Agenda packet — San Jacinto City Council, July 21, 2026 (part 6 of 11)

SAFER reserves the right to supplement this comment throughout the administrative process. Galante Vineyards v. Monterey Peninsula Water Management Dist., 60 Cal. App. 4th 1109, 1121 (1997).

Sincerely,
Richard Drury
Lozeau Drury LLP

July 21, 2026
TO: City Council

REQUESTED
BY: Kevin White, Community Development Director

APPROVED
BY:

Travis Randel, Interim City Manager
SUBJECT:

Appeal of the Conditions of Approval for the Magnet Shopping Center that includes a Grocery Store, Retail Shops/Pads, Restaurants Pads with Drive-Thru Service, a Car Wash with Drive-Thru Service, a Gas Station with a Convenience Store that includes alcohol sales and a Tentative Parcel Map to create 12 commercial lots on 14.50 acres.

RECOMMENDATION:

Staff recommends that the City Council:

1. DETERMINE, based on the whole of the administrative record, that the Project, with incorporation of the mitigation measures identified in the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, will not have a significant effect on the environment; determine that the recommended revisions to the Conditions of Approval do not result in any new or substantially more severe environmental impacts or otherwise require additional environmental review; and AFFIRM the Planning Commission’s adoption of the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program pursuant to the California Environmental Quality Act;

2. GRANT the appeal in part, solely to the extent reflected in staff’s recommended revisions to the Conditions of Approval, and DENY the remainder of the appeal; and,

3. UPHOLD, AS MODIFIED, the Planning Commission’s approval of PROJ23-0013 to establish the Magnet Shopping Center, including:
a. Site Plan and Design Review No. USE23-0009 for the overall site plan and design of the shopping center; b. Tentative Parcel Map No. 38831, SUB23-0005, to subdivide the project site into 12 commercial lots; c. Conditional Use Permit No. USE24-0052 to allow alcohol sales within a service station consisting of a gasoline station and a 3,956-square-foot convenience store;
d. Minor Use Permit No. USE23-0011 for a 3,886-square-foot restaurant with outdoor seating and a drive-through lane, identified as Pad 1;
e. Minor Use Permit No. USE23-0012 for a 3,203-square-foot restaurant with a drive-through lane, identified as Pad 2; f. Minor Use Permit No. USE24-0038 for a 5,705-square-foot retail and restaurant building with a drive-through lane, identified as Pad 3;
g. Minor Use Permit No. USE23-0013 for a 3,203-square-foot restaurant with a drive-through lane, identified as Pad 4; and
h. Minor Use Permit No. USE23-0014 for an automated 3,588-square-foot car wash with three queuing lanes; subject to the Conditions of Approval, including the modifications recommended by staff.

BACKGROUND:

On May 26, 2026, the Planning Commission approved the Magnet Shopping Center Project, which included two different site plans to give the applicant greater flexibility in attracting tenants to the project. The project proposed by Rich Development includes four Major Tenant buildings, a drive-thru car wash within a 3,588 square foot building, a gas station with a 3,956 square foot convenience store and alcohol sales, a maximum of 12,000 square foot buildings for shops, four restaurants with drive-thru service, and associated on-site parking, drive aisles and landscaping. The project also includes a subdivision to create 12 commercial lots on 14.50 acres. The following is a list of applications approved by the Planning Commission for the project:

1. A Site Plan & Design Review (USE23-0009) for the overall site plan and the design of a 119,476 square foot shopping center.

2. A Tentative Parcel Map (TPM) 38831 (SUB23-0005) to subdivide a 14.50-acre lot into 12 commercial lots.

3. A Conditional Use Permit (USE24-0052), to allow alcohol sales within a Service Station that includes a gasoline station and a 3,956 square foot convenience store.

4. A Minor Use Permit (USE23-0011) for a 3,886 square foot restaurant, with outdoor seating and a drive-thru lane. (Pad 1)

5. A Minor Use Permit (USE23-0012) for a 3,203 square foot restaurant with a drive-thru lane. (Pad 2)

6. A Minor Use Permit (USE24-0038) for a 5,705 square foot retail/restaurant building with a drive-thru lane. (Pad 3)

7. A Minor Use Permit (USE23-0013) for a 3,203 square foot restaurant with a drive-thru lane. (Pad 4)

8. A Minor Use Permit (USE23-0014) for an automated 3,588 square foot car wash with three queuing lanes.

The project site is comprised of two contiguous rectangular-shaped parcels totaling 14.50 acres and is located on the south side of Ramona Expressway, extending between State Street and Eagle Road. The General Plan designation for the site is Commercial (C), which provides for a variety of retail and service-oriented business activities at various intensities to serve the local community and population, as well as the broader market area. The site is zoned Commercial General (CG), which is applied to areas appropriate for general commercial and daily shopping needs of a broad market area, including retail sales and business, professional, and personal services that are accessible to transit corridors. The project is consistent with the General Plan and Zoning.

Project Site and Surrounding Land Use, General Plan, and Zoning Land Use General Plan Zoning
Project Site Vacant Commercial (C) Commercial General (CG) North
Shopping Center &
Single Family Residential
Commercial (C) &
Low Density Residential (LDR)
Commercial General (CG) &
Residential, Low Density (RL)
South
Vacant &
Single Family Residences
Commercial (C) &
Low Density Residential (LDR)
Commercial Neighborhood (CN)
Residential, Low Density (RL)
East Single Family Residences Low Density Residential (LDR) Residential, Low Density (RL) West Service Station Commercial (C) Commercial General (CG) The project includes 12 buildings (uses) with six located along Ramona Expressway and six buildings located along the southern property line. In between the two rows of buildings are several drive aisles that interconnect which would allow circulation for passenger vehicles, trucks making deliveries and emergency services. The design of the project has been analyzed to ensure compliance with the standards for the CG zone. The proposed buildings utilize a coordinated palette of materials and colors that are complementary. Smooth‑finish stucco in neutral tones, stone veneer accents, parapet articulation, and aluminum storefront systems create a unified architectural identity across the center. Staff finds the design well‑articulated, contextually appropriate, and consistent with the City’s expectations for high‑quality commercial development. The shopping center includes several restaurant pads with drive‑thru components. These tenants typically incorporate brand‑specific architectural elements, such as signature colors, materials, and façade treatments. The brand specific features will be integrated in a manner that complements the center’s primary architectural theme, avoiding visual conflict through consistent massing, parapet heights, material quality, and coordinated color palettes. Furthermore, the project proposes landscaping adjacent to each of the existing roads, along the southern border of the project site, within the parking lots, and adjacent to entrance drives and around specific buildings
Each of the proposed restaurants and the car wash includes a drive-thru lane; therefore, a Minor Use Permit (MUP) was required for each. The MUP’s ensure that each component of the drive-thru (such as the location of the speaker within the drive-thru) are located in areas where they won’t be disruptive to residential uses or other sensitive uses. The project also includes a Conditional Use Permit for alcohol Sales and a Tentative Parcel Map to subdivide the 14.5-acre site into twelve parcels. The map is designed in a manner that would allow each of the individual buildings, to be owned individually.

Road Improvements
The project benefits from previously installed improvements by others parties, which include a raised landscaped median, as well as curb and gutter that can remain in place along Eagle Road, Ramona Expressway and a portion of State Street. In addition, the project benefits from four existing traffic signals that have been previously installed at intersections in close proximity to the proposed shopping center. These signals include the following intersections:

State Street at Idyllwild Drive,
State Street at Ramona Expressway,
Ramona Expressway at Village of San Jacinto, and
Ramona Expressway at Eagle Road.

The Conditions of Approval require road improvements on each of the three roadways that are adjacent to project. On Ramona Expressway the applicant will be allowed to utilize the existing curb and gutter, however the conditions of approval require a 2-foot dedication, installation of raised landscaped median, sidewalk and streetlights. On State Street the project will require a 1-foot dedication, installation of a raised landscaped median, the widening of a portion of the roadway, the relocation of a portion of the existing curb and gutter, and the installation of sidewalk and streetlights. With respect to Eagle Road, the applicant will be required to install sidewalk and potentially streetlights.

The conditions also required the developer to address concerns at two intersections. At the Intersection at State Street and Ramona Expressway, the developer is required to submit a signing and striping plan, and traffic signal modifications to address General Plan Consistency. As a result, northbound State Street will add a second left hand turn lane on to Ramona Expressway. In addition the conditions of approval require the payment of a fair share contribution (50.34%) of the construction cost of a traffic signal at the intersection of State Street and Community College Drive which was based on the traffic study submitted for the project.

Drainage Improvements
State Street currently experiences flooding during rain events, which would impact the ingress and egress for the project. The project is required to extend an existing storm drain on State Street and install catch basins which will reduce flooding impacts.

Additionally, a San Jacinto Valley Master Drainage Plan facility (H-1) was planned to run through the project site. An existing drainage line that does not meet the requirements of the San Jacinto Valley Master Drainage Plan Facility currently traverses the site which carries water past the site. The developer will be required to remove the existing drainage line on their property and replace it with a new 10-year drainage facility on Ramona Expressway with new catch basins to address flooding on Ramona Expressway and to collect run-off that will protect their site. The new facility will be equivalent to the Master Drainage Plan (H-1).

Water and Wastewater
The Conditions of Approval require the developer to establish a water and sewer connection. The project is within City of San Jacinto Water service area. If the Developer utilizes the City of San Jacinto Water service, the developer will need to install a looped system to ensure adequate pressure and flow. In order to create the looped system the developer will need to tie into the City’s existing water main on Eagle Road just south of Ramona Expressway and run it through the development to State Street.

In addition, install a new water main on State Street, south to Idyllwild Drive and east on Idyllwild Drive to Eagle Road where the City’s main currently terminates. Alternatively, the developer has the option to utilize Eastern Municipal Water District (EMWD) for water service if the project has been annexed into the EMWD water service area. Wastewater will be provided through the EMWD system with an inter-agency agreement.

DISCUSSION:

Following Planning Commission approval of the project, the City received an appeal application from the project applicant, Rich Development. They request that the City Council waive, remove, or modify five Conditions of Approval related to roadway, drainage, and traffic improvements. The applicant states that it may not be able to fund the required improvements and contends that certain conditions require the project to construct regional infrastructure that should instead be funded by all users who benefit from those facilities. The applicant further argues that several conditions lack the required nexus and proportionality because the required improvements exceed the project's impacts.

A summary of the contested Conditions of Approval, the applicant's appeal, and staff's responses is provided below.

Condition of Approval No. 98 – San Jacinto Valley Master Drainage Plan (Line H and Line H-1) The project is impacted by San Jacinto Valley Master Drainage Plan facilities, Line H and Line H-1. PM 22092 dedicated a 40-foot wide easement for storm drain purposes that crosses the site and was intended for Line H-1.

The applicant has submitted a drainage study that proposes an alternative to the adopted master drainage plan. The study would take advantage of an existing 24-inch and 18-inch pipe system in Ramona Expressway (identified as Line H-3) to collect and convey runoff to the existing Line H crossing under Ramona Expressway. The developer/property owner shall upsize Line H-3 to accommodate the tributary 10-year flow rate. The City has no objection to the vacation of the existing drainage easement for Line H-1. Line H should be extended from the existing crossing to the project’s southwest corner, an adequate inlet shall be provided at the terminus of Line H. This segment of Line H should be designed to convey the tributary 10-year flow rate. Plans for the drainage improvements, along with supporting hydrology and hydraulic calculations shall be submitted for approval. This condition is required to be met prior to occupancy of any building.

Applicant's Appeal - The San Jacinto Valley Master Drainage Plan (SJCMDP) suggests that H-1 line bisect the property, but at some point, in the past, the City departed from this plan and instead installed an undersized line through the subject property, with no easement. Our proposed project would not contribute any runoff to that line. We feel strongly that there is no nexus for exacting an improvement on this neighborhood retail project. These past decisions have created an erroneous set of circumstances that we are now required to resolve. We feel it’s only fair that the upstream users of this line should continue to contribute to the Valley Master Drainage fee program so that this improvement can be completed at a later date by use of these funds.

Staff Response
Line H-1 is a planned regional drainage facility identified in the San Jacinto Valley Master Drainage Plan which was adopted in 1985, that is intended to convey runoff from properties east of the project site to State Street and ultimately to the San Jacinto River. A previous property owner dedicated an easement for this facility in 1987; however, the drainage improvements were never constructed.

Staff recognizes that the planned alignment of Line H-1 conflicts with the proposed shopping center and therefore supports vacating the existing easement and relocating the facility within the Ramona Expressway right-of-way. The relocation is necessitated by the proposed project because development of the site would significantly complicate construction and future maintenance of the planned facility in its original location.

Although the applicant states that the project will not discharge runoff into the planned Line H-1 facility, the relocated drainage improvements remain necessary to provide adequate protection for the project site, reduce the potential for flooding at the eastern project driveways, and maintain safe access for customers and emergency vehicles. The improvements will also reduce the potential for localized flooding on Eagle Road and Ramona Expressway adjacent to the project.

There is an existing 24-inch drainage pipe that was installed during the widening of Ramona Expressway. That improvement was constructed solely to address drainage generated by that roadway improvement and was not designed to satisfy the capacity or function of Line H-1.

The applicant suggests that the improvements should instead be funded through the Master Drainage Fee Program. However, the vast majority of upstream properties were developed decades ago and are not subject to any mechanism requiring additional contributions toward construction of Line H-1. Delaying construction until an unknown future funding source becomes available would leave the project without the drainage improvements necessary to safely accommodate development of the site.

The required improvements are necessary to accommodate the project and maintain the functionality of the adopted Master Drainage Plan and are consistent with the drainage study provided by the applicant. Staff therefore finds that the condition is necessary for orderly development, since without Line H-1 the project site would be impacted by flooding.

Condition of Approval No. 88 – State Street/Community College Drive Traffic Signal Pursuant to the traffic impact analysis (TIA) prepared by Linscott, Law, & Greenspan Engineers, the developer/property owner shall:

Pay the project’s fair share of 50.34% of the total estimated construction cost of the State Street/Community College Drive traffic signal.

As an alternative to paying fair share fees, the developer/property owner may opt to construct the above-mentioned improvements in which the City would support entering into an Improvement and Credit Agreement that would offset construction costs by providing credit for the project’s Traffic Signalization and Transportation Uniform Mitigation development fee obligation. This condition is required prior to the Occupancy of any Major Tenant.

Appeal - City staff scoped our traffic impact study and included the intersection of State and Community College, which is already failing by their standards. The nature of the study is an antiquated approach called Level of Service (LOS) which penalizes trip generation. The new modern standard is Vehicle Miles Traveled (VMT) which encourages infill development.

Our position is that the intersection is failing because of the College and they should bear the cost of improving their own traffic issues. Please note that there are undeveloped properties on the west of that intersection. The city may need to condemn and acquire additional right-of-way, likely must pay fair market value, and then construct a signal. We question if a signal, as mitigation, is even feasible. We humbly request that the City waive this condition of approval.

Staff Response
Although Vehicle Miles Traveled (VMT) is used to evaluate transportation impacts under CEQA, the City, like most jurisdictions, continues to utilize Level of Service (LOS) to evaluate consistency with the General Plan and the City's Traffic Impact Analysis Guidelines. These guidelines established that an LOS D or better during peak hours is the acceptable operational standard for intersections within the City's roadway network.

The applicant's Traffic Impact Analysis determined that the State Street/Community College Drive intersection currently operates at LOS E and that, with the project, it would degrade to LOS F with project traffic. Under the City's Traffic Impact Analysis Guidelines, when an intersection already operates at LOS E or F and a project increases delay by five seconds or more, improvements are required to offset the project's incremental impact.

The applicant's own Traffic Impact Analysis identified installation of a traffic signal as the appropriate improvement for the increase in traffic, and calculated the project's fair-share responsibility at 50.34 percent of the total construction cost.

Accordingly, the condition requires payment of only the project's fair-share cost rather than the full construction cost of the improvement. Because the required contribution is directly based upon the project's documented traffic impacts and proportionate share of the mitigation improvement, staff finds that the condition has the required nexus to the project and is roughly proportional to its impacts.

Condition of Approval No. 91 – Ramona Expressway Frontage Improvements Ramona Expressway is classified as an Arterial (146’/110’). The portion of the Ramona Expressway between State Street and the Village of San Jacinto half width dedicated right-of-way, shall be improved to provide for 8-inch curb and gutter located 55-foot south of centerline, pavement using a TI of 11.0 and PG 70-10, 37-foot wide parkway consisting of a Class I Multi-Use Path per City of San Jacinto Trails Master plan, landscaping, and streetlights subject to the result of a photometric study prepared by a registered electrical engineer, per City of San Jacinto, County of Riverside and Caltrans standards.

The existing curb and gutter is placed at an acceptable location and can remain in place if it is determined to be in good condition at the time of permits.

The portion of the Ramona Expressway between State Street and the eastern most part of the driveway at Village of San Jacinto is required to be completed prior to occupancy of Pad 1, the Service Station, Shops 1, or any Major tenant.

Appeal - We have worked with staff for years interpret San Jacinto standards and reflect them in our design. We object to the nature of these conditions which point back to unclear standards. The plans should govern and provide us with reasonable assurances moving forward.

In addition, our position is that the existing curb and gutter is located in the correct location and should not need replacement unless damaged. There is no 37’ parkway proposed and we are unclear as to the implications of the Trails Master Plan.

Staff Response
Ramona Expressway is designated as an arterial roadway within the City's General Plan. As with other development projects throughout the City, new development is required to construct frontage improvements along its property frontage that are consistent with the City's ultimate roadway standards.

The required improvements, including curb and gutter, sidewalk and streetlights would meet the General Plan Requirements.

Staff agrees with the appellant that the condition incorrectly references a 37 foot trail and that requirement has been removed in the updated recommended Conditions of Approval. Existing curb, gutter, and other improvements may remain in place if the City Engineer determines they are in good condition.

These improvements are limited to the project's frontage and are routinely required of similarly situated developments to provide safe pedestrian, bicycle, and vehicular circulation while implementing the City's adopted circulation system. Staff therefore finds that the condition is directly related to the project's development with the modifications mentioned above.

Condition of Approval No. 92 – Raised Landscaped Median on Ramona Expressway Install raised landscaped median on Ramona Expressway on the east side of “Village at San Jacinto” Intersection to Eagle Road comparable to the existing median west of the said intersection.

This condition shall be met prior to occupancy of Pad 2, Pad 3, Pad 4, Pad 5, or any Major tenant as approved by the City Engineer.

Appeal - We request that this exaction be removed.

Staff Response
The proposed raised landscaped median is necessary to safely manage vehicle turning movements associated with the project's driveways on Ramona Expressway. The project will generate additional traffic entering and exiting the site, making access management necessary to reduce conflict points and improve roadway safety.

The proposed median will restrict unsafe left-turn movements into and out of the eastern project driveway on Ramona Expressway while maintaining traffic circulation consistent with accepted engineering practices. A raised landscaped median already exists west of the project entrance which was constructed as part of a prior development. Adding a comparable median east of the project entrance provides consistent access control along the project's frontage.

Staff finds that the improvements directly address vehicle movements generated by the proposed project, are necessary to maintain safe traffic operations and recommends this condition remain.

Condition #93 - Condition of Approval No. 93 – State Street Frontage Improvements State Street classified as an Arterial (112′/76′) (with 12-foot landscaped median) along the property westerly frontage within the dedicated right-of-way shall be improved to provide for a 56-foot wide half-width right-of-way, asphalt paving using a TI of 9.0 and PG 70-10 (for all northbound lanes and the southbound lane adjacent to the median), 8- inch curb and gutter 45-feet east of centerline, Class II buffered bike lane per City of San Jacinto Trails Master Plan, sidewalk and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

Existing improvements can remain if determined to be in good condition by the City Engineer. This condition will not require storm water improvements on the west side of State Street for local drainage.

This condition is required to be met prior to occupancy of Pad 1, the Carwash, the Service Station, Shops 1, or Major 1.

Appeal - This median is along our frontage and is being requested to extend all the way down to the intersection of Idyllwild and State St. This median could be striped, but the city wants the raised median as there is an existing issue with left turns across State from the parcels on the east side of State St. We have legitimate drainage and scope-creep concerns. We also don’t believe that the project should be solely responsible for the improvement.

Staff Response
The proposed raised landscaped median along State Street is necessary to safely manage vehicle access associated with the project's driveways and reduce turning conflicts on an arterial roadway. The median will discourage unsafe left-turn movements into and out of the project, improve traffic operations, and enhance public safety for motorists using State Street.

Although the applicant suggests that a painted median would be sufficient, the City's engineering standards require a raised landscaped median at this location to provide effective access control and consistency with the planned arterial roadway design.

The required median along State Street, between Ramona Expressway and Idyllwild Drive, is approximately 525 feet in length.

Approximately 490 feet, or more than 93 percent, of the median is located directly along the project frontage. Only the remaining 35 feet, approximately 6.7 percent of the total median length, extends beyond the project frontage to Idyllwild Drive. Terminating the median at the project boundary would leave a short, incomplete segment that could create driver confusion and additional turning conflicts near the intersection. Extending the median the remaining 35 feet will complete the improvement at a logical and safe terminus and avoid the need for a separate future construction project and additional disruption to State Street.

Staff finds that the improvements directly address vehicle movements generated by the proposed project, are necessary to maintain safe traffic operations and recommends this condition remain.

CONCLUSION:

The Magnet Shopping Center is a well-designed and appropriately located commercial development that is consistent with the City’s General Plan, zoning requirements, and applicable development standards. The project will develop an approximately

14.5-acre vacant site with a coordinated commercial center that includes major retail tenants, restaurants, a service station, a car wash, and related commercial uses. The Planning Commission approved PROJ23-0013, including the Site Plan and Design Review, Tentative Parcel Map, Conditional Use Permit, and five Minor Use Permits, and adopted the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program. The environmental analysis determined that the project, with incorporation of the identified mitigation measures, would not result in a significant effect on the environment.

The limited revisions recommended in response to the appeal do not materially alter the project or result in new or substantially more severe environmental impacts requiring additional environmental review.

The applicant’s appeal challenges five Conditions of Approval related to drainage, traffic, roadway frontage improvements, and raised medians. Staff evaluated each challenged condition based on the project design, anticipated traffic generation, proposed access points, drainage needs, applicable City standards, and the technical studies prepared for the project. Based on that review, staff recommends granting the appeal in part solely to revise Condition of Approval No. 91 by removing the incorrect reference to a 37-foot parkway or Class I multi-use path and clarifying that existing curb, gutter, and other improvements may remain when determined by the City Engineer to be in good condition. This limited revision addresses the portion of the appeal that has merit and provides greater certainty regarding the required Ramona Expressway frontage improvements.

The remaining portions of the appeal do not support removal or waiver of the disputed conditions. The drainage improvements are necessary to protect the project site and adjacent roadways from flooding while maintaining the function of the adopted Master Drainage Plan. The fair-share contribution for the State Street and Community College Drive traffic signal is based on the project’s Traffic Impact Analysis and is limited to the project’s calculated 50.34 percent share of the improvement. The frontage and median improvements along Ramona Expressway and State Street are necessary to provide safe project access, manage turning movements, reduce traffic conflicts, and complete the public infrastructure required for the safe and orderly development of the property.

Based on the administrative record, the Conditions of Approval, as recommended to be modified, have an appropriate nexus to the proposed development and are proportional to the project’s scope and anticipated impacts. The conditions ensure that the roadway, traffic, and drainage infrastructure necessary to serve the project is completed in conjunction with development and that the cost of project-related improvements is not shifted to the City or the broader community. Accordingly, staff recommends that the City Council affirm the environmental determination and Mitigated Negative Declaration, grant the appeal in part solely as reflected in the recommended revisions to the Conditions of Approval, deny the remainder of the appeal, and uphold, as modified, the Planning Commission’s approval of PROJ23-0013 and its component entitlements.

PUBLIC NOTICE AND COMMENTS:

A 10-day notice of public hearing was advertised on July 10, 2026, in the Press Enterprise. In addition, notices of the public hearing were mailed to all property owners within a 300-foot radius of the project site. As of the writing of this report, no comments have been received.

FISCAL IMPACT:

There is no impact to the General Fund by approving the project. The project is conditioned to provide a funding mechanism for the ongoing maintenance of parkway landscaping. The funding mechanism is typically accomplished by annexation into a Community Facility District (CFD). The funding mechanism will ensure that the project does not rely on the General Fund to provide these services.

In addition, the project will also provide a funding mechanism to support public safety throughout the Project and City, which is typically accomplished by annexation of the project site into an existing Public Safety CFD.

Attachments
Planning_Commission_Recommended_Conditions_of_Approval_-_Magnet_7-14-2026.pdf Rich_Appeal_Letter_Magnet_center_State-Ramona.pdf
The_Magnet_Appeal_Items_Costs.pdf
The_Magnet_Offsite_Appeal_Costs_Highlighted.pdf
Planning_Commission_Staff_Report_5-26-2026.pdf
Approval_Docs_-_Site_Plan-_Magnet.pdf
Approval_Docs_-_Alternative_Site_Plan_-_Magnet.pdf
Approval_Docs_-_TPM_-_Magnet.pdf
Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Approval Date: TBD
Effective Date: TBD
Expiration Date: TBD
PROJECT LOCATION: Southeast Corner of State Street and Ramona Expressway San Jacinto, CA
APN(s): 434-080-025, 026
APPLICANT: Rich Development Enterprises, LLC
Attn: Tab Johnson
600 N. Tustin Avenue, Suite 150
Santa Ana, CA 92705
ACCEPTED AND AGREED TO BY:

Applicant (signature) Date

PROJECT DESCRIPTION
A Site Plan & Design Review to construct a 116,205-square foot shopping center on 14.5 acres. The project includes a Tentative Parcel Map (TPM 38831) to subdivide the property into 12 parcels, a Conditional Use Permit to allow alcohol sales within the convenience store of a service station, and 5 Minor Use Permits for the development of 4 restaurants with drive-thru service, and a car wash with drive-thru service. In addition, the project contains 4 major tenants that includes 1 grocery store with alcohol sales and 3 retailers totaling a maximum of 85,000 square feet, 1 shops retail/restaurant building and a retail pad totaling a maximum of 12,000 square feet. PROJ23-0013, USE 23-0009, USE23-0011, USE 23-0012, USE23-0013, USE23-0014, USE24-0038, USE24-0052.

Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) General Requirements & Information
A) This approval is for a Site Plan and Design Review (SPDR), a Conditional Use Permit (CUP), five Minor Use Permits, and a Tentative Parcel Map (PROJ23-0013) for the phased development of a commercial shopping center that includes:
a. USE23-0009 a Site Plan & Design Review for the overall site plan and the design of a 116,205 square foot shopping center.
b. SUB23-0005, a Tentative Parcel Map (TPM 38831) to subdivide two parcels totaling 14.5-acres lot into 12 commercial lots.
c. USE24-0052, a Conditional Use Permit to allow the sale of beer and wine (Type-20) within a Service Station that includes a gasoline station and a 3,956 square foot convenience store). d. USE23-0011, a Minor Use Permit for a 3,886 square foot restaurant, with outdoor seating and a drive-thru lane. (Pad 1)
e. USE23-0012, a Minor Use Permit for a 3,203 square foot restaurant with a drive-thru lane. (Pad 2) f. USE24-0038, a Minor Use Permit for a 5,705 square foot retail/restaurant building with a drive-thru lane. (Pad 3)
g. USE23-0013, a Minor Use Permit for a 3,203 square foot restaurant with a drive-thru lane. (Pad 4) h. USE23-0014, a Minor Use Permit for an automated car wash with three queuing lanes.

B) 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 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.

Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) C) All plans subsequently 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. Conditions of approval shall be included on all subsequent plans, including construction plans.

D) The effective date of issuance of this Project is TBD. The approval will lapse if improvements have not commenced 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.

