Rancho Mirage City Council
December 18, 2025

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2093
RTC -264

Responses to Comments
Fitt -Carlton Reecho Mirage
Initial Study
July 2024
IMIM•BIO•& General Avoidance and hiNntrmimUm
Measures. The following avoidance and
m nirni*ataon merasuies spoil be implemented during
project canstruclion activities:
■ To prevent inadvertent entrapment Pi
special -stains wildlife during
construction, all excavated steep -
walled holes or trenches more than 2
feet deep shall be covered with
ptywood or similar materials at the close
of each walking day, ar be provided
with one or more escape ramps
constructed of earth toll or wooden
clanks, Before such holes or trenches
ate filled bey shall be thoravghly
inspected for trapped wildlife. It
trapped animals ar€+ observed, escape
rarrrps dr slr,sctvrei shalt be Iii taslad
immediately to allow eso ape_
P
Protect
Applicant CIfy
of Rancho
Mirage -
Planning Division.

During
canstrud Ic
n
MtillYIROyd: DesertTorti[Se. Because the project as
locate -of outside of a Conservation Area ISaal within
the 50272 acres of naturally occurring desert
tortoise habitat anticipated to be impacted tinder
r -,e Coachella Valley Multiple Species Habitat
',pnservatipn Plan. the project applicant shall nobly
the U.S. Fah and Wld4afe Service 45 days prior to the
issuance of a grading permit to otow for the
potential salvage of adult tortoises within this
noltheallon time portend_
Project
Applicant Clfy
of Poncho
Mirage- Planning
Division, and a
l uallfled
Biologist
45 days
prior lo the
issuance of
a grading
permit

CULTURAL RE
OUNCES
liNiiiiniiiiii Prior ip the rsu•ance 4'. p tar r.' no,
Protect
Applicant, City
of Ranctao
Mirage... .

PlahhingDM-sloe,
A t vakfied
ativ eorrnesicst. n
Native AmBaiCafl
monitoa
During
project
construollo
n
i
permit of arounc dishrrbina aclivnes. the
Appiican'/Owner shall eniet info a Tribal Cullurat
resources Aar;errrant and Rena riatiorq
As reeratent with Aarya Caliente acind of Canuitrr
ndiaru tACBC }, The purpose of the aareement
sigl1 be ID iorrn-pli;e plcieceb cend prpceGxrres
between the Applicant/Owner am t-ie Tribe for
prolecrion, treatment, and repairration of Native
American human rem o o. nrneroty objects:

Cultwal and /ot relisrie-us. ceremonial Herat, and
ot-er Tripp CALIF al resources, A Duaified
Archaeologist, rrxeel na the S8creiary of the
City of Rancho l.tragos
229
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November 2024
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RTC -265

Responses to Comments
Page: 229
',Number..1 Auirbuel 74roadi9ar Subject 1-0ghdlgh1 Date 4r19d2[124 4; a32 PM Same comments as previous secthan.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2095
RTC -266

Responses to Comments
Rltz•Carl�ran Rancho Mirage
initial Study
uty 2024
Inlerlor's Prafessianal GtualIfcatian Standards, and
OFT ACBC Native American monitor ;shall be present
For Initial ground -disturbing activities associated
with the current proposed project this may occur
n aloes of dative sot Bofn the Qua fed
Archaeolaralst ant: Aces Native American
man tors maw 'emoora fu is t al dives around
CriturbInu activities it IDotentici archoeoloalcal Or
Jriba Cu-urol resources are discovered t urin+a
construction activilias in order to assess any
ciscvveries n hie ie d, in the event un^nJi+'ipotad
cletovnrles Jfo rnada. the monitors. may stop
ground -disturbing activities in order to assess any
discoveries in the field.

Inthe event that archaeological resources (sites,
Ieatures, or artifacts' are exposed clueing
construction activities for the proposed project. all
construction work occurring within & feet of the
find shall Immediately stop until a Quafrfled
Archaeologist Gan evaluate the significance of
the find and determine whether add"dipnal study is
warranted. Depending on the significance of the
find under the California Environmental Quality
Act ICEQAI and the CEQA Guidelines rCpllfomla
Public Resources Code, $eciion 21082 14 CCI
I5p 3.5f1Th the Qualified Archaeologist may
eahotrsf the data potenfiul of the find bhibugh the
process of fieFd level recordation and then allow
work lo continue. Ispfaies are clearly non -
f crniftcant cachaeatoaicdi resources fas.
determined by the Qualified archaeotoaist, in
consultation with -1e Native American monitor
will be minimally documented in the field. It the
discovery proves significant under CECIA.
additional work such as oferraratioil of an
archaeological' treatment plan. Jesting . or data
recovery may be warranted n The event that
ciirstiren at r;rcrlae�lp ical resuurr is rersuirsri bw the 5usaer5A'iin rertulatrsro arJenr., curator) shell be conducted try an approae>.i lacal ratilety irs RIversit,e County a♦nndcuratmr, xhail bera+iinr„,.1�.nhy Cali emir{ -LS�t.. 't jri S6I 11 lit: si.eMSi 'm i�ilifijli6Le.r� �trl� in.S for the Duration of Airrheeolnrtica Collections The
AnpricaanI/Jawyner Shall be resninaible for all curators emirs and provide the City written documentation
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2096
RTC -267

Responses to Comments
Rltz•Carltrarr Rancho Mirage
initial Study
July 2024
frem_thrtcura1itan faol ity trit the curer. n iaat- eeri amts eted.
if Triba Cultural resources ii.e,,
prehistoric of ethnohistoric-perlad artifacts, road
remains, or features associotedi with Native
Americans) are expasetI during proposed project -
related ground disturbance. the ocficnsI¢enifiec
by the Agua Callenle Band of Cahullld Indians In a
pree:aistina esteement tsar unan•ciaareol di;cover
I shall be fo'iowedcontocted, This agreement nitay
fequire group rha!I b art:cd tc previdc the sorricori
r• del eet the Native American Monsforto l turn
to the site eiviewl4i0e4 to monitor ground -disturbing
work in the ,-area containing the Native American
cultural reroLtices. This monitoring would occur on
on as -needed basis rand would be intended to
ensure that Native American concerns eve Iciken
into account during the c onstructksn pisocess.

MM CUt-2 If human remains ire discovered during
construction of the proposed project, California
Health anal Satety Cade, Section 711501.5, states that
further disturbances and activities shall stop in any
urea tar nearby area suspected to overhe rernairrt,
and the County Coroner shot) be contacted. No
r'uither ekcnvalion Di disktrbince of the lire no any
nearby Urea reasonrakaly suspected to overlie
adjacent remains shall occur vnti the County
Coroner has determined, within two wworkiny drays
of notification d1 discovery, the oppropripte
treaftarent and disposition of the human remains.

Pursuant to Callon -lip Pubic Resources Cade,
Section 5097.95. II the Temains are thought b be
I alive American, the County Coroner will notify Me
Native American Heritage Commission, which will
then notify the mast kkety descenderri. At this time,
the re ran AV dltcrrvered the remain; will cOnlacl
the City at Rancho Mirage (City' so Mat they may
work with the most likely descendent on the
respectful treatrrdenl and disposition at they ternalns_ Further rait:Pril[131-11 of the CCIOOrnid Prabit RasOurdfiS Code, Sectian 5Q97,9$, are to be followed as
applicable.

Protect
Applica1nt, City
of Rancho
Mirage. A
Qualified
A.rckaa ologast,
County Coroner
lit applicable)
During
prc*jeci
construc io
n

GEOLOGY AND SOILS
NrA
GREUNHOra$EGAS [M1SSSI$NS
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Responses to Comments
RItz•Caritrarr Rancho Mirage
Initial Study
July 2024
N/A
N/A

LAND USE AND PLANNING

MINERAL RESOURCES
N/A
NOISE
MM -NOR -1: During proposed project construction,
the applicant shall rewire that large -looted hucl:s.
anti dozers Iffleatm than 80;CO0 poundsl that not
be teed within 50 leet along the entire Soul r ,r. -
properly lime. Irnsfegd, small rubber -tired or
aiterrecrtave equipment shall be wed within this
area during proposed project construction to
reduce vibration effects. li all mobile equipment
wed during proposed prOjecr construthOn the less
than 80,000 pounds, then the 50 foot buffer
mitigation is not reduired
Project Applicant
City of Rancho
Mirage. Planning
Division
During project
construction
POPULATION AND HOUSING.

N/A
Public SERVICES
NM

RECREATION
N/A

TRANSPORTATION/TRAFFIC
MAA-114,1, Hwytit and Frank Sinatra N. (.#3) -
Prior to operation at the proposed project. the
Applicant shell irnc¢egse the turn lune copaciilyr
from 260' to 400' for the North Round Lane
movement,
I Project Applicant..

City of R2anctia
Mirage- Ci1V
Engineer
Prior to
operation
MM-TRA-2 Hwy. 111 end Frank Sinatra Or. (#3)- F",: •
to operation oI fhe proposed project, the Apprc ant
shcA increase turn Iosre capacity from I/0' to 250' for the End Bound Lone movement.

Project Applicant,
City at R0nctho
Mirage- City
Engineer
Prior to
operation

TRIBAL CULTURAL RESOURCES
See MM -Cut -1 and MAA-Call-2 above.

City yr Rinchc Mk>a
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November 2024
2098
RTC -269

Responses to Comments
RItz.Cac4 an Rancho Mirage
Initial Study
July 2024

UTILITIES AND SERVICE SYSTEMS
NI4
CIB '? Rrnchc MMgye
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November 2024
2099
RTC -270

Responses to Comments
RItz•Car4an Rancho Mirage
Initial Study
July 2£724
CHAPTER 3: REFERENCES
Calltecycle. n.cJ,a- SWI5 Facility Detail- Lamb Canyon Sanitary Landfill. Accessed March 2020. httpuhrwwor2.catrecycle.ca.gov/SolidWaste/SitelSumrriory/2368 CARE Californiai Air Resources Board]- 2000. Risk Rearrcfio Pion fo Reduce Parficutafe Matter Emissions from E7feser•FueledE.rygrnes and Veil es. October 2000, Accessed September 2019, htfp:// www.arb_ca:gov/dieseUdocumentsirrpfinal.pdf .

CARB: 2011. "Glossary of Terrnrs Used In Greenhouse Gas Inverrlories.” Jung 22. 2018_ Accessed September 201?.hHa7:i9 www.orb.co_ao'vfccfinvenforeManfahc inven'aw q'E sscov.htm, CAi2B. 2022. California Greenhouse Gas ]missions for CLtJ to 2020 trends al Emissions and Other IncidersEs_ https:Jlww2.art;e.ca.govisilesldelnuNlfilesielrassic(ccJrnvent°ry.1 x.20_ghg_inventorY—trenda. pdt
CARB, 2022e. California Air Resources Board 20225coping Plpr>—Appendix 9, Local ,Actions,.

November 2022. Accessed January 2021 htips://ww2.arb. ca.gavfsitesJdefau1/filea12022- I 1/2J22•sp•appe ndix-d-lacol•dctlans.pdf.

GEC ICalifarnia Energy Commission]. 21316. CaTrfarnia Energy Consumption Database, Ar c.K5edi Janurjry 2019. htlpje www.ecdms_energy_cer govt_
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City at Rancho Mirage, nd,o. ON of Rancho Mirage Fre Department webpa fe-. Accessed February 2020. htips:fhanchomirageco,goviour-citylclty-departmentslfref, City of Rancho Mirage n,d,b, CUM
City of Rancho Mirage. 20102 Cite salt Rancho Miage Municipal Code -Title 17,1&050Exteaeior.glare. heat, and Ilght. Accessed February 202o -
City of Pcnrhn riirnge, 2005. City of Ranch -o Mirage General Ran Update -Ens] Environmental :. ? 4, Adopted October 2d71'i5. Accessed kir-Mare 2D20- rntps: fronchasnirrr{iecaagouJ'vrp-rantentivploadsf'011+},I01/General-Plpn-Update-Rhal- Envlranrneiretal• Imp act•R +port-Oc saber ' Q05•c ondensad_pdf _ City W Rancho Mirage, 2006. The Lodge at Ranch Mirage Hoael Expansion°Protect Draft Environmental Impact Report. Adopted June 2008. Accessed January 2020.

City of Rancho Mirage, 2013, City a Rancho Mirage Land Use and Zoning Map, Adopted August 2013. Accessed February 2020 Mips:fJranchtsrniragisca.gou,twp- content/uploodsf20I9J01 /toning•Map-wlihoul-al4th=Yerar•Logr,.pol.

City of Rancho Miage, 2017 City of Rancho Mirage General Plan -2717 Update. Adopted November 2017, trttpir,tfrmrhorncgeco.govfaur-city/citydeportrnerrtsJplannlngfgeneral-Fan/, LIB yr Rrn[rw Mkva
234

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Responses to Comments
RItz•Cartan Rancho Mirage
Initial Study
July 2024
City of Rancho Mirage, 2021. City al Rancho Mirage Municipal Code_ Current through September 2021. Accesred November 202I https;ff www.gcode.usfcade.slranchornkagef .

City of Rancho Mlroge. 2Q22. City of Rdriotro Miipge Geneeol Plan - b Cycle (2021.2011) Housing Element . hftps:f frmrsctsomirragecra-goviwo-canlerrifuploadif2022f12fAdopted-rand-Certified - tt o U s in g- E I em e n t. p d f.

CVMSHCP ;Coachella Volley ,Multiple Species Habitat Conservation Flan), n.d,er, CVMSHCP Fact Sheet.

ACCetsed March 2120, illy.)/www.s;vmshcp-or9ldc>c!'Faci 216hee CVMSHCP_pdi_ CVMSHCP. 2016. CVMSHCP Chapter d — Estoblishrnent of the MSHCP Reserve System. Adopted August 2016. Accessed March 202[1- illy'flw www.cvmshcp.orglPlan%20C3ocurnentsf

11.' 20CVAG% 0MSHCP1620PIan7.205ecliarr 204.0.pdf.

CWID;Coachella ValleyWater Dishich. 2010, 2015 Urban Warier Management Plan Hnal Report, Published July 2016. Accessed February 204.
https; l f yveom.cvwd. crrgiAsehiveCenterl ViewEleilfernl516, CV4VD. 2019_ Coachella Valley Wafer District - Sah lary Sewer Management Plan, Approved December 2019. Accessed February 4472,9_ https:llmsw,Cwed_°rglDocumeniCentesl Vlewf 10121Coachela•Valley-Water-Dlshict•••Sewer•Syst.em•M©a>lagernent•Plon•Fnal•Dralt- SSMP-PUMIdld=.

DOC 1[7epcnlrnent of Conservation). 2007. Updated Mineral Land Classification Map for Portland Cement Concaele-Grade Aggregate m the Palm Springs Pioducfian-Consumption 1P -CI Region, Riverside County. California. Pubfishedt 2007. Accessed March 20220, DOC 2016. Cssfrfornia Important Fcrmfond Finder, Accessed June 2020. https(lmcps,conservcslwn,cingoy/ d9rplciffl,
EPA IU.S. Enviresnrnental Protection Agency), 2016. Integra₹eci Science Assessment for Oxides of Nitrogen -health Crtt+effa{20;6 Final Report). U.S. EPA. EPA/6C0VR-15/06S, 2016.

