0.10 0.69 7.73 8.43 0.68 1.96 2.64 116 10,463 10,579 4.63 0.44 12.2 10,839 Annual
Mobile 0.59 0.53 0.68 5.21 0.02 0.01 1.41 1.42 0.01 0.36 0.37 1,449 1,449 0.05 0.07 1.87 1,472 Area 0.49 1.01 0.04 1.39 < 0.005 0.11 0.11 0.11 0.11 12.7 25.9 38.6 0.04 < 0.005 39.7 Energy 0.01 0.01 0.10 0.04 < 0.005 0.01 0.01 0.01 0.01 252 252 0.02 < 0.005 253 Water 1.70 5.62 7.32 0.17 < 0.005 12.9
Waste 4.79 0.00 4.79 0.48 0.00 16.8
Refrig. 0.15 0.15
Total 1.09 1.54 0.82 6.64 0.02 0.13 1.41 1.54 0.12 0.36 0.48 19.2 1,732 1,752 0.77 0.07 2.02 1,795
2.6. Operations Emissions by Sector, Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Mobile 4.11 3.75 3.98 41.4 0.10 0.07 8.64 8.71 0.07 2.19 2.26 10,479 10,479 0.34 0.45 29.2 10,650 Area 35.4 35.0 2.56 68.0 0.16 8.57 8.57 8.41 8.41 1,124 2,167 3,291 3.35 0.04 3,387 Energy 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 1,495 1,495 0.14 1,502 1011- 70
15/88
The Crossing at Peterson Detailed Report, 5/22/2024
Water 10.3 34.0 44.2 1.06 0.03 78.2
Waste 28.9 0.00 28.9 2.89 0.00 101
Refrig. 0.92 0.92
Total 39.6 38.8 7.08 110 0.26 8.68 8.64 17.3 8.52 2.19 10.7 1,163 14,175 15,338 7.78 0.52 30.1 15,719 Daily,
Winter
(Max)
Mobile 3.41 3.05 4.34 27.7 0.09 0.07 8.64 8.71 0.07 2.19 2.26 9,312 9,312 0.36 0.46 0.76 9,459 Area 34.8 34.4 2.49 61.0 0.16 8.57 8.57 8.41 8.41 1,124 2,148 3,272 3.35 0.04 3,368 Energy 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 1,495 1,495 0.14 0.01 1,502 Water 10.3 34.0 44.2 1.06 0.03 78.2
Waste 28.9 0.00 28.9 2.89 0.00 101
Refrig. 0.92 0.92
Total 38.2 37.5 7.37 89.0 0.25 8.68 8.64 17.3 8.52 2.19 10.7 1,163 12,989 14,152 7.79 0.54 1.68 14,509 Average -
Daily
Mobile 3.22 2.90 3.72 28.5 0.09 0.06 7.73 7.79 0.06 1.96 2.02 8,750 8,750 0.31 0.40 11.3 8,889 Area 2.71 5.53 0.20 7.62 0.01 0.59 0.59 0.58 0.58 77.0 156 233 0.23 < 0.005 240 Energy 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 1,495 1,495 0.14 0.01 1,502 Water 10.3 34.0 44.2 1.06 0.03 78.2
Waste 28.9 0.00 28.9 2.89 0.00 101
Refrig. 0.92 0.92
Total 5.99 8.46 4.47 36.4 0.10 0.69 7.73 8.43 0.68 1.96 2.64 116 10,435 10,552 4.63 0.44 12.2 10,811 Annual
Mobile 0.59 0.53 0.68 5.21 0.02 0.01 1.41 1.42 0.01 0.36 0.37 1,449 1,449 0.05 0.07 1.87 1,472 Area 0.49 1.01 0.04 1.39 < 0.005 0.11 0.11 0.11 0.11 12.7 25.9 38.6 0.04 < 0.005 39.7 Energy 0.01 0.01 0.10 0.04 < 0.005 0.01 0.01 0.01 0.01 248 248 0.02 < 0.005 249 Water 1.70 5.62 7.32 0.17 < 0.005 12.9
Waste 4.79 0.00 4.79 0.48 1.21 7�1 16.8
16/88
The Crossing at Peterson Detailed Report, 5/22/2024
Refrig.
0.15 0.15
Total 1.09 1.54 0.82 6.64 0.02 0.13 1.41 1.54 0.12 0.36 0.48 19.2 1,728 1,747 0.77 0.07 2.02 1,790
3. Construction Emissions Details
3.1. Demolition (2025) - 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)
Daily,
Winter
(Max)
TOG
Off -Road 2.86
Equipment
Demolitio
n
Onsite
truck
Average
Daily
0.00 Off -Road 0.16
Equipment
Demolitio
n
Onsite
truck
0.00 Annual -
Off -Road 0.03
Equipment
ROG
2.40 0.00
0.13 0.00
0.02 NOx
22.2 0.00
1.22 0.00
0.22 CO
19.9 0.00
1.09 0.00
0.20 SO2
0.03 0.00
< 0.005
0.00 < 0.005
PM10E
0.92 0.00
0.05 0.00
0.01 PM1OD
9.15 0.00
0.50 0.00
PM10T
0.92 9.15
0.00 0.05
0.50 0.00
0.01 PM2.5E
0.84 0.00
0.05 0.00
0.01 PM2.5D
1.39 0.00
0.08 0.00
PM2.5T
0.84 1.39
0.00 0.05
0.08 0.00
0.01 BCO2
NBCO2
3,425
0.00 188
0.00 31.1
CO2T
3,425
0.00 188
0.00 31.1
CH4
0.14 0.00
0.01 0.00
< 0.005
N20
0.03 0.00
< 0.005
0.00 R
0.00 0.00
< 0.005 -
17/88 1-172
CO2e
3,437
0.00 188
0.00 31.2
The Crossing at Peterson Detailed Report, 5/22/2024
Demolitio - 0.09 0.09
Onsite
truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.01 0.01
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
Worker 0.06 0.06 0.06 0.61 0.00 0.00 0.14 0.14 0.00 0.03 0.03 132 132 0.01 0.01 0.01 133 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 0.32 0.21 13.2 2.91 0.07 0.21 2.92 3.13 0.21 0.75 0.96 10,996 10,996 0.10 1.76 0.62 11,525 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 7.71 7.71 < 0.005 < 0.005 0.01 7.82 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 0.02 0.01 0.71 0.16 < 0.005 0.01 0.16 0.17 0.01 0.04 0.05 602 602 0.01 0.10 0.56 632 Annual
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 1.28 1.28 < 0.005 < 0.005 < 0.005 1.29 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 0.13 0.03 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 99.7 99.7 < 0.005 0.02 0.09 105
3.2. Demolition (2025) - Mitigated
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
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
18/88
1-173
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Winter
(Max)
Off -Road 2.86 2.40 22.2 19.9 0.03 0.92 0.92 0.84 0.84 3,425 3,425 0.14 0.03 3,437 Equipment
Demolitio 9.15 9.15 1.39 1.39
n
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 0.16 0.13 1.22 1.09 < 0.005 0.05 0.05 0.05 0.05 188 188 0.01 < 0.005 - 188 Equipment
Demolitio - 0.50 0.50 0.08 0.08
n
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 0.03 0.02 0.22 0.20 < 0.005 0.01 0.01 0.01 0.01 31.1 31.1 < 0.005 < 0.005 - 31.2 Equipment
Demolitio - 0.09 0.09 0.01 0.01
n
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 0.06 0.06 0.06 0.61 0.00 0.00 0.14 0.14 0.00 0.03 0.03 132 132 0.01 0.01 0.01 133 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 19/88
1-174
The Crossing at Peterson Detailed Report, 5/22/2024
Hauling 0.32 0.21 13.2 2.91 0.07 0.21 2.92 3.13 0.21 0.75 0.96 10,996 10,996 0.10 1.76 0.62 11,525 Average
Daily
Worker
Vendor
Hauling
Annual
Worker
Vendor
Hauling
< 0.005
< 0.005
0.00 0.00
0.02 0.01
< 0.005
0.00 < 0.005
< 0.005
0.00 < 0.005
< 0.005
0.04 0.00 0.00 0.01 0.01 0.00 < 0.005
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
0.71 0.16 < 0.005 0.01 0.16 0.17 0.01 0.04 0.05
< 0.005
< 0.005
0.01 0.00
0.00 0.00
0.13 0.03
0.00 < 0.005
0.00 0.00
< 0.005 < 0.005
< 0.005 0.00
0.00 0.00
0.03 0.03
< 0.005 < 0.005
0.00 0.00
< 0.005 0.01
7.71 7.71
< 0.005 < 0.005 0.01 7.82
0.00 0.00 0.00 0.00 0.00 0.00
602 602 0.01 0.10 0.56 632
1.28 0.00
0.01 1.28 < 0.005
0.00 0.00
99.7 99.7
< 0.005 < 0.005
0.00 0.00
< 0.005 0.02
1.29 0.00 0.00
0.09 105
3.3. Site Preparation (2025) - 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)
Daily,
Winter
(Max)
Off -Road
Equipmen
Dust
From
Material
Moveme
TOG
3.94 n:
Onsite
truck
Average
Daily
0.00 ROG
3.31 0.00
NOx
31.6 0.00
CO
30.2 0.00
S02
0.05 0.00
PM10E
1.37 0.00
PM1OD
7.69 0.00
PM10T
1.37 7.69
0.00 PM2.5E
1 26
0.00 PM2.5D
3.94 0.00
PM2.5T
1.26 3.94
0.00 BCO2
NBCO2
5,295
0.00 CO2T
5,295
0.00 CH4
0.21 0.00
N20
0.04 0.00
R
0.00 CO2e
5,314
0.00 20/88
1-175
The Crossing at Peterson Detailed Report, 5/22/2024
Off -Road 0.11 0.09 0.87 0.83 < 0.005 0.04
Equipment
0.04 0.03
0.03 145 145 0.01 < 0.005 - 146
Dust 0.21 0.21 0.11 0.11
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 truck
Annual
Off -Road 0.02 0.02 0.16 0.15 < 0.005 0.01
Equipment
Dust
From
Material
Movemen:
0.00 0.00
0.00 0.00
0.00 0.00
0.01 0.01 0.01 24.0 24.0 < 0.005 < 0.005 - 24.1
0.04 0.04
0.02 0.02
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
(Max)
Daily,
Winter
(Max)
0.00 0.00 0.00
0.00 0.00 0.00
Worker 0.07 0.06 0.07 0.71 0.00 0.00 0.16 0.16 0.00 0.04 0.04 154 154 0.01 0.01 0.02 156 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 0.16 0.10 6.59 1.46 0.04 0.11 1.46 1.57 0.11 0.37 0.48 5,500 5,500 0.05 0.88 0.31 5,764 Average
Daily
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 4.50 4.50 < 0.005 < 0.005 0.01 4.56 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 0.18 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 151 151 < 0.005 0.02 0.14 158 Annual
21 / 88
1-176
The Crossing at Peterson Detailed Report, 5/22/2024
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 Vendor 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 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005
0.74 0.74 < 0.005 < 0.005 < 0.005 0.75
0.00 0.00 0.00 0.00 0.00 0.00
24.9 24.9 < 0.005 < 0.005 0.02 26.2
3.4. Site Preparation (2025) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
TOG
ROG
NOx
CO
S02
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 3.94
Equipment
Dust
From
Material
Movement
Onsite
truck
Average
Daily
0.00 Off -Road 0.11
Equipment
Dust
From
Material
Movemen:
Onsite
truck
