Agenda packet — San Jacinto City Council, July 7, 2026 (part 2 of 3)

April 7, 2026
To the City Council Members of San Jacinto, CA,
Public Comment Regarding Traffic Safety Concerns for the Chacon Farms Project
We, Michael and Emalee Tomoni, owners of Talley Meadows Layups and Retirement, wish to formally express our significant concerns regarding pedestrian and vehicle safety near the proposed Chacon Farms Project.

Our property is located at the intersection of Cawston Avenue and 7th Street, and we will directly share these roads with the new development. Based on the project's projected generation of approximately 3,952 daily vehicle trips (11th Edition ITE Manual Analysis), we anticipate a substantial increase in traffic volume.

We have specific safety concerns regarding the current state of local infrastructure:

ReducedAccess:Thereduction of project entrance/exits from three to two willconcentrate traffic impact on Cawston Avenue North and 7th Street.

Cawston Avenue North (between Esplanade and 7th): This section is currently narrow with a temporary sidewalk on the west side and lacks turning lanes or shoulders. This creates a "bottleneck" and dangerous turning conditions, unlike the improved sections northof 7th andsouth of Esplanade.
7th Street {between Cawston and Sanderson): The eastbound lane is narrow, with no turn lanes or shoulders, making turns into and out of driveways difficult and unsafe.

Proposed Solution
We feel it is imperative that the City mandates the widening and improvement of Cawston Avenue (between Esplanade and 7th) and 7th Street (between Cawston and Sanderson) before the project's completion. These improvements are vital for the safety and well-being of local school children, families, and all travelers in the area.

We appreciate your thoughtful consideration of these critical safety concerns.

We have specific safety concerns regarding the current state of local infrastructure:
, Reduced Access: The reduction of project entrance/exits from three to two will concentrate traffic impact on Cawston Avenue North and 7th Street.
, Cawston Avenue North (between Esplanade and 7th): This section is currently narrow with a temporary sidewalk on the west side and lacks turning lanes or shoulders. This creates a "bottleneck" and dangerous turning conditions, unlike the improved sections north of 7th and south of Esplanade.
, 7th Street {between Cawston and Sanderson): The eastbound lane is narrow, with no turn lanes or shoulders, making turns into and out of driveways difficult and unsafe.

We appreciate your thoughtful consideration of these critical safety concerns.

Sincerely,�� jMichael and Emalee Tomoni
F-2
F-3
F-4
F-1

LETTER F
Final Initial Study/Mitigated Negative Declaration – Chacon Farms Project Tentative Tract Map No. 39076– PROJ23-0029 2.0 Comment Letters and Responses

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Responses To Letter F
Michael and Emalee Tomoni – Owners, Talley Meadows Layups and Retirement, April 7, 2026
Comment F-1:

The commenters identify themselves as the owners of Talley Meadows Layups and Retirement, located at the intersection of Cawston Avenue and 7th Street, and express significant concerns regarding pedestrian and vehicular safety near the proposed Chacon Farms Project. The commenters reference the Project's projected generation of approximately 3,952 daily vehicle trips (11th Edition ITE Manual Analysis) and anticipate a substantial increase in traffic volume.

Response F-1:

The City acknowledges the commenters' safety concerns and the Project's projected trip generation. The Transportation Impact Analysis prepared for the Project (appended to the Draft IS/MND) evaluates the Project's projected trip generation, the operational performance of study intersections and roadway segments, and the adequacy of Project access. With implementation of the required off-site frontage improvements identified in the Conditions of Approval and described in Response F-3 below, all study intersections and roadway segments will operate at acceptable levels of service consistent with City standards. See also Response E1, which addresses the same trip generation and operational analysis in greater detail.

Comment F-2:

The commenters identify a concern under the heading "Reduced Access": that the reduction of project entrance/exits from three to two will concentrate traffic impact on Cawston Avenue North and 7th Street.

Response F-2:

The Project's access configuration was analyzed in the Transportation Impact Analysis and was reflected in the Tentative Tract Map No. 39076 reviewed and approved by the Planning Commission on March 24, 2026. The consolidation of Project access points was evaluated for its effect on adjacent intersection operations and roadway segment performance, and the analysis concludes that with the required off-site frontage improvements, the access configuration provides safe and adequate ingress and egress consistent with City standards.

The Project's two access points are supported by the widening and improvement of Cawston Avenue and 7th Street along the Project's frontage to the City's Major roadway standard (see Response F-3) and by the installation of a traffic signal at Cawston Avenue and Cottonwood Avenue (Condition of Approval No. 115).

Comment F-3:

The commenters identify a concern under the heading "Cawston Avenue North (between Esplanade and 7th)": that this section is currently narrow with a temporary sidewalk on the west side and lacks turning lanes or shoulders, creating a "bottleneck" and dangerous turning Final Initial Study/Mitigated Negative Declaration – Chacon Farms Project Tentative Tract Map No. 39076– PROJ23-0029 2.0 Comment Letters and Responses

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conditions, unlike the improved sections north of 7th Street and south of Esplanade Avenue.

Response F-3:

The Project's easterly frontage along Cawston Avenue corresponds to the segment between 7th Street and Esplanade Avenue identified by the commenters. The Conditions of Approval adopted by the Planning Commission require the developer to construct the following frontage improvements along Cawston Avenue prior to issuance of the Phase 1 Certificate of Occupancy:
• Dedication of an additional 20 feet of right-of-way to provide a 50-foot wide halfwidth right-of-way (Condition of Approval No. 9);
• Asphalt paving (Traffic Index 9.0, PG 70-10);
• 8-inch curb and gutter located 32 feet west of centerline; • A Class II Buffered Bike Lane consistent with the City of San Jacinto Trails Master Plan; • An 18-foot wide parkway with landscaping;
• A 6-foot wide concrete sidewalk; and
• Streetlights (Condition of Approval No. 86).

These improvements will widen and improve the Project's Cawston Avenue frontage to the City's Major roadway standard, replacing the existing temporary sidewalk and unimproved crosssection, and bringing this segment into conformance with the improved sections of Cawston Avenue north of 7th Street and south of Esplanade Avenue. The bottleneck condition identified by the commenters is directly addressed by these required improvements. See also Response E3.

Comment F-4:

The commenters identify a concern under the heading "7th Street (between Cawston and Sanderson)": that the eastbound lane is narrow, with no turn lanes or shoulders, making turns into and out of driveways difficult and unsafe. Under the heading "Proposed Solution," the commenters state that it is imperative the City mandates the widening and improvement of Cawston Avenue between Esplanade and 7th Street, and 7th Street between Cawston and Sanderson, before the Project's completion.

Response F-4:

The Project's northerly frontage along 7th Street corresponds to the western portion of the segment between Cawston and Sanderson identified by the commenters. The Conditions of Approval require the developer to construct the following frontage improvements along 7th Street prior to issuance of the Phase 1 Certificate of Occupancy:
• Dedication of an additional 20 feet of right-of-way to provide a 50-foot wide halfwidth right-of-way (Condition of Approval No. 8);
• Asphalt paving (Traffic Index 9.0, PG 70-10);
Final Initial Study/Mitigated Negative Declaration – Chacon Farms Project Tentative Tract Map No. 39076– PROJ23-0029 2.0 Comment Letters and Responses

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• 8-inch curb and gutter located 32 feet south of centerline; • A Class II Buffered Bike Lane consistent with the City of San Jacinto Trails Master Plan; • An 18-foot wide parkway with landscaping;
• A 6-foot wide concrete sidewalk; and
• Streetlights (Condition of Approval No. 85).

These improvements will widen and improve the eastbound (south) side of 7th Street along the Project's frontage, addressing the asymmetry between the existing improved westbound side and the unimproved eastbound side identified by the commenters. Improvements to segments of 7th Street beyond the Project's frontage are the responsibility of the City and adjoining property owners through future Capital Improvement Program (CIP) projects and frontage improvements associated with future development; the Project contributes to area-wide circulation improvements through payment of the Transportation Uniform Mitigation Fee (TUMF) and the City's Traffic Signal Mitigation Fee (Conditions of Approval Nos. 79 and 108). With respect to the commenters' proposed solution, the widening and improvement of the Project's Cawston Avenue and 7th Street frontages must be completed prior to issuance of the Phase 1 Certificate of Occupancy — that is, before any resident may occupy a home in the Project — which directly satisfies the timing the commenters request. See also Response E-4 and Response E-5.

Finding:

The comments raise concerns regarding traffic and pedestrian safety along Cawston Avenue and 7th Street that are addressed through the Project's required off-site frontage improvements (Conditions of Approval Nos. 8, 9, 85, 86, 115) and through the Project's payment of City Traffic Signal Mitigation Fees and TUMF (Conditions Nos. 79, 108). The comments do not identify any new significant environmental impact, do not demonstrate that previously identified impacts would be substantially more severe than disclosed in the Draft IS/MND, and do not require the addition of new or considerably different mitigation measures. Accordingly, recirculation under CEQA Guidelines section 15073.5 is not required.

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SEVENTH STREET
ESPLANADE AVENUE CAWSTON AVENUE SEE SHEET 3 SEE SHEET 4 SEE SHEET 2 ESPLANADE SPECIFIC PLAN SP 01-02 CITY OF SAN JACINTO SEAL DIG ALERT FOR W.O. SCALE BENCHMARK: DATE DATE CITY APPR. CHECKED BY: BY MARK ENGINEER REVISIONS DRAWN BY: DATE DESIGNED BY: SHEET NO. FILE NO. 1 PREPARED BY: DATE R.C.E. NO. Park City, UT 84098, 5133 Cove Canyon Dr, #302 OF 5 SHEETS Hemet, CA. 92544, 41555 E Florida Ave., Suite G, Phone (951)658-1727 Fax (951)658-9347 CIVIL ENGINEERING BWA BLAINE A. WOMER Boise, ID, 83706, 4355 W Emerald Street, St. 145, Phone (208)593-7555 1" = 60' SEPT. 18, 2024 TENTATIVE TRACT MAP NO. 39076 RAMONA DAIRY APPROVED BY: CONTRACT CITY ENGINEER DATE TENTATIVE TRACT MAP NO. 39076 IN THE CITY OF SAN JACINTO PORTION SECTION 31, TOWNSHIP 4 SOUTH, RANGE 1 WEST, S.B.M. VICINITY MAP N.T.S. ASSESSOR'S PARCEL NO(S). OWNER FLOOD PLAIN SCHOOL DISTRICT SOURCE OF TOPOGRAPHY ACREAGE NUMBER OF LOTS UTILITIES EXISTING ZONING PROPOSED ZONING PROPOSED LAND USE ADJACENT LAND USE EXISTING LAND USE APPLICANT SHEET INDEX EASEMENT NOTES LEGAL DESCRIPTION LINE DATA SEVENTH STREET - MAJOR TYPICAL STREET SECTION T.I. = 9.0 CAWSTON AVENUE - MAJOR TYPICAL STREET SECTION T.I. = 9.0 ESPLANADE AVENUE - ARTERIAL TYPICAL STREET SECTION T.I. = 9.5 ROADS - MODIFIED LOCAL TYPICAL STREET SECTION T.I. = 5.5 ENTRANCE ROADS - STREET 'A'/MODIFIED LOCAL TYPICAL STREET SECTION T.I. = 5.5 PRIVATE STREETS PRIVATE STREETS ZONING TYPICAL BUILDING SETBACKS EARTHWORK CALCULATIONS DENSITY OPEN SPACE AREA (NO BASINS) ENTRANCE ROADS - STREET 'K'/MODIFIED LOCAL TYPICAL STREET SECTION T.I. = 5.5 PRIVATE STREETS PHASING NOTE PRIVATE STREET LEGEND PUBLIC STREET PUBLIC STREET PUBLIC STREET

SEVENTH STREET

CAWSTON AVENUE
LAND USE - VERY LOW DENSITY RES.

ZONE - RURAL RESIDENTIAL
ESPLANADE SPECIFIC PLAN SP 01-02
APN 432-260-017 LAND USE - LOW DENSITY RESIDENTIAL ZONE - RESIDENTIAL LOW DENSITY 35 P.E.= 7.9 34 P.E.= 8.1 33 P.E.= 8.4 32 P.E.= 8.7 31 P.E.= 9.0 30 P.E.= 9.3 29 P.E.= 9.6 28 P.E.= 9.9 27 P.E.= 10.2 26 P.E.= 10.5 36 P.E.= 7.6 TRACTS 32955 & 32955-5 CITY OF SAN JACINTO SEAL DIG ALERT FOR W.O. SCALE BENCHMARK: DATE DATE CITY APPR. CHECKED BY: BY MARK ENGINEER REVISIONS DRAWN BY: DATE DESIGNED BY: SHEET NO. FILE NO. 2 PREPARED BY: DATE R.C.E. NO. Park City, UT 84098, 5133 Cove Canyon Dr, #302 OF 5 SHEETS Hemet, CA. 92544, 41555 E Florida Ave., Suite G, Phone (951)658-1727 Fax (951)658-9347 CIVIL ENGINEERING BWA BLAINE A. WOMER Boise, ID, 83706, 4355 W Emerald Street, St. 145, Phone (208)593-7555 1" = 60' SEPT. 18, 2024 TENTATIVE TRACT MAP NO. 39076 RAMONA DAIRY APPROVED BY: CONTRACT CITY ENGINEER DATE SEE SHEET NO. 3 1"=60' 0 60 120 180

CAWSTON AVENUE
LAND USE: VERY LOW DENSITY RESIDENTIAL
ZONE: RURAL RESIDENTIAL
TRACT 32955-1
APN 432-260-014
ESPLANADE SPECIFIC PLAN SP 01-02
APN 432-260-017 25 P.E.= 10.8 24 P.E.= 11.1 23 P.E.= 11.4 22 P.E.= 11.8 21 P.E.= 12.1 20 P.E.= 12.3 ESPLANADE SPECIFIC PLAN SP 01-02 35 P.E.= 10.6 34 P.E.= 10.7 33 P.E.= 11.0 30 P.E.= 11.1 29 P.E.= 10.8 28 P.E.= 10.432 P.E.= 11.4 31 P.E.= 11.4 TRACTS 32955 & 32955-5 CITY OF SAN JACINTO SEAL DIG ALERT FOR W.O. SCALE BENCHMARK: DATE DATE CITY APPR. CHECKED BY: BY MARK ENGINEER REVISIONS DRAWN BY: DATE DESIGNED BY: SHEET NO. FILE NO. 3 PREPARED BY: DATE R.C.E. NO. Park City, UT 84098, 5133 Cove Canyon Dr, #302 OF 5 SHEETS Hemet, CA. 92544, 41555 E Florida Ave., Suite G, Phone (951)658-1727 Fax (951)658-9347 CIVIL ENGINEERING BWA BLAINE A. WOMER Boise, ID, 83706, 4355 W Emerald Street, St. 145, Phone (208)593-7555 1" = 60' SEPT. 18, 2024 TENTATIVE TRACT MAP NO. 39076 RAMONA DAIRY APPROVED BY: CONTRACT CITY ENGINEER DATE SEE SHEET NO. 2 SEE SHEET NO. 4 1"=60' 0 60 120 180

ESPLANADE AVENUE

CAWSTON AVENUE
TRACT 32955-1
APN 432-260-014
LAND USE: VERY LOW DENSITY RESIDENTIAL
ZONE: RURAL RESIDENTIAL
ESPLANADE SPECIFIC PLAN SP 01-02 15 P.E.= 13.6 16 P.E.= 13.5 17 P.E.= 13.1 18 P.E.= 12.9 19 P.E.= 12.5 20 P.E.= 12.3 21 P.E.= 11.9 22 P.E.= 11.7 23 P.E.= 11.3 24 P.E.= 11.1 25 P.E.= 10.7 26 P.E.= 10.5 27 P.E.= 10.3 CITY OF SAN JACINTO SEAL DIG ALERT FOR W.O. SCALE BENCHMARK: DATE DATE CITY APPR. CHECKED BY: BY MARK ENGINEER REVISIONS DRAWN BY: DATE DESIGNED BY: SHEET NO. FILE NO. 4 PREPARED BY: DATE R.C.E. NO. Park City, UT 84098, 5133 Cove Canyon Dr, #302 OF 5 SHEETS Hemet, CA. 92544, 41555 E Florida Ave., Suite G, Phone (951)658-1727 Fax (951)658-9347 CIVIL ENGINEERING BWA BLAINE A. WOMER Boise, ID, 83706, 4355 W Emerald Street, St. 145, Phone (208)593-7555 1" = 60' SEPT. 18, 2024 TENTATIVE TRACT MAP NO. 39076 RAMONA DAIRY APPROVED BY: CONTRACT CITY ENGINEER DATE SEE SHEET NO. 3 1"=60' 0 60 120 180 CITY OF SAN JACINTO SEAL DIG ALERT FOR W.O. SCALE BENCHMARK: DATE DATE CITY APPR. CHECKED BY: BY MARK ENGINEER REVISIONS DRAWN BY: DATE DESIGNED BY: SHEET NO. FILE NO. 5 PREPARED BY: DATE R.C.E. NO. Park City, UT 84098, 5133 Cove Canyon Dr, #302 OF 5 SHEETS Hemet, CA. 92544, 41555 E Florida Ave., Suite G, Phone (951)658-1727 Fax (951)658-9347 CIVIL ENGINEERING BWA BLAINE A. WOMER Boise, ID, 83706, 4355 W Emerald Street, St. 145, Phone (208)593-7555 1" = 60' DECEMBER, 2021 TENTATIVE TRACT MAP NO. 39076 LOT AREAS JAB MILL CREEK, LLC APPROVED BY: CONTRACT CITY ENGINEER DATE LOT AREA TABLE LOT # AREA SQFT. 1 5,412 2 5,504 3 5,504 4 5,504 5 5,504 6 5,504 7 5,504 8 5,504 9 5,476 10 5,033 11 5,217 12 7,362 13 5,113 14 5,058 15 5,258 16 5,263 17 5,263 18 5,263 19 5,263 20 5,263 21 5,263 22 5,263 23 5,263 24 5,263 25 5,276 26 5,088 27 5,088 28 5,088 29 5,088 30 5,088 31 4,927 32 5,055 33 4,995 34 4,995 35 4,995 36 4,995 37 4,995 38 4,995 39 4,903 40 5,088 41 5,088 42 5,088 43 5,088 44 5,088 45 5,088 46 5,088 47 5,088 48 5,088 49 5,088 50 5,085 LOT AREA TABLE LOT # AREA SQFT. 51 5,019 52 7,950 53 7,486 54 4,971 55 5,058 56 5,075 57 5,075 58 5,075 59 5,075 60 5,075 61 5,075 62 5,075 63 5,075 64 3,938 65 3,938 66 3,938 67 3,938 68 3,938 69 3,938 70 3,923 71 3,977 72 5,032 73 6,682 74 4,398 75 4,099 76 4,156 77 4,163 78 4,163 79 4,163 80 4,163 81 4,163 82 4,163 83 4,163 84 4,163 85 4,163 86 4,163 87 4,163 88 4,163 89 4,163 90 4,163 91 4,163 92 4,163 93 4,163 94 4,163 95 4,163 96 4,163 97 4,163 98 4,163 99 4,163 100 4,163 LOT AREA TABLE LOT # AREA SQFT. 101 4,163 102 4,163 103 4,163 104 4,163 105 4,163 106 4163 107 4,163 108 4,163 109 4,163 110 4,163 111 4,163 112 4,163 113 4,163 114 4,163 115 4,185 116 4,140 117 4,147 118 4,091 119 4,643 120 4,545 121 4,637 122 5,120 123 5,119 124 5,119 125 5,119 126 5,119 127 5,119 128 5,120 129 4,811 130 4,696 131 5,173 132 5,173 133 5,173 134 5,173 135 5,173 136 5,173 137 5,173 138 4,638 139 4,545 140 4,643 141 4,780 142 4,328 143 4,327 144 4,329 145 4,143 146 4,163 147 4,544 148 4,780 149 4,163 150 4,163 LOT AREA TABLE LOT # AREA SQFT. 151 5,273 152 5,304 153 5,304 154 5,304 155 5,304 156 5,304 157 5,304 158 4,824 159 4,847 160 5,324 161 5,324 162 5,324 163 5,324 164 5,143 165 4,977 166 5,542 167 5,875 168 7,099 169 5,019 170 5,741 171 4,883 172 5,073 173 5,088 174 5,088 175 5,088 176 5,088 177 4,608 178 5,029 179 5,506 180 5,506 181 5,506 182 5,506 183 5,506 184 5,506 185 5,037 186 4,361 187 4,163 188 4,343 189 4,343 190 4,343 191 4,163 192 4,163 193 4,163 194 4,163 195 4,401 196 4,241 197 4,163 198 4,163 199 4,146 200 3,773 LOT AREA TABLE LOT # AREA SQFT. 201 3,717 202 5,168 203 5,129 204 4,824 205 4,378 206 4,639 207 4,055 208 3,901 209 4,502 210 4,589 211 4,587 212 4,709 213 4,802 214 4,638 215 4,638 216 4,876 217 4,876 218 4,875 219 4,875 220 4,700 221 4,739 222 4,636 223 4,635 224 4,636 225 4,637 226 4,637 227 4,638 228 4,635 229 4,752 230 4,956 231 4,633 232 4,633 233 4,634 234 4,586 235 4,635 236 4,636 237 4,636 238 4,636 239 4,636 240 4,739 241 4,842 242 4,842 243 4,842 244 4,739 245 4,636 246 4,884 247 4,802 248 4,645 249 4,645 250 4,883 LOT AREA TABLE LOT # AREA SQFT. 251 4,883 252 5,092 253 4,883 254 4,979 255 4,645 256 4,645 257 4,645 258 4,946 259 4,843 260 4,645 261 4,645 262 4,843 263 4,883 264 5,089 265 4,883 266 4,883 267 4,883 268 4,645 269 4,645 270 4,802 271 5,538 272 6,269 273 6,268 274 6,269 275 6,269 276 5,432 277 5,181 278 6,019 279 6,019 280 6,019 281 6,019 282 6,019 283 5,080 284 5,285 285 6,019 286 6,019 287 6,019 288 6,019 289 6,019 290 5,181 291 5,432 292 6,269 293 6,269 294 6,269 295 6,269 296 5,329 297 5,449 298 6,179 299 6,179 300 6,179 LOT AREA TABLE LOT # AREA SQFT. 301 6,179 302 5,343 303 5,257 304 6,094 305 6,094 306 6,094 307 6,094 308 6,094 309 5,155 310 5,360 311 6,094 312 6,094 313 6,094 314 6,094 315 6,094 316 5,257 317 5,343 318 6,179 319 6,179 320 6,179 321 6,179 322 5,240 323 4,241 324 4,163 325 4,348 326 4,348 327 4,266 328 4,327 329 4,379 330 4,255 331 4,163 332 4,303 333 4,758 334 5,592 335 5,534 336 5,534 337 5,534 338 5,534 339 5,534 340 4,900 341 5,063 342 5,534 343 5,534 344 5,534 345 5,533 346 5,089 347 5,874 348 6,068 349 5,028 350 4,944 LOT AREA TABLE LOT # AREA SQFT. 351 5,294 352 5,527 353 5,527 354 5,527 355 5,057 356 5,221 357 5,527 358 5,527 359 5,527 360 5,527 361 5,527 362 5,568 363 4,489 364 4,489 365 4,489 366 4,489 367 4,212 368 4,291 369 4,181 370 4,348 371 4,348 372 4,348 373 4,877 374 4,220 375 4,170 376 4,183 377 4,651 378 4,473 379 4,450 380 4,615 381 4,615 382 4,430 383 4,319 384 4,275 385 4,163 386 4,409 387 4,471 388 4,471 389 4,471 390 4,195 391 4,240 392 4,706 393 5,184 394 5,184 395 5,184 396 5,184 397 5,184 398 5,184 399 5,184 400 5,187 LOT AREA TABLE LOT # AREA SQFT. 401 4,827 402 4,892 403 5,187 404 5,184 405 5,184 406 5,184 407 5,184 408 5,184 409 5,184 410 5,184 411 4,706 412 4,333 413 4,163 414 4,214 415 4,373 416 4,373 417 4,373 418 4,372 419 4,235 LOT 'A' 168,611 LOT 'B' 48,417 LOT 'C' 22,214 LOT 'D' 26,755 General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Approval Date: July 7, 2026
Effective Date: July 21, 2026
Expiration Date: July 7, 2029
PROJECT LOCATION: West site of Cawston Avenue extending between Seventh Street and Esplanade Avenue San Jacinto, CA APN: 432-260-009, 432-260-026, 432-260-027 APPLICANT: Ramona Dairy, LLC
Richard Micheal
2451 Ramona Expressway
San Jacinto, CA 92582
ACCEPTED AND AGREED TO BY:

Applicant (signature) Date

PROJECT DESCRIPTION
A General Plan Amendment from Very Low Density Residential to Low Density Residential; a Change of Zone from Rural Residential to Residential Low Density; approval of a Planned Development Permit and Tentative Tract Map 39076 to subdivide three parcels into 419 single-family residential lots on approximately 73.97 gross acres, including on-site roadways, parks, a detention basin, and landscaping.

General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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General Requirements & Information
A. To the extent permitted by law the applicant/licensee shall by accepting these conditions agree to defend (with legal counsel of City’s selection), indemnify, and hold harmless the City and its elected and appointed officials, agents, attorneys, employees and officers, from any action, claim or proceeding brought by any party other than the applicant/licensee against the City or its elected and appointed officials, agents, employees and officers to attack, set aside, void, or annul a discretionary land use approval of the City, which action is brought within the applicable statute of limitations. The required indemnification shall include damages awarded against the City, if any, costs of suit, attorneys’ fees and other costs and expenses incurred in connection with the action. The City shall promptly notify the applicant/licensee of any such claim, action, or proceeding and cooperate fully in the defense.

B. The residential subdivision shall comply with all required development standards of the Development Code and the Planned Development Permit (PDP). When a conflict between the Development Code and the PDP exists, the PDP standards will supersede the Development Code
C. An SB 330 Preliminary Application was submitted for this development and became effective on March 31, 2025 (the “Vesting Date”), which is the date the applicant submitted a complete application pursuant to Government Code Section 65941.1. The City will utilize the development standards and fees in effect on March 31, 2025.

D. The residential subdivision shall comply with the Subdivision Map Act (Government Code Section 66410 et seq.) and Title 16 (Subdivisions) of the Municipal Code.

E. The effective date of Tentative Tract Map 39076 is ten (10) days following the approval date. The approval will lapse if a final map has not recorded within three (3) years from the date upon which the approval was granted. Unless a time extension is approved by the City’s applicable review authority, applications for time extensions must be received prior to the expiration date. The filing of a final map for phase 1 of the Tentative Tract Map shall extend the life of the remaining portion of the Tentative Tract Map consistent with Government Code section 66452.6. The Tentative Tract Map may be recorded in phases in a manner consistent with the phasing map.

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F. The developer/applicant or successor in interest shall pay any outstanding planning application or processing fees within ten (10) days of City’s request therefore and prior to permits being exercised. Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action.

G. The Project shall fully and continually comply with all applicable conditions of approval, State, Federal, and local laws in effect at the time the permit is approved and exercised, and which may become effective and applicable thereafter.

Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action.

H. This permit shall run with the land associated to the project/permit and continues to be valid upon change of ownership. All applicable conditions of approval shall continue to apply with a change in property ownership.

I. All plans submitted to the City shall be in substantial conformance with the plans in this approval as conditioned. This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the Project.

J. The approved entitlement cannot be legally conducted on the subject property until all applicable conditions of approval have been met to the satisfaction of the Planning Department.

K. The applicant shall be subject to all applicable development fees. Such fees may include, but not be limited to Development Impact Fees, Park Fees, School Fees, Transportation Uniform Mitigation Fees, and Multiple Species Habitat Conservation Plan Fees.

L. Signs shall be permitted in accordance with Chapter 17.335 – Sign Regulations of the Development Code in effect on the Vesting Date. Any signs, including exterior-mounted, monument, and window signs, shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance.

M. The City shall have the right to inspect the site and facilities to ensure compliance with the conditions of approval and to recover its actual costs related to such inspections from the property owner or tenant.

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N. Site Plan and Design Review (SPDR) for construction of the dwelling units shall ensure that all lumber scraps, combustible materials, and other debris be picked up daily, or more often as required by the Building and Safety Division.

O. All existing and new utilities adjacent to and on the Project site shall be located underground as per City of San Jacinto Municipal Code Section 15.32.

P. In the event of a conflict between any conditions for this approval, the most restrictive regulations shall apply.

Q. The contractor shall comply with the following best practices during the construction phase of the development. o The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature.
o During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. o During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible. o Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas.
o Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.

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o Equipment shall be maintained and operated such that loads are secured from rattling or banging.

R. A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans and building permits, including landscaping permits.

S. During the entire active construction period and to the extent feasible, the use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back-up alarms and replace them with human spotters in compliance with all safety requirements and laws.

T. A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained Road right-of-way.

U. The Project is required to comply with San Jacinto Development Code Section 17.300.080 which requires all exterior lighting to be shielded or modified and located so as to eliminate spillover illumination or glare beyond the property line or upward into the sky.

Page 6 of 59 ends

Engineering Department General Requirements & Information V. With respect to the Conditions of Approval for the above referenced project, the City of San Jacinto requires that the developer/property owner provides the following street improvements and/or road dedications in accordance with the City of San Jacinto Municipal Code. It is understood that the site plan correctly shows all existing and proposed easements, traveled ways, rights-of-way, and drainage courses with appropriate Q’s and their omission may require the site plan to be resubmitted for further consideration. These ordinances and the following conditions are essential parts and requirement occurring in ONE is as binding as though occurring in all. They are intended to be complimentary and to describe the conditions for a complete design of the improvements. Unless otherwise noted, all offsite improvements as conditioned shall be installed prior to issuance of any occupancy permits. All questions regarding the true meaning of the conditions shall be referred to the City Engineer’s office. In the event of a conflict between any conditions stated below, those imposed by Planning Department and others, and requirements identified in the approved Traffic impact Analysis, the most stringent in the opinion of the City shall prevail.

W. The project grading shall be in a manner to perpetuate existing natural patterns. Any deviation from this, concentration or increase in runoff must have approval of adjacent property owners and City Engineer. The developer/property owner shall accept the offsite runoff and convey to acceptable outlet.

X. Prior to commencement of any construction or installation of fencing in public right-of-way, an encroachment permit shall be obtained from the City Engineer’s office.

Y. The developer/property owner shall secure City’s and appropriate agencies’ clearances and approvals of the improvement plans.

Page 7 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 1) Met? Prior to
Recordation of
the Final Map
Phase 1
Planning
1) The Final Map shall accurately depict the Typical Rear Yard sections within the PDP. ☐
Prior to
Recordation of
the Final Map
Phase 1
Planning
2) The developer/applicant shall prepare CC&R’s for City review and approval. The CC&R’s shall include a provision for maintenance of the common spaces within the subdivision and shall include a provision allowing the increase of fees to ensure continued maintenance of all common and public areas in the event any assessment district is reduced or eliminated. A Homeowners Association (HOA) shall be established to enforce the CC&Rs, and to provide ongoing maintenance of the parking areas, park, basins and landscaped areas.
☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering 3) A final map shall be filed for review and approval and shall be recorded. ☐ Prior to
Recordation of
the Final Map
Phase 1
Engineering
4) The developer/property owner shall have approved improvement plans, executed subdivision improvement agreement, and posted securities for the public improvements.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 8 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 1) Met? Prior to
Recordation of
the Final Map
Phase 1
Engineering
5) A total of 52 feet (52’) shall be dedicated for all interior streets within Phase 1 and will be privately maintained. ☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
6) A total of 56 feet (56’) shall be dedicated for Street “A”, a privately maintained street. ☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
7) A total of 80 feet (80’) shall be dedicated for the Street “K” entry, a privately maintained street. ☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
8) Seventh Street is classified as a Major per the City General Plan. A 30- foot wide halfwidth right-of-way is currently dedicated along the property’s northerly frontage. The developer/property owner shall dedicate the required additional 20 feet (20’) of right-of-way to provide for a 50-foot wide halfwidth right-of-way.
☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
9) Cawston Avenue is classified as a Major per the City General Plan. A 30- foot wide halfwidth right-of-way is currently dedicated along the property’s easterly frontage. The developer/property owner shall dedicate the required additional 20 feet (20’) of right-of-way to provide for a 50-foot wide halfwidth right-of-way.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 9 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 1) Met? Prior to
Recordation of
the Final Map
Phase 1
Engineering
10)Property line corner cutbacks shall be dedicated per County of Riverside Standard No. 805. ☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
11)All easements and/or public street rights-of-way shall be offered for dedication to the public or other appropriate agencies in perpetuity and shall continue in force until the City or the appropriate agency accepts or abandons such offers.
☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
12)The developer/property owner shall sign the consent and waiver form to join the City’s Flood Control District as appropriate. The proposed streetlights and traffic signals shall be maintained by the City and cost paid by the developer/property owner through the said annexation. ☐
Prior to
Recordation of
the Final Map
Phase 1
Engineering
13)The developer/property owner shall submit the following to the City Engineer for review and approval:
• Street Improvement Plans
• Street Light Plans prepared by a registered Electrical Engineer • Signing and Striping, Traffic Signal Plans as appropriate • Onsite Grading and Erosion Control Plans – Plans shall show the approved WDID No.
• Geotechnical Report (for reference)
• Sewer and Water Plans
• Storm Drain Improvement Plans
• Hydrology and Hydraulic Analysis
• Final WQMP (for reference) including WDID No.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 10 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 1) Met? • Traffic Signal Plan
The design shall comply with Eastern Municipal Water District (EMWD), Fire Department, Riverside County Flood Control and Water Conservation District (RCFCD), Riverside County Transportation Department, Caltrans, City of San Jacinto and ADA most recent standards, criteria, and requirements and in effect at the time of construction and shall be coordinated with the approved plans of the adjacent developments.

Prior to
Recordation of
the Final Map
Phase 1
Engineering
14)The following statement shall be added to the Final Map:

NOTICE OF DRAINAGE FEES – Notice is hereby given that this property is located in San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13-01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13-01, payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of the building permit for a parcel, and that the property owner shall pay the fee required at the rate in effect at the time of issuance of the actual permit.
☐
Prior to
Recordation of
the Final Map
Phase 1
Special Districts
15)Establish a funding mechanism for the maintenance of public improvements.
• One such mechanism is annexation into the Public Facilities Maintenance Community Facilities District (CFD) is an option to fulfill the funding requirement for maintenance of public improvements. If a property owner opts to annex into a CFD, the annexation must be finalized in order to satisfy this condition. ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 11 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 1) Met? Prior to
Recordation of
the Final Map
Phase 1
Special Districts
16)Establish a funding mechanism for the public safety services. • One such mechanism is annexation into the Public Safety Community Facilities Districts (CFD) is an option to fulfill the funding requirement for public safety services.

Funding of services under the City’s CFDs will consist of an annual assessment based on the costs of such services, as determined by a City’s Engineer’s Estimate and established by tax zone.
☐
Timing Responsible
Department Prior to Recordation of the Final Map (Phase 2) Met? Prior to
Recordation of
the Final Map
Phase 2
Engineering 17)A final map for phase 2 shall be filed for review and approval and shall be recorded. ☐
Prior to
Recordation of
the Final Map
Phase 2
Engineering
18)The developer/property owner shall have approved improvement plans, executed subdivision improvement agreement, and posted securities for the public improvements.
☐
Prior to
Recordation of
the Final Map
Phase 2
Engineering
19)A total of 52 feet (52’) shall be dedicated for all interior streets withing phase 2. Interior Streets will be privately maintained. ☐ General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 12 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 2) Met? Prior to
Recordation of
the Final Map
Phase 2
Engineering
20)Esplanade Avenue is classified as an Arterial per the City General Plan. A 56-foot wide halfwidth right-of-way is currently dedicated along the property’s southerly frontage. The developer/property owner shall dedicate the required additional 17 feet (17’) of right-of-way to provide for a 73-foot wide halfwidth right-of-way with Phase 2.
☐
Prior to
Recordation of
the Final Map
Phase 2
Engineering
21)Property line corner cutbacks shall be dedicated per County of Riverside Standard No. 805. ☐
Prior to
Recordation of
the Final Map
Phase 2
Engineering
22)All easements and/or street rights-of-way shall be offered for dedication to the public or other appropriate agencies in perpetuity and shall continue in force until the City or the appropriate agency accepts or abandons such offers.
☐
Prior to
Recordation of
the Final Map
Phase 2
Engineering
23)The developer/property owner shall sign the consent and waiver form to join the City’s Lighting and Landscape Districts and City’s Flood Control District as appropriate. The proposed streetlights and traffic signals shall be maintained by the City and cost paid by the developer/property owner through the said annexation.
☐
Prior to
Recordation of
the Final Map
Phase 2
Engineering
24)The developer/property owner shall submit the following to the City Engineer for review and approval:
• Street Improvement Plans
• Street Light Plans prepared by a registered Electrical Engineer • Signing and Striping, Traffic Signal Plans as appropriate • Onsite Grading and Erosion Control Plans – Plans shall show the ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 13 of 59 ends

Timing Responsible
Department Prior to Recordation of the Final Map (Phase 2) Met? approved WDID No.
• Geotechnical Report (for reference)
• Storm Drain Improvement Plans
• Hydrology and Hydraulic Analysis
• Final WQMP (for reference) including WDID No.
• Traffic Signal Plan
The design shall comply with Eastern Municipal Water District (EMWD), Fire Department, Riverside County Flood Control and Water Conservation District (RCFCD), Riverside County Transportation Department, Caltrans, City of San Jacinto and ADA most recent standards, criteria, and requirements and in effect at the time of construction and shall be coordinated with the approved plans of the adjacent developments.

Prior to
Recordation of
the Final Map
Phase 2
Engineering
25)The following statement shall be added to the Final Map:

Page 14 of 59 ends

Timing Responsible
Department
Prior to a Specific Date Met?
30-days Prior to
Grading Planning
26)Mitigation Measure BIO-1: Burrowing Owl Pre-Construction Surveys.

The Project Applicant shall retain a qualified Biologist to conduct a preconstruction survey for burrowing owl on the Proposed Project Site (and including adjacent areas within 500 feet to the extent possible) within 30 days prior to construction. Methods for the pre-construction surveys shall be conducted as a one-day focused survey following the Burrowing Owl Survey Instructions for the Western Riverside Multiple Species Habitat Conservation Plan (MSHCP 2006). Following the survey, the Biologist shall prepare a Memorandum/Letter Report describing the methods and results of the survey for submittal to the City. If burrowing owl are observed, the Report shall also make recommendations for avoidance and minimization measures depending on the timing of construction and the location of the active burrow with respect to planned activities.

If burrowing owl are observed, the Project Applicant (or their designee) shall contact the City to discuss avoidance and minimization options.

During the breeding season (i.e., March 1 to August 31), restrictions shall be placed on construction activities in the vicinity of any active burrow until the burrow is no longer active, as determined by a qualified Biologist. The protective buffer shall be 500 feet (or as otherwise approved by the City) around the active burrow. The protective buffer shall be flagged clearly in the field, mapped as an “Environmentally Sensitive Area,” and the maps provided to the Project Applicant, their designee (e.g., Construction Supervisor), and the City. During the wintering season, an active burrow may be closed following CDFW-approved procedures with permission from the City. If the wintering burrow would not be directly impacted, a protective buffer of 160 feet (or as otherwise approved by the City) shall be placed around the burrow. The protective buffer shall be flagged clearly in the field, mapped as an “Environmentally Sensitive Area,” and the maps ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 15 of 59 ends

Timing Responsible
Department
Prior to a Specific Date Met?
provided to the Project Applicant, their designee (e.g., Construction Supervisor), and the City. The Project Applicant shall not proceed with construction until the avoidance and minimization measures have been approved by the City and all appropriate protections are in place.

Three days prior
to Grading Planning
27)Mitigation Measure BIO-2: Nesting Bird Survey. To the extent possible, vegetation removal will be conducted during the non-breeding season (September 12 to January 31) in order to minimize direct impacts on nesting birds and raptors. If construction activities would be initiated during the peak breeding season for nesting birds/raptors (February 1–June 30), a pre-construction survey will be conducted by a qualified Biologist within three days prior to the initiation of construction (including demolition of structures). The nesting bird/raptor survey area will include a buffer of 100 feet around the work area for nesting birds and a buffer of 500 feet around the work area for nesting raptors. This survey can be combined with the pre-construction burrowing owl survey described in MM BIO-1. If the Biologist does not find any active nests in or immediately adjacent to the impact area, construction activities can proceed.

If the Biologist detects an active nest within or immediately adjacent to the construction area and determines that the nest may be impacted, or breeding activities substantially disrupted by increased activity around the nest, the Biologist will determine an appropriate protective buffer around the nest depending on the sensitivity of the species and the nature of the construction activity. The protective buffer shall be between 25 to 100 feet for nesting birds and 300 to 500 feet for nesting raptors. No work will be allowed within the protective buffer until nesting activity has ended, as determined by a qualified Biologist. Any protective buffers will be flagged clearly in the field, mapped as “Environmentally Sensitive Areas,” and the ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 16 of 59 ends

Timing Responsible
Department
Prior to a Specific Date Met?
maps provided to the Project Applicant, their designee (e.g., Construction Supervisor), and the City. Construction can proceed within the protective buffer when the qualified Biologist has determined that the nest is no longer active (i.e., fledglings have left the nest, or the nest has failed).

Page 17 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Planning
28)A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained road rightof-way. ☐ Prior to
Issuance of
Grading Permit Planning
29)A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans. ☐
Prior to
Issuance of
Grading Permit Planning
30)All imported soils/fill shall be tested to ensure Contaminants of Concern (COC’s) meet the applicable screening levels as outlined in DTSC’s Preliminary Endangerment Assessment Guidance Manual. The applicant/developer shall provide the following to the Planning Department for review:
a. Report of testing performed.
b. Documentation of the origins of the soil/fill material, if applicable, sampling be conducted to ensure that the imported soil/fill material are suitable for the intended land use.
c. The soil sampling should include analysis based on the source of the soil/fill and knowledge of prior land use.
☐
Prior to
Issuance of
Grading Permit Planning
31)Mitigation Measure BIO-3. Western Riverside County Regional Conservation Authority Multiple Species Habitat Conservation Plan (MSHCP) Fee. Prior to the issuance of a grading permit, the Project Applicant shall pay the MSHCP mitigation fee as directed by the City of San Jacinto based on the most current rates.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 18 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Planning
32)Mitigation Measure BIO-4. MSHCP Construction Minimization Measures. The Project Applicant and their designee (i.e., Construction Contractors) shall follow required MSHCP Construction Minimization Measures (Section 7.5.3 of the MSHCP). Applicable construction minimization measures are listed below.

Plans for water pollution and erosion control will be prepared for all Discretionary Projects involving the movement of earth in excess of 50 cubic yards. The plans will describe sediment and hazardous materials control, dewatering or diversion structures, fueling and equipment management practices, use of plant material for erosion control. Plans will be reviewed and approved by the City prior to construction.

Timing of construction activities will consider seasonal requirements for breeding birds and migratory non-resident species. Habitat clearing will be avoided during species active breeding season defined as March 1 to June 30.

Sediment and erosion control measures will be implemented until such time soils are determined to be successfully stabilized. ☐
Prior to
Issuance of
Grading Permit Planning
33)Mitigation Measure CUL-1. Archaeological Monitor. The Project proponent shall retain a Project Archaeologist prior to the initiation of ground-disturbing activities to monitor ground-disturbing activities occurring within native sediment (in situ material).

Page 19 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
origin are discovered, all activities in the immediate vicinity of the find (within a 50-foot radius) shall stop, and the Project Archaeologist shall notify the property owner and tribes identified by the NAHC as being affiliated with the area. The Project Archaeologist and Tribal Representative will analyze the Native American artifacts for identification as everyday life and/or religious or sacred items, cultural affiliation, temporal placement, and function, as deemed possible. The significance of Native American resources shall be evaluated in accordance with the provisions of CEQA and shall consider the religious beliefs, customs, and practices of the affiliated tribes. All items found in association with Native American human remains shall be considered grave goods or sacred in origin and subject to special handling.

Non-Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. After analysis and reporting, these artifacts shall be subjected to curation or returned to the property owner, as deemed appropriate.