EPA ;2 231 Inventory vt SY.S. isreenhvuse C,os Emissions and Sinks; 15+90-2021. U,S, Environmental Proleetlon Agency, EPA 4.30-+Z-23-002_ https:11www_epa.gavlghgemrssionsflnvenlory•us- greenhouse-gars-emissions-cndslnks-19 MIFEMA {Federal Emergency belonor,Jement Agency). n.d. Pa.+,A Flood Map Service_ Accessed March 2020_ https,} frnsc. fem a.gavf portaff home.

IPCC;Intergovernmental Panel on Climate Change)_ 2O)l. CfrcnaleChange 2G27 JhePhys:cal science 8osrs ConfrrbufJon of Working c3raup t to the Fourth Assessment Report of the Intergoverrmental Ponerpn Cfirnoie Change (Solomon. S:, D. Qin. AA. Monninit r_.. Chen, M.

Marquis. K.E. Averyf. M. Tignor and H.L. Miler reds.) y. Cambridge University Press, Cambridge.

United Kingdom and New York, NY. USA. 44e pp, Accessed. September 3019. htrp:lfwvrw-ipcc.ahfpdyffassessment•aepartfarglwglfar4_wgI eucsrl.pdf, LIB ai Rrncha ?Ova
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Rltz•Carl an Rancho Mirage
Initial Study
July 2024
O9iHA 1Ottice of Environmental Health Hazard Assessrrrant), 20l5.O Tpxfcs Hof Spots Program Risk Assessment Guidelines Guidance Manual for Pre,perratbn of Health Pik Arse-5nertts20r5.

February 21015. Accessed September 2019. hitp //oehha,ca.gov/air/hot_spoi /2015/ 2015Guldanc ski anual_pol
Pik (PBL Netherlands Environmental Assessment Agency)_ 2018- Trends in Gtobat CO2 and Total Greenhouse Gcps Prrrinfans. 2016 Report. [December 2018, Accessed September 2019_ hitpsWi.vww_phil_nlisltastclefaurf/ hDes/cros/publlcalies/pb1-2014trends-in-plabd1-c62-dad-total. greenhouse-gas-emissons-2[113-report_3125, pdf.

PSUSG (Pc lm Springs United School DLlrictJ 2022 ResIdentirtl and Commercial / Inclusleal Development Sct+col Fee Justification Study —Palm Springs Unified School District, Published March 31, ,0`; Accessed October 2023.
hops:Via/y u psusd usfsitearhandle-rsIlliedo, Iond askur?moduleinstanceid 204r74datairEd=;219 78E, File.t,lame=Finalied%20Schosxl%20Fee9620Siudy%242022:pdf Santa Ana Wildlne Threat Index. rt. d.a. Santa Aria Widdflre Threat Index welopage. Accessed March 20217_ hllps;},ffssapPs-nvrc+, ,gc'rrpsp/s nrii.

SLAG JSouthern Cntfornia Association of Governments). 2010 20rf2(1W0 Regional Transpartcatiart Pfern/Sustainatrfe Comtnurai esStrategy, Adopted April 7. 21716 Accessed March 2017, htfp: //sr_cgstpscs.net/Pages/FIr1AL2016R1PSCS_aspx,
SCAG. 2019a, Local Profile Report 2019 - Profile of the City rrt Rancho Mtrage Adopted May 2019.

Accessed February 2020. tsltps://yriaor.scag,ca.govIDocuments/RoncboMirage.pdf, SCAG. 2099♦?, Local Profile Report 2019-- Prole or the City ar Cathedral City. Adopted May 2(319.

Accessed February 2(r20. tsttps:// www.scag,ca,gov/f ocuments/C athedralCtly,pdt..

SLAG_ 21)19c. Local Pledge Report 2019 - Profile or the CI hi of Palm Springs, Adapted May 2019, Accessed February 2O20, hops://ww,v.scag,ca.{Jov/Documents/PafmSprings.pdf, T2=2
Cont
SCAG. 2020. 2020-2045 Regional Transportation Pfau/Sustainable Communities Strategy. Adopted September 3. 202,0, Accessed June 2021. hops://scclrg,cu,goo/aisles/mclfn/files/Fie- attctShmentsf0903fconnectsocal-plan_LLpdf31606C0I176,SCAQ1,1D (South Ccrast Air QUOIN Management district_ 194 . GEQA Ait Qualify Handbook- Revised NO -yen -thee 099 SCAQMO. 2005. Drcrft Guidance Document- to learn C'ELA Greenhouse Gas {GHi ) SI'gniRcance Threshafd. Oct -Ober 2008
SCADMD. 2010. 'Greenhouse t'arnses CEQA Sfgnil±conce Thresholds Working Qio p Meeting No. 15." September 2s, 2010. AccessedAugusl 201o. hltp.i/w+°.h'.agrnd_gow/dots/clorault-source/ ceachrnandbook tigreenhouse-gases-ighW-ceraa-sianli3cance-Ihtelsords/Year-Da0B-20O0/ ghg-rneeting-1 S/ghgm're. eting-f S -main -presentation pdfe I fvssn=2.

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Rltz•Carltran Rancho 14irage
Initial Study
JL ly 2024
SCAQMD, Z013_ FtrIChl 7.7r2 Air Quay Managemenf Pkm. Febtaaay 2013, hltp:// www.agmd,gov/ homeAltirorylclean-cair-plarr-s.lair-quality gt-planlfinaF2012-air-quality-management-ialan.

SC.AQMD, 2022. 2O22 Air Quafty Management Plan December 2. 2022.. Accessed Navernber 2023. h1tp://svvr v_agrnd.govihome/air •quality fclean•oir•plans/air•guailyregt-plan SCAdMD. 2019 "Si nDMD Ae Qucdlry Significance Thresholds- ' CrrIginally published in CEQA Air 4 ,rfrfty kcrrtdbock, Table A? -11-A Revised Apr1I 2017. http_//www:agrnd,govfdaesJdetaull- soua ce/ce 4a/h+onabeekltcagma-ais•4uaFN-significance-threw lapdf8 sfvrsn=2.

USDA (U S_ Cleportrrent el Agrlcu 1ur:eJ. 2007. 4lnited Stoles lepartman1 f AgricuI1ure - Nato I Re:ources Conservation Sery 'wee; Nallen.el Engineering Handbook Chapter 7 Hydrologic Sail Gra41�.r, issued.itanurary taw. Accessed March 2020. hltpclid'aectives,sc.egav usdn.aov/DpenNonWebti onlent.asc4content=22$24-wba-
CI r of Rrn[rw Nubia
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Appendix ,A-1
Air Quality and GIG Technical Report
<
Cont

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end App ix A-2

Health Risk Assessment Memorandum
Pogo 244 of 253 in Comment L_tte r T2
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Appendix B
Biological Resources Report
<
Cont
Rage 245 of 253 in Comment Letter T2
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Appendix C
Cultural Report
<
Cont

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Responses to Comments
Appendix D
Drainage Study
I. 2.2
Cont

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Responses to Comments
Appendix E
Noise Study
<
Cont
Rage 248 of 253 in Comment Letter T2
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Responses to Comments
Appendix Fl
Traffic Report
<
Cont
Rage 249 of 253 in Comment Letter T2
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Appendix F2
Vehicle Miles Travelled Analysis
Cont

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Appendix
Parking Evaluation
f
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Appendix H
Geotechnical Report
Cont

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Responses to Comments
Appendix I
Phase I ESA
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INTENTIONALLY LEFT BLANK
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Responses to Comments
Response to Comment Letter T2
Tribal Government
Ague Caliente Band of Cahuilla Indians
August 20, 2024
T2-1 The City acknowledges the comment as an introduction to comments that follow. This comment is included in the Final MND for review and consideration by the decision -makers prior to a final decision on the project. No further response is required.

T2-2 The comment includes suggested edits to MM-CUL-1. Please see revised MND-CUL-1 in the Final MND.

These changes merely clarify or amplify information already found in the Draft MND, and do not raise important new issues about significant effects on the environment. Revisions are presented in strikeout/underline format in the Final MND.

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INTENTIONALLY LEFT BLANK
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Responses to Comments
P: (62() 331-924ts
F: (626) 389 5114
I: inf,.. !rr id-itssitimr.e rn
Mitchell M. Tsai
?attotam, fa Law
Comment Letter 01
139 South Huciwn Avenue
Sutte 200
Pasadena, Califo olio 91101

VIA EMAIL,
April' , 2024
lien Torres
Planning Manager
69-825 l4ighwraw 111
Rancho Mirage, California, 92270
Ph: (760) 328-2266 Ext, 253
Pna. 1veent(tt ranchaaaariragec:i.ow
RE March 1. 2024 Initial Study / Mitigated Negative Declaration — City' of Rancho Mir+ge'r: Ritz-CarltonPh;ativ II I',?4 p:#rltii n F rroji4'et.

Dear 1'fr, Tones:

On laehalf of thc'4Vestern States Regional Council of Carpenters ("'4PSRCC"), our fu-tn is submitting these comments in connection with the City of Rancho Mirage's ("City" or ``Lead Agency") March 1, 2L124 Initial Study f Mitigated Negative Declaration ("NIh,11]°') pertaining to the kite -Carlton Phase II Expaan ion Project (Case Nos.. EA21-Olil)2, GPZNLk21-1i001, Dik21-0002, MOD21-0004) ("Proicct").

The Piiij•ect involves the construction of the Ritz.Carltcbn Residences Rancho Mirage and the. Sky Mesa Recreation Criitertart a 35.E}7-acr site located al 68900 Frank Sinatra (rive, Rancho Mirage, CA 1Y2,_270 (APIs: 689-330-026, -028, -032, .i}34; 6Sf9- °20-012, -1114; 619-331-001, -1318) in Riverside County. Nestled in the foothills crfthc Santa Rosa Nlasuittat is 650 feet above the Coachella Valley below, the 150,000-square- frxat Project will consist iif u one -to three.-staary nparrirnen1 and condominium complex, along with a parking garage, hotel, 28;543 square feet of event space, 6,273 square feet of restaurant space, and 5513 square feet for amenities, The overall Project Site includes an existing hotel that opened as n Ritz. -Carlton in 1988 and was later rebrandecL The Project would provide a kcal of 11]6 new units and 381 vehicle parking s'r .aces,
WSRCC is a. Libor union representing over 63,000. union carpenters in 10 states, including California, and has :t wtrong interest in well-+ rclered land use planning and in addressing the environmental impacts of development projects, Some WSRCC 01-1.
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Responses to Comments
City of RAM -110 Mirage — Rata Carlton Phase 11 Extrusion ril'9, 2D24
Page2afl.
members live,'work, and recreate in the City and the surrounding communities and would be directly affected i v. the Project's environmental impacts.

V 'SRCC expressly resezves the right to supplement these comments at or prior to hearings on the Project, and at ii.ny later hearing and proceeding related to this Project.

Fero , Code, § 650(1'7(b); PRC, § 2.11771A; see &rkenra' ifit rr,r frxr [Au/ C&e rvl v.

Ba rsfzehi (2004) 124 CaLAp-p.4th 1184,1199-12113; see also Gah;rite t e.neraris s. cl"'�7Yrtfrrt 11''rrttrDA' (1.''x)7) 60 CaLAppAth 1109, 1121._ WSRCC incorporates by reference aJl comments raising issues regarding the Project and its environmental review and associated documents and reports (including the City's Staff Report), or lack thereof, Sec adv.irsfarClean Energy it Clef►' u,f'IVeodhrrr (2014) 225 Cal,App,4th 173, 191 (finding that anv party who haa_£ objected to the project's environmental documentation may assert any issue timely raised by other parties).

Moreover, WSRCC requests that the City provide notice for any and,dl notices referring or related to the Project issued under the California Environmental Quality Act ("CEQA") (Public Resonmes Code, 2101C et q,), atnal the California Planning and Zoning Law ("Planning and Zoning Law") (Gov_ Code, §+5 65000-65010), California Public Resources Code, sections 21092,2 and 21167, subsection (f) and CaliforniaGovernment Code, section 65O2 require agencies to mail such notices to any person who has filed a written request for them with the clerk of the agency's governing body,

L 'HIE CITY SHOULD REQUIRE THE USE OF A LOCAL

WORKFORCE TO BENEFIT THE COMMUNITY'S ECONOMIC
DEVELOPMENT AND ENVIRONMENT.

The City should require that the Project be built using local workers who have graduated from a Joint Labor -Management Apprenticeship Program Approved by the State of California, have at least as many hours of on-the-job experience in the applicable craft which would be required to graduate from such a program, or are registered apprentices iu such a program
Community benefits such as local hire can also be helpful to reduce environmental impacts and improve the positive economic impacts of the Project, Local hire provisions requiring that a certain percentage of workers reside within 10 miles or less of the Project site can reduce the length of vendor trips, reduce greenhouse.gas 01-4

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Responses to Comments
City Ot Rarttiio Mirage— kite tendon Phase 11 E55J1icion vei14, 1)24
Pagel of
emissions, and provide localized economic benefits, As environmental consultants Malt Hagii tama and Paul E, Rosenfeld now:

LA]ny lot. al hire requirement that results in a decreased worker trip length from the default value has the potential to result in a reduction of construction -related G1 -lip emissions, though the significance of the reduction would liar} based on the location and urbanization level of the project site.

March 8, 2021, SWAPS Letter to Mitchell M, Tsai re Local }lire Requirements and Considerations for Greenhouse Cbtt Modeling.

Workforce requirements promote 1'he de,,eloprtient of skilled trades that yield susltunable economic development. As the California Workforce orl 'iirce Development Board and the University of California, Berkeley Center for Labor Research and Education concluded
(Llabor should be considered an investment rather than a cost —and investments in growing„ diversifying, and ul skilling fotnia's werrkfor e can positively affect returns ran climate mitigation efforts. hi other words, well -trained workers are key to delivering emissions reductions and moving Californian closer to its climate targets.}
Furthermore, workforce policies have significant environmental benefits given that they improve an area's j{obs-housing balance, decreasing the amount and length of job coaeaniutes and the associated greenhouse gas ("Gl-iG"1 emissions, In fact, on May 7, 2021,. the South Coast Air Quality Management District found that that the "1ujse of a local state -certified apprenticeship program" can result in air pollutant reductions.' Locating jobs closer to residential areas can have significant environmental benefits.