E) The Project shall comply with all required standards of the Development Code, Subdivision Ordinance, and Municipal Code in their entirety, unless specifically approved under this entitlement or approved to deviate.

F) The project authorized under this permit shall be in compliance with and not violate any federal, state, or local laws, rules, regulations, or ordinances, or any conditions of approval. Failure to comply with these requirements shall constitute grounds for revocation of the permit.

G) This approval may be revoked if the project is operated or maintained in a manner that constitutes a nuisance or adversely affects public health, safety, or welfare.

H) The City shall have the right to inspect the site and facilities to ensure compliance with the conditions of approval and other requirements and to recover its actual costs related to such inspections from the property owner, tenant, or any responsible party.

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

J) The developer, applicant, or successor-in-interest shall pay any outstanding planning application or processing fees within ten (10) days of the City's request, and prior to permits being exercised. Failure to do so will be grounds for Planning Commission Recommended Conditions of Approval

Page 4 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) revocation of one or more of the following cases: PROJ23-0013, USE 23-0009, SUB23-0005, USE23-0011, USE 23- 0012, USE23-0013, USE23-0014, USE24-0038, and USE24-0052.

K) The applicant/project shall be subject to all applicable development fees at the rate in effect at the time of building permit issuance. Such fees may include but not be limited to Development Impact Fees ("DIF"), Park Fees, School Fees, Transportation Uniform Mitigation Fees ("TUMF"), and Multiple Species Habitat Conservation Plan Fees ("MSHCP Fees"), and school fees (school fees paid directly to school district; evidence must be provided for school fee).

L) Associated landscaping, irrigation, fences, walls, hedges shall comply with Chapters 17.315 (Fences, Walls and Hedges) and 17.325 (Water Efficient Landscape and Irrigation) of the Development Code and all applicable Landscaping and Wall standards within the San Jacinto Landscape Design Guidelines, as determined by the Planning Division.

M) Utility location shall comply with City of San Jacinto Municipal Code Section 15.32.

N) Signs shall be permitted in accordance with Chapter 17.335 – Sign Regulations of the Development Code. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance. Any signs shown on plans for this approval are conceptual and are not approved. A master sign program may be necessary for specific signage or projects, as provided by the City Sign Regulations. All signage, including sign programs, shall be consistent with and in conformance with Chapter 17.335.

O) Construction shall adhere to the requirements of the San Jacinto Municipal Code.

P) Commencement of use or construction of buildings/structures approved by this entitlement cannot occur until all applicable conditions of approval for this project have been met and satisfied, in accordance to approved timing requirements, as determined by the City.

Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Q) The City may conduct a periodic review of the Use Permits to ensure proper compliance with this Development Code and any developmental or operational conditions of approval.

R) In the event of a conflict between any conditions for this approval, the most stringent in the opinion of the City shall prevail or as determined by City Planning.

S) The contractor should locate equipment staging areas that will create the greatest distance between constructionrelated noise/vibration sources and sensitive receptors nearest the project site during all project construction. Idling equipment should be turned off when not in use. Locate generators, and stationary construction equipment as far from any adjacent sensitive receptors, as reasonably feasible.

T) Any construction debris or rubbish shall be picked up on a daily basis, unless approved by the Planning Division.

U) The following Conditions of Approval incorporate mitigation measures from the proposed Mitigated Negative Declaration (MND).

Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) 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 provide street improvements and/or road dedications in accordance with the City of San Jacinto Municipal Code, as listed below. 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.

Planning Commission Recommended Conditions of Approval

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Page 8 of 47 ends

With the permission of the landowner of his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. Provide acknowledgment from the contractor.
☐
Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
5) Mitigation Measure GEO-1: Prior to issuance of grading permits, the developer shall provide documentation to the City for review and approval that: 1) confirms that grading and construction plans prepared for the project have included the recommendations intended to minimize impacts associated with ground shaking that are provided in the Geotechnical Study and 2) determine that the grading and plans adhere to City of San Jacinto The Magnet March 27, 2024 26 Draft Initial/MND City construction development standards as well as the seismic design parameters of the California Uniform Building Code.
☐
Prior to Grading or
Similar Activity Planning
6) Mitigation Measure GEO-2: Prior to issuance of grading permits, the developer shall provide documentation to the City for review and approval that a SWPPP is prepared, that it is implemented, and that the erosion control measures recommended in the
Geotechnical Study are included appropriately.
☐
Prior to Grading or
Similar Activity Planning
7) Mitigation Measure GEO-3: Prior to the issuance of grading permits, the developer shall provide documentation to the City for review and approval that that measures related to the prevention of subsidence and collapse provided in the Geotechnical Study are included on construction plans and implemented in the field. City staff shall also verify that project grading and construction plans adhere to City construction development standards as well as the seismic design parameters of the California Uniform Building Code. ☐
Planning Commission Recommended Conditions of Approval

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If the discovery proves to be significant under CEQA, additional work such as preservation in place or data recovery, shall occur as required by the paleontologist in coordination with City staff and descendants and/or stakeholder groups, as warranted. Once the resource has been properly treated or protected, work in the area may resume. Provide an acknowledgment from the contractor. ☐
Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
10) Mitigation Measure TCR-1: Prior to the issuance of a grading permit, the Developer shall retain a professional archaeologist to conduct monitoring of all ground disturbing activities. The project Archaeologist shall have the authority to temporarily redirect earthmoving activities in the event that suspected archaeological resources are unearthed during project construction. The project archeologist shall attend the pre-grading meeting with the City, the construction manager and any contractors, and Consulting Tribal representatives; and will conduct a mandatory Cultural Resources Worker Sensitivity Training to those in attendance. The archaeological monitor shall have the authority to temporarily halt and redirect earth moving activities in the affected area in the event that suspected archaeological resources are unearthed. Provide documentation to the City for review and approval.
☐
Prior to Grading or
Similar Activity Planning
11) Mitigation Measure TCR-2: 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.

Provide documentation to the City for review and approval. ☐
Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
12) Mitigation Measure TCR-3: The project Archaeologist, in consultation with the Consulting Tribe(s), the contractor, and the City, shall develop a CRMP in consultation pursuant to the definition in AB52 to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. A consulting Tribe is defined as a Tribe that initiated the AB 52 tribal consultation process for the project, has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City as provided for in Cal Pub Res Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
a. Project description and location b. Project grading and development scheduling; c. Roles and responsibilities of individuals on the project; d. The pre-grading meeting and Cultural Resources Worker Sensitivity Training details; e. The protocols and stipulations that the contractor, City, Consulting Tribe (s) and project archaeologist will follow in the event of inadvertent cultural resources discoveries, human remains/cremations, sacred and ceremonial items, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation. f.

The type of recordation needed for inadvertent finds and the stipulations of recordation of sacred items. g. Contact information of relevant individuals for the project. Provide documentation to the City for review and approval.
☐
Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
13) Mitigation Measure TCR-4: 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 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. Provide an acknowledgment from the contractor.
☐
Planning Commission Recommended Conditions of Approval

Page 14 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
14) Mitigation Measure TCR-5: It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r)., parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r).
☐
Prior to Grading or
Similar Activity Planning
15) Mitigation Measure TCR-6: Prior to final inspection, the developer/permit holder shall prompt the project Archeologist to submit two (2) copies of the Phase III Data Recovery report (if required for the project) and the Phase IV Cultural Resources Monitoring Report that complies with the Community Development Department's requirements for such reports. The Phase IV report shall include evidence of the required cultural/historical sensitivity training for the construction staff held during the pre-grade meeting.

The Community Development Department shall review the reports to determine adequate mitigation compliance. Provided the reports are adequate, the Community Development Department shall clear this condition. Once the report(s) are determined to be adequate, two (2) copies shall be submitted to the Eastern Information Center (EIC) at the University of California Riverside (UCR) and one (1) copy shall be submitted to the Consulting Tribe(s) Cultural Resources Department(s).
☐
Prior to Grading or
Similar Activity Planning
16) A copy of all pages of these conditions of approval shall be included in the construction drawing packages for building, landscape, irrigation, grading permits/approvals, etc.
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Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning 17) The developer/applicant or successor in interest shall pay any outstanding fees. ☐ Prior to Grading or
Similar Activity Planning
18) The contractor shall provide a letter that agrees to 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.
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.
d. An energy conservation plan showing compliance with Title 24 (Building Standards) of the California Administrative Code shall also be provided.
☐
Prior to Grading or
Similar Activity Planning
19) The contractor shall provide a letter that agrees to 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
☐
Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) complaint, he/she shall investigate, take appropriate
corrective action, and report to the City.
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.

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 with human spotters in compliance with all safety requirements and laws.

Prior to Grading or
Similar Activity Planning 20) Grading plans shall include an ADA path of travel. ☐ Planning Commission Recommended Conditions of Approval

Page 17 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
21) The development shall be subject to all provisions of City of San Jacinto Municipal Code section 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 Grading or
Similar Activity Planning
22) A Final Water Quality Management Plan ("FWQMP") shall be submitted and approved. FWQMPs shall include a project
description and identify on-site Best Management Practices ("BMPs") that will be used to reduce pollutants into the storm drain system to maximum extent practical. The FWQMP shall identify the structural and non-structural measures consistent with the City's adopted requirements.

BMPs are approved in concept by a Master Water Quality
Management Plan ("MWQMP"). The individual parcels/lots or parts of the project shall submit individual FWQMP Addendums, including plans and details providing the elevations and slopes of the any basin(s) and other details for the proposed structural BMPs.

The City Engineer, or designee, shall review and approve the FWQMP document(s), plans, and details. The property owners, applicant or developer shall also provide a signed, agreement(s), presenting shared responsibilities for the BMP maintenance, which shall be recorded.
☐
Prior to Grading or
Similar Activity Engineering
23) The developer/property owner shall have an approved grading plan, executed grading agreement as directed by the City Engineer, and posted securities.
☐
Prior to Grading or
Similar Activity Engineering
24) 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 number.
☐
Planning Commission Recommended Conditions of Approval

Page 18 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) b.Geotechnical Report
c.Storm Drain Improvement Plan
d.Hydrology and Hydraulic Analysis
e.Final WQMP (for reference)
f. Sewer and Water Improvement Plan, per Fire Department and EMWD standards, shall be submitted to the City Engineer for review and approval. Fire Department and EMWD approval of Water Improvement Plan is required prior to City Engineer’s approval.

The designs shall comply with EMWD, RCFCD, Riverside County Transportation Department, Caltrans, 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.

Planning Commission Recommended Conditions of Approval

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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 ☐
Planning Commission Recommended Conditions of Approval

Page 20 of 47 ends

Prior to
Recordation of the
Final Map
Engineering
30)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 number.
b.Geotechnical Report
c.Street Improvement Plan
d.Storm Drain Improvement Plan
e.Hydrology and Hydraulic Analysis
f. Final WQMP (for reference)
g.Sewer and Water Improvement Plan, per Fire Department and EMWD standards, shall be submitted to the City Engineer for review and approval. Fire Department and EMWD approval of Water Improvement Plan is required prior to City Engineer’s approval.
h.Street Light Plan prepared by a registered Electrical Engineer i. Signing and Striping Plan
j. Traffic Signal Modification Plan
☐
Planning Commission Recommended Conditions of Approval

Page 21 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) The design shall comply with EMWD, RCFCD, Riverside County Transportation Department, Caltrans, 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.

Prior to
Recordation Special Districts
31)The Developer shall establish a funding mechanism for the maintenance of public improvements.
• Annexation into the Public Facilities Maintenance Community Facilities District (CFD 2020-1) is an option to fulfill the funding requirement for maintenance of public improvements. If a property owner opts not to annex into a CFD, the funding mechanism (HOA/POA) must be fully established to satisfy this condition.

The Developer shall also establish a funding mechanism for the public safety services.
• 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 Maintenance Cost Estimate.
☐
Planning Commission Recommended Conditions of Approval

Page 22 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to Issuance
of Building
Permits
Planning
32)The proposed project may be built in various phases. Each building will require the submittal of building permit plans, including architecture, design, colors, and materials. Plans shall be substantially consistent with plans approved through this entitlement, as determined by City Planning. ☐
Prior to Issuance
of Building
Permits
Planning
33)A site construction plan shall be submitted for review and approval that details the entity (tenant or master developer) who is responsible to construct parking areas, drive aisles, landscape areas, and parking lot lighting.
☐
Prior to Issuance
of Building
Permits
Planning
34)Any use that includes the provision of shopping carts, such as a grocery store or similar retail establishment, shall incorporate designated Shopping Cart Corrals. Cart corrals shall be constructed of decorative, durable materials, such as block with a stucco finish, stone veneer, or other architecturally compatible treatments, to ensure visual consistency with the overall project design. The placement and design of cart corrals shall minimize visual clutter, support efficient cart management, and maintain a high-quality appearance throughout the site. ☐
Prior to Issuance
of Building
Permits
Planning
35)A copy of all pages of these conditions of approval shall be included in the construction drawing packages for building, landscape, irrigation, grading permits/approvals, etc.
☐
Prior to Issuance
of Building
Permits
Planning 36)All HVAC equipment shall be fully shielded behind parapet walls from line of sight of adjacent properties. ☐
Prior to Issuance
of Building
Permits Planning
37)Prior to the issuance of building permits, the applicant shall submit an Outdoor Lighting Plan, including a full photometric analysis, to the City Planning Division for review and approval. The plan shall apply to all outdoor public or common areas, including but not limited to parking lots, drive aisles, pedestrian pathways, plazas, and building frontage areas.

The Outdoor Lighting Plan shall comply with the following requirements:
☐
Planning Commission Recommended Conditions of Approval

Page 23 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) • Adequate Illumination: All access driveways and circulation routes serving each use shall be provided with adequate lighting to ensure safe vehicular and pedestrian movement.
• Fixture Specifications: The plan shall include manufacturer cut sheets and details for all proposed light fixtures, including mounting height, lumen output, shielding, and color temperature. • Responsibility Map: The submittal shall include a site map clearly identifying lighting zones and areas of maintenance responsibility. • All lighting shall be fully shielded or otherwise designed to prevent glare, light trespass beyond the property line, illumination onto public rights of way, or upward light emission into the night sky.

Prior to Issuance
of Building
Permits
Planning
38)All ground-mounted equipment (i.e., gas/electric meters, utility/mechanical cabinets, etc.) shall be screened from view from any street or private property adjacent to the project site. Solid walls or landscape features may be used for ground screening; Chain-link fencing is not an approved ground screening material.
☐
Prior to Issuance
of Building
Permits
Planning
39)The applicant/developer/property owner shall provide water service to this project in accordance with the requirements of the appropriate utility purveyors. This project is within City of San Jacinto water service area. If the Developer utilizes the City of San Jacinto water service, the developer will need to install a looped system to ensure adequate pressure and flow.

In order to create the looped system the developer will need to tie into the City’s existing 10” C900 water main on Eagle just South of Ramona Expressway and run it through the development to State Street. In addition, install a new water main on State Street, south to Idyllwild Drive and East on Idyllwild to Eagle Road where the City’s main currently terminates.
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Planning Commission Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Alternatively, the developer has the option to utilize EMWD for water service if the project site is annexed into the EMWD water service area.

Water improvements shall be installed per EMWD Standards and Fire Department requirements. A letter or similar documentation acceptable to the City verifying compliance shall be provided to the Planning Division for review and clearance.

Prior to Issuance
of Building
Permits
Planning
40)The applicant/developer/property owner shall provide sewer service to this project in accordance with the requirements of EMWD and sewer improvements shall be installed per EMWD Standards. A letter and/or inter-agency agreement from EMWD to the City verifying compliance shall be provided to the Planning Division for review and clearance. ☐
Prior to Issuance
of Building
Permits
Planning
41)Prior to issuance of building permits for each individual building, the applicant shall submit plans for the associated trash enclosure(s) and receptacle areas. All trash enclosure designs shall substantially conform to the approved prototypical trash enclosures for the Shopping Center, including materials, dimensions, access features, screening elements, and functional components.
☐
Prior to Issuance
of Building
Permits
Planning
42)Submit a Master Sign Plan(s) and applications, pursuant to the Development Code and any applicable sign program, for review and approval.
☐
Prior to Issuance
of Building
Permits
Planning
43)All parking and drive aisles shall be developed in compliance with Chapter

17.330 (Off-Street Parking and Loading Standards) and screened from public right-of-way and public view with a landscape hedge or decorative wall, as approved by City Planning.
☐
Prior to Issuance
of Building
Permits
Planning 44)Building plans shall include an ADA path of travel. ☐ Planning Commission Recommended Conditions of Approval

Page 25 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Planning
45)The applicant shall submit a complete Master Landscape and Irrigation Plan(s) and associated application(s) to the City Planning Division for review and approval, consistent with the Development Code and the City’s Landscape Design Guidelines. The submittal shall identify all proposed landscape areas throughout the site and shall include a Landscape Phasing Plan that clearly delineates the timing and sequencing of landscape installation for each phase of development. ☐
Prior to Issuance
of Building
Permits
Planning
46)Prior to the issuance of building permits or tenant improvement permits for each individual building or parcel, the tenant shall submit a Landscape and Irrigation Plan for review and approval by the City Planning Division.

All tenant-level landscape plans shall substantially conform to the approved Master Landscape and Irrigation Plan for the Shopping Center, including plant palette, irrigation design, materials, and overall landscape character.
☐
Prior to Issuance
of Building
Permits
Planning
47)All loading docks and trash compactors shall be screened from public view or enclosed within the proposed building. Submit plans for review and approval.
☐
Prior to Issuance
of Building
Permits
Planning
48)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). The City WQMP Inspector will be notified of the required inspections during construction.
☐
Prior to Issuance
of Building
Permits
Building 49)Submit building application, plans, and applicable fees for construction and installation of project components. ☐
Prior to Issuance
of Building
Permits
Building 50)Gates or other obstructions to required Fire Department vehicle access roads shall be approved by the Fire Department prior to construction. ☐ Planning Commission Recommended Conditions of Approval

Page 26 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Building
51)This project is located within the limits of the San Jacinto Regional Area Drainage Plan for which drainage fees have been adopted. Drainage fee shall be paid to the City of San Jacinto prior to the issuance of a permit.

Fees are subject to change and shall be in the amount adopted at the time.
☐
Prior to Issuance
of Building
Permits
Building
52)This project shall be subject to the payment of the adopted Traffic Signal Mitigation fees and the Transportation Uniform Mitigation Fee (TUMF), 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 at the time.
☐
Prior to Issuance
of Building
Permits
Building
53)This project is subject to the payment of fees for the Multi-Species Habitat Conservation Plan (MSHCP), exempted by the ordinance establishing the MSHCP program. The fees shall be subject to the provisions of the enabling ordinance and based upon the fee schedule in effect at the time. ☐
Prior to Issuance
of Building
Permits Engineering 54)All conditions required “Prior to the Issuance of a Grading Permit” have been met to the satisfaction of the City.
☐
Planning Commission Recommended Conditions of Approval

Page 27 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Engineering
55)Buildings or other required improvements shall not cross parcel lines. If any building or required improvements conflict, a parcel map shall be filed for review and approval and shall be recorded prior to construction of Pad 1 or the service station.

Alternatively, a lot merger, lot line adjustment, or CC&R can be recorded to resolve any potential conflicts between existing lot lines and proposed structures. All building setbacks must comply with the City’s Development Code.

After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Engineering Department.
☐
Prior to Issuance
of Building
Permits
Engineering
56)Ramona Expressway is classified as an Arterial (146’/110’) per the General Plan. A 71-foot half width right-of-way is currently dedicated along the property northerly frontage.

The applicant/property owner shall dedicate the required additional 2-feet of right-of-way to provide for a 73-foot half width right-of-way. ☐
Prior to Issuance
of Building
Permits
Engineering
57)State Street is classified as an Arterial(112’/76’) per the City General Plan.

A 55-foot half width right-of-way is currently dedicated along the property westerly frontage.

The developer/property owner shall dedicate the required additional one foot (1’) of right of way to provide 56-foot half width right-of-way. ☐
Prior to Issuance
of Building
Permits
Engineering
58)Eagle Road is classified as a Modified Collector (66’/48’) per the Riverside County Standards. The developer/property owner shall verify the existing right-of-way. If necessary, the developer/property owner shall dedicate the appropriate right-of-way to achieve a 33-foot half width right-of-way along the property’s easterly frontage.
☐
Planning Commission Recommended Conditions of Approval

Page 28 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Engineering
59)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.

Payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of each phase of improvements. The property owner shall pay the fee required at the rate in effect at the time of issuance of the actual permit, based on the amount of impervious area created. ☐
Prior to Issuance
of Building
Permits
Engineering 60)Property line corner cutbacks shall be dedicated per County of Riverside Standard No. 805. Curb ramps shall include concrete truncated domes per ADA standards.
☐
Prior to Issuance
of Building
Permits
Engineering
61)The developer/property owner shall submit to Engineering and Building & 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.
☐
Prior to Issuance
of Building
Permits
Engineering
62)All easements and/or 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. All dedications shall be free from all encumbrances as approved by the City Engineer.
☐
Prior to Issuance
of Building
Permits
Engineering 63)All weather access per Fire Department standards shall be provided to each permitted buildings per the Precise Grading Plan. ☐ Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
64)Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B or other approved method. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design ☐
Planning Commission Recommended Conditions of Approval

Page 29 of 47 ends

Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
65)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 CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the Fire Department. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant). Reference CFC 507.5, CFC Appendix C and NFPA 24 7.2.3.
☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
66)Fire Department Access - Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of buildings, except for the south wall of Major 1 and Major 2, since the south wall has no openings, is rated with 8” CMU wall, and the buildings will have an increased sprinkler density. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 24 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs.

Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not 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 503.1.1, 503.2.1 as amended by the County of Riverside and Riverside County Office of the Fire Marshal Guideline OFM-01A.
☐
Planning Commission Recommended Conditions of Approval

Page 30 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
67)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 45 feet outside radius and 24 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 503.1.1, 503.2.1 as amended by the County of Riverside and Riverside County Office of the Fire Marshal Guideline OFM-01A.
☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
68)Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as possible 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 503.1.2 and Riverside County Office of the Fire Marshal Guidelines.
☐
Planning Commission Recommended Conditions of Approval

Page 31 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
69)Fire Department Construction Permit Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews these plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC 105.1.
☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
70)Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system.

Reference CFC 903.2 as amended by the City of San Jacinto Municipal Code.
☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
71)Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review. Reference CFC 903.4 and CFC 907.2. ☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
72)Unlimited Area Building - Based upon the building construction type and requirements of the California Building Code (CBC), 60 feet of open space (with some reductions permitted) may be required around the building.

Consult with your architect for additional information. Reference CBC 507.
☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
73)Gate Access: All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC 506.1.
☐
Planning Commission Recommended Conditions of Approval

Page 32 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
74)Water Plans: If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the 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 105.4.1.
☐
Planning Commission Recommended Conditions of Approval

Page 33 of 47 ends

Parkway landscaping on State Street shall be installed prior to the occupancy of Pad1, the Carwash or any Major Tenant.

Parkway landscaping on Ramona Expressway between State
Street and the eastern side of Village of San Jacinto Driveway shall be installed prior to Pad 1, the Service Station or any Major Tenant.

Parkway landscaping on Ramona Expressway between the
western portion of Village of San Jacinto Driveway and Eagle Road shall be installed prior to Pad 2, Pad 3, Pad 4, Pad, 5 or any Major Tenant.
☐
Prior to the
Certificate of
Occupancy
Planning 76)All required on-site improvements shall be installed per approved plans. ☐
Planning Commission Recommended Conditions of Approval

Page 34 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Planning
77)Primary driveways and adjacent landscaping planters shall be installed as follows:
• Pad 1 require completion of the access driveway on State Street, the western driveway and the driveway at Village San Jacinto. In addition, the three driveways shall be connected with a drive aisle in accordance with the approved Site Plan. • Carwash shall require completion of the access driveway on State Street and the western driveway on Ramona
Expressway. In addition, the two driveways shall be
connected with a drive aisle in accordance with the approved Site Plan.
• The service station shall require the completion of the western driveway and the driveway at Village of San Jacinto. In addition, the two driveways shall be connected with a drive aisle north and south of the fuel Canopy in accordance with the approved Site Plan.
• Pad 2, Pad 3 and Pad 4 shall require the completion of the driveway at Village of San Jacinto and the eastern driveway.

In addition, the two driveways shall be connected with the proposed east-west driveway south of the aforementioned pads in accordance with the approved Site Plan.
• Pad 5 shall require the eastern driveway to be completed and connected to the northern driveway on Eagle Road in
accordance with the approved Site Plan.
☐
Planning Commission Recommended Conditions of Approval

Page 35 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) • Shops 1 and Major 1 shall require the completion of the State Street Driveway, the western driveway, and the Village of San Jacinto Driveway. In addition, the driveways shall be
connected with a completed drive-aisle in accordance with the approved Site Plan.
• Major 2, Major 3, and Major 4 shall require the completion of the driveway on State Street, the driveway at Village of San Jacinto and all proposed driveways on Eagle Road. In
addition, the driveways shall be connected with a completed drive-aisle in accordance with the approved Site Plan.

Prior to the
Certificate of
Occupancy
Planning
78)Lighting shall be provided throughout the parking area at all hours of customer and employee use in accordance with the lighting phasing plan.
☐
Prior to the
Certificate of
Occupancy
Planning
79)All site improvements shall be installed or constructed per approved building permit plans required for each building/tenant per phasing exhibits.
☐
Prior to the
Certificate of
Occupancy
Planning
80)The developer/applicant shall prepare a Master Property Owner’s Association for City review and approval. The
document shall include provisions for maintenance of all common and public areas, reciprocal parking and access, consistent uniform signage and architectural theme, building colors, and materials for the Project, and maintenance
responsibilities in the event any assessment district is reduced or eliminated. The City may enforce its interests in the CC&Rs. ☐
Planning Commission Recommended Conditions of Approval

Page 36 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Planning
81)The developer/applicant or successor in interest shall submit the following items for the landscape and irrigation development and maintenance:
a. The signed Landscape Certificate of Completion pursuant to Section 17.325.070 – Certificate of Completion of the
Development Code;
b. The irrigation scheduling pursuant to Section 17.325.080 – Irrigation Scheduling of the Development Code;
c. The Landscape and Irrigation Maintenance Schedule
pursuant to Section 17.325.090 – Landscape and Irrigation Maintenance Schedule of the Development Code; and
d. The Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis are pursuant to Section 17.325.100 —
Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis of the Development Code.
☐
Prior to the
Certificate of
Occupancy
Planning 82)All walls and fences shall be installed per the fence and wall plan.
☐
Planning Commission Recommended Conditions of Approval

Page 37 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Planning
83)All new and existing onsite utilities shall be located underground.

Appurtenances and associated equipment including, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system, may be placed aboveground. Where
such facilities are not undergrounded such appurtenances and equipment shall be screened from public view by block
enclosures and/or landscaping.
☐
Prior to the
Certificate of
Occupancy
Planning
84)All utility substructures shall be located away and/or screened from public view with landscaping materials. Plans shall be submitted to verify conformity, as determined by City Planning. ☐
Prior to the
Certificate of
Occupancy
Planning
85)Provide written certification from the responsible contractor that the parking lot lighting was installed per approved plans and lighting does not exceed one-half foot candle lighting along all property lines.
☐
Prior to the
Certificate of
Occupancy
Building 86)All department/agency requirements and signoffs shall be complete and obtained. ☐
Prior to the
Certificate of
Occupancy
Building
87)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.
☐
Planning Commission Recommended Conditions of Approval

Page 38 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Building
88)Pursuant to the traffic impact analysis (TIA) prepared by Linscott, Law, & Greenspan Engineers, the developer/property owner shall:

Pay the project’s fair share of 50.34% of the total estimated construction cost of the State Street/Community College Drive traffic signal.