Once grading activities have ceased or the Project Archaeologist, in consultation with the lead agency and Tribal Representative, determines that monitoring is no longer necessary, monitoring activities can be discontinued. A report of findings, including an itemized inventory of recovered artifacts, shall be prepared upon completion of the steps outlined above. A copy of the report shall also be filed with the EIC.

Page 20 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading
Permit
Planning
34)Mitigation Measure CUL-2. Discovery of Human Remains. All discovered human remains shall be treated with respect and dignity.

California State law (California Health & Safety Code Section 7050.5) and federal law and regulations ([Archaeological Resources Protection Act 16 United States Code (USC) 470 & 43 Code of Federal Regulations (CFR) 7], [Native American Graves Protection & Repatriation Act 25 USC 3001 & 43 CFR 10] and [Public Lands, Interior 43 CFR 8365.1–7]) require a defined protocol if human remains are discovered in the State of California regardless of whether the remains are modern or archaeological in origin.

If human remains, grave goods, ceremonial items, and/or sacred items are encountered, work will immediately halt within the immediate area and any nearby area reasonably suspected to overlie adjacent remains, and a 100-foot ESA boundary will be established to protect the find from impact, and the Soboba Band of Luiseno Indians and the City of San Jacinto Planning Division shall be immediately notified.

In accordance with Section 7050.5 of the California Health and Safety Code and CEQA Guidelines Section 15064.5(e), if human remains are found, the Riverside County Coroner’s office shall be notified by the permittee within 24 hours of the discovery. County Coroner’s determination regarding the origin of the remains and any required notification is described in Section 7050.5 of the California Health and Safety Code and CEQA Guidelines Section 15064.5(e). No further excavation or disturbance of the potential human remains, or any area reasonably suspected to overlie additional remains, shall occur until a determination has been made, any notifications have been sent and received, and the Riverside County Coroner’s Office has cleared the site. ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 21 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Planning
35)Mitigation Measure GEO-1. Paleontological Treatment Plan. In the event that potential paleontological resources are discovered during grounddisturbing activities, work will stop in that area and within 30 feet of the find until a qualified paleontologist can assess the significance of the find and, if necessary, develop appropriate treatment measures. Treatment measures may include monitoring by a qualified paleontologist during construction-related ground- disturbing activities. The monitor will retain the option to reduce monitoring if it is determined that the sediments were previously disturbed. Monitoring may also be reduced if potentially fossiliferous units are not present or, if present, are determined to have a low potential to contain fossil resources. The monitor will be equipped to salvage fossils and samples of sediments as they are unearthed and will be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens. Recovered specimens will be prepared to a point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. Specimens will be curated into a professional, accredited museum repository with permanent retrievable storage. A report of findings, with an appended itemized inventory of specimens, will be prepared and will signify completion of the mitigation.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 22 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Planning
36)Mitigation Measure TCR-1: Prior to grading permit issuance, the developer shall enter into a Treatment and Disposition Agreement (TDA) with the Soboba Band of Luiseño Indians to address treatment and disposition of archaeological, or Tribal Cultural Resources and human remains associated with the Soboba Band of Luiseño Indians that may be uncovered or otherwise discovered during ground-disturbing activities related to the project, if monitoring deemed necessary by Soboba Band of Luiseño Indians. The TDA will establish provisions for tribal monitoring and shall be submitted to the Planning Division once it has been executed. ☐
Prior to
Issuance of
Grading Permit Planning
37)If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission, which will determine the identity of and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD must complete the inspection within 48 hours of being granted access to the site. If human remains, grave goods, ceremonial items, and/or sacred items are encountered, work will immediately halt within the immediate area and any nearby area reasonably suspected to overlie adjacent remains, and a 100-foot ESA boundary will be established to protect the find from impact, and the Soboba Band of Luiseno Indians and the City of San Jacinto Planning Division shall be immediately notified.

In accordance with Section 7050.5 of the California Health and Safety Code and State CEQA Guidelines Section 15064.5(e), if human remains are found, the Riverside County Coroner’s office shall be notified by the permittee within 24 hours of the discovery. County Coroner’s determination regarding the origin of the remains and any required notification is described in Section 7050.5 of the California Health and ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 23 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Safety Code and State CEQA Guidelines Section 15064.5(e). No further excavation or disturbance of the potential human remains, or any area reasonably suspected to overlie additional remains, shall occur until a determination has been made, any notifications have been sent and received, and the Riverside County Coroner’s Office has cleared the site.

Prior to
Issuance of
Grading Permit Planning
38)The Migratory Bird Treaty Act (MBTA) prohibits the take (including killing, capturing, selling, trading, and transport) of protected migratory bird species without prior authorization by the Department of Interior U.S. Fish and Wildlife Service. The list of migratory bird species protected by the law is primarily based on bird families and species included in the four international conservation treaties that the U.S. entered into with Canada in 1916, Mexico in 1936, Japan in 1972, and Russia in 1976. The list of birds protected under the law can be found under Title 50 Part 10.13 of the Code of Federal Regulations. Additionally, California Fish and Game Code Section 3503.5 states that it is “unlawful to take, possess, or destroy any birds in the order Falconiformes or Strigiformes (birds of prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by this code or any regulation adopted pursuant thereto.” California Fish and Game Code Section 3511 prohibits the taking of any bird listed as fully protected and Section 3515 states that is it unlawful to take any non-game migratory bird protected under the MBTA. ☐
Prior to
Issuance of
Grading Permit Planning
39)A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 24 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Planning
40)The proposed site design BMPs selected for this project have been approved in concept. The project shall submit a Final Addendum WQMP including plans and details providing the elevations and slopes of the three bioretention basins and other details for the proposed structural BMPs.

The Public Works Department shall review and approve the Final WQMP document, plans and details. The Public Works Department shall review and approve the Final WQMP document, plans and details. ☐
Prior to
Issuance of
Grading Permit Planning
41)The development shall be subject to all provisions of City of San Jacinto Municipal Code Chapter 13.44, which establishes Urban Stormwater Runoff Management and discharge controls to improve Water Quality and comply with Federal/State Regulations and any subsequent amendments, revisions or ordinances pertaining thereto.
☐
Prior to
Issuance of
Grading Permit Planning
42)A Final Water Quality Management Plan (WQMP) shall be submitted and approved, including a project description, and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable.

The Water Quality Management Plan shall identify the structural and nonstructural measures consistent with the City’s adopted requirements. ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 25 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Planning
43)The developer/applicant or successor in interest shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board.

Evidence that this has been obtained (i.e., a copy of the Waste Discharger’s Identification Number) shall be submitted to the City for coverage under the National Pollutant Discharge Elimination System General Construction Permit.

The applicant/developer shall provide documentation to the City for review.
☐
Prior to
Issuance of
Grading Permit Planning
44)The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition, the letter shall indicate the contractor shall implement the following best practices during the construction phase of the development.
a. Limit construction to the daytime hours (7:00 AM to 7:00 PM) and prohibit construction on Sundays and holidays.
b. At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction on days and hours, as well as telephone numbers of the City’s and contractor’s authorized representative that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report to the City.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 26 of 59 ends

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
c. During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible.
d. During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible.
e. Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas.
f. Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.
g. During the entire active construction period and to the extent feasible, the use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which, automatically adjust the alarm level based on the background noise level or switch off backup alarms and replace them with human spotters in compliance with all safety requirements and laws.
h. No radios or other sound equipment shall be used at this site unless required for emergency response by the contractor.
i. The City shall require the developer to require that all construction equipment be operated with mandated noise control equipment (mufflers or silencers). Enforcement will be accomplished by random General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
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Timing Responsible
Department Prior to Issuance of Grading Permit Met?
field inspections by applicant personnel during construction activities. j. Equipment not in use for five minutes shall be shut off. k. Equipment shall be maintained and operated such that loads are secured from rattling or banging.
l. Construction employees shall be trained in the proper operation and use of equipment consistent with these mitigation measures, including no unnecessary revving of equipment.

The applicant / developer shall provide a letter from the contractor agreeing to implement this condition.
45)The developer shall comply with the following requirements to the satisfaction of the Building & Safety Division:
a. The site shall be watered on an on-going basis to control dust during construction and grading.

Prior to
Issuance of
Grading Permit
Building &
Safety /
Planning
b. There shall be regular street sweeping and clean up of adjacent streets to minimize the amount of dust put into the air from motor vehicle travel.
☐
c. Mud and dirt shall be removed from construction equipment and vehicles prior to leaving the site to ensure they do not spread dirt into the street.

An energy conservation plan showing compliance with Title 24 (Building Standards) of the California Administrative Code shall also be provided.

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Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit
Building &
Safety /
Planning
46)Stored backfill material shall be covered with water resistant material during periods of heavy precipitation to reduce the potential for rainfall erosion of stored backfill material. If covering is not feasible, then measures such as the use of straw bales or sandbags shall be used to capture and hold eroded material on the project site for future cleanup. ☐
Prior to
Issuance of
Grading Permit
Building &
Safety /
Planning
47)All exposed, disturbed soil (trenches, stored backfill, etc.) shall be sprayed with water or soil binders twice a day, or more frequently if fugitive dust is observed migrating from the project site during future construction activities.
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Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit
Building &
Safety /
Planning
48)Prior to and during grading and construction, should an accidental release of a hazardous material occur, the following actions will be implemented:
a. Construction activities in the immediate area will be immediately stopped; appropriate regulatory agencies will be notified; immediate actions will be implemented to limit the volume and area impacted by the contaminant; the contaminated material, primarily soil, shall be collected and removed to a location where it can be treated or disposed of in accordance with the regulations in place at the time of the event; b. Any transport of hazardous waste from the property shall be carried out by a registered hazardous waste transporter; and testing shall be conducted to verify that any residual concentrations of the accidentally released material are below the regulatory remediation goal at the time of the event.

All of the above sampling or remediation activities related to the contamination will be conducted under the oversight of Riverside County Certified Unified Program Agency (CUPA) Site Mitigation Unit (SMU). All of the above actions shall be documented and made available to the appropriate regulatory agencies prior to closure (a determination of the regulatory agency that a site has been remediated to a threshold that poses no hazard to humans) of the contaminated area.
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Prior to
Issuance of
Grading Permit Engineering
49)The developer/property owner shall have approved grading and improvement plans, executed grading agreement as directed by the City Engineer, and posted securities.
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Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit Engineering
50)The developer/property owner shall submit the following plans and reports to the City Engineer for review and approval:
a. Onsite Grading and Erosion Control Plans – Plans shall show the approved WDID No.
b. Geotechnical Report (for reference)
c. Storm Drain Improvement Plans
d. Hydrology and Hydraulic Analysis
e. Final WQMP (for reference) including WDID No.
f. Traffic Signal Plan
The design shall comply with, RCFCD, and City of San Jacinto, and ADA most recent standards, criteria, and requirement and in effect at the time of construction and shall be coordinated with the approved plans of the adjacent developments.
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Timing Responsible
Department Prior to Issuance of Building Permit (Phase 1) Met? Prior to
Issuance of
Building
Permits of
Phase 1
Planning
51)The applicant shall demonstrate compliance with SCAQMD rules, Rule 201 – Permit to Construct and Rule 203 – Permit to Operate by obtaining the proper permits from SCAQMD.

The applicant/developer shall provide documentation that these permits were obtained.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Planning
52)All plans submitted shall be in substantial conformance to the approved Planned Development Permit and Tentative Tract Map. This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the project.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Planning
53)Grading and public improvements shall be installed in accordance with city standards and specifications. ☐
Prior to
Issuance of
Building
Permits of
Phase 1
Planning
54)Building permit plans shall be substantially consistent with plans approved through this entitlement, as determined by City Planning. ☐ General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Prior to
Issuance of
Building
Permits of
Phase 1
Planning
55)A Site Plan & Design Review plan shall be submitted and approved by the City. The design review shall be consistent with the Residential Development Design Regulations (Section 17.425.020) and other relevant sections of the Development Code. At a minimum it should consist of:
a. A precise grading plan with the plotting of homes, setbacks from property lines, paved areas, slopes, etc.;
b. Floor plans;
c. Architectural elevations (in color) of all sides;
d. Typical front yard landscaping;
e. Entry monumentation, and parkway landscape treatments; f. Wall and Fence Plan that includes a decorative block wall around the perimeter of the project and interior fencing; and
g. Common mailbox architectural treatment
h. Elevations of houses facing Esplanade Avenue, Cawston Avenue, and 7 th Street shall be enhanced.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Planning
56)Mitigation Measure HAZ-1. Asbestos Containing Materials Survey. Prior to the disturbance of any suspect Asbestos Containing Materials (ACMs) during construction or demolition activities at the Proposed Project Site, a comprehensive survey shall be required to sample materials on-site and confirm the presence or absence of ACMs. If such materials are identified and need to be disturbed, repaired, or removed, a licensed abatement contractor shall be consulted further.
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Prior to
Issuance of
Building
Permits of
Phase 1
Planning
57)Mitigation Measure HAZ-2. Methane Testing. Prior to the issuance of building permits, methane testing shall be conducted by a licensed engineer, geologist, or registered environmental assessor, and as necessary, shall include measures to reduce concentrations of methane to an acceptable level.
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Prior to
Issuance of
Building
Permits of
Phase 1
Planning
58)The developer/applicant or successor in interest shall record a “Water Quality Management Plan and Urban Runoff BMP Transfer Access and Maintenance Agreement,” to provide public notice of the requirement to implement the approved Final project-specific WQMP and the maintenance requirements associated with the WQMP. The
developer/applicant or successor in interest shall ensure the following, pursuant to Section XII. I. of the 2010 NPDES Permit:

Field verification that structural Site Design, Source Control, and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP). City WQMP Inspector will be notified for required inspections during construction. ☐
Prior to
Issuance of
Building
Permits of
Phase 1
Planning
59)Submit a detailed landscape and irrigation plan for review and approval.

The landscape plans shall be prepared by a licensed landscape architect in conformance with Chapter 17.325 – Water Efficient Landscape and Irrigation and Section 17.325.060 – Landscape and Irrigation Submittal Package Requirements of the Development Code and the City Landscape Design Guidelines for review and approval by the City Landscape Architect. Plans should be submitted at least 30 days prior to the expected date of permit issuance. The Landscape and Irrigation Submittal Package shall include:
a. A completed application packet provided by the City; b. The Water Efficient Landscape Worksheet, including the MAWA ☐
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and ETWU; Note the ETo rate for San Jacinto is 56.8 per State guidelines.
c. The soils management report;
d. The landscape design plan;
e. The irrigation design plan;
f. The grading plan.

Prior to
Issuance of
Building
Permits of
Phase 1
Planning
60)Submit a Fence and Wall Plan for review that shows the following:
a. The developer will work with any adjacent property owners to remove existing walls/fencing (double walls are not permitted). b. The developer will show on the plans how they will connect to the existing wall located to the west. Proposed wall should be similar in color, material, pilaster size, and caps.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Building & Safety
61)The contract with demolition and construction contractors shall include the requirement that all materials that can be recycled shall be salvaged and recycled. This includes, but is not limited to, wood, metals, concrete, road base, and asphalt. The developer shall submit a recycling plan to the City for review and approval prior to the start of demolition/construction activities to accomplish this objective.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
62)Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC).

Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CFC as amended by Health and Safety Code section 18938.5.
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Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
63)Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department.

Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended by Health and Safety Code section 18938.5.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
64)Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code (CFC), California Building Code (CBC), and related codes/standards adopted and amended at the time of construction plan submittal or as applicable pursuant to Health and Safety Code section 18938.5.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
65)Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to the Fire Department to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Reference CFC 507.3 as amended.

Will Serve Letters from the responsible water purveyor are required prior to a map recordation.
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Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
66)Fire Protection Water Supplies/Hydrants – The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided as spacing not to exceed 1000 feet along streets for transportation hazards.

The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review. Reference CFC as amended.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
67)Tract Water Plans – If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to Fire Department for review and approval prior to building permit issuance.

Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
68)Fire Department Access - Fire apparatus access roads shall be provided within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet shall provide an approved turn around.

The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
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exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards as of the Vesting Date.

Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
69)Fire Department Access Turn Around - Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius. Parallel parking around the perimeter of the bulb is acceptable provided the bulb outside turning radius is increased by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top of the “T” dimension is 120 feet with the stem in the center.

Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards as of the Vesting Date. ☐
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Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
70)Secondary Access - Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access shall be required by the Fire Department.

Secondary access fire apparatus access roads shall provide independent egress/access for the area, as approved by the Fire Department.

Secondary access fire apparatus access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency.

Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards as of the Vesting Date.
☐
Prior to
Issuance of
Building
Permits of
Phase 1
Riverside County
Fire Department
71)Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Reference CFC as amended. ☐
Prior to
Issuance of
Building
Permits of
Phase 1
Engineering
72)The developer/property owner shall submit to Building and Safety a compaction certification from the Soils Engineer in compliance with the approved geotechnical/soils report and the pad elevation certification from the Civil Engineer in compliance with the approved Precise Grading Plan.

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Timing
Responsible
Department Prior to Acceptance of Public Improvements (Phase 1 and 2) Met? Prior to
Acceptance of
Public
Improvements
Special Districts
73)Developer will ensure that funds are available for maintenance, in the event that improvements are completed, and ready for City takeover, PRIOR to levy collection.
a. The first installment of collected assessments is paid to the City in January of each year. In the event that takeover is requested before the first installment is paid to the City, the Developer will either:
i. Pay an advancement of funds for the months included from takeover to collection (amount to be set by cost estimate at annexation) OR
ii. Continue to maintain improvements until City has acquired enough funds to sustain maintenance or until first assessment installment is received, whichever is first.
☐
Prior to
Acceptance of
Public
Improvements
Special Districts
74)Upon acceptance and City take-over, developer will ensure that a minimum of one-year warranty is in place for landscape, irrigation, and basin integrity, inclusive pumps and mechanical equipment used for the maintenance of the improvements taken over.
☐
Prior to
Acceptance of
Public
Improvements
Special Districts
75)Parks and associated facilities shall be inspected by a Certified Access Specialist through the Division of the State Architect ensuring compliance with applicable state and federal construction-related accessibility standards. A copy of the disability access inspection certificate and the CASp inspection report shall be provided to the City. Any accessibility barriers documented will need to be remedied prior to acceptance of the park by the City.
☐
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Planning
76)The developer/applicant or successor in interest shall submit the following items for the landscape and irrigation development and maintenance:

The signed Landscape Certificate of Completion pursuant to Section

17.325.070– Certificate of Completion of the Development Code; The irrigation scheduling pursuant to Section 17.325.080 – Irrigation Scheduling of the Development Code;
The Landscape and Irrigation Maintenance Schedule pursuant to Section 17.325.090 – Landscape and Irrigation Maintenance Schedule of the Development Code; and
The Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis pursuant to Section 17.325.100 — Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis of the Development Code.

Pursuant to Section 17.325.150 – Maintenance of the Development Code, all installed landscaping and irrigation systems shall be continually maintained. Maintenance shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, monitoring for pests and disease, the removal and timely replacement of dead plants, and the repair and timely replacement of irrigation systems, and integrated architectural features.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Planning
77)The subdivider shall pay a fee for neighborhood and community park and recreation purposes according to the standards and formula contained in Title 16 – Subdivision Code, as applicable to each phase contemplated by the final map.
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Planning
78)The developer shall pay all required Development Impact Fees (DIF) for parkland acquisition, parkland development, and park facilities in effect on the Vesting Date prior to the issuance of a certificate of occupancy or final inspection.at the time of permit issuance for each home. Upon the City’s acceptance of the completed parks, the developer will receive a refund of the applicable fees pursuant to Title 16 of the Municipal Code. The amount of the refund shall not exceed the actual cost of the parkland acquisition, parkland development, and park facilities, nor shall it exceed the amount of the fees initially paid. No cross-category credit or refund shall be provided.

The developer must provide documentation to the City demonstrating that the refunds do not exceed the actual costs incurred.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Building & Safety
79)The City has adopted Traffic Signal Mitigation Fees and the Transportation Uniform Mitigation Fee (TUMF) program. This Project shall be subject to payment of these fees prior certificate of occupancy unless exempted by the ordinance establishing the TUMF program. The fees shall be subject to the provisions of the enabling ordinance and based on the Vesting Date (3/31/2025).
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Building & Safety
80)Specific addresses for each building shall be provided to make such number plainly visible from the public street, avenue, court, or alley upon which property fronts, and shall be contrasting color and background. ☐ Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
81)The following items need to be approved:
a. Approved WDID No.
b. Geotechnical Report (for reference)
c. Storm Drain Improvement Plans
☐
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? d. Hydrology and Hydraulic Analysis
e. Final WQMP (for reference) including WDID No.

Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
82)Construct all interior streets within Phase 1. Interior Streets shall be private with a full width of 52 feet to provide for 36 feet asphalt paving (using TI of 5.5 and PG 64-10), curb and gutter at 18 feet on both sides of centerline, an 8- foot parkway consisting of landscaping, a 6-sidewalk, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside and Caltrans standards.

A 24-foot wide access shall be provided for Fire access at all times. Street parking shall be restricted to one side of the street.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
83)Construct Street “A” from 7
th Street to the southern edge of Street L. Street
A shall be private with a full width of 56 feet improved to provide for 36 feet asphalt paving (using TI of 5.5 and PG 64-10) , curb and gutter at 18 feet on both sides of centerline, a 10-foot parkway consisting of landscaping, a 6- sidewalk, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside and Caltrans standards.

A 24-foot wide access shall be provided for Fire at all times. Street parking shall be restricted to one side of the street.
☐
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
84)Construct Street “K” from Cawston Avenue to the western edge of Street “A”. Street K shall be private with a full width of 80 feet improved to provide for 40 feet asphalt paving (using TI of 5.5 and PG 64-10) , curb and gutter at 20 feet on both sides of centerline, a 20-foot parkway consisting of landscaping, a 6-sidewalk, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside and Caltrans standards. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
85)Seventh Street shall be improved to provide for a 50-foot wide halfwidth right-of-way, asphalt paving (using a TI of 9.0 and PG 70-10), 8-inch curb and gutter 32 feet south of centerline, a Class II: Buffered Bike Lane per the City of San Jacinto Trails Master Plan, and an 18-foot wide parkway consisting of landscaping, a 6-foot sidewalk, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside, and Caltrans standards.

If the existing pavement is in good condition the developer/property owner may use grind and overlay technique as determined by the City Engineer. ☐
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
86)Cawston Avenue shall be improved to provide for a 50-foot wide halfwidth right-of-way, asphalt paving (using a TI of 9.0 and PG 70-10), 8-inch curb and gutter 32 feet west of centerline, a Class II: Buffered Bike Lane per the City of San Jacinto Trails Master Plan, and an 18-foot wide parkway consisting of landscaping, a 6-foot sidewalk, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside, and Caltrans standards.

If the existing pavement is in good condition the developer/property owner may use grind and overlay technique as determined by the City Engineer. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
87)A traffic signal shall be installed at the intersection of Cawston Avenue and Seventh Street. The intersection shall be improved to accommodate the required vehicular travel lanes and pedestrian crossings as recommended by the project’s traffic engineer and as directed by the City Engineer. ☐
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Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
88)This Property is located in the San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13-01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13-01, payment of the drainage fees applicable to each phase shall be paid to the City of San Jacinto prior to certificate of occupancy of the 1st building permit for the phase, and that the property owner shall pay the fee required at the rate in effect at the upon the issuance of a certificate of occupancy or final inspection
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
89)All residential driveways shall be constructed per County of Riverside Standard No. 207. ☐
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering 90)All sidewalks shall comply with Riverside County Standard 401. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
91)Curb ramps shall include truncated domes per Riverside County Standard 403. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
92)The detention basin on Lot “A” is proposed to be maintained by the City.

The basin shall be constructed per City of San Jacinto and Riverside County Flood Control and Water Conservation District (RCFCD) standards and design guidelines.

To dewater the basin, a sump pump and force main is required. The developer purposes to pump nuisance flows to a bubble-up structure in the Seventh Street right-of-way just west of Anza Trail. From there, the storm water would flow through the gutter to a catch basin at Serrano Street where it would be collected and discharged into a detention basin constructed with the Esplanade Specific Plan. The entire system, including the Esplanade Specific Plan basin, must be accepted by the City for maintenance prior to the issuance of the 1st occupancy permit for this development. ☐
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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
93)The developer shall provide water and sewer services to each lot in accordance with the requirements of the appropriate utility purveyor. This development is within the City of San Jacinto sewer service area, and the EMWD water service area. Water and sewer improvements shall be designed and installed per EMWD Standards.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
94)Existing power poles with cables 66kV and under along the alley shall be removed and cables undergrounded. Poles with cables over 66kV shall be relocated as necessary, but other utilities on the pole must be undergrounded. Provide an undergrounding of utilities study by a utility consultant/electrical engineer analyzing and determining the extent of conformance.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Engineering
95)The developer/property owner shall provide for utility trench surface repair as directed by the City Engineer if applicable. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Special Districts
96)Development must comply with Storm Water Basin & Pump Specifications and Standards. Privately maintained storm water and water quality systems will be required to submit an Irrevocable Offer of Dedication for the basin lot. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Special Districts
97)Development must comply with Landscape and Irrigation Design Guidelines. ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase1) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Special Districts
98)Landscape improvements shall include irrigation meters and backflow devices with tampering preventive cage, exclusive for right-of-way landscaping. Right-of-way landscaping must be divided from private property by form or mow-curb or other approved materials. ☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 1
Special Districts
99)Landscape areas in the right-of-way shall include an independent irrigation control system, with separate electric meter, exclusive for right-of-way landscaping.

Cal-Sense version approved by the Public Utilities Superintendent is required for City maintained irrigation areas. (Must be operational and certified by Cal-Sense).
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing Responsible
Department Prior to Issuance of Building Permits (Phase 2) Met? Prior to
Issuance of
Building
Permits of
Phase 2
Planning
100) All Phase 1 Conditions of Approval Prior to Occupancy Conditions are required to be completed. ☐
Prior to
Issuance of
Building
Permits of
Phase 2
Planning
101) All required infrastructure including, streets, basins and landscape setbacks, shall be complete to the satisfaction of the Planning Division and the City Engineer. ☐
Prior to
Issuance of
Building
Permits of
Phase 2
Planning
102) The applicant shall submit a revised plot plan that clearly illustrates all required setbacks measured from the property lines. a. The minimum setback from the property line to the garage shall be no less than twenty (20) feet.
b. The applicant shall identify rear elevations that face the public right-of-way and show how they will be architecturally enhanced. ☐
Prior to
Issuance of
Building
Permits of
Phase 2
Planning
103) A Site Plan & Design Review plan shall be submitted and approved by the City. The design review shall be consistent with the Residential Development Design Regulations (Section 17.425.020) and other relevant sections of the Development Code. At a minimum it should consist of:
a. A precise grading plan with the plotting of homes, setbacks from property lines, paved areas, slopes, etc.;
b. Floor plans;
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing Responsible
Department Prior to Issuance of Building Permits (Phase 2) Met? c. Architectural elevations (in color) of all sides;
d. Typical front yard landscaping;
e. Entry monumentation, and parkway landscape treatments; f. Wall and Fence Plan that includes a decorative block wall around the perimeter of the project and interior fencing; and g. Common mailbox architectural treatment
h. Elevations of houses facing Esplanade Avenue, Cawston Avenue, and 7th Street shall be enhanced.

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Timing Responsible
Department Prior to Issuance of Building Permits (Phase 2) Met? Prior to
Issuance of
Building Permits
of Phase 2
Planning
104) Submit a detailed landscape and irrigation plan for review and approval. The landscape plans shall be prepared by a licensed landscape architect in conformance with Chapter 17.325 – Water Efficient Landscape and Irrigation and Section 17.325.060 – Landscape and Irrigation Submittal Package Requirements of the Development Code and the City Landscape Design Guidelines for review and approval by the City Landscape Architect. Plans should be submitted at least 30 days prior to the expected date of permit issuance. The Landscape and Irrigation Submittal Package shall include:
a. A completed application packet provided by the City; b. The Water Efficient Landscape Worksheet, including the MAWA and ETWU; Note the ETo rate for San Jacinto is 56.8 per State guidelines.
c. The soils management report;
d. The landscape design plan;
e. The irrigation design plan;
f. The grading plan.
☐
Prior to
Issuance of
Building Permits
of Phase 2
Planning
105) Submit a Fence and Wall Plan for review that shows the following:
a. The developer will work with any adjacent property owners to remove existing walls/fencing (double walls are not permitted). b. The developer will show on the plans how they will connect to the existing wall located to the west. Proposed wall should be similar in color, material, pilaster size, and caps.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing Responsible
Department Prior to Issuance of Building Permits (Phase 2) Met? Prior to
Issuance of
Building Permits
of Phase 2
Planning
106) Submit a Fence and Wall Plan for review that shows the following:
a. The developer will work with any adjacent property owners to remove existing walls/fencing (double walls are not permitted). b. The developer will show on the plans how they will connect to the existing wall located to the west. Proposed wall should be similar in color, material, pilaster size, and caps.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase 2) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Planning
107) The developer/applicant or successor in interest shall submit the following items for the landscape and irrigation development and maintenance:
• The signed Landscape Certificate of Completion pursuant to Section 17.325.070– Certificate of Completion of the
Development Code;
• The irrigation scheduling pursuant to Section 17.325.080 – Irrigation Scheduling of the Development Code;
• The Landscape and Irrigation Maintenance Schedule pursuant to Section 17.325.090 – Landscape and Irrigation Maintenance Schedule of the Development Code; and
• The Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis pursuant to Section 17.325.100 — Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis of the Development Code.

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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase 2) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Planning
108) The developer shall pay all required Development Impact Fees (DIF) for parkland acquisition, parkland development, and park facilities in effect on the Vesting Date prior to the issuance of a certificate of occupancy or final inspection.at the time of permit issuance for each home. Upon the City’s acceptance of the completed parks, the developer will receive a refund of the applicable fees pursuant to Title 16 of the Municipal Code. The amount of the refund shall not exceed the actual cost of the parkland acquisition, parkland development, and park facilities, nor shall it exceed the amount of the fees initially paid. No cross-category credit or refund shall be provided. The developer must provide documentation to the City demonstrating that
the refunds do not exceed the actual costs incurred.

Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Building & Safety
109) The City has adopted Traffic Signal Mitigation Fees and the Transportation Uniform Mitigation Fee (TUMF) program. This Project shall be subject to payment of these fees prior certificate of occupancy unless exempted by the ordinance establishing the TUMF program. The fees shall be subject to the provisions of the enabling ordinance and based upon the fee schedule in effect on the Vesting Date (3/31/2025).

Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Building & Safety
110) Specific addresses for each building shall be provided to make such number plainly visible from the public street, avenue, court, or alley upon which property fronts, and shall be contrasting color and background.

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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase 2) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering
111) Construct all interior streets within Phase 2. Interior Streets shall be private with a full width of 52 feet to provide for 36 feet asphalt paving (using TI of 5.5 and PG 64-10), curb and gutter at 18 feet on both sides of centerline, an 8-foot parkway consisting of landscaping, a 6-sidewalk, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside and Caltrans standards.

A 24-foot wide access shall be provided for Fire access at all times.

Street parking shall be restricted to one side of the street.

Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering
112) Esplanade shall be improved to provide for a 73-foot wide halfwidth right-of-way, asphalt paving (using a TI of 9.5 and PG 70-10), 8-inch curb and gutter 38 feet north of centerline, a Class I: Multi-Use Path per the City of San Jacinto Trails Master Plan, and an 35-foot wide parkway consisting of landscaping, and streetlights subject to photometric analysis per City of San Jacinto, County of Riverside, and Caltrans standards.

As part of the CIP program, the City is planning to widen Esplanade Avenue from Warren Road to Sanderson Avenue in 2026 and will include traffic signals at the intersections of Cawston Avenue and Sanderson Avenue, with two more lanes and a sidewalk. Streetlights will not be constructed as part of these improvements. The developer shall coordinate with the City on the installation of improvements.

If the existing pavement is in good condition the developer/property owner may use grind and overlay technique as determined by the City Engineer.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase 2) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering
113) The developer shall provide water and sewer services to each lot in accordance with the requirements of the appropriate utility purveyor.

This development is within the City of San Jacinto sewer service area, and the EMWD water service area. Water and sewer improvements shall be designed and installed per EMWD Standards.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering
114) Existing power poles with cables 66kV and under along the alley shall be removed and cables undergrounded. Poles with cables over 66kV shall be relocated as necessary, but other utilities on the pole must be undergrounded. Provide an undergrounding of utilities study by a utility consultant/electrical engineer analyzing and determining the extent of conformance.
☐
Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering 115) The developer/property owner shall provide for utility trench surface repair as directed by the City Engineer if applicable. ☐ Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering
116) A traffic signal shall be installed at the intersection of Cawston Avenue and Cottonwood Avenue. The intersection shall be improved to accommodate the required vehicular travel lanes and pedestrian crossings as recommended by the project’s traffic engineer and as directed by the City Engineer.
☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing
Responsible
Department Prior to the Issuance of a Certificate of Occupancy (Phase 2) Met? Prior to the
Issuance of a
Certificate of
Occupancy of
Phase 2
Engineering
117) The following items need to be approved:
a. approved WDID No.
b. Geotechnical Report (for reference)
c. Storm Drain Improvement Plans
d. Hydrology and Hydraulic Analysis
e. Final WQMP (for reference) including WDID No.

The design shall comply with, RCFCD and City of San Jacinto most recent standards, criteria, and requirement and in effect at the time of construction and shall be coordinated with the approved plans of the adjacent developments.
☐
Timing Responsible
Department Operational Met?
Operational Planning
118) The Project is required to comply with San Jacinto Development Code Section 17.300.080 which requires all exterior lighting to be shielded or modified and located so as to eliminate spillover illumination or glare beyond the property line or upward into the sky. ☐
Operational Planning 119) All landscaped areas shall be maintained in a thriving condition free of weeds, trash, and debris. ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

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Timing Responsible
Department Operational Met?
Ongoing Planning
120) The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between nine a.m. and six p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature.

All construction equipment shall be muffled and/or surrounded by noise attenuating barriers.
☐
Ongoing Planning
121) Mitigation Measure BIO-4. MSHCP Construction Minimization Measures. The Project Applicant and their designee (i.e., Construction Contractors) shall follow required MSHCP Construction Minimization Measures (Section 7.5.3 of the MSHCP). Applicable construction minimization measures are listed below.

Timing of construction activities will consider seasonal requirements for breeding birds and migratory non-resident species. Habitat ☐
General Notes, Requirements, and Conditions of Approval General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076
Planning Commission Recommended Conditions of Approval

Page 59 of 59 ends

Timing Responsible
Department Operational Met?
clearing will be avoided during species active breeding season defined as March 1 to June 30.

Sediment and erosion control measures will be implemented until such time soils are determined to be successfully stabilized.

March 24, 2026
TO: Planning Commission
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Chacon Farms ( PROJ23- 0029)
RECOMMENDATION:

That the Planning Commission Adopt PC Resolution No. 26-01, thereby recommending that the City Council:

1. DETERMINE that the proposed Project will not have a significant effect on the environment with the incorporation of mitigation based on the findings set forth in the case record and ADOPT a Mitigated Negative Declaration ( MND) and Mitigation Monitoring and Reporting Program, pursuant to the California Environmental Quality Act (CEQA); and

2. APPROVE the General Plan Amendment to change the land use designation from Very Low Density Residential ( VLDR) to Low Density Residential LDR);

3. APPROVE the Change of Zone from Rural Residential ( RR) to Residential Low Density;

4. APPROVE the Chacon Farms Planned Development Permit; and

5. APPROVE Tentative Tract Map ( TTM) 39076 to subdivide 73.97-net acres, into 419 single-family lots for the ultimate construction of 419 single-family detached residences, and to create lettered lots for onsite roadways, a detention basin, parks, and on-site landscape subject to the Recommended Conditions of Approval ( PROJ23- 0029).

DISCUSSION:

The project is a proposal by Taylor and Clark Consulting on behalf of Richard Michael and Ramona Dairy, LLC, to establish a master-planned residential development consisting of 419 homes as well as the construction of onsite roadways, a detention basin, parks, and on- site landscaping on 73.97-net acres. To facilitate the development, the applicant submitted a General Plan Amendment ( GPA), Change of Zone ( CZ), Tentative Tract Map ( TTM) and Planned Development Permit ( PDP), for review and approval. Because the GPA, CZ, and PDP require City Council approval, the Planning Commission is being asked to provide a recommendation to the City Council.

5.1 Packet Pg. 9
The Project site is located west of Cawston Avenue, extending between Seventh Street and Esplanade Avenue. The project site is currently occupied by Chacon Farms and Bruno Ranches agricultural operations. Two single-family residential uses occupied by caretakers are also located on site. The project site is surrounded by residential uses to the north and east, residential and agricultural uses to the west, and a dairy farm to the south. The General Plan Land Use Designation is Very Low Density Residential, and the current Zone is Rural Residential.

Land Use General Plan Designation Current Zoning
Project RR – Rural Residential
North Residential LDR – RL – Residential, Low
South Dairy Farm – A-2 – Heavy Agriculture
City of Hemet)
East Residential VLDR – Very
Residential RR–Rural Residential
West Residential/Vacant Specific Plan Specific Plan
ANALYSIS:

The intent of the Very Low Density Residential ( VLDR) General Plan Land Use Designation and Rural Residential (RR) Zone is to provide for the development of single-family dwellings at a density of up to 2 dwelling units per gross acre of land. This designation is generally most suitable in rural areas, locations where scenic and natural resources should be protected, in areas that consist of small agricultural operations, or where natural hazards limit development potential such as hillsides). With a maximum density of 2 units per acre the property would be allowed to develop 158 units. However, the developer desires to create a product with smaller lots and more units than would be allowed in the existing designations and therefore a General Plan Amendment and Zone Change are proposed
General Plan and Change of Zone
The project proposes to change the General Plan Land Use Designation to Low Density Residential ( LDR) and the Zone to Residential, Low Density ( RL). Like the VLDR and RR designations, the proposed land use and zone provide for the development of detached singlefamily dwellings, however the LDR and RL designations would allow the property to be developed at a higher density with a range between 2 and 7 dwelling units per gross acre and thus allow more units.

5.1 Packet Pg. 10
As noted in the table above, the area directly north of the project site is designated LDR and RL and have been developed with single family homes above 2 units to the acre. Furthermore, the area directly west of the site is governed by the Esplanade Specific Plan, which allows a maximum density of 4.5 units to the acre. Development within the Specific Plan is currently underway with densities also above 2 units per acre. Given the development patterns that exists north and west of the project site, the proposed General Plan Amendment and Zone Change provide for a logical and orderly development pattern, with the extension of single-family residences at a higher density consistent with the LDR and RL designations.

Tentative Tract Map
The project proposes to subdivide 3 parcels into single family lots. Therefore, the project includes TTM 39076 to create 419 single-family lots with a density of 5.53 dwelling units per acre. The subdivision is proposed to be recorded in two phases which will include 235 lots in Phase 1 and 184 lots in Phase 2. The proposed lots range in size between 3,700 to 7,900 square feet. In addition, the subdivision includes lettered lots for the construction of onsite roadways, detention basins, parks, and on-site landscaping.

Access and Circulation
Two points of vehicular access will be provided to the development, which includes a single new 80-foot-wide ( 40’ curb to curb) east-west oriented roadway from Cawston Avenue, which borders the development to the east, and a new 56-foot-wide ( 36’ curb to curb) north-south oriented roadway that connects to Seventh Street which borders the project to the north. These two proposed entrance roadways lead to a network of 52-foot-wide (36’ curb to curb) internal streets within the tract that ensure appropriate access to every facet of the development, including all homes, parks and basins. The new roads will be private streets that include curb, gutter, sidewalks and streetlights. Because the roads are proposed as private streets, they will be maintained by a Homeowners Association ( HOA). Pedestrian access is also provided via proposed sidewalks on both sides of the new streets mentioned above as well as a new pedestrian entrance from Esplanade Avenue through a proposed paseo.

In addition to internal streets the developer will also be conditioned to improve Cawston Avenue and Seventh Street, which are adjacent to the site. For Cawston Avenue and Seventh Street the developer will be required to dedicate 20 feet of right-of-way and widen the existing roadway with additional asphalt paving. In addition, the project will be conditioned to install curb, gutter, sidewalk, streetlights and 18 feet of parkway with landscaping.

Frontage improvements along Esplanade Avenue, which borders the project site to the south, will be constructed as part of the City’s adopted Capital Improvement Program ( CIP), which includes the widening of Esplanade Avenue from Warren Road to Sanderson Avenue.

Accordingly, the Developer will not be required to construct the roadway frontage improvements along Esplanade.

5.1 Packet Pg. 11
This approach is consistent with the City’ s long- standing plan to deliver these improvements as a single coordinated CIP project and avoids the inefficiencies and potential conflicts associated with having multiple contractors operating within the same right-of-way at the same time.

While the roadway widening is primarily funded through the Transportation Uniform Mitigation Fee (TUMF) program, TUMF funding is limited to capacity-related improvements and does not include street lighting. As such, the Developer remains responsible for the installation of streetlights along the project frontage.

To ensure compatibility with the City’ s ongoing construction, the Developer shall coordinate with the City and its contractor to incorporate the necessary provisions into the CIP project to allow for the future installation of streetlights and related improvements without requiring disturbance of the newly constructed roadway. The Developer shall also coordinate with the City regarding frontage landscaping.

To ensure that intersections will operate at acceptable levels with the additional traffic created, traffic signals will be required at the intersection of Cawston Avenue and Esplanade Avenue, Cawston Avenue and Seventh Street, and Cawston Avenue and Cottonwood Avenue. However, the intersection at Cawston and Esplanade will be completed as part of the CIP project and therefore it is not a required condition of approval. Along with the installation of these traffic signals, additional signing and stripping improvements to accommodate vehicular travel lanes and pedestrian crossings will be required.

Planned Development Permit ( PDP)
To support the ultimate development of the proposed subdivision, the applicant has submitted a Planned Development Permit (PDP). The purpose of the PDP is to promote the efficient use of land, ensure a high- quality residential environment, uphold strong environmental design standards, and provide enhanced amenities that contribute to the creation of a well- planned community. In addition to the proposed single-family homes, Chacon Farms also includes four active parks and amenities that will feature pickle ball courts, shade structures, picnic tables, BBQs, and multiple play structures. The project also includes a network of new street improvements as well as utilities, and drainage infrastructure to serve the development.

The PDP establishes the design and minimum development standards for the future buildout of Chacon Farms. The proposed residential units would include 4 to 5 bedrooms, 2 to 4 bathrooms, and optional loft spaces available within specific floor plans. The homes would range in size from approximately 1,758 to 3,025 square feet, providing a variety of housing options capable of meeting the needs of different household types and lifestyles. All homes would include two-car garages as well as driveways designed to accommodate an additional two vehicles, ensuring adequate on-site parking. To further reduce parking impacts within the neighborhood, the internal street system has been designed to allow on-street parking on one side, thereby providing convenient and accessible guest parking while maintaining clear travel lanes and emergency access.

5.1 Packet Pg. 12
The Preliminary Development Plan ( PDP) provides comprehensive guidelines for architectural design, color schemes, and materials intended to establish a cohesive, rural-inspired character.

For the purposes of this PDP, an agrarian architecture theme is achieved through simple building forms, varied one- and two- story massing, pitched rooflines, and the use of natural materials such as muted stucco and stone veneer, complemented by architectural details including siding, shutters, and covered entries typical of farmhouse-style development.

The guidelines address architectural styles, color palettes, exterior materials, and elevations treatments. The architectural styles include Spanish, Prairie, and Farmhouse for the future 419 dwelling units, accompanied by nine ( 9) color schemes. The incorporation of multiple styles and color options is intended to enhance visual interest while maintaining a unified aesthetic throughout the subdivision. In addition, the PDP proposes five ( 5) distinct floor plans, each offering five ( 5) elevation types. This range of design options ensures that homes will not appear repetitive and ensures identical or highly similar elevations being placed adjacent to or directly across from one another. The added variety and enhanced architectural features and variation of product types provided within the Chacon Farms development will ensure that the development is cohesive and unique while providing greater architectural interest throughout the development.