As the California Planning Roundtable noted in 2008:
1 Cahfomia Workforce Development Board (2412➢) Putting California on the High Road! A Jobs sod Clirriare Artaote, Plan 203t} at p. ii, azsalthk at tor1,,c ,"lrrbanreel firer, ,ser' t my i'c u W}r
i i i eiploiadt- 2.1)20,,v9 wring -Cs ilorruo-on rlrr-TTiglt-ltii ad. 3F_ South Coast Air Quality Management I7istnrtifylay7,202tyCertify Final Environmental Assessaneru rend Adapt Pate}wiser_} RI Ile 2305—'Xrstehouse lrrdi.rKet S tee Ruhr 11;'an'Eiouse Actirlrss and Investrrlerrts t,., Rrr nee J imesaimno Program, and Proposed Rule. 316 — Fees for Rule "_3 l5,Submit Rule 23105 toe IiieIusian Inca the SIP, end Approve Supporting Rudgri Actions. men h"rblrethit e • wtt^suiginaig-)v1ahyea'a_a Ault- 4ounr Aya nra C,crrrnarrF I 94lay` d?" ,lui+Pstr-rsn=
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City of Raitcilo Manage - Rata t:,arlton Phase 11 Exf ulsion ?Iv1rYi19,-fi24
Page -4 of S
People who live and work in the same juiiisdiclion would be more likely to take transit, walk, or bicycle to work than residents of less balanced communities and their vehicle trips would be shorter. Benefits would include potential reduction in both vehicle miles traveled and vehicle hours traveled. 5
Moreover, local hire mandates and skill -training are critical facets of a strateg t+ reduce vehicle miles traveled CI/hi As plaenning experts Robert Cervero and Michael Duncan have noted, simply placing jobs near housing stock is insufficient to achieve' MT rekluetions given that the skill requirements of available local jobs must match those held by local residents:* Some municipalities have even tied local hire and other workforce policies to local development permits to address trinsportatiou issues. Cervero and Duncan note that:

In nearly built -out Berkeley, CA, the approach to balancing jerhs and housing is to create local jobs rather than to develop new housing, The city's First Source program encourages businesses to hire local residents, especially for entry- and intermediate -level jobs; and sponsors vocational training to ensure residents are employment -ready. While the program is voluntary, some 300 businesses have aced it to date, placing more than 3,000 city residents in local jobs since it was launched in 1986. When needed, these carrots are matched by sticks, since the city is not shy about negotiating corporate participation in First Source as a condition of approval for development permits,
Recently, the State of California v=rified its commitment towards workforce development through the Affordable Ilousing and High Road jobs Act of 2022, otherwise known as Assembly Bill No. 2011 (AB2011). AB2O11 amended the Planning and Zoning Law to allow ministerial, by -right approval for projects being built alongside commercial corridors that meet affordability and labor requirements. } Cetifosro, a PI Ring Row dtablc (2008) Dccr nstrurringr fnlls-Rousing Baletsv_ ar p. ,saeatthhe I rte��_.':'a rat iandEu�l2.r.,ia atud�a'etre in. eec�lt>adsr`'rutSTieatir n�l�tat-i otss airiraie•eg_pd C
4 Cr≥rvero, R: bi-rr end I7urecau, IWSicll6rel (2t$)t» Which Reduces Vehicle Travel TS#,re: jobs - Housing Baku Lce or Rete il-Housing Mixu rg? Jounaal of the American Moaning Association 72 (4),4i5-499,48'Zerezifabir beda`L'rYT

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Responses to Comments
City of Rxnaiio Mirage — Rata Caducei Phase 11 Extra -- on ,pia 9, —U 4
Page S. oaf 25
The City should consider utilizing local workforce policies and requirements to benefit the local area econotnicaiiy and to a mitigate Gil( a emission$, improve stir quality, and reduce transportation impacts.

II. THE CITY SHOULD INCORPORATE LANGUAGE IMPOSING
TR,AININC RFQUIII:MFNTS FOR (X)NSTRUCTION ACTIVITIES
TO PREVENT COMMUNITY SPREAD OF COV1D-19 AND OTHER

INFECTIOUS DISEASES INTO THE DEVELOPMENT
AGREEMENT.

C:unctructirm work has been defined as a lower to High -risk activity for COVII3-19 spread by the Occupations Safrtr and Health Administration. Recently, several construction sites have ben identified as sources of community spread of C.OVID- I9s
i'estem Catpenters recommend that the City adopt additional requirements to mitigate public health risks from various residential, commercial and )mixed -use development construction activities. Western Carpenters requests that the City require safe on -site construction v4'#irk practices as well as training maid certification for any construction workers on residential, commercial and mixed -use developments within the City's General Plan Area.

In particular, based upon Western Carpenters' experience with safe construction site work practices. Western Carpenters recommends that the City require that while construction activities are being conducted at the proposed Project ("Project Site"); Construction Site Design;
• The Project Site will be limited to two controlled entry points. • Entry points will have temperature screening technicians taltin, temperature readings when the entry point is open.

The Temperature Screening Site Plan shows details regarding access to the Project Site and Project Site logistics for Conducting temperature screening.
5 SOON Clgra't:,D.uiity Publid.7 Heald i (lr-utir 12, 2020) COVID-19 CASES AT

CONSTRUCTION SITES HIGHLIGHT NEED FOR CONTINUED VIGILANCE IN SECTORS THAT NAVE REOPENED, arnrkidt Ord htt a : r wwtiv.sri-g.-nvng sagas? rnv`tatI1 Nees 'prem.-rrtrnar-tlti l? -211^1) rasrs•at. constatiction-si7.rs-as.pg.

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City of Raitcilo Mirage — Rata Cie a Phase 11 Extraision Ave..] 9, 2D24
PageSaf15
• A 48 -hour advance notice will he provided tr..). all trades prior to the first dtty or temperature screening
• The perimeter fence directly adjacent to the entry feints will be clearly marked indicating the appropriate 6-fuc}t social distancing position for when you approach the screening area- Please reference the Apex temperature screening site map for additional details,
• There will be clear signage posted at the project site directing you through temperature screening,
• Provide hand wieihing st rtir=ns throughout the construction site_ Testing l3rneedures:
• The temperature screening being used are t ue ,rnnaet devices. • '1"emperiture readings will not be recorded.
• Personnel will be screened upon entering the testing center and should only take 1-2 seconds per individual,
• Hard hats, head coverings„ sweat, dirt, sunscreen or any other cosmetics must he removed on the forehead before temperature screening.
• Anyone who refuses to submit to a temperature screening or does not answer the health screening questions will be refused access to the Project Site,
• Screening will be performed at both entrances from 5;30 am to 7:30 am.; main gate [ZONE 1] and personnel gate [ZONE 2.j
• Ater 7:30 am only the main gate entrance I ONE 1] will continue to be used for temperature testing for anybody gaining entry to the project site such as returning personnel, deliveries, and visitors, • If the digital thermonmeter displays a temperature reading above 100.0 degrees Fahrenheit, a second reading will be taken to verify an accurate reading_
• EI'the second reading courinti an elevated temperature, l}1-15 will instruct the individual that he/she will not be allowed to enter the (J .-

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Responses to Comments
City Ot Raffling Mirage — aeta Carldori Phase II Cxtrarrsion ttpbl9, 2I)24

Project Site, DHS will also instruct the individual to promptly notify his/her supervisor and his/her .hutuan resources (Mt) representative and pr& ide them with a copy of Annex A.

Planning
Require the dcvclopment of an Infectious Disease Preparedness and Response Plan ilhat will include basic infection prevention measures (requiring* the use of personal protection equipment), policies and procedures for prompt identification and isolation of wick indli�iduala, social distancing (prohibiting gat.henngs of no more than 10 people including all -hands meetings and all -hands lunches) communication and training and workplace controls that meet standards that may be promulgated by the Center for Disease Control, ()ceupatiortal Safety and Health Administration, Cal/OSI-IA, California Department of Public Health or applicable local public health agencies_`,
The I Tatted Brotherhood of -Carpenters and Carpenters Intentattional Training Fund has developed COVID-Id) Training and Certification to ensure that Carpenter union members and apprentices conduct safe work practices. The City should require that all construction workers undergo CCOVID-t9 Training and Certification before being allowed to conduct construction activities at the Project Site.

Western Carpenters has also developed as rigorous Infection Control Risk Assessment (" ICRA") training program to ensure it delivers a workforce that understands how to identify and control inf€ction risks by implementing protocols to protect themselves and all others during renovation and and construction projects irn healthcare environments.'
6 Srtalro "nit Co rtur forCO:fi.st it riots ro Roses +:lt on t Noitt.i Lg Trudei Unions (April '27 ?02{3)) NAWF1 ^ and CPWR CCV1C-I9 5aaniards for t1.

Coast ructions Sites, aai fabk at hap.. : e,1tJArl• 'tJ Wt.' C'WE. Slaudarc.s CDVTD-1'J ,rlt• I In,* km Crrruilti Ikpurtrnurtt cif Puhlir works. (?O2U) Guidelines forC9nstruclicsn Sites 101i nog CO\;'It) 1^l Pandemic,dmntihldoat rata}s irctpw.9ttdxsurtty.ltvirr' Jui r iLI and. safety. el..rr• . ,'u iire.•ooltstru tioet sires,} f. ra r dew& ecnec cling Western carperitcre ICRA i 'An ing priagrarn, .ire �th}ya:I iz raacelthcare.ccrrn+.
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City of RAM -110 Mirage — Rata ,r arlitm Phase 11 ExfrB1i5ion ?IvlrYil 9, ".124
Page It of 14
ICRA protocols are intended to contain pathogens, control airflow, and protect patients during the construction, tnaitttenattroce autcl renovation of healthcare facilitiei- IC.RA protocols prevent cross contamination, minimizing the risk of secondary infections in patients at hospital facilities.

The City should incorporate language in the Development Agreement requiring that the Project be built using a workforce trained in 1CRA protocols. llL. THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.

A. Background Concerning Environmental Impacts Reports Cinder CEQA,
CEQA is a California statute designed to inform decision -maker€ and the public about the potential significant etr ii nmental effects of a project. 14 Cal. Code of Regulations ("CEQA Guidelines"), 5, 15002(a)(1). Al its core, its purpose is to "inform the public and its responsible officials of the environmental consequences of their decisions beam they are made." [ of ems afGolcfii E -idles' r. Board ofSaperrisors (1990) 52 Ca1.3d 553, 564.

C,EQA ducts public agencies to avoid or reduce environmental damage, when possible. by requiting alternatives or mitigation measures. CEQA Guidelines, { I5002(a)(2)-(3); see also flerk lyy Kest° jt Oar' f?v Bir}' £.;ommi n a natnyi cfPari Cows s (2001) 91 C.ar1. App.-1th 1344, 1354; Grr yarn rrl'Gol tti T rt,Gey ra Board .5+Sartetza_rzrrr (1990) 52 Ca1.3d 553; Lenard Le.tpreiswee? Amt., }7 Ca[3d at p. -1470. The Environmental Impact Report ("EIR") ser'.'cs to provide public agencies and the public in general with information about the effect that a proposed pss jeer is likely to have on the environment and to "Identity ways that entL?irun.mental damage can be avoided or sia itic,tntly reduced." CEQA Guidelines, 5 1560}2, sulsd, 002). If the project has a significant effect on the environment, the agency. may approve the project only upon finding that it has "eliminated or substantially lessened all signnifictuit effectors on the environment where feasible" and that any unavoidable significant effects on the emanotiment are. "acceptable due to overriding concerns" specified in Public Resources Code section 21081, See CEQA Guidelines, 55 15092, salads, (b)( (A)-(13).

Thy CEQA C;rrideI tea, codified in Title 14 of the Catif-iarrlia Code ut Regulai r. s,•,, Wee }al 15[141{4 Ft 5Ctt., are re, 1.Ytatc ry geiddiie5 Font' II atrv4 by the state'Mirur:at lies.( LS'r4 for the .i.mplementa ioan of CEQA, 1RC, ` 2t05,3. The CEQA Guideliine& Are giver' "great weight art inirrpreong CEQA except when . . . C1t;atrly usuauttbon to i,r erroneous." L,al°e fir liiabglarlDitersi yrs apt ofF'as6 "61'rldli+' f'6115) 62 ( ci 4tI 104,'217. , a l.

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City of RAM -110 Mirage— Rita tendon 'lumen Expansion
April 9, ^--u24

While the courts review an E1R using an `abuse of discretion' standard, the reviewing cffurt nS i to omai/40y rely on every study or analysis presented by a?mice t proponent in support of its position. Berkeletr Je , 91 CaLApp.4th at p. 1355 (quoting Lam/ Rdghtf Temp ►vaerrovrrrt Assn, 47 C and at pp. 391, 409 fn. 1;2) (internal quotations omitted). A clearly inadequate or unsupported study is entitled to no judicial deference. fd. Drawing this line and determining whether the EIR complier; with CF QA's information disclosure requirements present, a question of law subject to independent review by the courts. Sierra t`.;ldd rt Cowl!), o/Fraarrn (21-1111) 6 Cst1.5th 512, 515; Afaderrr Otuerrigbt Carrlitiar, drrc tt (`aromty el Madera (2011) 199 Cal.App.4th 48, 102, 131. As the court stated in Perke,tev, ftf , prejudicial abuse of discretion occurs if the failure to include relevant inl; nnaiion precludes informed decision -making and informed public participation, thereby thwarting the statutory goals (3f the EIR process. 91 Cal,App_4th at p. 1355 (internal quotations omitted).

The preparation stnd circulation of an. EIR is more than a set of technical hurdles for agencies and developers to overcome. Commrrites for u Ben'er Lemur eat It Rrylxrrromi (2014)) 184 Ca1.App.4th 70, g{) (quoting 1 irrwarr ArraCifi rr_r-jorRe4!arr_+ible Grrrgidh, h . rt C iat of Rancho Cordova (2(X)7) -Nl Cal. -nth 412, 4-19-45(1). The EIR's function is to ensure that goverment officials who decide to build or approve a project do so with a full uti.derstattdung of the environmental consequences ..tad, equally important, that the public is assured those consequences have been considered. hi For the Eni.tot serve ihese goals it must present infortnatir n silo that the foreseeable rtnpactss of pursuing the project can be understood and weighed, and the public must be given an adequate opportunity to comment on that presentation before the decision to go fbmatd is made. Td- The EIR requirement "is the heart cif C:FQA." CEQA Guiclrfines, 150O3(a).

Thus, a sung presumption in favor of requiting preparation of aai EIR is built into CEQA. This presumption is reflected iii w"hat is 'known as the "fair argument" standard under which an EIR must be prepared whenever substantial evidence in the record supports a fair argument that a project may have a significant effect on the ettw+iareat7ment_ , melt ficrrmi al C;cird r.r 1 ^'rind , Tare t': Cif). rr F'srelegitcu ( 1994) ?9 C aL'ipp,4lh 1597, 1602; Fr eoari;roil-"B SI. v. City of fly ,,urai (19110) 106 C,;t1.3d 988, 1002.