As an alternative to paying fair share fees, the
developer/property owner may opt to construct the abovementioned improvements in which the City would support entering into an Improvement and Credit Agreement that would offset construction costs by providing credit for the project’s Traffic Signalization and Transportation Uniform Mitigation development fee obligation.

This condition is required prior to the Occupancy of any Major Tenant.
☐
Prior to the
Certificate of
Occupancy
Engineering
89)The developer/property owner shall construct the traffic signal modifications at the intersection of State Street and Ramona Expressway to accommodate the addition of a northbound leftturn lane, to comply with Appendix G of the 2040 General Plan.

This condition is required to be met prior to Pad 1, the Service Station, the Carwash or any Major Tenant.
☐
Planning Commission Recommended Conditions of Approval

Page 39 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
90)The developer/property owner shall install signage and striping to accommodate proposed improvements on State Street and Ramona Expressway. The signage and striping at the State Street/Ramona Expressway intersection shall include the addition of a northbound left-turn lane, to comply with Appendix G of the 2040 General Plan.

This condition is required to be met prior to the occupancy of Pad1, the Carwash, Service Station, Shops 1, or any Major Tenant.
☐
Planning Commission Recommended Conditions of Approval

Page 40 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
91)Ramona Expressway classified as an Arterial (146’/110’). The portion of the Ramona Expressway between State Street and the Village of San Jacinto half width dedicated right-of-way, shall be improved to provide for 8-inch curb and gutter located 55-foot south of centerline, pavement using a TI of 11.0 and PG 70-10, 37-foot wide parkway consisting of a Class I Multi-Use Path per City of San Jacinto Trails Master plan, landscaping, and streetlights subject to the result of a photometric study prepared by a registered electrical engineer, per City of San Jacinto, County of Riverside and Caltrans standards.

The existing curb and gutter is placed at an acceptable location and can remain in place if it is determined to be in good condition at the time of permits.

The portion of the Ramona Expressway between the western most point of Village of San Jacinto driveway and Eagle Road is required to be met prior to occupancy Pad 2, Pad 3, Pad4, Pad 5, or any Major tenant.
☐
Prior to the
Certificate of
Occupancy
Engineering
92)Install raised landscaped median on Ramona Expressway on the east side of “Village at San Jacinto” Intersection to Eagle Road comparable to the existing median west of the said intersection
This condition shall be met prior to occupancy of Pad 2, Pad 3, Pad 4, Pad 5, or any Major tenant as approved by the City Engineer.
☐
Planning Commission Recommended Conditions of Approval

Page 41 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
93)State Street classified as an Arterial (112′/76′) (with 12-foot landscaped median) along the property westerly frontage within the dedicated right-of-way shall be improved to provide for a 56- foot wide halfwidth right-of-way, asphalt paving using a TI of 9.0 and PG 70-10 (for all northbound lanes and the southbound lane adjacent to the median), 8-inch curb and gutter 45-feet east of centerline, Class II buffered bike lane per City of San Jacinto Trails Master Plan, sidewalk and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

This condition is required to be met prior to occupancy of Pad 1, the Carwash, the Service Station, Shops 1, or Major 1.
☐
Prior to the
Certificate of
Occupancy
Engineering
94)Install a raised landscaped median on State Street from Idyllwild Drive to Ramona Expressway comparable to the existing
median located on State Street, north of Ramona Expressway, and as approved by the City Engineer.

This condition is required to be met prior to occupancy of Pad 1, the Carwash, the Service Station, Shops 1, or any Major 1. ☐
Planning Commission Recommended Conditions of Approval

Page 42 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
95)Eagle Road classified as a Modified Collector (66’/48’) within the dedicated right-of-way shall be improved to provide for a 33-foot wide halfwidth right-of-way. Eagle Road shall be paved using a TI of 8.0 and PG 64-10, 8- inch curb and gutter 24-feet west of centerline, 6-foot wide sidewalk, landscaping, and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

The curb, gutter and paving can remain in place if it is determined to be in good condition at the time of permits per as determined by the City Engineer.

This condition is required to be met prior to occupancy of Pad 4, Pad 5, or any Major Tenant.
☐
Prior to the
Certificate of
Occupancy
Engineering
96) If the existing pavement is not in good condition the developer/property owner may use grind and overlay technique as determined by the City Engineer.
☐
Prior to the
Certificate of
Occupancy
Engineering 97) The developer/property owner shall provide for utility trench surface repair as directed by the City Engineer if applicable. ☐
Planning Commission Recommended Conditions of Approval

Page 43 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
98) The project is impacted by San Jacinto Valley Master Drainage Plan facilities, Line H and Line H-1. PM 22092 dedicated a 40- foot wide easement for storm drain purposes that crosses the site and was intended for Line H-1.

The City has no objection to the vacation of the existing drainage easement for Line H-1. Line H should be extended from the existing crossing to the project’s southwest corner, an adequate inlet shall be provided at the terminus of Line H. This segment of Line H should be designed to convey the tributary 10-year flow rate. Plans for the drainage improvements, along with supporting hydrology and hydraulic calculations shall be submitted for approval.

This condition is required to be met prior to occupancy of any building.
☐
Prior to the
Certificate of
Occupancy
Special Districts 99)Annexation into the applicable CFDs must be complete. ☐ Planning Commission Recommended Conditions of Approval

Page 44 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Special Districts
100)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, or similar dedication language upon map recordation, for each basin lot.
☐
Prior to the
Certificate of
Occupancy
Special Districts
101) Development must comply with Landscape and Irrigation Design Guidelines. ☐
Prior to the
Certificate of
Occupancy
Special Districts
102)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
Certificate of
Occupancy
Special Districts
103)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)
☐
Planning Commission Recommended Conditions of Approval

Page 45 of 47 ends

Page 46 of 47 ends

The use of parking and loading spaces for customers and employees, including ADA spaces, shall not be prevented, prohibited, limited, restricted, eliminated or adapted for other use excepted as follows:
• Use of parking spaces for drive-thru overflow to prevent traffic backup onto shopping center roads, or city streets in a manner acceptable to the City;
• Special Events with an approved Temporary Use Permit. ☐
Operational Planning 107)All landscaped areas shall be maintained in a thriving condition, free of weeds, trash and debris.
☐
Operational Planning
108)Deliveries, loading and unloading activities, and trash pick-up hours shall be limited to daytime hours only (7:00 a.m. to 7:00 p.m.) for Major 3 and Major 4.
☐
Operational Planning
109)The business shall maintain lighting to illuminate for security and safety of parking and access areas at no less than one-foot candle of illumination at ground level.
☐
Operational Planning 110)Any business selling alcohol shall maintain an active ABC license issued and maintained by the California Department of ABC. ☐
Operational Planning 111)The permittee of any alcohol sales shall conform to the regulations of the Department of Alcoholic Beverage Control (ABC). ☐
Operational Planning
112)Any premises approved to sell alcohol shall be posted to indicate that it is unlawful for anyone to drink or consume any alcoholic beverage in any public place.
☐
Planning Commission Recommended Conditions of Approval

Page 47 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Operational Planning
113)The Permittee shall remove litter from the premises, public sidewalks, and parking lots daily and keep the areas swept weekly to prevent debris buildup. Trash cans shall be added, and "No Littering" signs shall be posted on the premises.
☐
Operational Planning
114)The owner and management of the establishment selling alcoholic beverages shall provide ABC-approved and/or certified training for all employees who sell or serve alcoholic drinks at the first available opportunity or no later than thirty (30) days from the employee's date of employment.
☐
Operational Planning 115) No outdoor storage and display/sales is permitted without an approved Temporary Use Permit.
☐
Operational Building 116)All required Fire Department vehicle access roads shall be maintained in a passable condition at all times for emergency Fire Department use. ☐ Operational Building
117)Contact the Community Development Department, specifically the Building and Safety Division, if water supply for fire hydrants is lost or if pressure is dramatically reduced.
☐
Operational Building 118)Outdoor dining areas must be cleaned daily and kept free of debris. ☐ Rich Development
600 N. Tustin Ave., Ste. 150
Santa Ana, CA 92705
June 4, 2026

VIA E-MAIL
Lori Matley
Community Development Clerk
City of San Jacinto
595 S. San Jacinto Ave.

San Jacinto, Ca 92583
(951)487-7330 x 401
[email protected]
Kevin White
Community Development Director
City of San Jacinto
595 S. San Jacinto Avenue
San Jacinto, CA 92583
P: 951.487-7330 EXT 306
[email protected]
Re: APPEAL of PROJ23-0013, USE 23-0009, USE23-0011, USE 23-0012, USE23-0013, USE23-0014, USE24-0038 and USE24-0052 to CITY COUNCIL
Ms. Matley and Mr. White,
I write you on behalf of our partnership, Ramona San Jacinto, LLC (“Rich Development”), as owners and applicants of the proposed development of real property identified as APNs 434-080-025 (12.5ac) and 434-080-026 (2 ac), located at the Southeast corner of State St and Ramona Expressway (Hwy 79), within the City of San Jacinto (“Property”).

Kindly accept this letter as our formal request to appeal the following conditions of approval to City Council.

As a quick background, our intention has always been to build a high quality, attractive shopping center that honors the community, attracts patrons, create jobs, is a tax revenue generator for the City and reflects the best of San Jacinto. We first submitted a pre-application and received staff feedback back in September of 2023. We’ve been working hard on this project for over 3 years.

In that time, we’ve grown to accept some difficult market realities. Costs continue to climb. Interest rates remain high. Lenders are conservative. Cap Rates remain high, and rents are relatively flat, which means that valuations are low.

San Jacinto is an emerging commercial market that is exciting to us. Because of today’s marketplace, as noted above, we are very concerned we will not be able to find and fund the revenues needed to construct the project with the conditions of approval noted below.

The basis for our appeal is our principled notion that regional infrastructure must be paid for by all of the users of that infrastructure, and it is unfair to burden a single project with conditions of approval that results in a disproportionate contribution to those facilities. The term “fair share” suggests a reasonable proportionality which we feel has not been applied here.

We’ve worked closely with staff and are grateful for their efforts, but we recognize that there is a limit to their discretion. We also sincerely appreciate the Planning Commission’s consideration but unfortunately have reached a point where we must appeal to City Council.

Rich Development
600 N. Tustin Ave., Ste. 150
Santa Ana, CA 92705
Contested Conditions of Approval
Condition 98)
The project is impacted by San Jacinto Valley Master Drainage Plan facilities, Line H and Line H1. PM 22092 dedicated a 40-foot wide easement for storm drain purposes that crosses the site and was intended for Line H-1.

This segment of Line H should be designed to convey the tributary 10-year flow rate. Plans for the drainage improvements, along with supporting hydrology and hydraulic calculations shall be submitted for approval.

This condition is required to be met prior to occupancy of any building.

Appeal
The San Jacinto Valley Master Drainage Plan (SJCMDP) suggests that H-1 line bisect the property, but at some point, in the past, the City departed from this plan and instead installed an undersized line through the subject property, with no easement. Our proposed project would not contribute any runoff to that line. We feel strongly that there is no nexus for exacting an improvement on this neighborhood retail project. These past decisions have created an erroneous set of circumstances that we are now required to resolve. We feel it’s only fair that the upstream users of this line should continue to contribute to the Valley Master Drainage fee program so that this improvement can be completed at a later date by use of these funds.

Condition 88)
Pursuant to the traffic impact analysis (TIA) prepared by Linscott, Law, & Greenspan Engineers, the developer/property owner shall:

Pay the project’s fair share of 50.34% of the total estimated construction cost of the State Street/Community College Drive traffic signal.

As an alternative to paying fair share fees, the developer/property owner may opt to construct the above-mentioned improvements in which the City would support entering into an Improvement and Credit Agreement that would offset construction costs by providing Rich Development
600 N. Tustin Ave., Ste. 150
Santa Ana, CA 92705
credit for the project’s Traffic Signalization and Transportation Uniform Mitigation development fee obligation.

This condition is required prior to the Occupancy of any Major Tenant.

Appeal
City staff scoped our traffic impact study and included the intersection of State and Community College, which is already failing by their standards. The nature of the study is an antiquated approach called Level of Service (LOS) which penalizes trip generation. The new modern standard is Vehicle Miles Traveled (VMT) which encourages infill development.

Our position is that the intersection is failing because of the College and they should bear the cost of improving their own traffic issues.

Please note that there are undeveloped properties on the west of that intersection. The city may need to condemn and acquire additional right-of-way, likely must pay fair market value, and then construct a signal. We question if a signal, as mitigation, is even feasible.

We humbly request that the City waive this condition of approval.

Condition 91)
Ramona Expressway classified as an Arterial (146’/110’). The portion of the Ramona Expressway between State Street and the Village of San Jacinto half width dedicated right-of-way, shall be improved to provide for 8-inch curb and gutterlocated55-footsouth of centerline, pavementusing a TI of 11.0 and PG 70-10, 37-foot wide parkway consisting of a Class I Multi-Use Path per City of San Jacinto Trails Master plan, landscaping, and streetlights subject to the result of a photometric study prepared by a registered electrical engineer, per City of San Jacinto, County of Riverside and Caltrans standards.

The existing curb and gutter is placed at an acceptable location and can remain in place if it is determined to be in good condition at the time of permits.

Appeal
We have worked with staff for years interpret San Jacinto standards and reflect them in our design.

We object to the nature of these conditions which point back to unclear standards. The plans should govern and provide us with reasonable assurances moving forward.

Rich Development
600 N. Tustin Ave., Ste. 150
Santa Ana, CA 92705
In addition, our position is that the existing curb and gutter is located in the correct location and should not need replacement unless damaged. There is no 37’ parkway proposed and we are unclear as to the implications of the Trails Master Plan.

Condition 92)
Install raised landscaped median on Ramona Expressway on the east side of “Village at San Jacinto” Intersection to Eagle Road comparable to the existing median west of the said intersection.

This condition shall be met prior to occupancy of Pad 2, Pad 3, Pad 4, Pad 5, or any Major tenant as approved by the City Engineer.

Appeal
We request that this exaction be removed.

Condition 93)
State Street classified as an Arterial (112′/76′) (with 12-foot landscaped median) along the property westerly frontage within the dedicated right-of-way shall be improved to provide for a 56-foot wide halfwidth right-of-way, asphalt paving using a TI of 9.0 and PG 70-10 (for all northbound lanes and the southbound lane adjacent to the median), 8-inch curb and gutter 45- feet east of centerline, Class II buffered bike lane per City of San Jacinto Trails Master Plan, sidewalk and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

Existing improvements can remain if determined to be in good condition by the City Engineer.

This condition will not require storm water improvements on the west side of State Street for local drainage.

This condition is required to be met prior to occupancy of Pad 1, the Carwash, the Service Station, Shops 1, or Major 1.

Appeal
This median is along our frontage and is being requested to extend all the way down to the intersection of Idlewild and State St. This median could be striped, but the city wants the raised median as there is an existing issue with left turns across State from the parcels on the east side of State St. We have legitimate drainage and scope-creep concerns. We also don’t believe that the project should be solely responsible for the improvement.

Conclusion
You will note that the conditions of approvals attempt to exact regional infrastructure in the form of major storm drains and traffic improvements. We are contributing to the runoff at State Street, which has existing flooding issues, caused by projects south and east of this intersection.

Understanding that our project could not function because of the existing conditions, we are Rich Development
600 N. Tustin Ave., Ste. 150
Santa Ana, CA 92705
committed to installing a major regional storm drain extension to allow State St to function safely.

This is a major cost to our project, and we hope that council members will take this into consideration for our requests to have these additional regional improvements noted above removed as part of our project approval. We understand that fee credits will be available for some of this work, but they will not be enough to offset the cost of these major public works projects that our project is being burdened with as conditions of approval. We remain concerned that the total cost of offsite improvements is too much for the project to bear.

In closing, my partners and I are truly excited to deliver a high-quality project to the City of San Jacinto and appreciate your consideration. I’m available to answer any questions.

Thank you for your assistance.

Sincerely,
Tab Johnson
Rich Development Company
Partner
714-835-3311
cc: Oscar Uranga, PMP, Kristine Simmons
THE MAGNET – CONDITIONS OF APPROVAL APPEAL ITEMS/COST IMPACTS Condition 98:

The project is impacted by San Jacinto Valley Master Drainage Plan facilities, Line H and Line H-1. PM 22092 dedicated a 40-foot wide easement for storm drain purposes that crosses the site and was intended for Line H-1.

This condition is required to be met prior to occupancy of any building.

Cost Estimate: $461,882
Condition 88:

Pursuant to the traffic impact analysis (TIA) prepared by Linscott, Law, & Greenspan Engineers, the developer/property owner shall:

Pay the project’s fair share of 50.34% of the total estimated construction cost of the State Street/Community College Drive traffic signal.

This condition is required prior to the Occupancy of any Major Tenant.

Cost Estimate: $251,700 (City Estimate $500,000 x 50.34% Share Percentage) Condition 91:

Ramona Expressway classified as an Arterial (146’/110’). The portion of the Ramona Expressway between State Street and the Village of San Jacinto half width dedicated rightof-way, shall be improved to provide for 8-inch curb and gutter located 55-foot south of centerline, pavement using a TI of 11.0 and PG 70-10, 37-foot wide parkway consisting of a Class I Multi-Use Path per City of San Jacinto Trails Master plan, landscaping, and streetlights subject to the result of a photometric study prepared by a registered electrical engineer, per City of San Jacinto, County of Riverside and Caltrans standards.

The existing curb and gutter is placed at an acceptable location and can remain in place if it is determined to be in good condition at the time of permits.

Cost Estimate:
• Ramona Path - $98,480
• Ramona Curb and Gutter - $34,468
• TOTAL: $132,948
Condition 92:

Install raised landscaped median on Ramona Expressway on the east side of “Village at San Jacinto” Intersection to Eagle Road comparable to the existing median west of the said intersection.

This condition shall be met prior to occupancy of Pad 2, Pad 3, Pad 4, Pad 5, or any Major tenant as approved by the City Engineer.

Cost Estimate: $115,000
Condition 93:

State Street classified as an Arterial (112′/76′) (with 12-foot landscaped median) along the property westerly frontage within the dedicated right-of-way shall be improved to provide for a 56-foot wide halfwidth right-of-way, asphalt paving using a TI of 9.0 and PG 70-10 (for all northbound lanes and the southbound lane adjacent to the median), 8-inch curb and gutter 45-feet east of centerline, Class II buffered bike lane per City of San Jacinto Trails Master Plan, sidewalk and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

This condition is required to be met prior to occupancy of Pad 1, the Carwash, the Service Station, Shops 1, or Major 1.

Cost Estimate:
• State Street Bike Path - $18,000
• State Street Curb and Gutter - $14,336
• State Street Median - $75,000
• TOTAL: $107,336
SEC Corner of State Street and Ramona Expressway
San Jacinto, California
Rich Development
Ramona Linear Footage Width Area Unit Cost Extension Total Total Linear Footage 1,231
Sawcut existing street 1,231 $3.00 $3,693
Overex and Recompact / Finish Grading 1,231 3 3,693 $6.00 $22,158 Curb and Gutter 1,231 $28.00 $34,468
AC Paving / Full Section
AC Paving / Grind and Overlay 1 LS $50,000.00 $50,000
Median Demo and Grading 1 $25,000.00 $25,000
Median Curb 1 $65,000.00 $65,000
Median Paving
Median Landscape 1 $25,000.00 $25,000
Sidewalk 1,231 8 9,848 $10.00 $98,480
Meandering Sidewalk / Multi Path 1,231 10 12,310 $8.00 $98,480 ROW Landscaping 1,231 10 12,310 $6.00 $73,860
Entrance Apron 1 $30,000.00 $30,000
Streetlights 5 $7,500.00 $37,500
Storm Drain 1 $461,882.00 $461,882
Water / Fire Water 1 $75,000.00 $75,000
Sewer Crossing 1 $240,000.00 $240,000
$1,340,521
State Street Linear Footage Width Area Unit Cost Extension Total Total Linear Footage 512
Sawcut existing street 512 $3.00 $1,536
Overex and Recompact / Finish Grading 512 3 1,536 $6.00 $9,216 Curb and Gutter 512 $28.00 $14,336
AC Paving / Full Section 340 12 4,080 $15.00 $61,200
AC Paving / Grind and Overlay 500 10 5,000 $10.00 $50,000 Median Demo and Grading 1 $20,000.00 $20,000
Median Curb 1 $35,000.00 $35,000
Median Paving 1
Median Landscape 1 $20,000.00 $20,000
ROW Landscaping 512 15 7,680 $6.00 $46,080
Bike lane (Striping Only) $18,000.00 $18,000
Entrance Apron 1 $30,000.00 $30,000
Streetlights 2 $7,500.00 $15,000
Traffic Signal Mod 1 $400,000.00 $400,000
Fire and Domestic Water 1 In Ramona
Sewer 1 In Ramona
Storm Drain 1 $600,000.00 $600,000
$1,320,368
Eagle Linear Footage Width Area Unit Cost Extension Total Total Linear Footage 512
Sawcut existing street
Overex and Recompact / Finish Grading
Curb and Gutter
AC Paving / Full Section
AC Paving / Grind and Overlay
Median Demo and Grading $20,000.00 $20,000
Median Curb $35,000.00 $35,000
Median Paving
Median Landscape $20,000.00 $20,000
Meandering Sidewalk 512 8 4,096 $10.00 $40,960
ROW Landscaping 512 10 5,120 $5.00 $25,600
Entrance Apron 2 $30,000.00 $60,000
Streetlights 2 $7,500.00 $15,000
Offsite Water Main
Offsite Sewer
$216,560
Trade Totals $2,877,449
Note: All Costs in Included in Offsite Summary Sheet
Lyle Parks Jr., Construction
Offsite Takeoffs and Detail 6/17/2026
Lyle Parks Jr., Construction
May 26, 2026
TO: Planning Commission

REQUESTED
BY:

Kevin White, Planning Manager

APPROVED
BY:

Travis Randel, Deputy City Manager
SUBJECT: The Magnet Shopping Center (PROJ23-0013)
Staff Recommends that the Planning Commission:

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

2. APPROVE PROJ23-0013 to establish the Magnet Shopping Center that includes the following:
a. A Site Plan & Design Review (USE23-0009) for the overall site plan and the design of a 119,476 square foot shopping center.
b. Tentative Parcel Map (TPM) 38831 (SUB23-0005) to subdivide a 14.44-acre lot into 12 commercial lots. c. A Conditional Use Permit (USE24-0052), to allow alcohol sales within a Service Station that includes a gasoline station and a 3,956 square foot convenience store. d. A Minor Use Permit (USE23-0011) for a 3,886 square foot restaurant, with outdoor seating and a drive-thru lane. (Pad 1)
e. A Minor Use Permit (USE23-0012) for a 3,203 square foot restaurant with a drive-thru lane. (Pad 2) f. A Minor Use Permit (USE24-0038) for a 5,705 square foot retail/restaurant building with a drive-thru lane. (Pad 3)
g. A Minor Use Permit (USE23-0013) for a 3,203 square foot restaurant with a drive-thru lane. (Pad 4) h. A Minor Use Permit (USE23-0014) for an automated 3,588 square foot car wash with three queuing lanes.

DISCUSSION:

The proposed project is a submittal by Rich Development Enterprise, LLC to establish the Magnet Shopping Center. The project includes four Major Tenant buildings that total a maximum of 84,923 square feet, including a 16,012 square feet grocery store, a drive-thru car wash within a building that is 3,588 square feet, a service station with a convenience store that is 3,956 square feet, retail and shop buildings that total a maximum of 11,040 square feet, four restaurants with drive-thru service that total 15,551 square feet, and three restaurants without a drive-thru that totals 5,524 square feet. Overall, the shopping center would allow a maximum of 119,476 square feet of general commercial uses. In addition, the shopping center includes accessory on-site parking, drive aisles, trash enclosure and landscaping. The project also includes a subdivision to create 12 commercial lots on 14.50 acres.

To facilitate the project, the applicant submitted a Site Plan and Design Review for the overall development, five Minor Use Permits for the restaurants with drive-thru service and the carwash, a Conditional Use Permit for alcohol sales within the service station convenience store, and a Tentative Parcel Map for the subdivision.

The project site is comprised of two contiguous rectangular-shaped parcels totaling approximately 14.44 acres and is located on the south side of Ramona Expressway, between State Street and Eagle Road. The site is relatively flat and does not have any noticeable slopes. The project site has been vacant for over twenty years and highly disturbed throughout the years. Currently the site is dominated by weeds and non-native herbs.

ANALYSIS:

The General Plan designation for the site is Commercial (C). The Commercial designation provides for a variety of retail and service-oriented business activities at various intensities to serve the local community and population, as well as the broader market area. The site is zoned Commercial General (CG), which is applied to areas appropriate for general commercial and daily shopping needs of a broad market area, including retail sales and business, professional, and personal services that are accessible to transit corridors. The CG zone is consistent with the Commercial General Plan Land Use Designation.

Project Site and Surrounding Land Use, General Plan, and Zoning Land Use General Plan Zoning
Project Site Vacant Commercial (C) Commercial Gene
North
Shopping Center
Single Family Residential
Commercial (C) &
Low Density Residential (LDR)
Commercial Gene
Residential, Low D
South
Vacant
Single Family Residences
Commercial (C) &
Low Density Residential (LDR)
Commercial Neigh
Residential, Low D
East Single Family Residences Low Density Residential (LDR) & Residential, Low D West Service Station Commercial (C) Commercial Gene
Site Plan and Design Review:

The project includes 12 buildings (uses) with six located along Ramona Expressway and six buildings located along the southern property line. In between the two rows of buildings are several drive aisles that interconnect which would allow circulation for passenger vehicles, trucks making deliveries and emergency services.

Pad 1 is located at the intersection of State Street and Ramona Expressway. The proposed restaurant is 3,886 square feet that is positioned adjacent to Ramona Expressway. The primary entrance to the restaurant is on the south side of the building that faces the parking lot. Pad 1 includes two drive-thru lanes that begin southeast of the proposed building, which merge into a single lane. The drive-thru lane then wraps around the proposed restaurant before terminating at a drive-aisle on the west side of the building. The drive-thru lane allows vehicle queuing spaces for more than 20 vehicles, which greatly exceeds the 7 spaces required by the Development Code. Pad 1 includes an outdoor seating area and an enhanced landscape area situated west of the building.

A service station is proposed east of the Pad 1, with the two uses separated by a right in/right-out driveway on Ramona Expressway with a customer entrance on the south side of the building. The service station includes a 3,956 square foot convenience store that is located adjacent to Ramona Expressway that has an entrance on the south side of the building. South of the convenience store the project proposes parking spaces and 6 fuel dispensers with 12 pumps situated underneath a fuel canopy.

Pads 2, 3 and 4 are located east of the Service Station, and the primary vehicular entrance to the project site. Pad 2 is a restaurant that totals 3,203 square feet, Pad 3 is 5,705 square feet building that includes up to three suites that could be utilized for individual restaurants, and Pad 4 is a restaurant that totals 3,203 square feet. Each pad will have a drive-thru lane that contains queuing spaces for at least 10 vehicles. The drive-lane begins on the east side of each building and wraps around the building terminating on the west side of each building. The building entrances and the proposed parking are located on the south side of the building.

Pad 5 is located at the southwest corner of Ramona Expressway and Eagle Road, and is west of Pad 4 and a rightin/right-out driveway that provides access to Ramona Expressway. The proposed retail building is also adjacent to Ramona Expressway; however, the front entrance and parking lot are located on the east side of the building. The building is anticipated to be occupied by an auto parts store.

The proposed Carwash is located along the southern edge of the property adjacent to State Street. The proposed carwash will be within a building that is 3,588 square feet The carwash includes three drive-thru lanes that converge into a single lane (tunnel). South of the carwash are parking spaces with self-service vacuum cleaners.

Additional parking and drive aisles are proposed east of the carwash.