0.00 3.31
0.00 0.09
0.00 31.6
0.00 0.87
0.00 30.2
0.00 0.83
0.00 0.05
0.00 < 0.005
0.00 1.37
0.00 0.04
0.00 7.69
0.00 0.21
0.00 1.37
7.69 0.00
0.04 0.21
0.00 1.26
0.00 0.03
0.00 3.94
0.00 0.11
0.00 1.26
3.94 0.00
0.03 0.11
0.00 5,295
0.00 145
0.00 5,295
0.00 145
0.00 0.21
0.00 0.01
0.00 0.04
0.00 < 0.005
0.00 0.00
0.00 5,314
0.00 146
0.00 Annual -
1-17-7
22 / 88
The Crossing at Peterson Detailed Report, 5/22/2024
Off -Road 0.02
Equipment
Dust
From
Material
Movemen:
Onsite
truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
0.00 0.02
0.00 0.16
0.00 0.15
0.00 < 0.005
0.00 0.01
0.00 0.04
0.00 0.01
0.04 0.00
0.01 0.00
0.02 0.00
0.01 0.02
0.00 24.0
0.00 24.0
0.00 < 0.005
0.00 < 0.005
0.00 0.00
24.1 0.00
Worker 0.07 0.06 0.07 0.71 0.00 0.00 0.16 0.16 0.00 0.04 0.04 154 154 0.01 0.01 0.02 156 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 0.16 0.10 6.59 1.46 0.04 0.11 1.46 1.57 0.11 0.37 0.48 5,500 5,500 0.05 0.88 0.31 5,764 Average
Daily
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 4.50 4.50 < 0.005 < 0.005 0.01 4.56 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 0.18 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 151 151 < 0.005 0.02 0.14 158 Annual
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 0.74 0.74 < 0.005 < 0.005 < 0.005 0.75 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 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 24.9 24.9 < 0.005 < 0.005 0.02 26.2
3.5. Grading (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
23 / 88
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CO2e
The Crossing at Peterson Detailed Report, 5/22/2024
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 3.80 3.20 29.7 28.3 0.06 1.23 1.23 1.14 1.14 6,599 6,599 0.27 0.05 6,622 Equipment
Dust 3.60 3.60 1.43 1.43
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
Average
Daily
Off -Road 0.31 0.26 2.44 2.33 0.01 0.10 0.10 0.09 0.09 542 542 0.02 < 0.005 - 544 Equipment
Dust 0.30 0.30 0.12 0.12
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 0.06 0.05 0.45 0.42 < 0.005 0.02 0.02 0.02 0.02 89.8 89.8 < 0.005 < 0.005 - 90.1 Equipment
Dust 0.05 0.05 0.02 0.02
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
24 / 88
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The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Worker 0.08 0.07 0.08 0.81 0.00 0.00 0.18 0.18 0.00 0.04 0.04 176 176 0.01 0.01 0.02 178 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 0.08 0.05 3.17 0.70 0.02 0.05 0.70 0.75 0.05 0.18 0.23 2,642 2,642 0.02 0.42 0.15 2,769 Average
Daily
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 15.4 15.4 < 0.005 < 0.005 0.03 15.6 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 0.01 < 0.005 0.26 0.06 < 0.005 < 0.005 0.06 0.06 < 0.005 0.01 0.02 217 217 < 0.005 0.03 0.20 228 Annual
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 2.55 2.55 < 0.005 < 0.005 < 0.005 2.59 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 0.05 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 35.9 35.9 < 0.005 0.01 0.03 37.7
3.6. Grading (2025) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 3.80
Equipment
3.20 29.7
28.3 0.06
1.23 1.23
1.14 1.14
6,599
6,599
0.27 0.05
1-180
6,622
25 / 88
The Crossing at Peterson Detailed Report, 5/22/2024
Dust 3.60 3.60 1.43 1.43
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
Average
Daily
Off -Road 0.31 0.26 2.44 2.33 0.01 0.10 0.10 0.09 0.09 542 542 0.02 < 0.005 - 544 Equipment
Dust 0.30 0.30 0.12 0.12
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 0.06 0.05 0.45 0.42 < 0.005 0.02 0.02 0.02 0.02 89.8 89.8 < 0.005 < 0.005 - 90.1 Equipment
Dust 0.05 0.05 0.02 0.02
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 0.07 0.08 0.81 0.00 0.00 0.18 0.18 0.00 0.04 0.04 176 176 0.01 0.01 0.02 178 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 0.08 0.05 3.17 0.70 0.02 0.05 0.70 0.75 0.05 0.18 0.23 2,642 2,642 0.02 1.421 815 2,769 26 / 88 I I
The Crossing at Peterson Detailed Report, 5/22/2024
Average
Daily
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 15.4 15.4 < 0.005 < 0.005 0.03 15.6 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 0.01 < 0.005 0.26 0.06 < 0.005 < 0.005 0.06 0.06 < 0.005 0.01 0.02 217 217 < 0.005 0.03 0.20 228 Annual
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 2.55 2.55 < 0.005 < 0.005 < 0.005 2.59 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 0.05 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 35.9 35.9 < 0.005 0.01 0.03 37.7
3.7. Building Construction (2025) - 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)
Daily,
Winter
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
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 0.01 0.01 0.10 0.13 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 23.5 23.5 < 0.005 < 0.005 - 23.5 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
27/88
1-182
The Crossing at Peterson Detailed Report, 5/22/2024
Off -Road
Equipmen
Onsite
truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
< 0.005
0.00 < 0.005
0.00 0.02
0.00 0.02
0.00 < 0.005
0.00 < 0.005
0.00 0.00
< 0.005
0.00 < 0.005
0.00 0.00
< 0.005
0.00 3.88
0.00 3.88
0.00 < 0.005
0.00 < 0.005
0.00 0.00
3.90 0.00
Worker 0.36 0.32 0.36 3.54 0.00 0.00 0.79 0.79 0.00 0.19 0.19 768 768 0.04 0.03 0.08 779 Vendor 0.02 0.01 0.42 0.19 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 350 350 < 0.005 0.05 0.02 364 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 8.03 8.03 < 0.005 < 0.005 0.01 8.14 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 3.42 3.42 < 0.005 < 0.005 < 0.005 3.57 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 1.33 1.33 < 0.005 < 0.005 < 0.005 1.35 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 0.57 0.57 < 0.005 < 0.005 < 0.005 0.59 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
3.8. Building Construction (2025) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2 CO2T
CH4 N20
CO2e
28/88
1-183
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
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 0.01 0.01 0.10 0.13 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 23.5 23.5 < 0.005 < 0.005 - 23.5 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 < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 3.88 3.88 < 0.005 < 0.005 - 3.90 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 0.36 0.32 0.36 3.54 0.00 0.00 0.79 0.79 0.00 0.19 0.19 768 768 0.04 0.03 0.08 779 Vendor 0.02 0.01 0.42 0.19 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 350 350 < 0.005 0.05 0.02 364 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
29 / 88
1-184
The Crossing at Peterson Detailed Report, 5/22/2024
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 8.03 8.03 < 0.005 < 0.005 0.01 8.14 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 3.42 3.42 < 0.005 < 0.005 < 0.005 3.57 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 1.33 1.33 < 0.005 < 0.005 < 0.005 1.35 Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 0.57 0.57 < 0.005 < 0.005 < 0.005 0.59 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. Building Construction (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
TOG
Off -Road 1.28
Equipment
Onsite
truck
Daily,
Winter
(Max)
0.00 Off -Road 1.28
Equipment
Onsite
truck
Average
Daily
0.00 Off -Road 0.91
Equipment
ROG
1.07 0.00
1.07 0.00
0.77 NOx
9.85 0.00
9.85 0.00
7.04 CO
13.0 0.00
13.0 0.00
9.26 SO2
0.02 0.00
0.02 0.00
0.02 PM10E
0.38 0.00
0.38 0.00
0.27 PM10D
0.00 0.00
PM10T
0.38 0.00
0.38 0.00
0.27 PM2.5E
0.35 0.00
0.35 0.00
0.25 PM2.5D
0.00 0.00
PM2.5T
0.35 0.00
0.35 0.00
0.25 BCO2
NBCO2
2,397
0.00 2,397
0.00 1,712
CO2T
2,397
0.00 2,397
0.00 1,712
CH4
0.10 0.00
0.10 0.00
0.07 N20
0.02 0.00
0.02 0.00
0.01 R
0.00 0.00
CO2e
2,405
0.00 2,405
0.00 1,718
30 / 88
1-185
The Crossing at Peterson Detailed Report, 5/22/2024
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 0.17 0.14 1.28 1.69 < 0.005 0.05 0.05 0.05 0.05 283 283 0.01 < 0.005 - 284 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)