The fair argument test stems from the statutory mandate that an EIR be prepared for any project that'may have a significant effect on the environment" PRC, 5 21151; Cent

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Responses to Comments
City of Raitrho Mirage — Rita C8dldori Phase 11 Extransion �V m1'9, 22[3^4

5cc No tair Ci ' of Lis Angeles (1974) 13 Ca1Apla.3d 68, 75; accord fuser r. CO, of Sonia 1 nsu (24 18) 23 Cal -App -5th 877, 884, 11nder this test, if a proposed project is rice exempt and may cause a significant effect un the en imnmeut, the lead agency must prepare an FIR. PRC, (iti 21100, subd, (at), 21[51; C2QA Guidelines, 1 15064, snbds, (a)(1), (1)(1), An.E1R tray be dispensedwith only if the lead agency finds no substantial evidence itt the initial steady or elsewhere in the record that the project mtyy have a sig;-nifcant effect an the emir nmem, Park.erSAattorfk, \tTeighhrarr rc Be4.eli' City Ciana'1(2t) 13) 222 Cnl,_ pp.4th 7(8, 785. In such ti situation, the agency must adopt a negative declaration.. PRC, 5 21080, suhd. (c)(t); CEQA Guidelines, §§ 15063, subd. (b)(2).,15064. subs. (f)(3).
"Significant effect upon the environment" it defined as "a substantial or potentially suhstxnnal adverse change in the ett4'inAtment," I'RC, § 21068; CEQA Guideeliites, 15382, A project may'" have a significatnteffect an the environment if there is a "reasonable probability" that it will result m a significant impact. No O f J. 13 CaL3cl at p, 83 fn 16; sec S,rrrrdtt nm' t. Corexrty of ilfend sing (1988) 202 CaLApp.3d 296, 309. If any aspect or the project may result in a significant impact on the cniinintnent, an FIR must be prepared even it the overall effect of the project is beneficial, C EC .\ Guidelines, 5 15063(13)(1); see Coos!): Sanitation Dist_ _4n. 2o. C_:orrera°tr ty I ern (2005) 127 Ga1.App_4th 1 S44, 1580.

This attattdatd sets a "low threshold" for preparation of an ELR, C:on,+dlida red Irrigatirr 17ist. rt City of Selma (2012) 204 Cal.App.4th 187, 207; a"V elson Corenp,1 Kean (2-010) 190 (:tl.App_4tlt 252; I oekei Protecfnr•.s r. Ot)' of .Cc. rllotentn ( O04) 124 C::al.App.-Ith 94)3, 925; Boo mars r. Cato' of $err elq' (2004) 122 Ca►1.App.-t,h 572, 5$1)„ ashen Ic iaaa to Semis rlll.l'terderrte a'. T/+orsrle)' (1990) 222 C.al.Apr.3a1 718, 754; Sandstrom, 202 Cal. A.pp.3d tit p. 310. If substantial evidence in the record suppr.ris at fair argument that the pr,adect may have a significant environmental effect, the lead agency trust prepare qtr EIR even if other substantial evidence before it indicates the project will have ii significant effect. See Jensen, 23 Cal App. ath a t p. 886; Clews s Land 6° Livestock 'v. City, 94= Sarin Div (2017) 19 Ca1.App_5th 161, 1213, Searrir/we,rieedeibm Noodle, Inc a. Comfy erf ,rt4wraskieu (99'D5) . 5 Clil_;\pp_4th l 44, 15(4; hrefli1V6VAd A_ A% for Nye Drilling, Inc t. City q.

Los "-In-guts {1982) l34Cal App.3d491;]''r€entiruf "B "Si., Ilk`}Cat1.App.3d 988; CEQA Guidelines, § 150E4(f)f1), Substantial evidence includes "enough relevant infottnatiori and reasonable inferences from this information that a fair argument can be made to r1':._;.

Cont.

Page IQ of 548 in Comment Letter 01
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City of Rambo Mirage— Rita Carldori rime 11 Evansion
�rtmt'9, ^-L A

support a conclusion, even though other conclusions might also be reached." CEQA Guidelines, § 1538,1(aa).

B. Background. Concerning Initial Srudicra, Negative Declarations, and Mitigated Negative Declarations..

CEQA and CEQA Guidelines are strict and unambiguous about when an tNINOmay be used. A lead agency may adopt an MND only if "there is no .substantial evidence that the project will have a siguifcant effect on the environment." CEQA. Guidelines. § 15074(b).

Evidence: supporting a fair argument of a signi₹icant environmental impact triggers preparation of rut FIR regardless eif whether the record contains contrary evidence_ Leases fr+r Proora hoer i7crk.Janl.'r. n—hike:I/Ira/Marvell-1i snort Fiesamrs t'. C r y' et, Oakiarrd (1997) 52 Cal.App.4th 896, 904-91)5. "Wit re the question is the sufficiency of the evidence to support a fair argument, deference to the agency's determination is not approp1-ia►te[.]" r::.'rrmityStiniiafial, 137 Cal.App.4th at 1579 (quoting Sierra C14h r. (Aeries r1,f.caeomer (1992) G Ca1.App.4th 1307.1317-1316).
'Further, it is the duty of the lead agency. nal the public, to conduct the proper ern irraglmental studies. "The agency should not be allowed to hide behind its ca .'n failure to gather relevant data.-" 5rrrrrl.s/mm, 2U2 Cal.App.3d at p. 311. "Deficiencies in the record may actually enlarger the scope of fair argument by lending a logical plausibility to a wider range of inferences." led sec ai::s truer , C tj elAlarrietu {1 al`lal 36 Cal. App.4th 1359, 1382 (lade of study enlarges the scope of the fair argurn:ent which maiv be made based on the limited facts in the record).

Thus, refusal to complete recommended studious lowers the allreacly. low threshold to establish a fair argument The court may not exercise its independent judgment on the omitted material by determining whether the ultimate decision of the lead agency would have been affected had the law been followed. Emirorrmetoiai Prreection i.njorrrlrrlien C:edterr. Cid Dept.. vf'Frmrs/n (21]01[) 44 Cal,4th 459, 486 (internal citations and quotations omitted), The remedy for this deficiency would be for the trial court ti issue a writ of mandate, Li.

Both the review for failure to fallow CEQA}s procedures and the fair argument test are questions of law, thus. the de novo standard of review applies. T "--bra Citizzens 19r Re firsibk Clztob r. CO of 7 rndxr C odor r (2007) -1th Ca14th 412.. 435, "Whether the kgeney's record contains substantial evidence that would stlrport it fair 01-6
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City of RMFtdio Mirage — Rita ,r adidoii Phase 11 Cxputsinn Avant U, 2D2I

argument that lire proiect may have a significant effect an the cnvironmcnt is treated s a quewtrr,n of NW. C;er :rrai dated Irrr rrtiiaaa Di.a1:, 2(4 t ;al. App.4th at p. 2117; Kosl:kra land Zischkc, Practice Under the Environmental Quality Act (2017, 2d ed,) at § 6,76.

In the MND context, courts give no deference to the agency. The agency or the court. should not weigh expert testimony or decide on the credibility of such evidence —thin is the EIR's responsibility. As stated in Pocket ()tasteetrnar r: City sflravtrttrentor Unlike the situation where an RIR has been prepared, neither the lead agency nor a court may "weigh" conflicting substantial evidence to determine whether an EIR must 1:,e prepared in the first instance..

Guidelines section 150Cpl, subdivision WO) provides in pertinent part if lead ag ncy is presented with a fair argument that a pni cei may have a signif csuit effect un the environment, the lead agency shell prepare an RIR even though it may also be presented with d)ther sulastantial evidence that the pniject will not have a significant effect. 'Nuts, as C.lcrre emll itself recognized, Ic]onsidcration is not to be riven contrary evidence supporting the preparntion of a negative declaration,
(2004) 124 CaL;1ppp.4tlr 903, 935 (internal citations :and quotations omitted).

In eases where- it is not clear whether there is substantial evidence of significant environmental impacts, CEQA requires erring on the aide of a "preference for resolving doubts in favor oar of environmental review," Mt&are G/y cif Lear it agths (2005) 1311 C,al-:1pp_4th 322, 332_ "The foremost principle wider CI -',Q A is that the Legislature intended the act to be interpreted in such chancier as to afford the fullest possible protection tt7 the environment within the reasonable scrape of the statutory language. _ riends ofMa err rth r. Bat of Saratrcnxarrs (1972) ft Ca1.3d 247, 259, IV. TI -113 PROJECT WOULD 13E APPROVED IN VIOLATION OP TI-IE CAL1IURNIA E N V1RONMEN I'AL QUALITY ACT
A. The City Must Prepare an Environmental Impact Report for the Project.

It would be unlawful for thc City to approve the Project in reliance on thc incomplete and flawed MND, As explained below, the MND falls to support all of its findings with sufficient analysis and substantial evidence said fails to incorporate adequate mitigation measures. Moreover, there is substantial cx;idence on the face of the NIND that the Project will, in fact, have a significant impact on the surrounding environment. 101_-7
Cont.
0

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2129
RTC -300

Responses to Comments
City of Rancho Mirage — Rata tedidon Phase 11 Expansion Atm1'J, 222.1

Indeed. the Project involves the new construction, use, and maintenance of a 15!0,000 square -foot Kiructure wit it IOC.) units, subterrainean parking for 331 automobiles, 28.,343 square feet ofevent splice, 0,,273 square fret trf rctitaunmt space, and 5,513 sq uitite feet for amenities, ntid the alteration and removal of eristing landscaping on a 35.117 -acre site, a significant portion of which is currently zoned as protected Mountain Reserve land. Considering these details, altangwith the pristine and natural surroundings of the Site, the City must prepare and circulate a tho ough. Project -specific MR_ 1s set forth in greater detail below, there is a fair argument that the Projeci will have at significant effect on the environment, triggering the low threshold" standard for the City's preparation and circulation of an EIR for the Project.

1. The NIND bails t+? :Weeteately :\unit vz1c the Project anc Omits Information
if a project has a significant effect fin the environment, art agency tnav approve the project only upon finding that it has "eliminated or substantially lessened all significant effects on the environment where feast —Oak" and that any unavoidable significant effects on the environment are "acceptable due to overriding concerns." CEQA Guidelines § 15Q92(b)(2)(A—B).

CEQA mitigation measures proposed and adopted arc required to describe what actions will be taken to reduce t,r avoid an errvrra rimeni iI ittupact. (CRC) i1 Guidelines 15126.4(a)(1)(B) [providing "'ti]ormuIation of mitigation measures shouldnot be deferred until some future time,"1.) While the same Guidelines section 15126.5(2)(1)(B) acknowledges an exception to the rule against deferrals, such exception is narrowly proscribed to situations where it is impractical or Infeasible to include those details during the project's environmental review.

Here, the MND's mitigation measures fail to adequately analyze and/or mitigate the Project's impacts and are improperly deferred, such that an FIR is required.

Bmligi,al Rrs€rare s
CEQA requires that stn environmental document identify and discuss the sigiiikcant effects of a Project, alternatives and how those significant effects can be mitigated or avoided, CEQA Guidelines § 15126.1' PRC §§ 21100(b)(1), 21t1U2.1(a), An env ninntcntal document's discussion of potentially significant effects; must "provide an adequate analysis to inform the public how its bare numbers translate to create potential adverse impacts, or it must adequately explain what the agency does know 0 1-8
Cont.
01-10

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2130
RTC -301

Responses to Comments
City of Raftrho Mirage - Rita,r;arldon Phase 11 Expansion Atrmt'1, ^-G^-I
Page ] I of 25
and why, given existing scientific constraaints, it cannat translate potential [envirxommenta1j impacts further." .4'lrml f:larb as Comb, as.1.rmr#o (2018) 6 Cal. 3ih 54E , 521; see also citing I rrr l 1-1014( Impraat%meni .-l.Es+r, F: Rerlis of l Trtrver;ri A dd'C'rld oreir (19R#l) 47 C7.al.3d 3761, 405; see also PRC 21003(b'). An FIR may not set an impermissibly narrow threshold of significance for biological impacts. L':rarlar enrd Ha bik .f Lee, .ve, b r. Comfy of. Orange (2005) 131 Cal App.4th 777.

Here, the MND fails to provide analysis on the Project's biological resource impacts in accordance with the above, and admits that, despite the dr cuanented potential for occurrence t,f special -status wildlife species within the vicinity of the Project Site, no focused special -status ,wildlife surveys were conducted. (Appendix B to NIND, p. 9, Attachment F, pp. L-3.) Indeed. the L 1ND's biological resources study found potential for the occurrence of several special status species, including Peninsular bighorn sheep (moderate potential to occur), red diamondback rattlesnake (moderate potential to occur), burrowing owl (low potential to occur), loggerhead shrike flow potential to occur), l eConte's thrasher (moderate potential to forage), and pocketed free -tailed bat (tncxleraite potential to fi rage within Project site). (Appendix B [o IcrIND, pp. 1-1-15.) Despite this likelihood of occurrence. the dND made no provision for specific studies to confirm whether any special -status species are inhabiting the proposed I'tr ject Area. The 1 IN1) cannot properly conclude that its proposed mitigation measures will reduce biological resource impacts to less than significant without first conducting field surveys and subsequent comprehensive analysis regarding these special status species.

Given the overcall potential for the occurrence of special -status species in the proposed Project area, the Project should be subject to more comprehensive EIR review. In the alternative, and at a initimutn, the pre -construction biological survey speeilicaatir ors that WSRCC contends should be incorporated arc nrre sary to ensure the oversell adequacy of the MN D's proposed mitigation measure. ;Ibsen' inclusion of such specifications in the mitigation measures., there is a fair argtunent that the Project may have a significant envirti}nmental impact.
it C hwrrall esra rr* s
[n order to mitigate impacts related to the inadvertent discovers of yet unknown historical/cultural resources, the D requires implementation of MM -Ctrl. l and Ct1hI CUL 2. (UND al 93-94,) However, it is patently ambiguous from the language of MM-CUL 1 whether the Qualified Archaeologist and Native American monitor are 01-10
Cont.
01-11

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2131
RTC -302

Responses to Comments
City of Raitrho Mirage - Rita Caildori Phase 11 Cxtransion iV t rot it, ^-G^-a

required to be present at the commencement of, and continuously during, any ground - disturbing activities, or whether said professionals will only he called to the Project in the event of an unanticipated discovery, (Id. ['A Qualified _Archaeologist, meeting the Secretary of the interior's Professional Qualification Standards, and a Native American monitor swill 1prereri (* grword-ddsfaarWet e-thities assoerated with fbe c rrreei proposer prry :t event P,n letr)naferf descue zes erne'&214.1)1 '.hia measure trust be revised to clearly set forth a requirement that the Qualified Archaeologist and Native American monitor shall be present for all initial ground -disturbing stctivities at the Project for the purpose of evaluating and addressing any unanticipated discoveries that are made.

Indeed, if a Qualified Archaeologist and Native American monitor were only called out lo the Project After an utrsutticipatedlisco cry was made, the mitigationmeasure would do little to safeguard against sign.cant impacts occurring to archaet ological resources. Similarly, for M -CL"L-2, the same requirement of a monitoring presence should apply, in that the Qualified Arehaeolo, st and Native American monitor will be better positioned than the Project's laborers to appropriately identify and manage the initial discovery of my human remains that may occurduring the Project.

Additionally, the MND's proposed mitigation measures do not provide for any pre - construction training for the Project's construction workers that will otherwise permit laborers on the Project to properly identify and address any sensitive cultural resources or human remains that may be encountered during course of construction. Further, the MND does not specify any due diligence that has been performed to reach out to any tribes potentially impacted by the Project's proposed development. Accordingly, the MND's analysis with regard to the potential impacts on cultural resources and the scope of the contemplated mitigation measures are inadequate. The proposed mitigation measures MM-CIJI 1. and 1 M-C[JL-2 remain deficient in their current form and must, at a min-timu n, be revised to adequately mitigate against any potentially significant impacts to cultural resources.