The Shops and Major 1 buildings are located east of the carwash. The shops building is 3,990 square feet and will allow for a maximum of two suites that may be utilized for retail or restaurants. The building will be oriented to the west and include an outdoor patio area that is 250 square feet, which is located on the north side of the building.

Major 1 is directly adjacent to Shops building to the west totaling 16,012 square feet. Directly in front of the building is a proposed cart corral and parking spaces. Behind the building is the location of the proposed loading dock that will be utilized for Major 1. The use is anticipated to be occupied by a Grocery Store.

Major 2, Major 3, and Major 4.

The applicant has submitted two alternative site plan configurations for the project. The alternatives are identical in all respects except for the layout and building footprints of Major 2, Major 3, and Major 4, and minor drive aisle and parking modification. All other site elements including access, landscaping, pad buildings, and overall project intensity remain substantially unchanged between the two alternatives. The purpose of the alternatives is to provide flexibility in securing future tenants while maintaining consistency with the approved development standards and design framework.

Alternative 1.

Major 2 is 22,083 square feet and proposed for general retail. It includes a primary entrance on north side of the building with parking north of the building. A loading dock is located at the southern (rear portion of the building) which will be accessed from the drive aisle to the east.

Major 3 is 8,675 square feet and proposed for general retail. It includes a primary entrance on north side of the building. Parking is provided in front of the building, with additional parking located directly east. No loading dock is proposed for this building.

Major 4 is located east of Major 3, with the two buildings separated by a drive aisle. Major 4 is also west of Eagle Road. The building is 34,688 square feet with a north-facing entrance. Parking is provided in front (north side), with additional parking and a drive aisle along the east side. A loading zone facing north is located on the east side of the building. Staff-recommended conditions of approval require the loading area to be screened from public view, which may be accomplished through decorative gates or enclosure of the loading area.

Alternative 2.

Major 2 is 35,160 square feet and proposed for general retail. It includes a loading dock on the eastern side of the building that opens to the north. The staff recommended conditions of approval require the loading area to be screened from public view, which may be accomplished through decorative gates or enclosure of the loading area.

Major 3 is 8,537 square feet and proposed for general retail. In this configuration, Major 3 remains east of Major 2, separated by a drive aisle. No loading dock is proposed.

In this configuration, Major 4 is directly adjacent to Major 3, and west of Eagle Road. The proposed building will be 25,020 square feet with a north-facing orientation. Parking is provided north of the building with additional parking and a drive aisle along the east side. The loading zone remains on the east side of the building and faces north. Staff-recommended conditions of approval require the loading area to be screened from public view, which may be accomplished through decorative gates or enclosure of the loading area.

Road Improvements/Circulation
The main access to the project site will come from a driveway located directly south of the intersection at Ramona Expressway and Village at San Jacinto. This existing intersection is signalized and therefore the full turning movements will be permitted in and out of the proposed shopping center. In addition, the site will have six additional points of ingress and egress as follows:

A right-in/right-out driveway on Ramona Expressway that is east of Village at San Jacinto between Pad 1 and the service station,
A right-in/right-out driveway on Ramona Expressway that is west of Village at San Jacinto between Pad 4 and Pad 5,
A right-in/right-out driveway on State Street located between Pad 1 and the proposed Carwash; A driveway on Eagle Road directly south of Pad 5,
A driveway on Eagle Road directly north of Major 4, and A driveway on Eagle Road directly south of Major 4.

The driveways will be connected through a network of drive aisles to provide access to all facets of the site.

The Conditions of Approval require road improvements at each of the three roadways that are adjacent to project.

On Ramona Expressway the applicant will be allowed to utilize the existing curb and gutter, however the conditions of approval require a 2-foot dedication, installation of raised landscaped median, sidewalk and streetlights. On State Street the project will require a 1-foot dedication, install a raised landscaped median, widen a portion of the roadway, relocate a portion of the existing curb and gutter, install sidewalk and streetlights. With respect to Eagle Road, the applicant will be required to install sidewalk and potential streetlights. In addition, signing and striping plans and traffic signal modifications will be necessary to address General Plan Consistency. As a result, State street will add a second left hand turn lane on to Ramona Expressway.

A traffic study was submitted for the project which noted the project would negatively impact a single off-site intersection on State Street at Community College Drive. To mitigate the impact the conditions of approval require the payment of a fair share contribution (50.34%) of the construction cost of the traffic signal. Completion of the road improvements or the payment of a fair share contribution will address the traffic that would be created by the project.

Drainage Improvements
State Street currently experiences flooding during nuisance rain events, which would impact the ingress and egress for the project. The project is required to extend an existing storm drain on State Street and install catch basins which will reduce flooding impacts.

Additionally, a San Jacinto Valley Master Drainage Plan facility (H-1) was planned to run through the project site.

An existing drainage line that does not meet the requirements of the San Jacinto Valley Master Drainage Plan Facility currently traverses the site which carries water past the site. The developer will be required to remove the existing drainage line on their property and replace it with a new 10-year drainage facility on Ramona Expressway with new catch basins to address flooding on Ramona Expressway and to collect run-off that will protect their site.

The new facility will be equivalent to the Master Drainage Plan (H-1).

Water and Wastewater
The Conditions of Approval require the developer to establish a water and sewer connection. The project is within City of San Jacinto water service area. If the Developer utilizes the City of San Jacinto water service, the developer will need to install a looped system to ensure adequate pressure and flow. In order to create the looped system the developer will need to tie into the City’s existing water main on Eagle just South of Ramona Expressway and run it through the development to State Street. In addition, install a new water main on State Street, south to Idyllwild Drive and East on Idyllwild to Eagle Road where the City’s main currently terminates. Alternatively, the developer has the option to Utilize Eastern Municipal Water District (EMWD) for water service if the project has been annexed into the EMWD water service area. Wastewater will be provided through the EMWD system with an inter-agency agreement.

Development Standards
The design of the project has been analyzed to ensure compliance with the standards for the CG zone listed in the development code as noted in the table below:

Commercial General (CG) Development Standards:

Required Proposed Compliant?
Maximum FAR 0.50 0.19 Yes
Front Setback 10 ft. 21 ft. Yes
Side Interior Setback:

Abutting nonresidential None Required 0 Yes
Side (street) Setback 10 ft. 32 ft. Yes
Rear Setback:

Abutting nonresidential None Required 0 Yes
Abutting residential ** 34 ft. 35 ft. Yes
Maximum Height 45 ft. 42 ft. Yes
Maximum Impervious
Coverage 85% 83% Yes
** Setback is based on the height of the proposed building that is adjacent residential.

Architecture and Materials
The proposed buildings utilize a coordinated palette of materials and colors that complement. Smooth‑finish stucco in neutral tones, stone veneer accents, parapet articulation, and aluminum storefront systems create a unified architectural identity across the center. Staff finds the design well‑articulated, contextually appropriate, and consistent with the City’s expectations for high‑quality commercial development.

Parking Analysis
Land Use Calculation Required Provided
Major 1 – Grocery Store,1 space per 225 square feet 16,012/225 57 75 Major 2 – Retail, 1 space per 300 square feet. 35,160/300 94 99 Major 3 – Retail, 1 space per 300 square feet. 8,537/300 23 27 Major 4 – Retail, 1 space per 300 square feet. 25,020/300 66 75 The shopping center includes several restaurant pads with drive‑thru components. These tenants typically incorporate brand‑specific architectural elements, such as signature colors, materials, and façade treatments. The brand specific features will be integrated in a manner that complements the center’s primary architectural theme, avoiding visual conflict through consistent massing, parapet heights, material quality, and coordinated color palettes. Staff finds that this approach appropriately balances tenant identity with a cohesive overall design character, consistent with the City’s expectations for high‑quality commercial development.

Landscaping
The project proposes landscaping adjacent to each of the existing roads, along the southern border of the project site, within the parking lots, and adjacent to entrance drives and around specific buildings. In total 17.8 percent of the site will be landscaped with the key landscape areas as follows:

1. A minimum 20-foot landscape setback adjacent to Ramona Expressway.

2. A minimum 12-foot landscape setback adjacent to State Street.

3. An enhanced landscape area at the corner of State Street and Ramona Expressway.

4. A minimum 10-foot landscape setback adjacent to Eagle Road.

5. A 10-foot landscape setback behind Major 4 and a portion of Major 3 to buffer the project site from the existing residences to the south.

A Conceptual Landscape Plan was submitted as part of the project to illustrate the landscape areas. Specific designs and plant material will be incorporated into final landscape plans. All landscaping elements have been designed in accordance with the City’s adopted Landscape Design Guidelines and Water-Efficient Landscape Ordinance (WELO), ensuring compliance with both aesthetic and environmental performance standards. The planting plan will be supported by an automatic irrigation system, designed to maximize water efficiency and maintain long-term plant health.

Parking
The project provides a total of 572 parking spaces exceeding the minimum requirement of 495 spaces established by the Development Code for the proposed uses. This surplus ensures ample parking availability for customers and employees of the various uses. The conditions of approval of required a reciprocal parking agreement which will allow all businesses within the Shopping Center to utilize the parking throughout the development as part of a Master Property Owners Association. A detailed breakdown of required and provided parking is included in the table below:

Shops 1 – Retail, 1 space per 300 square feet. 2,000/300 6 10 Shops 1 – Restaurant, 1 space per 200 square feet 2000/200 8 12 Carwash – Stacking area for each automatic car wash
lane - 4 times the capacity of the automatic car wash lane Carwash drying
3 x 4 12 30+
18 drying spaces
Pad1 - Restaurant with Drive-Thru
1st 2,000 sq. ft. = 1 per 200-sq. ft.+
Over 2,000 sq. ft. = 1 per additional 60 sq. ft. GFA
1 per 50 sq.ft patio = 1 per 50 sq. ft
2000/200+
1,886/60
1,650
8 25
26 14
33 35
Service Station with C-Store -1 space per 250 sq. ft
4 stalls per pump. (six pumps)
3,956/250
6x4
13 19
15 22
Pad 2 - Restaurant with Drive-Thru
1st 2,000 sq. ft. = 1 per 200-sq. ft.+
Over 2,000 sq. ft. = 1 per additional 60 sq. ft. GFA
2000/200+
1,203/60
8 16
12 16
Pad 3 - Restaurant with Drive-Thru
1st 2,000 sq. ft. = 1 per 200-sq. ft.+
Over 2,000 sq. ft. = 1 per additional 60 sq. ft. GFA
2000/200+
1,203/60
8 19
10 22
Pad 4 - Restaurant with Drive-Thru
1st 2,000 sq. ft. = 1 per 200-sq. ft.+
Over 2,000 sq. ft. = 1 per additional 60 sq. ft. GFA
2000/200
1,203/60
10 19
8 19
Pad 5 - Retail, 1 space per 300 square 7,216/300 29 36
Total 469 572
Note: All required spaces reflect a 20% reduction as allowed by the Development Code for Shopping Center greater than 100,000 square feet.

Minor Use Permit–Restaurants with a Drive-Thru & Carwash (USE23-0011, USE23-0012, USE23-0013, USE23- 0014, & USE24-0038)
Each of the proposed restaurants and the carwash includes a drive-thru lane; therefore, a Minor Use Permit (MUP) is required for each. The MUP’s ensure that each component of the drive-thru (such as the location of the speaker within the drive-thru) are located in areas where they won’t be disruptive to residential uses or other sensitive uses.

As designed the site meets all requirements for drive-thru use. The drive-thru’s are consistent with the General Plan and Zoning, are compatible with the existing and future land uses, and will not be materially detrimental to health, safety and welfare. The development includes a condition of approval to ensure that the speaker volume at the drive-thru conforms to levels established in the municipal code.

Alcohol Sales
Currently there are two businesses that propose to have alcohol sales. They include the proposed service station, which would sell alcohol within the convenience store and Major 1(Grocery Store).

Convenience Store
Alcohol sales are proposed in the convenience store utilizing a Type 20 Alcoholic Beverage Control (ABC) License.

A Type 20 License allows for the sale of beer and wine, for offsite consumption. As required by the Development Code, the applicant submitted a Conditional Use Permit (CUP) to allow staff and the Planning Commission to evaluate the operational characteristics of the use. The convenience store will operate as an ancillary component of the service station, with alcohol sales representing a small portion of the overall merchandise mix. The project includes security lighting, and signage prohibiting on‑site consumption. These features are consistent with the City’s alcohol‑related performance standards and help ensure safe and responsible operation.

Grocery Store
The applicant is also requesting to sell alcohol within Major 1 (Grocery Store). As is common with most grocery stores, the applicant is also proposing to sell alcoholic beverages, utilizing a Type 21 Alcoholic Beverage Control (ABC) License. A Type 21 License allows for the sale of beer, wine and distilled spirits for offsite consumption.

Generally, the sale of Alcohol for off-site consumption requires a Conditional Use Permit; however, the development code specifically exempts larger grocery stores (those over 10,000 square feet) from this requirement.

Both businesses are still required to adhere to development standards placed on businesses that sell alcohol. The following is a list of applicable standards related to the sale of alcohol:

Alcohol Standards
Required/Permitted Consistent
600-foot separation from a school, place of worship, public park or similar use
Yes, there are no schools or places or worships
parks, or similar uses within 600 feet.
100 feet from an existing residential dwelling or property zoned for residential uses
Yes, the nearest residence is more than 150 feet f
closest business with alcohol sales.

Business Shall be fully visible from the Street Yes, the facilities are fully visible from Ramona Expr and/or State Street.

Lighting to provide illumination for security Yes, the site includes security lighting.

Overconcentration and Public Convenience or Necessity (PCorN) The California Department of Alcoholic Beverage Control (ABC) authorizes a set number of off-sale licenses within each Census Tract based on the resident population. Census Tract 435.09 is authorized for three off-sale licenses and currently has three active licenses, which technically creates an “over concentration” under ABC standards if the proposed businesses are permitted to sell alcohol.

Existing licenses
Status License Type Original Issue Date Premises Address Business Nam ACTIVE 20 04/13/1992 720 W RAMONA EXPRESSWAY

CHEVRON G

STATION
ACTIVE 21 6/27/2008 1271 N STATE STREET

STATER BR

SUPERMARK
ACTIVE 20 10/12/2010 697 STATE STREET MOBILE GAS
When additional businesses seek a license in a Census Tract that will result in an overconcentration, ABC requires the local jurisdiction to determine whether the issuance of an additional license serves the Public Convenience or Necessity (PCorN). In reviewing the specifics of this project, staff finds that sufficient evidence exists to support a PCorN determination for the following reasons:

The project is located along State Street and Ramona Expressway, two major regional thoroughfares that are planned and zoned for higher-intensity commercial development.

Appropriateness of Alcohol Sales at a Full-Service Grocery Store. Within the proposed grocery store alcohol sales are incidental to the primary business of selling groceries and household goods. Unlike liquor stores or stand-alone alcohol retailers, grocery stores provide alcohol as one of many items available to local residents, typically purchased for off-site consumption as part of a family shopping trip. Allowing an additional license in this context serves the convenience of the community without creating the types of impacts often associated with higher concentrations of small-scale alcohol outlets.

Service stations along major corridors provide essential convenience goods to motorists, commuters, and regional travelers. Allowing incidental off‑sale alcohol at a service station aligns with the established commercial function of the corridor.

At service stations, alcohol sales are ancillary to the primary fueling and convenience retail use. This reduces the likelihood of loitering, nuisance behavior, or high‑frequency alcohol purchases.

Because the area is designed for commercial uses, the presence of off‑sale alcohol at a service station is consistent with the intended land use pattern and does not represent an incompatible intensification of alcohol availability.

The City’s General Plan designates the project site for Community Commercial uses, and the concentration of businesses, including grocery stores and service stations are consistent with those policies. The presence of multiple off-sale licenses in the tract reflects the intended land use character of the corridor rather than an over-saturation of alcohol-related businesses. The proposed use complements the existing commercial mix and provides additional options for residents.

The project is conditioned to include adequate site lighting and signage prohibiting on-site alcohol consumption. The Police Department has reviewed the application and raised no objection.

For these reasons, staff concludes that approval of a PCorN finding is warranted. The license will serve the convenience and needs of the community by allowing alcohol sales incidental to a full-service grocery store in a corridor specifically planned for commercial activity.

Subdivision – Tentative Parcel Map 38831 (SUB24-0013)
The project includes a Tentative Parcel Map (TPM 38831) to subdivide the 14.5-acre site into twelve parcels. The map is designed in a manner that would allow each of the individual buildings, to be owned individually. There are 12 building/uses proposed as part of the project and 12 proposed parcels. Prior to recordation of TPM 38831, the developer will be required to ensure the provisions of maintenance are established, and access and parking are shared throughout the development.

ENVIRONMENTAL ANALYSIS:

The City of San Jacinto is the lead agency on the proposed Project and has reviewed all submitted drafts, technical studies, and reports. An Initial Study was prepared for the proposed project to evaluate potential impacts on the environment as required by the California Environmental Quality Act. The initial study reflects the City’s independent judgment, including technical reports prepared for the project.

Biological Resources
The subject property is not located within a Criteria Area of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). As such, the Project does not have to comply with the requirements of the MSHCP.

However, an MSHCP query indicated that a burrowing owl survey is the only biological survey requirement for the project site.

A survey of the project site occurred and biologists walked the entire site. The entire project site was assessed to determine the extent of plant communities and to evaluate the presence of jurisdictional features, and riparian/riverine habitat. The burrowing owl surveys included walking parallel 20 meter transects throughout the site while looking for any potential burrows that would serve as refuge for burrowing owls. Additionally, the biologist looked for the presence of owl feathers, whitewash, and owl pellets. Buffer surveys were only conducted on the southern boundary where suitable habitat was present. The Burrowing owl surveys were negative for the project area and surrounding buffer. However, there are several California ground squirrel (CGS) burrows present on site but none of the CGS burrows had any sign of burrowing owls such as feathers, tracks, whitewash, pellets, or owls.

Due to the presence of numerous CGS burrows on site, the site has the potential to support burrowing owls in the future. Therefore, it is recommended that ground disturbing activities occur outside of nesting season and include a pre-construction survey for Burrowing Owls 30-days prior to any ground disturbance on the site.

Noise
Noise from construction and operational activities would add to the existing noise environment of the project site and immediate vicinity. Sensitive receptors located near the project site could be exposed to project related noise.

The closest sensitive receptors are residents located south of the project site. A six-foot high masonry wall currently separates the residential development from the project site. To highest noise levels according to the Noise Study will occur during construction. The highest noise levels from construction are predicted to range from approximately 88 dBA Lmax to 104 dBA Lmax at the nearest receivers 10 feet to the southeast. These maximum noise levels are considered to be a peak exposure, applicable to not more than 10–15% of the total construction period, only while the construction activity is taking place along the property boundary closest to these nearest off-site receivers. An existing block wall that separates the proposed use from residential properties will reduce the noise impacts during construction to an allowable level.

In terms of operational noise, traffic associated with parking lots is the most common at a shopping center. The noise associated with a parking lot is typically not at a sufficient volume to exceed community noise standards. At the southeast corner of the project site, the noise could range between 53 dBA and 63 dBA at 50 feet. However, as noted previously, there is an existing seven-foot noise barrier wall. Furthermore, parking lot noise will be partially masked by the proposed buildings. As such, parking lot noise levels will not exceed the City’s Day-night average exterior sound level standard for residential use (65 dBA) and the City’s nighttime noise standards (45 dBA).

Traffic
A Traffic Impact Analysis was prepared for the project, which analyzed the forecast traffic conditions associated with the Project. The project is identified as being located within a low VMT area and will have a less than significant impact. However, the proposed project is expected to generate approximately 11,265 average daily trips (ADT) that will result in deficiencies at one intersections: 1) State Street at Community College Drive (50.34%).

Payment of fees will reduce the impact to less than significant. In addition, the project site includes several improvements to each of the three roadways adjacent to the project as discussed earlier in this report.

Mitigated Negative Declaration
Based upon the information contained in the Initial Study and pursuant to the requirements of CEQA; it has been determined that this Project, with the incorporation of mitigation measures, will not have a significant impact on the environment. The mitigation measures required to reduce or mitigate the impacts of this Project on the environment are included in the Project design and/or the Mitigation Monitoring Program and will be included as part of the Mitigated Negative Declaration for this Project. As a result, it is recommended that the Planning Commission recommend that the City Council adopt a Mitigated Negative Declaration for this Project.

PUBLIC NOTICE AND COMMENTS:

A 10-day notice of public hearing was advertised on May 16, 2026, in the Press Enterprise. In addition, notices of the public hearing were mailed to all property owners within a 300-foot radius of the project site.

Public Comments
Two residents submitted written comments expressing opposition to the proposed Magnet Shopping Center at State Street and Ramona Expressway. The commenters believe the project does not reflect the needs of nearby neighborhoods and raises significant concerns related to traffic, pedestrian safety, noise, and public safety.

The letters cite the number of drive‑thru restaurants, the car wash, and the gas station as uses that will generate substantial new traffic and congestion, potentially creating unsafe conditions for pedestrians, including students who walk in the area. The commenters also express concern about cut‑through traffic into adjacent residential neighborhoods.

In addition, the residents note existing issues with property crime, such as mailbox break‑ins, and believe that a large commercial center may increase loitering, theft, and other security problems at a time when law enforcement resources are already limited.

The commenters request that the Planning Commission reconsider the project, deny the Mitigated Negative Declaration, and require preparation of a full Environmental Impact Report (EIR) to evaluate potential safety, noise, and security impacts on surrounding residential areas.

Staff has reviewed the concerns raised by nearby residents and staff finds that the Magnet Shopping Center is consistent with the General Plan and the Commercial General (CG) zoning, which specifically anticipates retail, restaurant, and service‑oriented uses along major corridors such as State Street and Ramona Expressway.

The project introduces a full‑service grocery store, general retail, and multi‑tenant commercial buildings that expand the range of goods and services available to the community. It also provides new employment opportunities, increased sales tax revenue, and significant public improvements, including sidewalks, streetlights, landscaped medians, and drainage upgrades.

A project‑specific traffic study concluded that all intersections will operate at acceptable levels, and the project will contribute its fair share to a new traffic signal at State Street and Community College Drive. Pedestrian safety is improved through new sidewalks, internal walkways, and lighting enhancements.

Noise, lighting, and operational impacts were evaluated in the environmental document, and required mitigation measures ensure the project will not create significant impacts to nearby residences.

While staff acknowledges the desire for additional community amenities, the City cannot require a private property owner to develop specific commercial businesses. The proposed project complies with all applicable regulations and aligns with the City’s long‑range vision for this commercial corridor. For these reasons, staff continues to recommend approval of the project.

Attachments
The_Magnet_Findings_of_Fact.pdf
Magnet_Alternate_Site_Plan.pdf
Tentative_Parcel_Map_38831.pdf
Staff_Recommended_Conditions_of_Approval_-_Magnet.pdf
The_Magnet_Location_Map.pdf
Public_Comment_1.pdf
Public_Comment_2.pdf
Magnet_Initial_Study.pdf
Appendix_A_AQ-GHG-Energy_Study.pdf
Appendix_B_Habitat_Assessment_and_MSHCP_Analysis.pdf
Appendix_C_Cultural_Resources_Assessment.pdf
Appendix_D_Geotechnical_Study.pdf
Appendix_E_Phase_I.pdf
Appendix_F_Noise_Study.pdf
Appendix_G_Traffic.pdf
Traffic_APPENDIX_A_Traffic_Study_Scope_of_Work.pdf
Traffic_APPENDIX_B_Existing_Traffic_Count_Data.pdf
Traffic_APPENDIX_C_Existing_Level_of_Service_Calculation_Worksheets.pdf Traffic_APPENDIX_D_Year_2026_Cumulative_Level_of_Service_Calculation_Worksheets.pdf Traffic_APPENDIX_E_Traffic_Signal_Warrant_Analysis_Worksheets.pdf Appendix_I_Hydrology.pdf
Preconstruction_Survey_Report_Phoenix_032024.pdf
FINDINGS OF FACT:

Minor Use Permit Findings – Restaurants with Drive-Thru Service (USE23-011, 0012, 0013, 0038)

1. The proposed use is consistent with the General Plan and any applicable specific plan.

The restaurants with drive-thru service are consistent with the Commercial (C) General Plan designation, which supports a broad range of retail and service-oriented uses along major transportation corridors. The use will contribute to the commercial character of the area and supports General Plan goals related to economic development, commercial vitality, and convenient access to goods and services. No specific plan applies to the site.

2. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of the Development Code and Municipal Code.

The Commercial General (CG) zone allows restaurants with drive-thru service subject to approval of a Minor Use Permit. The proposed pads meet all applicable development standards, including setbacks, height, parking, landscaping, and circulation requirements. Drive-thru lanes, speaker boxes, and menu boards are located and designed in compliance with the Development Code.

3. The design, location, size, and operating characteristics of the proposed activity will be compatible with existing and future land uses in the vicinity.

The drive-thru restaurants are located along Ramona Expressway and are consistent with the existing commercial uses on the north side of Ramona Expressway. The buildings are oriented to activate with pedestrian and vehicular traffic. Drive-thru operations are designed to avoid conflicts with adjacent uses, with queuing areas sized to prevent spillover and speaker boxes oriented away from residential areas. The use is compatible with the anticipated future development.

4. The proposed use will not be materially detrimental to the health, safety, or general welfare of the public or otherwise injurious to the environment or property.

The site provides adequate access, circulation, lighting, and parking to support safe operation.

Drive-thru lanes are separated from pedestrian walkways and internal circulation routes to the extent feasible. Environmental review through the Mitigated Negative Declaration confirms that the project will not result in new or more severe environmental impacts. No detrimental effects to public health, safety, or welfare are anticipated.

5. The site is physically suitable for the proposed use. a. Design, location, shape, size, and operating characteristics: The restaurant pads are appropriately sized and configured to accommodate buildings, drive-thru lanes, queuing, parking, and landscaping.
b. Public and emergency vehicle access: Multiple access points and internal drive aisles provide adequate emergency access.
c. Public protection services: The site is served by existing police and fire services, and the project does not create unusual service demands.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).: All necessary utilities are available and adequate to serve the proposed restaurants.

6. The applicant agrees in writing to comply with all conditions of approval.

The applicant has agreed to comply with all conditions imposed by the review authority for the Minor Use Permits.

Minor Use Permit Findings - Drive-Thru Carwash (USE23-0014)

1. The proposed use is consistent with the General Plan and any applicable specific plan.

The carwash is consistent with the Commercial (C) General Plan designation, which supports a broad range of retail and service-oriented uses along major transportation corridors. The drive-thru car wash will contribute to the commercial character of the area and support General Plan goals related to economic development, commercial vitality, and convenient access to goods and services. No specific plan applies to the site.

2. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of the Development Code and Municipal Code.

The Commercial General (CG) zone allows drive-thru carwashes subject to approval of a Minor Use Permit. The proposed location meets all applicable development standards, including setbacks, height, parking, landscaping, and circulation requirements. Drive-thru lanes and menu boards are located and designed in compliance with the Development Code.

3. The design, location, size, and operating characteristics of the proposed activity will be compatible with existing and future land uses in the vicinity.

The drive-thru carwash is located along State Street and is consistent with the existing commercial uses in the vicinity of the project. The building is oriented to activate with pedestrian and vehicular traffic. Drive-thru operations are designed to avoid conflicts with adjacent uses, with queuing areas sized to prevent spillover. The use is compatible with the commercial context and anticipated future development.

4. The proposed use will not be materially detrimental to the health, safety, or general welfare of the public or otherwise injurious to the environment or property.

The site provides adequate access, circulation, lighting, and parking to support safe operation.

5. The site is physically suitable for the proposed use. a. Design, location, shape, size, and operating characteristics: The carwash appropriately sized and configured to accommodate buildings, drive-thru lanes, queuing, parking, and landscaping.
b. Public and emergency vehicle access: Multiple access points and internal drive aisles provide adequate emergency access.
c. Public protection services: The site is served by existing police and fire services, and the project does not create unusual service demands.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).: All necessary utilities are available and adequate to serve the proposed restaurants.