Worker 0.41 0.38 0.31 5.57 0.00 0.00 0.79 0.79 0.00 0.19 0.19 883 883 0.04 0.03 2.81 897 Vendor 0.02 0.01 0.38 0.17 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 343 343 < 0.005 0.05 0.89 358 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 0.34 0.31 0.33 3.28 0.00 0.00 0.79 0.79 0.00 0.19 0.19 753 753 0.02 0.03 0.07 763 Vendor 0.02 0.01 0.40 0.18 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 344 344 < 0.005 0.05 0.02 358 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 0.25 0.23 0.22 2.86 0.00 0.00 0.56 0.56 0.00 0.13 0.13 574 574 0.01 0.02 0.87 582 Vendor 0.01 0.01 0.28 0.13 < 0.005 < 0.005 0.07 0.07 < 0.005 0.02 0.02 245 245 < 0.005 0.03 0.27 256 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 0.05 0.04 0.04 0.52 0.00 0.00 0.10 0.10 0.00 0.02 0.02 95.1 95.1 < 0.005 < 0.005 0.14 96.3 Vendor < 0.005 < 0.005 0.05 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 40.6 40.6 < 0.005 0.01 0.05 42.4 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 31 / 88
1-186
The Crossing at Peterson Detailed Report, 5/22/2024
3.10. Building Construction (2026) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
TOG
Off -Road 1.28
Equipment
Onsite
truck
Daily,
Winter
(Max)
0.00 Off -Road 1.28
Equipment
Onsite
truck
Average
Daily
0.00 Off -Road 0.91
Equipment
Onsite
truck
0.00 Annual -
Off -Road 0.17
Equipment
Onsite
truck
Offsite
0.00 ROG
1.07 0.00
1.07 0.00
0.77 0.00
0.14 0.00
NOx
9.85 0.00
9.85 0.00
7.04 0.00
1.28 0.00
CO
13.0 0.00
13.0 0.00
9.26 0.00
1.69 0.00
SO2
0.02 0.00
0.02 0.00
0.02 0.00
< 0.005
0.00 PM10E
0.38 0.00
0.38 0.00
0.27 0.00
0.05 0.00
PM10D
0.00 0.00
0.00 0.00
PM10T
0.38 0.00
0.38 0.00
0.27 0.00
0.05 0.00
PM2.5E
0.35 0.00
0.35 0.00
0.25 0.00
0.05 0.00
PM2.5D
0.00 0.00
0.00 0.00
PM2.5T
0.35 0.00
0.35 0.00
0.25 0.00
0.05 0.00
BCO2
NBCO2
2,397
0.00 2,397
0.00 1,712
0.00 283
0.00 CO2T
2,397
0.00 2,397
0.00 1,712
0.00 283
0.00 CH4
0.10 0.00
0.10 0.00
0.07 0.00
0.01 0.00
N2O
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
2,405
0.00 2,405
0.00 1,718
0.00 284
0.00 32 / 88
1-187
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Worker 0.41 0.38 0.31 5.57 0.00 0.00 0.79 0.79 0.00 0.19 0.19 883 883 0.04 0.03 2.81 897 Vendor 0.02 0.01 0.38 0.17 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 343 343 < 0.005 0.05 0.89 358 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 0.34 0.31 0.33 3.28 0.00 0.00 0.79 0.79 0.00 0.19 0.19 753 753 0.02 0.03 0.07 763 Vendor 0.02 0.01 0.40 0.18 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 344 344 < 0.005 0.05 0.02 358 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 0.25 0.23 0.22 2.86 0.00 0.00 0.56 0.56 0.00 0.13 0.13 574 574 0.01 0.02 0.87 582 Vendor 0.01 0.01 0.28 0.13 < 0.005 < 0.005 0.07 0.07 < 0.005 0.02 0.02 245 245 < 0.005 0.03 0.27 256 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 0.05 0.04 0.04 0.52 0.00 0.00 0.10 0.10 0.00 0.02 0.02 95.1 95.1 < 0.005 < 0.005 0.14 96.3 Vendor < 0.005 < 0.005 0.05 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 40.6 40.6 < 0.005 0.01 0.05 42.4 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
3.11. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
33 / 88
1-188
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Winter
(Max)
Off -Road 1.23 1.03 9.39 12.9 0.02 0.34 0.34 0.31 0.31 2,397 2,397 0.10 0.02 2,405 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 0.12 0.10 0.94 1.29 < 0.005 0.03 0.03 0.03 0.03 239 239 0.01 < 0.005 - 240 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 0.17 0.24 < 0.005 0.01 0.01 0.01 0.01 39.6 39.6 < 0.005 < 0.005 - 39.7 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 0.32 0.29 0.30 3.05 0.00 0.00 0.79 0.79 0.00 0.19 0.19 738 738 0.02 0.03 0.07 748 Vendor 0.02 0.01 0.39 0.17 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 336 336 < 0.005 0.04 0.02 350 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 0.03 0.03 0.03 0.37 0.00 0.00 0.08 0.08 0.00 0.02 0.02 78.7 78.7 < 0.005 < 0.005 0.11 79.7 Vendor < 0.005 < 0.005 0.04 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 33.5 33.5 < 0.005 < 0.005 0.04 34.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.001 8(g0 0.00 34/88
The Crossing at Peterson Detailed Report, 5/22/2024
Annual
Worker 0.01 0.01 0.01 0.07 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 13.0 13.0 < 0.005 < 0.005 0.02 13.2 Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 5.55 5.55 < 0.005 < 0.005 0.01 5.78 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
3.12. Building Construction (2027) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
TOG
Off -Road 1.23
Equipment
Onsite
truck
Average
Daily
0.00 Off -Road 0.12
Equipment
Onsite
truck
0.00 Annual -
Off -Road 0.02
Equipment
Onsite
truck
Offsite
0.00 ROG
1.03 0.00
0.10 0.00
0.02 0.00
NOx
9.39 0.00
0.94 0.00
0.17 0.00
CO
12.9 0.00
1.29 0.00
0.24 0.00
SO2
0.02 0.00
< 0.005
0.00 < 0.005
0.00 PM10E
0.34 0.00
0.03 0.00
0.01 0.00
PM1OD
0.00 0.00
0.00 PM 10T
0.34 0.00
0.03 0.00
0.01 0.00
PM2.5E
0.31 0.00
0.03 0.00
0.01 0.00
PM2.5D
0.00 0.00
0.00 PM2.5T
0.31 0.00
0.03 0.00
0.01 0.00
BCO2
NBCO2
2,397
0.00 239
0.00 39.6
0.00 CO2T
2,397
0.00 239
0.00 39.6
0.00 CH4
0.10 0.00
0.01 0.00
< 0.005
0.00 N2O
0.02 0.00
< 0.005
0.00 < 0.005
0.00 R
0.00 0.00
0.00 CO2e
2,405
0.00 240
0.00 39.7
0.00 35 / 88
1-190
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Worker 0.32 0.29 0.30 3.05 0.00 0.00 0.79 0.79 0.00 0.19 0.19 738 738 0.02 0.03 0.07 748 Vendor 0.02 0.01 0.39 0.17 < 0.005 < 0.005 0.09 0.10 < 0.005 0.03 0.03 336 336 < 0.005 0.04 0.02 350 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 0.03 0.03 0.03 0.37 0.00 0.00 0.08 0.08 0.00 0.02 0.02 78.7 78.7 < 0.005 < 0.005 0.11 79.7 Vendor < 0.005 < 0.005 0.04 0.02 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 33.5 33.5 < 0.005 < 0.005 0.04 34.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Annual
Worker 0.01 0.01 0.01 0.07 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 13.0 13.0 < 0.005 < 0.005 0.02 13.2 Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 5.55 5.55 < 0.005 < 0.005 0.01 5.78 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. Paving (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 0.88
Equipment
0.74 6.94
9.95 0.01
0.30 0.30
0.27 0.27
1,511
1,511
0.06 0.01
1-191
1,516
36 / 88
The Crossing at Peterson Detailed Report, 5/22/2024
Paving 1.06
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 0.05 0.04 0.38 0.55 < 0.005 0.02 0.02 0.02 0.02 82.8 82.8 < 0.005 < 0.005 - 83.1 Equipment
Paving 0.06 -
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 0.01 0.01 0.07 0.10 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 13.7 13.7 < 0.005 < 0.005 - 13.8 Equipment
Paving 0.01
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 0.06 0.05 0.05 0.52 0.00 0.00 0.14 0.14 0.00 0.03 0.03 126 126 < 0.005 0.01 0.01 128 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 7.40 7.40 < 0.005 < 0.005 0.01 7.50 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Annual - - 1
37 / 88 192 -
The Crossing at Peterson Detailed Report, 5/22/2024
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 1.23 1.23 < 0.005 < 0.005 < 0.005 1.24 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
3.14. Paving (2027) - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Onsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
Off -Road 0.88
Equipment
0.74 Paving - 1.06
Onsite
truck
Average
Daily
0.00 Off -Road 0.05
Equipment
0.00 0.04
Paving - 0.06
Onsite
truck
0.00 Annual -
Off -Road 0.01
Equipment
0.00 0.01
Paving - 0.01
6.94 0.00
0.38 0.00
0.07 9.95
0.00 0.55
0.00 0.10
0.01 0.00
< 0.005
0.00 < 0.005
0.30 0.00
0.02 0.00
< 0.005
0.00 0.00
0.30 0.00
0.02 0.00
< 0.005
0.27 0.00
0.02 0.00
< 0.005
0.00 0.00
0.27 0.00
0.02 0.00
< 0.005
1,511
0.00 82.8
0.00 13.7
1,511
0.00 82.8
0.00 13.7
0.06 0.00
< 0.005
0.00 < 0.005
0.01 0.00
< 0.005
0.00 < 0.005
0.00 0.00
1,516
0.00 83.1
0.00 13.8
38 / 88
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The Crossing at Peterson Detailed Report, 5/22/2024
Onsite
truck
Offsite
Daily,
Summer
(Max)
Daily,
Winter
(Max)
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 Worker 0.06 0.05 0.05 0.52 0.00 0.00 0.14 0.14 0.00 0.03 0.03 126 126 < 0.005 0.01 0.01 128 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 7.40 7.40 < 0.005 < 0.005 0.01 7.50 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Annual