In addition to the 419 lots, the proposed PDP includes one basin/park located at the northwest corner of the community, a central park located at the center of the community, two smaller neighborhood parks located to the south, and paseos throughout the site totaling approximately

3.26-acres. All parks, roadways, and basins will be maintained by the HOA. The following is a complete list of amenities within the park areas:

A. Basin Park
x Shade Structure with Picnic Tables (six tables)
x Seating area with Picking Tables (five locations)
x Benches
x Turf / Open Space
x Pickleball Court
x Playground
B. Central Park
x Two Shade Structures with Picnic Tables (two tables each) x Playground / Tot lot
x Turf / Open Space
C. West Neighborhood Park
x Shade Structures with Picnic Tables ( two tables)
x Barbeque area
x Turf / Open Space

5.1 Packet Pg. 13
D. East Neighborhood Park
x Shade Structure with Picnic Tables (two tables)
x Barbeque area
x Turf / Open Space
Lastly, the Planned Development includes landscape design guidelines and wall standards that provide additional details that enhance the project. Those details include enhanced entrances with accent trees, outdoor play equipment, stone veneer pilasters at corners, split face block walls with decorative caps that will be enhanced with vines and landscaping with an expansive list of Street Trees and shrubs to provide additional variety and interest.

Development Schedule and Phasing Plan
Construction activities for the Project would occur over four construction phases lasting approximately 5 years, with final engineering completed in 2026 and final closing in 2031.

Construction would occur as follows: ( 1) final engineering; ( 2) grading and site preparation; ( 3) home construction; ( 4) final closing. Construction activities would be limited to the hours between 7:00 a.m. and 7:00 p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays pursuant to the City’ s Municipal Code Chapter 8.40.090.

The proposed product types, enhanced architectural standards, and park provides for a better living environment with higher standards found in conventional developments.

Modified Designed Standards
To meet the project objectives that provide for this future development, the PDP proposes to modify several development standards of the Residential, Low Density ( RL) zone. The table below identifies the RL Development Standards and the proposed Development Standards of the PDP. Items that are underlined are standards that would be modified.

Development Feature RL Zone
Development Code Proposed
Proposed
Modification
Density
Yes
Yes
Yes
Yes
Yes
Yes

5.1 Packet Pg. 14
The proposed Planned Development Permit (PDP) includes modifications to certain development standards of the Residential, Low Density ( RL) zone to facilitate a cohesive and efficient site design. These modifications primarily include reductions in minimum lot size, lot dimensions, and setbacks, along with a modest increase in allowable lot coverage. The resulting project achieves a density of 5.53 dwelling units per acre, which remains within the permitted range of the Low Density Residential ( LDR) designation ( 2.1 to 7.0 dwelling units per acre).

The proposed modifications are consistent with the intent of the General Plan and reflect development patterns in the surrounding area, including nearby neighborhoods to the north and west that have been developed at similar densities and with comparable lot configurations. As such, the project does not introduce an intensity or scale that would be incompatible with adjacent uses and represents a logical continuation of existing residential development in the vicinity.

In addition to consistency with surrounding development, the PDP incorporates objective design standards and site planning features that ensure a high- quality residential environment. The project includes a typical plotting plan demonstrating that functional single-family homes can be constructed on the proposed lots in compliance with applicable building and fire code requirements, confirming that the modified standards result in practical and buildable lot configurations.

The PDP further enhances the quality of the development through a range of site design features and amenities, including:

A dual park and basin feature that provides both recreational space and functional stormwater infrastructure;
Play equipment and design elements that reflect the agricultural character of the surrounding area;
A coordinated landscape palette that complements the architectural styles and enhances neighborhood identity;
Decorative perimeter walls with stone veneer pilasters, enhanced with landscaping and vines;
A tubular steel fence with split-face block pilasters at the water quality basin; An enhanced entry feature along Cawston Avenue with accent landscaping and 24-inch box trees;
A paseo connection to Esplanade Avenue providing pedestrian access to and from the community;
Yes
Yes
Yes
Yes
Primary Structure Height

5.1 Packet Pg. 15
Architectural design standards that exceed minimum Development Code requirements, including five floor plans with multiple elevation types and varied materials such as siding, brick and stone veneer, clay tile elements, and enhanced window treatments.

Collectively, these features demonstrate that the requested modifications are balanced by a comprehensive and thoughtfully designed project. The flexibility provided through the Planned Development Permit results in a development that is both consistent with applicable land use policies and superior in overall design quality, consistent with the purpose and intent of the PDP process.

ENVIRONMENTAL ASSESSMENT:

The project has been reviewed in accordance with the California Environmental Quality Act CEQA”) and the State CEQA guidelines. An Initial Study was prepared for the project to determine the potential environmental impacts of the project. The Initial Study concluded that with applied mitigation the Project would not result in a significant effect on the environment.

The project includes mitigation measures related to Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, and Tribal Cultural Resources.

Therefore, staff determined that a Mitigated Negative Declaration ( MND) was the appropriate CEQA document in support of the Project.

The Initial Study and Mitigated Negative Declaration ( IS/MND) was circulated for a 30- day public comment period via the publication of a Notice of Intent on October 28, 2025. In addition to the publication, the IS/MND was submitted to the State Clearing House for posting ( SCH No. 2025101241). Three comments were received.

Department of Toxic Substances ( DTSC)
The first comment letter was issued by the Department of Toxic Substances Control ( DTSC), outlining DTSC’ s recommendations regarding potential contaminants of concern ( COCs). As part of the MND a Phase 1 Environmental Site Assessment (ESA) was prepared, which did not identify recognized environmental conditions ( RECs) requiring immediate subsurface investigation. Additional soil sampling was also conducted, and no pesticides or heavy metals were detected in the shallow soil samples.

Department of Conservation
The second letter was issued by the Department of Conservation, providing advisory comments regarding the project’ s potential conversion of Important Farmland. This concern was evaluated in the Agriculture and Forestry Resources as part of the City General Plan Environmental Impact Report ( EIR). The agricultural resource impacts associated with converting Important Farmland within the Planning Area, including the infeasibility of preservation-based mitigation, were fully evaluated and disclosed in the General Plan 2040 EIR.

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The proposed project does not introduce new agricultural impacts or increase the severity of those identified in the certified EIR. In addition, to evaluate site- specific agricultural viability, a California Agricultural Land Evaluation and Site Assessment ( LESA) Model analysis was conducted. The LESA Model, developed by the California Department of Conservation (DOC), is an optional quantitative tool available to lead agencies under CEQA for determining the significance of farmland conversion. While the project converts existing agricultural land, these impacts were fully analyzed in the General Plan EIR and are not new or more severe than previously disclosed.

Talley Meadows Ranch
The third and final comment letter was submitted by Talley Meadows Ranch, outlining concerns about traffic safety and pedestrian hazards on Cawston Avenue along the project frontage. These concerns have been acknowledged; however, the comments do not identify deficiencies in the adequacy of the CEQA document. Issues related to the safety and functional design of the street frontage will be addressed through the Tentative Tract Map No. 39076 engineering review and approval process, which ensures that all frontage improvements and design details comply with the City’s requirements and standards.

The mitigation measures required to reduce or mitigate the impacts of this Project on the environment are included in the Initial Study and will be made enforceable through the Mitigation Monitoring and Reporting Program (“ MMRP”) and the Conditions of Approval for the Project.

Notice of Public Hearing
The public hearing for this Project was originally noticed on or before January 17, 2026, for a January 27, 2026, hearing, including mailed notice to property owners within 300 feet of the project site. The January 27, 2026, hearing was subsequently adjourned, and all items were continued to February 24, 2026. On February 19, 2026, the applicant requested a continuance to the March 24, 2026, meeting to allow time to address outstanding items related to the conditions of approval.

Out of an abundance of caution, the Project was re-noticed on or before March 13, 20`26, for the March 24, 2026 hearing, including mailed notice to property owners within 300 feet of the project site. As of the preparation of this report, no additional correspondence or comments have been received.

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CONCLUSION
The proposed General Plan Amendment and Change of Zone establish a land use framework that is internally consistent with the General Plan and supports the orderly development of the project site. As outlined in the Findings of Fact, the project furthers multiple General Plan goals and policies related to housing, land use compatibility, circulation, and community design, while contributing to the City’ s Regional Housing Needs Allocation ( RHNA) and providing a range of housing opportunities.

The proposed Tentative Tract Map and Planned Development Permit implement this framework through a cohesive subdivision design, appropriate infrastructure and circulation improvements, and a comprehensive set of architectural standards and site enhancements. The requested modifications to development standards are consistent with the intent of the Planned Development Permit process and are balanced by high-quality design features, integrated open space, and neighborhood amenities that ensure compatibility with surrounding uses and the creation of a well- planned residential community. As further supported by the Findings, the site is physically suitable for the proposed development, and adequate public services and infrastructure are available or will be provided to serve the project.

Additionally, to ensure consistency with development standards and enhance the overall project design, the applicant will be required to submit a revised plot plan prior to City Council clearly illustrating all required setbacks as measured from the property lines, including a minimum setback of no less than twenty (20) feet from the property line to the garage. The applicant will also identify any rear elevations that face the public right-of-way and demonstrate how those elevations will be architecturally enhanced to maintain visual quality and compatibility with the surrounding area.

The environmental analysis prepared for the project determined that, with incorporation of mitigation measures, all potential impacts can be reduced to a less-than-significant level.

Adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program will ensure that these measures are implemented.

Based on the foregoing and the detailed Findings of Fact attached, staff recommends that the Planning Commission adopt a resolution recommending that the City Council: ( 1) adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program pursuant to CEQA; and ( 2) approve the General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map No. 39076, subject to the Conditions of Approval.

As the General Plan Amendment, Change of Zone, and Planned Development Permit require City Council approval, the Planning Commission’ s action on this item is a recommendation only.

Final action on the Project will be taken by the City Council.

The Planning Commission’ s recommendation is subject to appeal in accordance with Chapter

17.715 (Appeals) of the Development Code.

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ATTACHMENTS:

PC Resolution 26-01
Findings of Facts
Conditions of Approval
Tentative Tract Map 39076
Planned Development Permit
Location Map
General Plan
Zoning Map
Mitigated Negative Declaration
Appendix A-1 Air Quality, GHG, Energy
Appendix A-2 Health Risk Assessment
Appendix B-1 Habitat Assessment
Appendix B-2 Tree Survey
Appendix C - Phase I Archaeo-Paleo Inventory
Appendix D-1 - Geotechnical Report
Appendix D-2 Updated Geotechnical Report
Appendix E - Phase 1 ESA
Appendix F-1 - Preliminary Hydrology Study
Appendix F-2 Preliminary WQMP
Appendix G - Noise Study
Appendix H - Traffic Trip Generation Study

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STATE OF CALIFORNIA) PC RESOLUTION NO. 26-01

COUNTY OF RIVERSIDE)

CITY OF SAN JACINTO)

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SAN JACINTO RECOMMENDING THAT THE

CITY COUNCIL ADOPT A MITIGATED NEGATIVE

DECLARATION AND MITIGATION MONITORING AND

REPORTING PROGRAM, AND APPROVE A GENERAL

PLAN AMENDMENT, CHANGE OF ZONE, PLANNED

DEVELOPMENT PERMIT, AND TENTATIVE TRACT MAP
39076 (PROJ23-0029)
WHEREAS, the applicant, Chacon Farms, submitted applications for a General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map 39076 to subdivide approximately 73.97 net acres into 419 single-family residential lots, along with lettered lots for internal roadways, a detention basin, parks, and landscape areas, located between 7th Street to the north, Esplanade Avenue to the south, and west of Cawston Avenue (Project); and
WHEREAS, the City, as Lead Agency, prepared an Initial Study in accordance with the California Environmental Quality Act ( CEQA) and determined that, with the incorporation of mitigation measures, the Project will not have a significant effect on the environment, and a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) were prepared for the Project; and WHEREAS, the Planning Commission has reviewed and considered the Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program, together with all comments received thereon, and finds that the MND reflects the independent judgment of the City; and
WHEREAS, on March 24, 2026, the Planning Commission conducted a duly noticed public hearing on the Project, at which time all interested persons were given the opportunity to be heard and the Project was fully considered; and WHEREAS, the Planning Commission has considered the entire record of proceedings, including the staff report, technical studies, public testimony, and all other evidence presented.

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SAN JACINTO:

Section 1. Recitals. The foregoing recitals are true and correct and are incorporated herein by reference.

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Section 2. Environmental Determination. Based upon the whole of the record before it, including the Initial Study and all supporting information, the Planning Commission finds that:

A. The Mitigated Negative Declaration has been prepared in compliance with the California Environmental Quality Act (CEQA);
B. The Mitigated Negative Declaration reflects the independent judgment of the City;
C. There is no substantial evidence, in light of the whole record, that the Project, as mitigated, will have a significant effect on the environment; and D. The mitigation measures identified in the Mitigated Negative Declaration are hereby adopted and shall be implemented through the Mitigation Monitoring and Reporting Program.

Section 3. Findings. Based upon the entire record, including all written and oral evidence presented, and the findings set forth in the staff report and incorporated herein by reference, the Planning Commission finds that:

A. The Project is consistent with the General Plan and all applicable provisions of the Municipal Code;
B. The Tentative Tract Map is consistent with the Subdivision Map Act and the City’s Development Code, and the site is physically suitable for the type and density of development proposed;
C. The Project satisfies all applicable findings required for approval of the General Plan Amendment, Change of Zone, Planned Development Permit, and Tentative Tract Map; and
D. The Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

Section 4. Recommendation of Approval. Based upon the foregoing, the Planning Commission hereby recommends that the City Council:

A. Adopt the Mitigated Negative Declaration for the Project and adopt and implement the Mitigation Monitoring and Reporting Program; B. Approve a General Plan Amendment to change the land use designation from Very Low Density Residential (VLDR) to Low Density Residential (LDR); C. Approve a Change of Zone from Rural Residential (RR) to Residential Low Density (RL);
D. Approve a Planned Development Permit to allow modifications to the Residential Low Density (RL) development standards, subject to the Conditions of Approval attached hereto as Exhibit A and incorporated herein by reference;

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E. Approve Tentative Tract Map No. 39076 to subdivide approximately 73.97 net acres into 419 single-family residential lots and associated lettered lots for roadways, drainage, parks, and landscape areas, subject to the Conditions of Approval attached hereto as Exhibit A and incorporated herein by reference; and,
F. Direct staff to file a Notice of Determination in accordance with the California Environmental Quality Act.

Section 5. Record of proceedings. The documents and materials that constitute the record of proceedings upon which this Resolution is based are located at the City of San Jacinto, 595 South San Jacinto Avenue, San Jacinto, California 92583. The custodian of the record is the Community Development Department. This information is provided pursuant to Public Resources Code Section 21081.6.

Section 6. Recommendation to city council. As the Project includes a General Plan Amendment, Change of Zone, and Planned Development Permit, final action on the Project rests with the City Council. The Planning Commission’s action on this item constitutes a recommendation to the City Council.

PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission on the 24th day of March 2026 by the following vote:

AYES:

NAYS:

ABSENT:

ABSTAIN:

CITY OF SAN JACINTO:

Planning Commission Chair
ATTEST:

Planning Commission Secretary

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FINDINGS OF FACTS
Chacon Farms Residential Development
GENERAL PLAN AMENDMENT FINDINGS:

1. The amendment is internally consistent with all other provisions of the General Plan and any applicable specific plan;
The proposed General Plan Amendment from VLDR ( Very Low Density Residential) to LDR ( Low Density Residential) will further the intent of the General Plan by providing a variety of new housing opportunities that will complement surrounding uses of primarily residential developments.

Specifically the General Plan Amendment will continue to allow the development of residences on the project site with a density range of 2.1 to 7 dwelling units to the acre in lieu of the current density range of 0-2 dwelling units to the acre with the VLDR designation. With proposed General Plan Amendment, the proposed project will conform with the goals and policies of the General Plan, including the applicable goals and policies of the Land Use Element and Housing Element, as detailed below:

Land Use Goal 1: A community with a land use plan that accommodates a mix of uses to meet current and future needs.

Specifically implementing policy 1.3 & 1.6
x The Project supports Policy LU-1.3 by increasing the City’ s housing supply within an established growth area and contributing toward the City’s Regional Housing Needs Allocation ( RHNA). The Project includes 419 single-family residential units within the allowable density range of the Low Density Residential designation, helping to meet current and future housing needs.
x The Project is consistent with Policy LU-1.6 through the incorporation of multiple neighborhood parks, open space areas, and an interconnected system of pedestrian paseos. These features provide accessible recreational opportunities and functional gathering spaces for future residents.

Land Use Goal 2: A City that manages and directs growth so that the community and its neighborhoods are protected and
enhanced.

Specifically implementing policy 2.1 & 2.2
x The Project supports Policies LU-2.1 and LU-2.2 by promoting an orderly and coordinated pattern of development that is compatible with surrounding residential uses. The Project site is adjacent to existing and

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planned residential neighborhoods and proposes a density that is consistent with the Low Density Residential designation. x The Project includes an interconnected circulation network designed to improve internal connectivity, provide efficient vehicular and pedestrian access, and enhance access to on-site open space and neighborhood amenities. The Project also provides connectivity to the Class I multiuse path along Esplanade Avenue, supporting multimodal access. x The Project provides a balanced distribution of open space and recreational amenities throughout the site, ensuring that residents have convenient access to neighborhood parks and contributing to the overall quality and livability of the community.

The Project has been reviewed for consistency with applicable infrastructure and service requirements and will coordinate with appropriate service providers, including Eastern Municipal Water District, to ensure adequate utilities and public services are provided.

Based on the foregoing, the proposed General Plan Amendment is internally consistent with the goals, policies, and land use framework of the General Plan and will not create inconsistencies with other provisions of the Plan.

2. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; Public Interest
The proposed project is consistent with the General Plan and serves the public interest by providing a balanced mix of housing and amenities that meet community needs and enhance recreational and social opportunities.

The project would contribute 419 residential units toward the Regional Housing Needs Allocation ( RHNA), offering a variety of housing types to accommodate diverse ages, incomes, and household needs. The homes are designed with architectural styles that complement the area’ s rural character. Overall, the development promotes livability through walkability, community engagement, integrated open space, pedestrian safety, and support for an active lifestyle.

Health and Safety
The proposed project is consistent with the General Plan and promotes public health and safety by incorporating a planned layout that emphasizes pedestrian safety and encourages physical activity and well-being. Four community parks, connected by an integrated network of pathways, will provide residents with a range of social and recreational opportunities.

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Convenience
The proposed project conforms with the provision of public convenience according to the General Plan. This development will create an additional 419 homes that are within a convenient distance to surrounding amenities and public infrastructure, including the following:
x Transit
The Project Site is approximately 0.6 miles ( a 12-minute walk), from the Riverside Transit Agency ( RTA) Go Micro service zone. Go Micro is RTA’s on-demand public transit service available within the Hemet- San Jacinto micro transit zone. Shared rides can be booked via the Go Micro app at user convenience, rather than relying on a predetermined bus schedule. Go Micro minibuses directly pick up and drop off passengers at desired locations, at desired times provided both locations are within the micro transit zone and that the trip does not begin and end at route 44 bus stops). x Schools
The Project Site is located within the Hemet Unified School District and would likely be served by nearby schools, including Cawston Elementary School ( 1.3 miles), Rancho Viejo Middle School ( 0.9 miles), and Tahquitz High School ( 0.7 miles). The site may also be served by Megan Cope Elementary School ( 0.7 miles), which is within the San Jacinto Unified School District. In addition, Mt. San Jacinto College is approximately five miles from the Project Site and is directly accessible via RTA’ s on-demand transit service, Go Micro.

Welfare
The proposed project with the support of the General Plan Amendment and Zoning Map Amendment, will support and promote the general welfare of San Jacinto residents. The proposed project, specifically, will support and promote walkability, community engagement, integrated open space, pedestrian safety, and an active lifestyle. Integrated Community Parks connected by a network of paths will facilitate recreation and socialization.

3. If an amendment to the Land Use Element, the affected site(s) is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle e.g., fire and medical) access and public services and utilities ( e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located; and

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Physical Suitability
The proposed project, with the support of the General Plan Amendment and Zoning Map Amendment, will not endanger, jeopardize, or otherwise constitute hazard to property in the vicinity in which the property is located and will be physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public emergency vehicle access and public services as follows:
x Design
The Proposed Project is designed to be compatible with the surrounding San Jacinto community and consistent with adjacent residential uses. The development features an interconnected grid of streets that enhances walkability and provides convenient vehicle and pedestrian access to homes, community parks, and recreational amenities distributed throughout the site.

Residential architecture will include farmhouse, Spanish, and prairie styles, using quality materials such as stucco, brick, and stone, along with a varied but cohesive color palette that complements the broader community and individual streetscapes. These design elements enhance the visual character of the Chacon Farms community.

The project will not interfere with existing water or sewer easements, as confirmed by the site boundary survey, and will comply with applicable landscaping and setback requirements. The site’s north– south orientation supports efficient solar design, with some east– west–oriented homes incorporated where feasible to allow for additional passive solar opportunities.
x Location
The proposed development will complement and enhance
surrounding land uses. Existing single-family residential neighborhoods are located to the north, northeast, and northwest across West 7th Street, as well as to the east across Cawston Avenue. To the west, the Esplanade Specific Plan includes approximately 130.7 acres of planned single- family residential development.
x Shape and Size
The project site is generally rectangular in configuration and consists of three smaller rectangular parcels. The proposed project is designed to minimize sprawl and efficiently utilize the approximately

75.70 acres of site area. The site will accommodate 419 singlefamily homes with a minimum lot size of 3,717 square feet, along with designated open space for parks and a basin.

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x Operating Characteristics
The proposed projects operating characteristics will be consistent with those of surrounding single-family developments. The proposed project will operate as a place of housing, enhanced by various amenities within several community parks, to prospective residents. x Public Emergency Vehicle Access
The proposed project’ s inter-connected network of thoroughfares will contribute to emergency vehicle accessibility. The applicant will comply with any easement requirements for public emergency vehicle access. Further, the proposed public emergency vehicle access will be reviewed by City and County Departments including the City’s engineering department and Riverside County Fire, to ensure efficiency and safety for future residents.
x Public Service and Utilities
Adequate City infrastructure exists to support the Project.

Additionally, the project has been reviewed by Police, Fire, Public Utilities and Engineering to ensure that the design accommodates public and emergency vehicles including solid waste haulers, City crews, and other service providers.

4. The City may reduce, require, or permit the reduction of, the residential density for any parcel to, or allow development of any parcel at, a lower residential density, as defined in Government Code Section 65863, only if the following two additional findings are first made:
a. The reduction is consistent with the adopted General Plan, including the Housing Element; and
The proposed Project does not involve a reduction in residential density. The proposed General Plan Amendment would change the land use designation from Very Low Density Residential ( 0 to 2 dwelling units per acre) to Low Density Residential ( 2.1 to 7 dwelling units per acre), thereby allowing for an increase in residential density on the Project site. Accordingly, this finding is not applicable.

Notwithstanding, the Project is consistent with the General Plan and Housing Element.
b. The remaining sites identified in the Housing Element are adequate to accommodate the jurisdiction' s share of the regional housing needs in compliance with Government Code Section 65584.

The proposed Project does not reduce residential density and

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therefore does not trigger this finding. Notwithstanding, the Housing Element identifies adequate sites to accommodate the City’ s remaining Regional Housing Needs Allocation ( RHNA), and the Project would increase the City’s housing supply and contribute toward meeting its RHNA obligations.

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CHANGE OF ZONE FINDINGS:

1. Findings required for all Development Code and Zoning Map amendments.
a. The proposed amendment is consistent with the General Plan and any applicable specific plan;
The proposed Change of Zone from Rural Residential ( RR) to Residential Low Density ( RL) is consistent with the General Plan with the adoption of the proposed General Plan Amendment. The RL zoning designation is the implementing zone for the Low Density Residential LDR) General Plan land use designation and will ensure consistency between the General Plan and Zoning Map. The Project site is not located within a Specific Plan area; therefore, no Specific Plan applies. b. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

The proposed Change of Zone will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The amendment will facilitate the development of a planned residential community that is consistent with the General Plan and Development Code. The Project incorporates an interconnected circulation system, neighborhood parks, and pedestrian amenities that promote walkability and community interaction.

The Project has been reviewed by applicable City departments and service providers to ensure that adequate infrastructure and public services, including police, fire, utilities, and emergency access, are available to serve the site. As conditioned, the Project will not result in adverse impacts to the surrounding area and will support orderly and coordinated development.

2. Additional findings for Zoning Map amendments
a. The affected site(s) is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle ( e.g., fire and medical) access and public services and utilities ( e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the requested zoning designation and the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.

The Project site is physically suitable for the proposed Residential Low

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Density ( RL) zoning designation in terms of design, location, shape, size, and operating characteristics. The site is of sufficient size and configuration to accommodate the proposed residential development, including internal circulation, open space, and required infrastructure.

The Project is located adjacent to existing and planned residential development and represents a logical extension of the surrounding land use pattern. The proposed street network is designed to provide adequate access for residents, service providers, and emergency response vehicles and will be subject to review and approval by the City’ s Engineering Department and Riverside County Fire Department.

Adequate public services and utilities are available, or will be provided, to serve the Project, including potable water, wastewater, storm drainage, solid waste services, and schools. The Project has been reviewed by relevant agencies and departments to ensure that the proposed zoning and anticipated development will not endanger or otherwise constitute a hazard to surrounding properties or improvements.

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SUBDIVISION FINDINGS ( TTM 39076):

1. The proposed subdivision of land has been found to be consistent with the Development Code, General Plan, and the San Jacinto Municipal Code.

The proposed Tentative Tract Map ( TTM 39076) is consistent with the San Jacinto Municipal Code and has been reviewed in accordance with the applicable provisions of Titles 16 and 17. The Project includes a Planned Development Permit to allow limited, controlled modifications to the development standards of the Residential Low Density ( RL) zone, which are intended to facilitate a cohesive and well-designed residential community.

Upon approval of the General Plan Amendment and Change of Zone, the Project will be consistent with the Low Density Residential ( LDR) General Plan land use designation and the corresponding RL zoning designation.

The proposed subdivision is consistent with the permitted density range and establishes a logical and orderly pattern of residential development.

The Project implements applicable General Plan goals and policies, including:

Land Use Goal 2 and Policies LU-2.1 and LU-2.2, by promoting orderly and coordinated growth that is compatible with surrounding residential neighborhoods and supported by an interconnected circulation network and accessible open space; and
Land Use Goal 3 and Policies LU-3.1 and LU-3.2, by facilitating highquality residential development that is compatible with adjacent land uses and incorporates design features that enhance neighborhood character and connectivity.

Based on the foregoing, the proposed subdivision is consistent with the Development Code, General Plan, and Municipal Code.

2. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will be of an adequate size to sustain their agricultural use
The project site is not subject to a contract pursuant to the California Land Conservation Act of 1965 as detailed in the analysis completed through the Mitigated Negative Declaration document. In addition, the projects title report did not have indication of a Williamson Act Contract.

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3. The site is physically suitable for the type and proposed density of development proposed by the tentative map.

The Project site is physically suitable for the proposed subdivision of 419 single-family residential lots. The proposed use is consistent with the Residential Low Density ( RL) zoning designation and the Low Density Residential ( LDR) General Plan land use designation, which permits residential development within the proposed density range.

The site is of sufficient size and configuration to accommodate the proposed subdivision, including residential lots, internal circulation, and open space areas. The Project represents a logical expansion of existing and planned residential development in the surrounding area, including neighborhoods to the north, east, and west.

The Project site has access to existing and planned infrastructure necessary to support the proposed development, including potable water, wastewater, natural gas, and electrical services, which are available within adjacent roadways. The site is also located in proximity to existing community amenities, including parks and schools, which support the residential character of the Project.

Based on the foregoing, the site is physically suitable for the type and density of development proposed.

4. The design of the subdivision and the proposed improvements, with conditions of approval, are either:
a. Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or
An Initial Study was prepared for the Project in accordance with the California Environmental Quality Act ( CEQA) to evaluate potential environmental impacts. The Initial Study determined that, with the incorporation of mitigation measures, the Project will not have a significant effect on the environment, including impacts to biological resources such as fish and wildlife and their habitat.

All mitigation measures identified in the Initial Study have been incorporated into the Project and will be implemented through the Mitigation Monitoring and Reporting Program. Accordingly, the design of the subdivision and proposed improvements is not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

5.1.b
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b. An environmental impact report under which a finding has been made pursuant to Public Resources Code Section 21081( a)(3) that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report.

The project’ s impacts were not significant enough to require the preparation of an environmental impact report. A Mitigated Negative Declaration was prepared for the Project to assess any significant environmental impacts, and it was determined that a Mitigated Negative Declaration is the appropriate level of environmental document. Therefore, findings pursuant to Public Resources Code Section 21081( a)(3) are not necessary.

5. The design of the subdivision of land and the type of improvements are not likely to cause serious public health problems.

The implementation of the proposed conditions will ensure that the Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City or the future residents of the development. As previously mentioned, a Mitigated Negative Declaration was prepared for the proposed subdivision, which analyzed items that can cause public health problems such as Air Quality, Hazardous Materials, and Utilities. It was determined through the environmental document that with incorporation of mitigation measures, the impacts to public health problems would be less than significant

6. That design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible.

The design of the subdivision will provide for future passive cooling opportunities with the implementation of building setbacks, lot coverage requirements, landscaping requirements, including required street trees, and open space areas. This can also include configuration to permit orientation of a structure to take advantage of shade and prevailing breezes. Furthermore, natural heating opportunities can be provided with orientation of a structure in an east- west alignment for southern exposure.

The proposed project is a subdivision and Planned Development Permit, subsequent development will be analyzed and conditioned through a Site Plan and Design Review. As part of the Site Plan and Design Review process, the Planning Department will ensure that natural heating and cooling opportunities are explored to the extent feasible and condition the project accordingly.

5.1.b
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7. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided.

Per the title report provided by the project applicant, the site consists of two easements for a right- of-way over a strip of land 30 feet wide located outside the property line on Cawston Avenue. The second easement is granted to Easter Municipal Water District for sewage transmission and collection facilities. This easement is located outside the property lines along Cawston Avenue. These two easements are shown in the Tentative Tract Map and will not conflict with the development of the proposed Project.

8. The subdivision is consistent with the City’ s parkland dedication requirements ( per the Quimby Act), as applicable, in accordance with Chapter 16.75 (Parkland Dedication and Fees).

The proposed subdivision is consistent with the City’ s parkland dedication requirements pursuant to Chapter 16.75 of the San Jacinto Municipal Code.

The Project provides approximately 3.26 acres of usable parkland within designated park lots, which contributes toward satisfying the City’s parkland dedication requirement.

Any remaining parkland obligation will be satisfied through the payment of in-lieu fees, in accordance with Chapter 16.75, as required by the Conditions of Approval.

Based on the foregoing, the Project complies with the City’ s parkland dedication requirements..

5.1.b
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PLANNED DEVELOPMENT PERMIT FINDINGS:

1. The Planned Development Permit will:
a. Be allowed within the subject base zone;
The Project includes a Change of Zone to the Residential Low Density ( RL) zone. The RL zone is intended to accommodate detached single-family residential development, along with accessory uses and other compatible uses, at a density range of 2.1 to 7.0 dwelling units per acre.

The Planned Development Permit is an allowed entitlement within the RL zone and is intended to provide flexibility from standard development requirements in order to achieve superior site design and community planning. Accordingly, the Planned Development Permit is permitted within the proposed base zone..
b. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any
applicable specific plan;
The Project site is proposed to be designated Low Density Residential ( LDR) under the General Plan, which permits detached single-family residential development at a density of 2.1 to 7.0 dwelling units per acre. The Project proposes a density of 5.53 dwelling units per acre, which is within the allowable range and consistent with the intended use of the LDR designation. The Project site is not located within a Specific Plan area.

The Project is consistent with the purpose and intent of the General Plan by facilitating a well-planned residential community that balances efficient land use with neighborhood compatibility and access to amenities. The Planned Development Permit allows for modifications to development standards that support a cohesive site design while maintaining consistency with the overall density and character envisioned by the General Plan.

The Project implements applicable General Plan goals and policies, including:

Land Use Policy LU-1.6, by incorporating an integrated
system of open space and recreational amenities, including multiple parks, paseos, and gathering areas that support community interaction and outdoor activity;
Land Use Policy LU-4.4, by promoting pedestrian- oriented design through internal walkways, paseo connections, and

5.1.b
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access to the Class I multi- use trail along Esplanade
Avenue; and
Land Use Policy LU-5.4, by providing well-designed, multifunctional open spaces, including neighborhood parks and a basin park, that serve a variety of recreational and
community needs.

Based on the foregoing, the Planned Development Permit is consistent with the purpose, intent, goals, policies, and land use designations of the General Plan.
c. Be generally in compliance with all of the applicable provisions of this Development Code relating to both on-site and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Chapter and the subject base zone, including prescribed development
standards and applicable design guidelines, except for those provisions modified in compliance with this Chapter.

The Project is compliant with the Provisions of the Development Code relating to on-site and off-site improvements. The Project’ s off-site improvements will include a Class 1 Multi-Use along Esplanade Avenue as required per the Trails Master Plan. Additionally, the Project will be conditioned to dedicate and provide improvement along Esplanade Avenue, Cawston Avenue, and Seventh Street.

On-site improvements will include 3.26-acres of open space amenities and connections to the proposed Class I Multi- Use Trail.

The proposed modified development standards for the Project will accommodate flexibility in site planning and property development, while still upholding the intentions and goals of the Development Code by creating a cohesive neighborhood community. Therefore, the Project is found to be compliant with all the applicable provisions of the development code relating to both on-site and off-site improvements.
d. Ensure compatibility of property uses within the zone and general neighborhood of the proposed development.

The Project will include single- family residential uses and complementary recreational and open space areas. The
combination of uses is generally considered compatible and will create a cohesive residential neighborhood. The development of the Class I Multi-Use Trail will continue the intent of creating an integrated trails network throughout the City and will serve as an amenity for residents nearby and within the development. The Project site is bound by residential uses.

5.1.b
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The surrounding land uses designations include: Specific Plan to the west, Low Density Residential to the north, Very Low Density Residential to the east, and City of Hemet to the south. Development surrounding the Project Site is planned to be of similar character, land use, and density. Therefore, the proposed Project is found to be compatible the zone and with the general neighborhood of the proposed development.

2. The proposed project will produce a comprehensive development of superior quality and excellence of design ( e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, significantly increased amounts of landscaping and improved open space, improved solutions to the design and placement of parking and loading facilities, incorporation of a program of highly enhanced amenities e.g., additional public art], LEED or other “ green” related standards, etc.) than might otherwise occur from more typical development applications;
The proposed Project includes 3.26-acres of common areas and recreational amenities. This includes play areas, turf / open space area, and picnic areas.

The Project additionally proposes to construct a Class I Multi- Use Trail along Esplanade Avenue. This trail will include a meandering six ( 6) foot sidewalk, landscaped parkway located on both sides of the walkway, and proposed channel. This trail will connect to the internal pedestrian paths.

The architectural styles proposed will reflect styles farm style inspired. The Project, with its architectural styles, supporting landscape palette, open spaces, and monumentation, offers a development with excellence of design. The architectural styles include Spanish, Prairie, and Farmhouse for the future 419 dwelling units, accompanied by nine ( 9) color schemes. The incorporation of multiple styles and color options is intended to enhance visual interest while maintaining a unified aesthetic throughout the subdivision. In addition, the PDP proposes five (5) distinct floor plans, each offering three ( 3) elevation types. The design of the residential lots and variation in architecture creates a diverse community and avoids a monotonous appearance.

3. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare;
The Project Site is currently and has historically been used for agricultural purposes. Due to this fact, the environmental analysis of the Project Site included a Phase I Environmental Safety Assessment ( Phase I ESA) to analyze any hazards that could result from development of the site. The Phase I ESA found that due to the historical use of this property for agricultural purposes dating back from atleast 1930’s, itis possible agricultural chemicals

5.1.b
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such as pesticides and fertilizers have likely been applied to crops grown on the Proposed Project Site. Through the adoption of the Mitigation and Monitoring Program within the Conditions of Approval for the Project, any hazards that could create a significant hazard to the public or the environment through the conversion of agricultural land to residential uses will be significantly reduced to create a safe, healthy environment.

Additionally, plans for the proposed residential development will be required to be submitted and approved through Site Plan and Design Review process.

Additionally, the Zoning, Fire, and Building Codes will ensure that that the development of the project will meet applicable safety standards. Therefore, it is found that with the incorporation of the above mentioned Mitigation Measures, Conditions of Approval, and the requirements of the Zoning, Fire, and Building Codes will ensure the protection of the public health, safety and welfare.

4. Proper on-site traffic circulation ( e.g., pedestrian and vehicular) and control is designed into the development to ensure protection for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards);
The proposed Planned Development Permit incorporates a comprehensive internal circulation system designed to accommodate both vehicular and pedestrian traffic while ensuring adequate access for emergency response and public safety services. The Project has been reviewed for compliance with applicable City standards and the requirements of the City Engineer, Riverside County Fire Department, and Sheriff’s Department.

The internal street network is designed to provide efficient circulation and connectivity throughout the Project site. Roadway widths, including minimum 24-foot fire access lanes where applicable, and turning radii have been designed to accommodate emergency vehicles, service vehicles, and passenger traffic. The interconnected street system enhances accessibility for fire suppression and law enforcement response.

Pedestrian circulation is supported through sidewalks, paseos, and connections to on-site parks and adjacent improvements, including the Class I multi-use trail along Esplanade Avenue. These features promote safe and convenient pedestrian movement throughout the community.

Based on the foregoing, the Project provides proper on-site traffic circulation and control for both vehicular and pedestrian movement and ensures protection for fire suppression and police services equal to or better than that which would be achieved through strict compliance with standard

5.1.b
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development requirements..

5. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development; The proposed Project Site is generally flat and is shaped to accommodate a proper lot layout. Section 17.620. 020 of the Development Code states that the minimum lot size for a Planned Development Permit is 2 acres. The proposed Project site greatly exceeds this requirement and is 73.06-net acres. The proposed Project will provide an efficient use of land that will meet the purpose and intent of the Low Density Residential ( LDR) General Plan land use designation by modifying the development standards to accommodate a 2-7 dwelling unit per acre development as required by the 2024 General Plan. Therefore, the subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.

6. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval of the proposed development will not result in a reduction of public services toproperties inthe vicinity tobe a detriment to public health, safety, and general welfare; Adequate public services and facilities exist, or will be provided, to serve the proposed development. The Project has been reviewed by applicable City departments and service providers, including Public Works, Public Utilities, Sheriff’ s Department, and Riverside County Fire Department, to ensure that the development can be adequately served.

Utility services, including potable water, wastewater, electricity, natural gas, telecommunications, and solid waste services, are available within the vicinity of the Project site or will be extended to serve the development.

Eastern Municipal Water District has indicated its willingness and ability to provide water and wastewater service to the Project.

The Project will be conditioned to ensure that all required infrastructure improvements are constructed and that service connections and applicable fees are provided prior to occupancy. Emergency access and response capabilities have been incorporated into the Project design and will be subject to review and approval by the appropriate agencies.

Based on the foregoing, adequate public services and facilities exist, or will be provided, to serve the Project, and the proposed development will not result in a reduction of service levels to surrounding properties.

5.1.b
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7. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed use; The proposed development will not have a substantial adverse effect on surrounding properties or their allowed uses. The Project is consistent with the General Plan and zoning designations of the surrounding area and represents a logical extension of existing and planned residential development.

The Project has been designed to be compatible with adjacent uses through site planning, building placement, and the incorporation of landscaping, open space, and internal circulation. The transition from the Project site to surrounding properties is appropriate for the area, whether adjacent lands remain in agricultural use or develop in accordance with the General Plan.

The Project is subject to Conditions of Approval and compliance with applicable Municipal Code requirements, including noise, lighting, and traffic standards, as well as the California Building Code and Fire Code.

These requirements are intended to prevent nuisances and ensure that the development does not create adverse impacts on surrounding properties.

Based on the foregoing, the proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed use.

8. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional private open space, private or separated entrances, etc;
The Project does not propose a mix of residential and commercial uses as the project does not include Commercial uses.

9. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection; and
This project will have the appropriate buffers such as exterior walls and perimeter landscaping to ensure that it will be compatible with any future land use whether it remains agricultural, develops with Residential, Commercial or a project that integrates both, in accordance with the General Plan.

5.1.b
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10. The applicant agrees in writing to comply with any and all of the conditions imposed by the review authority in the approval of the Planned Development Permit.

The Applicant has agreed with all of the conditions imposed by the review authority prior to the issuance of any permits or recordation of any documents.

5.1.b
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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page1
of
58 ApprovalDateTentative
Ef fectiveDateTentative
Ex pirationDateTentative
PROJECTLOCATIONWestsiteofCawstonAvenueexte
ndingbetweenSeventhStreetandEsplanadeAvenue
SanJacintoCAAPN432260009432260026432260027

APPLICANT
Ra monaDairyLLCRi chardMicheal
2451RamonaExpressway
SanJacintoCA92582

ACCEPTEDANDAGREEDTOBY
ApplicantsignatureDate
PROJECTDESCRIPTIONAGeneralPlanAmendmentfromVeryLowDensityResidential toLowDensityResidentialaChangeofZonefromRural
Re sidentialtoResidentialLowDensityapprovalofaPlann
edDevelopmentPermitandTentativeTractMap39076to
subdividethreeparcelsinto419singlefam
ilyresidentiallotsonapproximately7397grossacresincludingonsiteroadways parksadetentionbasinandlandscaping

5. 1c
PacketPg42
0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page2
of
58 Ge neralRequirementsInformation
A. Totheextentpermittedbylawtheapplicantlicenseeshallbyacceptingtheseconditionsagreetodefendwithlegal counselofCitysselectionindemnifyandholdharmlesst
heCityanditselectedandappointedofficialsagents
at torneysemployeesandofficersfromanyactionc
laimorproceedingbroughtbyanypartyotherthanthe
applicantlicenseeagainsttheCityoritselectedandappointedofficialsagentsemployeesandofficerstoattacksetasidevoidorannuladiscretionarylanduseapprovaloftheCitywhichactionisbroughtwithintheapplicablestatuteof limitationsTherequiredindemnificationshallincludeda ma gesawardedagainsttheCityifanycostsofsuit
at torneysfeesandothercostsandexpensesincurredinconnectionwiththeactionTheCityshalpromptlynotifytheapplicantlicenseeofanysuchclaimactionorproceedingandcooperatefullyinthedefense B. TheresidentialsubdivisionshallcomplywithallrequireddevelopmentstandardsoftheDevelopmentCodeandthe Pl annedDevelopmentPermitPDPWhenaconflictbetweentheDevelopmentCodeandthePDPexiststhePDPst andardswillsupersedet heDevelopmentCode
C. AnSB330PreliminaryApplicationwassubmittedforthisdevelopmentandbecameeffectiveonMarch312025the VestingDatewhichisthedatetheapplicantsubmitt
edacompleteapplicationpursuanttoGovernmentCode
Section659411
TheCity
wi llutilizethedevelopmentstandards
andfeesineffectonMarch312025
D. TheresidentialsubdivisionshallcomplywiththeSubdivisionMapActGovernmentCodeSection66410etseqand Ti tle16SubdivisionsoftheMunicipalCode
E. TheeffectivedateofTentativeTractMap39076isten10daysfollowingtheapprovaldateTheapprovalwilllapse ifafinalmaphasnotrecordedwithin
three3yearsfromthedateuponwhichtheapprovalwasgrantedUnlessa timeextensionisapprovedbytheCitys
applicablereviewauthorityapplications
fortimeextensionsmustbereceived
pr iortotheexpirationdateThefilingofafinalmapforphase1oftheTentativeTractMapshallextendthelifeoftheremainingportionoftheTentativeTractMapconsistentwi thGovernmentCodesection664526TheTentativeTract
Ma pmayberecordedinphasesinamannerconsistentwiththephasingmap

5. 1c
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0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page3
of
58 F. Thedeveloperapplicantorsuccessorininterestshallpayanyoutstandingplanningapplicationorprocessingfees wi thinten10daysofCitysrequestthereforeandpriorto
permitsbeingexercisedFailuretodosowilbegrounds
forCodeEnforcementactionsrevocationorfurtherlegalaction G. TheProjectshallfullyandcontinuallycomplywithallapplicableconditionsofapprovalStateFederalandlocallaws ineffectatthetimethepermitisapprovedandexercised
andwhichmaybecomeeffectiveandapplicablethereafter
FailuretodosowillbegroundsforCodeEnforcementactionsrevocationorfurtherlegalaction H. Thispermitshallrunwiththelandassociatedtotheprojectpermitandcontinuestobevaliduponchangeof ownershipAllapplicableconditionsofapprovalshallco
nt inuetoapplywithachangeinpropertyownership
I.