6. The applicant agrees in writing to comply with all conditions of approval.

The applicant has agreed to comply with all conditions imposed by the review authority for the Minor Use Permits.

CONDITIONAL USE PERMIT FINDINGS (USE24-0052)

1. The proposed use is consistent with the General Plan and any applicable specific plan; The proposed use is consistent with the General Plan and zoning. The Commercial (C) General Plan land use designation provides for a variety of retail and service-oriented business activities, including both small and large-scale commercial development with retail, entertainment, and/or service uses. This designation allows for uses such as hotels, auto sales, auto repair, auto repair related uses, “big box” retail, factory outlets, and movie theaters. Uses such as offices, and others that are determined to be employment generators and compatible with commercial uses may also be allowed. The convenience store with service station is consistent with the General Plan land use designation, and it is not located within a Specific Plan.

2. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of this Development Code and the Municipal Code; The proposed use is permitted within the applicable zoning district and complies with all relevant provisions of the Development Code and Municipal Code. The proposed service station and convenience store are consistent with the Commercial General (CG) zoning designation as the service station, and convenience store are listed as allowed uses, subject to a use permit. The CG zone is intended for areas suited to retail and service-oriented businesses, supporting both small- and large-scale commercial development. Located along major corridors (State Street and Ramona Expressway) the proposed project will offer services to the community. These transit corridors play a vital role in shaping the City’s image and enhancing quality of life for residents and visitors. As conditioned, the project supports this objective and contributes positively to the character of the area, aligning with the intent of the CG zone.

3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity; The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing, and future land uses in the vicinity. Property surrounding the service station are also designated CG and accommodate commercial uses.

4. The proposed use will not be materially detrimental to the health, safety and general welfare of the public or otherwise injurious to the environment or to the property or improvements within the area.

The proposed use will not be materially detrimental to the health, safety, or general welfare of the public, nor will it be injurious to the environment or nearby properties and improvements.

The project has been designed in compliance with all applicable building and fire codes. It also includes specific design features such as, controlled access driveways, appropriate lighting, and landscaping that promote safety and minimize potential impacts. Additionally, Conditions of Approval have been incorporated to address potential concerns related to noise, traffic circulation, and property maintenance. As a result, the project is expected to operate in a manner that is compatible with the surrounding area and protective of public and environmental health.

5. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed use; The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing, and future land uses in the vicinity. The Project is physically suitable for the proposed Project as the site is generally flat, and zoned for commercial uses.
b. The provision of public and emergency vehicle (e.g., fire and medical) access; The site is designed to provide adequate access for emergency vehicles. The site plan has been reviewed by the Police and Fire Departments, and as conditioned, meets their requirements.
c. Public protection services (e.g., fire protection, police protection, etc.); and The Project is consistent with the General Plan which helps to ensure that public protection services are available. The project has also been reviewed by the Police and Fire Departments, and as conditioned, meets their requirements. d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).

The Project will be connecting to all required utilities and as conditioned will be providing the required trash enclosures for solid waste disposal.

ADDITIONAL FINDINGS REGULATED BY SECTION 17.430.040 (H) – ALCOHOL SALES:

1. The proposed use will not be detrimental to surrounding properties and neighborhoods including ensuring that the use does not contribute to loitering, public drunkenness, noise, obstructing pedestrian and vehicular traffic, parking, crime, interference with pedestrian corridors used by children, defacement and damage to structures.

The proposed use will not be detrimental as service stations along major corridors provide essential convenience goods to motorists, commuters, and regional travelers. Allowing incidental off-sale alcohol at a service station aligns with the established commercial function of the corridor.

At service stations, alcohol sales are ancillary to the primary fueling and convenience retail use. These businesses typically offer a limited selection of beer and wine, not the broader inventory associated with liquor stores or specialty alcohol retailers. This reduces the likelihood of loitering, nuisance behavior, or high-frequency alcohol purchases.

2. The proposed use will not adversely impact the suitability of adjacent commercially zoned properties for commercial uses.

The proposed use will not adversely affect the suitability of adjacent commercially zoned properties for commercial development. The project which includes a service station with a convenience store is compatible with both existing and planned uses typically found along major transportation corridors such as State Street and Ramona Expressway. As designed and conditioned, it will be consistent with surrounding and future commercial uses.

3. The proposed use will not adversely affect the welfare of residents in the area or result in an undue concentration in the neighborhood of establishments dispensing alcoholic beverages, including beer and wine. For purposes of this Subparagraph, “undue concentration” shall be as defined in Business and Professions Code Section 23958.4.

The proposed use will not negatively impact the welfare of nearby residents, nor will it result in an undue concentration of establishments selling alcoholic beverages, including beer and wine, within the neighborhood. The project was transmitted to the Sheriff’s Department, and there were no concerns identified.

Notwithstanding Subparagraph 3 above, the review authority may approve a Conditional Use Permit despite an undue concentration of establishments dispensing alcoholic beverages, as defined in Business and Professions Code 23958.4, if the review authority first finds that the public convenience and necessity would be served by the issuance of the Conditional Use Permit and the use otherwise meets the remaining findings of this Subsection.

PUBLIC CONVENIENCE OR NECESSITY (PCorN) FINDINGS OF FACT: 17.430.040(I)

1. The public convenience would be served by the establishment of the proposed use.

The public convenience will be served by allowing alcohol sales within the Magnet Shopping Center. Alcohol sales are ancillary to the proposed grocery store and fueling and convenience retail use of the Service Station. This combination of services will improve access to everyday shopping needs for the San Jacinto community. The City’s General Plan designates site for Community Commercial uses, and the concentration of businesses, including grocery stores and service stations are consistent with those policies. The presence of multiple off-sale licenses in the tract reflects the intended land use character of the corridor rather than an over-saturation of alcohol-related businesses. The proposed use complements the existing commercial mix and provides additional options for residents.

2. The proposed use is not anticipated to be the source of nuisance behavior associated with excessive consumption of alcoholic beverages.

The project has been designed and conditioned to prevent nuisance behavior. The requested license authorizes off-site sales only and does not permit on-site consumption of alcohol.

The site has been developed to include adequate lighting, visibility, and access, all of which discourage loitering and other unwanted activity. Conditions of approval require that landscaping and parking lot lighting be properly maintained, and signage will be posted indicating that drinking alcohol in public areas is unlawful. Together, these measures ensure that neither the grocery store or service station will be a source of nuisance behavior related to excessive alcohol consumption.

3. The proposed use would not be detrimental to the public health, safety, or welfare.

As conditioned, the service station with convenience store will not be detrimental to the public health, safety, or welfare. Operational conditions require that the site be adequately lit, landscaped, and maintained, and the store will operate in compliance with all ABC regulations. Alcohol sales will occur only as part of a larger shopping experience, further limiting the likelihood of adverse impacts. With these safeguards in place, the project will function as a safe and compatible use within the shopping center.

4. The proposed use would not increase the severity of existing law enforcement or public nuisance problems in the surrounding area.

The addition of alcohol sales at this location is not expected to increase law enforcement or nuisance issues. The San Jacinto Sherrif’s Department has reviewed the application and raised no objection to the issuance of the license. The site’s layout and security features, provides a safe environment for alcohol sales. Customers purchasing alcohol in conjunction with gas and other grocery items are less likely to engage in nuisance activity than patrons of stand-alone liquor stores. As a result, the proposed use will not increase the severity of existing law enforcement demands or public nuisance problems in the area.

5. The proposed use is consistent with the objectives, policies, general land uses, and programs of the general plan, and any applicable specific plan.

The project is consistent with the City’s General Plan land use designation of Community Commercial (CC), which envisions a variety of retail and service-oriented businesses serving both local residents and the regional market area. Alcohol sales are consistent with this land use framework and represent a logical component of a commercial center designed to meet community shopping needs. The project site is not located within a specific plan area, and therefore no conflict arises.

TENTATIVE PARCEL MAP FINDINGS: Map 38831 (SUB24-0005)

1. The proposed subdivision and the design and improvements of the subdivision is consistent with the development code, general plan, any applicable specific plan, and the San Jacinto Municipal Code.

The subdivision is consistent with the Commercial (C) General Plan designation and the Commercial General (CG) zoning district. The proposed parcel configuration supports commercial development consistent with the approved Site Plan and Design Review, Minor Use Permits, and Conditional Use Permit. The map complies with applicable subdivision standards, access requirements, infrastructure provisions, and Municipal Code requirements.

No specific plan applies to the site.

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 property is not subject to a Land Conservation Act contract. Therefore, this finding is satisfied.

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

The 14.50-acre site is physically suitable for subdivision into 12 commercial parcels. The site has adequate area, access, topography, and utility availability to accommodate the proposed commercial uses. The parcel configuration allows for shared access, reciprocal parking, and coordinated infrastructure improvements consistent with the approved development plan.

4. The design of the subdivision and the proposed improvements, with conditions of approval, are either:

1. Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or

2. 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.

Based upon the information contained in the Initial Study and pursuant to the requirements of CEQA; it has been determined that this Project, with the incorporation of mitigation measures, will not have a significant impact on the environment. The mitigation measures required to reduce or mitigate the impacts of this Project on the environment are included in the Project design and/or the Mitigation Monitoring Program and will be included as part of the Mitigated Negative Declaration for this Project.

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

The subdivision provides for adequate circulation, access, storm drainage, utilities, and public safety services. Required infrastructure improvements, including roadway improvements along State Street, Ramona Expressway and Eagle Road, which will be constructed in accordance with City standards. The subdivision is not expected to create conditions that would pose serious public health concerns as noted in Mitigated Negative Declaration.

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

The subdivision creates commercial parcels that allow for flexible building orientation and site design. Furthermore, the Site Plan and Design Review will include required landscaping, and shading elements. The proposed structures will incorporate energy-efficient design features consistent with applicable building codes.

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.

The Tentative Parcel Map has been designed to maintain all existing public rights-of-way and access easements serving State Street, Ramona Expressway and Eagle Road. Required frontage improvements, including curb, gutter, sidewalk, parkway landscaping, will be constructed within existing or dedicated public right-of-way consistent with City standards. The proposed internal circulation system and access points are coordinated with the public street network and do not eliminate or obstruct any public access easements.

Any existing utility or access easements within the subdivision boundaries will either remain in place, be relocated, or relinquished, if necessary, through separate instrument in a manner that provides substantially equivalent public access and utility function. The subdivision also requires a Master Property Owners Association and reciprocal access and parking agreements to ensure continued shared access and circulation throughout the development. Accordingly, the design of the subdivision and the proposed improvements do not conflict with public easements or access rights.

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 Tentative Parcel Map is for commercial subdivision purposes and does not propose the creation of residential dwelling units. Chapter 16.75 of the San Jacinto Municipal Code, adopted pursuant to the Quimby Act, applies to residential subdivisions that generate demand for park and recreational facilities. Because the proposed subdivision does not include residential development, parkland dedication or in-lieu fees are not required. In addition, the City’s adopted Development Impact Fee program does not assess park impact fees on Retail Commercial or Non-Retail Commercial/Industrial land uses. Therefore, the subdivision is consistent with the City’s parkland dedication requirements and no parkland dedication or fee obligation is triggered.

ELEC. RM. 145 SF W. RAMONA EXPRESSWAY
STATE STREETEAGLE ROAD 7 13 15 4 8 9 20 W. RAMONA EXPRESSWAY EAGLE ROAD 5 4' DIA. 60'-10" 52'
88' 82'
14'-0" 18'-0" 12'-0" R25'-0" R25'-0" R12'-6" R3'-0" R6'-0" R20'-0"
R15'-0"
R15'-0" R20'-0"
R24'-3"
R25'-0" R25'-0"
R15'-0" 30'-0" ENTRY DRIVEWAY 15'-0" ENTRY DRIVEWAY 30'-0" EXIT DRIVEWAY 30'-0" ENTRY DRIVEWAY
30'-0" ENTRY DRIVEWAY
2' DEDICATION
9'-0" Typ.
9'-0" Typ. 12'-0" 12'-0" 13'-0" 9'-0" 25'-0" 25'-0"
25'-0" 25'-0" 25'-0" 28'-6" 6'-7" 19'-0" 25'-0" 38'-0" 25'-0" 38'-0" 25'-0" 19'-0" 6'-7" 30'-0" 19'-0" 28'-0" 9'-0" Typ.
9'-0" Typ.
38'-5"
43'-11"
21'-7" 17'-0" 5'-0"
9'-0" 19'-0" 25'-0" 25'-0" 16'-0" 9'-6" 19'-0" 19'-0"
27'-0"
12'-11"
12'-0"
12' LANDSCAPE SETBACK
(N)PROPERTY LINE
(E)PROPERTY LINE 20' LANDSCAPE SETBACK MONUMENT SIGN MONUMENT SIGN (E)PROPERTY LINE BUCKINGHAM DR
(N)PROPERTY LINE UNDERGROUND FUEL TANKS T 15
45'-0" 37'-0" 37'-3" 59'-5"
19'-0" 92'
43'
24'-5" TE 6 PAD 5 (RETAIL)
7,216 SF PAD 4 RESTAURANT 3,203 SF 1 ZONE: RL - RESIDENTIAL LOW DENSITY ZONE: RL - RESIDENTIAL LOW DENSITY ZONE: CN - COMMERCIAL NEIGHBORHOOD ZONE: RL - RESIDENTIAL LOW DENSITY ZONE: CG - COMMERCIAL GENERAL L/S APPROXIMATE SERVICE STATION AREA - MAX. ALLOWANCE 18 PUMPS 32,492 SF C-STORE 3,956 SF 10 DT ORDER POINT DT ORDER POINT PROPOSED DRIVE-THRU CANOPY PYLON SIGN MONUMENT SIGN SERVICE STATION PRICING SIGN TRANSFORMER 16'-0"
60'-10" 52' PAD 2 RESTAURANT 3,203 SF 20'-0" 12'-0" 11'-11" 12'-0" 13'-0" 12'-0" PAD 3 12'-0" 12'-0" 12'-0" 12'-0" RESTAURANT 5,705 SF 93' 60'-10" 6 1 6 1 12 10
16'-0"
28'-0"
30'-0" 14 2010 5 8 9
19'-0" 28'-0" 38'-0" 28'-0" 19'-0" 28'-0" 19'-0" 16'-5" 38'-0" 28'-0" 28'-0" 19'-0" 28'-0" 38'-0" PROPOSED TRASH ENCLOSURE 3' HIGH - 18"X24" "DRIVE-THRU" SIGN UMBRELLA STAND & PAD MENU BOARD & SPEAKER CONCRETE / ASPHALT TRANSITION 3' HIGH - 18"X24" "THANK YOU" & "DO NOT ENTER" SIGN CONCRETE / ASPHALT TRANSITION 25'-0" 9'-0" Typ. 9'-0" Typ. 6'-10" MIN. 10FT LANDSCAPE SETBACK 100'-8" 128'-10" PROPOSED MEDIAN PROPOSED CATCH BASIN SIGNAL MODIFICATION PROPOSED SIDEWALK 13 14 17 18 21 25 22 27 26 11 8 PAD 1 RESTAURANT 3,886 SF 25'-0" 20 10 9'-0" Typ.
9'-0" Typ.
9'-0" Typ.
26'-0"
26'-0" LOADING ZONE
16'-0" 25'-0" VENT STACK 12K DSL 8K SUL 20K REGULAR FUEL CANOPY 164' X 24' 6 DISPENSERS 12 PUMPS 12'-0" 13'-6" 12'-0"
R25'-0"
6'-0" PATIO 250 SF PATIO 250 SF 60'-6" PATIO 250 SF
9'-0" Typ. 30 27
9'-0" Typ. 30 R25'-0" R25'-0" 28'-6" ENTRY DRIVEWAY 12 10 EV CARWASH 3,588 SF
44'-1"
44'-6"
7'-0" PYLON SIGN MONUMENT SIGN MONUMENT/ MONUMENT SIGN FUEL PRICING SIGN R25'-0" 1 LANDSCAPE ENHANCED AREA REFER TO LANDSCAPE PLANS PARCEL 6 ±0.68 AC. 9'-0" Typ. MAJOR 4 25,020 SF 183'-4" 129'-4" 919'-0" MAJOR 3 8,537 SF 214'
42'-8" 30'-8"
86'-8"
LOADING DOCK 30'-8" FIRE ACCESS LANE 66' ON-GRADE LOADING 129'-4"
TRASH

COMPACTOR
10'-0" 24'-0" 10'-0" 1319'-0"
9'-0" Typ. 14 R15'-0" R25'-0"
30'-0" ENTRY DRIVEWAY 19'-0" 9'-0" Typ. 19'-0" 10'-10" 19'-0" 10' LANDSCAPE SETBACK (E)PROPERTY LINE 30'-0"
9'-0" Typ. 38'-0"
9'-0" Typ. 30 38'-0"
9'-0" Typ. 28 27
9'-0" Typ. 30 38'-0"
9'-0" Typ. 26 19'-0" 8'-0" 19'-0" (E) SANITARY EASEMENT 25'-0" 9'-0" Typ. TE 25 38'-0" 38'-0" 25'-0" 24 4' DIA. 4'-6"
(E) PROPERTY LINE (E) CMU WALL MAJOR 2 35,160 SF
14'-0"
19'-0"
19'-0"
14'-0" 44
70' MAJOR 1 16,012 SF 134'
116' BALE STORAGE TE 102'
134' 228'-8"259'-4" 57'
20'-0"

AT GRADE
LOADING PATIO 260 SF
18'-0" 8'-0" LOADING DOCK 82'-3" SHOPS 1 3,990 SF
6'-0" 30'-8"

LOADING DOCK
63'-4" 30'-8"
67'-4" NOTE: REQUESTING APPROVAL OF INCREASED DISTANCE AS ALLOWED BY CFC 503.1.1, EXCEPTION 1.1 THE SOUTH WALL IS A RATED 8" CMU WALL WITH NO OPENINGS 40' 61'-4"
26'-8" 24'-3" SETBACK
REQUIRED 150' HOSE PULL 84'-2" 150' HOSE PULL 8' FIRE ACCESS TRASH
COMPACTOR 5'-10"
24'-3" SETBACK
REQUIRED ZONE: CN - COMMERCIAL NEIGHBORHOOD N 0SITE PLAN SP-53 Scale : 1" = 50' 25' 50' 100' NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, andGovernmental Agency approvals. No warranties or guaranties ofany kind are given or implied by the Architect. DATE: MCG JOB #: DATE REVISIONS SEC OF STATE ST. RAMONA EXPRESSWAY 22.052.05 SAN JACINTO, CA C MCG ARCHITECTURE 2025 ALL RIGHTS RESERVED 600 N. Tustin Avenue, Suite 150 Santa Ana, CA 92705 (714)-835-3311 [email protected] Contact: Tab Johnson A-2.0 03.18.2026 PROJECT LOCATION VEHICLE PROFILE LOCATION MAP N N.T.S. LEGEND: BIKE RACK NO. DESCRIPTION BY DATE CHK

REVISIONS
NO. DESCRIPTION BY DATE CHK RICH DEVELOPMENT

THE MAGNET
2 TENTATIVE PARCEL MAP NO. 38831
JM MF
1 TENTATIVE PARCEL MAP NO. 38831

IN THE CITY OF SAN JACINTO

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
BEING A SUBDIVISION OF PARCELS 1 AND 2 AND LETTERED LOT B AS SHOWN BY PARCEL MAP 22092 RECORDED IN BOOK 147, PAGES 43 AND 44 OF PARCEL MAPS,

RECORDS OF RIVERSIDE COUNTY, CALIFORNIA
TAIT & ASSOCIATES, INC. SEPTEMBER 2023
NOTES:

1. SEE SHEET 1 FOR TITLE REPORT REFERENCE, LEGAL DESCRIPTION,

TITLE EXCEPTIONS, BASIS OF BEARINGS, BENCHMARK INFORMATION, PROJECT DATA, TABULATED PROPOSED LOT AREAS, PROPOSEDBUILDING USE AREAS, REQUIRED PARKING RATIOS, REQUIRED &PROVIDED PARKING COUNTS AND ADDITIONAL SURVEYOR'S NOTES. 1 2
3 4 5
6 7
8 10 9
11 12
13 14
14 Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Approval Date: May 26, 2026
Effective Date: June 9, 2026
Expiration Date: May 26, 2029
PROJECT LOCATION: Southeast Corner of State Street and Ramona Expressway San Jacinto, CA
APN(s): 434-080-025, 026
APPLICANT: Rich Development Enterprises, LLC
Attn: Tab Johnson
600 N. Tustin Avenue, Suite 150
Santa Ana, CA 92705
ACCEPTED AND AGREED TO BY:

Applicant (signature) Date

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) General Requirements & Information
A) This approval is for a Site Plan and Design Review (SPDR), a Conditional Use Permit (CUP), five Minor Use Permits, and a Tentative Parcel Map (PROJ23-0013) for the phased development of a commercial shopping center that includes:
a. USE23-0009 a Site Plan & Design Review for the overall site plan and the design of a 116,205 square foot shopping center.
b. SUB23-0005, a Tentative Parcel Map (TPM 38831) to subdivide two parcels totaling 14.5-acres lot into 12 commercial lots.
c. USE24-0052, a Conditional Use Permit to allow the sale of beer and wine (Type-20) within a Service Station that includes a gasoline station and a 3,956 square foot convenience store). d. USE23-0011, a Minor Use Permit for a 3,886 square foot restaurant, with outdoor seating and a drive-thru lane. (Pad 1)
e. USE23-0012, a Minor Use Permit for a 3,203 square foot restaurant with a drive-thru lane. (Pad 2) f. USE24-0038, a Minor Use Permit for a 5,705 square foot retail/restaurant building with a drive-thru lane. (Pad 3)
g. USE23-0013, a Minor Use Permit for a 3,203 square foot restaurant with a drive-thru lane. (Pad 4) h. USE23-0014, a Minor Use Permit for an automated car wash with three queuing lanes.

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) C) All plans subsequently 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. Conditions of approval shall be included on all subsequent plans, including construction plans.

D) The effective date of issuance of this Project is June 9, 2026. The approval will lapse if improvements have not commenced 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.

G) This approval may be revoked if the project is operated or maintained in a manner that constitutes a nuisance or adversely affects public health, safety, or welfare.

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) J) The developer, applicant, or successor-in-interest shall pay any outstanding planning application or processing fees within ten (10) days of the City's request, and prior to permits being exercised. Failure to do so will be grounds for revocation of one or more of the following cases: PROJ23-0013, USE 23-0009, SUB23-0005, USE23-0011, USE 23- 0012, USE23-0013, USE23-0014, USE24-0038, and USE24-0052.

M) Utility location shall comply with City of San Jacinto Municipal Code Section 15.32.

O) Construction shall adhere to the requirements of the San Jacinto Municipal Code.

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) P) Commencement of use or construction of buildings/structures approved by this entitlement cannot occur until all applicable conditions of approval for this project have been met and satisfied, in accordance to approved timing requirements, as determined by the City.

Q) The City may conduct a periodic review of the Use Permits to ensure proper compliance with this Development Code and any developmental or operational conditions of approval.

R) In the event of a conflict between any conditions for this approval, the most stringent in the opinion of the City shall prevail or as determined by City Planning.

T) Any construction debris or rubbish shall be picked up on a daily basis, unless approved by the Planning Division.

U) The following Conditions of Approval incorporate mitigation measures from the proposed Mitigated Negative Declaration (MND).

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) 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 provide street improvements and/or road dedications in accordance with the City of San Jacinto Municipal Code, as listed below. 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.

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.

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
5) Mitigation Measure GEO-1: Prior to issuance of grading permits, the developer shall provide documentation to the City for review and approval that: 1) confirms that grading and construction plans prepared for the project have included the recommendations intended to minimize impacts associated with ground shaking that are provided in the Geotechnical Study and 2) determine that the grading and plans adhere to City of San Jacinto The Magnet March 27, 2024 26 Draft Initial/MND City construction development standards as well as the seismic design parameters of the California Uniform Building Code.
☐
Prior to Grading or
Similar Activity Planning
6) Mitigation Measure GEO-2: Prior to issuance of grading permits, the developer shall provide documentation to the City for review and approval that a SWPPP is prepared, that it is implemented, and that the erosion control measures recommended in the
Geotechnical Study are included appropriately.
☐
Prior to Grading or
Similar Activity Planning
7) Mitigation Measure GEO-3: Prior to the issuance of grading permits, the developer shall provide documentation to the City for review and approval that that measures related to the prevention of subsidence and collapse provided in the Geotechnical Study are included on construction plans and implemented in the field. City staff shall also verify that project grading and construction plans adhere to City construction development standards as well as the seismic design parameters of the California Uniform Building Code. ☐
Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
10) Mitigation Measure TCR-1: Prior to the issuance of a grading permit, the Developer shall retain a professional archaeologist to conduct monitoring of all ground disturbing activities. The project Archaeologist shall have the authority to temporarily redirect earthmoving activities in the event that suspected archaeological resources are unearthed during project construction. The project archeologist shall attend the pre-grading meeting with the City, the construction manager and any contractors, and Consulting Tribal representatives; and will conduct a mandatory Cultural Resources Worker Sensitivity Training to those in attendance. The archaeological monitor shall have the authority to temporarily halt and redirect earth moving activities in the affected area in the event that suspected archaeological resources are unearthed. Provide documentation to the City for review and approval.
☐
Prior to Grading or
Similar Activity Planning
11) Mitigation Measure TCR-2: 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.

Provide documentation to the City for review and approval. ☐
Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
12) Mitigation Measure TCR-3: The project Archaeologist, in consultation with the Consulting Tribe(s), the contractor, and the City, shall develop a CRMP in consultation pursuant to the definition in AB52 to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. A consulting Tribe is defined as a Tribe that initiated the AB 52 tribal consultation process for the project, has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City as provided for in Cal Pub Res Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
a. Project description and location b. Project grading and development scheduling; c. Roles and responsibilities of individuals on the project; d. The pre-grading meeting and Cultural Resources Worker Sensitivity Training details; e. The protocols and stipulations that the contractor, City, Consulting Tribe (s) and project archaeologist will follow in the event of inadvertent cultural resources discoveries, human remains/cremations, sacred and ceremonial items, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation. f.

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
13) Mitigation Measure TCR-4: 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 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. Provide an acknowledgment from the contractor.
☐
Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
14) Mitigation Measure TCR-5: It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r)., parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r).
☐
Prior to Grading or
Similar Activity Planning
15) Mitigation Measure TCR-6: Prior to final inspection, the developer/permit holder shall prompt the project Archeologist to submit two (2) copies of the Phase III Data Recovery report (if required for the project) and the Phase IV Cultural Resources Monitoring Report that complies with the Community Development Department's requirements for such reports. The Phase IV report shall include evidence of the required cultural/historical sensitivity training for the construction staff held during the pre-grade meeting.

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning 17) The developer/applicant or successor in interest shall pay any outstanding fees. ☐ Prior to Grading or
Similar Activity Planning
18) The contractor shall provide a letter that agrees to 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.
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.
d. An energy conservation plan showing compliance with Title 24 (Building Standards) of the California Administrative Code shall also be provided.
☐
Prior to Grading or
Similar Activity Planning
19) The contractor shall provide a letter that agrees to 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
☐
Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) complaint, he/she shall investigate, take appropriate
corrective action, and report to the City.
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.

Prior to Grading or
Similar Activity Planning 20) Grading plans shall include an ADA path of travel. ☐ Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Grading or
Similar Activity Planning
21) The development shall be subject to all provisions of City of San Jacinto Municipal Code section 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 Grading or
Similar Activity Planning
22) A Final Water Quality Management Plan ("FWQMP") shall be submitted and approved. FWQMPs shall include a project
description and identify on-site Best Management Practices ("BMPs") that will be used to reduce pollutants into the storm drain system to maximum extent practical. The FWQMP shall identify the structural and non-structural measures consistent with the City's adopted requirements.