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 1.23 1.23 < 0.005 < 0.005 < 0.005 1.24 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
3.15. Architectural Coating (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location
Onsite
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
S02
PM10E
PM10D
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2 CO2T CH4 N2O
CO2e
39 / 88
1-194
The Crossing at Peterson Detailed Report, 5/22/2024
Off -Road 0.14 0.11 0.83 1.13 < 0.005 0.02 0.02 0.02 0.02 134 134 0.01 < 0.005 - 134 Equipment
Architect 46.4
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
Daily,
Winter
(Max)
Off -Road 0.14 0.11 0.83 1.13 < 0.005 0.02 0.02 0.02 0.02 134 134 0.01 < 0.005 - 134 Equipment
Architect 46.4
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
Average
Daily
Off -Road 0.01 0.01 0.05 0.06 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 7.32 7.32 < 0.005 < 0.005 - 7.34 Equipment
Architect 2.54
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
Annual
Off -Road < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - Equipment
Architect 0.46
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 truck
1.21 1.21 < 0.005 < 0.005 -
0.00 0.00
0.00 0.00
1.22 0.00 0.00
Offsite
40 / 88
1=195 -
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Worker 0.08 0.07 0.06 1.04 0.00 0.00 0.16 0.16 0.00 0.04 0.04 173 173 < 0.005 0.01 0.51 176 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 0.06 0.06 0.06 0.61 0.00 0.00 0.16 0.16 0.00 0.04 0.04 148 148 < 0.005 0.01 0.01 150 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 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 8.64 8.64 < 0.005 < 0.005 0.01 8.75 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 1.43 1.43 < 0.005 < 0.005 < 0.005 1.45 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
3.16. Architectural Coating (2027) - Mitigated
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
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
41 / 88
1-196
The Crossing at Peterson Detailed Report, 5/22/2024
Off -Road 0.14 0.11 0.83 1.13 < 0.005 0.02 0.02 0.02 0.02 134 134 0.01 < 0.005 - 134 Equipment
Architect 46.4
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
Daily,
Winter
(Max)
Off -Road 0.14 0.11 0.83 1.13 < 0.005 0.02 0.02 0.02 0.02 134 134 0.01 < 0.005 - 134 Equipment
Architect 46.4
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
Average
Daily
Off -Road 0.01 0.01 0.05 0.06 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 7.32 7.32 < 0.005 < 0.005 - 7.34 Equipment
Architect 2.54
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
Annual
Off -Road < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - Equipment
Architect 0.46
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 truck
1.21 1.21 < 0.005 < 0.005 -
0.00 0.00
0.00 0.00
1.22 0.00 0.00
Offsite
42 / 88
1=197 -
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Worker 0.08 0.07 0.06 1.04 0.00 0.00 0.16 0.16 0.00 0.04 0.04 173 173 < 0.005 0.01 0.51 176 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 0.06 0.06 0.06 0.61 0.00 0.00 0.16 0.16 0.00 0.04 0.04 148 148 < 0.005 0.01 0.01 150 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 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 8.64 8.64 < 0.005 < 0.005 0.01 8.75 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 1.43 1.43 < 0.005 < 0.005 < 0.005 1.45 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
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
43 / 88
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CO2e
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Apartme 4.11 3.75 3.98 41.4 0.10 0.07 8.64 8.71 0.07 2.19 2.26 10,479 10,479 0.34 0.45 29.2 10,650 nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Asphalt
Surfaces
General 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Office
Building
Total 4.11 3.75 3.98 41.4 0.10 0.07 8.64 8.71 0.07 2.19 2.26 10,479 10,479 0.34 0.45 29.2 10,650 Daily,
Winter
(Max)
Apartme 3.41 3.05 4.34 27.7 0.09 0.07 8.64 8.71 0.07 2.19 2.26 9,312 9,312 0.36 0.46 0.76 9,459 nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Asphalt
Surfaces
General 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Office
Building
Total 3.41 3.05 4.34 27.7 0.09 0.07 8.64 8.71 0.07 2.19 2.26 9,312 9,312 0.36 0.46 0.76 9,459 Annual
Apartme 0.59 0.53 0.68 5.21 0.02 0.01 1.41 1.42 0.01 0.36 0.37 1,449 1,449 0.05 0.07 1.87 1,472 nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Asphalt
Surfaces
General 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Office
Building
44/88 1-199
The Crossing at Peterson Detailed Report, 5/22/2024
Total 0.59 0.53 0.68 5.21 0.02 0.01 1.41 1.42 0.01 0.36 0.37 1,449 1,449 0.05 0.07 1.87 1,472
4.1.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
Daily,
Summer
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
TOG
4.11 0.00
0.00 ROG
3.75 0.00
0.00 NOx
3.98 0.00
0.00 CO
41.4 0.00
0.00 SO2
0.10 0.00
0.00 PM10E
0.07 0.00
0.00 PM10D
8.64 0.00
0.00 PM10T
8.71 0.00
0.00 PM2.5E
0.07 0.00
0.00 PM2.5D
2.19 0.00
0.00 PM2.5T
2.26 0.00
0.00 BCO2
NBCO2
10,479
0.00 0.00
CO2T
10,479
0.00 0.00
CH4
0.34 0.00
0.00 N2O
0.45 0.00
0.00 R
29.2 0.00
0.00 CO2e
10,650
0.00 0.00
Total 4.11 3.75 3.98 41.4 0.10 0.07 8.64 8.71 0.07 2.19 2.26 10,479 10,479 0.34 0.45 29.2 10,650 Daily,
Winter
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
3.41 0.00
0.00 3.05
0.00 0.00
4.34 0.00
0.00 27.7
0.00 0.00
0.09 0.00
0.00 0.07
0.00 0.00
8.64 0.00
0.00 8.71
0.00 0.00
0.07 0.00
0.00 2.19
0.00 0.00
2.26 0.00
0.00 9,312
0.00 0.00
9,312
0.00 0.00
0.36 0.00
0.00 0.46
0.00 0.00
0.76 0.00
0.00 9,459
0.00 0.00
Total 3.41 3.05 4.34 27.7 0.09 0.07 8.64 8.71 0.07 2.19 2.26 9,312 9,312 0.36 0.46 0.76 9,459 Annual
45 / 88
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Apartme
nts
Other
Asphalt
Surfaces
General
Office
Building
0.59 0.00
0.00 0.53
0.00 0.00
0.68 0.00
0.00 5.21
0.00 0.00
0.02 0.00
0.00 0.01
0.00 0.00
1.41 0.00
0.00 1.42
0.00 0.00
0.01 0.00
0.00 0.36
0.00 0.00
0.37 0.00
0.00 Total 0.59 0.53 0.68 5.21 0.02 0.01 1.41 1.42 0.01 0.36 0.37 1,449
0.00 0.00
1,449
0.00 0.00
0.05 0.00
0.00 0.07
0.00 0.00
1.87 0.00
0.00 1,472
0.00 0.00
1,449 1,449 0.05 0.07 1.87 1,472
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)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
Daily,
Winter
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
779
0.00 59.2
839
CO2T
779
0.00 CH4
0.07 0.00
59.2 0.01
839 0.08
N2O
0.01 0.00
R
< 0.005 -
0.01 CO2e
784
0.00 59.6
843
46 / 88
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Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
Annual
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
779
0.00 59.2
779
0.00 59.2
0.07 0.00
0.01 0.01
0.00 < 0.005
784
0.00 59.6
839 839 0.08 0.01 843
129
0.00 9.81
129
0.00 9.81
0.01 0.00
< 0.005
< 0.005
0.00 < 0.005
130
0.00 9.86
139 139 0.01 < 0.005 — 140
4.2.2. Electricity Emissions By Land Use - Mitigated
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
Daily,
Summer
(Max)
Apartme
nts
Low Rise
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
752
CO2T
752
CH4
0.07 N2O
0.01 CI
Co2e
756
47/88
1-202
The Crossing at Peterson Detailed Report, 5/22/2024
Other 0.00 0.00 0.00 0.00 0.00
Asphalt
Surfaces
General 59.2 59.2 0.01 < 0.005 - 59.5
Office
Building
Total 811 811 0.08 0.01 816
Daily,
Winter
(Max)
Apartme 752 752 0.07 0.01 756
nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00
Asphalt
Surfaces
General 59.2 59.2 0.01 < 0.005 - 59.5
Office
Building
Total 811 811 0.08 0.01 816
Annual
Apartme - 124 124 0.01 < 0.005 - 125
nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00
Asphalt
Surfaces
General 9.80 9.80 < 0.005 < 0.005 - 9.86
Office
Building
Total 134 134 0.01 < 0.005 - 135
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 48/88 1-203
The Crossing at Peterson Detailed Report, 5/22/2024
Land
Use
Daily,
Summer
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
TOG
0.06 0.00
< 0.005
ROG
0.03 0.00
< 0.005
NOx
0.51 0.00
0.03 CO
0.22 0.00
0.02 SO2
< 0.005
0.00 < 0.005
PM10E
0.04 0.00
< 0.005
PM10D
PM10T
0.04 0.00
< 0.005
PM2.5E
0.04 0.00
< 0.005
PM2.5D
PM2.5T
0.04 0.00
< 0.005