Al lplanssubmittedtotheCityshallbeinsubstantialconformancewiththeplansinthisapprovalasconditionedThisconditionappliestositeplansgradingplanslandscapeplan s, buildingplanselevationsandallotherillustrations
textorplanssubmittedtothe
Ci tyinconnectionwiththeProject
J. Theapprovedentitlementcannotbelegallyconductedonthesubjectpropertyuntilallapplicableconditionsof approvalhavebeenmettothesatisfactionofthePlanningDepartment K. Theapplicantshallbesubjecttoallapplicabledevelopme
nt feesSuchfeesmayincludebutnotbelimitedto
De velopmentImpactFeesParkFeesSchoolFeesTransp
or tationUniformMitigationFeesandMultipleSpecies
Ha bitatConservationPlanFees
L. SignsshalbepermittedinaccordancewithChapter17335
Si gnRegulationsoftheDevelopmentCodeineffecton
theVestingDateAnysignsincludingexteriormountedmonu
me ntandwindowsignsshalbesubjecttoseparate
reviewandassessmentAseparatesignapplicationincludingfeesandadditionalsetsofplanswillbenecessarypr iortosignpermitissuance M. TheCityshallhavetherighttoinspectthesiteandfacili
tiestoensurecompliancewiththeconditionsofapprovaland
torecoveritsactualcostsrelatedtosuchin
spectionsfromthepropertyownerortenant

5. 1c
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0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

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0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page5
of
58 o
Equipmentshallbemaintainedandoperatedsuchthatloadsaresecuredfromrattlingorbanging R. AcopyofallpagesoftheseConditionsshallbeincludedintheconstructiondrawingpackagesforgradingplansand buildingpermitsincludinglandscapingpermits
S. Duringtheentireactiveconstructionperiod
andtotheextentfeasibletheuseofnoise
pr oducingsignalsincluding
hornswhistlesalarmsandbellsshallbeforsafetywarn
ingpurposesonlyTheconstructionmanagershalluse
smartback
upalarmswhichautomaticallyadjustthealarmlevelbasedonthebackgroundnoiselevelorswitchoff back
upalarmsandreplacethemwithhumanspottersincompliancewithallsafetyrequirementsandlaws T. AgradingpermitshallbeobtainedfromtheCityofSan
Jacintopriortothecommencementofanygradingoutside
of theCitymaintainedRoadrightofway
U. TheProjectisrequiredtocomplywithSanJacintoDevelop
me ntCodeSection17300080whichrequiresallexterior
lightingtobeshieldedormodifiedandlocat
edsoastoeliminatespilloverillumi
nationorglarebeyondtheproperty
lineorupwardintothesky

5. 1c
PacketPg46
0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page6
of
58 EngineeringDepartmentGeneralRequirementsInformation
V. WithrespecttotheConditionsofApprovalfortheabovere
ferencedprojecttheCityofSanJacintorequiresthatthe
developerpropertyownerprovidesthefollowingstreetimprov
ementsandorroaddedicationsinaccordancewiththe
Ci tyofSanJacintoMunicipalCodeItisunderstoodthatthesiteplancorrectlyshowsallexistingandproposedeasementstraveledwaysrightsofwayanddrainagecou rseswithappropriateQsandtheiromissionmayrequire
thesiteplantoberesubmittedforfurt
herconsiderationTheseordinancesandthefollowingconditionsareessential partsandrequirementoccurringinONEisasbinding
asthoughoccurringinallTheyareintendedtobe
complimentaryandtodescribetheconditionsforacomp
letedesignoftheimprovementsUnlessotherwisenotedal
of fsiteimprovementsasconditionedshalbeinstalled
pr iortoissuanceofanyoccupancypermitsAllquestions
regardingthetruemeaningoftheconditionsshallbereferredtotheCityEngineersofficeIntheeventofaconflictbetweenanyconditionsstatedbelowthoseimposedbyPlanningDepartmentandothersandrequirementsidentifiedintheapprovedTrafficimpactAnalysisthemoststringentintheopinionoftheCityshallprevail W. Theprojectgradingshallbeinamannertoperpetuateexis
tingnaturalpatternsAnydeviationfromthisconcentration
or increaseinrunoffmusthaveapprovalofadjacentpr
opertyownersandCityEngineerThedeveloperproperty
ownershallaccepttheoffsiterunoffandconveytoacceptableoutlet X. Priortocommencementofanyconstructionorinstallation
of fencinginpublicrightofwayanencroachmentpermit
shallbeobtainedfromtheCityEngineersoffice
Y. ThedeveloperpropertyownershallsecureCitysa
ndappropriateagenciesclearancesandapprovalsofthe
improvementplans

5. 1c
PacketPg47
0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page7
of
58 Ti ming
Pr iortoRecordationoftheFinalMapPhase1
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5. 1c
Pa
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tPg48
Attachment:

Conditions
of
Approval (
0029))PROJ23- Farms (Chacon
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page8
of
58 Ti ming
Re sponsible
De partment
Pr iortoRecordationoftheFinalMapPhase1
Pr iorto
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Atotalof52feet52shallbededicatedforallinteriorstreets
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alfwidthrightofway

5.1c
Pa
c
ket
Pg49
Attachment:

Conditions
of
Approval (
Chacon
0029))PROJ23- Farms (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page9
of
58 Ti ming
Re sponsible
De partment
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Si g
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Si gnalPlansasappropriatex
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appr
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technicalReportforreferencex
Sew
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St o
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Hyd
rologyandHydraulicAnalysisx
Fin
alWQMPforreferenceincludingWDIDNo

5. 1c
Pa
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tPg50
Attachment:

NOTICEOFDRAINAGEFEES
bytheCityofSanJacintopursuanttoOrdinance13
66001etseqoftheGovernmentCodeandthatsaidOr dinance13
theproper
timeofissuanceoftheactualpermit
Pr
iorto
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cordationof
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im
provementsx
Onesuchmechanismisa
an
nexationmustbefinalizedinordertosatisfythiscondition

5. 1
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Pac
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Attachment:
of
Conditions 0029))PROJ23- Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
11 of
58 Ti ming
Pr iortoRecordationoftheFinalMapPhase1
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x
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EngineersEstimateandestablishedbytaxzone
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talof52feet52shallbe
dedicatedforallinteriorstreets
phas
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5. 1c
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tPg52
Attachment:

Conditions
of
Approval (
0029))PROJ23- Farms (Chacon
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
12 of
58 Ti ming
Re sponsible
De partment
Pr iortoRecordationoftheFinalMapPhase2
Pr iorto
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56footwidehalfwidthrightoftherequiredadditional17feet17ofrightofwaytoprovidefora73 Pr
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2 Engin
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Si gnalPlansasappropriatex
On si
teGradingandErosionCont
rolPlansPlansshallshowthe

5. 1c
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c
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Pg53
Attachment:

NOTICEOFDRAINAGEFEES
bytheCityofSanJacintopursuanttoOrdinance13
66001etseqoftheGovernmentCodeandthatsaidOr dinance13
theproper
timeofissuanceoftheactualpermit

5. 1c
Pa
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Attachment: 0029))PROJ23-Farms ( Chacon Approval (of Conditions Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
14 of
58 Ti ming
Pr iortoaSpecificDate
30 Gr ading
Mi tigationMeasureBIO1BurrowingOwlPreConstructionSurveys TheProjectApplicantshallretainaqualifiedBiologisttoconductapre constructionsurveyforburrowingowlontheProposedProjectSite dayspriortoconstructionMethodsfortheprebeconductedasaoneSurveyInstructionsfortheWest Co nservationPlanMSHCP2006Fol
andminimizationmthelocationoftheactiveburrow
wi threspecttoplannedactivities
beplacedonconstructionactivities
ar oundtheactiveburrowTheprotectivebuffershallbeflaggma ybeclosedfollowingCDFW beplacedaroundtheburrowTheprotectivebuffershallbeflaggedcle

5. 1c
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Attachment: 0029))PROJ23-Farms ( Chacon Approval (of Conditions Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
15 of
58 Ti ming
Pr iortoaSpecificDate
pr ovidedtotheProjectApplicanttheirdesigneeegConstruction SupervisorandtheCityTheProjectApplicantshallnotproceedwith constructionuntiltheavoidanceand
mi nimizationmeasureshavebeen
approvedbytheCityandallappropriateprotectionsareinplaceMi tigationMeasureBIO2NestingBirdSurveyTotheextentpossible vegetationremovalwillbeconductedduringthenon
nestingbirdsandraptorsIfconstructionactivitieswouldbeinitiatedthepeakbreedingseasonfornestingbirdsraptorsFebruary1 aprestructuresThenesting
pr econstructionburrowingowlsurveydescribedinMMBIO
impactareaconstructionactivitiescanproceed
nesttheBiologistwilldeterminefornestingbirdsand300to500feetfornestingraptorsNow

5. 1c
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Attachment: 0029))PROJ23-Farms ( Chacon Approval (of Conditions Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
16 of
58 Ti ming
Pr iortoaSpecificDate
ma psprovidedtotheProjectApplicanttheirdesigneeegConstruction SupervisorandtheCityConstructioncanproceedwithintheprotectivebufferwhenthequalifiedBiologist hasdeterminedthatthenestisno
longeractiveiefledglingshaveleftthenestorthenesthasfailed

5. 1c
PacketPg57
0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
17 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
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28AgradingpermitshallbeobtainedfromtheCityofSanJacintopriortothe commencementofanygradingoutsideoftheCity
of way
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29 Acopyofallpagesofthese
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a. R
eportoftestingperformed
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su
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CPFeePriortotheissuanceofagradingpermittheProject
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icantshallpaytheMSHCPmitigationfeeasdirectedbytheCityof SanJ
acintobasedonthemostcurrentrates

5.1c
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tPg58
Attachment:

Conditions
of
Approval (
0029))PROJ23- Farms (Chacon
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
18 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Pl anning
32 Mi tigationMeasureBIO4
MS HCPConstructionMinimization
Me asuresTheProjectApplicantandtheirdesigneeieConstruction Co ntractorsshallfollowrequired
MSHCPConstructionMinimization
Me asuresSection753oftheMSHCPApplicableconstruction
mi nimizationmeasuresarelistedbelowcontroldewateringordiversionstructures bereviewedandapprovedbytheCitypriortoconstruction
br eedingbirdsandmigratorynon
June30
timesoilsaredeterminedtobesuccessfullystabilized
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iorto
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suanceof
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adingPermit
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33 Mi tigationMeasureCUL1
Ar chaeologicalMonitorTheProject
pr
oponentshallretainaProjectArch
aeologistpriortotheinitiationof
gr
ounddisturbingactivitiestomonitorground
oc
curringwithinnativesedimentinsitumaterial

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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
19 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
or iginarediscoveredalactivitiesintheimmediatevicinityofthefind withina50
af filiatedwiththeareaTheProjectof NativeAmericanhumanremainsshallbeconsidere or iginandsubjecttospecialhandling
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ar tifactsshallbesubjectedtocurationorr
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5. 1c
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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
20 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuance
Permit
Mi tigationMeasureCUL2
Di scoveryofHumanRemainsAll
di scoveredhumanremainsshallbetr
eatedwithrespectanddignity
Ca liforniaStatelawCaliforniaHealthSafetyCodeSection70505and federallawandregulationsArchaeologic
al ResourcesProtectionAct16
Un itedS
43CFR10andPublicLandsInterior43CFR83651
definedprotocolifhumanremainsarediscoveredintheS100footESAboundarywilbeestablished Pl anningDivisionshallbeimmediatelynotified
permitteewithin24hoursofthediscoveryCounty
excavationordisturbanceofthepotential

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Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
21 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Pl anning
35 Mi tigationMeasureGEO1PaleontologicalTreatmentPlanIntheeventthatpotentialpaleontologicalreso ur cesarediscoveredduringground
di sturbingactivitiesworkwillstopinthatareaandwithin30feetofthe finduntilaqualifiedpaleontologistcanassessthesignific
constructionrelatedground
t lowpotentialtocontainfossilreso
ap
permanentretrievablestorageAreportoffi
completionofthemitigation

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Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
22 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Pl anning
36 Mi tigationMeasureTCR1
Pr iortogradingpermitissuancethe
developershallenterintoaTreatmentandDispositionAgreementTDA wi ththeSobobaBandofLuiseño
Indianstoaddresstreatmentand
di spositionofarchaeologicalor
Tr ibalCulturalResourcesandhuman
remainsasso
uncoveredorotherwisediscoveredduringgroundLuiseñoIndiansTheTDAwil Pr
iorto
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suanceof
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adingPermit
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37 IftheremainsaredeterminedtobeprehistorictheCoronerwilnotifythe Na
tiveAmericanHeritageCommission
wh ichwilldeterminetheidentity
of
andnotifyaMostLikelyDescendantMLDWiththepermissionofthe la
ndownerorhisherauthorizedrep
im
mediatel
re
asonablysuspectedtooverlieadjacentremainsanda100
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bobaBandofLuisenoIndiansandtheCityofSanJacintoPlann
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visionshallbeimmediatelynotified
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rmitteewithin24hoursofthediscovery

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Conditions 0029))PROJ23- Farms (Chacon Approval (
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Ge neralPlanAmendmentChangeofZonePlannedDevelopment
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St affRecommendedConditionsofApproval
Page
23 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
SafetyCodeandStateCEQAGuidelinesSection150645eNofurther excavationordisturbanceofthepotentialhumanremainsoranyarea reasonablysuspectedtooverlieadditionalremainsshaloccuruntila determinationhasbeenmadeanynotificationandWildlifeServiceThelisto in1916Mexicoin1936Japanin1972andRussiain1976Theli
anybirdsintheorderFalconunlawfultotakeanynon
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iorto
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suanceof
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adingPermit
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39 Acopyofallpagesofthese
Co nditionsshallbeincludedinthe
co
nstructiondrawingpackagesforgradingplans

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St affRecommendedConditionsofApproval
Page
24 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Pl anning
40TheproposedsitedesignBMPsselectedforthisprojecthavebeen approvedinconceptTheprojectshalsubmitaFinalAddendumWQMP includingplansanddetailsprovidingtheelevationsandslopesofthethreebi oretentionbasinsandotherdetailsforthe andapprovetheFinalWQMPdocumentplansanddetails
Pr iorto
Issuanceof
Gr adingPermit
Pl anning
41ThedevelopmentshallbesubjecttoallprovisionsofCityofSanJacinto Mu nicipalCodeChapterrevisionsorordinancespertainingthereto Pr
iorto
Is
suanceof
Gr
adingPermit
Pl anning
42 AFinalWaterQuality
Ma nagementPlanWQMPshallbesubmittedand
ap
provedincludingaprojectdescriptionandidentifyingBest
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nagementPracticesBMPsthatwillbeusedon
po
llutantsintothestormdrainsystemtothemaximumextent
st
ructuralmeasuresconsistentwiththeCitysadoptedrequirements

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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
25 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Pl anning
43Thedeveloperapplicantorsuccessorininterestshallpreparea St ormwaterPolutionPreventionPl
anSWPPPandobtainaNoticeof
IntentNOItocomplywithobtainingcoverageundertheNationalPollutantDischargeEliminationSystemNPDESGeneralCo coverageundertheNationalPollutantDischar
Ge neralConstructionPermitTheapplicantdevelopershallprov idedocumentationtotheCityfor
review
Pr
iorto
Is
suanceof
Gr
adingPermit
Pl anning
44 Thecontractorshallprovidealetter
thatagreeingtofollowtheCitys
Ge
neralPlanandNoiseOrdinanceInadditionthelettershallindicate th
econtractorshallimplementthefollowingbestpracticesduringthe co
nstructionphaseofthedevelopment
a.
pr
ohibitconstructiononSundaysandholidays
b.
te
lephonenumbersoftheCitysand
co
rrectiveactionandreporttotheCity

5. 1
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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
26 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
c. Duringtheentireactiveconstr
uctionperiodequipmentandtrucks
usedfortheprojectconstructionshalutilizethebestavailablenoisecontroltechniquesegimprovedmufflersuseofintakesilencers ductsengineenclosuresandacousticallyatt
shroudswhereverfeasible
d.
shallbeincorporatedtotheextentfeasible
e.
ar easAvoidsoilhaulingthroughresidentialareas
f.Signsshalbepostedatthejobsiteentranceswithintheon
si te
constructionzonesandalongqueueinglanesifanytoreinforcethe pr ohibitionofunnecessaryengineidlin
g. Allotherequipmentshallbe
turnedoffifnotinuseformorethan5minutes
g.
theuseofnoise
pr oducingsignalsincludinghornswhistlesalarms
andbellsshallbeforsafetywarningpurposesonlyTheconstruction ma nagershallusesmartback
upalarmswhichautomaticallyadjust
thealarmlevelbasedonthebackgro
undnoiselevelorswitchoffback
upalarmsandreplacethemwithhumanspottersincompliancewith al lsafetyrequirementsandlaws
h.
requiredforemergencyresponsebythecontractor
i.

5. 1c
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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
27 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
fieldinspectionsbyapplicantperson
nelduringconstructionactivities
j.Equipmentnotinuseforfiveminutesshallbeshutoffk.
securedfromrattlingorbanging
l.
nounnecessaryrevvingofequipment
Theapplicantdevelopershallprovidealetterfromthecontractor agreeingtoimplementthiscondition
Pr iorto
Issuanceof
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Building
Safety
satisfactionoftheBuil
di ngSafetyDivision
a. Thesiteshallbewateredonanon
constructionandgrading
b.
travel
c.
thestreet

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St affRecommendedConditionsofApproval
Page
28 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Building
Safety
duringperiodsofheavy
er osionofstoredbackfillmaterialme asuressuchastheuseofstrawbalesorsandbagsshallbe captureandholderodedmaterialonthe
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iorto
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suanceof
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fety
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tivities

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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
29 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Building
Safety
a.
st oppedappropriateregulatoryagencieswillbenotifiedactionswillbeimplementedtolimitthevolumeandarea b.
releasedmaterialarebelowtheregulatoryre
of theevent
theaboveactionsshalbedocumentedand
nohazardtohumansofthecontaminatedarea
Pr
iorto
Is
suanceof
Gr
adingPermit
En gineering
49 Thedeveloperpropertyownershallhaveapprovedgradingand im
provementplansexecutedgradingagreementasdirectedbytheCity En
gineerandpostedsecurities

5. 1
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ketPg70
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Conditions 0029))PROJ23- Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
30 of
58 Ti ming
Pr iortoIssuanceofGradingPermit
Pr iorto
Issuanceof
Gr adingPermit
Engineering
50Thedeveloperpropertyownershallsubmitthefollowingplansandreports totheCityEngineerforreviewandapproval
a. OnsiteGradingandErosionControlPlans
approvedWDIDNo
b. GeotechnicalReportforreference
c. StormDrainImprovementPlans
d. HydrologyandHydraulicAnalysise. FinalWQMPforreferenceincludingWDIDNo f.TrafficSignalPlan
ThedesignshallcomplywithRCFCDand
adjacentdevelopments

5. 1c
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Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
31 of
58 Ti ming
Re sponsible
De partment
Pr iortoIssuanceofBuildingPermitPhase1
Pr iorto
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Building
Permitsof
Phase1
Pl anning
201PermittoConstructandRule203theproperpermitsfromSCAQMD we reobtained
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suanceof
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rmitsof
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ase1
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anning
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annedDevelopmentPermitandTentativeTractMap
co
nnectionwiththeproject
Pr
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mitsof
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throughthisentitlementasdeterminedbyCityPlanning

5.1c
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5. 1
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of
Conditions 0029))PROJ23- Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
33 of
58 Pr iorto
Issuanceof
Building
Permitsof
Phase1
Pl anning
Mi tigationMeasureHAZ2
Me thaneTestingPriortotheissuanceof
buildingpermitsmethanetestingshallbeconductedbyalicensedengineergeologistorregisteredenvironmentalassessorandasnecessaryshallincludemeasurestoreduceconcentrationsofmethanetoanacceptablelevel Pr
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suanceof
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ilding
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rmitsof
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ase1
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intenancerequirementsassociatedwiththeWQMP
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rsuanttoSectionXIIIofthe2010NPDESPermitW
QMPCityWQMPInspector
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ringconstruction
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i
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mitsof
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se1
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onformancewithChapter17325
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igationandSection17325060
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ignGuidelinesforreviewandapprovalbytheCity
Arc
hitectPlansshould
dat
eofpermitissuanceTheLandscapeandIrrigationSubmittal
sha
llinclude
a. A
completedapplicationpacketprovidedbytheCity

5.1 c
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Attachment:

Conditions
of
0029))PROJ23-Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
34 of
58 andETWUNotetheETorateforSanJacintois568perStateguidelines c. Thesoilsmanagementreport
d. Thelandscapedesignplane. Theirrigationdesignplanf.Thegradingplan Pr iorto
Issuanceof
Building
Permitsof
Phase1
Pl anning
a. Thedeveloperwillworkwith
removeexistingwallsfencingdoublewallsarenotpermitted
b. Thedeveloperwillshowontheplanshow
colormaterialpilastersizeandcaps
Pr
iorto
Is
suanceof
Bu
ilding
Pe
rmitsof
Ph
ase1
Bu
ilding
re
quirementthatallmaterialsthatcanberecycledshall
re
cycledThisincludesbutisnot
limitedtowoodmetalsconcrete
ba
seandasphaltThedevelopershallsubmitarecyclingplantothe
fo
rreviewandapprovalpriortothestart
ac
tivitiestoaccomplishthisobjective
Pr
i
orto
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uanceof
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lding
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mitsof
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se1
Ri v
ersideCounty
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eDepartment
62R
esidentialFireSprinklersResidentialfiresprinklersarerequiredinall one
andtwo
bea
pprovedpriortoinstallationReference

5. 1c
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Conditions
of
0029))PROJ23-Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
35 of
58 Pr iorto
Issuanceof
Building
Permitsof
Phase1
Ri versideCounty
Fi reDepartment
63PhasedConstructionAccessandWaterSupplyIfconstructionisphased anapprovedphasingplanshallbeapprovedbytheFireDepartmentEachphaseshalprovideapprovedaccessandwatersupplyforfirepr otectionpriortoanyconstructionReferenceCFCasamended Pr
iorto
Is
suanceof
Bu
ilding
Pe
rmitsof
Ph
ase1
Ri
versideCounty
Fi
reDepartment
64 Fi reandLifeSafetyRequirements
wi
llbeaddressed
an
damendedatthetimeofconstructionplansubmittal
Pr
i
orto
Iss
uanceof
Bui
lding
Per
mitsof
Pha
se1
Ri v
ersideCounty
Fir
eDepartment
65F
ireProtectionWaterSuppliesFireFlowMinimumfireflowforthe con
structionofallbuildingsisrequ
iredperCFCAppendixBPriorto
bui
ldingpermitissuancefornewconstr
uctiontheapplicantshallprovide
doc
umentationtotheFireDepartmenttoshowthereexistsawater
sys
temcapableofdeliveringtherequire
507
3asamended
Wi l
lServeLettersfromtheresponsiblewaterpurveyor

5. 1
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Attachment:

Conditions
of
0029))PROJ23-Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
36 of
58 Pr iorto
Issuanceof
Building
Permitsof
Phase1
Ri versideCounty
Fi reDepartment
66FireProtectionWaterSuppliesHydr
antsTheminimumnumberoffire
hydrants
requiredaswellasthelocationandspacingoffirehydrants
shalcomplywiththe
CFCAppendixCFirehydrantsshallbelocatedno
mo rethan600feetfromall
portionsoftheexteriorofthebuildingalong
anapprovedroutefromafireapparatus
accessroadWherenewwater
ma insareextendedalongstreetsandhydrantsarenotneededforpr otectionofstructuresstandard firehydrantsshallbeprovidedas
spacingnottoexceed1000feetalongstreetsfortransportationhazards Thesizeandnumberofoutletsrequiredfortheapprovedfirehydrantsare 4” x2Finalfirehydrantlocationsshallbedeterminedduringthefire wa terplanreviewReferenceCFCasamended
Pr
iorto
Is
suanceof
Bu
ilding
Pe
rmitsof
Ph
ase1
Ri
versideCounty
Fi
reDepartment
67 TractWaterPlansIffirehydrantsarerequiredtobeinstalled ap
plicantdeveloper
Fi
reDepartmentforreviewand
Pl
ansshallbesignedbyaregisteredcivil
CF
Casamended
Pr
i
orto
Iss
uanceof
Bui
lding
Per
mitsof
Pha
se1
Ri v
ersideCounty
Fir
eDepartment
68F
ireDepartmentAccessFireapparatusaccessroadsshallbeprovided wi t
hin300
app
rovedbytheFire
anu
nobstructedwidthofnolessthan24feetDead
acc
essroadsexceeding150feetshallprovide
The
minimumrequiredturningradiusofafireapparatus
fir
eappar
750
00lbs

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5. 1c
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PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
38 of
58 Pr iorto
Issuanceof
Building
Permitsof
Phase1
Ri versideCounty
Fi reDepartment
70SecondaryAccessAdditionalfireapparatusaccessroadsbasedonthe potential
forimpairmentbyvehiclecongestionconditionofterrain
cl imaticconditions
anticipatedmagnitudeofapotentialincidentorother
factorsthatcouldlimitaccess
shallberequiredbytheFireDepartment
Secondaryaccessfireapparatusaccess
roadsshallprovideindependent
egressaccessfortheareaasapprovedbytheFire
De partment
Secondaryaccessfireapparatusaccessroadsshallbeasremoteaspr acticalfromthe pr imaryfireapparatusaccessroadtoreducethe
possibilitythatboth
routeswillbeobstructedbyasingleemergency
Additionalfireapparatusaccess
roadsbasedonthepotentialfor
impairmentbyvehiclecongestionconditionofterrain
cl imaticconditions
anticipatedmagnitudeofapotentialincidentorotherfactorsthat could
limitaccessmayberequiredbytheFireDepartmentReferenceCFCasamendedandRiversideCountyFireDepartmentPoliciesandStandards Pr
iorto
Is
suanceof
Bu
ilding
Pe
rmitsof
Ph
ase1
Ri
versideCounty
Fi
reDepartment
71 TrafficCalmingDevicesRequestsforinstallationoftrafficcalming de
signsdevices
ap
provedbytheOfficeofthe
th
e
CivilEngineerin
compliancewiththe

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Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
39 of
58 Ti ming
Re sponsible
De partment
Pr iortoAcceptanceofPublicImprovementsPhase1and2
Me t
Pr iorto
Ac ceptanceof
Public
PRIORtolevycollection
a.
thefirstinstallmentispaidtotheCitytheDeveloperwilleither i.Payanadvancementoffundsforthemonths
annexationOR
ii
enoughfundstosustainmaintenanceor
installmentisreceivedwhicheverisfirst
Pr
iorto
Ac
ceptanceof
Pu
blic
Im
provements
Sp
ecialDistricts
74 UponacceptanceandCitytakeoverdeveloperwillensurethata mi
nimumofoneyearwarrantyisinplaceforlandscapeirrigation
ma
intenanceoftheimprovementstakenover
Pr
i
orto
Ac c
eptanceof
Pub
lic
Imp
rovements
Spe
cialDistricts
75P
arksandassociatedfacilitiesshallbeinspectedbyaCertifiedAccess Spe
cialisthroughtheDivisionoftheStateArchitect
wi t
happlicablestateandfederalconstruction
st a
ndardsAcopyofthedisabilityaccessinspectioncertificateand CAS
pinspectionreportshallbeprovidedtothe
par
kbytheCity

5.1 c
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5. 1
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of
Conditions 0029))PROJ23- Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
41 of
58 Ti ming
Re sponsible
De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase1
Me t
Pr iortothe
Issuanceofa
Ce rtificateof
Oc cupancyof
Phase1
Pl anning
theVestingDate
inspectionatthetimeofpermitissuanceforeachhome
of therefundshallnotexceedtheactualcostoftheparklandathefeesinitiallypaidNocrosscategorycredit Pr
iortothe
Is
suanceofa
Ce
rtificateof
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cupancyof
Ph
ase1
Th
eCityhasadopted
pa
ymentofthesefeesprior
Pri
ortothe
Iss
uanceofa
Ce r
tificateof
Oc c
upancyof
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se1
Bui
ldingSafety
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pecificaddressesforeachbuildingshallbeprovidedtomakesuch num
berplainlyvisiblefromthepublic
streetavenuecourtoralleyupon
wh i
chpropertyfrontsandshallbecontrastingcolorandbackground Pr io
rtothe
Issu
anceofa
Ce rt
ificateof
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neering
81Th
efollowingitemsneedtobeapproved
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provedWDIDNo
b. Ge
otechnicalReportforreference

5. 1c
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Conditions
of
Approval (
0029))PROJ23- Farms (Chacon
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
42 of
58 Ti ming
Re sponsible
De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase1
Me t
d. HydrologyandHydraulicAnalysise. FinalWQMPforreferenceincludingWDIDNo ThedesignshalcomplywithRCFCD
developments
Phase1
andPG64footparkwayconsistingoflandscapinga6Ca ltransstandards A24
parkingshallberestrictedtoonesideofthestreet
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Page
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Pr iortotheIssuanceofaCertificateofOccupancyPhase1
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Pr iortotheIssuanceofaCertificateofOccupancyPhase1
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Ca wstonAvenueshalbeimprovedtoprovidefora50rightofwayasphaltpavingusingaTIof90andPG70108 Ci tyofSanJacintoTrailsMasterPlanandan18footwideparkway consistingoflandscapinga6foot
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5. 1c
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5. 1
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Attachment:

Conditions
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0029))PROJ23-Farms (Chacon Approval (
Ge neralNotesRequirementsandConditionsofApproval
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St affRecommendedConditionsofApproval
Page
46 of
58 Ti ming
Re sponsible
De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase1
Me t
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Phase1
EMWDwaterserviceareaWaterandsewedesignedandinstalledperEMWDStandards Pr
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ideforutilitytrenchsurfacerepair
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Conditions
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Approval (
Chacon
0029))PROJ23- Farms (
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
47 of
58 Ti ming
Re sponsible
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Pr iortotheIssuanceofaCertificateofOccupancyPhase1
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48 of
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Pr iortoIssuanceofBuildingPermitsPhase2
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Ar chitecturalelevationsincolorofallsides
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5. 1c
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0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
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PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
50 of
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Re sponsible
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Pr iortoIssuanceofBuildingPermitsPhase2
Pr iorto
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landscapearchitectinconformancewithChapter17325reviewandapprovalbytheCityLandscapeArchitectPlansshould issuanceTheLandscapeandIrrigationSubmittalPackage
include
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Page
51 of
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Pr iortoIssuanceofBuildingPermitsPhase2
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Page
52 of
58 Ti ming
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De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase2
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ma intenance
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toSection17325090LandscapeandIrrigation
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PursuanttoSection17325150MaintenanceofsystemsshallbecontinuallymaintainedMaintenance consistofregular

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Page
53 of
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Pr iortotheIssuanceofaCertificateofOccupancyPhase2
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TheCityhas
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5. 1c
PacketPg94
0029))PROJ23- Farms (Chacon Approval (of Conditions Attachment:

Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
PermitandTentativeTractMap39076
St affRecommendedConditionsofApproval
Page
54 of
58 Ti ming
Re sponsible
De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase2
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Pr iortothe
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Co nstructallinteriorstreetswithinPhase2
usingTIof55andPG64
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SandersonAvenuewithtwomorelanesandasidewalkStreetshallcoordinatewiththeCityontheinstallationofimprovements

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Page
55 of
58 Ti ming
Re sponsible
De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase2
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Oc cupancyof
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Engineering
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accordancewiththerequirementsoftheappropriateutilitypurveyor ThisdevelopmentiswithintheCityofSanJacintosewerservicearea andtheEMWDwaterserviceareaWaterandsewe
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Conditions
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Approval (
0029))PROJ23- Farms (Chacon
Ge neralNotesRequirementsandConditionsofApproval
Ge neralPlanAmendmentChangeofZonePlannedDevelopment
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St affRecommendedConditionsofApproval
Page
56 of
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De partment
Pr iortotheIssuanceofaCertificateofOccupancyPhase2
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a. approvedWDIDNob. GeotechnicalReportforreference
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shieldedormodifiedandlocatedsoastoeliminate
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cl earingwillbeavoidedduringspeciesactivebreedingseasondefinedasMarch1toJune30

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TYPICALSTREETSECTION
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Chacon Farms Project
Tentative Tract Map No. 39076

DRAFT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION
Case No. PROJ23-0029
Prepared For:

City of San Jacinto
Planning and Building Division
595 South San Jacinto Avenue
San Jacinto, California 92583
Prepared By :
11801 Pierce Street, Ste. 200
Riverside, CA 92505
KŽ 2025

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Table of Contents

1. Purpose and Scope ......................................................................................................................... 1

1.1 Content and Format of the Initial Study ....................................................................................... 2

1.2 Initial Study Summary of Findings ................................................................................................ 2

1.3 Documents Incorporated by Reference ....................................................................................... 3

1.4 Contact Person ............................................................................................................................. 3

2. Summary and Environmental Determination .................................................................................. 1

2.1 Project Summary .......................................................................................................................... 1

2.2 Environmental Analysis and Determination ................................................................................. 3

3. Project Description ......................................................................................................................... 6

3.1 Project Setting .............................................................................................................................. 6

3.2 Project Characteristics .................................................................................................................. 7

3.3 Project Characteristics - Operations ........................................................................................... 11

3.4 Project Approvals ........................................................................................................................ 11

4. Environmental Impacts ................................................................................................................. 17

4.1 Aesthetics ................................................................................................................................... 17

4.2 Agriculture and Forestry Resources ........................................................................................... 20

4.3 Air Quality ................................................................................................................................... 23

4.4 Biological Resources ................................................................................................................... 41

4.5 Cultural Resources ...................................................................................................................... 50

4.6 Energy ......................................................................................................................................... 56

4.7 Geology and Soils ........................................................................................................................ 63

4.8 Greenhouse Gas Emissions ......................................................................................................... 68

4.9 Hazards and Hazardous Materials .............................................................................................. 83

4.10 Hydrology and Water Quality ..................................................................................................... 88

4.11 Land Use and Planning................................................................................................................ 94

4.12 Mineral Resources .................................................................................................................... 106

4.13 Noise ......................................................................................................................................... 107

4.14 Population and Housing ........................................................................................................... 124

4.15 Public Services .......................................................................................................................... 126

4.16 Recreation ................................................................................................................................. 129

4.17 Transportation .......................................................................................................................... 131

4.18 Tribal Cultural Resources .......................................................................................................... 138

4.19 Utilities and Service Systems .................................................................................................... 141

4.20 Wildfire ..................................................................................................................................... 146

4.21 Mandatory Findings of Significance .......................................................................................... 148

5. List of Preparers ......................................................................................................................... 150

6. References ................................................................................................................................. 151

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List of Tables
Table 1: Surrounding Land Use ........................................................................................................................ 2 Table 2: Project Construction Phasing Summary ........................................................................................... 10 Table 3: Ambient Air Quality Standards ......................................................................................................... 23 Table 4: Local Air Quality Levels from the Banning Monitoring Stations ...................................................... 28 Table 5: South Coast Air Basin Attainment Status ......................................................................................... 29 Table 6: Regional Significance – Construction Emissions ( pounds/ day) ........................................................ 33 Table 7: Construction Equipment Assumptions............................................................................................. 34 Table 8: Localized Significance – Construction .............................................................................................. 35 Table 9: Regional Significance – Unmitigated Operational Emissions ........................................................... 36 Table 10: Localized Significance – Unmitigated Operational Emissions ........................................................ 37 Table 11: Prior Cultural Studies Within ½-mile of the Project Site ................................................................ 50 Table 12: Previously Recorded Cultural Resources Within ½ Mile of the Project Site .................................. 52 Table 13: Project Construction Power Cost and Electricity Usage ................................................................. 58 Table 14: Construction Equipment Fuel Consumption Estimates ................................................................. 58 Table 15: Construction Worker Fuel Consumption Estimates ....................................................................... 59 Table 16: Construction Vendor Fuel Consumption Estimates ( MHD Trucks) ................................................ 60 Table 17: Construction Hauling Fuel Consumption Estimates ( HHD Trucks) ................................................. 60 Table 18: Estimated Vehicle Operations Fuel Consumption ......................................................................... 61 Table 19: Project Unmitigated Annual Operational Energy Demand Summary ............................................ 61 Table 20: GHG Descriptions ........................................................................................................................... 68 Table 21: Construction Greenhouse Gas Emissions....................................................................................... 77 Table 22: Opening Year Unmitigated Project- Related Greenhouse Gas Emissions ...................................... 78 Table 23: Applicable WRCPG Subregional CAP Local Reduction Measure Project Comparison ................... 79 Table 24: Project Consistency with CARB Scoping Plan Policies and Measures ............................................ 80 Table 25: General Plan Policy Consistency Analysis....................................................................................... 95 Table 26: Noise Levels for Common Events ................................................................................................. 107 Table 27: City of San Jacinto Guidelines for Noise Compatible Land Use Compatibility for Community Noise Exposure ( dBA, CNEL) .................................................................................... 115 Table 28: Long-Term Noise Measurement Data .......................................................................................... 117 Table 29: Construction Noise Levels at Noise-Sensitive Uses ...................................................................... 118 Table 30: Off-Site Change in Existing Noise Levels as a Result of the Project ............................................. 120 Table 31: On-Site Existing Plus Project Exterior Noise Levels ...................................................................... 120 Table 32: Guideline Vibration Damage Potential Threshold Criteria........................................................... 121 Table 33: Vibration Levels for Construction Equipment .............................................................................. 122 Table 34: Proposed Student Generation ..................................................................................................... 127 Table 35: Parks Located Within One Mile of the Project Site ...................................................................... 129 Table 36: Fair Share Percentage Calculations for Required Traffic Signals ................................................. 136 List of Figures
Figure 1 – Regional Vicinity ............................................................................................................................ 12 Figure 2 – Site Location, Aerial View .............................................................................................................. 13 Figure 3 – Site Location, USGS ....................................................................................................................... 14 Figure 4 – Site Plan Schematic, TTM 39076 ................................................................................................... 15 Figure 5 – Concept Landscaping Plan............................................................................................................. 16

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List of Appendices
Appendix A-1 Air Quality, Greenhouse Gas, and Energy Impact Study, MD Acoustics, April 28, 2025 Appendix A-2 Chacon Farms, Health Risk Assessment, City of San Jacinto, MD Acoustics, April 28, 2025 Appendix B-1 Habitat Assessment for Chacon Farms Property, Psomas, March 5, 2024 Appendix B-2 Tree Inventory Report for the Chacon Farms Property, City of San Jacinto, California, Psomas, April 28, 2023
Appendix C Phase I Archaeological and Paleontological Resources Inventory, Psomas, October 2023 Appendix D-1 Preliminary Geotechnical Investigation, SWC of 7th Street and Cawston Ave, San Jacinto, California, Geocon West, Inc, November 4, 2022
Appendix D-2 Updated Preliminary Geotechnical Investigation ( Geotechnical Evaluation) Geocon West Inc., January 2, 2024
Appendix E Phase I Environmental Site Assessment ( Phase I ESA), Partner Engineering and Science Inc., September 30, 2024.

Appendix F-1 Preliminary Hydrology Study for Tentative Tract 39076, Blaine A Womer Civil Engineering, October 27, 2024 ( Revised July 14, 2025).

Appendix F-2 Project Specific Water Quality Management Plan, Blaine Womer Civil Engineering, October 27, 2024, Revised July 14, 2025.

Appendix G Chacon Farms, Noise Impact Study, MD Acoustics, October 3, 2024 Appendix H Chacon Farms Trip Generation Analysis, City of San Jacinto, TJW Engineering, September 17, 2024, with Chacon Farms Draft Transportation Impact Study, Psomas, March 2024.

Appendix I Planned Development Permit, Chacon Farms, Tentative Tract Map No. 39076, Taylor & Clark Consulting, LLC, November 4, 2024
List of Acronymns
Acronym Definition
AB 32 Assembly Bill 32
AB 52 Assembly Bill 52
ADA Americans with Disabilities Act
AFY Acre Feet Per Year
AQMP Air Quality Management Plan
APE Area of Potential Effect
APN Assessor Parcel Number
APZ Accident Potential Zone
BMPs Best Management Practices
CARB California Air Resources Board
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
City City of San Jacinto
CNPS California Native Plant Society
CNEL Community Noise Equivalent Level
CO Carbon Monoxide
CRHR California Register of Historic Places
dBA A-Weighted Decibels
DIF Development Impact Fees
DPM Diesel Particulate Matter
EPA Environmental Protection Agency
ESA Endangered Species Act
FAR Floor Area Ratio

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FEMA Federal Emergency Management Agency
FMMP Farmland Mapping Management Program
GHG Greenhouse Gas
GSP Groundwater Sustainability Plan
gpd/ acre Gallons per Day per Acre
HAER Historic American Engineering Record
HCP Habitat Conservation Plan
ITE Institute of Transportation Engineers
LID Low Impact Design
LOS Level of Service
LST Localized Significance Threshold
MDAQMD Mojave Desert Air Quality Management District
mgd Millions of Gallons per Day
MLD Most Likely Descendent
MMRP Mitigation Monitoring and Reporting Program
MRZ Mineral Resources Zone
MS4 Municipal Separate Storm Water Sewer System
MTCO2e Metric Tons Carbon Dioxide Equivalent
NAHC Native American Heritage Commission
NCCP Natural Communities Conservation Plan
ND Negative Declaration
NO2 Nitrogen Dioxide
NOx Nitrogen Oxides
NPDES National Pollutant Discharge Elimination System
PCE Passenger Car-Equivalent
PM-2.5 Particulate Matter Less Than 2.5 Microns in Diameter PM-10 Particulate Matter Less Than 10 Microns in Diameter PRIMMP Paleontological Resource Impact Mitigation Monitoring Program RWQCB Regional Water Quality Control Board
SGMA Sustainability Groundwater Management Act
SF Square Feet
SCAG Southern California Association of Governments
SRA State Responsibility Area
SSC Species of Special Concern
SWPPP Stormwater Pollution Prevention Plan
SWRCB State Water Resources Control Board
TIA Traffic Impact Analysis
TUMF Transportation Uniform Mitigation Fee

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1. Purpose and Scope
Richard Michael (Applicant) is proposing the Chacon Farms Project (Tentative Tract Map 39076) to subdivide

75.7 gross acres into 419 single family residential lots, four open space lots, and new roadways ( Proposed Project). The Proposed Project Site is currently comprised of agricultural lands and is bounded by W. Seventh Street on the north, W. Esplanade Avenue on the south, Cawston Avenue North on the east, and a planned development on the west. The Proposed Project Site is identified as Assessor Parcel Numbers ( APNs) 432- 260-009, -026, and -027.

The Proposed Project is subject to approval of the following entitlements:
x Per San Jacinto Development Code (“ SJDC”) Section 17.720.020, a General Plan Amendment to revise the land use designation from VLDR ( Very Low Density Residential) to LDR ( Low Density Residential) for the Proposed Project Site located at 710 Cawston Avenue North ( APNs 432-260- 009, 432-260- 026, and 432- 260-027);
x Per SJDC Section 17.720.020, a Zoning Map Amendment ( Zone Change) from the RR Zone ( Rural Residential) to the LDR Zone ( Residential – Low Density) for the Proposed Project Site; x Per SJDC Section 17.620, a Planned Development Permit (PDP); x Per SJDC Section 17.630.040 approval of Site Plan and Design Review; x Per San Jacinto Municipal Code (“ SJMC”) Section 16.25 a Tentative Tract Map ( TTM 39076) for the subdivision of the Proposed Project Site into 419 residential lots (for the development of 419 single family homes) and 4 lettered lots.