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) b.Geotechnical Report
c.Storm Drain Improvement Plan
d.Hydrology and Hydraulic Analysis
e.Final WQMP (for reference)
f. Sewer and Water Improvement Plan, per Fire Department and EMWD standards, shall be submitted to the City Engineer for review and approval. Fire Department and EMWD approval of Water Improvement Plan is required prior to City Engineer’s approval.

Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) The design shall comply with EMWD, RCFCD, Riverside County Transportation Department, Caltrans, 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.

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 Maintenance Cost Estimate.
☐
Staff Recommended Conditions of Approval

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General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to Issuance
of Building
Permits
Planning
32)The proposed project may be built in various phases. Each building will require the submittal of building permit plans, including architecture, design, colors, and materials. Plans shall be substantially consistent with plans approved through this entitlement, as determined by City Planning. ☐
Prior to Issuance
of Building
Permits
Planning
33)A site construction plan shall be submitted for review and approval that details the entity (tenant or master developer) who is responsible to construct parking areas, drive aisles, landscape areas, and parking lot lighting.
☐
Prior to Issuance
of Building
Permits
Planning
34)Any use that includes the provision of shopping carts, such as a grocery store or similar retail establishment, shall incorporate designated Shopping Cart Corrals. Cart corrals shall be constructed of decorative, durable materials, such as block with a stucco finish, stone veneer, or other architecturally compatible treatments, to ensure visual consistency with the overall project design. The placement and design of cart corrals shall minimize visual clutter, support efficient cart management, and maintain a high-quality appearance throughout the site. ☐
Prior to Issuance
of Building
Permits
Planning
35)A copy of all pages of these conditions of approval shall be included in the construction drawing packages for building, landscape, irrigation, grading permits/approvals, etc.
☐
Prior to Issuance
of Building
Permits
Planning 36)All HVAC equipment shall be fully shielded behind parapet walls from line of sight of adjacent properties. ☐
Prior to Issuance
of Building
Permits Planning
37)Prior to the issuance of building permits, the applicant shall submit an Outdoor Lighting Plan, including a full photometric analysis, to the City Planning Division for review and approval. The plan shall apply to all outdoor public or common areas, including but not limited to parking lots, drive aisles, pedestrian pathways, plazas, and building frontage areas.

The Outdoor Lighting Plan shall comply with the following requirements:
☐
Staff Recommended Conditions of Approval

Page 23 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) • Adequate Illumination: All access driveways and circulation routes serving each use shall be provided with adequate lighting to ensure safe vehicular and pedestrian movement.
• Fixture Specifications: The plan shall include manufacturer cut sheets and details for all proposed light fixtures, including mounting height, lumen output, shielding, and color temperature. • Responsibility Map: The submittal shall include a site map clearly identifying lighting zones and areas of maintenance responsibility. • All lighting shall be fully shielded or otherwise designed to prevent glare, light trespass beyond the property line, illumination onto public rights of way, or upward light emission into the night sky.

Page 24 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Alternatively, the developer has the option to utilize EMWD for water service if the project site is annexed into the EMWD water service area.

Page 25 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Planning
45)The applicant shall submit a complete Master Landscape and Irrigation Plan(s) and associated application(s) to the City Planning Division for review and approval, consistent with the Development Code and the City’s Landscape Design Guidelines. The submittal shall identify all proposed landscape areas throughout the site and shall include a Landscape Phasing Plan that clearly delineates the timing and sequencing of landscape installation for each phase of development. ☐
Prior to Issuance
of Building
Permits
Planning
46)Prior to the issuance of building permits or tenant improvement permits for each individual building or parcel, the tenant shall submit a Landscape and Irrigation Plan for review and approval by the City Planning Division.

Page 26 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Building
51)This project is located within the limits of the San Jacinto Regional Area Drainage Plan for which drainage fees have been adopted. Drainage fee shall be paid to the City of San Jacinto prior to the issuance of a permit.

Page 27 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Engineering
55)Buildings or other required improvements shall not cross parcel lines. If any building or required improvements conflict, a parcel map shall be filed for review and approval and shall be recorded prior to construction of Pad 1 or the service station.

A 55-foot half width right-of-way is currently dedicated along the property westerly frontage.

Page 28 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Engineering
59)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.

Page 29 of 47 ends

Page 30 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
67)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 45 feet outside radius and 24 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.

Reference CFC 503.1.2 and Riverside County Office of the Fire Marshal Guidelines.
☐
Staff Recommended Conditions of Approval

Page 31 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
69)Fire Department Construction Permit Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews these plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC 105.1.
☐
Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
70)Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system.

Page 32 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to Issuance
of Building
Permits
Cal Fire –
Riverside County
Fire Department
74)Water Plans: If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the 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 105.4.1.
☐
Staff Recommended Conditions of Approval

Page 33 of 47 ends

Parkway landscaping on State Street shall be installed prior to the occupancy of Pad1, the Carwash or any Major Tenant.

Parkway landscaping on Ramona Expressway between State
Street and the eastern side of Village of San Jacinto Driveway shall be installed prior to Pad 1, the Service Station or any Major Tenant.

Page 34 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Planning
77)Primary driveways and adjacent landscaping planters shall be installed as follows:
• Pad 1 require completion of the access driveway on State Street, the western driveway and the driveway at Village San Jacinto. In addition, the three driveways shall be connected with a drive aisle in accordance with the approved Site Plan. • Carwash shall require completion of the access driveway on State Street and the western driveway on Ramona
Expressway. In addition, the two driveways shall be
connected with a drive aisle in accordance with the approved Site Plan.
• The service station shall require the completion of the western driveway and the driveway at Village of San Jacinto. In addition, the two driveways shall be connected with a drive aisle north and south of the fuel Canopy in accordance with the approved Site Plan.
• Pad 2, Pad 3 and Pad 4 shall require the completion of the driveway at Village of San Jacinto and the eastern driveway.

Page 35 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) • Shops 1 and Major 1 shall require the completion of the State Street Driveway, the western driveway, and the Village of San Jacinto Driveway. In addition, the driveways shall be
connected with a completed drive-aisle in accordance with the approved Site Plan.
• Major 2, Major 3, and Major 4 shall require the completion of the driveway on State Street, the driveway at Village of San Jacinto and all proposed driveways on Eagle Road. In
addition, the driveways shall be connected with a completed drive-aisle in accordance with the approved Site Plan.

Page 36 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Planning
81)The developer/applicant or successor in interest shall submit the following items for the landscape and irrigation development and maintenance:
a. The signed Landscape Certificate of Completion pursuant to Section 17.325.070 – Certificate of Completion of the
Development Code;
b. The irrigation scheduling pursuant to Section 17.325.080 – Irrigation Scheduling of the Development Code;
c. The Landscape and Irrigation Maintenance Schedule
pursuant to Section 17.325.090 – Landscape and Irrigation Maintenance Schedule of the Development Code; and
d. The Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis are pursuant to Section 17.325.100 —
Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis of the Development Code.
☐
Prior to the
Certificate of
Occupancy
Planning 82)All walls and fences shall be installed per the fence and wall plan.
☐
Staff Recommended Conditions of Approval

Page 37 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Planning
83)All new and existing onsite utilities shall be located underground.

Page 38 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Building
88)Pursuant to the traffic impact analysis (TIA) prepared by Linscott, Law, & Greenspan Engineers, the developer/property owner shall:

Pay the project’s fair share of 50.34% of the total estimated construction cost of the State Street/Community College Drive traffic signal.

This condition is required to be met prior to Pad 1, the Service Station, the Carwash or any Major Tenant.
☐
Staff Recommended Conditions of Approval

Page 39 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
90)The developer/property owner shall install signage and striping to accommodate proposed improvements on State Street and Ramona Expressway. The signage and striping at the State Street/Ramona Expressway intersection shall include the addition of a northbound left-turn lane, the addition of a southbound right-turn lane, and comply with Appendix G of the 2040 General Plan.

This condition is required to be met prior to the occupancy of Pad1, the Carwash, Service Station, Shops 1, or any Major Tenant.
☐
Staff Recommended Conditions of Approval

Page 40 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
91)Ramona Expressway classified as an Arterial (146’/110’). The portion of the Ramona Expressway between State Street and the Village of San Jacinto half width dedicated right-of-way, shall be improved to provide for 8-inch curb and gutter located 55-foot south of centerline, pavement using a TI of 11.0 and PG 70-10, 37-foot wide parkway consisting of a Class I Multi-Use Path per City of San Jacinto Trails Master plan, landscaping, and streetlights subject to the result of a photometric study prepared by a registered electrical engineer, per City of San Jacinto, County of Riverside and Caltrans standards.

The existing curb and gutter is placed at an acceptable location and can remain in place if it is determined to be in good condition at the time of permits.

Page 41 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
93)State Street classified as an Arterial (112′/76′) (with 12-foot landscaped median) along the property westerly frontage within the dedicated right-of-way shall be improved to provide for a 56- foot wide halfwidth right-of-way, asphalt paving using a TI of 9.0 and PG 70-10 (for all northbound lanes and the southbound lane adjacent to the median), 8-inch curb and gutter 45-feet east of centerline, Class II buffered bike lane per City of San Jacinto Trails Master Plan, sidewalk and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

This condition is required to be met prior to occupancy of Pad 1, the Carwash, the Service Station, Shops 1, or any Major 1. ☐
Staff Recommended Conditions of Approval

Page 42 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
95)Eagle Road classified as a Modified Collector (66’/48’) within the dedicated right-of-way shall be improved to provide for a 33-foot wide halfwidth right-of-way. Eagle Road shall be paved using a TI of 8.0 and PG 64-10, 8- inch curb and gutter 24-feet west of centerline, 6-foot wide sidewalk, landscaping, and streetlights subject to the photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

The curb, gutter and paving can remain in place if it is determined to be in good condition at the time of permits per as determined by the City Engineer.

Page 43 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Engineering
98) The project is impacted by San Jacinto Valley Master Drainage Plan facilities, Line H and Line H-1. PM 22092 dedicated a 40- foot wide easement for storm drain purposes that crosses the site and was intended for Line H-1.

Page 44 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Prior to the
Certificate of
Occupancy
Special Districts
100) 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, or similar dedication language upon map recordation, for each basin lot.
☐
Prior to the
Certificate of
Occupancy
Special Districts
101) Development must comply with Landscape and Irrigation Design Guidelines. ☐
Prior to the
Certificate of
Occupancy
Special Districts
102) 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
Certificate of
Occupancy
Special Districts
103) 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)
☐
Staff Recommended Conditions of Approval

Page 45 of 47 ends

Page 46 of 47 ends

The use of parking and loading spaces for customers and employees, including ADA spaces, shall not be prevented, prohibited, limited, restricted, eliminated or adapted for other use excepted as follows:
• Use of parking spaces for drive-thru overflow to prevent traffic backup onto shopping center roads, or city streets in a manner acceptable to the City;
• Special Events with an approved Temporary Use Permit. ☐
Operational Planning 107)All landscaped areas shall be maintained in a thriving condition, free of weeds, trash and debris.
☐
Operational Planning
108) Deliveries, loading and unloading activities, and trash pick-up hours shall be limited to daytime hours only (7:00 a.m. to 7:00 p.m.) for Major 3 and Major 4.
☐
Operational Planning
109) The business shall maintain lighting to illuminate for security and safety of parking and access areas at no less than one-foot candle of illumination at ground level.
☐
Operational Planning 110)Any business selling alcohol shall maintain an active ABC license issued and maintained by the California Department of ABC. ☐
Operational Planning 111) The permittee of any alcohol sales shall conform to the regulations of the Department of Alcoholic Beverage Control (ABC). ☐
Operational Planning
112)Any premises approved to sell alcohol shall be posted to indicate that it is unlawful for anyone to drink or consume any alcoholic beverage in any public place.
☐
Staff Recommended Conditions of Approval

Page 47 of 47 ends

General Notes, Requirements, and Conditions of Approval Site Plan and Design Review and 6 Use Permits to establish a 116,205 square foot Shopping Center & a Tentative Parcel Map to subdivide 14.5 Acres into 12 parcels. (PROJ23-0013) Operational Planning
113) The Permittee shall remove litter from the premises, public sidewalks, and parking lots daily and keep the areas swept weekly to prevent debris buildup. Trash cans shall be added, and "No Littering" signs shall be posted on the premises.
☐
Operational Planning
114) The owner and management of the establishment selling alcoholic beverages shall provide ABC-approved and/or certified training for all employees who sell or serve alcoholic drinks at the first available opportunity or no later than thirty (30) days from the employee's date of employment.
☐
Operational Planning 115) No outdoor storage and display/sales is permitted without an approved Temporary Use Permit.
☐
Operational Building 116)All required Fire Department vehicle access roads shall be maintained in a passable condition at all times for emergency Fire Department use. ☐ Operational Building
117) Contact the Community Development Department, specifically the Building and Safety Division, if water supply for fire hydrants is lost or if pressure is dramatically reduced.
☐
Operational Building 118) Outdoor dining areas must be cleaned daily and kept free of debris. ☐ N
A APN: 434-080-025/26
Location Map
From: Comments
To: White, Kevin
Subject: FW: Public Comment
Date: Monday, May 18, 2026 10:39:45 AM
Received 5/17/26
-----Original Message-----
From: Jeff <[email protected]>
Sent: Sunday, May 17, 2026 7:42 PM
To: Comments <[email protected]>
Subject: Public Comment
[NOTICE: This message originated outside of City of San Jacinto -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
To the San Jacinto Planning Commission,
I am writing to strongly oppose the proposed Magnet Shopping Center (PROJ23-0013) at State Street and Ramona Expressway due to severe safety and traffic concerns for the adjacent residential communities.

The inclusion of four drive-thrus, a car wash, and a gas station will create an unacceptable surge in traffic, endangering local pedestrians and leading to cut-through traffic in our neighborhood. Furthermore, our neighborhood is already experiencing unaddressed property crimes, such as ongoing mailbox break-ins, which local law enforcement and city officials currently lack the resources to resolve. Introducing a massive, high-traffic commercial center will inevitably bring more property crime and loitering into our immediate backyards, further overwhelming our limited public safety resources.

I urge the Planning Commission to deny the Mitigated Negative Declaration and reject this project until a full Environmental Impact Report (EIR) is conducted to evaluate the direct safety, noise, and security impacts on our neighborhood.

From: Comments
To: White, Kevin
Subject: FW: Public Comment – Opposition to Proposed Magnet Shopping Center (Case No. PROJ23-0013) Date: Monday, May 18, 2026 10:37:56 AM
Received 5/14/26
From: Elizabeth Osornio <[email protected]>
Sent: Thursday, May 14, 2026 4:58 PM
To: Comments <[email protected]>
Subject: Public Comment – Opposition to Proposed Magnet Shopping Center (Case No. PROJ23- 0013)
[NOTICE: This message originated outside of City of San Jacinto -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good afternoon,
My name is Elizabeth Osorio , and I am a resident living near the proposed development site at State Street and Ramona Expressway. I am writing to express my concerns regarding the proposed Magnet Shopping Center.

While I understand the importance of commercial growth in our community, I do not believe this particular project reflects the needs or best interests of nearby residents. The proposal includes multiple drive-thru restaurants, a car wash, and additional convenience retail. However, our area is already saturated with similar businesses, including several fast-food establishments and existing car wash services within close proximity.

Adding more of the same does not meaningfully improve the quality of life for residents. Instead, it contributes to increased traffic, noise, congestion, and environmental impact without offering new or diverse amenities to the community.

Additionally, there is a nearby high school, and many students walk through these streets daily. Increasing the number of drive-thru businesses and high-traffic retail areas raises concerns about pedestrian safety, traffic flow, and overall student well-being. Developments of this nature can also lead to increased loitering and activity that may not be appropriate so close to a school environment.

I would strongly encourage the Planning Commission to consider developments that better serve the long-term well-being of San Jacinto residents. For example, there is a clear need for:

Health-focused grocery options or higher-quality food retailers Family-oriented spaces such as improved parks or recreational areas Businesses that promote economic growth while enhancing community value
As a nearby resident, I respectfully ask that you reconsider the current proposal and prioritize developments that bring balance, diversity, and meaningful benefit to our neighborhood.

Thank you for your time and consideration.

Sincerely,
Elizabeth Osorio
Sent from my iPhone

CITY OF

SAN JACINTO

INITIAL STUDY FOR
“The Magnet” Project
March 2024
Lead Agency

CITY OF SAN JACINTO
595 S. San Jacinto Ave. A-B
San Jacinto, CA 92583
Prepared By
SALEM Engineering Group, Inc.
8711 Monroe Court, Suite A
Rancho Cucamonga, CA 9173
City of San Jacinto The Magnet Project
March, 2024 i Draft IS/MND

TABLE OF CONTENTS
A. INTRODUCTION................................................................................................1

1. PROJECT CASE NUMBER(S) ........................................................................................................ 1

2. PROJECT TITLE ......................................................................................................................... 1

3. PUBLIC COMMENT PERIOD ........................................................................................................ 1

4. LEAD AGENCY.......................................................................................................................... 1

5. DOCUMENTS AVAILABLE AT ....................................................................................................... 1

6. PREPARED BY .......................................................................................................................... 1

7. PROJECT SPONSOR ................................................................................................................... 1 B. PROJECT DESCRIPTION, LOCATION AND SETTING....................................................1

1. PROJECT LOCATION .................................................................................................................. 1

2. GENERAL PLAN DESIGNATION AND ZONING................................................................................... 2

3. PROJECT DESCRIPTION .............................................................................................................. 2

4. LAND USES AND SETTING........................................................................................................... 5

5. NATIVE AMERICAN CONSULTATION ............................................................................................. 5

6. NECESSARY APPROVALS FROM OTHER AGENCIES............................................................................ 5

7. TECHNICAL STUDIES REFERENCED IN THIS INITIAL STUDY .................................................................. 6 C. ACRONYMS.....................................................................................................7 D. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED.............................................12 E. LEAD AGENCY DETERMINATION ........................................................................13 F. ISSUES & SUPPORTING INFORMATION SOURCES ..................................................14

1. AESTHETICS........................................................................................................................... 14

2. AGRICULTURE AND FOREST RESOURCES ...................................................................................... 15

3. AIR QUALITY ......................................................................................................................... 16

4. BIOLOGICAL RESOURCES .......................................................................................................... 19

5. CULTURAL RESOURCES ............................................................................................................ 21

6. ENERGY................................................................................................................................ 23

7. GEOLOGY AND SOILS............................................................................................................... 25

8. GREENHOUSE GAS EMISSIONS .................................................................................................. 28

9. HAZARDS AND HAZARDOUS MATERIALS ..................................................................................... 32

10. HYDROLOGY/WATER QUALITY.............................................................................................. 35

11. LAND USE......................................................................................................................... 39

12. MINERAL RESOURCES – WILL THE PROJECT: ............................................................................ 39

13. NOISE .............................................................................................................................. 40

14. POPULATION AND HOUSING................................................................................................. 43

15. PUBLIC SERVICES................................................................................................................ 44

16. RECREATION...................................................................................................................... 45

17. TRANSPORTATION .............................................................................................................. 46

18. TRIBAL CULTURAL RESOURCES .............................................................................................. 49

19. UTILITIES AND SERVICE SYSTEMS ........................................................................................... 51

20. WILDFIRE ......................................................................................................................... 55

21. MANDATORY FINDINGS OF SIGNIFICANCE ............................................................................... 56 City of San Jacinto The Magnet Project
March, 2024 1 Draft IS/MND
A. INTRODUCTION

1. Project Case Number(s)
PROJ23-0022
CEQA23-007

2. Project Title
The Magnet

3. Public Comment Period
March 28, 2024 – April 29, 2024 30 Day Review Period

4. Lead Agency
City of San Jacinto
595 S. San Jacinto Ave. A-B
San Jacinto, CA 92583

5. Documents Available At
CEQA - City of San Jacinto, CA (civiclive.com)
(https://sanjacintoca.hosted.civiclive.com/cms/One.aspx?portalId=10384430&pag eId=13697858)

6. Prepared By
SALEM Engineering Group, Inc.
8711 Monroe Court, Suite A
Rancho Cucamonga, CA 91730

7. Project Sponsor
Rich Development Enterprises, LLC
600 N. Tustin Ave., Suite 150
Santa Ana, CA 92705
B. PROJECT DESCRIPTION, LOCATION AND SETTING

1. Project Location
The project site is located within the City of San Jacinto (City), which is located at the base of the San Jacinto Mountains and adjacent to the San Jacinto River (see Figure 1). The City is approximately 26 square miles (16,700 acres) and is located south of the City of Beaumont, west of the City of Perris, and north of the City of Hemet in Western Riverside County. State Route 79 (SR 79) runs through the City and is a primary corridor for regional access to San Jacinto. (see Figure 1).

City of San Jacinto The Magnet Project
March, 2024 2 Draft IS/MND
The project site is located at the southeast corner of Ramona Expressway (SR79) and State Street, which is a four-lane arterial roadway (see Figure 2). The project site is comprised of two contiguous rectangular-shaped parcels of land totaling approximately 14.44 acres (Riverside Assessor’s Parcel Numbers [APNs] 434- 080-025 and -026).

2. General Plan Designation and Zoning
Land Use Designation: Commercial (C)
Zoning: Commercial General (CG)

3. Project Description
The proposed project is a commercial development on 14.44 acres to include the following types of commercial land uses with a total building area of 114,135 square feet (sf), all single story:

Building Label Proposed Use Square Footage
Major 1 Retail 16,012
Major 2 Retail 9,603
Major 3 Retail 22,066
Major 4 Retail 5,200
Major 5 Retail 20,000
Shops 1 Retail/Restaurant 6,539/2,223
Shops 2 Retail/Restaurant 2,500/2,000
Car Wash Commercial 3,589
Convenience Store/Gas Station
(8 fuel pumps and canopy) Retail 5,198
Pad 1 Restaurant 2,497 SF
Pad 2 Restaurant 3,212 SF
Pad 3 Restaurant 3,012 SF
Pad 4 Restaurant 3,820 SF
Pad 5 Retail 7,052 SF
Total 114,523 SF
The project site will be accessed via W. Ramona Expressway (3 driveways), State Street (1 driveway), and Eagle Road (1 driveway). 594 parking stalls are proposed throughout the project site, exceeding the number that is required (536 stalls).

Bicycle parking is also provided (56 stalls), which also exceeds what is required (54 stalls).

The proposed project is consistent with the existing zoning and associated design criteria. Building setbacks all exceed what is required and the proposed maximum building height (38 feet) is seven feet lower than the allowed 45 feet.

The proposed building facades will consist of metal panels, canopies, louvers, and doors; composite wood siding; and plaster. They will be painted with neutral browns and greys with occasional modest highlights of primary colors.

City of San Jacinto The Magnet Project
March, 2024 3 Draft IS/MND
As shown in the prepared conceptual landscape plan, the project will adhere to all City design guidelines, codes, and regulations. A permanent irrigation system will be installed. Approximately 17.3 percent of the project site will be landscaped with approximately 393 trees, 48 palms, 2,884 five-gallon shrubs, and 721 one-gallon shrubs. The proposed hardscape will include benches, bicycle parking, pathways, art, and walls.

Offsite improvements are proposed within the State Street, Ramona Expressway, and Eagle Road rights-of-way as presented below:

State Street
• Widening of State Street with installation of a landscaped median, • Sidewalk, curb, and gutter improvements/repairs along the project frontage, • A catch basin and a 48-inch public storm drain line with 18-inch (southwest corner of the site) and 36-inch (northwest corner of the site) laterals connecting from the project site.
• One driveway
Ramona Expressway
• A landscaped median in Ramona Expressway,
• New sidewalk, curb, and gutter along the project frontage, • New 8-inch sewer line from the project site to a sanitary line within Ramona Expressway,
• Two 8-inch water connections, and
• Three driveways.

Eagle Avenue
• A new sidewalk along the project frontage, and
• One driveway.

Off-site Water and Sewer Improvements
There are two options to serve the project water and sewer need. One option is to use the City of San Jacinto water and sewer system and the second option is to use Eastern Municipal Water District (EMWD) service.

City Water and Sewer Service Option
If the project developer elects to use the City Water System, a new loop water system will be installed as indicated below:
a) A new connection to the existing water within the Eagle Avenue right-of-way to a private main water line crossing the project site to State Avenue.

Domestic services for the project will be provided from the private loop with city meters.
b) A new public water main within the State Street right-of-way running south to Idyllwild Drive.

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c) A new public water line within the Idyllwild Drive right-of-way from State Avenue to Eagle Road, connecting to the existing water line within the Eagle Road right-of-way.
d) Sewer service will be provided via a connection to the existing sewer line located within the Eagle Avenue right-of-way; a connection to the existing sewer line located within the Idyllwild Drive right-of-way; including a public sewer line within the State Road right-of-way to the connection point in Idyllwild Road.

Eastern Municipal Water District (EMWD) Water and Sewer Service Option If the project developer elects to use EMWD for water and sewer service, the following improvements will be conducted as part of the proposed project:
a) Manifold connections to existing water lines on Ramona Expressway and State Street rights-of-way.
b) A private water loop for fire service
c) A sewer lateral connection the existing Sewer line within the Ramona Expressway right-of-way.

The applicant is requesting the following entitlements:
• Site Plan and Design Review
• Subdivision (Tentative Parcel Map)
• MUP for Outdoor Dining
• (4x) MUP for each Restaurant w/ Drive Thru
Construction of the project is expected to begin in the Fall of 2024. The project will be developed in its entirety in one phase. The anticipated construction schedule is presented below.
• Site preparation – 2 weeks
• Grading – 2 weeks
• Building construction – 6 months
• Paving – 1 ½ weeks
• Architectural Coating – 3 ½ weeks
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4. Land Uses and Setting
Project Site
The project site is currently vacant. It is relatively flat with an elevation of 1,519 feet above mean sea level (msl). There is no noticeable slope. The onsite vegetation is dominated by weeds and non-native herbs and there are no trees present on the site. None of the onsite soils are listed as sensitive in the Multiple Species Habitat Conservation Plan (MSHCP) or provide suitable habitat for any sensitive plant species.

Surrounding Land Uses
Surrounding land uses include commercial development to the north across Ramona Expressway and west across North State Street; single-family residential to the east and southeast; and a vacant previously disturbed lot to the southwest.

Existing Land Use, General Plan Designation and Zoning
Existing Land Use General Plan
Designation Zoning
Project Site Vacant/Disturbed Commercial (C) Commercial General (CG) North
Shopping center
and single-family
residential (SFR)
C and Residential
Low Density (LDR)
CG and Residential, Low
Density (RL)
South Vacant/Disturbed
and SFR C and LDR Commercial Neighborhood (CN)
and RL
East SFR LDR RL
West
Commercial
(restaurant and fuel
station)
C CG

5. Native American Consultation
Consultation under Assembly Bill (AB) 52 commenced on December 20, 2023.

Notices were sent to the following tribes: Agua Caliente Band of Cahuilla Indians, Torres Martinez Desert Cahuilla Indians, Morongo Band of Mission Indians, Rincon Bank of Luiseño Indians, San Manuel Band of Mission Indians, and Soboba Band of Luiseño Indians. Responses were received from the Soboba Band of Luiseño Indians See section #18. Tribal Cultural Resources.

6. Necessary Approvals from Other Agencies
(e.g., permits, financing approval, or participation agreement):
• Building and Grading Permits
• Santa Ana Regional Water Quality Control Board (RWQCB) National Water Pollutant Discharge Elimination System (NPDES) approval and water discharge requirements.
• City of San Jacinto or Eastern Municipal Water District (EMWD) water and wastewater connection permits.

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• Western Riverside MSHCP Consistency Approval

7. Technical Studies Referenced in this Initial Study
(Provided as Appendices)
A. The Magnet Project Air Quality, Greenhouse Gas and Energy Impact Study. MD Acoustics. November 30, 2023. (Appendix A)
B. Habitat Assessment and MSHCP Consistency Analysis 99 Cent Store Project.