Noise
\ SRC.C submits that there is also a fair argument that the Project may have a significant noise impact. such that an EIR must be prepared for the Project. To that end, the M '4l) has wholly failed to measure ambient noise levels near the proposed Project's most sensitive uses/receptors at the southern edge of the proposed Project Site, (See MND, Figure 13-1, p. 151, see also, MND. p. 1-10-42, Table 13-2.) Instead, the AND only measured ambient noise levels at three locations: LI - located in a 01-12
O1-13
Fuse 15 of 548 in Comment Letter Cl
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2132
RTC -303

Responses to Comments
City of Rambo Mirage — Rata ,r;mrlf !n Phase 11 Expansion pti1°l,2U2.i

graded area where no construction work is being contemplated for the project L2 — at the southeastern corner of the existing Rita: -{Tarlton hotel property; and 1.3 — on the central west edge of the primary villa/residences development site and adjacent to the primary roadway for the development, (Li) Meanwhile, no noise measurements were taken along the southern border of the two parcels on the Project site designated for the resort villas development identified at. the Rita -Carlton Residences (APN 689-330- °2l and 689-_ 0-ft28), which are directly adjacent to numerous private residences.

Thus, the N.II4D has incomprehensibly declined to measure the ambient noise levels in the area adjacent to the most sensitive uses abutting the Project area, namely, numerous private residences. (hi.) Based on the current land uses proximate to this sensitive residential urea, it is exceedingly likely that this one at the southern edge of the proposed Project site would have the lowest ambient noise levels of any Project - adjacent area, In spite of these facts, however, the MINE- inaccurately claims that "The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the project site." (MND xt p. 141.)
The NIND then used the faults, and incomplete aunbient noise survey data In. conclude that there will be no significant impact to the surrounding sensitive receptors from the Project's construction noise. In that regard, the MNL) adopts the Criteria for Recommended Standard: Occupational Noise Exposure prepared by the National Institute for Occupational Safety' and Health (NIOS-H) as the threshold for whether the anticipated construction noise from the Project will have a significant impact upon the Project nearby sensitive receptors, CMND at p. 145.) The MND then concludes that the threshold of 85 dlIA fat qualifies as. ae t "acceptable thresholdthresholdll for construction noise at the nearby sensitive receiver locations," and the "noise sensitive residential receiver locations will satisfy the 85 dB+1a Leg significance threshold," such that the Project will have a less than significant construction noise impact upon the sensitive receiver locations. (Id)
Notably, the N1051 -I Occupational Noise Exposure standard has no proper place in evaluating the significance ofccrosrruction noise impacts IPR nearby sensitive receptors, Rather, the NIOSL1 standard is aimed at protecting wt irken/laborers exposed to noise during the course job duties and preventing occupational harm/injury from occurring.

It has no bearing upon external noise levels that would be suitable for maintaining the quiet en joymen I of :u1 individual's private prx,aperty. In that regard, the MN D's 01-13
Cont.
01-14

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2133
RTC -304

Responses to Comments
City of Rxnrho Mirage— Rata Carlton rime 11 Evansion
?Ivpa9, ^-21324

selection of 85 dB_\ Leg as xn acceptable threshold of significant construction noise impact is not only : ,{sitr;arti?, hut it is also entirely unfounded.

The Federal Transit Administration's, ("F1'A" ) Transit Noise and Vibration Impact . SSC`.ument. pet ides superior Source of federal regulatory authority regarding a project's noise impacts and their significance on sensitive receptors. To that end, the FLA. guidance on noise level impacts notes that the impacts should be assessed as a function of their increase over existing noise exposure, and that any noise increase of 15 d1 \ or greater for a residence is considered a "severe impact" (See Exhibit D - FTA Transit Noise and Vibration Impact Assessment, pp. 17-I8, 23-31.) The MIND has arbitrarily elected to use the inapplicable NIOSH standard to assess the noise impacts of the Project, without considering the widely accepted guidance on noise tier}acts put forth by the F"l'A, This added lack of stud'' and analysis enlarges the scope of the fair argument that the Project may have significant noise impacts on the environment.

Applying the FTA noise impact guidance, the MND's dBA estimates for anticipated Project -attributed construction. noise exposure leads at the inadequately selected survey locations (LI, L2, and L3) still have the potential to exceed an FTA guidance - based threshokl of "severe impact" and thereby cause a significant noise impact in the surrounding eroixonment. (MIND at p. 142, Table 13-2; compare NINT at p. I - S, Table 13-3.) Indeed, comparison of the dBA values set forth in Table 13-2 and 'Cable 13-3 confirm that the construction noise levels nearest to the vast majority of the Project's adjacent sensitive residential receptors are anticipated to increase tie greater than 15 dB.A. from the ambient levels detected at LI, L2, and L3. (See id) Fut simply, after applying the FTA guidance to the MND noise data, there is a fair argument that the Project will have a significant noise impact on nearby sensitive residential receptors.

Notwithstanding these demonstrable noise impacts posed by the Project, the NIN1]'s only mitigation measure in this elitegmar ` pertains to vibration, requiring that l urge - loaded trucks and dozers not be used within 50 feet of the southern edge of the property line, substituting instead "small rubber -tired or alternative equipment...to reduce vibration effects." The mitigation measure,. on its face, appears to address primarily vibration concerns, and would have little to no mitigating. effect on the exposure of nearby sensitive receptors to overall project construction noise. Indeed, the southern border of the two parcels designated for the 'resort villa .development 01-1

01.15

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2134
RTC -305

Responses to Comments
City of Raitrha Mirage — Rita Caildori Phase 11 Extraelcinn itva 9, 2D2.1

identified as the Ritz-Cadtcn Residences (APN 689,330-126 and 689,3311-028) are directly adjacent to numerous -private residences.

As such, the. iMNI) provides no tangible accommodation for the harden of construction noise exposure to be borne by the Project's adjacent residential properties. In cases where construction noise impacts are anticipated to affect nearby sensitive uses (i.e., residents, schools, hospitals, etc.) noise barriers are routinely implemented as a CEQA mitigation measure during construction m order to minimize the impingement on nearby residents' use and enjoyment of their property, The Project in this case necessitates, at t minimum, the same level 01 -consideration and accommodation for the property owners adjacent to the Project site's southern edge.

Currently, however, MM-NOI-I makes no provision for the placement of noise banners of at-ty kind at any location. The failure of the M NITS mitigation measure to consider and incorporate the sensitive residential use into its scope is a critical deficiency that undermines any potential efficacy it may otherwise have in mitigating the Project's noise impacts. Absent such a provision, the mitigation measure is legally inadequate as it cannot support a finding that the Project's noise impacts will not be significant,
The NIN]Ys current lack of proper analysis and mitigation regarding construction noise impacts violates CEQA and warrants full environmental review via the preparation of an ElF. Alternatively, and at a. minimum, the MND must be revised and supplemented to include noise mitigation measures that will in fact protect nearby residents from the impacts of tEte Project's construction noise. r,? Gr fi/A re rrls Emrklian_ and Enerzy Use
The Project requires additional measures aimed at reducing operational GHG emissions and energy use that are not specified in the MND. Specifically, the Project is slated to develop the second of two hotel buildings with 106 rooms and 3.81 vehicle parking spaces, yet the AND provides no specification or associated mitigation measures identifying how many or which of those parking spaces must be capable of supporting electric vehicle charging stations (` Van) and ready to be compliant with the 2.1i22 Green Building Code NBC"). In fact, the MND provides no specifics regarding any electric vehicle (" ) accommodations to be constmcted in clinn et tl ills with the I'rr Jtet.1.
01-15
C4 nt_
01-16

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2135
RTC -306

Responses to Comments
City of Raitrho Mirage- kite terlrrnu Phase 11 Expansion 14 ti14, ^-G^-a

The GBC..' which became effective j anuary 1, 2023, requires new buildings to designate 2004 of the total number of parking spaces as 1F:1'-catpahle. See Gt

5.106.5.31, Thcrcfbrr, if the Project develops 381 additional parking spaces, 77 of those spaces must have electrical panel space and load capacity to support EV charging. Additionally, this must all be set forth in sufficient detail for the City and the public to thoroughly review, assess, and provide comments thereon (Further, the GBC requires new buildings to designate 25% of the total number of EV-capable panting spaces as EV spaces with level 2 RV supply equipment ("EVSE"). Hence, if the Project develops lKl additional parking spaces, 96 of those spaces must be equipped with a 208/240 volt -10-ampere branch circuit with the electric vehicle charging connectors, attachment plugs, and all other fittings, devices, and power outlets installed. The GBC also requires that new residential construction with more than nine units be GPR certified at minimum 50 points, hold LEED `Silver certification, or have Alternate Reference Standard' per Section 101.10.2, The foregoing analysis is entirely absent from the MND, thereby exposing the inherent flaws in the M1 D's conclusions that the Project's will have a 'less than significant impact" with regard to Cl) the Project's generation of GHG emissions, either directly or indirectly, that may have a significant impact on the environment, (2) the Project's conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emission ofG:HGs (e.l., the 21)22 GBC), (3) the Project's potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources- during project operation, and (4) the Project's conflict with or obstruction of a state plan for renewable energy/energy efficiency. (See MND, pp. 95. 1417'.) Indeed, the MND states only in vague and inconclusive fashion that (1) the "project will be required to provide compliant ... electric 'chicle charging spaces" (pursuant to CAL Green Code §§ 5.106.4. 5.106.5.2, According to Section 101 ,,I the G13C, Applicant may request to apply an alternate genes, biaildingstanclaraf for the Prj.ec r in lion oftile rniairnurn stunaturclaperTabIs 1011.10.

Li tntaltirr r a dererrtiu•intion ira respoit&e rn an apptietirion under this section, the Building Official may allow an alternarc standard it they Find that the prcopoirti alreniative standard compties with all of the following; (_A) Addresses a comprehensive scope of green building issuci including eraetgy effac�iency, wares efliieir ne-!. re•suutce effiriecit atiaatetial , and healthy building pi-actic isi (B) applies standerts that an,'viu at tukuri as a wliotr, as strinseict as tlrc GPR a d LEED standards; (C) includes a Eonn:aiized certification process that incorporates rhanl party vcrritleatirrn; and, op) III,- project will advance the purycases of this Chapter. Sec Ord. 22-2247, part, 2022„ Ord. 19J-219'3, S 2 {Wart), 20141, 01-16
Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2136
RTC -307

Responses to Comments
City of Raitrho Mirage — Rita Caildori Phase 11 Extransion

and 5.106.5.3) , and (2) "[t]he Project would provide EV charging infrastructure that, meets the C:ailifon iri Green Building `«tancl,ards Goode," simuitirtetru:lt' concluding without justification or atnalysiss that the Project's use will be more akin to a commercial hotel than iniclitirnil residential housing. (See Appendix A td:a') iND al 64 see also POND at 116.) Upon reaching this factually and legally unsupported conclusion regarding the Project's future usc, the MND then determines that rite EVCS guidance set forth in Appendix D to CARB s 2{122 Scoping P1 iii is therefore "not appropriate" for the Project, and the Project should be relieved of the residential development requirements for EVCS under the GCB (MND at 116.) These alleged findings in the MND, and the grossly deficient information and analysis underpinning them, leave other stakeholder agencies and the general public with irtuatlly no ability to assess the adequacy of the HV(S measures to be implemented its connection with the Project_ Under the current framework in the MND, the applicant could very well construct no EA' CS's whatsoever in connection with the Project while prrocla;ming it has provided "canxpliant...clectric vehicle charging spaces" and met the Green Building Standards Code. Such an outcome has clear potential to result in significant impactsonthe en%ironment in the farm of -generating GI IG emissions and conflict with the 2022 C.. I £i &coping Plan and the GBC, Additionally, the DINT) :also provides no comparative auratlV'sis of the energy use and GIIG emissions impacts of the inclusion and operation of the EVCS infrastructure in the completed Project relative to the operational energy use and GIIG emissions that would arise From the omission of the EVCS infrastructure front the project. As such, and absent revision of the Project to incorporate an impact analysis of the inclusion and ondssiori of the EVCS infrastructure, the Project as cui 4c11tiy pi pe-iseal violates the 2022 GIiC and therefore trssull Tee r potentially significant impact or the issue of GHG emissions, In that regard, an EIR for the Project is currently required to lie prepared and circulated before aiiv approval by the City can ultimately be granted.

In sum, allowing the Project k cornmerzce without consideration and tirialvsis of the EVCS issue and its associated energy use and GIIG emissions considerations would result in significant and unavoidalble Impacts on the local community and environment as well as on global climate change due to curuulaaive G -It; emissions from vehicle exhaust. Further, the Project would he out of compliance with the 2022 GBC and could provoke extensive litigation and unnecessary mdtulence for both the Applicant and the City.

O 1-1.6
Ccnt.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2137
RTC -308

Responses to Comments
City of Raitrho Mirage— Rita Ciirltoii Phase 11 Es i, sion ,ptft 9, 2U2

rs Laid Use tend Noyes ,
Each California city and county must adopt a comprehensive, long-term general plan governing devek}pinent, Nap C:Itt rryjar Haaysa Gan i. Nap C wrnh. ild. ra,(Saproi:f rr. (2f t1) 91 Cal.:App.4th 342, 352, citing Gait Code M 65G30, 65300. The general plan nits al the tO (Jr the land use planning hierarchy and serves as a "constitutionti" or "charter" for all future development Del rice a C:arrovy of !'1 tod (1995) 9 Cal,4th 763, 773 Lather ( eaeanrnrrrrieata»ri. Ina. s; Cdy oJ`t °aa/av Cork (1990) 52 Cal,3d 531, 540.

General plan consistency is "the linchpin, of California's land use and development laws; it is the principle which infused the concept of planned growth with the force of law," Debottati ac Novo Oly C olindl (19x:15) 171 Caal.App.3cl 1204, 1213. It is well cstablishcd that. development projects may not,. be approved it' they interfere with, or frustrate, the general plan's policies and objectives. See NapaC;itd'.t a.6'_ 91 Cal;_ pp.lth at 378-79; .ree trim L giber, 52 Cal.3d at 544.

Here, the MND admits the Project's direct conflict with the land use consistency prescribed by the tatty":s General plan, in that the hoject calls for approximately 4,5 acres of dedicated Mountain Reserve Land to be re --caned and re -purposed, for Resort / Hotel use. (MN!) at p. V 35.) Despite that, t to MN') then draws the perfunctory conclusion that the proposed development's conflict with the existing land use plan will not have significant environmental impacts because of the biological resources mitigation measures already proposed in the MND, This conclusion is wholly unsupported, and the analysis underpinning it is irreparably flawed.