The Proposed Project is a project under the California Environmental Quality Act ( Public Resources Code Section 21000 et seq.: “ CEQA”). The primary purpose of CEQA is to inform the public and decision makers as to the potential impacts of a project and to allow an opportunity for public input to ensure informed decisionmaking. CEQA requires all state and local government agencies to consider the environmental effects of projects over which they have discretionary authority. CEQA also requires each public agency to mitigate or avoid any significant environmental impacts resulting from the implementation of projects subject to CEQA.

Pursuant to Section 15367 of the CEQA Guidelines, the City of San Jacinto ( City) is the lead agency for the Proposed Project. The lead agency is the public agency that has the principal responsibility for conducting or approving a project. The City, as the lead agency for the Proposed Project, is responsible for preparing environmental documentation in accordance with CEQA to determine if approval of the discretionary actions requested and subsequent development of the Proposed Project would have a significant impact on the environment.

In accordance with the California Environmental Quality Act (CEQA) ( Public Resources Code Section 21000- 21178. 1), this Initial Study has been prepared to analyze the Proposed Project to determine any potential significant impacts upon the environment that would result from construction and implementation of the Proposed Project. In accordance with California Code of Regulations, Section 15063, this Initial Study is a preliminary analysis prepared by the Lead Agency in consultation with other jurisdictional agencies, to determine whether a Negative Declaration, Mitigated Negative Declaration, or an Environmental Impact Report is required for the Proposed Project. The purpose of this Initial Study is to inform the decision- makers, affected agencies, and the public of potential environmental impacts associated with the implementation of the Proposed Project.

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A Lead Agency may prepare a Mitigated Negative Declaration for a project that is subject to CEQA when an Initial Study has identified potentially significant effects on the environment, but (1) revisions in the project plans or proposals made by, or agreed to by, the Applicant before the proposed Negative Declaration and Initial Study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment ( Public Resources Code Section 21064. 5).

This Initial Study has been prepared for the Proposed Project, in conformance with Section 15070( b) of the CEQA Guidelines. This Initial Study analyzes potentially significant impacts associated with the Proposed Project and incorporates mitigation measures into the Proposed Project as necessary to eliminate the potentially significant effects of the Proposed Project or to reduce the effects to a level of less than significant.

1.1 Content and Format of the Initial Study
The Initial Study is organized as follows:
x Section 1 – Purpose and Scope. This section introduces the scope of the Proposed Project and the City’s role in the project, as well as a brief summary of findings. x Section 2 – Project Summary and Environmental Determination. This section summarizes the Proposed Project and actions to be undertaken by the City. This section also provides the determination of the environmental document to be approved by the City. x Section 3 – Project Description. This section details the Proposed Project components and general environmental setting.
x Section 4 – Environmental Impacts. This section contains the Environmental Checklist Form, as suggested in Section 15063( d)(3) of the CEQA Guidelines, as amended, and includes a series of questions about the project for each of the listed environmental topics. The Form evaluates whether or not there would be significant environmental effects associated with the development of the project and provides mitigation measures, when required, to reduce impacts to a less than significant level. The form requires an analysis in 20 subject categories as well as Mandatory Findings of Significance.
x Section 5 – List of Preparers. This section identifies the names and affiliations of the individuals who contributed to the preparation of the environmental evaluation. x Section 6 – References. This section identifies the references used in the preparation of this Initial Study.

1.2 Initial Study Summary of Findings
Based on the analysis in Section 4, there were no environmental factors that could potentially affect Potentially Significant”) the environment. Mitigation measures were identified to reduce some impacts to Less Than Significant. Therefore, the determination, based on the Initial Study, is that a Mitigated Negative Declaration would be prepared.

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1.3 Documents Incorporated by Reference
The following reports and/ or studies are applicable to analysis of the development of the Project Site and are hereby incorporated by reference:
x Envision San Jacinto, General Plan 2040 (City, November 15, 2022). (Available at https:// www.sanjacintoca. gov/ city_departments/ community- development/ general- plan x Public Review Draft, Environmental Impact Report for the San Jacinto General Plan Update ( SCH:
2020120312), July 2022, prepared by De Novo Planning Group ( City, 2022a) Available at:
https:// sanjacinto. generalplan. org/ documents- amp- maps x Administrative Draft Initial Study and Mitigated Negative Declaration, Chacon Farms Project, PROJ23- 0029, prepared by Psomas, April 2024. This document assessed the potential environmental impacts of a previous design for the Project, known as Vesting Tentative Tract Map 38787 that identified 210 single family residences and 430 townhomes on 75 gross acres/ 50.13 net acres, requiring a General Plan Amendment from Very Low Density to Medium Density and a Zone Change from Rural Residential to Residential- Medium Density. The Administrative Draft Initial Study was prepared for City of San Jacinto as a draft analysis and is on file with the City of San Jacinto Planning Division. Since the preparation of the Administrative Draft Initial Study in April 2024, the Project design was modified to the current Project, known as Tentative Tract Map 39076 that identifies 419 single family residences and four open space lots on approximately 75 gross acres, requiring a General Plan Amendment from Very Low Density Residential to Low Density Residential and a Zone Change from Rural Residential to Residential- Low Density. Most of the environmental analysis prepared for the original Project design is unchanged for the analysis of the current Project design; however, the modified Project required a re-evaluation of studies in the categories of hydrology, noise, and transportation. Because the air quality, energy, and greenhouse gas emissions were assessed on a more intensive project design and found to be less than significant, these studies were not revised; therefore, the data from the more intensive project design was utilized for the analysis of the current Proposed Project.

P22- 079 – Revision to Esplanade Specific Plan and TTM32955: A proposal to revise approved Tentative Tract Map 32955, phases 32955- 2, - 3,-4 within Planning Areas 1, 3, 5, 7 and 8 of the Esplanade Specific Plan for 852 single- family residential lots and one,+/- 36.1-acre mixed use lot with capacity for 194 multi-family units. The project includes an amendment to approved SP 01-02 (the Esplanade Specific Plan) and revisions to several improvements to match and support revisions to the associated tract map. Environmental: Initial Study. These documents are available for review at the City of San Jacinto Planning and Building Division, 595 South San Jacinto Avenue, San Jacinto, CA 92583.

1.4 Contact Person
City of San Jacinto
Planning and Building Division
Attn: Yaneli Hernandez, Senior Planner
595 South San Jacinto Avenue, San Jacinto, CA 92583
Phone: ( 951) 487-7330
Email: yhernandez@sanjacintoca. gov

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2. Summary and Environmental Determination

2.1 Project Summary

1. Project Title: Chacon Farms Project: Tentative Tract Map No. 39076 PROJ23- 0029

2. Lead Agency Name: City of San Jacinto
Address: Planning and Building Division
595 South San Jacinto Avenue
San Jacinto, CA 92583

3. Contact Person: Yaneli Hernandez, Senior Planner
Planning and Building Division
595 South San Jacinto Avenue, San Jacinto, CA 92583
Email: yhernandez@sanjacintoca. gov

4. Project Location: 710 Cawston Avenue North
Between Seventh Street, W. Esplanade Avenue and
Cawston Avenue
Gross Acres: 75.7
Site Address: None assigned.

Topographic Quad (USGS 7.5”): Lakeview
Topographic Quad Coordinates: T4 South, R1 West, Section 31, 32 Latitude: 33°46'36.66" N, Longitude: - 117° 1'3.84"W
APN: 432-260-009, -026, and -027

5. Project Sponsor’ s Name: Ramona Dairy, LLC, Attn: Richard Michael Address 2451 Ramona Expressway, San Jacinto, CA 92582

6. General Plan Designation:

Existing: Very Low Density Residential ( VLDR)
Proposed: Low Density Residential ( LDR)

7. Zoning Designation:

Existing: Rural Residential ( RR)
Proposed: Residential, Low Density ( RL)

8. Description of Project:

Richard Michael (Applicant) is proposing the Chacon Farms Project (Tentative Tract Map 39076) to subdivide

75.7 gross acres into 419 single family residential lots, four open space lots, and new roadways within agricultural lands bounded by W. Seventh Street on the north, W. Esplanade Avenue on the south, Cawston Avenue North on the east, and a planned development on the west. The Proposed Project Site is identified as Assessor Parcel Numbers ( APNs) 432-260-009, - 026, and - 027. The purpose of the Project is to obtain entitlements that would enable the subdivision of the property, which would ultimately provide additional housing options to serve the growing population of the City of San Jacinto. The Project requires a General Plan Amendment and Zone Change to increase allowed housing density.

9. Surrounding Land Uses:

Surrounding land uses are identified in Table 1 – Surrounding Land Use. The Project Site is currently occupied by Chacon Farms and Bruno Ranches agricultural operations. Two single-family residential uses occupied by caretakers are also located on the Proposed Project Site.

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Table 1: Surrounding Land Use
Project Site Chacon Farms and Bruno Ranches agricultural operations
RR ( Rural Residential)
North West Seventh Street followed by a single- family
residential development and Catalpa Park
RL ( Residential, Low Density);
South West Esplanade Avenue followed by GH Dairy Farm
1455 Cawston Avenue North) and Ridgely Farms
Sources: Google Earth Imagery; City of San Jacinto Zoning Map; City of Hemet Zoning Map

10. Other Public Agencies Whose Approval is Required:

The following discretional approvals are required for the Project:

State Agencies:
x Santa Ana Regional Water Quality Control Board: approval of a National Pollutant Discharge Elimination System ( NPDES) permit to ensure that construction site drainage velocities are equal to or less than the pre-construction conditions and downstream water quality is not worsened.

11. California Native American Consultation
On February 22, 2024, the City of San Jacinto notified via email the following tribal entities of the Project and requested a timeframe in which to request consultation in accordance with AB52 and SB18. The following summarizes the results of the AB52 consultation.
x Soboba Band of Luiseño Indians. Result: Mitigation measures requested to manage unanticipated tribal resources. Consultation concluded.
x Rincon Band of Luiseño Indians. Result: No potential tribal resources. Consultation concluded. x Yuhaaviatam of San Manuel Nation. Result: the Project site was outside of Serrano ancestral territory.

Consultation concluded.
x Agua Caliente Band of Cahuilla Indians ( ACBCI). Result: Letter dated February 26, 2024 requested formal consultation and more information identified in the Cultural Resources Report. Letter received April 21, 2025 stating the Project site is outside of the boundaries of the ACBCI Reservation, but within the tribe’ s traditional use area. ACBCI deferred to Soboba for this Site. Consultation concluded.

Mitigation measures to ensure resources to tribal cultural resources are minimized have been incorporated, as appropriate, into the Initial Study.

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2.2 Environmental Analysis and Determination
In accordance with the California Environmental Quality Act (CEQA) ( Public Resources Code Section 21000- 21178. 1), this Initial Study has been prepared to analyze the Proposed Project to determine any potential significant impacts upon the environment that would result from construction and implementation of the Project. This Initial Study is based on an Environmental Checklist Form ( Form), as suggested in Section 15063( d)(3) of the CEQA Guidelines, as amended, and includes a series of questions about the project for each of the listed environmental topics. The Form evaluates whether or not there would be significant environmental effects associated with the development of the project and provides mitigation measures, when required, to reduce impacts to a less than significant level.

In accordance with California Code of Regulations, Section 15063, this Initial Study is a preliminary analysis prepared by the Lead Agency in consultation with other jurisdictional agencies, to determine whether a Negative Declaration, Mitigated Negative Declaration, or an Environmental Impact Report is required for the Proposed Project. The purpose of this Initial Study is to inform the decision- makers, affected agencies, and the public of potential environmental impacts associated with the implementation of the Proposed Project.

2.2.1 Organization of Environmental Analysis
Section 4 provides a discussion of the potential environmental impacts of the Project. The evaluation of environmental impacts follows the questions provided in the Form provided in the CEQA Guidelines.

2.2.2 Evaluation of Environmental Impacts
A brief explanation is required for all answers except “ No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “ No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to the project ( e.g., the project falls outside a fault rupture zone). A “ No Impact” answer should be explained where it is based on project- specific factors as well as general standards ( e.g., the project will not expose sensitive receptors to pollutants, based on a project- specific screening analysis).

All answers must take account of the whole action involved, including off site as well as on site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

Once the Lead Agency has determined that a particular physical impact may occur, the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation incorporated, or less than significant.

Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant.

If there are one or more “ Potentially Significant Impact” entries when the determination is made, an EIR is required.

Less Than Significant with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “ Potentially Significant Impact” to a “ Less Than Significant Impact.” Mitigation measures are identified and explain how they reduce the effect to a less than significant level ( mitigation measures may be cross- referenced).

Earlier analyses may be used where, pursuant to the Program EIR or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. ( CEQA Guidelines Section 15063[ c][ 3][D]. In this case, a brief discussion should identify the following:

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a) Earlier analyses used where they are available for review. b) Which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards and whether such effects were addressed by mitigation measures based on the earlier analysis.
c) The mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project for effects that are “Less than Significant with Mitigation Measures Incorporated.

References and citations have been incorporated into the checklist references to identify information sources for potential impacts ( e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document, where appropriate, include a reference to the page or pages where the statement is substantiated.

Source listings and other sources used, or individuals contacted are cited in the discussion.

The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question b) The mitigation measure identified, if any, to reduce the impact to less than significant.

2.2.3 Environmental Factors Potentially Affected
Based on the analysis in Section 4, the Proposed Project could potentially affect (“ Potentially Significant”) the environmental factor( s) checked below. The following pages present a more detailed checklist and discussion of each environmental factor and identifies where mitigation measures would be necessary to reduce all impacts to less than significant levels.
and Soils
and Planning

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2.2.4 Determination
On the basis of this initial evaluation, the following finding is made:

Proposed Project COULD NOT have a significant effect on the environment, and a will be prepared.

X
Although the Proposed Project
Project
Project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

Proposed Project
Proposed Project
Proposed Project
Proposed Project, nothing further is required.

Signature Date
Name Title

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3. Project Description

3.1 Project Setting

3.1.1 Site Location
The Proposed Project Site is located at 710 Cawston Avenue North in the City of San Jacinto, County of Riverside, between Seventh Street to the north and Esplanade Avenue to the south. The Proposed Project Site is also bordered by the City of Hemet to the south. The San Jacinto Mountains are located to the east and the Lakeview Mountains are located to the west of the Proposed Project Site. Refer to Figure 1: Reginal Vicinity and Figure 2: Site Location - Aerial View. The Project includes three lots associated with Assessor’ s Parcel Numbers ( APNs) 432-260-009, -026, and -027 and is comprised of 75.7 gross acres.

Local vehicular access to the Proposed Project Site is provided by existing driveways located on Seventh Street to the north and Cawston Avenue to the east, which are both classified as major roadways. Regional access is provided by State Route ( SR) 74, approximately 3.9 miles south of the Proposed Project Site and SR79, approximately 5.5 miles northeast of the site.

The Proposed Project Site is within the Lakeview U.S. Geological Survey ( USGS) 7.5-minute topographical map in Sections 31, 32, Township 4 South, Range 1 West at an elevation of approximately 1,511 feet above mean sea level (Figure 3: Site Location - USGS). The topography of the site is relatively planar with a very gentle fall toward the east.

3.1.2 Existing Site Conditions
The Proposed Project Site is occupied by Chacon Farms and Bruno Ranches agricultural operations. Two single- family residential uses occupied by caretakers are also located on the Proposed Project Site. Onsite operations consist of the cultivation of alfalfa and routine facility maintenance. In addition to the residences and alfalfa crops, the Proposed Project Site is also improved with a capped irrigation well, cattle corrals, irrigation infrastructure, two septic systems, asphalt pavement beneath the storage barns, a grain storage vessel, concrete driveway, and unpaved roads that surround and bisect the Proposed Project Site.

Additionally, a detention basin is located on the northwest portion of the Proposed Project Site.

3.1.3 Existing Utilities
Water
Water is provided to the Proposed Project Site by the Eastern Municipal Water District ( EMWD), which provides potable water, recycled water, and wastewater services to an area of approximately 555 square miles in western Riverside County. Local supplies include recycled water, potable groundwater, and desalinated groundwater, and imported supplies from the Metropolitan Water District of Southern California Metropolitan), which comprises about half of the water used in EMWD’ s service area, is provided by EMWD.

There are multiple domestic water mains in each of the streets surrounding the Proposed Project Site. Water mains range in size from 2 to 30 inches in Cawston Avenue North and West Esplanade Avenue. A 12-inch main runs the improved length of West Seventh Street. Fire hydrants are located along Cawston Avenue North and West Seventh Street. There is a 24-inch recycled water main running north to south in Cawston Avenue North.

Wastewater
The City Public Utilities Department owns and operates the sewage collection system. Sewage is treated by the San Jacinto Valley Regional Water Reclamation Facility, located at 770 N Sanderson Avenue, San Jacinto,

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approximately 1 mile north of the Proposed Project Site. There is a 24-inch gravity sanitary sewer running north in Cawston Avenue North and then east on West Seventh Street. There is also a 20-inch EMWD sewage force main running along Proposed Project Site’ s eastern property line within a 14-foot easement.

Stormwater
The development of the Project site will result in an increased area of impervious surfaces, including roofs, asphalt, concrete, sidewalks, and driveways. The property' s natural drainage pattern directs flow toward the northwest, and this orientation has been incorporated into the project' s grading design. Each lot will drain through vegetated swales to the adjacent streets. Stormwater from the streets will be conveyed to onsite bioretention basins for preliminary treatment. Should the volume of stormwater exceed basin capacity, excess runoff will be managed by an onsite storm drain system, which will divert additional flow to a retention basin located at the northwest corner of the property.

The stormwater retention basin described above has been designed to address the incremental increase in runoff volume resulting from development for the 100-year, 24-hour storm event. Any runoff exceeding the mitigation volume will be conveyed to Seventh Street via a curb outlet structure. Subsequently, the stormwater will travel approximately 1,786 feet west through a force main line to an existing catch basin.

The construction of the force main line will occur within the area designated for street improvements along Seventh Street, as established by Tract No. 32955 and addressed in the CEQA documentation approved for that project.

Power
San Jacinto Power provides electricity to the City and surrounding areas, including the Proposed Project Site.

Existing overhead electric lines run along the east side of Cawston Avenue North with several guy poles on the Proposed Project Site buttressing service lines running east. Overhead transmission and distribution lines run east to west on the southern side of West Esplanade Avenue. Existing residences on the Proposed Project Site are served by an overhead line from Cawston Avenue North and a service pole near the residences. All other power is underground in West Seventh Street.

Telecommunications
Telecommunications providers within the site vicinity include Frontier, Verizon, and AT& T for telephone services and Charter and Crown- Castle for cable services. There are existing facilities in Cawston Avenue North adjacent to the site.

3.1.4 Planning Context
The Proposed Project Site has a General Plan land use designation of VLDR ( Very Low Density Residential).

The Proposed Project Site is currently zoned Rural Residential, which according to the San Jacinto Development Code Section 17.215.010, is applied to areas appropriate for detached single- family dwelling units with appropriate accessory structures and uses in a semirural setting. The Rural Residential zone may also allow mobile and modular homes, public facilities, and other uses that are compatible with rural singlefamily neighborhoods. Horses and other farm animals are also allowed in this zone in compliance with Section

17.430.050 (Animal Keeping). This zone allows a maximum density of 2.0 dwelling units per gross acre of land. The Rural Residential zone is consistent with the VLDR land use designation of the General Plan.

3.2 Project Characteristics

3.2.1 Site Plan
The Project involves subdividing 75.7 gross acres into 419 single family residential lots, four open space lots Tentative Tract Map 39076), as shown on Figure 4: Site Plan Schematic, TTM 30926. The lots generally range

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in size from 4,500 square feet (SF) to 6,500 SF as shown in Appendix I: Planned Development Permit. The community would be connected by an internal roadway network gaining access via Cawston Avenue, Seventh Street and Esplanade Avenue. Proposed on-site pedestrian trails and paths would provide access to the range of residential types within the community, as well as open spaces, parks, and a neighborhood park with a clubhouse and associated amenities, as described further below. Four lettered lots totaling 6.6 acres would be set aside for dual use as both landscaped stormwater control basins and picnic/ greenspace areas connected with trails. The total Project area would equate to 75.7 acres.

3.2.2 Off-Site Improvements:

The Project involves improvements within the public right-of-way ( ROW), such as street dedications and improvements, sidewalks and landscaping along West Seventh Street and Cawston Avenue, and sidewalks and landscaping along West Esplanade Avenue.

3.2.3 Access/ Circulation
The internal vehicular circulation network would include the main road running north/ south through the center of the site with ingress/ egress on Seventh Street on the north and W Esplanade Avenue on the south.

A local entry road is planned for Cawston Avenue that would connect to the main north/ south roadway. The internal street system would primarily comprise local access roads, as shown on Appendix I.

3.2.4 Open Space and Parks
The Project would incorporate a variety of open space areas, including a private and public multi- use path linking key areas and providing pedestrian access throughout the Proposed Project Site. Four lots (Lot A, B, C, and D) totaling 6.61 acres are provided throughout the development that provide a combination of detention basins, biofiltration and park space.

3.2.5 Landscaping
The Project would include various landscape treatments as shown in Appendix I which delineates major landscape treatments and identifies planting types. Figure 5: Concept Landscaping Plan provides a compilation of the landscaping plan presented in Appendix I. Proposed landscaped types would include trees and shrubs as shown in the Preliminary Plant Palette, included as part of the Planned Development Permit in Appendix I. The Landscape Plan would comply with the San Jacinto Landscape Design Guidelines ( San Jacinto 2005), which includes an approved plant list. The Landscape Design Guidelines aim to retain the community’ s rural agricultural roots, and water wise planting (i.e. drought tolerant, native, or low-water plants) is utilized whenever possible. The Project would remove 22 existing on-site trees with diameters of 9.5 inches or greater, five of which are street trees located within the Proposed Project Site’ s boundary, including one Tree of Heaven ( Ailanthus altissima) , one Lemon Tree ( Citrus limon), two Mondell Pines ( Pinus eldarica), one Peach Tree ( Prunus persica), four Peruvian Pepper Tree ( Schinus molle), four California Fan Palms Washingtonia filifera) and nine Mexican Fan Palms ( Washingtonia robusta). Removal of the trees within the public street right-of-way would require authorization from the City Council, in accordance with San Jacinto Municipal Code ( SJMC) Section 12.20.050 All other tree removals during Project construction would require replacement from the Applicant and approval by the City Parks and Recreation Commission.

3.2.6 Architectural Design and Elevations
The Architectural Design Guidelines in Appendix I conveys the Chacon Farms community’ s architectural design theme. It is not the intent of the Guidelines to mandate that all the identified design components and elements described be incorporated into the actual building designs. Rather, the Guidelines serve as a palette” of character- defining exterior elements that should be used in home design. It is expected that builders and their architects would prepare architectural building plans that substantially conform to the

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guidelines, while also applying creativity and innovation in response to housing design trends, homebuyer expectations, and other market conditions.

3.2.7 Sustainability Features
The Project would be constructed in compliance with the latest 2022 Title 24, Part 6 Energy Code and Title 24, Part 11 California Green Building Code requirements, which mandates the inclusion of various design features meant to reduce energy consumption and promote sustainable development. These features include but are not limited to the following:
x Solar photovoltaic systems equipped on all 419 dwelling units; x Energy storage system ready for each residential unit; x Electric vehicle ( EV) capable and EV ready parking spaces to facilitate future installation and use of EV chargers;
x Low-flow fixtures (showerheads, toilets, kitchen/ bathroom faucets); x Low water use vegetation;
x Electric heat pumps;
x Energy efficient lighting such as light emitting diode (LED) lights; x Lighting controls such as dimmers and motion/ occupancy sensors; and x High performance windows and doors (to limit air leakage, promote thermal efficiency, and reduce the transmission of solar heat).

3.2.8 Utilities
Water
Water would continue to be provided to the Proposed Project Site by EMWD via proposed looped network lateral connections to the existing water mains in Cawston Avenue North, West Esplanade Avenue, and West Seventh Street. The Project has been preliminarily sized to meet the minimum design water pressure of 50 pounds per square inch (psi) at each proposed service point of connection and a 20-psi residual pressure for fire flows.

During final design, the Fire Marshal would confirm that fire flow from the existing and new fire hydrants meet the demand for the Proposed Project. New fire hydrants would be installed throughout the Project and at the street intersections along the Project frontages of West Seventh Street, Cawston Avenue North, and West Esplanade Avenue, per EMWD standards.

Wastewater
The Project wastewater flows would be collected via a proposed sewer system and would be conveyed to EMWD’ s San Jacinto Valley Regional Water Reclamation Facility, located 1 mile north of the Project Site. The Project’ s proposed sewer collection system has been preliminarily sized to convey the sewer flow through a proposed 8-inch sewer main line via gravity from the southern to the northeast corner of the Proposed Project Site. A proposed lift station would move wastewater from the proposed 8-inch main line to a proposed 10-inch sewer main line to be constructed within Seventh Street. The proposed 10-inch sewer main line would then connect to an existing 24-inch gravity sanitary sewer running north in Cawston Avenue North and then east on West Seventh Street. The Project has been designed to be a self-contained system that does not anticipate any future sewer input from other sources.

Stormwater Controls
The Proposed Project Site will be developed with associated improvements, including improved streets and graded slopes. The runoff from the developed condition would be collected into an on-site storm drain

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system, which includes two upstream bioretention water quality basins, and flows to a larger stormwater basin located in the northwest corner of the Proposed Project Site. The larger stormwater basin also includes a bioretention water quality basin as well. A submerged pump would be installed at the north side of the basin to send the treated stormwater into Cawston Avenue where water would be conveyed west and offsite and continue down Seventh Street via roadside swale or gutter flow and into the existing City stormwater system, as under existing conditions.

Construction of the Proposed Project would also require the contractor to prepare a Stormwater Pollution Prevention Plan (SWPPP) as the Project Site is more than 1 acre.

3.2.9 Construction Timing
Construction activities are anticipated to begin in January 2026 and end in January 2029, with phased openings occurring as completed as early as Spring 2029. Construction activity would occur for 8 hours per day, and 5 days per week ( Monday through Friday), in accordance with the City’ s permitted hours of construction ( SJMC Section 8.40.090 Construction activity noise regulations). Construction stages such as demolition, site preparation, grading/ excavation, building construction, paving, and architectural coating would occur as the subdivision requires as identified on Table 2: Project Construction Phasing Summary.

Construction of the proposed Project would require common construction equipment types. No pile driving would be required.

Table 2: Project Construction Phasing Summary
Demolition November 2025 – December 2025
Interior grading and road improvements January 2026 – January 2029 Grading for basins, housing pads January 2026 to April 2026 Off- site improvements April 2026 – August 2026
Housing pad improvements, housing construction September 2026 – May 2029 Note: Some phases may overlap, as determined necessary for construction sequencing.

3.2.10 Grading Quantities
Grading activities would include an estimated 27,000 cubic yards ( cy) of cut, 193,600 cy of fill, and 166,600 cy of import.

3.2.11 Best Management Practices During Construction
The following best management practices are incorporated into the Project construction specifications to identity how the Project would conform to Federal, State, and Local regulations:
x Construction Water Quality Control. Construction projects that disturb 1 acre of land or more are required to obtain coverage under the NPDES General Permit for Construction Activities ( General Construction Permit), which requires the applicant to file a notice of intent ( NOI) to discharge stormwater and to prepare and implement a Stormwater Pollution Prevention Plan ( SWPPP). The SWPPP includes an overview of the Best Management Practices ( BMPs) that would be implemented to prevent soil erosion and discharge of other construction- related pollutants that could contaminate nearby water resources. The Project is more than 1 acre, therefore, the contractor is required to provide an SWPPP. The SWPPP will also address post- construction measures for water quality protection.

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3.3 Project Characteristics - Operations
The Proposed Project would be fully operational in 2029 and would include 419 residential units for approximately 1,453 future residents within the Chacon Farms community, as discussed further in Section

4.14, Population and Housing. The proposed community aims to provide open space areas connected by a network of trails and paths between residences to provide social and recreational opportunities for future residents. A homeowners association would be formed to manage the subdivision facilities.

3.4 Project Approvals
The following approvals and permits are required from the City of San Jacinto as part of Case No. PROJ23- 0029 to implement the Proposed Project:
x Per San Jacinto Development Code (“ SJDC”) Section 17.720.020, a General Plan Amendment to revise the land use designation from VLDR ( Very Low Density Residential) to LDR ( Low Density Residential) for the Proposed Project Site located at 710 Cawston Avenue North ( APNs 432-260- 009, 432-260- 026, and 432- 260-027);
x Per SJDC Section 17.720.020, a Zoning Map Amendment ( Zone Change) from the RR Zone ( Rural Residential) to the LDR Zone (Residential – Low Density) for the Proposed Project Site; x Per SJDC Section 17.620, a Planned Development Permit (PDP); x Per SJDC Section 17.630.040 approval of Site Plan and Design Review; x Per San Jacinto Municipal Code (“ SJMC”) Section 16.25 a Tentative Tract Map (TTM 39076) for the subdivision of the Proposed Project Site into 419 residential lots (for the development of 419 single family homes) and 4 lettered lots.
x Per SJDC Section 17.600.090 Environmental Review and approval of the IS/ MND; Per SJMC Section 12.20.050, removal of applicable trees within City right-of-way.

Other non-discretionary actions anticipated to be taken by the City at the staff level as part of the Proposed Project include:
x Review and approval of all off-site infrastructure plans, including street and utility improvements pursuant to the conditions of approval;
x Review all on-site plans, including grading and on-site utilities; and x Per SJDC Section 17.600.100 approval of a Water Quality Management Plan (“ WQMP”).

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Figure 1 – Regional Vicinity

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0029))PROJ23- Farms (Chacon Declaration (Negative Mitigated Attachment: 9 Figure 3 – Site Location, USGS

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0029))PROJ23- Farms (Chacon Declaration (Negative Mitigated Attachment: 1 Figure 5 – Concept Landscaping Plan

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4. Environmental Impacts

4.1 Aesthetics

4.1.1 Impact Analysis
Impact
Less Than
Significant
Impact
Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
X
c) In nonurbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? ( Public views are those that are experienced from a publicly accessible
vantage point).

X
X
Discussion
a) Have a substantial adverse effect on a scenic vista? Less Than Significant Impact. As stated in the San Jacinto General Plan Draft Environmental Impact Report, scenic vistas visible in the City include the Lakeview Mountains to the west, the San Jacinto Mountain foothills to the northeast, and the San Timoteo badlands to the northwest ( San Jacinto 2022c). The Proposed Project Site is situated in a relatively low and flat area in the southwestern portion of the City.

Public vantage points of these scenic vistas are from Cawston Avenue and 7th Avenue. Cawson Avenue is on the east side of Project, site so views of the San Jacinto Mountains looking to the east will remain visible after development of the Project. However, views of the Lakeview Mountains looking to the west will be partially blocked by the Project post-development. The San Timoteo Badlands are not visible from Cawston Avenue or 7th Street because they are approximately 12 miles away, and views are already blocked by intervening topography and development.

From 7th Street, views of the Lakeview Mountains and San Jacinto Mountains would not be blocked by the Project because these views are visible to pedestrians and motorists traveling east and west along 7th Street, and the new structures will be located on the south side of the roadway.

Additionally, the proposed structures are limited to 40% lot coverage, a maximum height of 40 feet, and three stories tall, and would have setbacks between structures consistent with the design requirements of the SJMC. For these reasons, views of the Lakeview Mountains and Jacinto Mountains would still be visible from the internal public streets. The Project would also not significantly alter any

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views from public parks or open space areas. Therefore, the Project would not result in a substantial adverse effect on a scenic vista, and impacts would be less than significant. No mitigation is required. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
No Impact. Based on the California Department of Transportation ( Caltrans) California State Scenic Highway System Map, there are no Officially Designated State scenic highways within the Project vicinity ( Caltrans 2023). The closest Eligible highway is a portion of SR-74 from Interstate 5 at San Juan Capistrano to SR- 111, located approximately 5 miles south of the Proposed Project Site at the nearest point1. Therefore, the Project Site does not exist within or near a State scenic highway. Due to distance, topographic changes, and intervening development, the Proposed Project Site is not visible from this segment of SR- 74.

Additionally, none of the streets surrounding the Project Site are identified in the San Jacinto General Plan as being a local scenic roadway. The Project Site is fully disturbed with agricultural, limited residential uses, and a significant number of invasive tree species, and does not contain areas with native vegetation. The residential uses on the Project Site were found to not be historically significant refer to Section 4.5.2 in this document).

Therefore, the proposed Project would not have an adverse effect on scenic resources ( including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway) or a locally designated rural street or scenic corridor. There would be no impact, and no mitigation is required. c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? ( Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less than Significant Impact. The Project vicinity is characterized by a mix of both non-urbanized and urbanized areas. Surrounding land uses include a mix of undeveloped, rural residential, low-density residential, and heavy agriculture uses. The Project has been designed to be consistent with the surrounding area and development. Single family homes within Chacon Farms shall creatively use architecture forward” designs, landscaping, and other innovative neighborhood design techniques to create a visually interesting street scene and identifiable neighborhood character. As the Project has been designed to match the existing visual character within the Project vicinity context, the Project would not substantially degrade the existing visual character or quality of the site and its surroundings.

Therefore, impacts would be less than significant, and no mitigation is required. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less than Significant Impact. As stated above, the area surrounding the Project is developed with agricultural and limited residential uses that provide various levels of existing nighttime lighting.

Operation of the Proposed Project would introduce new sources of residential and street lighting into the Proposed Project Site. However, the proposed lighting would be similar to the type and level of existing lighting provided in the Project vicinity and be designed to direct light downward within the Proposed Project Site to minimize spillover illumination and glare consistent with the City’s Development Code Section 17.300.080 – Outdoor Light and Glare ( San Jacinto 2022d). In addition, the exteriors of the proposed residential structures would be constructed of low-glare materials. No 1 ( Caltrans “ List of eligible and officially designated State Scenic Highways ( XLS), https:// dot.ca.gov/ programs/ design/ laplandscape- architecture- and-community- livability/ lap-liv-i-scenic- highways, accessed February 9, 2025)

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prefabricated metal buildings would be allowed, and metal would only be utilized minimally in accent features. Therefore, potential light and glare impacts would be less than significant, and no mitigation is required.

4.1.2 Mitigation Measures
No mitigation measures associated with impacts to Aesthetics apply to the Proposed Project.

4.1.3 Conclusion
There are less than significant potential impacts of the Proposed Project associated with Aesthetics, and no mitigation would be required.

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4.2 Agriculture and Forestry Resources

4.2.1 Impact Analysis
Impact
Does Not
Apply
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model ( 1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are signi tment of Forestry
dology provided in Forest
d by the California Air Resources Board.

Farmland of Statewide Importance ( Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
X
X
forest land ( as defined in Public Resources Code
section 12220( g)), timberland ( as defined by Public
Timberland Production ( as defined by Government
X
X
conversion of Farmland, to non- agricultural use or
X
Discussion
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance ( Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use?
Less Than Significant Impact. Based on review of the California Important Farmland Finder Map, prepared by the California Department of Conservation, Farmland Mapping and Monitoring Program FMMP), the Proposed Project Site is located on Prime Farmland and Farmland of Statewide Importance ( FMMP 2023).

As stated in the General Plan Draft EIR, although there are existing agricultural activities within the City, the San Jacinto General Plan Land Use Map does not designate lands specifically for agricultural use.

Areas identified as Prime Farmland or Farmland of Statewide Importance are mostly designated for a mix of residential and non-residential development. According to the General Plan, future development consistent with the General Plan along with changes in the economy are expected to

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result in the conversion of many of these Prime Farmland or Farmland of Statewide Importance areas to urban uses. Because there are no exclusive agricultural land use designations included as part of the General Plan, the General Plan identifies that future development, such as the proposed Project, could convert existing agricultural resources and Prime Farmland, Unique Farmland, and Farmland of Statewide Importance to non-agricultural uses ( City, 2022). Although the Project would convert areas of Prime Farmland and Farmland of Statewide Importance to non- agricultural uses, the City General Plan anticipated future development converting these uses. Therefore, impacts related to conversion of farmland would be less than significant, and no mitigation is required. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? Less Than Significant Impact. As stated above, the Proposed Project Site is located on Prime Farmland and Farmland of Statewide Importance. As stated in the City of San Jacinto General Plan Draft EIR, land use designations for these parcels allow for non-agricultural uses including mixed- use and residential.

Additionally, lands within the surrounding area are identified for urban development. Because there are no exclusive agricultural land use designations included as part of the General Plan, the General Plan identified that future development, such as the Proposed Project, and changes in the economy could result in conversion of preserved agricultural properties to urban uses ( City, 2022). There is no Williamson Act contract for the Proposed Project Parcels, according to the Applicant’ s due diligence surveys and title reports performed prior to purchase. Therefore, the Proposed Project would not conflict with existing agricultural use as the City anticipated development to convert agricultural land.

The Project would request a Zoning Map Amendment ( Zone Change) per the SJDC Section 17.720.020 from RR Zone (Rural Residential) to the LDR Zone (Residential – Low Density) for the Proposed Project Site. The Project would not conflict with existing zoning for agricultural use. Therefore, impacts would be less than significant, and no mitigation is required. c) Conflict with existing zoning for, or cause rezoning of, forest land ( as defined in Public Resources Code section 12220( g)), timberland ( as defined by Public Resources Code section 4526), or timberland zoned Timberland Production ( as defined by Government Code section 51104( g))? No Impact. As stated in the General Plan Draft EIR, there are no forest lands within the City, nor are there suitable environmental conditions for forest land to be developed. Therefore, there are no forest lands on the Proposed Project Site and implementation of the Project would not result in the loss of forest land or convert forest land to non-forest use; no mitigation is required. d) Result in the loss of forest land or conversion of forest land to non-forest use? No Impact. As stated in the General Plan Draft EIR, there are no forest lands within the City, nor are there suitable environmental conditions for forest land to be developed. Therefore, there are no forest lands on the Proposed Project Site and implementation of the Proposed Project would not result in the loss of forest land or convert forest land to non-forest use; no mitigation is required. e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or the conversion of forest land to non-forest use? Less Than Significant Impact. As discussed previously, the Proposed Project site is located on Prime Farmland and Farmland of Statewide Importance. The construction and operation of the Project would be confined to the Project footprint and would not cause offsite conversion of farmland or forest land to non-agriculture uses or non-forest uses. And while the Proposed Project Site is occupied by agricultural operations , the Proposed Project is consistent with the City’ s current land use and zoning for the Project Site. Additionally, General Plan Draft EIR addressed future development, such as the Proposed Project, would result in the conversion of preserved agricultural properties to urban uses

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San Jacinto 2022c). As the General Plan anticipated such change from Farmland to non- agricultural uses, impacts would be less than significant, and no mitigation is required.

4.2.2 Mitigation Measures
No mitigation measures associated with impacts to Agriculture and Forestry Resources apply to the Proposed Project.

4.2.3 Conclusion
There are less than significant potential impacts of the Proposed Project associated with Agriculture and Forestry Services, and no mitigation would be required.

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4.3 Air Quality
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and the Air Quality and Greenhouse Report prepared included as Appendix A-1 – Chacon Farms, Air Quality, Greenhouse Gas, and Energy Impact Study, MD Acoustics, April 28, 2025.

A Health Risk Assessment ( HRA) was prepared to assess the potential health risks associated with construction of the Project within proximity to other nearby residential uses, and is included as Appendix A-2 – Health Risk Assessment for the Chacon Farms Project, City of San Jacinto , MD Acoustics, April 28, 2025.

4.3.1 Regulatory Setting
Federal Standards
The U.S. Environmental Protection Agency ( EPA) is responsible for global, international, and interstate air pollution issues and policies. The EPA sets national vehicle and stationary source emission standards, oversees approval of all State Implementation Plans, provides research and guidance for air pollution programs, and sets National Air Quality Standards, also known as federal standards. There are six common air pollutants, called criteria pollutants, which were identified from the provisions of the Clean Air Act of 1970, including ozone, nitrogen dioxide, lead, particulate matter (PM10 and PM2. 5), carbon monoxide, sulfur dioxide.

The federal standards were set to protect public health, including that of sensitive individuals; thus, the standards continue to change as more medical research is available regarding the health effects of the criteria pollutants. Primary federal standards are the levels of air quality necessary, with an adequate margin of safety, to protect public health.

A State Implementation Plan is a document prepared by each state describing existing air quality conditions and measures that will be followed to attain and maintain federal standards. The State Implementation Plan for the State of California is administered by the Air Resources Board (ARB), which has overall responsibility for statewide air quality maintenance and air pollution prevention. California’ s State Implementation Plan incorporates individual federal attainment plans for regional air districts—air district prepares their federal attainment plan, which sent to ARB to be approved and incorporated into the California State Implementation Plan. Federal attainment plans include the technical foundation for understanding air quality e.g., emission inventories and air quality monitoring), control measures and strategies, and enforcement mechanisms.

Federal and state ambient air quality standards are summarized in Table 3: Ambient Air Quality Standards.

Table 3: Ambient Air Quality Standards
1 4 7
Ozone ( O3
Photometry Primary
g/m3
g/m3
Beta
Attenuation
m3
Primary Separation
Mean and
g/m3

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Pollutant Averaging Time
California Standards1
4 7
Fine Particulate
Matter
8 g/m3
Primary Separation
and
g/m3 g/m3 g/m3
g/m3 Infrared
Photometry
NDIR)
g/m3 Infrared
g/m3 g/m3 NDIR)
g/m3
NO2 g/m3
nce
g/m3
ence
Mean ( 357 g/m3 g/m3) Primary
2)
10 g/m3 Ultraviolet
Fluorescence
g/m3
SpectroMethod)
1300
3 g/m3) ( for certain
10 Mean ( for certain
10 g/m3
Absorption
g/m3
for certain
12 Primary
Sampler
Atomic
Absorption
g/m3
13 and No National Standards
g/m3
g/m3)
g/m3)

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Notes:

1. California standards for ozone, carbon monoxide ( except 8-hour Lake Tahoe), sulfur dioxide (1 and 24 hour), nitrogen dioxide, and particulate matter ( PM10, PM2.5, and visibility reducing particles), are values that are not to be exceeded.

All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations.

2. National standards ( other than ozone, particulate matter, and those based on annual arithmetic mean) are not to be exceeded more than once a year. The ozone standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over three years, is equal to or less than the standard. For PM10, the 24 hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 g/m3 is equal to or less than one. For PM2.5, the 24 hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard. Contact the U.S. EPA for further clarification and current national policies.

3. Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based upon a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas.

4. Any equivalent measurement method which can be shown to the satisfaction of the ARB to give equivalent results at or near the level of the air quality standard may be used.

5. National Primary Standards: The levels of air quality necessary, with an adequate margin of safety to protect the public health.

6. National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.

7. Reference method as described by the U.S. EPA. An “equivalent method” of measurement may be used but must have a consistent relationship to the reference method” and must be approved by the U.S. EPA.

8. On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 g/m3 to 12.0 g/m3. The existing national 24-hour PM2.5 standards (primary and secondary) were retained at 35 g/m3, as was the annual secondary standard of 15 g/m3. The existing 24-hour PM10 standards ( primary and secondary) of 150 g/m3 also were retained. The form of the annual primary and secondary standards is the annual mean, averaged over 3 years.

9. To attain the 1-hour national standard, the 3-year average of the annual 98th percentile of the 1-hour daily maximum concentrations at each site must not exceed 100 ppb. Note that the national 1-hour standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the national 1-hour standard to the California standards the units can be converted from ppb to ppm. In this case, the national standard of 100 ppb is identical to 0.100 ppm.

10. On June 2, 2010, a new 1-hour SO2 standard was established and the existing 24-hour and annual primary standards were revoked. To attain the 1- hour national standard, the 3-year average of the annual 99th percentile of the 1-hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 SO2 national standards (24-hour and annual) remain in effect until one year after an area is designated for the 2010 standard, except that in areas designated nonattainment for the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.

Note that the 1-hour national standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the 1-hour national standard to the California standard the units can be converted to ppm. In this case, the national standard of 75 ppb is identical to 0.075 ppm.

11. The ARB has identified lead and vinyl chloride as 'toxic air contaminants' with no threshold level of exposure for adverse health effects determined. These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants.

12. The national standard for lead was revised on October 15, 2008 to a rolling 3-month average. The 1978 lead standard

1.5 g/m3 as a quarterly average) remains in effect until one year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved.