Phoenix Biological Consulting. August 15, 2022. (Appendix B) Preconstruction Survey APN 434-080-025 &026. Phoenix Biological Consulting.

March 20, 2024. (Appendix B)
C. Cultural Resources Assessment Rich Development LLC Project. LSA, December 2023. (Appendix C)
D. Geotechnical Engineering Investigation With Geologic Hazard Study. Salem Engineering Group, Inc. May 18, 2022. (Appendix D)
E. AAI Phase I Environmental Site Assessment Proposed Commercial Development SEC State Street & West Ramona Expressway. Salem Engineering Group, Inc. June 3, 2022. (Appendix E)
F. Southeast Corner of Ramona Expressway and State Street Commercial Project Noise Impact Analysis. MAT Engineering, Inc. December 1, 2023. (Appendix F) G. Traffic Impact Analysis Report Ramona Expressway and State Street Shopping Center. LLG March 30, 2023. (Appendix G)
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C. ACRONYMS
Acronym Definition
AB Assembly Bill
ADT Average Daily Trips
AQMP Air Quality Management Plan
ARB Air Resources Board
ARCNET Allied Riverside Cities Narcotics Enforcement Team BMP Best Management Practice
CAAQS California Ambient Air Quality Standards
CalGreen California Green Building Standards Code
CARB California Air Resources Board
CEQA California Environmental Quality Act
CGS California Ground Squirrel
City City of San Jacinto
CO Carbon Monoxide
COPPS Community Oriented Policing and Problem Solving
DARE Drug Abuse Resistance Education
DIF Development Impact Fee
DOC Department of Conservation
ECA Essential Connectivity Area
EIC Eastern Information Center
EIR Environmental Impact Report
EMWD Eastern Municipal Water District
FEMA Federal Emergency Management Agency
GHG Greenhouse Gas
GIS Geographic Information System
GSP Groundwater Sustainability Act
HVAC Heating Ventilation and Cooling
HUSD Hemet Unified School District
LHMP Local Hazard Mitigation Plan
LMAX Maximum Noise Level
LOS Level of Service
MBTA Migratory Birt Treaty Act
MERV Minimum Efficiency Reporting Value
MGD Million Gallons Per Day
MLD Most Likely Descendant
MND Mitigated Negative Declaration
MPH Miles Per Hour
MSHCP Multiple Species Habitat Conservation Plan
NAAQS National Ambient Air Quality Standards
NAHC Native American Heritage Commission
NOI Notice of Intent
NPDES National Pollutant Discharge Elimination System
PRC Public Resources Code
RCA Regional Conservation Authority
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C. ACRONYMS
Acronym Definition
RCA Regional Conservation Area
RCFD Riverside County Fire Department
RCP Reinforced Concrete Pipe
RTA Senate Bill
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SF Square Foot/Feet
SHPO State Historic Preservation Office
SGMA Sustainable Groundwater Management Act
SJDC San Jacinto Development Code
SJUSD San Jacinto Unified School District
SJVRWRF San Jacinto Valley Regional Water Reclamation Facility SMARA Surface Minig and Reclamation Act
SWPPP Storm Water Pollution Prevention Plan
TIA Traffic Impact Analysis
TUMF Transportation Uniform Mitigation Fee
UCR University of Riverside, California
UWMP Urban Water Management Plan
VHFHZ Very High Fire Hazard Severity Zone
VMT Vehicle Miles Traveled
VMT Vehicle Miles Traveled
WQMP Water Quality Management Plan
WRCOG Western Riverside Council of Government
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Figure 1: Regional Location
Project Location
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Figure 2: Project Vicinity Map
Project Site
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Figure 3: Site Plan
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D. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below will be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.

Aesthetics Agriculture &
Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology & Soils Greenhouse Gas
Emissions
Hazards & Hazardous
Materials
Hydrology &
Water Quality Land Use & Planning Mineral Resources
Noise Population & Housing Public Services
Recreation Transportation Tribal Cultural
Resources
Utilities &
Service Systems Wildfire Mandatory Findings of
Significance
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E. LEAD AGENCY DETERMINATION
On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a "potentially significant" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

I find that the proposed project has previously been analyzed as part of an earlier CEQA document (which either mitigated the project or adopted impacts pursuant to findings) adopted/certified pursuant to the State CEQA Guidelines and the County’s adopted Local CEQA Guidelines. The proposed project is a component of the whole action analyzed in the previously adopted/certified CEQA document.

I find that the proposed project has previously been analyzed as part of an earlier CEQA document (which either mitigated the project or adopted impacts pursuant to findings) adopted/certified pursuant to State and County CEQA Guidelines. Minor additions and/or clarifications are needed to make the previous documentation adequate to cover the project which are documented in this addendum to the earlier CEQA document (CEQA Section 15164).

I find that the proposed project has previously been analyzed as part of an earlier CEQA document (which either mitigated the project or adopted impacts pursuant to findings) adopted/certified pursuant to State and County CEQA Guidelines. However, there is important new information and/or substantial changes have occurred requiring the preparation of an additional CEQA document (ND or EIR) pursuant to CEQA Guidelines Sections 15162 through 15163
Signature Date
Printed Name For
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F. ISSUES & SUPPORTING INFORMATION

SOURCES
Potentially
Significant
Impact
Less Than Significant
with Mitigation
Less Than
Significant
Impact
No
Impact

1. Aesthetics Will the project:
a) Have a substantial adverse effect on a scenic vista? Response:

For purposes of determining significance under CEQA, a scenic vista is defined as an area that is designated and accessible to the public for the express purposes of viewing and sightseeing. This includes any such areas designated by a federal, state, or local agency.

The City of San Jacinto (City) has not designated any scenic vistas.

Furthermore, although the introduction of new development at the project site may partially obstruct existing views of the San Jacinto and Santa Rosa mountains from adjacent residential land uses, the proposed project is consistent with the existing General Plan and Zoning regulations. Proposed building setbacks all exceed what is required and the proposed maximum building height (38 feet) is seven feet lower than the allowed 45 feet.

After project construction, views of the mountains will still be available from public locations depending on the viewer’s specific location. Based on the analysis above, direct impacts to a scenic vista will not occur and potential indirect impacts to offsite public viewsheds will 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?
Response:

The State Scenic Highway Program was established by the California Department of Transportation (Caltrans) to preserve and protect scenic highway corridors from change that will diminish the aesthetic value of lands adjacent to state highways. Highways may be designated as scenic depending upon how much of the natural landscape can be seen by travelers, the scenic quality of the landscape, and the extent to which development intrudes upon the traveler’s enjoyment of the view. According to the California State Scenic Highway Mapping System, there are no designated or eligible state scenic highways within the viewshed of the proposed project that will be significantly impacted by the project. There will be no impact to State scenic highways. No mitigation is required. c) In non-urbanized areas, will the project 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, will the project conflict with applicable zoning and other regulations governing scenic quality?
Response:

The project site is located at a busy intersection in a suburban area surrounded by single family and commercial land uses. Policy RM-1.2 of the Natural Resource Element of the City General Plan defines scenic resources as mature trees, rock outcroppings, hillsides, City of San Jacinto The Magnet
March 27, 2024 15 Draft Initial/MND
ridgelines, and other natural prominent landforms. Based on this definition, there are no scenic resources in the vicinity of or on the project site. The proposed project will be consistent with the developed nature of the project area. Impacts will be less than significant. No mitigation is required.
d) Create a new source of substantial light or glare which will adversely affect day or nighttime views in the area?
Response:

City Development Code (SJDC) Section 17.300.080, Outdoor Light and Glare, regulates light and glare by providing that exterior lights be shielded or modified, and located so as to eliminate spillover illumination or glare onto adjoining properties and to prohibit any interference with the normal operation or enjoyment of adjacent property.

SJDC Section 17.330.080, Parking Design and Development Standards, provides lighting requirements for parking areas. These include requirements that parking area light standards have a maximum height of 25 feet as measured from the usable parking or driving surface, and that illumination of parking lots and adjacent pedestrian areas does not exceed one-half foot-candle along lot lines of a project.

The project site is currently vacant with no existing sources of light or glare. The area surrounding the project is developed with urbanized land uses that provide various levels of nighttime lighting. Construction activities for the proposed project will occur during the day. Therefore, no temporary nighttime construction lighting impacts will occur. Operation of the proposed project will introduce new sources of commercial and street lighting next to and into the project site. The proposed lighting will be similar to the type and level of existing commercial lighting provided in the project vicinity and will be designed to direct light downward within the property to minimize spillover illumination and glare consistent with the City’s Municipal Code. Potential light and glare impacts will be less than significant.

No mitigation is required.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

2. Agriculture and Forest Resources – In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest protocols adopted by the California Air Resources Board. Will the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
Response:

The project site is not zoned for agricultural use or designated by the California Department of Conservation (DOC) as Prime Farmland or Farmland of Statewide Importance. The project site does not contain any land zoned as forest land or trees with commercial timber City of San Jacinto The Magnet
March 27, 2024 16 Draft Initial/MND
value. The project will not involve any development that will convert agricultural land to a non-agricultural use, conflict with existing zoning of forest land or timberland, result in the loss or conversion of forest land to non-forest uses, interrupt ongoing agricultural activity, or conflict with a Williamson Act contract. Therefore, the project will have no impact on agricultural, forest land, or timberland resources. No impacts to them will occur and no mitigation is required.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
Response:

See discussion for (a) above.
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))?
Response:

See discussion for (a) above.
d) Result in the loss of forest land or conversion of forest land to non-forest use?
Response:

See discussion for (a) above.
e) Involve other changes in the existing environment which, due to their location or nature, could result in the conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
Response:

See discussion for (a) above.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

3. Air Quality – Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Will the project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
Response:

The State Air Quality Implementation Plan (SIP) 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 SIP prepared for California is administered by the California Air Resources Board (CARB), which has overall responsibility for compiling emission inventories, developing suggested control measures, providing oversight to local programs in light of statewide air quality maintenance, and air pollution prevention. The project site is located within the South Coast Air Quality Management District (SCAQMD), which in coordination with the Southern California Association of Governments (SCAG) is responsible for developing, updating, and implementing the Air Quality Management Plan (AQMP) for the South Coast Air Basin (SCAB).

An Air Quality, Greenhouse Gas, and Energy Impact Study (AQ/GHG/Energy study) was prepared by MD Acoustics, LLC. The AQ/GHG/Energy study found that neither City of San Jacinto The Magnet
March 27, 2024 17 Draft Initial/MND
construction nor operational-source emissions (regional and local) will cause a violation or substantively contribute to a violation of the California Ambient Air Quality Standards (CAAQS) or National Ambient Air Quality Standards (NAAQS) as the project emissions do not exceed SCAQMD thresholds as shown in the table below. Furthermore the project, the project will comply with all applicable SCAQMD construction-source emission reduction rules and guidelines. Therefore, the project will not conflict with or obstruct implementation of the South Coast AQMP. This impact is less than significant. No mitigation is required.

Regional Construction-Related Pollutant Emissions
Pollutant Emissions (pounds/day)
Activity ROG NOx CO SO2 PM10 PM2.5
Total for overlapping phases 73.08 21.13 28.26 0.03 1.50 1.09 SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Thresholds? No No No No No No
Local Construction Emissions at the Nearest Receptors
On-Site Pollutant Emissions (pounds/day)
Activity NOx CO PM10 PM2.5
Total for overlapping phases 19.92 24.25 0.92 0.85
SCAQMD Thresholds1 325 1,677 11.0 6.7
Exceeds Threshold? No No No No
Regional Operational Pollutant Emissions
Pollutant Emissions (pounds/day)
Activity ROG NOx CO SO2 PM10 PM2.5
Total Emissions 53.37 47.94 405.48 0.95 81.66 21.26
SCAQMD Thresholds
55 55 550 150 150 55
Exceeds Threshold?
No No No No No No
Local Operational Emissions at the Nearest Receptors
On-Site Pollutant Emissions (pounds/day)1
On-Site Emission Source NOx CO PM10 PM2.5
Total Emissions 2.22 18.81 2.78 0.77
SCAQMD Thresholds for 25
meters5 371 1965 4 2
Exceeds Threshold? No No No No
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? Response:

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 incremental addition of pollutants will primarily be from increased vehicle traffic from residential, commercial, and industrial development and the use of heavy equipment and trucks associated with the construction of these projects in the project area. Air quality will be temporarily degraded during project City of San Jacinto The Magnet
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construction activities that may occur separately or simultaneously with other projects.

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. As noted in section 3. A above, the project will not exceed the SCAQMD thresholds for pollutant emissions. Therefore, because the project will not cause any exceedences in the applicable thresholds, the project’s contribution to cumulative impacts is less than significant. No mitigation is required. c) Expose sensitive receptors to substantial pollutant
concentrations?
Response:

Sensitive receptors are populations that are more susceptible to the effects of air pollution than the population at large, such as the very young, the elderly, and those suffering from certain illnesses or disabilities. The populations residing at the single-family residences located north, south, and east of the project site may be affected by project emissions.

Although grading and construction related emissions associated with the project could generate fugitive dust emissions at these receptors, they will not exceed air quality standards, and are temporary. Furthermore, construction of the proposed project will comply with existing SCAQMD rules for the reduction of fugitive dust emissions.

Compliance with this rule is achieved through application of standard best management practices in construction and operation activities, such as application of water or chemical stabilizers to disturbed soils, managing haul road dust by application of water, covering haul vehicles, restricting vehicle speeds on unpaved roads to 15 mph, sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph and establishing a permanent, stabilizing ground cover on finished sites. In addition, projects that disturb 50 acres or more of soil or move 5,000 cubic yards of materials per day are required to submit a Fugitive Dust Control Plan or a Large Operation Notification Form to SCAQMD. Based on the size of the Project area (disturbance area of approximately 14.5 acres) and the fact that the project won’t export more than 5,000 cubic yards of material a day a Fugitive Dust Control Plan or Large Operation Notification would not be required.

SCAQMD’s Rule 403 minimum requirements require that the application of the best available dust control measures are used for all grading operations and include the application of water or other soil stabilizers in sufficient quantity to prevent the generation of visible dust plumes. Compliance with Rule 403 would require the use of water trucks during all phases where earth moving operations would occur. Compliance with Rule 403 is required.

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. However, given the relatively low amount of heavy-duty construction equipment and construction schedule, the proposed project will not result in a long-term substantial source of toxic air containment emissions and corresponding individual cancer risk.

Project operational-sourced emissions will not exceed regional operational air quality thresholds or result in or cause a significant localized air quality impacts as discussed in the AQ/GHG/Energy study. Additionally, project-related traffic will not cause or result in CO concentrations exceeding applicable state and/or federal standards (CO “hotspots”).

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Project operational-source emissions will therefore not adversely affect sensitive receptors within the vicinity of the project. Impacts will be less than significant and no mitigation is required.
d) Result in other emissions (such as those leading to odors adversely affecting a substantial number of people?
Response:

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 will be emitted during construction of the project, which are objectionable to some; however, emissions will disperse rapidly from the 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 will occur during construction of the proposed project.

The SCAQMD recommends that odor impacts be addressed in a qualitative manner. Such an analysis shall determine whether the project will 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 will constitute a public nuisance related to air quality.

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

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

4. Project Air Quality/Greenhouse Gas Emissions Report, MD Acoustics, 2023 (Appendix A).

4. Biological Resources Will the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Response:

A Habitat Assessment and MSHCP Consistency Analysis was prepared by Phoenix Biological Consulting (biological resources study). Per the biological resources study the Multi-Species Conservation Program (MSHCP) was queried to determine what type of habitat assessment and potential survey requirements were necessary for the project site.

The MSHCP query results indicated that there are no criteria cells in close proximity to the project site, nor are there any defined waterways. The query also indicated that surveys on the project site for burrowing owl were indicated. No other potential sensitive species or sensitive habitat was identified in the online RCA MSHCP database query.

Field investigations were conducted at the site in May and June of 2022 and verified in March of 2024 to determine the extent of existing plant communities on the project site and to evaluate the presence of burrowing owls, jurisdictional features, and riparian/riverine City of San Jacinto The Magnet
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habitat. The entire project site was found to be covered in ruderal or non-native grassland which is dominated by non-native plant species adapted to disturbance. Field investigation findings were verified in March of 2024. There are no trees on the project site.

Although no burrowing owls were found on the project site or on the surrounding buffer, several California ground squirrel (CGS) burrows were present on the project site. None of the CGS burrows had any sign of burrowing owls such as feathers, tracks, whitewash, pellets, or owls. However, due to the presence of numerous CGS burrows on site, a preconstruction survey for burrowing owl is recommended prior to ground disturbance to ensure no burrowing owls have moved onto the site since the burrowing owl survey was completed.

The project site was also found to have suitable ground nesting habitat for avian species.

Although the MSHCP does not cover impacts to nesting birds, they are protected under section 3503 of CDFW code and the Migratory Bird Treaty Act (MBTA).

Potential impacts to nesting birds can be eliminated if vegetation suitable for nesting activity is removed outside of the nesting bird season, which typically begins in February and lasts until the end of August.

Impacts related to implementation of the MSHCP will be less than significant with implementation of the following mitigation measures.

Mitigation Measure BIO-1: A burrowing owl preconstruction survey shall be conducted no more than 30 days prior to any ground disturbance at the project site.

Mitigation Measure BIO-2: Ground disturbing and vegetation removal activities shall be conducted outside of the nesting bird season. If these activities must occur during the nesting season, a nesting bird survey should be conducted within 7 days prior to any ground disturbing activities to determine if any nesting birds occur within the project site. If nesting birds are not found within the project site, no further actions are required. If nesting birds are observed on site, no impacts shall occur within 250 feet (500 feet for raptors) of any active nests. Construction activity may only occur within 250 feet of an active nest at the discretion of a biological monitor.
b) Have a substantial adverse effect on any riparian habitat or other 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?
Response:

Potential burrowing owl and nesting bird habitat was identified on the project site. No riparian habitat or other sensitive natural communities were identified. The entire project site consists of ruderal or non-native grassland. Per the MSHCP Geographical System (GIS) layers ruderal and non-native grassland is dominated by non-native plant species adapted to disturbance. With implementation of Mitigation Measures BIO-1 and BIO-2 (listed above), impacts to burrowing owls and nesting birds will be less than significant. 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?
Response:

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Per the biological resource study prepared for the project, there are no protected wetlands on or near the project site. No mitigation is required. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with an established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Response:

Wildlife movement corridors, or habitat linkages, are generally defined as connections between habitat patches that allow for physical and genetic exchange between otherwise isolated animal populations.

The project site is not located in an Essential Connectivity Area (ECA) as mapped in the California Essential Habitat Connectivity project: In addition, much of the land in the City has been converted from open space to commercial industrial, residential, and recreational uses, resulting in habitat fragmentation. Therefore, regional wildlife movement in the vicinity of the project site is limited. Because the project site does not provide a wildlife corridor, habitat linkage, or nursery site for migratory fish or wildlife species, there will be no impact.

No mitigation is required.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Response:

The entire project site consists of ruderal or non-native grassland which is dominated by non-native plant species adapted to disturbance and there are no trees on the project site.

Other than the MSHCP, which is a regional plan, there are no local policies or ordinances that apply to the protection of onsite nesting bird and burrowing owl habitat. No inconsistencies with local policies or ordinances will occur. No mitigation is required. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or another
approved local, regional, or state habitat conservation plan? Response:

Please see response to 4.a) above.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

4. Project Biological Resources Report and MSHCP Consistency Analysis, Phoenix Biological Consulting, 2022 (Appendix B).

5. Preconstruction Survey APN 434-080-025 & 026. Phoenix Biological Consulting, 2024 (Appendix B)

5. Cultural Resources – Will the project:
a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
Response:

Review of historic topographic maps and aerial photographs indicated the historic-period buildings, associated features, and landscaping dating to the 1950s or later were removed from the project parcels sometime between the mid-1980s and mid-1990s. A field survey was also conducted for the proposed project which confirmed that the condition was generally consistent with that of the previous site description and indicated so on the site record, with four additional (undocumented) features identified.

The resource within the project area (33-024106) was previously evaluated as not a “historical resource” under CEQA (Goodwin 2015). The previously undocumented features City of San Jacinto The Magnet
March 27, 2024 22 Draft Initial/MND
are marginal, all date to the 1940s (decades after the period of significance for the City, during its formative era of 1869–1888), there is no historic-period refuse within the project area, and the previous evaluation of this portion of the resource (within APNs 434-080-025- 2 and 434-080-026-3) as not a “historical resource” under CEQA remains valid (Shephard 2007; Goodwin 2014). Therefore, any impacts to historic resources are less than significant with the following mitigation measure.

Mitigation Measure CR-1: Unanticipated Discovery of Cultural Resources In the event that previously undocumented historic or archaeological resources are unearthed during project construction, all earth-disturbing work near the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature of the find and determined appropriate treatment. Once the resource has been properly treated or protected, work in the area may resume. A Native American representative shall be retained to monitor any mitigation work associated with Native American cultural material. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
Response:

The Cultural Resource Assessment prepared for the project determined that it is unlikely that there other archaeological resources (other than the historical resource discussed above) on the project site and no further investigations or archaeological monitoring are recommended. If any unforeseen resources are encountered during earthmoving activities on the project site, implementation of Mitigation Measure CR-1 (above) will ensure that impacts will be less than significant.
c) Disturb any human remains, including those interred outside of formally dedicated cemeteries?
Response:

No human remains or cemeteries are known to exist within or near the project footprint.

However, there is always the potential that subsurface construction activities could encounter and potentially damage or destroy previously undiscovered human remains.

Accordingly, this is considered a potentially significant impact. In the event of the accidental discovery or recognition of any human remains, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; Public Resources Code Section 5097.94 and Section 5097.98 must be followed. With the implementation of Mitigation Measure CR- 2, potential impacts to human remains will be less than significant.

Mitigation Measure CR-2: Unanticipated Discovery of Human Remains In the event that human remains are encountered during the course of any future development California State Law (Health and Safety Code Section 7050.5 and Section 5079.98 of the Public Resources Code) states that no further earth disturbance shall occur at the location of the find until the Riverside County Coroner has been notified. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission, which will determine and notify a Most Likely Descendant (MLD).

Implementation of Mitigation Measure CR-1 and Mitigation Measure CR-2 will reduce potential impacts to archaeological resources, paleontological resources, and human remains by ensuring that any cultural resources encountered during project activities are handled in a suitable manner.

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Sources:

1. 1.San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

4. Cultural Resources Assessment, LSA 2023 (Appendix C)

6. Energy – Will the project:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Response:

Energy consumption in support of or related to project operations would include transportation energy demands (energy consumed by employee and patron vehicles accessing the project site) and facilities energy demands (energy consumed by building operations and site maintenance activities). Per the AQ/GHG/Energy Study prepared for the project, on-site construction equipment is expected to consume 21,687 gallons of diesel fuel; and construction worker, vendor, and hauling vehicles are expected to use up to 6,884 gallons of fuel. Project construction electrical consumption is expected to reach 38,646 kilowatt-hours (kWhs). All construction equipment will conform to CARB regulations and California emissions standards and the CARB Airborne Toxic Control Measure that limits idling times of construction vehicles to no more than five minutes. Equipment employed in construction of the project would therefore not result in inefficient, wasteful, or unnecessary consumption of fuel.

Energy consumption in support of or related to project operations would include transportation energy demands (energy consumed by employee and patron vehicles accessing the project site) and facilities energy demands (energy consumed by building operations and site maintenance activities). Operation of the project is expected to result in the consumption of up to 2,257,495 gallons of fuel per year. Trip generation generated by the proposed project is consistent with other similar commercial 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.

The proposed land uses are expected to consume 2,223,725 kBTU1 per year in natural gas and 1,991,634 kWh per year in the form of electricity. In 2022, the non-residential sector of the County of Riverside consumed approximately 8,720 million kWh of electricity.

In 2022, the non-residential sector of the County of Riverside consumed approximately 147 million therms of gas. Therefore, the increase in both electricity and natural gas demand from the proposed project is insignificant compared to the County’s 2022 demand.

Furthermore, the project will be required to comply with the California Green Building Standards Code Title 24 energy efficiency requirements (CALGreen). Specifically, the project will be subject to mandatory measures for nonresidential buildings that are intended to reduce project energy demand include weather-resistant exterior walls, designated recycling areas for solid waste disposal, and HVAC air filters with a Minimum Efficiency 1 kBTU = one-thousand British Thermal Units.

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Reporting Value (MERV) of 8. Minimum standards for lighting efficiency are also established (CalGreen Section 5.106.8.1). Project impacts related to energy consumption are less than significant. No mitigation is required.
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Response:

Consistency with the Integrated Energy Policy Report (California Energy Commission) As the state’s primary energy policy and planning agency, the California Energy Commission prepares the Integrated Energy Policy Report (IEPR)—which provides a cohesive approach to identifying and solving California’s pressing energy needs and issues—and collaborates with state and federal agencies, utilities, and other stakeholders to develop and implement energy plans and policies. The IEPR includes assessments and analyses of California’s energy industry supply, production, transportation, delivery and distribution, demand, and prices. It also includes forecasts of electricity and natural gas demand for 10- year periods. Electricity would be provided to the Project by SCE. SCE’s Clean Power and Electrification Pathway (CPEP) white paper builds on existing state programs and policies.

As such, the project is consistent with, and would not otherwise interfere with, nor obstruct implementation of the goals presented in the 2022 IEPR. Additionally, the project will comply with the applicable Title 24 standards which would ensure that the project energy demands would not be inefficient, wasteful, or otherwise unnecessary. As such, development of the proposed project would support the goals presented in the 2022 IEPR.

Consistency with State of California Energy Plan (California Energy Commission) The Project site is located along major transportation corridors with proximate access to the Interstate freeway system. The site selected for the project facilitates access and takes advantage of existing infrastructure systems. The Project therefore supports urban design and planning processes identified under the State of California Energy Plan, is consistent with, and would not otherwise interfere with or obstruct, implementation of the State of California Energy Plan.

Consistency with California Code Titel 24, Part 6, Energy Efficiency Standards The 2022 version of Title 24 was adopted by the CEC and will become effective on January 1, 2023.

The proposed project would be required to comply with the Title 24 standards in place at the time plan check submittals are made. Therefore, the project would not result in a significant impact on energy resources. The proposed Project would be subject to Title 24 standards.

Consistency with California Code Title 24, Part 11, CALGreen As previously stated, CCR, Title 24, Part 11: CALGreen is a comprehensive and uniform regulatory code for all residential, commercial, and school buildings that went in effect on January 1, 2009, and is administered by the California Building Standards Commission. CALGreen is updated on a regular basis, with the most recently approved update consisting of the 2022 California Green Building Code Standards that were published on July 1, 2022, and became effective on January 1, 2023. The Project would be required to comply with the applicable standards in place at the time plan check submittals are made.

Consistency with 350 The proposed project would use energy from SCE, which has committed to diversifying their portfolio of energy sources by increasing energy from wind and solar sources. No feature of the Project would interfere with the implementation of SB City of San Jacinto The Magnet
March 27, 2024 25 Draft Initial/MND
350. Additionally, the Project would be designed and constructed to implement the energy efficiency measures for new industrial developments and would include several measures designed to reduce energy consumption. As shown above, the Project would not conflict with any of the state or local plans. As such, a less than significant impact is expected.

The proposed project will not conflict with or obstruct state or local plans for renewable energy or energy efficiency. This impact is less than significant. No mitigation is required.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

4. AQ/GHG Report (Energy section), MD Acoustics, 2023 (Appendix A)

7. Geology and Soils – Will the project:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to
https://www.conservation.ca.gov/cgs/Documents/SP_042.pdf Response:

The site is not within a currently established State of California Earthquake Fault Zone for surface fault rupture hazards. No active faults with the potential for surface fault rupture are known to pass directly beneath the site. Therefore, the potential for surface rupture due to faulting occurring beneath the site during the design life of the proposed development is considered low. This impact is less than significant No mitigation for this impact is required. ii) Strong seismic ground shaking?
Response:

The Project site is situated within a seismically active region with several active faults.