BCO2
NBCO2
653
0.00 31.7
CO2T
653
0.00 31.7
CH4
0.06 0.00
< 0.005
N2O
< 0.005
0.00 < 0.005
R
CO2e
654
0.00 31.7
Total 0.06 0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 684 684 0.06 < 0.005 - 686 Daily,
Winter
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
Annual
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
0.06 0.00
< 0.005
0.06 0.01
0.00 0.03
0.00 < 0.005
0.51 0.00
0.03 0.22
0.00 0.02
< 0.005
0.00 < 0.005
0.04 0.00
< 0.005
0.04 0.00
< 0.005
0.04 0.00
< 0.005
0.04 0.00
< 0.005
653
0.00 31.7
653
0.00 31.7
0.06 0.00
< 0.005
< 0.005
0.00 < 0.005
654
0.00 31.7
0.03 0.54 0.24 < 0.005 0.04 0.04 0.04 0.04 684 684 0.06 < 0.005 - 686
0.01 0.00
0.09 0.00
0.04 0.00
< 0.005
0.00 0.01
0.00 0.01
0.00 0.01
0.00 0.01
0.00 108
0.00 108
0.00 0.01
0.00 < 0.005
0.00 108
0.00 49 / 88
1-204
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General
Office
Building
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
< 0.005
Total 0.01 0.01 0.10 0.04 < 0.005 0.01
< 0.005
< 0.005
0.01 0.01
< 0.005
5.24 5.24
< 0.005
< 0.005
5.25 0.01 113 113 0.01 < 0.005 - 114
4.2.4. Natural Gas Emissions By Land Use - Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
Daily,
Summer
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
TOG
0.06 0.00
< 0.005
ROG
0.03 0.00
< 0.005
NOx
CO
0.51 0.22
0.00 0.00
0.03 0.02
SO2
PM10E
< 0.005 0.04
0.00 0.00
< 0.005
< 0.005
Total 0.06 0.03 0.54 0.24 < 0.005 0.04
Daily,
Winter
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
0.06 0.00
< 0.005
0.03 0.00
< 0.005
0.51 0.00
0.03 0.22
0.00 0.02
< 0.005
0.00 < 0.005
0.04 0.00
< 0.005
PM1OD
PM10T
0.04 0.00
< 0.005
PM2.5E
0.04 0.00
< 0.005
0.04 0.04
0.04 0.00
< 0.005
0.04 0.00
< 0.005
PM2.5D
PM2.5T
0.04 0.00
< 0.005
BCO2
NBCO2
653
0.00 31.7
CO2T
653
0.00 31.7
CH4
0.06 0.00
< 0.005
N2O
< 0.005
0.00 < 0.005
R
CO2e
654
0.00 31.7
0.04 684 684 0.06 < 0.005 - 686
0.04 0.00
< 0.005
653
0.00 31.7
653
0.00 31.7
0.06 0.00
< 0.005
< 0.005
0.00 < 0.005
654
0.00 31.7
50 / 88
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Total 0.06 0.03 0.54 0.24 < 0.005 0.04
Annual -
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
0.01 0.00
< 0.005
0.01 0.00
< 0.005
0.09 0.00
< 0.005
0.04 0.00
< 0.005
< 0.005
0.00 < 0.005
0.01 0.00
< 0.005
Total 0.01 0.01 0.10 0.04 < 0.005 0.01
0.04 0.04 0.04 684 684 0.06 < 0.005 - 686
0.01 0.00
< 0.005
0.01 0.00
< 0.005
0.01 0.01
0.01 0.00
< 0.005
108
0.00 5.24
108
0.00 5.24
0.01 0.00
< 0.005
< 0.005
0.00 < 0.005
108
0.00 5.25
0.01 113 113 0.01 < 0.005 - 114
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source
Daily,
Summer
(Max)
TOG
ROG
Hearths 34.8 31.3
Consum
er
Products
Architect
ural
Coatings
Landsca
pe
Equipme
nt
0.66 2.83
0.25 0.62
NOx
CO
2.49 61.0
0.07 6.97
SO2
PM10E
0.16 8.57
< 0.005
< 0.005
PM1OD
PM1OT
PM2.5E
8.57 8.41
< 0.005
< 0.005
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
8.41 1,124 2,148 3,272 3.35 0.04
< 0.005
18.8 18.8
< 0.005
< 0.005
R
CO2e
3,368
18.9 Total 35.4 35.0 2.56 68.0 0.16 8.57
8.57 8.41 8.41 1,124 2,167 3,291 3.35 0.04 3,387
51 / 88
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Daily,
Winter
(Max)
Hearths 34.8 31.3
Consum
er
Products
Architect
ural
Coatings
2.83 0.25
2.49 61.0
0.16 8.57
8.57 8.41 8.41 1,124 2,148 3,272 3.35 0.04 3,368
Total 34.8 34.4 2.49 61.0 0.16 8.57 8.57 8.41 8.41 1,124 2,148 3,272 3.35 0.04 3,368 Annual
Hearths 0.43 0.39 0.03 0.76 < 0.005 0.11 0.11 0.11 0.11 12.7 24.4 37.1 0.04 < 0.005 - 38.2 Consum
er
Products
Architect
ural
Coatings
Landsca
pe
Equipme
nt
0.06 0.52
0.05 0.06
0.01 0.63
< 0.005
< 0.005
Total 0.49 1.01 0.04 1.39 < 0.005 0.11
< 0.005
< 0.005
0.11 0.11
< 0.005
1.54 1.54
< 0.005
< 0.005
1.54 0.11 12.7 25.9 38.6 0.04 < 0.005 - 39.7
4.3.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source
Daily,
Summer
(Max)
TOG
ROG
Hearths 34.8 31.3
NOx
CO
2.49 61.0
SO2
PM10E
0.16 8.57
PM10D
PM 10T
PM2.5E
8.57 8.41
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
8.41 1,124 2,148 3,272 3.35 0.04
R
CO2e
3,368
52 / 88
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The Crossing at Peterson Detailed Report, 5/22/2024
Consum - 2.83
er
Architect 0.25
ural
Coatings
Landsca 0.66 0.62 0.07 6.97 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 18.8 18.8 < 0.005 < 0.005 - 18.9 pe
Equipme
nt
Total 35.4 35.0 2.56 68.0 0.16 8.57 8.57 8.41 8.41 1,124 2,167 3,291 3.35 0.04 3,387 Daily,
Winter
(Max)
Hearths 34.8 31.3 2.49 61.0 0.16 8.57 8.57 8.41 8.41 1,124 2,148 3,272 3.35 0.04 3,368 Consum 2.83
er
Products
Architect 0.25
ural
Coatings
Total 34.8 34.4 2.49 61.0 0.16 8.57 8.57 8.41 8.41 1,124 2,148 3,272 3.35 0.04 3,368 Annual
Hearths 0.43 0.39 0.03 0.76 < 0.005 0.11 0.11 0.11 0.11 12.7 24.4 37.1 0.04 < 0.005 - 38.2 Consum 0.52
er
Products
Architect 0.05
ural
Coatings
Landsca 0.06 0.06 0.01 0.63 < 0.005 < 0.005 - < 0.005 < 0.005 - < 0.005 - 1.54 1.54 < 0.005 < 0.005 - 1.54 pe
Equipme
nt
Total 0.49 1.01 0.04 1.39 < 0.005 0.11
0.11 0.11
0.11 12.7 25.9
38.6 0.04
< 0.005 - 39.7
53 / 88
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The Crossing at Peterson Detailed Report, 5/22/2024
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
Daily,
Winter
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
9.04 0.00
1.22 21.2
9.91 2.86
10.3 34.0
9.04 0.00
1.22 21.2
9.91 2.86
30.2 9.91
4.08 0.93
< 0.005
0.13 44.2 1.06
30.2 9.91
4.08 0.93
< 0.005
0.13 0.02
< 0.005
< 0.005
60.1 9.96
8.11 0.03 78.2
0.02 < 0.005
< 0.005
60.1 9.96
8.11 Total - 10.3 34.0 44.2 1.06 0.03 78.2
Annual -
54 / 88
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Apartme
nts
Other
Asphalt
Surfaces
General
Office
Building
Total
4.4.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
1.50 3.51 5.01 0.15 < 0.005 - 9.95
0.00 1.64 1.64 < 0.005 < 0.005 - 1.65
0.20 0.47 0.68 0.02 < 0.005 - 1.34
1.70 5.62 7.32 0.17 < 0.005 - 12.9
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Apartme 9.04 21.2 30.2 0.93 0.02 60.1
nts
Low Rise
Other - - - - - - - - - 0.00 9.91 9.91 < 0.005 < 0.005 - 9.96 Asphalt
Surfaces
General
Office
Building
Total
1.22 2.86 4.08 0.13 < 0.005 - 8.11
10.3 34.0 44.2 1.06 0.03 78.2
Daily,
Winter
(Max)
Apartme
nts
Low Rise
9.04 21.2
30.2 0.93
0.02 60.1
55 / 88
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Other
Asphalt
Surfaces
General
Office
Building
Total -
Annual -
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
0.00 1.22
9.91 2.86
10.3 34.0
1.50 0.00
0.20 3.51
1.64 0.47
9.91 4.08
< 0.005
0.13 44.2 1.06
5.01 1.64
0.68 0.15
< 0.005
0.02 < 0.005
< 0.005
9.96 8.11
0.03 78.2
< 0.005
< 0.005
< 0.005
9.95 1.65
1.34 1.70 5.62 7.32 0.17 < 0.005 - 12.9
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
Daily,
Summer
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
27.1 0.00
NBCO2
0.00 0.00
CO2T
27.1 0.00
CH4
2.71 0.00
N2O
0.00 0.00
R
1-211
CO2e
95.0 0.00
56 / 88
The Crossing at Peterson Detailed Report, 5/22/2024
General
Office
Building
Total
Daily,
Winter
(Max)
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total -
Annual -
Apartme
nts
Low Rise
Other
Asphalt
Surfaces
General
Office
Building
Total
1.79 0.00
1.79 0.18
0.00 6.28
28.9 0.00 28.9 2.89 0.00 101
27.1 0.00
1.79 0.00
0.00 0.00
27.1 0.00
1.79 2.71
0.00 0.18
0.00 0.00
0.00 95.0
0.00 6.28
28.9 0.00 28.9 2.89 0.00 101
4.49 0.00
0.30 0.00
0.00 0.00
4.49 0.00
0.30 0.45
0.00 0.03
0.00 0.00
0.00 4.79 0.00 4.79 0.48 0.00
15.7 0.00
1.04 16.8
4.5.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
57/88
1-212
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Summer
(Max)
Apartme - 27.1 0.00 27.1 2.71 0.00 95.0
nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00 0.00
Asphalt
Surfaces
General 1.79 0.00 1.79 0.18 0.00 6.28
Office
Building
Total 28.9 0.00 28.9 2.89 0.00 101
Daily, - -
Winter
(Max)
Apartme 27.1 0.00 27.1 2.71 0.00 95.0
nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00 0.00
Asphalt
Surfaces
General 1.79 0.00 1.79 0.18 0.00 6.28
Office
Building
Total 28.9 0.00 28.9 2.89 0.00 101
Annual
Apartme 4.49 0.00 4.49 0.45 0.00 15.7
nts
Low Rise
Other 0.00 0.00 0.00 0.00 0.00 0.00
Asphalt
Surfaces
General 0.30 0.00 0.30 0.03 0.00 1.04
Office
Building
58 / 88 1-213
The Crossing at Peterson Detailed Report, 5/22/2024
Total
4.79 0.00 4.79 0.48 0.00 16.8