13. In 1989, the ARB converted both the general statewide 10-mile visibility standard and the Lake Tahoe 30-mile visibility standard to instrumental equivalents, which are "extinction of 0.23 per kilometer" and "extinction of 0.07 per kilometer" for the statewide and Lake Tahoe Air Basin standards, respectively.

Several pollutants listed are not addressed in this analysis. Analysis of lead is not included because the Project is not anticipated to emit lead. Visibility-reducing particles are not explicitly addressed in this analysis because particulate matter is addressed. The Project is not expected to generate or be exposed to vinyl chloride

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because proposed Project uses do not utilize the chemical processes that create this pollutant and there are no such uses in the Project vicinity. The proposed Project is not expected to cause exposure to hydrogen sulfide because it would not generate hydrogen sulfide in any substantial quantity.

South Coast Air Quality Management District
The Proposed Project Site is located within the Southern California Air Basin ( SoCAB) and is under the jurisdiction of the South Coast Air Quality Management District ( SCAQMD). SCAQMD is responsible for controlling emissions primarily from stationary sources. SCAQMD maintains air quality monitoring stations throughout the basin. SCAQMD, in coordination with the Southern California Association of Governments, is also responsible for developing, updating, and implementing the Air Quality Management Plan (AQMP) for the basin. An AQMP is a plan prepared and implemented by an air pollution district for a county or region designated as nonattainment of the federal and/ or California ambient air quality standards. The term nonattainment area is used to refer to an air basin where one or more ambient air quality standards are exceeded.

Every three (3) years the SCAQMD prepares a new AQMP, updating the previous plan and having a 20-year horizon.

On March 23, 2017, the California Air Resources Board ( CARB) approved the 2016 AQMP. The 2016 AQMP is a regional blueprint for achieving the federal air quality standards and healthful air. The 2016 AQMP includes both stationary and mobile source strategies to ensure that rapidly approaching attainment deadlines are met, that public health is protected to the maximum extent feasible, and that the region is not faced with burdensome sanctions if the Plan is not approved or if the National Ambient Air Quality Standards ( NAAQS) are not met on time. As with every AQMP, a comprehensive analysis of emissions, meteorology, atmospheric chemistry, regional growth projections, and the impact of existing control measures is updated with the latest data and methods. The most significant air quality challenge in the Basin is to reduce nitrogen oxide ( NOx) emissions sufficiently to meet the upcoming ozone standard deadlines. The primary goal of this AQMP is to meet clean air standards and protect public health, including ensuring benefits to environmental justice and disadvantaged communities. Now that the plan has been approved by CARB, it has been forwarded to the EPA for its review. If approved by EPA, the plan becomes federally enforceable.

SCAQMD adopted the 2022 AQMP on December 2, 2022, to address the attainment of the 2015 8-hour ozone standard ( 70 parts per billion [ ppb]) for South Coast Air Basin and Coachella Valley. To meet this standard, the AQMP determined NOx emissions must be reduced by 67 percent more than is required by adopted rules and regulations by 2037. The control strategy for the 2022 AQMP includes aggressive new regulations and the development of incentive programs to support early deployment of advanced technologies. The two key areas for incentive programs are (1) promoting widespread deployment of available zero-emission ( ZE) and low NOx technologies and (2) developing new ZE and ultra-low NOx technologies for use in cases where the technology is not currently available. SCAQMD will prioritize distribution of incentive funding in environmental justice areas and seek opportunities to focus benefits on the most disadvantaged communities. Cost- effectiveness and affordability will be further considered during the rulemaking or incentive program development process.

The AQMP for the basin establishes a program of rules and regulations administered by SCAQMD to obtain attainment of the state and federal standards. Some of the rules and regulations that apply to this Project include, but are not limited to, the following:
x SCAQMD Rule 402 - prohibits a person from discharging from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or

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safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property.
x SCAQMD Rule 403 - governs emissions of fugitive dust during construction and operation activities.

Compliance with this rule is achieved through application of standard Best Management Practices, such as application of water or chemical stabilizers to disturbed soils, covering haul vehicles, restricting vehicle speeds on unpaved roads to 15 miles per hour, sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph, and establishing a permanent ground cover on finished sites.
x SCAQMD Rule 1113 - governs the sale, use, and manufacturing of architectural coating and limits the VOC content in paints and paint solvents. This rule regulates the VOC content of paints available during construction. Therefore, all paints and solvents used during construction and operation of project must comply with Rule 1113.
x Idling Diesel Vehicle Trucks - Idling for more than 5 minutes in any one location is prohibited within California borders.
x Rule 2702 - establishes a voluntary air quality investment program from which SCAQMD can collect funds from parties that desire certified greenhouse gas (GHG) emission reductions, pool those funds, and use them to purchase or fund GHG emission reduction projects within two years, unless extended by the Governing Board.

Local Climate and Meteorology
Dominant airflows provide the driving mechanism for transport and dispersion of air pollution. The mountains surrounding the region form natural horizontal barriers to the dispersion of air contaminants. Air pollution created in the coastal areas and around the Los Angeles area is transported inland until it reaches the mountains where the combination of mountains and inversion layers generally prevent further dispersion. This poor ventilation results in a gradual degradation of air quality from the coastal areas to inland areas. Air stagnation may occur during the early evening and early morning periods of transition between day and nighttime flows. The region also experiences periods of hot, dry winds from the desert, known as Santa Ana winds. If the Santa Ana winds are strong, they can surpass the sea breeze, which blows from the ocean to the land, and carry the suspended dust and pollutants out to the ocean. If the winds are weak, they are opposed by the sea breeze and cause stagnation, resulting in high pollution events.

The annual average temperature varies little throughout much of the basin, ranging from the low to middle 60s, measured in degrees Fahrenheit (° F). With more pronounced oceanic influence, coastal areas show less variability in annual minimum and maximum temperatures than inland areas where the Proposed Project Site is located. The majority of the annual rainfall in the basin occurs between November and April. Summer rainfall is minimal and is generally limited to scattered thunderstorms in the coastal regions and slightly heavier showers in the eastern portion of the basin along the coastal side of the mountains. Year- to-year patterns in rainfall are unpredictable because of fluctuations in the weather.

Temperature inversions limit the vertical depth through which pollution can be mixed. Among the most common temperature inversions in the basin are radiation inversions, which form on clear winter nights when cold air off mountains sink to the valley floor while the air aloft over the valley remains warm. These inversions, in conjunction with calm winds, trap pollutants near the source. Other types of temperature inversions that affect the basin include marine, subsidence, and high-pressure inversions.

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Local Air Quality
The SCAQMD is divided into 38 air-monitoring areas with a designated ambient air monitoring station representative of each area. The Proposed Project Site is located in the City of San Jacinto in the Hemet/ San Jacinto Valley Source Receptor Area (SRA 28). The nearest air monitoring station to the Proposed Project Site is the Banning Airport Station. The Banning Airport Station is located approximately 13 miles northeast of the Proposed Project Site, at 200 South Hathaway Street, Banning. However, this location does not provide all ambient weather data. Therefore, additional data was pulled from the SCAQMD historical data for the Hemet/ San Jacinto Area for both sulfur dioxide and carbon monoxide to provide the existing levels. Table 4:

Local Area Air Quality Levels from the Banning Monitoring Stations presents the monitored pollutant levels within the vicinity. However, it should be noted that due to the air monitoring station distance from the Proposed Project Site, recorded air pollution levels at the air monitoring station reflect with varying degrees of accuracy, local air quality conditions at the Proposed Project Site. The monitoring data presented shows that ozone and particulate matter (PM10) are the air pollutants of primary concern in the Project area, which are detailed further in Table 4.

Table 4: Local Air Quality Levels from the Banning Monitoring Stations 2 Ozone:

Maximum 1-Hour Concentration ( ppm) 0.150 0.139 0.116
Days > CAAQS ( 0.09 ppm) 29 41 30
Maximum 8-Hour Concentration ( ppm) 0.115 0.116 0.100
Days > NAAQS ( 0.07 ppm) 68 80 56
Days > CAAQS ( 0.070 ppm) 71 82 59
Carbon Monoxide:

Maximum 1-Hour Concentration ( ppm) * * *
Days > NAAQS ( 20 ppm) * * *
Maximum 8-Hour Concentration ( ppm) * * *
Days > NAAQS ( 9 ppm) * * *
Nitrogen Dioxide:

Maximum 1-Hour Concentration ( ppm) 0.051 0.057 0.052
Days > NAAQS ( 0.25 ppm) 0 0 0
Sulfur Dioxide:

Maximum 1-Hour Concentration ( ppm) * * *
Days > CAAQS ( 0.25 ppm) * * *
Inhalable Particulates ( PM10):

Maximum 24-Hour Concentration ( ug/ m3) 69.3 48.6 52.4
Days > NAAQS ( 150 ug/ m3) 0 0 0
Days > CAAQS ( 50 ug/ m3) 1 0 0
Annual Average ( ug/ m3) 21.2 21.2 22.5
Annual > NAAQS ( 50 ug/ m3) No No No
Annual > CAAQS ( 20 ug/ m3)
Ultra- Fine Particulates ( PM2. 5):

Maximum 24-Hour Concentration ( ug/ m3) 46.7 40.9 37.9
Days > NAAQS ( 35 ug/ m3)
Annual Average ( ug/ m3) 10.5 11.7 9.4
Annual > NAAQS ( 15 ug/ m3) No No No
Annual > CAAQS ( 12 ug/ m3) No No No

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Pollutant ( Standard) 2

1. Source: obtained from https:// www.aqmd.gov/ home/ air-quality/ air-quality- data-studies/ historical- data-by-year and/ or https:// www.arb.ca.gov/ adam/ topfour/ topfour1. php CAAQS = California Ambient Air Quality Standard; NAAQS = National Ambient Air Quality Standard; ppm = parts per million
Attainment Status
The EPA and the ARB designate air basins where ambient air quality standards are exceeded as nonattainment” areas. If standards are met, the area is designated as an “ attainment” area. If there is inadequate or inconclusive data to make a definitive attainment designation, they are considered unclassified.” National nonattainment areas are further designated as marginal, moderate, serious, severe, or extreme as a function of deviation from standards. Each standard has a different definition, or ‘form’ of what constitutes attainment, based on specific air quality statistics. For example, the Federal 8-hour CO standard is not to be exceeded more than once per year; therefore, an area is in attainment of the CO standard if no more than one 8-hour ambient air monitoring values exceeds the threshold per year. In contrast, the federal annual PM2.5 standard is met if the three- year average of the annual average PM2. 5 concentration is less than or equal to the standard. Table 5: South Coast Air Basin Attainment Status, lists the attainment status for the criteria pollutants in the basin.

Table 5: South Coast Air Basin Attainment Status
1 2 3
1979
1-Hour Ozone4
1-Hour

0.12 ppm)
Nonattainment
Extreme)
11/ 15/ 2010
Not attained4
Nonattainment
2 2
Attainment
g/m3)
8 g/m3)
8 g/m3 9 9

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Pollutant Averaging Time National Standards1 2 3
1 Obtained from Draft 2012 AQMP, SCAQMD, 2012. EPA often only declares Nonattainment areas; everywhere else is listed as Unclassified/ Attainment or Unclassifiable.
2 A design value below the NAAQS for data through the full year or smog season prior to the attainment date is typically required for attainment demonstration.
3 Obtained from http:// www.arb.ca.gov/ desig/ adm/ adm.htm. 4 1-hour O3 standard ( 0.13 ppm) was revoked, effective June 15, 2005; however, the Basin has not attained this standard based on 2008-2010 data has some continuing obligations under the former standard. 5 1997 8-hour O3 standard ( 0.08 ppm) was reduced ( 0.075 ppm), effective May 27, 2008; the 1997 O3 standard and most related implementation rules remain in place until the 1997 standard is revoked by U.S. EPA. 6 New NO2 1-hour standard, effective August 2, 2010; attainment designations June, 2013; annual NO2 standard retained.
7 The 1971 annual and 24-hour SO2 standards were revoked, effective August 23, 2010; however, these 1971 standards will remain in effect until one year after U.S. EPA promulgates area designations for the 2010 SO2 1-hour standard.

Sensitive Receptors
Sensitive receptors are considered land uses or other types of population groups that are more sensitive to air pollution than others due to their exposure. Sensitive population groups include children, the elderly, the acutely and chronically ill, and those with cardio-respiratory diseases. For CEQA purposes, a sensitive receptor for air quality would be a location where a sensitive individual could remain for 24 hours or longer, such as residencies, hospitals, and schools ( etc.). The closest existing sensitive receptors (to the site area) for purposes of air quality are existing single-family residences located approximately 100 feet to the north.

Significance Criteria
Appendix G of the CEQA Guidelines states that the significance criteria established by the applicable air quality management district may be relied upon to make significance determinations. The SCAQMD has established significance thresholds to assess the regional and localized impacts of Project- related air pollutant emissions, as shown below.

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The following CEQA significance thresholds for construction emissions are established for the Basin by the SCAQMD:
x 75 pounds per day (lbs/ day) of VOC
x 100 lbs/ day of NOx
x 550 lbs/ day of CO
x 150 lbs/ day of PM10
x 55 lbs/ day of PM2.5
x 150 lbs/ day of SO2
Local Microscale Concentration Standards
The significance of localized project impacts under CEQA depends on whether ambient CO levels in the vicinity of the Project are above or below State and federal CO standards. If ambient levels are below the standards, a project is considered to have a significant impact if project emissions result in an exceedance of

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one or more of these standards. If ambient levels already exceed a State or federal standard, project emissions are considered significant if they increase 1-hour CO concentrations by 1.0 parts per million ( ppm) or more or 8-hour CO concentrations by 0.45 ppm or more. The following are applicable local emission concentration standards for CO:
x California State 1-hour CO standard of 20.0 ppm
x California State 8-hour CO standard of 9.0 ppm
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Project-related construction air emissions may have the potential to exceed the State and Federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the South Coast Air Basin. In order to assess local air quality impacts the SCAQMD has developed Localized Significant Thresholds ( LSTs) to assess the Project- related air emissions in the Project vicinity. The SCAQMD has also provided Final Localized Significant Threshold Methodology ( LST Methodology), June 2003, which details the methodology to analyze local air emission impacts. The LST Methodology found that the primary emissions of concern are NO2, CO, PM10, and PM2.5.

The emission thresholds were calculated based on the Hemet/ San Jacinto Valley Source Receptor Area and a disturbance of 4 acres per day at a distance of 25 meters ( 82 feet), for construction and 5 acres a day for screening of localized operational emissions

4.3.2 Impact Analysis
Impact
Less Than
Impact
Does Not
Apply
Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.

X
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that are experienced from a publicly accessible
vantage point).

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Discussion
a) Conflict with or obstruct implementation of the applicable air quality plan? No Impact. The SCAQMD CEQA Handbook states that " new or amended General Plan Elements including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually not

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required. A proposed project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The current regional plan applicable to the Project is the SCAQMD’ s 2022 AQMP, discussed in further detail above.

The SCAQMD CEQA Handbook identifies two key indicators of consistency:

1. Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP.

2. Whether the project will exceed the assumptions in the AQMP in 2016 or increments based on the year of project buildout and phase.

Both of these criteria are evaluated below.

Criterion 1 - Increase in the Frequency or Severity of Violations – Based on the air quality modeling analysis discussed further below and in Appendix A-1, short-term construction impacts would not result in significant impacts based on the SCAQMD regional and local thresholds of significance. Additionally, as discussed further below and in Appendix A-1, long-term operations impacts would not result in significant impacts based on the SCAQMD regional thresholds of significance. Therefore, the Proposed Project is not projected to contribute to the exceedance of any air pollutant concentration standards and is found to be consistent with the AQMP for the first criterion.

Criterion 2 - Exceed Assumptions in the AQMP – Consistency with the AQMP assumptions is determined by performing an analysis of the proposed Project with the assumptions in the AQMP. The emphasis of this criterion is to ensure that the analyses conducted for the proposed Project are based on the same forecasts as the AQMP. The 2024- 2050 Regional Transportation Plan/ Sustainable Communities Strategy ( RTP/ SCS), prepared by SCAG and adopted on April 4, 2024, includes chapters on: the challenges in a changing region, creating a plan for our future, and the road to greater mobility and sustainable growth. These chapters currently respond directly to federal and state requirements placed on SCAG. Local governments are required to use these as the basis of their plans for purposes of consistency with applicable regional plans under CEQA. For the Proposed Project, the City of San Jacinto Land Use Plans define the assumptions that are represented in the AQMP.

The City of San Jacinto General Plan identifies the land use designation of the site as Very Low Density Residential. The Proposed Project is a residential development. The Proposed Project includes the application for a General Plan Amendment to revise the land use designation from VLDR ( Very Low Density Residential) to LDR ( Low Density Residential) and a Zoning Map Amendment ( Zone Change) from the RR Zone ( Rural Residential) to the LDR Zone ( Residential – Low Density). Therefore, as the Proposed Project seeks to maintain the residential land uses, instead of changing them to commercial or industrial, the Proposed Project would not result in an inconsistency with the land use designation in the City’s General Plan and is not anticipated to exceed the AQMP assumptions for the Proposed Project Site. As such, the Project is found to be consistent with the AQMP for the second criterion. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact. A project may have a significant impact where project- related emissions would exceed federal, State, or regional standards or thresholds, or where project- related emissions would substantially contribute to an existing or projected air quality violation. The SCAQMD has

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developed construction and operations thresholds, as described above, to determine whether projects would potentially result in contributing toward a violation of ambient air quality standards.

Construction Emissions – Regional
Typical emission rates from construction activities were obtained from the California Emissions Estimator Model ( CalEEMod) Version 2022. 1.1.22 CalEEMod is a computer model published by the SCAQMD for estimating air pollutant emissions. The CalEEMod program uses the EMFAC2017 EMission Factor) computer program to calculate the emission rates specific for the southwestern portion of Riverside County for construction- related employee vehicle trips and the OFFROAD2011 computer program to calculate emission rates for heavy truck operations. EMFAC2017 and OFFROAD2011 are computer programs generated by CARB that calculates composite emission rates for vehicles. Emission rates are reported by the program in grams per trip and grams per mile or grams per running hour. Using CalEEMod, the peak daily air pollutant emissions were calculated and presented below. These emissions represent the highest level of emissions for each of the construction phases in terms of air pollutant emissions.

Table 6: Regional Significance – Construction Emissions ( pounds/ day) identified the emissions for proposed Project (Appendix A-1). In addition, SCAQMD Rule 402 and 403 were incorporated into the model, and are not considered mitigation measures as the Project is, by default, required to incorporate these rules during construction
Table 6: Regional Significance – Construction Emissions ( pounds/ day) 2 Demolition
On-Site2 2.40 22.20 19.90 0.03 1.52 0.93
Off-Site3 0.08 0.91 1.36 0.01 0.41 0.12
Total 2.48 23.11 21.26 0.04 1.93 1.05
Site Preparation
On-Site2 3.31 31.60 30.20 0.05 9.04 5.20
Off-Site3 0.07 0.08 1.02 0.00 0.23 0.05
Total 3.38 31.68 31.22 0.05 9.27 5.25
Grading
On-Site2 3.20 29.70 28.30 0.06 4.87 2.57
Off-Site3 0.41 23.10 6.63 0.13 6.25 1.90
Total 3.61 52.80 34.93 0.19 11.12 4.47
Building Construction
On-Site2 1.13 10.40 13.00 0.02 0.43 0.40
Off-Site3 0.71 2.31 12.08 0.01 2.37 0.59
Total 1.84 12.71 25.08 0.03 2.80 0.99
Paving
On-Site2 0.74 6.94 9.95 0.01 0.30 0.27
Off-Site3 0.07 0.54 1.15 0.00 0.34 0.09
Total 0.81 7.48 11.10 0.01 0.64 0.36
Architectural Coating
On-Site2 56.91 1.13 0.00 0.00 0.02 0.02
Off-Site3 0.11 0.12 1.51 0.00 0.39 0.09
Total 57.02 1.25 1.51 0.00 0.41 0.11
Total of overlapping phases4 59.67 21.44 37.69 0.04 3.85 1.46 SCAQMD Thresholds 75 100 550 150 150 55

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Activity
Pollutant Emissions ( pounds/ day)
VOC NOx CO SO2
Exceeds Thresholds No No No No No No
Notes:
1 Source: CalEEMod Version 2022.1.1.22
2 On-site emissions from equipment operated on-site that is not operated on public roads. 3 Off-site emissions from equipment operated on public roads. 4 Construction, architectural coatings and paving phases may overlap.

As shown in Table 6, the construction emissions for the Proposed Project would not exceed the SCAQMD’ s daily emission thresholds at the regional level, and therefore would be considered less than significant.

Construction Emissions – Localized Significance Thresholds In addition to the mass daily emissions thresholds established by the SCAQMD, short-term local impacts to nearby sensitive receptors from on-site emissions of NO2, CO, PM10, and PM2.5 are examined based on SCAQMD LST methodology.

The SCAQMD has published a “Fact Sheet for Applying CalEEMod to Localized Significance Thresholds.” CalEEMod calculates construction emissions based on the number of equipment hours and the maximum daily disturbance activity possible for each piece of equipment. In order to compare CalEEMod reported emissions against the localized significance threshold lookup tables, the CEQA document should contain in its project design features or its mitigation measures the following parameters:

1. The off-road equipment list ( including type of equipment, horsepower, and hours of operation) assumed for the day of construction activity with maximum emissions.

2. The maximum number of acres disturbed on the peak day.

3. Any emission control devices added onto off-road equipment.

4. Specific dust suppression techniques used on the day of construction activity with maximum emissions.

The construction equipment showing the equipment associated with the maximum area of disturbance was assumed to be 4 acres per day for the previously proposed project ( Table 7: Construction Equipment Assumptions), and no changes in equipment are anticipated for the currently proposed Project.

Table 7: Construction Equipment Assumptions
Site Preparation Rubber Tired Dozers 3 0.5 1.5
Tractors/ Loaders/ Backhoes 4 0.5 2.0
Total Per Phase 3.5
Grading Graders 1 0.5 0.5
Rubber Tired Dozers 1 0.5 0.5
Scrapers 2 1.0 2.0
Tractors/ Loaders/ Backhoes 2 0.5 1.0
Total Per Phase 4.0
Notes: Source: MD Acoustics 2024.

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The local air quality emissions from construction were analyzed using the SCAQMD’ s Mass Rate Localized Significance Threshold Look-up Tables and the methodology described in the Localized Significance Threshold Methodology, prepared by SCAQMD, revised July 2008. The Look-up Tables were developed by the SCAQMD in order to readily determine if the daily emissions of CO, NOx, PM10, and PM2.5 from the Proposed Project could result in a significant impact to the local air quality. The emission thresholds were based on the Hemet/ San Jacinto Valley source receptor area and a disturbance of 4 acres per day at a distance of 25 meters ( 82 feet). The closest receptors are located 30 meters to the north of the site. The 4-acre threshold is interpolated from the 2- and 5-acre thresholds.

As shown in Table 8: Localized Significance – Construction, none of the analyzed criteria pollutants for the Proposed Project would exceed the local emissions thresholds at the nearest sensitive receptors.

Therefore, a less than significant local air quality impact would occur from construction of the Proposed Project. No mitigation is required.

Table 8: Localized Significance – Construction
1 Demolition 22.20 19.90 1.52 0.93
Site Preparation 31.60 30.20 9.04 5.20
Grading 29.70 28.30 4.87 2.57
Building Construction 10.40 13.00 0.43 0.40
Paving 6.94 9.95 0.30 0.27
Architectural Coating 1.13 0.00 0.02 0.02
Total of overlapping phases 18.47 22.95 0.75 0.69
SCAQMD Threshold for 25 meters ( 82 feet) or less2 325. 3 1,676. 7 11.0 6.7 Exceeds Threshold? No No No No
Notes:
1 Source: Calculated from CalEEMod and SCAQMD’ s Mass Rate Look-up Tables for 4 acres in Hemet/ San Jacinto Source Receptor Area (SRA 28). Project will disturb a maximum of 4.0 acres per day (see Table 7).

Long-Term Operational Emissions
Operational or long-term emissions occur would over the life of the Project. Mobile, area, and energy sources generate operational emissions. Area source emissions arise from consumer product usage, heaters that consume natural gas, gasoline- powered landscape equipment, and architectural coatings painting). Mobile source emissions from motor vehicles are the largest single long- term source of air pollutants from the operation of the Project. The operational emissions were estimated using the latest version of CalEEMod, as shown in Appendix A-1.

Mobile Sources: Mobile sources include emissions from the additional vehicle miles generated from the proposed Project. The vehicle trips associated with the proposed Project are based upon the trip generation rates given in the ITE trip generation manual. The traffic analysis shows a trip generation rate of approximately 3,952 trips per day (Appendix H).

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The program then applies the emission factors for each trip which is provided by the EMFAC2017 model to determine the vehicular traffic pollutant emissions. The CalEEMod default trip lengths were used in this analysis, as shown in Appendix A-1.

Area Sources: Area sources include emissions from consumer products, landscape equipment and architectural coatings. Landscape maintenance includes fuel combustion emissions from equipment such as lawn mowers, rototillers, shredders/ grinders, blowers, trimmers, chain saws, and hedge trimmers, as well as air compressors, generators, and pumps. As specifics were not known about the landscaping equipment fleet, CalEEMod defaults were used to estimate emissions from landscaping equipment, as shown in Appendix A-1.

Per SCAQMD Rule 1113 as amended on June 3, 2011, the architectural coatings that would be applied after January 1, 2014 will be limited to an average of 50 grams per liter or less and the CalEEMod model default was utilized as the new model takes this rule into account.

Energy Usage: CalEEMod defaults were utilized to determine the approximate energy usage, as shown in Appendix A-1. The Project will be 100 percent electric. Solar photovoltaic panels have been included in the analysis per Title 24 requirements ( Part 6 – Section 110.10).

The potential air quality impacts of created by the Proposed Project’ s long-term operations were calculated, and the highest emissions from either summer or winter are summarized in Table 9:

Regional Significance – Unmitigated Operational Emissions.

Table 9: Regional Significance – Unmitigated Operational Emissions 1 Area Sources2 21.00 0.23 23.80 0.00 0.01 0.01
Energy Usage3 0.00 0.00 0.00 0.00 0.00 0.00
Mobile Sources4 14.40 13.10 116. 00 0.30 27.60 7.17
Total Emissions 35.40 13.33 139. 80 0.30 27.61 7.18
SCAQMD Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Notes:
1 Source: CalEEMod Version 2022.1.1.22
Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment.

Energy usage consists of emissions from on-site natural gas usage.

As shown on Table 9, the Proposed Project does not exceed the SCAQMD daily emission threshold.

Therefore, regional operational emissions would be less than significant. No mitigation is required.

Operational Localized Significance Thresholds
Table 10: Localized Significance – Unmitigated Operational Emissions, shows the calculated emissions for the proposed operational activities compared with appropriate LSTs. The LST analysis only includes on-site sources; however, the CalEEMod software outputs do not separate on-site and off-site emissions for mobile sources. For a worst-case scenario assessment, the emissions shown in Table 10 include all on-site Project-related stationary sources and 10 percent of the Project-related new mobile sources. This percentage is an estimate of the amount of Project- related new vehicle traffic that will occur on-site.

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Table 10: Localized Significance – Unmitigated Operational Emissions 1 Area Sources2 0.23 23.80 0.01 0.01
Energy Usage3 0.00 0.00 0.00 0.00
On-Site Vehicle Emissions4 0.44 3.87 0.92 0.24
Total Emissions 0.67 27.67 0.93 0.25
SCAQMD Threshold for 25 meters ( 82 feet) or less2 371 1,965 4 2 Exceeds Threshold? No No No No
Notes:
1 Source: Calculated from CalEEMod and SCAQMD’ s Mass Rate Look- up Tables for 5 acres in Hemet/ San Jacinto Valley Source Receptor Area (SRA 28). Project will be approximately 76.3 acres.

Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment.

Energy usage consists of emissions from generation of electricity and on-site natural gas usage.

On-site vehicular emissions based on 1/10 of the gross vehicular emissions and road dust.

Table 10 indicates that the local operational emissions would not exceed the LST thresholds at the nearest sensitive receptors, located adjacent to the Project, the currently Proposed Project would not result in significant Localized Operational emissions. No mitigation is required.

Cumulative Regional Air Quality Impacts
Cumulative projects include local development as well as general growth within the project area.

However, as with most development, the greatest source of emissions is from mobile sources, which travel well out of the local area. Therefore, from an air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind patterns are considered, would cover an even larger area. Accordingly, the cumulative analysis for the Project’ s air quality must be generic by nature.

The Project area is out of attainment for both ozone and PM10 particulate matter. Construction and operation of cumulative projects will further degrade the local air quality, as well as the air quality of the South Coast Air Basin. The greatest cumulative impact on the quality of regional air cell will be the incremental addition of pollutants mainly from increased traffic from residential, commercial, and industrial development and the use of heavy equipment and trucks associated with the construction of these projects. Air quality will be temporarily degraded during construction activities that occur separately or simultaneously. However, in accordance with the SCAQMD methodology, projects that do not exceed the SCAQMD criteria or can be mitigated to less than criteria levels are not significant and do not add to the overall cumulative impact. The Project would not exceed any of the thresholds of significance and therefore is considered less than significant. c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. A significant impact may occur when a project would generate pollutant concentrations to a degree that would significantly affect sensitive receptors, which include populations that are more susceptible to the effects of air pollution than the population at large.

Exposure of sensitive receptors is addressed for the following situations: CO hotspots; criteria pollutants and toxic air contaminants ( TACs, specifically diesel particulate matter [ DPM]) from on-site construction; exposure to off-site TAC emissions; and asbestos and lead- based paint during demolition.

Operational, long-term TACs may be generated by some industrial land uses; commercial land uses

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e.g., gas stations and dry cleaners); and diesel trucks on freeways. Residential land uses do not generate substantial quantities of TACs and are therefore not addressed in this section of this document.

Carbon Monoxide Hotspot Emissions
CO is the pollutant of major concern along roadways because the most notable source of CO is motor vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a roadway network and are used as an indicator of potential local air quality impacts. Local air quality impacts can be assessed by comparing future without and with project CO levels to the State and Federal CO standards which were presented above.

To determine if the proposed Project could cause emission levels in excess of the CO standards discussed above, a sensitivity analysis is typically conducted to determine the potential for CO “ hot spots” at a number of intersections in the general project vicinity. Because of reduced speeds and vehicle queuing, “ hot spots” potentially can occur at high traffic volume intersections with a Level of Service E or worse.

Micro- scale air quality emissions have traditionally been analyzed in environmental documents where the air basin was a non-attainment area for CO. However, the SCAQMD has demonstrated in the CO attainment redesignation request to EPA that there are no “hot spots” anywhere in the air basin, even at intersections with much higher volumes, much worse congestion, and much higher background CO levels than anywhere in Riverside County. If the worst- case intersections in the air basin have no “ hot spot” potential, any local impacts will be below thresholds.

The traffic analysis ( Appendix H) showed that the Project would generate 3,952 trips per day. The 1992 Federal Attainment Plan for Carbon Monoxide ( 1992 CO Plan) showed that an intersection which has a daily traffic volume of approximately 100,000 vehicles per day would not violate the CO standard.

The volume of traffic at Project buildout would be well below 100,000 vehicles and below the necessary volume to even get close to causing a violation of the CO standard. Therefore, no CO “ hot spot” modeling was performed, and no significant long-term air quality impact is anticipated to local air quality with the on-going use of the Proposed Project.

Exposure to On-Site Construction Toxic Air Contaminant Emissions The greatest potential for toxic air contaminant emissions would be related to diesel particulate emissions associated with heavy equipment operations during construction of the Proposed Project.

The Office of Environmental Health Hazard Assessment ( OEHHA) has issued the Air Toxic Hot Spots Program Risk Assessment Guidelines and Guidance Manual for the Preparation of Health Risk Assessments, February 2015 to provide a description of the algorithms, recommended exposure variates, cancer and noncancer health values, and the air modeling protocols needed to perform a HRA under the Air Toxics Hot Spots Information and Assessment Act of 1987. Hazard identification includes identifying all substances that are evaluated for cancer risk and/ or non- cancer acute, 8-hour, and chronic health impacts. In addition, identifying any multi- pathway substances that present a cancer risk or chronic non- cancer hazard via non-inhalation routes of exposure.

An HRA was prepared for the Proposed Project ( Appendix A-2). According to the HRA, construction activities would result in short- term Project- generated emissions of DPM from the exhaust of off-road, heavy-duty diesel equipment used for site preparation ( e.g., demolition, excavation, and grading); paving; building construction; and other miscellaneous activities. CARB identified DPM as a TAC in 1998.

The dose to which receptors are exposed is the primary factor used to determine health risk. Dose is a function of the concentration of a substance or substances in the environment and the duration of

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exposure to the substance. Thus, the risks estimated for a maximally exposed individual are higher if a fixed exposure occurs over a longer time period. According to the OEHHA, HRAs— which determine the exposure of sensitive receptors to TAC emissions— should be based on a 30-year exposure period; however, such assessments should be limited to the period/ duration of activities associated with the Project ( Appendix A-2).

The Project would result in the development of residential uses which do not involve substantial levels of TACs due to the nature of the development. However, construction activities will result in emissions of DPM which is carcinogenic. The HRA report in Appendix A-2 estimated the cancer risk to construction for 10 receptor locations near the Project Site ( Table 3, Appendix A-2). The report identifies that the cancer risks from construction activities are estimated to range from a low of 0.21 per million at West Esplanade Ave to a high of 0.86 per million along West Seventh Street. All estimates are below the SCAQMD’ s significance threshold of 10 in a million. As such, Project- related construction emissions of TACs would not expose sensitive receptors to substantial emissions of TACs ( Appendix A-2). The impact would be less than significant, and no mitigation is required.

Exposure to Off-Site Construction Toxic Air Contaminant Emissions As stated in the HRA, the CARB Air Quality and Land Use Handbook: A Community Health Perspective provides guidance concerning land use compatibility with TAC sources ( CARB 2005). While not a law or adopted policy, the handbook offers advisory recommendations for siting sensitive receptors near uses associated with TACs ( such as freeways and high-traffic roads, commercial distribution centers, rail yards, ports, refineries, dry cleaners, gasoline stations, and industrial facilities) to help keep children and other sensitive populations out of harm’ s way. (Appendix A-2).

Projects of concern for mobile sources of TACs are typically those located within 500 feet of the following types of facilities that emit significant quantities of DPM: urban roads with more than 100,000 vehicles per day; freeways or roads with a high heavy truck concentration; and/ or near rail yards, ports, and/ or distribution centers. The Proposed Project Site is more than 500 feet from any freeway or major urban road. With respect to proximity to emissions from railroad sources, CARB recommends avoiding siting new sensitive land uses within 1,000 feet of a major service and maintenance rail yard ( CARB 2005); the Proposed Project Site is not located within 1,000 feet of this type of facility. CARB recommends not placing sensitive receptors within the same building as a dry cleaner and avoiding siting residences within 300 feet of a large gas station or within 500 feet of dry-cleaning operations with 2 machines using perchloroethylene. There are no gas stations within 300 feet or dry cleaners within 500 feet of the Proposed Project Site. As such, the health risks associated with locating sensitive receptors proximate to a dry cleaner would be less than significant since there are no dry cleaners located within 500 feet of the site. It is important to note the CARB recommendation was published in 2005; however, subsequent to CARB’ s recommendation in 2007, the CARB established a phase- out of perchloroethylene usage at dry cleaners by 2023.

The HRA for the Project has also provided the relative health risk of the Project area as well as other locations in the general area and the air basin. The overall cancer risk at the Proposed Project Site of 254 per million health risk is generally lower than other areas identified within the HRA and substantially less than the basin- wide average of 455 in a million health risk. As such, no off-site sensitive uses would be exposed to significant levels TACs. Impacts would be less than significant, and no mitigation is required (Appendix A-2).

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d) Result in other emissions ( such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact. The SCAQMD recommends that odor impacts be addressed in a qualitative manner. Such an analysis shall determine whether the Project would result in excessive nuisance odors, as defined under the California Code of Regulations and Section 41700 of the California Health and Safety Code, and thus would constitute a public nuisance related to air quality.

Potential sources that may emit odors during construction activities include the application of materials such as asphalt pavement. The objectionable odors that may be produced during the construction process are short-term in nature and the odor emissions are expected to cease upon the drying or hardening of the odor producing materials. Diesel exhaust and VOCs would be emitted during construction of the Project, which are objectionable to some; however, emissions would disperse rapidly from the Proposed Project Site and therefore should not reach an objectionable level at the nearest sensitive receptors. Due to the short- term nature and limited amounts of odor producing materials being utilized, no significant impact related to odors would occur during construction of the Proposed Project.

Potential sources that may emit odors during the on-going operations of the proposed Project would include odor emissions from trash storage areas and vehicle emissions. Due to the distance of the nearest receptors from the Proposed Project Site and through compliance with SCAQMD’ s Rule 402, no significant impact related to odors would occur during the on-going operations of the proposed Project and no mitigation is required.

4.3.3 Mitigation Measures
No mitigation measures associated with impacts to Air Quality apply to the Proposed Project.

4.3.4 Conclusion
There are less than significant potential impacts of the Proposed Project associated with Air Quality, and no mitigation would be required.

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4.4 Biological Resources
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and biological surveys completed to determine potential impacts to biological services associated with the development of the Proposed Project, included as Appendix B-1 – Habitat Assessment for Chacon Farms Property, Psomas, March 5, 2024, and Appendix B-2 – Tree Inventory Report for the Chacon Farms Property, City of San Jacinto, California, Psomas, April 28, 2023.

4.4.1 Regulatory Setting
Given the local environment, regulations governing biological resources for this Project include the following:

Migratory Bird Treaty Act
The federal Migratory Bird Treaty Act (MBTA) of 1918 (16 U.S.C 703-711) provides protection for nesting birds that are both residents and migrants whether they are considered sensitive by resource agencies. The MBTA makes it unlawful to take, possess, buy, sell, purchase, or barter any migratory bird listed under 50 CFR 10, including feathers or other parts, nests, eggs, or products, except as allowed by implementing regulations ( 50 CFR 21). The direct injury or death of a migratory bird, due to construction activities or other constructionrelated disturbance that causes nest abandonment, nestling abandonment, or forced fledging would be considered a take under federal law. The USFWS, in coordination with the California Department of Fish and Wildlife ( CDFW) administers the MBTA. CDFW’ s authoritative nexus to MBTA is provided in California Fish and Game Code ( FGC) Sections 3503. 5 which protects all birds of prey and their nests and FGC Section 3800 which protects all non-game birds that occur naturally in the State.

Endangered Species Act - Federal
The purpose of the United States Endangered Species Act that was established in 1973 provides protections for fish, wildlife, and plants that are listed as threatened or endangered; provides for adding species to and removing them from the list of threatened and endangered species, and for preparing and implementing plans for their recovery; provides for interagency cooperation to avoid take of listed species and for issuing permits for otherwise prohibited activities; provides for cooperation with States, including authorization of financial assistance; and implements the provisions of the Convention on International Trade in Endangered Species of Wild Flora and Fauna. The US Fish and Wildlife administers the federal Endangered Species Act.

California Endangered Species Act
The California Endangered Species Act (CESA) is a California environmental law that conserves and protects plant and animal species at risk of extinction. Originally enacted in 1970, CESA was repealed and replaced by an updated version in 1984 and amended in 1997. Plant and animal species may be designated threatened or endangered under CESA after a formal listing process by the California Fish and Game Commission.

Approximately 250 species are currently listed under CESA. A CESA- listed species, or any part or product of the plant or animal, may not be imported into the state, exported out of the state, “ taken” ( i.e., killed), possessed, purchased, or sold without proper authorization. Implementation of CESA has reduced and avoided impacts to California’ s most imperiled plants and animals, has protected hundreds of thousands of acres of vital habitat, and has led to a greater scientific understanding of California’ s incredible biodiversity.

The California Department of Fish and Wildlife ( CDFW) works with agencies, organizations, and other interested persons to study, protect, and preserve CESA- listed species and their habitats. CDFW also conducts scientific reviews of species petitioned for listing under CESA, administers regulatory permitting programs to authorize take of listed species, maintains an extensive database of listed species occurrences, and conducts periodic reviews of listed species to determine if the conditions that led to original listing are still present.

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4.4.2 Environmental Setting
The Proposed Project Site consists of agricultural areas with developed and disturbed areas around the edges. Existing vegetation observed on the Proposed Project Site include field croplands and valley and foothill grassland; disturbed and developed landcovers are also present, as shown in Appendix B-1 (refer to Exhibit 4, Vegetation Types and Other Areas).

Additionally, there is a detention basin located in the northwest corner of the Proposed Project Site. The detention basin undergoes routine maintenance and appears to have been plowed multiple times in the past based on historical aerials. The main source of water for this basin is irrigation from the adjacent agricultural fields; no natural inlet or outlet was observed in the field. It does not connect to a natural drainage, and no riparian vegetation is present.

4.4.3 Impact Analysis
Impact
Mitigation
Less Than
Significant
Impact
Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
species in local or regional plans, policies, or
regulations, or by the California Department of Fis
X
habitat or other sensitive natural community
identified in local or regional plans, policies, X
federally protected wetlands ( including, but not
direct removal, filling, hydrological interruption, or
X
corridors, or impede the use of native wildlife
X
protecting biological resources, such as a tree X
Plan, or other approved local, regional, or state X

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Discussion
a) Have a substantial adverse effect, either directly or through habitat modification, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Significant Impact With Mitigation Incorporated.

No candidate, sensitive, or special status species are expected to occur on the Proposed Project Site due to lack of suitable habitat and/ or because they were absent during focused surveys. The Proposed Project Site is not located within any designated critical habitat for federally or State- listed Threatened or Endangered species.

According to the Western Riverside County Regional Conservation Authority Multiple Species Habitat Conservation Plan ( MSHCP) Information Mapping Application ( 2023), the Proposed Project Site was required to be assessed for Narrow Endemic plant species, burrowing owl ( Athene cunicularia), Riparian/ Riverine habitat ( i.e., riparian bird species), and vernal pool branchiopods ( i.e., fairy shrimp).

Narrow Endemic Plants
Per Section 6.1.3 of the MSHCP, habitat was assessed for the following Narrow Endemic plant species:

Munz’ s onion ( Allium munzii), San Diego ambrosia ( Ambrosia pumila), many- stemmed dudleya Dudleya multicaulis), spreading navarretia ( Navarretia fossalis), Californica Orcutt grass ( Orcuttia californica), and Wright’ s trichocoronis ( Trichocoronis wrightii). Of these Narrow Endemic plant species, San Diego ambrosia, spreading navarretia, California Orcutt grass, and Wright’ s trichocoronis had limited potential to occur based on the presence of marginally suitable habitat ( i.e., the on-site basin and/ or margins of the agricultural field). Munz’ s onion and many- stemmed dudleya would not be expected to occur based on lack of suitable habitat. Additionally, the Proposed Project Site was determined to have potential for Salt Spring checkerbloom ( Sidalcea neomexicana), which is a California Rare Plant Rank [CRPR] 2B.22 species and is not covered by the MSHCP. Focused surveys were conducted for Narrow Endemic and other special status plant species; no Narrow Endemic or special status plant species were observed. Therefore, there would be no impact on these species, and no mitigation would be required.

Burrowing Owl
On October 10, 2024, the California Fish and Game Commission ( CFGC) accepted the petition to designate the western burrowing owl as a candidate species for protection under the California Endangered Species Act ( CESA). The species will have full CESA protections until the California Department of Fish and Wildlife ( CDFW) decides whether listing is warranted, which will likely occur in late 2025 or early 2026. The MSHCP identifies the burrowing owl as a covered species and requires surveys to determine habitat and presence prior to approving projects. The City of San Jacinto is signatory to the MSHCP.

Per Section 6.3.2 of the MSHCP, the Proposed Project Site was assessed for the presence of burrowing owl habitat. The habitat assessment determined that suitable habitat for the burrowing owl was present on the Proposed Project Site and adjacent areas ( e.g., field croplands and disturbed areas); therefore, focused surveys were required. Potentially suitable burrows were observed; however, no burrowing owls, or other evidence of owl presence ( e.g., cast pellets, white-wash, feathers, or prey CRPR 2B.2: Plants rare, threatened, or endangered in California but common elsewhere; 20–80 percent of occurrences threatened.