Th MND's rationale is misplaced and unsupported for purposes of CEQA. analysis, as the City cannot properly justify the repurposing and destruction of natural reserve lands by claiming that its biological mitigation measures have already ameliorated any envy =entail impacts Filch that the land use impacts are "leas than significant" By taking this position in the MND, the City is acknowledging that, in fact, the re -zoning does hate a significant impact that requires EIR review and substantial mitigation.

Moreover, the City cannot permissibly conflate its mitigation measures aimed at limiting destruction ofbiapli.igiral resources with preservation and/or creation of additional mountain reserve lands. Rather, the MND cannot support a claim of no significant impact without the Project first creating protections for other comparable natural lands multiple tines larger than the Mountain Reserve lands being targeted for development. Only then could the land use planning impacts of the development of 0i-17

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2138
RTC -309

Responses to Comments
City of Raiacalo hatrege—.seta Girlion Phase 11 Expansion Ainfd 4, 22024
Page M of 25
01-17
the Mountain Reserve binds in question be properly mitigated to a less than significant level,
B. The City Must, at a Minimum, Revise and Recirculate the MND.

Section 15073.5 of the CEQA Guidelines provides that a negative declantlion must be recirculated whenever the document must he substantially revised. A substantial ievision includes the identification of new, avoidable significant effects requiring mitigation measures or project revisions to he added to reduce the effect to less than significant levels or upon the agency determining that a proposed mitigation measure or project change would not reduce a potential impact to insignificance, U Additionally, when new information is brought to fight showing that an impact previously discussed in an NEW and found to be insignificant with or without mitigation in the MND's analysis has the potential for a significant environmental impact supported by substantial evidence, the MN].) must consider and resolve the conflict in the evidence. See I 7isaia L -R rtP), f?1- irrrfira (201a) 20 Cal. App. 5th 1, 13, 17; sees also P rrlol tfrr I-fisa`aari{ f lmador iT'atrrta- »s st Amaral' Voter, fgene7 (2004) 116 Cal, App. 4th l099, 11119.

Considering the 1\11\D"'s failure to substantiate all of its Firidiugs, provide adequate mitigation measures, and fully analyze imd assess all relevant factors as discussed in detail above, at a minimum, the Project requires significant revisions and resolution of conflicts in evidence. Therefore, even if the City refuses to prepare an EIR for the project against WSR.CC's objections, the City must at least revise and recirculate the .1MvIND if it does not prepare an EIR for the Proj€ct,
IV. THE PROJECT APPLICATION MATERIALS MUST INCLUDE AN
ADEQUATE DESCRIPTION OF THE PROJECT.

A project description must be stable and finite in order to afford a lead agency and the public an adequate opportunity tis assess and continent on the project and its impacts. "[Ain accurate, stable and finite project description is the sine qua non of an informativ€ and legally sufficient" env=ironmental document. County of lop) r; (J t ofLs.s Aq, e "ee..s (1977) 71 Cal App.3d 1135, 200. "A curtailed or distorted project description mays stultify the objectives of the reporting process" as an accurate, stable, and finite project description is necessary to allow "affected outsiders and public decision - makers balance the proposal's benefit against its environmental cost, consider Cont.
01-18
01-19

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2139
RTC -310

Responses to Comments
City of Rsinrho Mirage — Feces tad eu Phase 11 Expansion ARA 9, ^-Gfit
Page of 25
mitigation measures, assess the advantage of terminating the proposal (i.e., the "no project" alternative) :toad weigh other alternatives in the balance, Ibid. at pp,. 19 9.3.

CEL`!lw Guidelines, t 1.5124 requires that a descriptions describe the project in enough detail to allow for evaluation ofitta potential environmental impacts: (a) the project's precise location and boundaries; (b) a clearly written statement of objectives, sought by the proposed project (c) a description of the project's technical, economic, and environmental ronmtnentatl characteristics; and, (d) a statement describing a list of agencies, permits, and approval Which tlhe project expect: to use.

Here, WSRCC respectfully requests that the Project application includes an adequate and compliant Project description with the details listed above. Should the materials fail to comply With the CEQA Guidelines, the City should demand that the Applicant resubmit its application materials with CEQA-compliant parameters.

V. ULTIMATE APPROVAL OF TI-IE PROJECT CAN ONLY OCCUR
VIA A TWO-l'HIRl)S VO'fEBY THE RANCHO MIRAGE
ELECTORATE.

The City's Code of Ordinances § 7+,06.010 provides as follows; All discretionary spprswals, including but not limited to development agreements, general plan amendments, zone changes, development permits, grading permits and use permits approved by the city council en or after July 3, 1992 and having no building permit issued, shall require the approval of the city council, and thereafter a two-thirds vote of the deck -irate of the city to be considered an approved application, if the approved is an application on property located within the city "mountainous lands." area of the Santa Rasa and San Jacinto Mountains, as described within the Coachella Valley Mountains Conservancy legislative map, as of November 3, 1992,
(Rancho Mirage Code of Ordinances § 7.06,0104 The Project site sits within the boundary of the Coachella Valley Mountains Conservancy territory map_ (Rxhibit F — Coachella Valley Mountains Conservancy Territory Map.) As confirmed in the MIND, the portion of the Project proposed for parcels 689-020.012 and 6894)204 114 (the Sky Mesa Recreational Area) has a General Plan Land Use designation of "Open Space:

Mountain Reserve (MR)." (See MND, Figure 1-12, at p. 46; See also Exhibit F — Rarncho Mirage Land the and Zoning Map.) Moreover. the Rancho Mirage General 01-19
Cont.

O1-20

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City of Raftrha Mirage— Rita•teslk-ni amen Expansion
Ard °l, 2I,i24

Plan St LS forth the following started goal for the ].ancl use(s) applicable to the Mountain Reserve (MR) fame:

This des4.r n!rion is aSS rg-ne4 to public lands sar prr perty subject to conbcrvation rai,cments in the Santa Roma Mountains. LTses are limited to recreational Sicitvities, such as. hiking or equestrian and non - motorized bike trails and facilities consistent with the need to protect sensitive biological resources. Vehicular access is not permitted in this designation,
(See Rancho Minige 2017 Gertend Plan, p. I0.) Accordingly, giteii the location of the Project site, coupled with the established boundaries of the Coachella Valley Mountains Conservancy and the site's land use designation under the City's General Plan, the site falls within the deffinition of the "city 'mountainous lands' area of the Santa I o a_..Mountains." and is therefore subject to the app ri:r1 proscttii tiaras of Code of Ordinances §7.06.010.

As such, the Project as conteniplatecl must ultimately be approved by a two-thirds vote of the Rancho Mirage clectrorate, 'SRCC's comments in this regard should not be construed as a waiver of its prior arguments regarding the inadequacies identified in the a!vLND and Lhe nerd for the City to complete a legally -compliant EIR, nor should it be construed as a recommendation that the Project he approved vii the WIC) by the Plsmning Crammissi+en and the City Council_ Rather, WSRCC is providing comments on this particular issue out of an abundance of caution to ensure that the City's proper approval procedures art- followed, particularly given the I'ay.iject's stated lineation to re -zone and develop mi-inntainous lands within the Samna, Rosa N1ctutmtatms that are currently zoned as Mountain llesertve and located within the bound arie the• (7oatchel1at Valley Mcitintatirts Cainserc art y.

VT. CONCLI WON.

In sum, WSRCC requests that the City require a local workforce, that the City impose training requirements for the Project's construction activities t+.' prevent community spread of COVID-19 and other infectious diseases, and that the City prepare and circulate a thorough EIR for the Project or, at a minimum, revise and recirculate the MND for the Project to ,address the aforementioned concerns. Should the City have any questions regarding this correspondence, please do not hesitate to contact my Office.
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01-21

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City of Rambo Mirage — Rita Cadidon Phase 11 Extrarision AO U, ^_D^:♦
Page of 25
Sincerely,
Je1 Fiy I temiit
Attorncgs for Western States
Regional Council of Carpenters
Attached:

Mardi R„ 2021, SWAPE Letter to Mitchell M. Tsai re 1,06311 Hire Requirement~ and Considerations for Greenhouse Gas Modeling (Exhibit A); Air Quality -and GHG Expert Paul Raserifekl CV (Exhibit B); Air Qualiry and C;HG Expert Matt Hagetn.ann CV (Exhibit C).; ETA Transit Noise and Vibration Irnpacl ,'assessment (l- hibit f3); Coachella Valley Mountains Cantserv; ncy Terrigrjry Map (R.xhihit F,); and City of Rancho Mirage ].and lase and Zoning Map (Exhibit F.

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rNIIII3IT

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SWAPS
Technical Consultation, Data Anelyiis acrd
Litigation Support for the Environment
2656 29th Street, Suite 201
Santa Monica, CA9C1I 5
Matt elagemann, P.G, C. Hg.
(9.49 W-9013
mhaema rmtswaae.cao rrq
Paul E. Rosenfeld, PhD
(3P 1 795-2;35
prosenfeld@swage. cart
March 8, 2021
Mitchell M, Tsai
155 South EI Maim, Skifite 104
Pasadena, CA 41101
Subject,- Local hire Requirements and Considerations for Greenhouse Gas Mcadeling Dear Mr. Tsai,
Soil Water Air Protection Enterprise ("SWAPE"} Is pleased to provide the following draft technical report explaining the significance of worker trips required for construction of land use development projects with respect ro the estimation of greenhouse gas ("Gfie" l emissions. The report will also discuss the potential for local hire requirements to reduce the length of worker trips, and consequently, reduced or mitigate the potential GHG impacts.
4' Torker Trips and Greenhouse Cars Calculations
The California Emissions Estimator Model ("CalEElvfod") is a "statewide land use emissions computer model designed to provide a unif€wrm platform for government agencies, land use planners, and environmental professionals Co quantify potential criteria pollutant anti greenhouse gas (GFIq emissions associated with both construction and operations from a variety of land use projects.'"` CalEEMod quantifies construction -related emissions associated with land use projects resulting from off -road construction equipment; of -road mobile equipment associated with workers, vendors, and hauling; fugitive dust associated with grading, demolition,, truck loading, and on -road vehicles traveling along paved and unpaved roads; and ardttitectural coating activities; and Raving.'
The number, length, and vehicle class of worker trips are utilized by CaIEEMod to calculate emissions associated with th a on -road vehi€le trips required to transport workers to and from the Project site during construction,' "California Emissions Estimator Model." CAPCDA, 2017, wadable at: http; f f wwvu.agrrid.gawa"caleernod/'harte. "Callfarnla #onissians Estimator Htt+del," CAPCc7A, 7.1117, ovcragbteat: http.//www,agrridgew,k4leerripoilhome.. "cam( mod Ltser`sGuide," anal% November 2017, avctia&lc ut-hturfl www.aomd.reovfdocadelault- sourcelcaleernodlfl1 user -39 -s -tai 2011x3-2 15noven er2017,adF?sfvr ri 4, p, 34. 1 O 1-22

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Specfrically, the number aril length of vehicle trips is utiIized to estimate the vehicle miles travelled C'VMT i associated with construction. Then, utilizing veilicle-class specific EMFAC 2014 emission factors, CaIEEMad takulates the vehicle exhaust, evaporative, and dust emissions resulting from construction -related VMT,.

Including personal vehicles for workercommuting!
Specifically, in order to calculate VMT, Ca]E EMod multiplies the average daily trip rate by the average overall trip length iseeexcerpt below):
'VMTe = E(Average Daily Trip Rater + Average Overall Trlp Length , „ Where,.
= Number of rand Ines ring modeled,'
Furthermore, to calculate the on -road emissions associated with worker trips, CaIEE Mod utilizes the following equation see a tempt below);
"I missunspdu�� ,r = VMT • EF,®,"„ o"6nw.

Where;
Emissaonsm,r.,,r a emissions from vehicle running for each pollutant VMT vehicle miles traveled
EF,, ,bN�n„ t = emission Factor for running emissions,'+ Thus, there Isa direct relationship between trip length and VMT, as well as a direct relationship between, VMT and vehicle running emissions. In other wards, when the trip length is increased, the VMT and vehicle running emissions increase as a result, Thus, vehicle running emissions can b: reduced by decreasing the average overall trip length, by way of a local hire requirement or otherwise, Default Worker Trip Parameters and Potential Local Hire Requirements As previously discussed, the rrurnber, length, and vehicle days of worker trips are utilized by CaIEEMod to calculate emissEons associated with the on -mad vehicEQ trips required to transport workers to and from the project site during canstnJctlon.? In order to understand how local hire requf rements and associated worker trap length reductions impact GI -IC emissions calculations, it is important to consider Cite CaIEEMod default worker trip parameters. CaIEEMod provides recommended default values based on site -specific Informer ion„ such as land use typer meteorological data, total lot acreage, project type and typical equipment associated with project type. If mare specific project information is known, the user can change the default values and input project - specific values, but theCalifornia Environmental Quality Act d"CEQA") requires that such changes be justified by substantial evidence,' The default number of construction -related worker trips is cakulated by multiplying the "Appendix A Calculation Details For CalEEMad." CAPCCtAr [}tidier 2017,avisAuble at: hue f fwvrw.:,gmd_itrtvfdo€s/deEauit- sourcefeateem f02 apaendlx•a201E-3-2-pdPsfursn -p.1+7-1S. "Apper[dix A Calculation Details for OiIEEMod " CAPODA, October 2017, av JNabfeet: http:fiv,vrw,agmd.eavfdecslde€asrlt- sourceictteerno4102 arose_ndix-a2d16-3-2.acrisFvrrsn=do, O. 23. w *r+gri5erodix A CAkulatticri Details for CaiErmed." CAPCOA, Dauber 2G17, trxoiJdibkDr: httP'flwrvw.agmd.sovfdocsfderoult- sourcecaleemodM2 apPerrlix-atn16-3-2_pdf'?sforsn=61 p. IS_ 7 *CaIEEMbd tfser's Guide." CAPCOA, Nowembber 2017, trouairbleet: htrp:lfwsxw.airnd.e..6rfducs;idefault- saurcelcaleemadf01 user•39-s=euide2tli0--d ianavernber29i17,ect?shrrsn=4 p.3A- a CaIEEMad User Guide, aswfdobie ut lute 1/ivvrvv,caleern tl,comf p. I, 9. 2 01-22
Cont
Page28 of 548 in Comment Letter Q1
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number of pieces of equipment kt all phases by 1.25, with the exception of worker trips required for the building construction and architectural coating phases.9 Furthermore, the worker trip vehicle class is a 50/25/25 percent mix of light duty auto, fight duty truck class 1 and light duty truck class 2, respectively,"'" Finally, the default worker top length is consistent with the length of the operational hurtle -to -work vehicle trips."' The operational home-to.work vehicle trip lengths are:
"[B]ased on the !ocairan and urbanization selected on the project characteristic screen. These values were -SUPPUed ttv the air dist'ricrs ur +use default avvrrve,(rar the Mile. Each district for county} also assigns trip lengths for urban and rural settings" (emphasis added.