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
Daily, —
Summer
(Max)
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
8002
NBCO2
CO2T
CH4
N2O
R
CO2e
Apartme
nts
Low Rise
General
Office
Building
Total
Daily,
Winter
(Max)
Apartme
nts
Low Rise
General
Office
Building
Total
Annual
Apartme
nts
Low Rise
0.91 0.01
0.91 0.01
0.92 0.92
0.91 0.01
0.91 0.01
0.92 0.92
0.15 0.15
59 / 88
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General
Office
Building
Total
< 0.005
< 0.005
0.15 0.15
4.6.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Apartme
nts
Low Rise
General
Office
Building
Total
Daily,
Winter
(Max)
Apartme
nts
Low Rise
General
Office
Building
Total
Annual —
Apartme
nts
Low Rise
0.91 0.01
0.91 0.01
0.92 0.92
0.91 0.01
0.91 0.01
0.92 0.92
0.15 0.15
60 / 88
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General
Office
Building
Total
< 0.005
< 0.005
0.15 0.15
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
4.7.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Total
61 / 88
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Daily,
Winter
(Max)
Total
Annual
Total
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
4.8.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
62 / 88
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Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
4.9.2. Mitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) 1-218
63 / 88
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Equipme
Type
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
N20
R
CO2e
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) Vegetatio
n
TOG
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N20
R
CO2e
Daily,
Summer
(Max)
Total
Daily,
Winter
(Max)
Total
Annual
Total
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated 64 / 88
1-219
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Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/day for daily, MT/yr for annual) Land
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
N2O
R
CO2e
4.10.3. Avoided and Sequestered Emissions by Species
Criteria Pollutants (1b/clay for daily, ton/yr for annual) and - Unmitigated
GHGs (1b/clay for daily, MT/yr for annual)
Species
Daily,
Summer
(Max)
TOG
Avoided —
Subtotal —
Sequest
ered
Subtotal —
Remove
d
Subtotal —
ROG
NOx
CO
SO2
PM10E
PM1OD
PM1OT
PM2.5E
PM2.5D
PM2.5T
B002
NBCO2
CO2T
CH4
N2O
R
CO2e
65 / 88
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Daily,
Winter
(Max)
Avoided —
Subtotal —
Sequest
ered
Subtotal —
Remove
d
Subtotal —
Annual —
Avoided —
Subtotal —
Sequest
ered
Subtotal —
Remove
d
Subtotal —
4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) Vegetatio
n
Daily,
Summer
(Max)
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM 10T
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
Total
— ' 1 �1
66/88
The Crossing at Peterson Detailed Report, 5/22/2024
Daily,
Winter
(Max)
Total
Annual
Total
4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated 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)
Total
Daily,
Winter
(Max)
Total
Annual
Total
TOG
ROG
NOx
CO
SO2
PM10E
PM10D
PM1OT
PM2.5E
PM2.5D
PM2.5T
BCO2
NBCO2
CO2T
CH4
N2O
R
CO2e
— — — — — — — — — — — — — — — — —
4.10.6. Avoided and Sequestered Emissions by Species - Mitigated Criteria Pollutants (1b/clay for daily, ton/yr for annual) and GHGs (1b/clay for daily, MT/yr for annual) Species
Daily,
Summer
(Max)
TOG
Avoided —
Subtotal —
ROG
NOx
CO
SO2
PM10E
PM10D
PM1OT
PM2.5E
PM2.5D
PM2.5T
B002
NBCO2
CO2T
CH4
N2O
R
CO2e
67/88
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Sequest
Subtotal
Remove
d
Subtotal
Daily,
Winter
(Max)
Avoided
Subtotal
Sequest
ered
Subtotal
Remove
d
Subtotal
Annual
Avoided
Subtotal
Sequest
ered
Subtotal
Remove
d
Subtotal
68 / 88
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5. Activity Data
5.1. Construction Schedule
Phase Name
Phase Type
Start Date
End Date
Days Per Week
Work Days per Phase
Phase Description
Demolition
Site Preparation
Grading
Building Construction
Paving
Architectural Coating
Demolition
Site Preparation
Grading
Building Construction
Paving
Architectural Coating
5.2. Off -Road Equipment
5.2.1. Unmitigated
10/1/2025
10/30/2025
11/14/2025
12/27/2025
2/21/2027
3/22/2027
10/29/2025
11/13/2025
12/26/2025
2/20/2027
3/21/2027
4/19/2027
5.00 5.00
5.00 5.00
5.00 5.00
20.0 10.0
30.0 300
20.0 20.0
Asphalt Demolition
Phase Name
Equipment Type
Fuel Type
Engine Tier
Number per Day
Hours Per Day
Horsepower
Load Factor
Demolition
Concrete/Industrial
Saws
Diesel
Demolition Excavators Diesel
Demolition Rubber Tired Dozers Diesel
Site Preparation Rubber Tired Dozers Diesel
Site Preparation Tractors/Loaders/Backh Diesel
oes
Average
Average
Average
Average
Average
1.00 3.00
2.00 3.00
4.00 8.00
8.00 8.00
8.00 8.00
33.0 36.0
367
367
84.0 0.73
0.38 0.40
0.40 0.37
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Tractors/Loaders/Backh Diesel Average 2.00 8.00 84.0 0.37 oes
69 / 88
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Building Construction
Building Construction
Building Construction
Building Construction
Building Construction
Paving
Paving
Paving
Architectural Coating
Cranes
Forklifts
Generator Sets
Tractors/Loaders/Backh
oes
Welders
Pavers
Paving Equipment
Rollers
Air Compressors
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Average
Average
Average
Average
Average
Average
Average
Average
Average
1.00 3.00
1.00 3.00
1.00 2.00
2.00 2.00
1.00 7.00
8.00 8.00
7.00 8.00
8.00 8.00
8.00 6.00
367
82.0 14.0
84.0 46.0
81.0 89.0
36.0 37.0
0.29 0.20
0.74 0.37
0.45 0.42
0.36 0.38
0.48 5.2.2. Mitigated
Phase Name
Demolition
Demolition
Demolition
Site Preparation
Site Preparation
Grading
Grading
Grading
Grading
Grading
Building Construction
Building Construction
Equipment Type
Concrete/Industrial
Saws
Excavators
Rubber Tired Dozers
Rubber Tired Dozers
Tractors/Loaders/Backh
oes
Excavators
Graders
Rubber Tired Dozers
Scrapers
Tractors/Loaders/Backh
oes
Cranes
Forklifts
Fuel Type
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Engine Tier
Average
Average
Average
Average
Average
Average
Average
Average
Average
Average
Average
Average
Number per Day
1.00 3.00
2.00 3.00
4.00 2.00
1.00 1.00
2.00 2.00
1.00 3.00
Hours Per Day
8.00 8.00
8.00 8.00
8.00 8.00
8.00 8.00
8.00 8.00
7.00 8.00
Horsepower
33.0 36.0
367
367
84.0 36.0
148
367
423
84.0 367
82.0 Load Factor
0.73 0.38
0.40 0.40
0.37 0.38
0.41 0.40
0.48 0.37
0.29 0.20
Building Construction
Generator Sets
Diesel
Average
1.00 8.00
14.0 70/88 1-2 5
The Crossing at Peterson Detailed Report, 5/22/2024
Building Construction
Building Construction
Paving
Paving
Paving
Architectural Coating
Tractors/Loaders/Backh
Welders
Pavers
Paving Equipment
Rollers
Air Compressors
Diesel
Diesel
Diesel
Diesel
Diesel
Diesel
Average
Average
Average
Average
Average
Average
3.00 1.00
2.00 2.00
2.00 1.00
7.00 8.00
8.00 8.00
8.00 6.00
84.0 46.0
81.0 89.0
36.0 37.0
0.37 0.45
0.42 0.36
0.38 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name
Demolition
Demolition
Demolition
Demolition
Demolition
Site Preparation
Site Preparation
Site Preparation
Site Preparation
Site Preparation
Grading
Grading
Grading
Grading
Grading
Building Construction
Trip Type
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
One -Way Trips per Day
15.0 161
17.5 80.7
20.0 38.8
Miles per Trip
12.8 8.33
20.0 12.8
8.33 20.0
12.8 8.33
20.0 Vehicle Mix
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
71 / 88
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Building Construction
Building Construction
Building Construction
Building Construction
Paving
Paving
Paving
Paving
Paving
Architectural Coating
Architectural Coating
Architectural Coating
Architectural Coating
Architectural Coating
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
87.5 13.4
0.00 15.0
0.00 17.5
0.00 12.8
8.33 20.0
12.8 8.33
20.0 12.8
8.33 20.0
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
5.3.2. Mitigated
Phase Name
Demolition
Demolition
Demolition
Demolition
Demolition
Site Preparation
Site Preparation
Site Preparation
Site Preparation
Trip Type
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
One -Way Trips per Day
15.0 161
17.5 80.7
Miles per Trip
12.8 8.33