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remains) were observed during the focused surveys. Therefore, there would be no impact on this species, and no compensatory mitigation would be required.

Because site conditions change over time and burrowing owls move seasonally, a burrowing owl could be on the Proposed Project Site in the future. All projects located within the Additional Survey Area for burrowing owl are required to conduct a pre-construction survey for burrowing owl within 30 days prior to construction to ensure the Project would not impact any active burrows. Therefore, the Project would implement Mitigation Measure BIO- 1, which would require a pre-construction survey for burrowing owls.

Riparian Bird Species
Per Section 6.1.2 of the MSHCP, the Proposed Project Site must be assessed for the presence of Riparian/ Riverine habitat; no Riparian/ Riverine habitat was present on the Proposed Project Site.

Therefore, there would be no impact on riparian bird species covered by this section of the MSHCP, and no mitigation would be required.

Vernal Pool Branchiopods (Fairy Shrimp)
Per Section 6.1.2 of the MSHCP, the Proposed Project Site must be assessed for the presence of vernal pools and associated vernal pool branchiopods. The detention basin at the northwest corner of the Proposed Project Site was observed to support ponding; the source of the water appears to be irrigation from the adjacent agricultural fields. Historic aerials were examined on Google Earth between 1996 to 2021 to examine the extent of ponding over time. The artificial basin appears to have been intermittently ponded beginning in 2009. During dry periods, the area appears to have been plowed and blends in with the surrounding agricultural field. As stated in the MSHCP, stock ponds, ephemeral pools, and other features that are artificially created are not considered vernal pools meeting the requirements of Section 6.1.2 (refer to Fair Shrimp Report in Appendix B-1). However, they may still provide habitat for vernal pool invertebrate species that are protected by the MSHCP.

One wet season focused survey and one dry season focused survey were conducted for Riverside fairy shrimp ( Streptocephalus woottoni) and vernal pool fairy shrimp ( Branchinecta lynchi) in 2022–2023; neither of these species was observed during the wet season fairy shrimp surveys. Dry season sampling was conducted in August 2023; Branchinecta cysts were observed but the lab results were inconclusive.

Of the cysts observed, only one cyst hatched; it was identified as versatile fairy shrimp ( Branchinecta lindali), a common species of fairy shrimp. The Brancinecta cysts collected during dry season sampling were then sent to Washington State University for a genetic analysis; results of the genetic analysis confirmed the genetic material was from versatile fairy shrimp ( i.e., the common species). No Riverside fairy shrimp or vernal pool fairy shrimp were observed during focused surveys; therefore, there would be no impact on these species.

Crotch’ s Bumble Bee
Crotch’ s bumble bee (Bombus crotchii) was proposed as a Candidate to be State listed as Endangered in 2019; this species is not a Covered Species in the MSHCP. Crotch bumble bee is a ground nester and often makes its nest in abandoned mammal burrows; it can be found in most native habitat types, although it prefers grassland and scrub habitats. The Proposed Project Site has been utilized as an agricultural area that lacks vegetation, and the Proposed Project Site has been regularly tilled detrimental to ground- nesting bees) and may have been exposed to pesticides. While the edges of the agricultural fields may be considered marginally suitable, this species is not expected to occur because the surrounding land uses are agricultural or residential; there are no adjacent areas of grassland or scrub habitats.

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Mountain Lion
The mountain lion ( Puma concolor) is currently a Candidate to be State listed as Threatened as an Evolutionary Significant Unit ( ESU). Regardless of the outcome of the proposed listing, this species is already a MSHCP Covered Species. The mountain lion occurs throughout most of California except for the Mojave and Colorado Deserts and the croplands of the Central Valley. Mountain lions occur in a variety of habitats, especially brushy habitats and riparian areas with interspersed irregular terrain, rocky outcrops, and tree/ brush edges. Mountain lions use caves, natural cavities, and thickets for cover.

A major threat to this species is fragmentation of habitat by spread of human developments and associated roads. Mountain lion is not expected to occur on the Proposed Project Site due to lack of suitable habitat. Additionally, the Proposed Project Site is also not within an area designated as a MSHCP linkage for wildlife movement.

Stephens’ Kangaroo Rat
In response to the listing of Stephens’ kangaroo rat ( Dipodomys stephensi), the Riverside County Habitat Conservation Agency developed a Stephens’ Kangaroo Rat Habitat Conservation Plan ( SKR HCP). The City of San Jacinto is not a participant in the SKR HCP; however, the MSHCP provides take authorization for projects outside the SKR HCP but within the MSHCP boundaries. Stephens’ kangaroo rat is not expected to occur on the Proposed Project Site due to lack of suitable habitat. b) Have a substantial adverse effect on any riparian habitat or sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S.

Fish and Wildlife Service?
No Impact. There is no riparian habitat or sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service present on the Project Site ( Appendix B-1). There would be no impact, and no mitigation is required.
c) Have a substantial adverse effect on state or federally protected wetlands (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
No Impact. There are no jurisdictional features on the Proposed Project Site. The detention basin present in the northwest corner of the Proposed Project Site was artificially created in uplands that were previously used for croplands. This area is irrigated, as evidenced by rills in the banks adjacent to the active agricultural field. This type of waterbody is excluded from being classified as a Waters of the U.S. under the jurisdiction of U.S. Army Corps of Engineers ( USACE) because it is isolated. Artificial wetlands less than one acre in size are not considered Waters of the State under the authority of the Regional Water Quality Control Board ( RWQCB). Based on historic aerial imagery and topographic maps, this area does not appear to have been part of a historic drainage; therefore, it would not be under the regulatory authority of the CDFW. As such, no drainages or other waters that would be under the jurisdiction of the USACE, RWQCB, or CDFW occur on the Proposed Project Site.

As mentioned above, the detention basin at the northwest corner of the Proposed Project Site was observed to support ponding; the source of the water appears to be irrigation from the adjacent agricultural fields. Historic aerials were examined on Google Earth between 1996 to 2021 to examine the extent of ponding over time. The detention basin appears to have been intermittently ponded beginning in 2009. During dry periods, the area appears to have been plowed and blends in with the surrounding agricultural field. As stated in the MSHCP, stock ponds, ephemeral pools, and other features that are artificially created are not considered vernal pools meeting the requirements of

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Section 6.1.2 (Appendix B-1). Therefore, no impact would occur related to wetlands, and no mitigation would be required.
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Less Than Significant Impact With Mitigation Incorporated. The Proposed Project Site is surrounded by existing development, with suburban development to the north and east, a dairy farm to the south, and construction an additional residential development to the west. Additionally, the Proposed Project Site is not located within a “ Core” or “ Linkage” area designated by the MSHCP. Wildlife could move locally through the Proposed Project Site and adjacent residential, agricultural, and dairy land. The Proposed Project Site is expected to be used for local movement by urban- tolerant species such as coyote ( Canis latrans), which could also use the Proposed Project Site after Project implementation.

Therefore, there would be no impact on wildlife movement.

Birds have potential to nest throughout the Proposed Project Site in vegetation, on bare ground, and on structures. The MBTA protects the taking of migratory birds and their nests and eggs. Bird species protected under the provisions of the MBTA are identified by the List of Migratory Birds ( Code of Federal Regulations, Title 50, Section 10.13). Section 3503 of the California Fish and Game Code makes it unlawful to take, possess, or destroy any bird’ s nest or any bird’ s eggs. Section 3513 of the California Fish and Game Code prohibits the take and possession of any migratory nongame bird, as designated in the MBTA. Any impact on an active bird nest would be considered a violation of the MBTA. Section

7.5.3 of the MSHCP requires implementation of Construction Minimization Measures, which include conducting vegetation clearing outside the peak nesting season (i.e., March 1 to June 30) to the extent practicable in order to avoid impacts on nesting birds. Implementation of Mitigation Measure BIO-2 would require a pre-construction nesting bird/ raptor survey and protection for any nests observed.

Existing trees located in the northeastern corner of the Proposed Project Site and adjacent to the Proposed Project Site also have potential to be used for nesting by raptors. Trees within the Proposed Project Site include Peruvian pepper tree ( Schinus mole), Mexican fan palm ( Washingtonia robusta), and California fan palm (Washingtonia filifera) (refer to Appendix B-2). If construction occurs during the raptor nesting season (i.e., February 1 to June 30), the loss of an active nest of any raptor species, including common raptor species, would be considered a violation of Sections 3503, 3503.5, and 3513 of the California Fish and Game Code. As discussed above, Section 7.5.3 of the MSHCP requires implementation of Construction Minimization Measures, which include conducting vegetation clearing outside the peak nesting season to the extent practicable in order to avoid impacts on nesting birds including raptors); however, raptors nest slightly earlier than other nesting birds (i.e., February 1 to June 30). Implementation of Mitigation Measure BIO-2 would require a pre-construction nesting bird/ raptor survey and protection for any nests observed. Therefore, impacts related to migratory corridors or native nursery sites would be less than significant with mitigation measures incorporated. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Less Than Significant. The City of San Jacinto Municipal Code prohibits removal of trees from public streets or parkways, and authorization must be obtained from the City Council ( Section 12.20). There is no restriction on the removal of trees located on private property; however, tentative tract maps must show the location of all trees having a diameter of 9.5 inches or greater. A total of 22 trees occur on the Proposed Project Site, as shown in the Tree Inventory Report (Appendix B-2) including one tree of heaven (Ailanthus altissima), one lemon tree (Citrus limon), two Mondell pine (Pinus eldarica), one peach tree (Prunus persica), four Peruvian pepper trees, four California fan palms, and nine Mexican

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fan palms. Removal of these trees does not conflict with the tree ordinance; they have been incorporated into Project plans. Therefore, there would be no impact, and no mitigation would be required.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Significant Impact With Mitigation Incorporated. The Proposed Project Site is located in the MSHCP area, specifically, within the San Jacinto Valley Area Plan. The City of San Jacinto is a signatory to the MSHCP; therefore, the Project would be subject to the provisions of the MSHCP. The Proposed Project Site is not located within an MSHCP Criteria Cell; the nearest Criteria Cell is approximately 0.25 miles southwest of the Proposed Project Site. Therefore, the Project would not conflict with assembly of the MSHCP Reserve.

Habitat assessments and focused surveys were conducted in accordance with MSHCP requirements.

Focused surveys were negative for all the species that required additional surveys. As required by the MSHCP, a pre-construction survey for burrowing owl will be conducted ( Mitigation Measure BIO- 1).

Also as required by the MSHCP, a per-acre mitigation fee will be required by the City of San Jacinto based on unit density ( i.e., 5.5 dwelling units per acre), Mitigation Measure BIO-3. Lastly, the Project must be constructed following the standard MSHCP Construction Minimization Measures ( MSHCP Section 7.5.3), Mitigation Measure BIO- 4. With implementation of Mitigation Measures BIO- 1, BIO- 3, and BIO- 4, the Project would not conflict with the MSHCP.

The City of San Jacinto is not a participant in the SKR HCP; however, the MSHCP provides take authorization for projects outside the SKR HCP but within the MSHCP boundaries. The Project does not occur within a SKR HCP Reserve area; therefore, the Project does not conflict with the SKR HCP. As such, impacts would be less than significant with mitigation incorporated.

4.4.4 Mitigation Measures
BIO- 1 The Project Applicant shall retain a qualified Biologist to conduct a pre- construction survey for burrowing owl on the Proposed Project Site ( and including adjacent areas within 500 feet to the extent possible) within 30 days prior to construction. Methods for the preconstruction surveys shall be conducted as a one-day focused survey following the Burrowing Owl Survey Instructions for the Western Riverside Multiple Species Habitat Conservation Plan ( MSHCP 2006). Following the survey, the Biologist shall prepare a Memorandum/ Letter Report describing the methods and results of the survey for submittal to the City. If burrowing owl are observed, the Report shall also make recommendations for avoidance and minimization measures depending on the timing of construction and the location of the active burrow with respect to planned activities.

If burrowing owl are observed, the Project Applicant ( or their designee) shall contact the City to discuss avoidance and minimization options. During the breeding season (i.e., March 1 to August 31), restrictions shall be placed on construction activities in the vicinity of any active burrow until the burrow is no longer active, as determined by a qualified Biologist.

The protective buffer shall be 500 feet (or as otherwise approved by the City) around the active burrow. The protective buffer shall be flagged clearly in the field, mapped as an Environmentally Sensitive Area,” and the maps provided to the Project Applicant, their designee ( e.g., Construction Supervisor), and the City. During the wintering season, an active burrow may be closed following CDFW- approved procedures with permission from the City. If the wintering burrow would not be directly impacted, a protective buffer of 160 feet ( or as otherwise approved by the City) shall be placed around the burrow. The

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protective buffer shall be flagged clearly in the field, mapped as an “ Environmentally Sensitive Area,” and the maps provided to the Project Applicant, their designee ( e.g., Construction Supervisor), and the City. The Project Applicant shall not proceed with construction until the avoidance and minimization measures have been approved by the City and all appropriate protections are in place.

BIO- 2 To the extent possible, vegetation removal will be conducted during the non- breeding season ( September 12 to January 31)3in order to minimize direct impacts on nesting birds and raptors. If construction activities would be initiated during the peak breeding season for nesting birds/ raptors ( February 1–June 30), a pre-construction survey will be conducted by a qualified Biologist within three days prior to the initiation of construction ( including demolition of structures). The nesting bird/ raptor survey area will include a buffer of 100 feet around the work area for nesting birds and a buffer of 500 feet around the work area for nesting raptors. This survey can be combined with the pre-construction burrowing owl survey described in MM BIO- 1. If the Biologist does not find any active nests in or immediately adjacent to the impact area, construction activities can proceed.

Any protective buffers will be flagged clearly in the field, mapped as “ Environmentally Sensitive Areas,” and the maps provided to the Project Applicant, their designee ( e.g., Construction Supervisor), and the City. Construction can proceed within the protective buffer when the qualified Biologist has determined that the nest is no longer active ( i.e., fledglings have left the nest, or the nest has failed).

BIO-3 Prior to the issuance of a grading permit, the Project Applicant shall pay the MSHCP mitigation fee as directed by the City of San Jacinto based on the most current rates.

BIO- 4 The Project Applicant and their designee ( i.e., Construction Contractors) shall follow required MSHCP Construction Minimization Measures ( Section 7.5.3 of the MSHCP).

Applicable construction minimization measures are listed below. x Plans for water pollution and erosion control will be prepared for all Discretionary Projects involving the movement of earth in excess of 50 cubic yards. The plans will describe sediment and hazardous materials control, dewatering or diversion structures, fueling and equipment management practices, use of plant material for erosion control.

Plans will be reviewed and approved by the City prior to construction. x Timing of construction activities will consider seasonal requirements for breeding birds and migratory non-resident species. Habitat clearing will be avoided during species active breeding season defined as March 1 to June 30.
x Sediment and erosion control measures will be implemented until such time soils are determined to be successfully stabilized.
3 These dates are outside the collective dates for the raptor nesting season ( February 1 to June 30, peak nesting bird season ( March 1 to June 3), and burrowing owl breeding season ( March 1 to August 31).

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x Silt fencing or other sediment trapping materials will be installed at the downstream end of construction activities to minimize the transport of sediments off-site. x The limits of disturbance, including the upstream, downstream, and lateral extents, will be clearly defined and marked in the field. Monitoring personnel will review the limits of disturbance prior to initiation of construction activities. x Exotic species removed during construction will be properly handled to prevent sprouting or regrowth.
x Training of construction personnel will be provided.
x Ongoing monitoring and reporting will occur for the duration of the construction activity to ensure implementation of best management practices.
x When work is conducted during the fire season ( as identified by the Riverside County Fire Department) adjacent to coastal sage scrub or chaparral vegetation, appropriate fire-fighting equipment ( e.g., extinguishers, shovels, water tankers) shall be available on the site during all phases of project construction to help minimize the chance of humancaused wildfires. Shields, protective mats, and/ or other fire preventative methods shall be used during grinding, welding, and other spark- inducing activities. Personnel trained in fire hazards, preventative actions, and responses to fires shall advise contractors regarding fire risk from all construction- related activities. x Active construction areas shall be watered regularly to control dust and minimize impacts to adjacent vegetation.
x All equipment maintenance, staging, and dispensing of fuel, oil, coolant, or any other toxic substances shall occur only in designated areas within the proposed grading limits of the Proposed Project Site. These designated areas shall be clearly marked and located in such a manner as to contain run-off.
x Waste, dirt, rubble, or trash shall not be deposited in the Conservation Area or on native habitat.

4.4.5 Conclusion
Implementation of Mitigation Measures BIO-1, BIO-2, BIO-3, and BIO-4 would reduce potential impacts of the Proposed Project associated with Biological Resources to less than significant.

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4.5 Cultural Resources
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and the Phase I Archaeological and Paleontological Resources Inventory, prepared by Psomas, dated October 2023, and included as Appendix C, which includes an Eastern Information Center ( EIC) cultural resources literature and records search, a Native American Heritage Commission ( NAHC) Sacred Lands Files (SLF) database search, Western Science Center (WSC) Paleontological Record Search, and pedestrian field survey. A Historic Built Environment Assessment, prepared by South Environmental, is included in Appendix C.

4.5.1 Environmental Setting
The study in Appendix C included a records search through the EIC, intensive- level pedestrian field survey and paleontological resources overview. The EIC record search identified 14 prior cultural resources studies within 0.8 km (one-half mile) of the Proposed Project Site were completed between 1990 and 2014 and are identified on Table 11: Prior Cultural Studies Within ½-mile of the Project Site. Two of the cultural resource studies ( RI-06821 and RI-08160) traversed the Proposed Project Site. The 14 studies consisted of archaeological field studies and literature reviews ( Appendix C).

Table 11: Prior Cultural Studies Within ½-mile of the Project Site RI-02885 1990 Arkush, Brooke Cultural
Resources Sites for the Perris Water
Williams Communications, Inc.,
Optic Cable System Installation
Sheila for 40-Acre Parcel, San

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Report No. Year Author( s) Type of Study Title of Study Proximity to
Proposed
Project Site
West Esplanade Project
431- 190- 010 & APN 431- 190-
Use Project, City of San Jacinto,
J.

Source: Appendix C
Previously Recorded Cultural Resources
The EIC records searches also identified five previously recorded cultural resources within 0.8 km (1/ 2-mile) of the Proposed Project Site and are identified on Table 12: Previously Recorded Cultural Resources Within Mile of the Project Site ( Appendix C). The previously recorded resources include historic buildings and structures. No precontact cultural resources ( before the arrival of Europeans) were identified by the EIC.

None of the five historic buildings and structures are located within the Proposed Project Site.

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Table 12: Previously Recorded Cultural Resources Within ½ Mile of the Project Site P-33-006287 – Historic: building, structure 1982 ( Warner, Jim); 2007 ( Tibbet, Casey)
Outside
P- 33- 007301 – Historic: building 1982 ( Swift, Laura), 2006 ( McElroy, Sheila)
Outside
P- 33- 014791 – Historic: building, structure 2003 ( Livingstone, D.) Outside P-33-015267 – Historic: building 2006 ( McElroy, Sheila) Outside P-33-017928 – Historic: structure 2010 ( Dice, Michael) Outside Source: Appendix C
Native American Heritage Commission Sacred Lands File Search On September 19, 2022, Psomas requested that the NAHC conduct a search of its SLF database to determine if cultural resources important to Native Americans have been recorded in the Proposed Project Site or in the immediate vicinity. The results of the NAHC SLF search were received on November 22, 2022, and were negative; however, it should be noted that the records maintained by the NAHC, and the CHRIS are not exhaustive and a negative response to these searches does not preclude the existence of a tribal cultural resource. Furthermore, a tribe may be the only source of information regarding the existence of a tribal cultural resource. The review included a list of tribes affiliated with the Proposed Project Site. If these tribal governments have requested to be listed on the City’ s Assembly Bill ( AB) 52 contact list the tribal governments will be contacted by the City and offered an opportunity to consult on the Project to comply with the requirements of AB 52. The SLF search results summary letter from the NAHC is provided in the Phase I Archaeological and Paleontological Resources Inventory ( Appendix C).

Field Survey
Psomas cultural resource specialist Heather Garnett, RPA, surveyed the Proposed Project Site on February 9, 2023. The cultural resources field survey did not identify archaeological resources; however, it should be noted ground visibility was obscured by dense vegetation and recent flooding from rain. Additionally, the structures located on at the northern end of the Proposed Project Site date to 1940s. A separate historic built environment assessment of the structures and report has been prepared by South Environmental, included in the Phase I Archaeological and Paleontological Resources Inventory ( Appendix C).

4.5.2 Impact Analysis
Impact
Mitigation
Less Than
Significant
Impact
Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as defined in 15064. 5? X
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064. 5? X
c) Disturb any human remains, including those interred
outside of formal cemeteries? X

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Discussion
a) Cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064. 5?
Less Than Significant Impact. Public Resources Code Section 15064. 5(a) defines historical resources, which includes: A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources ( Pub. Res. Code Section 5024. 1, Title 14 CCR, Section 14 CCR, Section 4850 et seq.). The EIC record search results identified five cultural resources located within a half-mile of the Proposed Project Site. These resources consist of five historic-era buildings and associated structures that establish historic-era land use within the generalized area. None of the five cultural resources are within the Proposed Project Site; therefore, the proposed Project will not impact these cultural resources. One built environment resource over 45 years old was identified within the Proposed Project Site: a residential farm located at 710 Cawston Avenue North comprising several buildings and structures. The Proposed Project Site was recorded and evaluated for historical significance on the appropriate set of DPR Forms in consideration of CRHR and City designation criteria and integrity requirements. The Proposed Project Site was found not eligible under all State and local designation criteria due to a lack of significant historical associations, a lack of architectural merit, and compromised integrity. No historical resources were identified within the Proposed Project Site as a result of this analysis. Therefore, with respect to a historical resource pursuant to Section 15064. 5, the proposed Project would not impact a historical resource under CEQA.

No mitigation is required.
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
Less Than Significant Impact With Mitigation Incorporated. A significant impact would occur if grading or excavation activities associated with the Project were to disturb archaeological resources that presently exist within the Proposed Project Site. The EIC record search results identified five cultural resources located within one-half-mile of the Proposed Project Site. These resources consist of five historic- era buildings and associated structures that establish historic- era land use within the generalized area. None of the five cultural resources are archaeological resources. However, there is the possibility that undiscovered intact archaeological resources may be present below the surface in native ( alluvial) sediments. These potential effects would be mitigated to a less than significant level with the implementation of Mitigation Measure CUL- 1, which recommends archaeological monitoring when excavations are required in native sediment.
c) Disturb any human remains, including those interred outside of formal cemeteries? Less than Significant Impact With Mitigation Incorporated. A significant adverse effect could occur if grading or excavation activities associated with the Project were to disturb previously interred human remains. The Proposed Project Site is located within a developed area that has been subject to earthmoving activities in the past, and no known burial sites are located on or adjacent to the Proposed Project Site. In the unlikely event of an unanticipated discovery of human remains in the Proposed Project Site during construction, the California Health and Safety Code and the California Public Resources Code require that any activity in the area of a potential find be halted and the Orange County Coroner be notified, as described in Mitigation Measure CUL- 2. Implementation of CUL- 2 would ensure impacts related to this threshold are less than significant, and no mitigation is required

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4.5.3 Mitigation Measures
CUL- 1 The Project proponent shall retain a Project Archaeologist prior to the initiation of grounddisturbing activities to monitor ground- disturbing activities occurring within native sediment ( in situ material).

In the event that archaeological resources are discovered at the Proposed Project Site, the handling of the discovered resources shall occur, as described below. All artifacts discovered shall be inventoried and analyzed by the Project Archaeologist. If any artifacts of Native American origin are discovered, all activities in the immediate vicinity of the find within a 50-foot radius) shall stop, and the Project Archaeologist shall notify the property owner and tribes identified by the NAHC as being affiliated with the area. The Project Archaeologist and Tribal Representative will analyze the Native American artifacts for identification as everyday life and/ or religious or sacred items, cultural affiliation, temporal placement, and function, as deemed possible. The significance of Native American resources shall be evaluated in accordance with the provisions of CEQA and shall consider the religious beliefs, customs, and practices of the affiliated tribes. All items found in association with Native American human remains shall be considered grave goods or sacred in origin and subject to special handling.

Non-Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation ( prior ownership), function, and temporal placement. After analysis and reporting, these artifacts shall be subjected to curation or returned to the property owner, as deemed appropriate.

CUL- 2 All discovered human remains shall be treated with respect and dignity. California State law California Health & Safety Code Section 7050. 5) and federal law and regulations Archaeological Resources Protection Act 16 United States Code ( USC) 470 & 43 Code of Federal Regulations ( CFR) 7], [Native American Graves Protection & Repatriation Act 25 USC 3001 & 43 CFR 10] and [Public Lands, Interior 43 CFR 8365. 1–7]) require a defined protocol if human remains are discovered in the State of California regardless of whether the remains are modern or archaeological in origin.

If human remains, grave goods, ceremonial items, and/ or sacred items are encountered, work will immediately halt within the immediate area and any nearby area reasonably suspected to overlie adjacent remains, and a 100-foot ESA boundary will be established to protect the find from impact, and the Soboba Band of Luiseno Indians and the City of San Jacinto Planning Division shall be immediately notified.

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has been made, any notifications have been sent and received, and the Riverside County Coroner’ s Office has cleared the site.

4.5.4 Conclusion
Implementation of Mitigation Measure CUL- 1 and CUL- 2, would reduce potential impacts of the Proposed Project associated with Cultural Resources to less than significant.

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4.6 Energy
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and from the Air Quality, Greenhouse Gas, and Energy Impact Study prepared by MD Acoustics and dated April 28, 2025, and included as Appendix A-1.

Information from the CalEEMod 2022. 1.1.22 Daily and Annual Outputs contained in Appendix A-1 was utilized for this analysis, and the CalEEMod outputs detail Project related construction equipment, transportation energy demands, and facility energy demands.

4.6.1 Regulatory Setting
The discussion below provides a summary of key standards relative to this Project. A more detailed list of standards is provided in Appendix A-1.

Building Energy Efficiency Standards
California Code of Regulations ( CCR) Title 24, Part 6. CCR Title 24, Part 6, which is California’ s Energy Efficiency Standards for Residential and Nonresidential Buildings ( Title 24) was first established in 1978 in response to a legislative mandate to reduce California’ s energy consumption. The standards are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods.

The Energy Commission adopted 2008 Standards on April 23, 2008 and Building Standards Commission approved them for publication on September 11, 2008. These updates became effective on August 1, 2009. 2013 and 2016 standards have been approved and became effective July 1, 2014 and January 1, 2016, respectively.

California Code of Regulations ( CCR) Title 24, Part 11 , commonly referred to as the CALGreen Code, states that all buildings for which an application for a building permit is submitted on or after January 1, 2023 must follow the 2022 standards. Energy efficient buildings require less electricity; therefore, increased energy efficiency reduces fossil fuel consumption and decreases greenhouse gas emissions.

The CALGreen Code includes mandatory measures for non-residential development related to site development; energy efficiency; water efficiency and conservation; material conservation and resource efficiency; and environmental quality. Specifically, the code requires the following measures that are applicable to energy use:
x New buildings with tenant spaces that have 10 or more tenant-occupants to provide secure bicycle parking for 5 percent of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.
x New buildings that require 10 or more parking spaces to provide a specific number of spaces to facilitate the future installation of electric vehicle supply equipment. The raceways are required to be installed at the time of construction.

Senate Bill 100
Senate Bill 100 (SB 100) was signed into law September 2018 and increased the goal of the California RPS Program to achieve at least 50 percent renewable resources by 2026, 60 percent renewable resources by 2030, and 100 percent renewable resources by 2045. SB 100 also includes a State policy that eligible renewable energy resources and zero-carbon resources supply 100 percent of all retail sales of electricity to California end-use customers and 100 percent of electricity procured to serve all State agencies by December 31, 2045. Under the bill, the State cannot increase carbon emissions elsewhere in the western grid or allow resource shuffling to achieve the 100 percent carbon- free electricity target.

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4.6.2 Environmental Setting
California is one of the lowest per capita energy users in the United States, ranked 48th in the nation, due to its energy efficiency programs and mild climate (United States Energy Information Administration [ EIA] 2018).

California consumed 292,039 gigawatt- hours ( GWh) of electricity and 2,110,829 million cubic feet of natural gas in 2017 ( California Energy Commission [ CEC] 2019; EIA 2018). In addition, Californians consume approximately 18.9 billion gallons of motor vehicle fuels per year (Federal Highway Administration 2019). The single largest end-use sector for energy consumption in California is transportation ( 39.8 percent), followed by industry (23.7 percent), commercial ( 18.9 percent), and residential ( 17.7 percent) (EIA 2018).

Most of California’ s electricity is generated in-state with approximately 30 percent imported from the Northwest ( Alberta, British Columbia, Idaho, Montana, Oregon, South Dakota, Washington, and Wyoming) and Southwest ( Arizona, Baja California, Colorado, Mexico, Nevada, New Mexico, Texas, and Utah) in 2017.

In addition, approximately 30 percent of California’ s electricity supply comes from renewable energy sources such as wind, solar photovoltaic, geothermal, and biomass ( CEC 2018). Adopted on September 10, 2018, SB 100 accelerates the State’ s Renewables Portfolio Standards Program by requiring electricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.

To reduce statewide vehicle emissions, California requires that all motorists use California Reformulated Gasoline, which is sourced almost exclusively from refineries located in California. Gasoline is the most used transportation fuel in California with 15.5 billion gallons sold in 2017 and is used by light- duty cars, pickup trucks, and sport utility vehicles ( California Department of Tax and Fee Administration 2018). Diesel is the second most used fuel in California with 4.2 billion gallons sold in 2015 and is used primarily by heavy dutytrucks, delivery vehicles, buses, trains, ships, boats and barges, farm equipment, and heavy- duty construction and military vehicles ( CEC 2016). Both gasoline and diesel are primarily petroleum- based, and their consumption releases greenhouse gas (GHG) emissions, including CO2 and NOX. The transportation sector is the single largest source of GHG emissions in California, accounting for 41 percent of all inventoried emissions in 2016 (California Air Resources Board [ CARB] 2018).

4.6.3 Impact Analysis
Impact
Less Than
Significant
Impact
Would the project:
a) Result in a potentially significant environmental
impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project X
X
Discussion
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact.

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Construction Energy Demand
Construction Equipment Electricity Usage. Electrical service will be provided by SCE. Based on the 2017 National Construction Estimator, the typical power cost per 1,000 square feet of building construction per month is estimated to be $ 2.32. The energy analysis provided in Appendix A-1 was prepared assuming project plans to develop the site with approximately 817,050 square feet of new residential space over the course of approximately 39 months. Based on Table 13, Project Construction Power Cost and Electricity Usage, the total power cost of the on-site electricity usage during the construction of the Proposed Project is estimated to be approximately $ 73,926.68 and the total electricity usage from Project construction related activities is estimated to be approximately 1,344,122 kilowatt-hours kWh).

Table 13: Project Construction Power Cost and Electricity Usage Power Cost
per 1,000 square fee
building per month of Size ( 1,000
Total
Total

2.32 817. 050 39 $ 73,926. 68 $ 0.06 1,344,122
Assumes the project will be under the GS-1 General Service rate under SCE.

Source: Appendix A-1
Construction Equipment Fuel Estimates. Using the CalEEMod data input, the Project’ s construction phase would consume electricity and fossil fuels as a single energy demand, that is, once construction is completed their use would cease. CARB’ s 2017 Emissions Factors Tables show that on average aggregate fuel consumption ( gasoline and diesel fuel) would be approximately 18.5 horsepower hours per gallon ( hp-hr/ gal). As presented in Table 14, Construction Equipment Fuel Consumption Estimates below, the Proposed Project construction activities would consume an estimated 108,685 gallons of diesel fuel.

Table 14: Construction Equipment Fuel Consumption Estimates HP
hrs/( gal diesel
1 Demolition 30 Concrete/ Industrial Saws 1 8 33 0.73 193 313 30 Excavators 3 8 36 0.38 328 532
30 Rubber Tired Dozers 2 8 367 0.4 2,349 3,809
Site Preparation 40 Rubber Tired Dozers 3 8 367 0.4 3,523 7,618 40 Tractors/ Loaders/ Backhoe
s
4 8 84 0.37 995 2,150
Grading 110 Excavators 2 8 36 0.38 219 1,301
110 Graders 1 8 148 0.41 485 2,886
110 Rubber Tired Dozers 1 8 367 0.4 1,174 6,983
110 Scrapers 2 8 423 0.48 3,249 19,316
110 Tractors/ Loaders/ Backhoes 2 8 84 0.37 497 2,957
Building
Construction

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Phase
Number
of Days Offroad Equipment Type Amount
Usage
Hours
Horse
Power
Load
Factor
HP
hrs/( gal diesel
1 500 Welders 1 8 46 0.45 166 4,476
Paving 75 Pavers 2 8 81 0.42 544 2,207
75 Paving Equipment 2 8 89 0.36 513 2,078
75 Rollers 2 8 36 0.38 219 887
Architectural
Coating
90 Air Compressors 1 6 37 0.48 107 518
Construction Fuel Demand ( gallons of diesel fuel) 108, 685 Notes:
1 Construction Worker Fuel Estimates. It is assumed that all construction worker trips are from light duty autos ( LDA) along area roadways. With respect to estimated vehicle miles travelled ( VMT), the construction worker trips would generate an estimated 3,772,243 VMT. Vehicle fuel efficiencies for construction workers were estimated in the air quality and greenhouse gas analysis using information generated using CARB’ s EMFAC model ( see Appendix A-1 for details). Table 15: Construction Worker Fuel Consumption Estimates, shows that an estimated 121,882 gallons of fuel would be consumed for construction worker trips.

Table 15: Construction Worker Fuel Consumption Estimates Number Worker
Vehicle
Economy Consumption
Demolition 30 15.0 18.5 8,325 30.95 269
Site Preparation 40 17.5 18.5 12,950 30.95 418
Grading 110 20.0 18.5 40,700 30.95 1,315
Building Construction 500 385. 0 18.5 3,561, 250 30.95 115, 065 Paving 75 15.0 18.5 20,813 30.95 672
Architectural Coating 90 77.0 18.5 128, 205 30.95 4,142 Total Construction Worker Fuel Consumption 121, 882
Notes:
1 Assumptions for the worker trip length and vehicle miles traveled are consistent with CalEEMod 2022.1.1.22 defaults.

Construction Vendor/ Hauling Fuel Estimates. Table 16: Construction Vendor Fuel Consumption Estimates ( MHD Trucks) and Table 17: Construction Hauling Fuel Consumption Estimates ( HHD Trucks) show the estimated fuel consumption for vendor and hauling during building construction and architectural coating. With respect to estimated VMT, the vendor and hauling trips would generate an estimated 1,000,455 VMT. For the architectural coatings it is assumed that the contractors would be responsible for bringing coatings and equipment with them in their light duty vehicles. Table 16 and Table 17 show that an estimated 134,056 gallons of fuel would be consumed for vendor and hauling trips.

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Table 16: Construction Vendor Fuel Consumption Estimates ( MHD Trucks) Number Worker
Vehicle
Economy Consumption
Demolition 30 0 10.2 0 9.22 0
Site Preparation 40 0 10.2 0 9.22 0
Grading 110 0 10.2 0 9.22 0
Building Construction 500 68.4 10.2 348, 840 9.22 37,835 Paving 75 15.0 10.2 11,475 9.22 1,245
Architectural Coating 90 0 10.2 0 9.22 0
Total Vendor Fuel Consumption 39,080
Notes:
1 Assumptions for the vendor trip length and vehicle miles traveled are consistent with CalEEMod 2022.1.1.22 defaults.

Table 17: Construction Hauling Fuel Consumption Estimates ( HHD Trucks) Number Worker
Vehicle
Economy Consumption
Demolition 30 10.9 20 6,540 6.74 970
Site Preparation 40 0.0 20 0 6.74 0
Grading 110 288. 0 20 633, 600 6.74 94,006
Building Construction 500 0 20 0 6.74 0
Paving 75 0 20 0 6.74 0
Architectural Coating 90 0 20 0 6.74 0
Total Construction Hauling Fuel Consumption 94,976
Notes:
1 Assumptions for hauling trip length and vehicle miles traveled are consistent with CalEEMod 2022.1.1.22 defaults.

Construction Energy Efficiency/ Conservation Measures. Construction equipment used over the approximately 39 month construction phase would conform to CARB regulations and California emissions standards and is evidence of related fuel efficiencies. In addition, the CARB Airborne Toxic Control Measure limits idling times of construction vehicles to no more than five minutes, thereby minimizing unnecessary and wasteful consumption of fuel due to unproductive idling of construction equipment. Furthermore, the Project has been designed in compliance with California’ s Energy Efficiency Standards and 2022 California Green Building Standards Code, Title 24, Part 11 (CALGreen).

Construction of the proposed residential development would require the typical use of energy resources. There are no unusual Project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities or equipment that would not conform to current emissions standards ( and related fuel efficiencies).

Therefore, the proposed construction activities would not result in inefficient, wasteful, or unnecessary fuel consumption and no mitigation is required.

Operational Energy Demand
Transportation Fuel Consumption. The largest source of operational energy use would be vehicle operation of customers. The site is located in an urbanized area just in close proximity to transit stops.

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Using the CalEEMod output, it is assumed that an average trip length would be 9.944 miles. To show a worst- case analysis, as the Proposed Project is a residential project, it was assumed that vehicles would operate 365 days per year. Table 18: Estimated Vehicle Operations Fuel Consumption, shows the worst- case estimated annual fuel consumption for all classes of vehicles from autos to heavy- heavy trucks. Table 18 shows that an estimated 571,336 gallons of fuel would be consumed per year for the operation of the proposed Project.

Table 18: Estimated Vehicle Operations Fuel Consumption Trip
2 Fuel Total
Gallons
Fuel
Light Auto Automobile 2,194 9.944 21,813 31.82 685. 52 250, 215 Light Truck Automobile 229 9.944 2,280 27.16 83.96 30,645 Light Truck Automobile 706 9.944 7,024 25.6 274. 37 100, 145 Medium Truck Automobile 564 9.944 5,613 20.81 269. 74 98,454 Light Heavy Truck 2-Axle Truck 106 9.944 1,051 13.81 76.08 27,769 Light Heavy Truck 10,000 lbs + 2-Axle Truck 29 9.944 292 14.18 20.57 7,507 Medium Heavy Truck 3-Axle Truck 47 9.944 464 9.58 48.46 17,688 Heavy Heavy Truck 4-Axle Truck 77 9.944 761 7.14 106. 61 38,913 Total 3,952 -- 39,298 -- 1565. 30 --
Total Annual Fuel Consumption 571, 336
Notes:
1 The project is to generate 3,952 total net new trips after reduction of existing uses. Default CalEEMod vehicle fleet mix utilized.
2 Based on the size of the site and relative location, trips were assumed to be local rather than regional.

Trip generation generated by the proposed Project are consistent with other similar residential uses of similar scale and configuration as reflected in the traffic data. That is, the Proposed Project does not propose uses or operations that would inherently result in excessive and wasteful vehicle trips, nor associated excess and wasteful vehicle energy consumption. Therefore, Project transportation energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary.

Facility Energy Demands (Electricity)
The annual electricity demands were provided per the CalEEMod output and are provided in Table 19:

Project Unmitigated Annual Operational Energy Demand Summary. The Project will be 100 percent electric and will not require natural gas.

Table 19: Project Unmitigated Annual Operational Energy Demand Summary Single Family Housing 8,280, 326
Total 8,280, 326
Notes:
1 Taken from the CalEEMod 2022.1.1.22 annual output.

As shown in Table 19, the estimated electricity demand for the Proposed Project is approximately 8,280,326 kWh per year. In 2022, the residential sector of the County of Riverside consumed approximately 9,061 million kWh of electricity. Therefore, the increase in electricity demand from the proposed Project is insignificant compared to the County’ s 2022 demand. However, electricity for the

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homes in the Project will also be provided by onsite solar which will not affect the County’ s demand.

Therefore, the increase in electricity demand from the proposed Project is insignificant compared to the County’ s 2022 demand, and impacts would be less than significant. No mitigation is required. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact. This analysis considers whether the Project would conflict with applicable federal transportation regulations, the State’ s Energy Plan, and the State’ s Renewable Energy Portfolio Standards.

Regarding federal transportation regulations, the Proposed Project Site is located in an already developed area. Access to/ from the Proposed Project Site is from existing roads. These roads are already in place so the Project would not interfere with, nor otherwise obstruct intermodal transportation plans or Projects that may be proposed pursuant to the Intermodal Surface Transportation Efficiency Act of 1991 ( ISTEA) because SCAG is not planning for intermodal facilities in the Project area.

Regarding the State’ s Energy Plan and compliance with Title 24 CCR energy efficiency standards, the applicant is required to comply with the California Green Building Standard Code requirements for energy efficient buildings and appliances as well as utility energy efficiency programs implemented by the SCE and Southern California Gas Company.

Regarding the State’ s Renewable Energy Portfolio Standards, the Project would be required to meet or exceed the energy standards established in the CALGreen Code. CALGreen Standards require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant- emitting finish materials.

Therefore, the Project would not conflict with or obstruct a State or the General Plan policies for energy efficiency, and less than significant impacts would occur. No mitigation is required.

4.6.4 Mitigation Measures
No mitigation measures associated with impacts to Energy apply to the Proposed Project.

4.6.5 Conclusion
There would be less than significant of the Proposed Project associated with Energy resources, and no mitigation would be required.

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4.7 Geology and Soils

4.7.1 Environmental Setting
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and from an updated, Project- specific Preliminary Geotechnical Investigation Geotechnical Evaluation) prepared by Geocon West Inc., dated November 4, 2022, and included as Appendix D-1. An updated geotechnical evaluation was prepared in January 2024 and it is provided in Appendix D-2.

4.7.2 Impact Analysis
Impact
Mitigation
Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or Rupture of a known earthquake fault, as
delineated on the most recent Alquist- Priolo
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Spec
X
Strong seismic ground shaking? X
Seismic- related ground failure, including
liquefaction? X
Landslides? X
X
and potentially result in on- site or off-site landslide, X of the Uniform Building Code ( 1994), creating X
of septic tanks or alternative wastewater disposal
systems where sewers are not available for the X
X

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Discussion
a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

Rupture of a known earthquake fault, as delineated on the most recent Alquist Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

Less Than Significant Impact. According to the Geotechnical Evaluation, the Proposed Project Site is not located within a currently established State of California Alquist- Priolo Earthquake Fault Zone or Riverside County Fault Hazard Zone for surface fault rupture hazards ( Appendix D-1). No active or potentially active faults with the potential for surface fault rupture are known to pass directly beneath the site. Therefore, impacts would be less than significant, and no mitigation is required.

Strong seismic ground shaking?
Less Than Significant Impact. The Proposed Project Site is located in a seismically active area, as is the majority of southern California, and there is potential for strong ground motion in the Project areas during the Project’ s lifetime. The closest active fault to the site is the Casa Loma branch of the San Jacinto fault located approximately ¾ mile northeast of the site. This fault, among others within the area, would have the potential to produce an earthquake estimated up to 6.9 on the Richter Scale ( Appendix D). In the event an earthquake of this magnitude occurs, the Proposed Project Site could experience periodic shaking, possibly of considerable intensity.

The Project’ s proposed structures would be required to meet the City’ s construction development standards and the seismic design parameters of the California Uniform Building Code to withstand potential seismic shaking impacts caused by an earthquake within an acceptable level of risk. In addition, the specific recommendations of the Geotechnical Evaluation prepared for the Project would be fully incorporated in the design and construction of the Project. Compliance with the California Uniform Building Code Seismic Safety Standards and Geotechnical Investigation recommendations would minimize risks related to seismic shaking impacts and reduce the potential for adverse effects to less than significant, and no mitigation is required.

Seismic related ground failure, including liquefaction? Less Than Significant Impact. Liquefaction is a phenomenon in which loose, saturated, relatively cohesionless soil deposits lose shear strength during strong ground motions. Primary factors controlling liquefaction include intensity and duration of ground motion, gradation characteristics of the subsurface soils, in-situ stress conditions, and the depth to groundwater.