Thus, the default worker trip length is based on the location and urbanization level selected by the User when modeling emissions- the below table shows the Calf EMod default rural and urban worker trip lengths by air basin [see excerpt below end Attachment 111,'3
Worker Trip Length by Air basin
Para' (miles
an(ttiI
Great Rawl Valleys
Lake Comity
Lake Tahoe
Maajaee Desert
Mountain C urNies
North Central Coast
North Coast
Northeast Patna u
Sacramento Wiley
Sa tan Sea
San Diego
San Francisco Bay Area
San Joaquin Velrey
South Central Coast
Suuthtoast
1$.8
16,8

16.8 16,8
16 17.1
15,8
1,518

15.8 14.6
15,8
LQ�iJ

18.8 16-8

19.8 10.8
10-9

10.8 10,8
10,8
123
1D-8

10.8 10.8
11 10.8
10,8

10.8 10.8

14.7 Average
Minimum
Maximum
Range
16-47

10.80 1920
4,40
11,17
mild
14'.70
310
"CaIEEMod User's Guide." CAPCOA. November 2017, oweiXobreet: httn: l www.zgmd.tov} doosldefault sourcelcaieemod101 u er-39-s-euide2016.3-t 15november2417, Psfersn=4,ts-34.. "A.pper`dix A Cakulatior4 Details for CaIEEMod," CAPCOA, October 2017, available et htnJ,+www,agmd.eovJdotsit;4e'Fault-SWerce/[aleernojf02 appendix-a2O16-3-2-ptif'fsfwrsn.6 p_ 1S. it *AppatidixACallcula ion Details far EEMod." CAPCCA, October 2x17, oveitoble 1t'tall www.aamd towido sldetaw t-saurcelca,eemod102 apoenull;,-m26 6 3-2,rrdf?slyr n=b, p 14.

Ppardix A Cakulatiun Deetails for Cal6Fhftad." CAPCOA, October 2017, avortabierrt.• htrn;l/ www.agmd.Rmiciocs/default-5avrceicAeemod/02 appendix-a2016-3-2.3dt7sfvrsnal6, p_ 21. "Appendrx1 Default Data Tables." CAPC©A, October 2017, evadable et. 1110:11wrn'w a4and,ltou-/dracQdeftu I sourrOca e•nmorA'S aoaend z -d2016-3-2 odP5Persar =4. p. 0-b4 — D -a6, 3 O1-22
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As demonstrated above, default rural worker trip lengths for air basins in California vary from 10.8- to 19.8 - miles, with an average of 15.+47 miles. Furthermore, default urban worker trip lengths vary from 10.8- to 14.7 - miles, with an average of 11.17 miles. Thus, while default worker trip lengths vary by location, default urban worker trip lengths tend to be shorter In length. Based on these trends evident In the CaIEEMod default worker trip lengths, we can reasonably assume that the efficacy of a local hire requirement is especially dependent upon the urbanize non of the project site, as well as the project location.

Practical Application of a Lf CaN Hire Requirement and Associated Impact To provide an example of the potential impact o f a local hire provision on construction -related GHG emissions, we estimated the significance of a local hire provision for the Village South Specific Plan {"Project") lasted in the City of Claremont {"CityT), The Project proposed to construct 1,000 residential units, 100,000 -SF of retail space, 45,000.SF of office space, as well as a 50.r m hotel, on the 24 -acre site, The Project location is classified as Urban and lies within the Los Angeles -South Coast County. Asa result, the Project has a default worker trip length of 14,7 miles. " in an effort to evaluate the potential for a local hire provision to reduce the Project's construction -related GHG emissions, we prepared an updated model, reducing all worker trip lengths to 10 miles {see Attachment 6). Our analysis estimates that if a local hire provision with a 10 -mile radius were to be implemented, the GHG emissions associated with Project construction would decrease by approximately 17 (see table below and Attachment C}.

Local Hire Provision Net Change
Without Local Hire Provision
Total Construction GHG Er9'tissiOns (MT co,.e)
3,623
Amortized Construction GHG Emissions (MT Core}year)
12077
With Local Hire Provision
Total Construction GHG Emissions (MT CD2e)
Amortized Construction GHG Emissions (MT CD:e/year)
%'Decrease ire Construction -related GNGEmissions
3,024
100.80
1776
As demonstrated above, by implementing a local hire provision requiring 10 mile worker trip lengths, the Protect could reduce potential GHG €missions associated with construction worker trips. More broadly, any local hire requirement that results in a decreased worker trip length from the default value has the potential to result in a reduction of construction -related GI1'G emissions, though the significance of the reduction would vary based on the location and urbanization level of the protect site.

This serves as an example of the potential impacts of local hire requirements on estimated project -level GHG emisslo, though It does not indicate that local hire requirements would result in reduced construction -related GHG emission for all projects. As previously described, the significance of a local hire requirement depends on the worker trip length enforced and the default worker trip length for the projecds urbanization level and location.
u "Appendix D Default Data Tables." CAPCOA, October 2017, avaikiNe err itte://www.ao and Rovleocsldefau sovrcefcaleempd/05 appendrrx-42016-3-1.13dr sfursarit,
4 t-
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[trsclarner
SWAPE has received limited discovery. Additional information may became available in the future; thus, we retain the right to revise or mend this report when additional Information becomes awailahle. Our professional sendrees have been performed using that degree of care and skill ordinarily exercised, under similar circumstances, by reputable environmental cormsulten practicing in this or similar localities at the time of service. No other warranty, expressed or implied, is made as to the scope of work, work methodologies and protocols, site conditions, analytical testing results, and findings presented. This report reflects efforts which were limited to information that was reasonably accessible at the time of the work, and may contain Informational gaps, inconsistencies, or otherwise be incomplete d'ue to the uriavailatmility or uncertainty of information obtained or prouided try third parties.

Sinter/ely,
Matt Hagenlann, P,Gi., G.H.
/7,
Paul E. Rosenfeld, Ph.D.
0124

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Attachment
Rural H•W Urban H -W
Location Type Location Name
pmiles) {mites)
Air Basin Great Basin 16.8 10.8
Air Basin Lake County 16.8 10.8
Air Basin Lake Tahoe 16.8 10.8
Air Basin Mojave Desert 16.5 10.8
Air Basin Mountain 16,8 10.8
Air Basin North Central 17.1 12.3
Air Basin North Coast 16.8 10,8
Air Basin Northeast 16.8 10.8
Air Basin Sacramento 16,8 10,8
Air Basin Salton Sea 14.6 11
Air Basin San Diego 16.8 10.8
Air Basin San Frar►cisco 10,8 10.8
Air Basin San Joaquin 16.8 10.8
Air Basin South Central 16,8 10.8
Air Basin South Coast 19.8 14.7
Air District Amador County 16.8 10.8
Air District Antelope Valley 16.8 10,8
Air District Bay Area AQMD 143.8 10.8
Air District Butte County 12.54 12.54
Air District Calaveras 16,8 1{1.8
Air District Calusa County 16.8 10.8
Air District FJ Dorado 16.8 10.8
Air District Feather Myer 16.₹t 10.8
Air District Glenn County 16.8 10.8
Air District Great Basin 16,8 10,8
Air District Imperial County 11J.2 7.3
Air District Nern County 16.8 10.8
Air District Lake County 16.8 10.8
Air District Lassen County 16.8 10,8
Air District Mariposa 16.5 10,8
Air District Mendocino 16.8 10.8
Air District Modoc County 16.8 10.8
Air District Mojave Desert 16.8 10.8
Air District Monterey Bay 16.8 10.8
Air District North Coast 16.8 10,8
Air District Northern Sierra 16.8 10.8
Air District Northern 16.8 10.8
Air District Placer County 16.8 10.8
Air District Sacramento 15 10

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Air District San Diego 16.8 10.8
Air Distract San Joaquin 16.8 10.8
Air District San Luis Obispo 13 13
Air District Santa Barbara 8.3 8,3
Air District Shasta County 16.8 10.8
Air District Siskayyu County 16.8 10,8
Air District SOutb Coast 19.8 14.7
Air District Teitarna County 16.8 10,8
Air Distract Tuolumne 16,8 10.8
Air District Ventura County 16.8 10.8
Air District YoloJSotano 15 10
County Alameda 10.8 10,8
County Alpine 16.8 10.8
County Amador 15.8 10,8
County Butte 12.54 12.54
County Calaveras 16.8 10.8
County i olusa 16.8 10.8
County Contra Costa 10.8 10.8
County De' Norte 16.8 10.8
County El Dorado -Lake 16,8 10.8
County El Do rad D. 16.8 10.8
County Fresno 16,8 10.8
County Glenn 16.8 10.8
County Humboldt 16,2 10.8
County Imperial 10.2 7,3
County Inyo 16.8 10.8
County Kern -Mojave 16.8 10.8
County Kern -San 16.8 10.8
County Kings 16.2 10.8
County Lake 1.68 10.8
county Lassen 16.8 10.8
County Los Angeles- 16.8 10,8
County Los Angeles- 19.8 14,7
County Madera 16,8 10.8
County Marin 10.8 10,8
County Mariposa 16.8 10.8
County Mendocino- 16.8 10.8
County Mendocino- 16.8 10.8
County Mendocino- 16.8 10.8
County Mendocino- 16.8 10.8
County Merced 16.8 10.8
County Modoc 16.8 10.8
County Mono 16.8 10.8
County Monterey 16.8 10.8
County Napa 10.8 10,8
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County Nevada 16.8 10.8
County Orange 19.8 14.7
County Placer -Lake 16.8 102
County Placer -Mountain 16.8 10.8
County Placer- 16.8 10.E
County Plurnas 16.8 10.8
County Riverside- 16.8 10,8
County Riverside- 19.8 14.7
County Riverside -Salton 14.5 11
County Riverside -South 19.8 14.7
County Sacramento 15 10
County San Benito 16.8 10.8
County San Bernardino- 16.8 10.8
County San Bernardino- 19.8 14.7
County San Diego 16.8 10.8
County San Francisco 10.8 10.8
County San Joaquin 16.8 10.8
County San Luis Obispo 13 13
County San Mateo 10.8 1O.8
County Santa Barbara- 8.3 9.3
County Santa Barbara- 8.3 8.3
County Santa Clara 10.2 10.8
County Santa Cruz 16.8 10.8
County Shasta 16.8 10.8
County Sierra 16.8 10.8
County Siskiyou 16,8 102
County Warm- 15 10
County Soiano•San 16.8 10.8
County Sonoma -North 16.8 10.8
County Sonoma -San 10.8 10.8
County Stanislaus 16.8 10.8
County Sutter 16.8 10.8
County Teharna 1.6.8 10.8
County Trinity 16.8 102
County Tulare 16.8 10.8
County Tuolumne 16.8 10.8
County Ventura 162 10.8
County Yoio 15 10
County Yuba 16.8 108
Statewide Statewide 16.8 108
01-25
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Warker Trip Length by Air Basin
Air Basin
Great Basin valleys
Lake County
Lake Tahoe
Mojave Desert
Mountain Counties
North Central Coast
North Coast
Northeast Plateau
Sacramento Valley
Salton Sea
San Diego
San Francisco Bay Area
Sra Joaquin Valley
South Central Coast
South Coast
Average
laininum
Ailaxlmutn
Karl*
Rural (miles)

16.8 16.8

16.8 16.8
116.E

17.1 16.8

16.8 16,8
14,8
16,8

14.8 15.8

16.8 19.8
111.47

10.90 19.80
9,90
Urhon (miles)

10.8 10.8

10.8 10.8

10.8 12.3

10.8 10.6

10.E
11 10.8

10.8 10.8

10.8 14.7
11117
1010
14,10

3.90 01-25
Ccnt.

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CaIEEMod Version CelEEMotl.2016.3.2

1.0 Project Characteristics
Attachment B

V lage South SpecInc Ptah {Proposed) - Loa Angale—Soutrt Coast County, Annual Village South Specific Plan;Proposed)
Los Anceles South Coast. County. Annual

1.1 Land Usage

1.2 Other Project Characteristics
Urbenitirtral Urban
Cemalc$orxe 9
UUlltt Company SIRCWrrr CaFearnre E4'rmn
CO2 trooreilty 7{ .44
(IhrM4hr)
Went SCrted DM*
CH4 lnternny 0 029.
{Il>lktrylr r)

1.3 Use( Entered Comments & Non Detaull Uata
Piesliateleanrrra;.0ayal M
Operational Yaw
N2O rntemany
{rldM4yhrl
DOM
C1-25
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CalEEMed Version Ca1EEtad,201S 3.2 Page 2 or 44 Date, 1,091202.1 1552 PM \liege South. Specific Plan {Proposed' - Los Angeles - Sarin Coast Grimly, Annual Project Characteristics • Consistent with the DEIR'e model Land U • See =APE comment regarding residential and retail tend uses Ccostructlan Phase - See SWAPE comment regarding individual corlstluct/vn phase lengths CientoIlion • Consistent -with line DEIR's model See SWAPE comment regarding demolition Vehicle Tripe • Saturdoy Moe eansister t with the DEIR's model. See SWAPE comment regarding weekday and'Sunday trips Woodstaves - keroodstuwras and wood -[running firegltacas consesiant with the ❑EIRE modal. See SWAPE conarrent regarding gas fireplaces..