20.0 12.8
8.33 20.0
Vehicle Mix
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
HHDT
LDA,LDT1,LDT2
HHDT,MHDT
HHDT
Site Preparation
Onsite truck
HHDT
72 / 88
1-221
The Crossing at Peterson Detailed Report, 5/22/2024
Grading
Grading
Grading
Worker
Vendor
Grading Hauling
Grading Onsite truck
Building Construction
Building Construction
Building Construction
Building Construction
Building Construction
Paving
Paving
Paving
Paving
Paving
Architectural Coating
Architectural Coating
Architectural Coating
Architectural Coating
Architectural Coating
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
Worker
Vendor
Hauling
Onsite truck
20.0 12.8
8.33 38.8 20.0
87.5 12.8
13.4 8.33
0.00 20.0
15.0 0.00
17.5 0.00
12.8 8.33
20.0 12.8
8.33 20.0
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
HHDT
HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied
Water unpaved roads twice daily
PM10 Reduction
55%
PM2.5 Reduction
55%
73 / 88
1-228
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5.5. Architectural Coatings
Phase Name
Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non -Residential Interior Area
Coated (sq ft)
Non -Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
257,580
85,860
5,370
1,790
21,168
Phase Name
Material Imported (Cubic Yards)
Material Exported (Cubic Yards)
Acres Graded (acres)
Material Demolished (Ton of
Debris)
Acres Paved (acres)
Demolition
Site Preparation
Grading
Paving
0.00 0.00
5.6.2. Construction Earthmoving Control Strategies
0.00 6,453
9,300
0.00 0.00
15.0 90.0
0.00 12,906
0.00 0.00
0.00 8.10
Control Strategies Applied
Frequency (per day)
PM10 Reduction
PM2.5 Reduction
Water Exposed Area
Water Demolished Area
5.7. Construction Paving
2 2
61%
36%
61%
36%
Land Use
Area Paved (acres)
% Asphalt
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
8.10 0.00
0%
100%
0%
74 / 88
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5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (Ib/MWh)
Year
kWh per Year
CO2
CH4
N20
2025
2026
2027
0.00 0.00
0.00 5.9. Operational Mobile Sources
5.9.1. Unmitigated
349
346
346
0.03 0.03
0.03 < 0.005
< 0.005
< 0.005
Land Use Type
Trips/Weekday
Trips/Saturday
Trips/Sunday
Trips/Year
VMT/Weekday
VMT/Saturday
VMT/Sunday
VMT/Year
Apartments Low 878
Rise
Other Asphalt
Surfaces
General Office
Building
5.9.2. Mitigated
0.00 0.00
977 754 319,239
0.00 0.00 0.00
0.00 0.00 0.00
10,986 12,217 9,425 3,992,704
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
Land Use Type
Trips/Weekday
Trips/Saturday
Trips/Sunday
Trips/Year
VMT/Weekday
VMT/Saturday
VMT/Sunday
VMT/Year
Apartments Low 878
Rise
Other Asphalt 0.00
Surfaces
General Office
Building
0.00 977 754 319,239
0.00 0.00 0.00
0.00 0.00 0.00
5.10. Operational Area Sources
10,986 12,217 9,425 3,992,704
0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00
75 / 88
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5.10.1. Hearths
5.10.1.1. Unmitigated
Hearth Type
Unmitigated (number)
Apartments Low Rise
Wood Fireplaces
Gas Fireplaces
Propane Fireplaces
Electric Fireplaces
No Fireplaces
Conventional Wood Stoves
Catalytic Wood Stoves
Non -Catalytic Wood Stoves
Pellet Wood Stoves
5.10.1.2. Mitigated
6 102
0 0
12 0
6 6
0 Hearth Type
Unmitigated (number)
Apartments Low Rise
Wood Fireplaces
Gas Fireplaces
Propane Fireplaces
Electric Fireplaces
No Fireplaces
Conventional Wood Stoves
Catalytic Wood Stoves
Non -Catalytic Wood Stoves
Pellet Wood Stoves
6 102
0 0
12 0
6 6
0 76 / 88
1-231
The Crossing at Peterson Detailed Report, 5/22/2024
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)
257580
5.10.3. Landscape Equipment
85,860
5,370
1,790
21,168
Season
Unit
Value
Snow Days
Summer Days
5.10.4. Landscape Equipment - Mitigated
day/yr
day/yr
0.00 180
Season
Unit
Value
Snow Days
Summer Days
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N20 and Natural Gas (kBTU/yr) day/yr
day/yr
0.00 180
Land Use
Electricity (kWh/yr)
CO2
CH4
N20
Natural Gas (kBTU/yr)
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
5.11.2. Mitigated
821,615
0.00 62,447
346
346
346
Electricity (kWh/yr) and CO2 and CH4 and N20 and Natural Gas (kBTU/yr)
0.0330
0.0330
0.0330
0.0040
0.0040
0.0040
2,036,427
0.00 98,760
77/88
1-232
The Crossing at Peterson Detailed Report, 5/22/2024
Land Use
Electricity (kWh/yr)
CO2
CH4
N20
Natural Gas (kBTU/yr)
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
792,675
0.00 62,415
346
346
346
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
0.0330
0.0330
0.0330
0.0040
0.0040
0.0040
2,036,427
0.00 98,760
Land Use
Indoor Water (gal/year)
Outdoor Water (gal/year)
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
5.12.2. Mitigated
4,718,158
0.00 636,287
0.00 3,244,912
0.00 Land Use
Indoor Water (gal/year)
Outdoor Water (gal/year)
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
5.13. Operational Waste Generation
5.13.1. Unmitigated
4,718,158
0.00 636,287
0.00 3,244,912
0.00 Land Use
Waste (ton/year)
Cogeneration (kWh/year)
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
50.4 0.00
3.33 78/88
1-233
The Crossing at Peterson Detailed Report, 5/22/2024
5.13.2. Mitigated
Land Use
Waste (ton/year)
Cogeneration (kWh/year)
Apartments Low Rise
Other Asphalt Surfaces
General Office Building
50.4 0.00
3.33 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
Apartments Low Rise
Apartments Low Rise
General Office Building
General Office Building
5.14.2. Mitigated
Average room A/C &
Other residential A/C
and heat pumps
R -410A
Household refrigerators R -134a
and/or freezers
Household refrigerators R -134a
and/or freezers
Other commercial NC R -410A
and heat pumps
2,088
1,430
1,430
2,088
< 0.005
0.12 0.02
< 0.005
2.50 0.60
0.60 4.00
2.50 0.00
0.00 4.00
10.0 1.00
1.00 18.0
Land Use Type
Equipment Type
Refrigerant
GWP
Quantity (kg)
Operations Leak Rate
Service Leak Rate
Times Serviced
Apartments Low Rise
Apartments Low Rise
General Office Building
Average room NC &
Other residential NC
and heat pumps
R -410A
Household refrigerators R -134a
and/or freezers
Household refrigerators R -134a
and/or freezers
2,088
1,430
< 0.005
0.12 2.50
0.60 1,430 0.02 0.60
2.50 0.00
0.00 10.0
1.00 1.00
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General Office Building Other commercial A/C R -410A 2,088 and heat pumps
5.15. Operational Off -Road Equipment
5.15.1. Unmitigated
< 0.005 4.00
4.00 18.0
Equipment Type
Fuel Type
Engine Tier
Number per Day
Hours Per Day
Horsepower
Load Factor
5.15.2. Mitigated
Equipment Type
Fuel Type
Engine Tier
Number per Day
Hours Per Day
Horsepower
Load Factor
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
Equipment Type
Fuel Type
Number per Day
Hours per Day
Hours per Year
Horsepower
Load Factor
5.16.2. Process Boilers
Equipment Type
Fuel Type
Number
Boiler Rating (MMBtu/hr)
Daily Heat Input (MMBtu/day)
Annual Heat Input (MMBtu/yr)
5.17. User Defined
Equipment Type
Fuel Type
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
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Vegetation Land Use Type
Vegetation Soil Type
Initial Acres
Final Acres
5.18.1.2. Mitigated
Vegetation Land Use Type
Vegetation Soil Type
Initial Acres
Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type
Initial Acres
Final Acres
5.18.1.2. Mitigated
Biomass Cover Type
Initial Acres
Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type
Number
Electricity Saved (kWh/year)
Natural Gas Saved (btu/year)
5.18.2.2. Mitigated
Tree Type
Number
Electricity Saved (kWh/year)
Natural Gas Saved (btu/year)
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
Cal -Adapt midcentury 2040-2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100. 81 / 88
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Climate Hazard
Result for Project Location
Unit
Temperature and Extreme Heat
Extreme Precipitation
Sea Level Rise
Wildfire
23.4 0.00
0.00 annual days of extreme heat
annual days with precipitation above 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 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about 3/4 an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal -Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento -San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events.
Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal -Adapt (2040-2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (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
Temperature and Extreme Heat
Extreme Precipitation
Sea Level Rise
Wildfire N/A
Flooding N/A
Drought 0
Snowpack Reduction N/A
Air Quality Degradation N/A
1 N/A
N/A
0 N/A
N/A
N/A
N/A
0 N/A
N/A
0 N/A
N/A
N/A
N/A
0 N/A
N/A
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 hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate *skle ;tion measures. 82 / 88
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6.3. Adjusted Climate Risk Scores
Climate Hazard
Exposure Score
Sensitivity Score
Adaptive Capacity Score
Vulnerability Score
Temperature and Extreme Heat
Extreme Precipitation
Sea Level Rise
Wildfire
Flooding N/A
Drought 1
Snowpack Reduction N/A
Air Quality Degradation N/A
1 N/A
N/A
N/A
1 N/A
N/A
N/A
N/A
1 N/A
N/A
1 N/A
N/A
N/A
N/A
1 N/A
N/A
2 N/A
N/A
N/A
N/A
2 N/A
N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures.
6.4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.
Indicator
Result for Project Census Tract
Exposure Indicators
AQ-Ozone
AQ-PM
AQ-DPM
Drinking Water
Lead Risk Housing
88.7 6.45
10.4 48.5
15.5 1-238
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Pesticides
Toxic Releases
Traffic
Effect Indicators
CleanUp Sites
Groundwater
Haz Waste Facilities/Generators
Impaired Water Bodies
Solid Waste
Sensitive Population
Asthma
Cardio-vascular
Low Birth Weights
Socioeconomic Factor Indicators
Education
Housing
Linguistic
Poverty
Unemployment
12.6 2.00
71.1 0.00
0.00 8.76
0.00 0.00
22.9 19.9
45.9 38.1
60.9 24.8
52.4 52.5
7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
Indicator
Result for Project Census Tract
Economic
Above Poverty
Employed
Median HI
47.69665084
6.274862056
34.1973566
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Education
Bachelor's or higher 60.87514436
High school enrollment 100
Preschool enrollment 83.27986655
Transportation
Auto Access 58.83485179
Active commuting 32.27255229
Social
2 -parent households 87.34761966
Voting 71.03811113
Neighborhood
Alcohol availability 85.0891826
Park access 27.34505325
Retail density 44.12934685
Supermarket access 31.64378288
Tree canopy 18.95290645
Housing
Homeownership 53.93301681
Housing habitability 71.28191967
Low-inc homeowner severe housing cost burden 68.00975234 Low-inc renter severe housing cost burden 44.18067496
Uncrowded housing 84.29359682
Health Outcomes
Insured adults 32.06723983
Arthritis 0.0
Asthma ER Admissions 85.4
High Blood Pressure 0.0
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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 42.3
Cognitively Disabled 48.3
Physically Disabled 38.4
Heart Attack ER Admissions 75.7
Mental Health Not Good 0.0
Chronic Kidney Disease 0.0
Obesity 0.0
Pedestrian Injuries 92.9
Physical Health Not Good 0.0
Stroke 0.0
Health Risk Behaviors
Binge Drinking 0.0
Current Smoker 0.0
No Leisure Time for Physical Activity 0.0
Climate Change Exposures
Wildfire Risk 0.0
SLR Inundation Area 0.0
Children 97.3
Elderly 1.5
English Speaking 79.2
Foreign -born 26.9
Outdoor Workers 71.4
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Climate Change Adaptive Capacity
Impervious Surface Cover
Traffic Density
Traffic Access
Other Indices
Hardship
Other Decision Support
2016 Voting
7.3. Overall Health & Equity Scores
51.4 35.3
23.0 37.1
89.4 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) Project Located in a Community Air Protection Program Community (Assembly Bill 617)
14.0 47.0
No
No
No
a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
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
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Screen
Justification
Land Use
Construction: Construction Phases
Operations: Vehicle Data
Operations: Water and Waste Water
The population total of 220 is based on the CADF May 2024 household size of 1.83 PPH for the City of Rancho Mirage. The asphalt surfaces include parking, hardscape, and landscaping. The general office building corresponds to the on -site clubhouse and administration facility and is included to calculate the construction, energy use, and architectural coatings. Residential lot acreage is adjusted to the approximate site footprint, while building area remains default. The total landscaping area of approximately 172,918 SF is factored as part of the parking, hardscape and landscaping calculations land use.
Demolition will be limited to asphalt and hardscape removal from former uses.
Trip generation for clubhouse is nullified since it will be for on -site residents. The land use is included in CaIEEMod to account for the construction, energy use, and architectural coating emissions.
Outdoor water use is accounted for based on a total landscaped area of approximately 172,918 SF as a component of the parking lot and hardscape uses.
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PETERSON ROAD RANCHO MIRAGE
Initial Study / Mitigated Negative Declaration
Appendix B
Biology Report
Page Intentionally Blank
*
February 28, 2024
BLIEU COMPANIES LLC
Attention: Mark Irving
2000 East Fourth Street, Suite 205
Santa Ana, CA 92706
[*_
U
CON .J I 11
`G
SUBJECT: Habitat Assessment and Coachella Valley Multiple Species Habitat Conservation Plan Consistency Analysis (CVMSHCP) Report for the Proposed Crossings on Peterson Road Project located within Assessor Parcel Number (APN) 689-180-012 in the City of Rancho Mirage, Riverside County, California Introduction
This report contains the findings of ELMT Consulting's biological resources assessment for the proposed Crossings at Rancho Mirage project located within Assessor Parcel Number (APN) 689-180-012 in the city of Rancho Mirage, Riverside County, California. ELMT biologist Jacob H. Lloyd Davies conducted a field survey and evaluated the condition of the habitat within the proposed project site on February 14, 2024.
The literature review and field investigation were conducted to characterize existing site conditions and assess the probability of occurrence of special -status' plant and wildlife species that could pose a constraint to implementation of the project. This report provides a detailed assessment of the suitability of the on -site habitat to support special -status plant and wildlife species that were identified by the California Natural Diversity Database (CNDDB) and other electronic databases as potentially occurring in the vicinity of the proposed project site. Special attention was given to the suitability of the on -site habitat to support species protected under the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), and potential jurisdictional drainage features.
Project Location
The proposed project site is generally located north and east of State Route 111 and south and west of Interstate 10 in the City of Rancho Mirage, Riverside County, California. The site is depicted on the Cathedral City quadrangle of the United States Geological Survey's (USGS) 7.5 -minute topographic map series within Section 2 of Township 5 South, Range 5 East. Specifically, the approximately 12.34 -acre project site is located within APN 689-180-012. Refer to Exhibits 1-3 in Attachment A.
Project Description
The project proposes the development of a 116 -unit residential complex with associated recreational facilities and spaces, office spaces, a pool, and associated amenities and infrastructure. In addition, a 300 - foot setback from the Whitewater River will be included to avoid potential channel backup during extreme storm events. Refer to Attachment B, Site Plan.
As used in this report, "special -status" refers to plant and wildlife species that are federally or State listed, proposed, or candidates; CVMSHCP listed species; plant species that have been designated a CNPS Rare Plant Rank; and wildlife species that are designated by the CDFW as fully protected, species of special concern, or watch list species. 2201 N. Grand Avenue #10098 1 Santa Ana, CA 92711-0098 1(714) 716-5050 www.ELMTConsulting.com
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