Liquefaction is typified by a loss of shear strength in the liquefied layers due to rapid increases in pore water pressure generated by earthquake accelerations. The County of Riverside indicates that the site is located within a zone of moderate liquefaction potential. However, based on historic well records, static groundwater is more than 100 feet below ground surface in the vicinity of the site and the Geotechnical Investigation concluded the potential for liquefaction to occur beneath the site is considered very low ( Appendix D). In addition, the specific recommendations of the Geotechnical Evaluation prepared for the Project would be fully incorporated in the design and construction of the Project. Therefore, impacts related to liquefaction would be less than significant levels, and no mitigation is required.

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Landslides?
No Impact. Landslides may be induced by strong vibratory motion produced by earthquakes. The Proposed Project Site would not be subject to landslides. According to the California Department of Conservation Earthquake Zones of Required Investigation mapper ( CDC 2024), the Proposed Project Site is not identified as being within an area susceptible to landslides. The Proposed Project Site is relatively flat, with elevations ranging from 1,505 feet above mean sea level (AMSL) on the northwestern portion of the site to approximately 1,515 feet AMSL on the southwestern corner of the site. In addition, the specific recommendations of the Geotechnical Evaluation prepared for the Project, including slope stability features, would be fully incorporated in the design and construction of the Project. Due to the relatively low topography, and since the Project does not propose to create slopes or features that would increase the potential for landslides, no adverse impacts are anticipated, and no mitigation is required.

Based on the above, the Project will have a less than significant impact regarding exposure people or structures to potential substantial adverse effects of earthquakes, ground shaking, liquefaction and landsides, and no mitigation is required.
b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. The largest source of erosion and topsoil loss is uncontrolled drainage during construction. As discussed in more detail in Section XI, Hydrology and Water Quality, the National Pollutant Discharge Elimination System ( NPDES) permit program controls water pollution by regulating point sources that discharge pollutants into “ waters of the U.S.” Construction activities shall be conducted in compliance with the statewide NPDES General Permit for Storm Water Discharges Associated with the Construction and Land Disturbance Activities ( Order No 2022- 0057- DWQ, NPDES No. CAS000002), adopted by the State Water Resources Control Board on September 8, 2022. In compliance with the NPDES permit, erosion potential during construction of the proposed Project would be managed with Best Management Practices ( BMPs) implemented on the Proposed Project Site as part of a Storm Water Pollution Prevention Plan (SWPPP) during construction activities in accordance with NPDES requirements. Implementation of the BMPs would reduce construction- related erosion impacts to less than significant levels. Additionally, the specific recommendations of the Geotechnical Evaluation prepared for the Project, including grading and earthwork related recommendations, would be fully incorporated in the design and construction of the Project. Therefore, impacts related to soil erosion would be less than significant, and no mitigation is required. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
Less Than Significant Impact. As discussed above, the potential for liquefaction at the Proposed Project Site is considered low and the Proposed Project Site is not located in a potential landslide zone. The proposed Project would not introduce any new topographical features or elements that would change the existing geologic setting of the Project area, and the majority of the area is relatively flat. As such, on-site geologic and soils issues such as on-site soil stability including landslides, lateral spreading, liquefaction, and collapse are not significant due to the nature of the Project. The report in Appendix D-2 also identified that the potential for subsidence was low because: the site is not located in an Area of Land Subsidence in California according to the United States Geological Survey ( USGS); the San Jacinto Valley is not included in an area currently undergoing a USGS subsidence study; Riverside County does include the site in an area of active subsidence; the California Geological Survey does not address subsidence risk on its website; and a search of the City of the San Jacinto website GIS system did not yield results when the term “ subsidence” was searched. Additionally, the specific

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recommendations of the Geotechnical Investigation prepared for the Project ( Appendix D-1 and Appendix D-2) would be fully incorporated in the design and construction of the Project. Therefore, implementation of the proposed Project would not result in impacts associated with unstable geologic conditions. Impacts related to geologic unit stability that could result in lateral spreading, subsidence, liquefaction, or collapse would be less than significant. No mitigation is required. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code ( 1994), creating substantial direct or indirect risks to life or property? Less Than Significant Impact. Expansive soils are characterized by their ability to undergo significant volume changes ( shrink or swell) due to variations in moisture content the onsite fill consists of sandy silt within the soils encountered near the ground surface. Expansive soils are a contributing factor to building foundation settlement. According to the Geotechnical Evaluation, the upper five feet of existing site soils encountered during the investigation were considered to have a “ very low” expansive potential and are classified as “ non-expansive” ( Appendix D-1). Additionally, the specific recommendations of the Geotechnical Evaluation prepared for the Project would be fully incorporated in the design and construction of the Project. Therefore, Project impacts related to expansive soils would be less than significant, and no mitigation is required.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No Impact. The Project does not propose to install septic tanks or alternative wastewater disposal systems. No impacts would occur, and no mitigation is required. f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less Than Significant Impact With Mitigation Incorporated. Psomas requested a literature and records search from the WSC on November 21, 2022 ( refer to the Phase I Archaeological and Paleontological Resources Inventory in Appendix C). The WSC houses records regarding paleontological resources recorded in Riverside County. The records search included a 1.6-km (1-mile) search radius around the Proposed Project Site and consisted of a detailed examination of the USGS’ 7.5-minute Lakeview Quadrangle. The purpose of the literature search was to identify paleontological resources and/ or unique geological units previously recorded within and around the Proposed Project Site. The WSC paleontological literature review and record searches did not identify paleontological resources within the Proposed Project Site or the 1-mile search buffer/ radius. Furthermore, the WSC noted that the geologic units underlying the Proposed Project Site are mapped entirely as active valley deposits dating to the Holocene which is estimated to be between 5,000 years old and present. While Holocene alluvial units are of high preservation value, material found is unlikely to be fossil material due to the relatively modern associated dates of the deposits. However, the WSC also noted that if development requires any substantial depth of disturbance, the likelihood of reaching older Holocene or Late Pleistocene alluvial sediments would increase. The paleontological search results summary letter from WSC is presented in Appendix C.

Psomas surveyed the Proposed Project Site on February 9, 2023. The results of the field survey were negative for paleontological resources. However, the negative results only include an examination of the surface. Therefore, there is a possibility that intact paleontological resources may be present below the surface. A significant impact could occur if grading or excavation activities associated with the Project were to disturb paleontological resources that presently exist within the Project site. These potential effects may be mitigated to a less than significant level with the implementation of Mitigation Measure GEO-1, which requires retention of a qualified Paleontologist to be available “ on-call”

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throughout the duration of grading activities, would reduce potential impacts to less than significant levels.

4.7.3 Mitigation Measures
GEO- 1 In the event that potential paleontological resources are discovered during grounddisturbing activities, work will stop in that area and within 30 feet of the find until a qualified paleontologist can assess the significance of the find and, if necessary, develop appropriate treatment measures. Treatment measures may include monitoring by a qualified paleontologist during construction- related ground- disturbing activities. The monitor will retain the option to reduce monitoring if it is determined that the sediments were previously disturbed. Monitoring may also be reduced if potentially fossiliferous units are not present or, if present, are determined to have a low potential to contain fossil resources. The monitor will be equipped to salvage fossils and samples of sediments as they are unearthed and will be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens. Recovered specimens will be prepared to a point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. Specimens will be curated into a professional, accredited museum repository with permanent retrievable storage. A report of findings, with an appended itemized inventory of specimens, will be prepared and will signify completion of the mitigation.

4.7.4 Conclusion
Implementation of Mitigation Measure GEO- 1 would reduce potential impacts of the Proposed Project associated with Geology and Soils to less than significant.

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4.8 Greenhouse Gas Emissions
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and the Greenhouse Gas Analysis prepared for the Project as part of the Air Quality, Greenhouse Gas, and Energy Impact Study ( Appendix A-1), and all information in this section is derived from Appendix A-1.

4.8.1 Environmental Setting
Constituent gases of the Earth’ s atmosphere, called atmospheric GHGs, play a critical role in the Earth’ s radiation amount by trapping infrared radiation emitted from the Earth’ s surface, which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide CO2), methane ( CH4), ozone, water vapor, nitrous oxide ( N2O), and chlorofluorocarbons ( CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate.

Anthropogenic ( caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth’ s natural climate, known as global warming or climate change.

Emissions of gases that induce global warming are attributable to human activities associated with industrial/ manufacturing, agriculture, utilities, transportation, and residential land uses. Transportation is responsible for 41 percent of the State’ s greenhouse gas emissions, followed by electricity generation.

Emissions of CO2 and N2O are byproducts of fossil fuel combustion. Methane, a potent greenhouse gas, results from off-gassing associated with agricultural practices and landfills. Sinks of CO2, where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean. Table 20: GHG Descriptions, provides a description of each of the greenhouse gases and their global warming potential.

Table 20: GHG Descriptions
Nitrous oxide Nitrous oxide ( N2
some industrial processes
acid
4 of organic matter. Methane is
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Greenhouse Gas Description and Physical Properties Sources

4.8.2 Regulatory Background
Federal
Greenhouse Gas Endangerment. On December 2, 2009, the EPA announced that GHGs threaten the public health and welfare of the American people. The EPA also states that GHG emissions from on-road vehicles contribute to that threat. The decision was based on Massachusetts v. EPA ( Supreme Court Case 05-1120) which argued that GHGs are air pollutants covered by the Clean Air Act and that the EPA has authority to regulate those emissions.

Clean Vehicles. Congress first passed the Corporate Average Fuel Economy law in 1975 to increase the fuel economy of cars and light duty trucks. The law has become more stringent over time. On May 19, 2009, President Obama put in motion a new national policy to increase fuel economy for all new cars and trucks sold in the United States. On April 1, 2010, the EPA and the Department of Transportation’ s National Highway Safety Administration announced a joint final rule establishing a national program that would reduce greenhouse gas emissions and improve fuel economy for new cars and trucks sold in the United States.

The first phase of the national program would apply to passenger cars, light-duty trucks, and medium- duty passenger vehicles, covering model years 2012 through 2016. They require these vehicles to meet an estimated combined average emissions level of 250 grams of carbon dioxide per mile, equivalent to 35.5 miles per gallon if the automobile industry were to meet this carbon dioxide level solely through fuel economy improvements. Together, these standards would cut carbon dioxide emissions by an estimated 960 million metric tons and 1.8 billion barrels of oil over the lifetime of the vehicles sold under the program ( model years

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2012- 2016). The second phase of the national program would involve proposing new fuel economy and greenhouse gas standards for model years 2017- 2025 by September 1, 2011.

On October 25, 2010, the EPA and the U.S. Department of Transportation proposed the first national standards to reduce greenhouse gas emissions and improve fuel efficiency of heavy- duty trucks and buses.

For combination tractors, the agencies are proposing engine and vehicle standards that begin in the 2014 model year and achieve up to a 20 percent reduction in carbon dioxide emissions and fuel consumption by the 2018 model year. For heavy- duty pickup trucks and vans, the agencies are proposing separate gasoline and diesel truck standards, which phase in starting in the 2014 model year and achieve up to a 10 percent reduction for gasoline vehicles and 15 percent reduction for diesel vehicles by 2018 model year ( 12 and 17 percent respectively if accounting for air conditioning leakage). Lastly, for vocational vehicles, the agencies are proposing engine and vehicle standards starting in the 2014 model year which would achieve up to a 10 percent reduction in fuel consumption and carbon dioxide emissions by 2018 model year.

Mandatory Reporting of Greenhouse Gases. On January 1, 2010, the EPA started requiring large emitters of heat-trapping emissions to begin collecting GHG data under a new reporting system. Under the rule, suppliers of fossil fuels or industrial greenhouse gases, manufacturers of vehicles and engines, and facilities that emit 25,000 metric tons or more per year of greenhouse gas emissions are required to submit annual reports to the EPA.

Climate Adaption Plan. The EPA Plan identifies priority actions the Agency will take to incorporate considerations of climate change into its programs, policies, rules and operations to ensure they are effective under future climatic conditions.

State
California Code of Regulations ( CCR) Title 24, Part 6. CCR Title 24, Part 6: California’ s Energy Efficiency Standards for Residential and Nonresidential Buildings ( Title 24) were first established in 1978 in response to a legislative mandate to reduce California’ s energy consumption. The standards are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods. Although it was not originally intended to reduce GHG emissions, electricity production by fossil fuels results in GHG emissions and energy efficient buildings require less electricity. Therefore, increased energy efficiency results in decreased GHG emissions.

California Code of Regulations ( CCR) Title 24, Part 11. All buildings for which an application for a building permit is submitted on or after January 1, 2023 must follow the 2022 standards. Energy efficient buildings require less electricity; therefore, increased energy efficiency reduces fossil fuel consumption and decreases greenhouse gas emissions.

California Green Building Standards. On January 12, 2010, the State Building Standards Commission unanimously adopted updates to the California Green Building Standards Code, which went into effect on January 1, 2011. The Housing and Community Development ( HCD) updated CALGreen through the 2015 Triennial Code Adoption Cycle, during the 2016 to 2017 fiscal year. During the 2022-2023 fiscal year, the HCD updated CALGreen through the 2023 Triennial Code Adoption Cycle.

The Code is a comprehensive and uniform regulatory code for all residential, commercial and school buildings. CCR Title 24, Part 11: California Green Building Standards ( Title 24) became effective in 2001 in response to continued efforts to reduce GHG emissions associated with energy consumption. CCR Title 24,

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Part 11 now require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutantemitting finish materials. One focus of CCR Title 24, Part 11 is water conservation measures, which reduce GHG emissions by reducing electrical consumption associated with pumping and treating water. CCR Title 24, Part 11 has approximately 52 nonresidential mandatory measures and an additional 130 provisions for optional use. Some key mandatory measures for commercial occupancies include specified parking for clean air vehicles, a 20 percent reduction of potable water use within buildings, a 50 percent construction waste diversion from landfills, use of building finish materials that emit low levels of volatile organic compounds, and commissioning for new, nonresidential buildings over 10,000 square feet.

The CEC estimates that over 30 years the 2022 Energy Code will provide $ 1.5 billion in consumer benefits and reduce 10 million metric tons of GHG. Changes compared to the 2019 Energy Code include increases to onsite renewable energy generation from solar, increases to electric load flexibility to support grid reliability, reduction of emissions from newly constructed buildings, reduction of air pollution for improved public health, and increased adoption of environmentally beneficial efficient electric technologies.

The California Green Building Standards Code does not prevent a local jurisdiction from adopting a more stringent code as state law provides methods for local enhancements. The Code recognizes that many jurisdictions have developed existing construction and demolition ordinances, and defers to them as the ruling guidance provided, they provide a minimum 50- percent diversion requirement. The code also provides exemptions for areas not served by construction and demolition recycling infrastructure. State building code provides the minimum standard that buildings need to meet in order to be certified for occupancy.

Executive Order S-3-05. California Governor issued Executive Order S-3-05, GHG Emission, in June 2005, which established the following targets:
x By 2010, California shall reduce greenhouse gas emissions to 2000 levels; x By 2020, California shall reduce greenhouse gas emissions to 1990 levels. x By 2050, California shall reduce greenhouse gas emissions to 80 percent below 1990 levels.

The executive order directed the secretary of the California Environmental Protection Agency ( CalEPA) to coordinate a multi-agency effort to reduce GHG emissions to the target levels. To comply with the Executive Order, the secretary of CalEPA created the California Climate Action Team (CAT), made up of members from various state agencies and commissions. The team released its first report in March 2006. The report proposed to achieve the targets by building on the voluntary actions of businesses, local governments, and communities and through State incentive and regulatory programs.

Executive Order S-01-07. Executive Order S-1-07 was issued in 2007 and proclaims that the transportation sector is the main source of GHG emissions in the State, since it generates more than 40 percent of the State’ s GHG emissions. It establishes a goal to reduce the carbon intensity of transportation fuels sold in the State by at least ten percent by 2020. This Order also directs CARB to determine whether this Low Carbon Fuel Standard ( LCFS) could be adopted as a discrete early- action measure as part of the effort to meet the mandates in AB 32.

On April 23, 2009, CARB approved the proposed regulation to implement the low carbon fuel standard. The low carbon fuel standard is anticipated to reduce GHG emissions by about 16 million metric tons (MMT) per year by 2020. The low carbon fuel standard is designed to provide a framework that uses market mechanisms to spur the steady introduction of lower carbon fuels. The framework establishes performance standards that fuel producers and importers must meet each year beginning in 2011. Separate standards are established for gasoline and diesel fuels and the alternative fuels that can replace each. The standards are back-loaded,” with more reductions required in the last five years, than the first five years. This schedule

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allows for the development of advanced fuels that are lower in carbon than today’ s fuels and the market penetration of plug- in hybrid electric vehicles, battery electric vehicles, fuel cell vehicles, and flexible fuel vehicles. It is anticipated that compliance with the low carbon fuel standard will be based on a combination of both lower carbon fuels and more efficient vehicles.

Reformulated gasoline mixed with corn- derived ethanol at ten percent by volume and low sulfur diesel fuel represent the baseline fuels. Lower carbon fuels may be ethanol, biodiesel, renewable diesel, or blends of these fuels with gasoline or diesel as appropriate. Compressed natural gas and liquefied natural gas also may be low carbon fuels. Hydrogen and electricity, when used in fuel cells or electric vehicles are also considered as low carbon fuels for the low carbon fuel standard.

SB 97. Senate Bill 97 (SB 97) was adopted August 2007 and acknowledges that climate change is a prominent environmental issue that requires analysis under CEQA. SB 97 directed the Governor’ s Office of Planning and Research ( OPR), which is part of the State Resource Agency, to prepare, develop, and transmit to CARB guidelines for the feasible mitigation of GHG emissions or the effects of GHG emissions, as required by CEQA, by July 1, 2009. The Resources Agency was required to certify and adopt those guidelines by January 1, 2010.

Pursuant to the requirements of SB 97 as stated above, on December 30, 2009 the Natural Resources Agency adopted amendments to the CEQA guidelines that address GHG emissions. The CEQA Guidelines Amendments changed 14 sections of the CEQA Guidelines and incorporate GHG language throughout the Guidelines. However, no GHG emissions thresholds of significance are provided and no specific mitigation measures are identified. The GHG emission reduction amendments went into effect on March 18, 2010 and are summarized below:
x Climate action plans and other greenhouse gas reduction plans can be used to determine whether a project has significant impacts, based upon its compliance with the plan. x Local governments are encouraged to quantify the greenhouse gas emissions of proposed projects, noting that they have the freedom to select the models and methodologies that best meet their needs and circumstances. The section also recommends consideration of several qualitative factors that may be used in the determination of significance, such as the extent to which the given project complies with state, regional, or local GHG reduction plans and policies. OPR does not set or dictate specific thresholds of significance. Consistent with existing CEQA Guidelines, OPR encourages local governments to develop and publish their own thresholds of significance for GHG impacts assessment.
x When creating their own thresholds of significance, local governments may consider the thresholds of significance adopted or recommended by other public agencies, or recommended by experts. x New amendments include guidelines for determining methods to mitigate the effects of greenhouse gas emissions in Appendix F of the CEQA Guidelines. x OPR is clear to state that “to qualify as mitigation, specific measures from an existing plan must be identified and incorporated into the project; general compliance with a plan, by itself, is not mitigation.”
x OPR’ s emphasizes the advantages of analyzing GHG impacts on an institutional, programmatic level. OPR therefore approves tiering of environmental analyses and highlights some benefits of such an approach.
x Environmental impact reports ( EIRs) must specifically consider a project' s energy use and energy efficiency potential.

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AB 32. The California State Legislature enacted AB 32, the California Global Warming Solutions Act of 2006.

AB 32 requires that greenhouse gases emitted in California be reduced to 1990 levels by the year 2020.

Greenhouse gases” as defined under AB 32 include carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. ARB is the state agency charged with monitoring and regulating sources of greenhouse gases. AB 32 states the following:

Global warming poses a serious threat to the economic well- being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health- related problems.

The ARB Board approved the 1990 greenhouse gas emissions level of 427 million metric tons of carbon dioxide equivalent ( MTCO2e) on December 6, 2007 ( CARB 2007). Therefore, emissions generated in California in 2020 are required to be equal to or less than 427 million MTCO2e. Emissions in 2020 in a business as usual” scenario are estimated to be 596 million MTCO2e.

Under AB 32, the ARB published its Final Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in California. Discrete early action measures are currently underway or are enforceable by January 1, 2010. The ARB has 44 early action measures that apply to the transportation, commercial, forestry, agriculture, cement, oil and gas, fire suppression, fuels, education, energy efficiency, electricity, and waste sectors. Of these early action measures, nine are considered discrete early action measures, as they are regulatory and enforceable by January 1, 2010. The ARB estimates that the 44 recommendations are expected to result in reductions of at least 42 million MTCO2e by 2020, representing approximately 25 percent of the 2020 target.

The ARB’ s Climate Change Scoping Plan ( Scoping Plan) contains measures designed to reduce the State’ s emissions to 1990 levels by the year 2020 ( CARB 2008). The Scoping Plan identifies recommended measures for multiple greenhouse gas emission sectors and the associated emission reductions needed to achieve the year 2020 emissions target— each sector has a different emission reduction target. Most of the measures target the transportation and electricity sectors. As stated in the Scoping Plan, the key elements of the strategy for achieving the 2020 greenhouse gas target include:
x Expanding and strengthening existing energy efficiency programs as well as building and appliance standards;
x Achieving a statewide renewables energy mix of 33 percent; x Developing a California cap-and-trade program that links with other Western Climate Initiative partner programs to create a regional market system;
x Establishing targets for transportation- related greenhouse gas emissions for regions throughout California and pursuing policies and incentives to achieve those targets; x Adopting and implementing measures pursuant to existing State laws and policies, Including California’ s clean car standards, goods movement measures, and the Low Carbon Fuel Standard; and
x Creating targeted fees, including a public goods charge on water use, fees on high global warming potential gases, and a fee to fund the administrative costs of the State’ s long- term commitment to AB 32 implementation.

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In addition, the Scoping Plan differentiates between “ capped” and “ uncapped” strategies. “ Capped” strategies are subject to the proposed cap-and-trade program. The Scoping Plan states that the inclusion of these emissions within the cap-and trade program will help ensure that the year 2020 emission targets are met despite some degree of uncertainty in the emission reduction estimates for any individual measure.

Implementation of the capped strategies is calculated to achieve a sufficient amount of reductions by 2020 to achieve the emission target contained in AB 32. “ Uncapped” strategies that will not be subject to the capand-trade emissions caps and requirements are provided as a margin of safety by accounting for additional greenhouse gas emission reductions.

The 2022 Scoping Plan was adopted by CARB in November 2022 and expands upon earlier plans with a target of reducing GHG emissions to 85 percent below 1990 levels by 2045.

Senate Bill 100. Senate Bill 100 (SB 100) requires 100 percent of total retail sales of electricity in California to come from eligible renewable energy resources and zero- carbon resources by December 31, 2045. SB 100 was adopted September 2018.

The interim thresholds from prior Senate Bills and Executive Orders would also remain in effect. These include Senate Bill 1078 ( SB 1078), which requires retail sellers of electricity, including investor- owned utilities and community choice aggregators, to provide at least 20 percent of their supply from renewable sources by 2017.

Senate Bill 107 (SB 107) which changed the target date to 2010. Executive Order S-14-08, which was signed on November 2008 and expanded the State’ s Renewable Energy Standard to 33 percent renewable energy by 2020. Executive Order S-21-09 directed the CARB to adopt regulations by July 31, 2010 to enforce S-14-08.

Senate Bill X1-2 codifies the 33 percent renewable energy requirement by 2020.

SB 375. Senate Bill 375 ( SB 375) was adopted September 2008 and aligns regional transportation planning efforts, regional GHG emission reduction targets, and land use and housing allocation. SB 375 requires Metropolitan Planning Organizations ( MPO) to adopt a Sustainable Communities Strategy ( SCS) or Alternate Planning Strategy ( APS) that will prescribe land use allocation in that MPOs Regional Transportation Plan (RTP).

CARB, in consultation with each MPO, will provide each affected region with reduction targets for GHGs emitted by passenger cars and light trucks in the region for the years 2020 and 2035. These reduction targets will be updated every eight years but can be updated every four years if advancements in emissions technologies affect the reduction strategies to achieve the targets. CARB is also charged with reviewing each MPO’ s Sustainable Communities Strategy or Alternate Planning Strategy for consistency with its assigned targets.

The Proposed Project is located within the Southern California Association of Governments ( SCAG), which has authority to develop the SCS or APS. For the SCAG region, the targets set by CARB are at eight percent below 2005 per capita GHG emissions levels by 2020 and 13 percent below 2005 per capita GHG emissions levels by 2035. On April 4, 2024, SCAG adopted the 2024- 2050 RTP/ SCS, which meets the CARB emission reduction requirements.

City and County land use policies, including General Plans, are not required to be consistent with the RTP and associated SCS or APS. However, new provisions of CEQA would incentivize, through streamlining and other provisions, qualified projects that are consistent with an approved SCS or APS and categorized as “ transit priority projects.”
Assembly Bill 939 and Senate Bill 1374. Assembly Bill 939 (AB 939) requires that each jurisdiction in California to divert at least 50 percent of its waste away from landfills, whether through waste reduction, recycling or other means. Senate Bill 1374 ( SB 1374) requires the California Integrated Waste Management Board to adopt a model ordinance by March 1, 2004 suitable for adoption by any local agency to require 50 to 75 percent diversion of construction and demolition of waste materials from landfills.

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Executive Order S-13-08. Executive Order S-13-08 indicates that “ climate change in California during the next century is expected to shift precipitation patterns, accelerate sea level rise and increase temperatures, thereby posing a serious threat to California’ s economy, to the health and welfare of its population and to its natural resources.” Pursuant to the requirements in the order, the 2009 California Climate Adaptation Strategy ( California Natural Resource Agency 2009) was adopted, which is the “… first statewide, multi- sector, region- specific, and information- based climate change in California, identifying and exploring strategies to adapt to climate change, and specifying a direction for future research.

Executive Order B-30-15. Executive Order B-30-15, establishing a new interim statewide greenhouse gas emission reduction target to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030, was signed by Governor Brown in April 2015.

Executive Order B-29-15. Executive Order B-29-15, mandates a statewide 25 percent reduction in potable water usage and was signed into law on April 1, 2015.

Executive Order B-37-16. Executive Order B-37-16, continuing the State’ s adopted water reduction, was signed into law on May 9, 2016. The water reduction builds off the mandatory 25 percent reduction called for in EO B-29-15.

Regional
The Project is within the South Coast Air Basin, which is under the jurisdiction of the SCAQMD. SCAQMD Regulation XXVII currently includes three rules:
x The purpose of Rule 2700 is to define terms and post global warming potentials. x The purpose of Rule 2701, SoCal Climate Solutions Exchange, is to establish a voluntary program to encourage, quantify, and certify voluntary, high quality certified greenhouse gas emission reductions in the SCAQMD.
x Rule 2702, Greenhouse Gas Reduction Program, was adopted on February 6, 2009. The purpose of this rule is to create a Greenhouse Gas Reduction Program for greenhouse gas emission reductions in the SCAQMD. The SCAQMD will fund projects through contracts in response to requests for proposals or purchase reductions from other parties.

SCAQMD Threshold Development
The SCAQMD has established recommended significance thresholds for greenhouse gases for local lead agency consideration (“ SCAQMD draft local agency threshold”). SCAQMD has published a five-tiered draft GHG threshold which includes a 10,000 metric ton of CO2e per year for stationary/ industrial sources and 3,000 metric tons of CO2e per year significance threshold for residential/ commercial projects. Tier 3 is anticipated to be the primary tier by which the SCAQMD will determine significance for projects. The Tier 3 screening level for stationary sources is based on an emission capture rate of 90 percent for all new or modified projects. A 90-precent emission capture rate means that 90 percent of total emissions from all new or modified stationary source projects would be subject to CEQA analysis. The 90-percent capture rate GHG significance screening level in Tier 3 for stationary sources was derived using the SCAQMD’ s annual Emissions Reporting Program.

The current draft thresholds consist of the following tiered approach:
x Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA.

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x Tier 2 consists of determining whether or not the project is consistent with a greenhouse gas reduction plan. If a project is consistent with a qualifying local greenhouse gas reduction plan, it does not have significant greenhouse gas emissions.
x Tier 3 consists of screening values, which the lead agency can choose but must be consistent. A project’ s construction emissions are averaged over 30 years and are added to a project’ s operational emissions. If a project’ s emissions are under one of the following screening thresholds, then the project is less than significant:
x All land use types: 3,000 MTCO2e per year
x Based on land use types: residential is 3,500 MTCO2e per year; commercial is 1,400 MTCO2e per year; mixed use is 3,000 MTCO2e per year; and industrial is 10,000 MTCO2e per year x Tier 4 has the following options:
x Option 1: Reduce emissions from business as usual by a certain percentage; this percentage is currently undefined
x Option 2: Early implementation of applicable AB 32 Scoping Plan measures x Option 3: Year 2020 target for service populations ( SP), which includes residents and employees: 4.8 MTCO2e/ SP/ year for projects and 6.6 MTCO2e/ SP/ year for plans; x Option 3, 2035 target: 3.0 MTCO2e/ SP/ year for projects and 4.1 MTCO2e/ SP/ year for plans x Tier 5 involves mitigation offsets to achieve target significance threshold.

WRCOG Subregional Climate Action Plan
The City of San Jacinto is part of the Western Riverside Council of Government ( WRCOG). The WRCOG adopted the WRCOG Subregional Climate Action Plan (CAP) in September 2014. Twelve cities in the subregion joined efforts to develop the Subregional CAP, which set forth a subregional emissions reduction target, emissions reduction measures, and action steps to assist each community to demonstrate consistency with California’ s Global Warming Solutions Act of 2006 (AB 32). The CAP consists of an emissions reduction target of 15 percent below 2010 levels by 2020, and 49 percent below 2010 levels by 2035. As indicated in the CAP the emission reduction target of 15 percent from 2010 levels equates to a GHG emissions reduction of nearly 2,330,647 metric tons below business- as-usual ( BAU) conditions by 2020. In order to reach these goals, the CAP provides feasible strategies, while affording its communities other economic and environmental benefits.

Therefore, to determine whether the Project' s GHG emissions are significant, this analysis uses the WRCOG CAP.

The Project will be subject to the latest requirements of the California Green Building and Title 24 Energy Efficiency Standards (currently 2022) which would reduce project-related greenhouse gas emissions.

Significance Criteria
To determine if a project would have a significant impact on greenhouse gases, the type, level, and impact of emissions generated by the project must be evaluated. The following greenhouse gas significance thresholds are contained in Appendix G of the CEQA Guidelines, and a significant impact would occur if the project would:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; or
b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.

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However, despite this, currently neither the CEQA statutes, the OPR guidelines, nor the draft proposed changes to the CEQA Guidelines prescribe thresholds of significance or a particular methodology for performing an impact analysis; as with most environmental topics, significance criteria are left to the judgment and discretion of the Lead Agency. The SCAQMD has adopted draft interim thresholds. The Project was compared to the Tier 4 per service population threshold, interpolated for opening year 2027 at 3.96 MTCO2e per year per service population. The Project was also compared to the goals of the WRCOG CAP for this analysis.

4.8.3 Impact Analysis
Significant
Impact
Mitigation
Would the project:
a) Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant impact on
the environment?
X
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
X
Discussion
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Construction GHG Impact
Less Than Significant Impact. The greenhouse gas emissions from Project construction equipment and worker vehicles are shown in Table 21: Construction Greenhouse Gas Emissions. The emissions are from all phases of construction. The total construction emissions amortized over a period of 30 years are estimated at 97.95 metric tons of CO2e per year. Annual CalEEMod output calculations are provided in Appendix A-1.

Table 21: Construction Greenhouse Gas Emissions
Demolition 46.80 13.52 60.32
Site Preparation 96.40 4.23 100.63
Grading 330. 00 1,050. 30 1,380.30
Building Construction 545. 00 765. 30 1,310.30
Paving 51.60 22.32 73.92
Coating 3.39 9.74 13.13
Total 1,073. 19 1,865. 41 2,938.60
Averaged over 30 years2 35.77 62.18 97.95
Notes:

1. MTCO2e= metric tons of carbon dioxide equivalents ( includes carbon dioxide, methane and nitrous oxide).

The emissions are averaged over 30 years because the average is added to the operational emissions, pursuant to SCAQMD.

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Operational GHG Impact
Operational emissions occur over the life of the Proposed Project. The operational emissions for the Project are 5,354 metric tons of CO2e per year or 3.957 metric tons of CO2e per service population as shown in Table 22: Opening Year Unmitigated Project- Related Greenhouse Gas Emissions. The Project would be below the 2027 interpolated SCAQMD threshold of 3.96 metric tons of CO2e per service population, and therefore the Project would have a less than significant impact.

Table 22: Opening Year Unmitigated Project- Related Greenhouse Gas Emissions 2 2 4 2 2
Area Sources2 0.00 7.21 7.21 0.00 0.00 0.00 7.23
Energy Usage3 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Mobile Sources4 0.00 4,873. 00 4,873. 00 0.21 0.23 6.35 4,954. 00 Solid Waste5 34.20 0.00 34.20 3.42 0.00 0.00 120. 00
Water6 5.41 150. 00 155. 41 0.56 0.01 0.00 174. 00
Refrigeration 0.00 0.00 0.00 0.00 0.00 0.97 0.97
Construction7 0.00 95.24 95.24 0.00 0.01 0.07 97.95
Total Emissions 39.61 5,124. 01 5,163. 62 4.19 0.25 7.39 5,354. 15 Service Population 1,353
Total Emissions per Service Population ( MTCO2e/ yr/ SP) 3.957 2027 Interpolated SCAQMD Threshold ( MTCO2e/ yr/ SP) 3.960 Exceeds Threshold? No
Notes:
1 Source: CalEEMod Version 2022.1.1.22
Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment.

Energy usage consist of GHG emissions from electricity and natural gas usage.

Mobile sources consist of GHG emissions from vehicles.

Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills.

Water includes GHG emissions from electricity used for transport of water and processing of wastewater. b) Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less Than Significant Impact. The proposed Project would have the potential to conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs. The City of San Jacinto is participating the WRCOG Subregional Climate Action Plan. The WRCOG Subregional CAP establishes a community- wide emissions reduction target of 15 percent below 2010, following guidance from CARB and the Governor’ s Office of Planning and Research. CARB and the California Attorney General have determined this approach to be consistent with the state- wide AB 32 goal of reducing emissions to 1990 levels.

As shown in Table 23: Applicable WRCPG Subregional CAP Local Reduction Measure Project Comparison, below, the Project is consistent with applicable local reduction measures identified in the WRCOG Subregional CAP and would result in a less than significant impact.

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Table 23: Applicable WRCPG Subregional CAP Local Reduction Measure Project Comparison E-1: Energy Action Plan Improve municipal and community wide energy efficiency and reduce
energy consumption through the
adoption of local Energy Action Plans
Proposed P
installations.
wide.

Division by implementing collection
CARB Scoping Plan Consistency
The ARB Board approved a Climate Change Scoping Plan in December 2008. The Scoping Plan outlines the State’ s strategy to achieve the 2020 greenhouse gas emissions limit. The Scoping Plan “ proposes a comprehensive set of actions designed to reduce overall greenhouse gas emissions in California, improve our environment, reduce our dependence on oil, diversify our energy sources, save energy, create new jobs, and enhance public health” ( CARB 2008). The measures in the Scoping Plan have been in place since 2012.

This Scoping Plan calls for an “ ambitious but achievable” reduction in California’ s greenhouse gas emissions, cutting approximately 30 percent from business- as-usual emission levels projected for 2020, or about 10 percent from today’ s levels. On a per- capita basis, that means reducing annual emissions of 14 tons of carbon dioxide for every man, woman and child in California down to about 10 tons per person by 2020.

In May 2014, CARB released its First Update to the Climate Change Scoping Plan ( CARB 2014). This Update identifies the next steps for California’ s leadership on climate change. While California

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continues on its path to meet the near-term 2020 greenhouse gas limit, it must also set a clear path toward long-term, deep GHG emission reductions. This report highlights California’ s success to date in reducing its GHG emissions and lays the foundation for establishing a broad framework for continued emission reductions beyond 2020, on the path to 80 percent below 1990 levels by 2050.

In November 2017, CARB release the 2017 Scoping Plan. This Scoping Plan incorporates, coordinates, and leverages many existing and ongoing efforts and identifies new policies and actions to accomplish the State’ s climate goals, and includes a description of a suite of specific actions to meet the State’ s 2030 GHG limit. In addition, Chapter 4 provides a broader description of the many actions and proposals being explored across the sectors, including the natural resources sector, to achieve the State’ s mid and long-term climate goals.

Guided by legislative direction, the actions identified in the 2017 Scoping Plan reduce overall GHG emissions in California and deliver policy signals that will continue to drive investment and certainty in a low carbon economy. The 2017 Scoping Plan builds upon the successful framework established by the Initial Scoping Plan and First Update, while identifying new, technologically feasible, and costeffective strategies to ensure that California meets its GHG reduction targets in a way that promotes and rewards innovation, continues to foster economic growth, and delivers improvements to the environment and public health, including in disadvantaged communities. The Plan includes policies to require direct GHG reductions at some of the State’ s largest stationary sources and mobile sources.

These policies include the use of lower GHG fuels, efficiency regulations, and the Cap- and Trade Program, which constrains and reduces emissions at covered sources.

As the latest, 2022 Scoping Plan builds upon previous versions, project consistency with applicable strategies of both the 2008 and 2017 Plan are assessed in Table 24. As shown in Table 24: Project Consistency with CARB Scoping Plan Policies and Measures, the Project is consistent with the applicable strategies and would result in a less than significant impact.

Therefore, the Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. Furthermore, the Project will also comply with applicable Green Building Standards and City of San Jacinto’ s policies regarding sustainability ( as dictated by the City' s General Plan). With incorporation of regulatory compliance and credit for reductions due to CAPCOA location- based efficiency measures, impacts are considered to be less than significant, further analysis is not warranted.

Table 24: Project Consistency with CARB Scoping Plan Policies and Measures California Light- Duty Vehicle Greenhouse Gas
Standards – Implement adopted standards and
second phase of the program. Align zerovehicle, alternative Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the would comply with the strategy.

Consistent. The Project would be compliant with the current Title 24 standards.

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Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the standards would comply with the strategy.
duty vehicle efficiency measures.

Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the standards would comply with the strategy.

Consistent. The California Green Building Standards Code proposed Part 11, Title 24) was adopted as part of the
California Building Standards Code in the CCR. Part 11
establishes voluntary standards, that are mandatory in the 2022 edition of the Code, on planning and design for
Consistent. CARB identified five measures that reduce HFC emissions from vehicular and commercial refrigeration
systems; vehicles that access the Project that are required to comply with the measures will comply with the strategy.

Consistent. The state is currently developing a regulation to reduce methane emissions from municipal solid waste
landfills. The Proposed P
Consistent. The Project would comply with all applicable City ordinances and CAL Green requirements.
2017 Scoping Plan Recommended Actions to
Reduce Greenhouse Gas Emissions Project Compliance with Recommended Action duty vehicles beyond
Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the standards will comply with the strategy.
in hybrid lightin hybrid lightConsistent. These are CARB enforced standards; vehicles thataccess the Project that are required to comply with the standards will comply with the strategy.

Implement Mobile Source Strategy: Innovative
Clean Transit: Transition to a suite of to-beero- emission technology Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the standards will comply with the strategy.

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7 truck sales in local
Consistent. These are CARB enforced standards; vehicles that access the Project that are required to comply with the standards will comply with the strategy.

Consistent. The Project will be compliant with the current Title 24 standards.

By 2019, develop regulations and programs to
support organic waste landfill reduction goals in the
SLCP and SB 1383.

Consistent. The Project will be required to comply with City programs, such as City’ s recycling and waste reduction program, which comply, with the 75 percent reduction
required by 2020 per AB 341.

Source: Appendix A-1
The Project would not generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment and would be consistent with the GHG reduction policies adopted in the WRCOG CAP and consequently would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. The impact would be less than significant, and no mitigation is required.

4.8.4 Mitigation Measures
No mitigation measures associated with impacts to Greenhouse Gas apply to the Proposed Project.

4.8.5 Conclusion
Potential impacts of the Proposed Project associated with Greenhouse Gas Emissions would be less than significant, and no mitigation would be required.

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4.9 Hazards and Hazardous Materials
Information and analysis in this section is derived from the documents incorporated by reference as identified in Section 1.3 of this document and from the Project- specific Phase I Environmental Site Assessment ( Phase I ESA) prepared by Partner Engineering and Science Inc., dated September 30, 2024 and included as Appendix E.

4.9.1 Impact Analysis
Impact
Mitigation
Less Than
Significant
Impact
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or X
environment through reasonably foreseeable upset
and accident conditions involving the release of X
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed X
hazardous materials sites compiled pursuant to
Government Code Section 65962. 5 and, as a result,
would it create a significant hazard
X
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would X an adopted emergency response plan or emergency X
indirectly to a significant risk of loss, injury or death X Discussion
a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Less than Significant Impact. Demolition and construction activities for the proposed Project would involve the use of chemical substances such as solvents, paints, fuel for equipment, and other potentially hazardous materials. Hazards to the environment or the public would typically occur with the transport, use, storage, or disposal of hazardous materials. Demolition and construction activities would be relatively short-term and the transport, use, and disposal of hazardous materials as part of

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these activities would utilize small quantities and be temporary. The contractor would be required to comply with existing regulations for the transport, use, storage, and disposal of hazardous materials to prevent public safety hazards. These regulations include the Hazardous Materials Transportation Act, Resource Conservation and Recovery Act, California Hazardous Waste Control Act, and California Accidental Release Prevention Program, among others.

Long- term Project operation is not expected to involve the routine transport, use, or disposal of hazardous materials in quantities or conditions that would pose a hazard to public health and safety or the environment. No industrial uses or facilities are proposed that might be associated with such routine use, transport, or disposal of such materials. Proposed residential operations would involve the use of cleaning products and occasional use of pesticides and herbicides for landscape maintenance.

These materials are common for general maintenance and would not be stored in large quantities that pose a significant health hazard to the public or environment. Therefore, potential impacts would be less than significant.
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less than Significant With Mitigation Incorporated. As discussed in the Phase I ESA, review of historic sources indicates the site has been used for agricultural purposes since the early 1930s. The Proposed Project Site was initially developed with an ostrich farm and residence which operated as such until the 1940s. The Proposed Project Site was occupied by a cattle ranch between the 1940s until 1976 when Chacon Farms purchased the Proposed Project Site. Operations at Chacon Farms included cattle farming; cultivation of onions, hay, banana squash, carrots, and potatoes; and onion processing and packaging. Formal operation of Chacon Farms concluded in circa 1995 and the agricultural portion of the Proposed Project Site has been leased to various tenant farmers since then and up to the present.

Bruno Ranches is the current tenant farmer leasing the agricultural portion of the Proposed Project Site, which cultivates a “ Roundup ready” strain of alfalfa not requiring application of pesticides Appendix E).

The objective of a Phase I ESA is to identify the presence of Recognized Environmental Conditions RECs), defined by the American Society for Testing and Materials as: The presence or likely presence of any hazardous substances or petroleum products in, on, or at a property 1) due to any release to the environment; 2) under conditions indicative of a release to the environment; or 3) under conditions which pose a material threat of future release to the environment. As stated above, agricultural chemicals such as pesticides and fertilizers have likely been applied to crops grown on the Proposed Project Site. However, the Phase I ESA does not consider the legal application of agricultural chemicals as an REC, since agricultural chemicals in use today are typically regulated by State or local agencies and experience with surface soil sampling and analysis from properties with similar agricultural histories has typically revealed non-detectable or very low concentrations of environmentally persistent agricultural chemicals. In addition, the Phase I ESA notes that no specific areas of concern e.g. product mishandling, releases, spills, incidents, etc.) related to agricultural chemical storage and use at the Proposed Project Site were identified. Based on the continued use of the Proposed Project Site for agricultural purposes and the absence of specific areas of concern associated with agricultural chemical storage and use, the current and historical agricultural use of the Proposed Project Site is not expected to represent a significant environmental concern (Appendix E).

San Jacinto City CouncilJuly 7, 2026

San Jacinto City Council
July 7, 2026