Energy Use -
Carrairuction DR -toad Equipment Mitigation- See SWAPE ternrriortton construction -related mitigation Area N4igatson - See SWAPS comment regarding opelatronal mitigation measures Water Mitigation - See SWAPE comment regarding operational mitigation measures rid); NONA
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69 01-25
Coot

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CalEEMed Version G61EEMP:1,20163.2 Pegs 3 of 44 Date. 1i43.2`J21 1 52 PM VElage South Specific Plan {Pro pasect - Los Angolan - anal Coast County, Annual CcrMe+9�r1,1 p=.
chNehicbT.rp6
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2155
RTC -326

Responses to Comments
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2156
RTC -327

Responses to Comments
CalEEMosl WeTsIon' Ca1EEMtld.2ti163.2 Page 5 of 44 Clete. 1,18,210.21 1:52 PM VElage South. Specific Plan {Proposed! - Los Ange{es. Saud! Coast County, Annual

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2157
RTC -328

Responses to Comments
CaIEEMoti Version' Ca1EEl,1c5d.Z0163.2 Page 5 of 44 Clete. V+11'2021 1:52 PM VElage South. Specific Plan {Proposed' - Las Ange{es. SalrtJ1 Coast County, Annual •I
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'age 4.1 of 548 in COmrnerit Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2158
RTC -329

Responses to Comments
CalEEMod'Version' Ca1EEMod,20163.2 Page 7 or44 Date. 11tif2S21 1:52 PM MElage South. Specific Plan {Proposed} - Las Ange{es. SDutJ1 Coast County, Annual 2,2 Overall Operational
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01-25
Ccint

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2159
RTC -330

Responses to Comments
CaIEEMati Version' Ga1EEMad.20I63.2 Page S of 4+i Clete. 1.49! 21 1:52 PM \Mage South. Specific Plan {Proposed} - Lcs Angeles. Saute Coast County, Annual Number
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41-2
Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2160
RTC -331

Responses to Comments
CalEEMati Mardian' Ca1EEMad.ZZO163.2 Page 5 0 44 Clete. 11412C21 1:52 PM VElage Sauth. Specific Plan {Proposed' - Las Ange{ee. Sautk1 Coast County, Annual PFa� tElrmt
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01.254
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2161
RTC -332

Responses to Comments
CalEEMaci Ve+ralarr Ca1EEM L2Of63.2 Page 10 of 44
VTlage South Specific Plan {Proposed' - Los Angeles-Soulin Coast County, Annual Date. 1.15.2S21 1 52 PM
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01.25 Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2162
RTC -333

Responses to Comments
CalEEMnti Version' Ca1EENtscl,2O163.2 Page 11 of 44 Fete. 1.+912221 1:52 PM Vilage South. Specific Plan {Proposed] - Los Angeles - anal Coast County, Annual

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01.25 Cont
Page46 of 548 in Comment Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2163
RTC -334

Responses to Comments
CalEEMoti Version' Ca1EEMod.20f0:3.2 Page 12 of 44 Date. 1.5112221 1 52 PM VElage South. Specific Plan {Proposed} - Los Angeles - Sault' Coast County, Annual

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'age 47 of 548 in Com merit Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2164
RTC -335

Responses to Comments
CalEEM9ti Version' Ca1EEM;41,201S 3.2 Page 13 of 44 Fete. 1.+912;}21 1:52 PM VElage South Specific Plan {Proposed} - Los Angcies. Souud1 Coast County, Renual 3,3 Site Preparation • 2021
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2165
RTC -336

Responses to Comments
CalEEM.ti Version' Ca1EEMor1,20153,2 Page 14 of 44 Fete. 1.+912221 1:52 PM Vr11age South. Specific Plan {Proposed' - Los Angeles -South Coast County, Annual 3,3 Site Pre paralton -21721
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01.25 Cont
Page49 of 548 in Comment Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2166
RTC -337

Responses to Comments
CalEEM6ti Version' Ca1EDOW:U(4163,2 Pate 15 of 4,4 Fete. 1.+912,21 1:52 PM Viiage South. Specific Plan {Proposed} - Los Ange{es. Saudi Coast County, Ar.nual

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Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2167
RTC -338

Responses to Comments
CaIEEMod Version Ca1E00w:120163.2 Page IC of 44 Fete. 1.+912:}21 1:52 PM 1Viiage South. Specific Plan {Proposed} - Los Ange{es. Ssutn Coast County, Artnual

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2168
RTC -339

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CalEEMoti Versions CatEEMod,2016 3.2 Page 17 of 44 Fete. 1.+912:21 1:52 PM Vilage South. Specific Plan {Proposed} - Los Ange{es. Soule Coast County, Annual

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2169
RTC -340

Responses to Comments
CalEEMod'Version Ca1EEMPI20103.2 Page 18 of 44 Date. 1.+912221 1 52 PM MElags South. Specific Plan {Proposed} - Los Ange{es. SDutn Coast County, Annual

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2170
RTC -341

Responses to Comments
CalEEtu e a Version' CalE ENtud,2016:3.2 Page 19 of 44 Date. 1a2U21 1 52 PM VElage South. Specific Plan {Proposed} - Los Angeles - Sault' Coast County, Annual

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Ritz -Carlton Rancho Mirage MND 11942
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2175
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CCIEEMed Version' Ca1EEMt7d.2O163.2 Page 24 of 44 Fete. 1.+912321 1:52 PM VElage South Specific Plan {Proposed} - Los Angeles - anal Coast County, ArMnual

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CalEEMoti Version' Ca1EEM 2.20163.2 Page 25 of 44 Fete. 1 5112421 1 52 PM MElags South. Specific Plan {Proposed} - Los Angetas-Soulin Coast County, ArMnuat

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2177
RTC -348

Responses to Comments
CaIEEMod Ca1EEMocl20163.2 Page 26 of 44 Fete. 1.•6,2321 1:52 PM Viiage South. Specific Plan {Proposed} - Lcs Angeles -South Coast County, Annual

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2178
RTC -349

Responses to Comments
CalEEMOd'Version' Ca1EEMod.20t63.2 Page 21 of 44 Fete. 1a2S21 1 52 PM VTlags South. Specific Plan {Proposed} - Los Ange{es. Snutrl Coast County, Annual

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November 2024
2179
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Ca EE_ EMoti Version' Ga1EEIVed,2018 3,2 Page 28 of 44 Cate. 1.+912021 1 52 PM VElage South. Specific Plan {Proposed} - Les Angeles. Scutt' Coast Camr1P", Annual 3,7 Archflecturdl Goaltng • 2024
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O1-25
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2180
RTC -351

Responses to Comments
CalEEMJlod'Version CalEEMad,2016 3.2 Page 29 of 44 C1Me, 1d612J21 1'52 PM 1VElage South. Specific Plan {Proposed} - Lcs Angeles - anal Coast County, Annual floe
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Q1-25
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2181
RTC -352

Responses to Comments
CalEEM04i Version' G91EEM0c1.2[}16:3.2 Page 30 of 44 Dale 1.9.'2421 1 52 PM 7r41age South. Specific Plan {Proposed} - Las Angeies. Surd, Coast County, Annual trip %
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01-25
Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2182
RTC -353

Responses to Comments
CaIEEMad Meralons Ca1EEMPd.20163.2 Page 31 of 44 Fete. 31612021 1:52 PM Vfilage South. Specific Plan {Proposed' - Lcs Ange{es. Snud1 Coast County, Annual *O.
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November 2024
2183
RTC -354

Responses to Comments
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November 2024
2184
RTC -355

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Carr_EMociVersion' Ca1EEI*41.20163.2 Page 33 of 44 pale. 1.48.12S21 1'52 PM MElags South. Specific Plan {Proposed} - Lcs Ange{es. SnlrtJT Coast County, Annual

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2185
RTC -356

Responses to Comments
CaIEE_ EMola WersIons Ca1EEM=d.ZOf6 3.2 Pape 34 of 44 Fete. 1,42021 1:52 PM VElage South. Specific Plan {Proposed} - Los Ange{es. Snlrtrl Coast County, Annual 5,3 Energy by La rid LJse - ElectriCIty
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Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2186
RTC -357

Responses to Comments
CaIEEEMsal VeraIons Ca1EEMvd.Z0f63.2 Page 35 of 44 Date. 11412021 1:52 PM VIlags South. Specific Plan {Proposed} - Lcs Angeles - Smart Coast County, Annual

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01.25 Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2187
RTC -358

Responses to Comments
CalEEMod'Version' Ca1EENIgd,20163.2 Page 36 of 44
VTlags South. Specific Plan {Proposed} - Lcs Ange{es. Soule Coast County, Annual Cate. 119!2321 1:52 PM
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01-25
Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2188
RTC -359

Responses to Comments
CaIEE_ EMocl Version CalEEllhod,2016 3.2 Page 57 of 44 Cate. 1118!X21 1:52 PM %liege South. Specific Plan {Proposed} - Los Ange{es. SnlrtJ1 Coast County, Annual €,2 area by Sul3Ceteg1 —y
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7.0 Water Detail

7.1 Mitigation Measures Water

01.253
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2189
RTC -360

Responses to Comments
CalEEMnd VeTsIons CalEEMPc1,2016 3.2 Page 31 of 44 Date. 1i l2J21 1:52 PM VElage South Specific Plan {Proposed} - Los Angeles - anal Coast County, Annual 7 1Co I 014 wr
cdniaba
Urmlip.J
..,

01.25 Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2190
RTC -361

Responses to Comments
CalEEMo#aVersion Ca1EEMed.Z0163.2 Page 39 of 44 Caste.11412O211:52 PM VTlags South. Specific Plan {Proposed} - Los Ange{es. Snuln Coast County, Annual 7,2 Waller by Land Use
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01.25 Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2191
RTC -362

Responses to Comments
CalEEMQd Version CalEEM41,20163.2 Page 40 of 44 Date. 11602021 1:52 PM 1V41age South. Specific Plan {Proposed} - Los Ange{es. Snud1 Coast County, Annual 72 Water by Land Use
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8.1 Mitigation Measures Waste
471.26
Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2192
RTC -363

Responses to Comments
CalEEMod VeTsIons CalEEM=1,2016 3.2 Page 41 of 44 Date. 1i l2J21 1:52 PM VElage South. Specific Plan {Proposed} - Lcs Ange{es. Snuln Coast County, Annual r4IlmDryIYeir
7 1Co I 014 wr.
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•
01-25
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2193
RTC -364

Responses to Comments
CaIEEMad'V2rsIons Ca1EEMPI120163.2 Page 42 of 44 Cate. 11412021 1:52 PM VTlage South. Specific Plan {Proposed' - Los Ange{es. ScutJ1 Coast County, Annual 1-..2 Wasle by Land less
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Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2194
RTC -365

Responses to Comments
CalEEMaci %damIons Ca1EElItatl.Z0f63.2 Page 43 of 44 Fate. 1,16.2021 1:52 PM VElage South. Specific Ran {Proposed} - Lcs Ange{es. Soutrl Coast County, Annual a.2Wasle by Land Use
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Fuel typo
01-25
Cont_
Rage78 of 548 in Comment Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2195
RTC -366

Responses to Comments
CalEEMoli Version Ca1EEM L2 1B 3.2 Page A4 of 44 Date. 1i l2O21 1:52 PM Vilage South. Specific Plan {Proposed} - Los Angeles - anal Coast County, Annual Boilers
Equecrnmaym
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11.0 Vegetation
01-26
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2196
RTC -367

Responses to Comments
CalEEMoti We alon' Ca1EEM0d.20163.2 Page 1 or 35 Date. 1111,2J21 1'5.1 PM Village South Specoric Plan (Proposed) - Las Pwlgates-South Mast County, Summer Village South Specific Plan (Proposed)
Los Angeles=South Coast County, Summer

1.0 Project Characteristics

1.1 Lind Usage
Lend Bees
I
Lr1 ar_c.ae
[xrmfal C4Illco &ridgy, #500 1008.911 103
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1.2 Other Project Characteristics
ilrhanideticrr
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1.3 User Entered Comments & Non Uefauft Data
Freclph,eliet Free{ *1
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33 328
Vra. Intamity ODDS
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O1-26
Cont
w

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2197
RTC -368

Responses to Comments
CalEEti eta Version* Ca1EEMod.2g1S 3.2 Page 2 of 35
Village South Specoltc Peen (Proposed) - Los Angates-South Mast County, Summer Project Characteristics • Consistent with the DEIR'e: model Date. 1, 43.'21Y21 155.4 PM
Land We • Soe =APE DOmment 'netting resedoritial and rotaii land uses Construction Phase - See SWAPE comment regarding individual eti , ct nn phase lengths L ientoIlion • Consistent with line DEIR's model See SWAPS comment regarding demolition Vehicle Trills • Saturdayrnpa cenststerrt with the DEIR's model. See SWAPE comment regarding weekday and Strnday trips Woodstoves - WlAoodstow>_v and 'wood -turning fireplaces consestant with the ❑EIRE model. See SWPPE conrrlerd regarding gas fireplaces..

Energy Use -
Cansiruction CR{oad Equipment Mitigation - 'See SWAPE tomrrlertten construction -related mitigation Area t44t .goner - See SWAP commend regarding operattonat mitigation rneasures Water Mitigation - See SWAPE comment regarding operational mitigation measures T40,, N4444
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of -25
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2198
RTC -369

Responses to Comments
CalEEMad Version' Ca1EEl*ad.201!63.2 Page 301'35
Vilnage South Specofic Plan (Proposed) - Las Angg[es-South Mast County, Sunnier Clete: 1,43.2021 1:54 PM
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2.0 Emissions Summary
01-25
Cont_
82 of 548 in Comment Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2199
RTC -370

Responses to Comments
CaIEEMaia Ve sIons CalEEMot42[1163.2 Papsi of 35 Date. 1lti.'21}21 1:54 PM Village South Spectrc Ran (Proposed) - Los Argete6-South Mast County, Summer 2,1 vveralt cansl7ltsi>'i71t (IVlaximurn Daily Emission) 1Jnmitiaat€d Construct' an
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41-25
Cont.

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2200
RTC -371

Responses to Comments
ColEEMod Version' Cj1EEI*42O163.2 Page 6IIr 35 Date. 11ti1'2rt21 1:54 PM Village South Specs c Plan (Proposed) - Las Psigates-South Mast County, 3i inmer

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01-25
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2201
RTC -372

Responses to Comments
CaIEEMori VoraIon' Ga1EEMoc420163.2 Page 6 of 35 Dale. 1ltif2rt21 1:54 PM Village South Specorlo Ran (Proposed) - Los Pwlgetes-South Mast County, 3i .rimer .2 Overall Operational
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01-25
cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2202
RTC -373

Responses to Comments
CalEEMari Version' Ca1EErkad.20163.2 Page 7 of 35 Date 1 112421 1 54 PM Virrage Sorltl Specotic Plan (Proposed) - Las Angeles -South Mast County, Siemer I.

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OrrRpad Evuipment
01-26
Cont.

Page se of 548 in Comment Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2203
RTC -374

Responses to Comments
CalEEMori Version' Ca1EEM L2O163.2 Page $ of 35 Date. 1412.O21 1:S.9 PM Vi11a4e South Specofic Plan (Proposed) - Los Poigates-South Mast County, Summer I43440 ?Urn*
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01.25 Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2204
RTC -375

Responses to Comments
CAIEFMata VersIan' CalEEMPc1,2016 3.2 Page 9 or 35 C7ale. la'2921 1:54 PM Village South Specofic Plan (Proposed) - Los ,Agates -South Mast County, Sunmet Ptmee Name
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2205
RTC -376

Responses to Comments
CaIEEMnai tinrslons CalEENtscl,20163.2 Page 10 of 05 Daie 1:012:21 1 54 PM ViIlage South Specolc Plan (Proposed) - Los PDTgeLes-South Mast County, Sunmei 3,2 Demolition -2021
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Cont
Page89 of 548 in Comment Letter 01
Ritz -Carlton Rancho Mirage MND 11942
November 2024
2206
RTC -377

Responses to Comments
CalEEMDti Version' Ca1EEMod.20193.2 Page 11 or 05 Die 1.5112421 1 54 PM Virta9e South Specirlc Plan (Proposed) - Los PDTg .es -South Mast County, Summer

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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2207
RTC -378

Responses to Comments
CalEEMata VaraIons G91EElaf 5,1hr"+
3 01-255
Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2208
RTC -379

Responses to Comments
CalEEMata VAeroIans Cj1EEMod.2#103.2 Page 13 of 35 Date. 1.5.'2321 1:54 PM Village South Spec.5c Peen (Proposed) - Las Pogates-South Mast County, Summer 3,3 Sate Pre paralton -2021
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Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2209
RTC -380

Responses to Comments
CarEEtAnd Vnrnlons Cj1EENtscl.20163.2 Page 14 of 35
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Ritz -Carlton Rancho Mirage MND 11942
November 2024
2210
RTC -381

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01.25 Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2211
RTC -382

Responses to Comments
CalEEMDd version' Ca1EEIVoi12O163.2 Page 15 or 35
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01.20 Cont

Ritz -Carlton Rancho Mirage MND 11942
November 2024
2212
RTC -383

Responses to Comments
CalEEMod'Veraion Ca1EEl*420163.2 Page 17 of 05
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