Active faults with the potential to cause ground shaking in the City include the San Jacinto Fault (Claremont Fault and Casa Loma Fault Segments), San Andreas Fault, and the Elsinore Fault. These faults will have the potential to produce an earthquake estimated up to 7.38 on the Richter Scale, according to the Geotechnical Investigation (Sladden 2021a).

In the event an earthquake of this magnitude occurs, the Project site could experience periodic shaking, possibly of considerable intensity.

The Geotechnical Study prepared for the project includes several measures that are intended to minimize impacts associated with ground shaking including fil methodology, the type of fill, the overexcavation and recompaction of fill, the testing of fill, foundation and footing recommendations, slab thickness criteria, retaining wall parameters, load bearing capacities, and the supervision and documentation of these activities, etc. Impacts related to strong seismic ground shaking will be less than significant with implementation of these measures in addition to compliance with existing City construction development standards and seismic design parameters found in the California Uniform Building Code.

Mitigation Measure GEO-1: Prior to issuance of grading permits, the City shall 1) confirm that grading and construction plans prepared for the project have included the recommendations intended to minimize impacts associated with ground shaking that are provided in the Geotechnical Study and 2) determine that the grading and plans adhere to City of San Jacinto The Magnet
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City construction development standards as well as the seismic design parameters of the California Uniform Building Code.
iii) Seismic-related ground failure, including liquefaction? Response:

Per the Geotechnical study prepared for the project soils encountered on the project site consisted predominately of loose to dense silty sand, sand with various amounts of silt or clay, poorly graded sand with various amounts of silt; and firm to very stiff sandy silt with various amounts of clay. Free groundwater was not encountered during this investigation.

The historically highest groundwater is estimated to be at a depth of 40 feet below ground surface based on the County of Riverside Geologic Hazards Map (2004) and regional groundwater data.

Although the Riverside County Office of Information Technology GIS website shows the subject site to be in a moderate liquefaction potential area, more detailed analysis conducted by the Geotechnical Engineer as provided in the Geotechnical Study prepared for the project, shows that the on-site soils have a low potential for liquefaction and that the total liquefaction-induced settlement was calculated to be negligible. Implementation of design criteria provided in the Geotechnical study will further reduce any potential for liquefaction. This impact is less than significant and no mitigation is required. iv) Landslides?
Response:

The project site is on a gently (<5%) sloping grade, over 1 mile from the nearest significant topographic change. As such, landslide/slope instability/rock fall issues pose a very low risk. This impact will be less than significant. No mitigation is required. b) Result in substantial soil erosion or the loss of topsoil? Response:

Temporary land clearing, import and stockpiling of fill material, and grading activities associated with project construction will uncover soil, which could be subject to erosion impacts. Additionally, construction equipment and vehicles could indirectly transport sediment to offsite locations. The Geotechnical Study prepared for the project includes measures intended to minimize soil erosion during construction including winterization and protection of exposed soils and protection of temporary excavations and slope faces during rainfall. A Storm Water Pollution Prevention Plan (SWPPP) will also be prepared and implemented for the project in accordance with the State Water Board National Pollutant Discharge Elimination System (NPDES) Construction Stormwater General Permit requirements. The SWPPP will provide a list of Best Management Practices (BMPs) to minimize potential adverse erosion impacts. Example BMPs include the use of silt fences or fiber rolls to trap sediment onsite and covering stockpiles for dust control and during rain events.

Once the project is constructed, the new development will permanently minimize loss of topsoil and control erosion with hardscape surfaces, landscaping, and by directing runoff within the site to water quality/stormwater detention basins.

Implementation of the erosion control measures provided in the Geotechnical Study prepared for the project and implementation of SWPPP BMPs will minimize erosion during project construction, and the project’s design will reduce the potential for permanent erosion. This impact is less than significant. No mitigation is required.

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Mitigation Measure GEO-2: Prior to issuance of grading permits, the City shall confirm that a SWPPP is prepared, that it is implemented, and that the erosion control measures recommended in the Geotechnical Study are included appropriately. c) Be located on a geologic unit or soil that is unstable, or that will become unstable as a result of the project, and potentially result in on- or offsite landslide, lateral spreading, subsidence, liquefaction or collapse?
Response:

As discussed previously, there are no substantial liquefaction or landslide risks at the project site. Lateral spreading is a phenomenon associated with liquefaction in which soils move laterally during seismic shaking. Due to the relatively flat topography of the site, the likelihood of lateral spreading is also low.

Subsidence and collapse refer to the caving in or sinking of land. According to the Geotechnical Study prepared for the project, the upper soils at the project site are moisturesensitive and moderately collapsible under saturated conditions. Therefore, there is a moderate risk of post-construction movement of the foundations and floor systems of proposed structures from subsidence. Measures to reduce impacts associated with subsidence and collapse are provided in the Geotechnical Study prepared for the project.

They include the use of fill, the type of fill, the overexcavation and recompaction of fill, the testing of fill, foundation and footing recommendations, slab thickness criteria, retaining wall parameters, load bearing capacities, and the supervision and documentation of these activities, etc.

Mitigation Measure GEO-3: Prior to the issuance of grading permits, the City shall confirm that measures related to the prevention of subsidence and collapse provided in the Geotechnical Study are included on construction plans and implemented in the field. City staff shall also verify that project grading and construction plans adhere to City construction development standards as well as the seismic design parameters of the California Uniform Building Code.
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?
Response:

Expansive soils are generally clays, which increase in volume when saturated and shrink when dried. Various amounts of clay exist throughout the upper soil layers of the project site, indicating the potential for expansive soil hazards. Therefore, there is the potential for expansion and collapse of soils that could damage the proposed structures. The Geotechnical Study prepared for the project recommends the use of imported fill where appropriate, limitation of the slump of the concrete, proper concrete placement and curing, and place crack control joints at periodic intervals, in particular, where re-entrant slab corners occur. Concrete finishing and curing of concrete will also be conducted in in accordance with the latest guidelines provided by the American Concrete Institute, Portland Cement Association, and the American Society for Testing and Materials. Impacts related to expansive soils will be less than significant with implementation of the relevant recommendations made in the Geotechnical Study prepared for the project and adherence to other City and State requirements concerning concrete installation.

Mitigation Measure GEO-4: Prior to the issuance of grading permits, the City shall confirm that measures intended to avoid impacts related to expansive soils provided in the City of San Jacinto The Magnet
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Geotechnical Study are included on construction plans and implemented in the field; and that project grading and construction plans adhere to City construction development standards as well as the seismic design parameters of the California Uniform Building Code.
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?
Response:

The project will be connected to the City’s or EMWS’s existing sewer system for wastewater disposal and will not require a septic system. Therefore, the project will not result in impacts associated with the use of septic tanks or alternative wastewater disposal systems. f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Response:

Sand, gravel, clay, and other unconsolidated materials that overlie bedrock are known as surficial deposits. Surficial deposits in the vicinity of the subject site are indicated on regional geologic maps to be comprised predominately of Quaternary alluvium.

Specifically, formational materials mapped at the subject site are surficial sediments that are considered to have a “High Sensitivity at Depth” in regards to the likelihood of encountering paleontological resources. So although no paleontological resources have yet been identified on project site, it is possible that proposed ground moving activities could unearth previously undiscovered paleontological resources. Therefore, impacts will be potentially significant and Mitigation Measure GEO-5 is required to ensure proper handling of potentially unanticipated paleontological resources.

Mitigation Measure GEO-5: In the event that paleontological resources are unearthed during grading, ground disturbance activities shall be temporarily suspended or redirected until a paleontologist has evaluated the nature and significance of the find. If the discovery proves to be significant under CEQA, additional work such as preservation in place or data recovery, shall occur as required by the paleontologist in coordination with City staff and descendants and/or stakeholder groups, as warranted. Once the resource has been properly treated or protected, work in the area may resume.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

4. Geotechnical Investigation, Salem Engineering Group, 2023 (Appendix D)

8. Greenhouse Gas Emissions – Will the project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
Response:

Construction and operation of the proposed project will result in greenhouse gas emissions.

Per the AQ/GHG/Energy study prepared for the project, project construction activities are City of San Jacinto The Magnet
March 27, 2024 29 Draft Initial/MND
expected to generate a total of 296.07 MTCO2e2, or 9.87 MTCO2e per year when averaged over 30 years3,
With project operation, greenhouse gas emissions will also occur over the life of the project.

The operational emissions for the project are expected to be 16,594 metric tons of CO2e per year.

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 (Assembly Bill [AB] 32). The CAP consists of an emissions reduction target of 15% below 2010 levels by 2020 and 49% below 2010 levels by 2035.

As indicated in the CAP the emission reduction target of 15% 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 has been designed to be consistent with the WRCOG CAP as presented below. Impacts would be less than significant. No mitigation is required.

Project Consistency with Applicable WRCOG Subregional CAP Reduction Measures E-1: Energy
Action Plan
Improve municipal and community
wide energy efficiency and reduce
energy consumption through the
adoption of local Energy Action
Plans (EAP)
Not directly applicable to the project; however,
the project will be compliant with the current
Title 24 and CALGreen standards
E-3: Shade
Trees
Strategically plant trees to reduce
the urban heat island effect.

The proposed project is to include trees per City
requirements for new developments.

T-2: Bicycle
Parking
Provide additional options for
bicycle parking.

The proposed project will follow City
requirements for bicycle parking.

T-8: Density Improve jobs-housing balance and
reduce vehicle miles traveled by
increasing household and
employment densities.

The proposed project is commercial and located
within 0.25 miles of a residential community.

T-10:

Design/Site
Planning
Design neighborhoods and sites
to reduce VMT.

The proposed project is commercial and located
within 0.25 miles of a residential community.

T-14: Voluntary
Transportation
Demand
Management
Reduce demand for roadway
travel through incentives for
alternative modes of
transportation and disincentives
for driving.

The proposed project is commercial and located
within 0.25 miles of a residential community.
2 MTCO2e + metric tons of carbon dioxide equivalents (includes carbon dioxide, methane, and nitrous oxide. 3 The emissions are averaged over 30 years because the average is added to the operational emission calculations per SCAQMD.

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SW-1: Yard
Waste
Collection
Provide green waste collection
bins community-side.

The project will be required to comply with City
programs, such as the City's recycling and
waste reduction program, which complies with
the 75 percent reduction required by 2020 per
AB 341.

SW-2: Food
Scrap and
Paper Division
Divert food and paper waste from
landfills by implementing collection
system.

The project will be required to comply with City
programs, such as the City's recycling and
waste reduction program, which complies with
the 75 percent reduction required by 2020 per
AB 341.

Source: WRCOG Subregional Climate Action Plan (2014)
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emission of greenhouse
gases?
Response:

As noted above, the City of San Jacinto is participating the WRCOG Subregional Climate Action Plan and the project is consistent with applicable CAP reduction measures.

The CARB Climate Change Scoping Plan (December 2008) is also applicable to the project. 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”. Originally approved in 2008, the plan has been updated twice, once in 2014 and again in 2017. The 2017 Scoping Plan builds upon the successful framework established by the Initial Scoping Plan and First Update, while identifying new, technologically feasible, and cost-effective 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 2017 Scoping Plan builds upon previous versions, project consistency with applicable strategies of both the 2008 and 2017 Plan is provided below. As indicated, the project is consistent with the applicable strategies and will result in a less than significant impact. No mitigation is required. 2008 Scoping Plan Measures to Reduce
Greenhouse Gas Emissions
Project Compliance with Measure
California Light-Duty Vehicle Greenhouse Gas
Standards-Implement adopted standards and
planned second phase of the program. Align zeroemission vehicle, alternative and renewable fuel and vehicle technology programs with long-term
climate change goals.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

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Energy Efficient-Maximize energy efficiency
building and appliance standards; pursue additional
efficiency including new technologies, policy, and
implementation mechanisms. Pursue comparable
investment in energy efficiency from all retail
providers of electricity in California.

Consistent. The project will be compliant with the
current Title 24 standards.

Low Carbon Fuel Standard-Develop and adopt the
Low Carbon Fuel Standard.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

Medium/Heavy-Duty Vehicles-Adopt medium and
heavy-duty vehicle efficiency measures.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

Green Building Strategy-Expand the use of green
building practices to reduce the carbon footprint of
California's new and existing inventory of buildings.

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 sustainable
site development, energy efficiency (in excess of the
California Energy Code requirements), water
conservation, material conservation, and interna air
contaminants. The project will be subject to these
mandatory standards.

High Global Warming Potential Gases-Adopt
measures to reduce high global warming potential
gases.

Consistent. CARB identified five measures that
reduce hydrofluorocarbon emissions from vehicular
and commercial refrigeration systems vehicles that
access the project site that are required to comply
with the measures will comply with the strategy.

Water-Continue efficiency programs and use
cleaner energy sources to move and treat water.

Consistent. The project will comply with all
applicable City ordinances and CALGreen
requirements.
2017 Scoping Plan Recommended Actions
to Reduce Greenhouse Gas Emissions
Project Compliance with Recommended
Action
Implement Mobile Source Strategy: Further
increase GHG stringency on all light-duty vehicles
beyond existing Advanced Clear Car regulations.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

Implement Mobile Source Strategy: At least 1.5
million zero emission and plug-in hybrid light-duty
electric vehicles by 2025 and at least 4.2 million
zero emission and plug-in hybrid light-duty electric
vehicles by 2030.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

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Implement Mobile Source Strategy: Innovative
Clean Transit: Transition to a suite of to-bedetermined innovative clean transit options.

Assumed 20 percent of new urban buses purchased
beginning in 2018 will be zero emission buses with
the penetration of zero-emission technology
ramped up to 100 percent of new sales in 2030.

Also, new natural gas buses, starting in 2018, and
diesel buses, starting in 2020, meet the optional
heavy-duty-low-Nox standard.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

Implement Mobile Source Strategy: Last Mile
Delivery: New regulation that would result in the use
of low NOX or cleaner engines and the deployment
of increasing numbers of zero-emission trucks
primarily for class 3-7 last mile delivery trucks in
California. This measure assumes ZEVs comprise

2.5 percent of new Class 3-7 truck sales in local
fleets starting in 2020, increasing to 10 percent in
2025 and remaining flat through 2030.

Consistent. These are CARB enforced standards;
vehicles that access the project site are required to
comply with the standards and therefore will comply
with the strategy.

Implement SB 350 by 2030; Establish annual
targets for statewide energy efficiency savings and
demand reduction that will achieve a cumulative
doubling of statewide energy efficiency savings in
electricity and natural gas end uses by 2030.

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
Short-Lived Climate Pollutant Reduction Strategies
and SB 1383.

Consistent. The project will be required to comply
with City programs, such as City's recycling and
waste reduction program, which complies with the
75 percent reduction required by 2020 per AB 341.

Source: CARB Scoping Plan (2008 and 2017)
Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

4. Project Air Quality/Greenhouse Gas Emissions Report, MD Acoustics, 2023 (Appendix A).

9. Hazards and Hazardous Materials – Will the project:
a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
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Response:

Construction activities at the project site would involve the use of hazardous materials such as fuel, asphalt, lubricants, toxic solvents, pesticides, and herbicides which would be transported to and from the site and be present temporarily during construction. These potentially hazardous materials would not be used in quantities sufficient enough to pose a significant hazard to public health and safety or the environment, and their use during construction would be short-term.

Operation of the project would involve the use of hazardous materials such as cleaners, solvents, paints, degreasers, pesticides, fertilizers, and other custodial products, as well as gasoline/diesel. The materials used and stored onsite would be clearly labeled and safely stored in compliance with state and federal requirements. A permit to operate an underground storage tank (UST) system is required per California Code of Regulations Title 23, Division 3, Chapter 16, California Health and Safety Code Section (25280- 25299.8) and Riverside County Ordinance 617. These regulations mandate the testing and frequent inspections of the UST facilities. The project occupant(s) would be required to prepare a Spill Contingency Plan to be filed with the County of Riverside Hazardous Materials Department. All operations of the gas station and related USTs would be required to comply with all federal, state, and local laws regulating the management and use of hazardous materials. With the exercise of normal safety practices, the proposed project would not create substantial hazards to the public or the environment. Therefore, a less than significant impact would occur.

The transport, use, storage, and disposal of hazardous materials would be required to comply with existing regulations established by several agencies, including the Department of Toxic Substances Control, the US Environmental Protection Agency (EPA), the US Department of Transportation, and the Occupational Safety and Health Administration.

Moreover, any businesses that transport, generate, use, and/or dispose of hazardous materials in the City are subject to existing local hazardous materials regulations, such as those implemented by the Riverside County Department of Environmental Health which is the Certified Unified Program Agency (CUPA) for Riverside County. This program is responsible for consolidating, coordinating, and making consistent the administrative requirements, permits, inspections, and enforcement activities of state standards regarding the transportation, use, and disposal of hazardous materials in Riverside County, including the City of San Jacinto. Compliance with federal, state, and local laws and regulations would result in a less than significant impact. No mitigation is required. 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?
Response:

As described in the response to 9.a, above, construction and operation of the proposed project would involve the transport, storage, and use of hazardous materials on the site including common cleaning substances, building maintenance products, lubricants, paints, solvents, herbicides, pesticides, fertilizers, and most notably diesel and gasoline fuel for the gas station. An impact could occur if construction and operation of the proposed project create conditions where hazardous materials could easily contaminate surrounding soil, water, or air.

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Construction projects typically maintain supplies onsite for containing and cleaning small spills of hazardous materials. However, construction activities would not involve a significant amount of hazardous materials, and their use would be temporary. Furthermore, project construction workers would be trained on the proper use, storage, and disposal of hazardous materials.

Operation of the commercial land uses would not warrant use of hazardous materials in quantities that could result in hazardous conditions. However, operation of the proposed gas station could result in hazardous materials due to the potential to have liquefied petroleum gas (LPG) tanks; operation of the gas station would require a permit. All on-site activities during construction and operation would be required to adhere to federal, state, and local regulations for the management and disposal of hazardous materials, including but not limited to California Code of Regulations Title 23, Division 3, Chapter 16, California Health and Safety Code Section (25280-25299.8) and Riverside County Ordinance 617.

Also, construction activities would be conducted in accordance with the Storm Water Pollution Prevention Plan (SWPPP) as part of the NPDES permit, as detailed in Section V.10, Hydrology and Water Quality. The primary objective of the SWPPP is to identify, construct, implement, and maintain BMPs to reduce eliminate pollutants in stormwater discharges and authorized non-stormwater discharges from the construction site. BMPs for hazardous materials include, but are not limited to, off-site refueling, placement of generators on impervious surfaces, establishing clean out areas for cement, etc. While the risk of exposure to hazardous materials cannot be eliminated, adherence to existing regulations would ensure compliance with safety standards related to the use and storage of hazardous materials and with the safety procedures mandated by applicable federal, state, and local laws and regulations. Therefore, transport, use, and/or disposal of hazardous materials during construction and operation of the proposed project would be properly managed, and impacts would be less than significant. No mitigation is required. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within onequarter mile of an existing or proposed school? Response:

The nearest school to the project site is Mt. San Jacinto College, located 0.28 miles to the north of the project site. As discussed above in Section 4.9.a and 4.9.b, hazardous materials used during temporary construction activities and commercial land use will be common in type and of low-concentration properties. With the additional distance and separation between the offsite school and project site, no impacts are anticipated. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code
section 65962.5 and, as a result, will it create a significant hazard to the public or the environment?
Response:

The project site is not included on a list of hazardous materials databases compiled by the California Department of Toxic Substances Control (DTSC) or the State Water Resources Control Board (SWRCB) (DTSC 2022; SWRCB 2022). According to the Phase I ESA, the project site is not listed on environmental databases for hazardous sites, and there are no Leaking Underground Storage Tank (LUST)/Spill sites on site. Per the Phase I Report prepared for the project site, there is no evidence of significant environmental concern or recognized environmental conditions in connection with the project site. Therefore, no impact would occur. No mitigation is required.

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e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, will the project result in a safety hazard or excessive noise for people residing or working in the project area?
Response:

The project will not be within two (2) miles of a public airport or public use airport; or result in a safety hazard or excessive noise for people residing or working in the project area.

The project site is not located within an airport land use plan and there are no public airports within two (2) miles of the project site. The nearest airport is Hemet-Ryan Airport located approximately four miles southwest of the project site. Therefore, no impacts will occur. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
Response:

According to the General Plan Public Safety Element, the purpose of the City’s Emergency Preparedness Plan is to respond to emergency situations with a coordinated system of emergency service providers and facilities. The Emergency Preparedness Plan is intended to maximize the efforts of emergency service providers (e.g., fire, medical, and law enforcement) and minimize human suffering and property damage during disasters. It also supports high-level multi-jurisdictional cooperation and communication for emergency planning and management. In the event evacuation is required, the Riverside County Sheriff’s Department will identify and direct traffic to designated emergency evacuation routes. Owners and lessees of the proposed buildings and land uses will be expected to comply with the City’s emergency response plans. No long-term impacts are anticipated.

During construction, there could be the potential for temporary lane closures to allow for utility connections. However, the temporary lane closures will be for a short period of time and will be implemented in accordance with recommendations provided in the California Temporary Traffic Control Handbook to ensure that emergency access will be maintained at all times. Temporary construction activities will not physically impair or interfere with emergency response plans in the project vicinity. Therefore, potential impacts associated with conflicts to emergency response plans will be less than significant. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
Response:

As discussed in Section 20, Wildfire, the project site is not within a very high fire hazard severity zone (VHFHSZ). The project will not substantially exacerbate existing wildfire hazards in the area and will provide adequate emergency access. Impacts related to wildland fire exposure will be less than significant.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

4. Phase I ESA, Salem Engineering Group, 2023 (Appendix E)

10.Hydrology/Water Quality – Will the project:
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
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Response:

The project site currently slopes generally from southeast to northwest. During construction, there will be the potential that degraded surface water runoff generated from the construction site could be conveyed into local and regional drainage facilities.

Depending on the constituents in the surface water, the water quality of the project area surface water bodies could be reduced, which could conflict with beneficial uses established for the applicable surface water bodies. The proposed project will disturb more than one acre of area and will, therefore, be required to obtain a NPDES State General Construction Permit from the State Water Resources Control Board. In accordance with the State General Construction Permit, the project applicant will be required to file a Notice of Intent (NOI) to the Storm Water Report Tracking System and obtain a waste discharger identification number from the State Water Resources Control Board. Additionally, the General Construction Permit requires the development and implementation of a SWPPP.

The SWPPP will identify Best Management Practices (BMPs) to minimize degraded surface water runoff impacts. Such measures will include a site map that shows the construction site perimeter, existing and proposed buildings, parking areas, roadways, storm drain collection and discharge points before and after construction. Additionally, structural BMP placement will include use of sandbags or waddles near drainages, use of rumble racks or wheel washers or other measures to avoid sediment transport. Compliance with the NPDES short-term regulatory requirements will reduce potential short-term construction related impacts to water quality to less than significant.

The long-term operation of the proposed project will generate surface water runoff that could contain pollutants that could conflict with applicable surface water beneficial uses.

The proposed project will be regulated under NPDES Municipal Stormwater Permits issued by the Regional Water Quality Control Board and will be required to comply with the City’s Stormwater Program Management Ordinance to reduce the amounts of impervious areas and capture and treat or infiltrate stormwater runoff.

Two Water Quality Management Plans (WQMPs) have been prepared for the proposed project in accordance with the requirements of the non-point source NPDES Permit for Waste Discharge Requirements. One WQMP was prepared for the overall project site and another WQMP was specifically prepared for the proposed gas station and convenience store to be located within the project site. Although a separate WQMP was prepared for the gas station and convenience store, they are also evaluated as part of the overall WQMP prepared for the project site. Per the WQMPs, the proposed project will divert surface runoff away from buildings and into several catch basins located throughout the surface parking area to an underground infiltration basin for treatment and recharge. Flows beyond the required treatment volume will discharge from the underground infiltration basin to a proposed 48” reinforced concrete pipe (RCP) storm drain line on State Street. The proposed 48” RCP storm drain line is an extension of the existing storm drain line. In addition, the WQMPs outline several non-structural source control BMPs to be implemented during project operation, including but not limited to include education of property owners and lessees of the properties, common area landscape management, litter control, catch basin inspection, maintenance of landscaping with minimum or no pesticides, and street sweeping. Structural BMPs may include storm drain system stenciling, design outdoor hazardous material storage areas to reduce pollutant introduction, and design trash enclosures to reduce pollutant introduction. Compliance with WQMP non-structural City of San Jacinto The Magnet
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and structural and treatment control measures will reduce potential long-term operational impacts to water quality to less than significant.
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the
project may impede sustainable groundwater management
of the basin?
Response:

Project implementation will not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin. The project site is not located on an active groundwater recharge basin and the proposed project does involve the construction of any groundwater wells that will extract groundwater. The project also includes onsite detention/infiltration basins to allow for collection and percolation of stormwater flows generated by the new impervious surfaces. The project will have no activities that will substantially decrease groundwater supplies or interfere substantially with groundwater recharge.
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which will:
i) Result in substantial erosion or siltation on- or off-site? Response:

The project has been designed to maintain the existing drainage pattern on the project site.

During earthwork activities, there could be the potential that uncovered soils on the project site could be exposed to water erosion and/or wind erosion impacts. Additionally, there will be the potential that construction vehicles and construction equipment could transport sediment onto local streets and into local drainage systems. As discussed above, the proposed project will be required to prepare a SWPPP per the General Construction Permit and will require implementation of BMPs to avoid erosion and sediment transfer impacts.

Potential erosion and sediment transfer impacts will be less than significant. ii) Substantially increase the rate or amount of surface runoff in a manner which will result in flooding on- or offsite?
Response:

The imperviousness of existing site conditions and of the proposed condition was utilized to calculate expected stormwater runoff on- and off-site. According to the Hydrology study prepared for the project, proposed conditions are expected to result in an increase of 8.24 cubic feet squared (CFS) during a 100-year storm event over the current vacant lot conditions and an increase of 5.7 CFS during a 10-year storm. The hydrologic analysis conducted for the project shows that the proposed 48-inch RCP extension to Line H-2 will have capacity to convey the 10-yr storm event without the need for onsite flow mitigation.

The developer’s construction of the Line H-2 extension will be provided to capture the onsite flows from the project site and to benefit the City in the future plans to complete the Master Plan of Drainage facilities that would alleviate potential flooding within the surface.

Impacts will be less than significant.
iii) Create or contribute runoff water which will exceed the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
Response:

See Response 10.c.ii, above regarding the amount of runoff and capacity. Regarding additional sources of polluted runoff, the proposed project will be required to comply with City of San Jacinto The Magnet
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NPDES General Construction Permit requirements and Municipal Code regulations. With compliance with the project drainage plan, WQMP, Municipal Code regulations and NPDES General Construction Permit requirements, potential water impacts will be less than significant.
iv) Impede or redirect flood flows?
Response:

Implementation of the proposed project will not impede or redirect flood flows. As shown on Federal Emergency Management Agency (FEMA) floodplain mapping, the project site is located in Flood Zone X, denoting an area with reduced flood risk because of a levee.

Per the WQMP prepared for the project the existing system has the capacity to handle 10- year storm flows. Impacts will be less than significant. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
Response:

According to the City of San Jacinto General Plan Draft Environmental Impact Report (EIR), Figure 5.10-4 FEMA Flood Map, the project site is not located in a flood zone. The project site is located in an inundation area associated with Little Lake, as shown in Figure 5.10- 5 Dam Inundation Map, of the Draft EIR. In the event of dam failure at Little Lake, the project site will be susceptible to flooding that will increase the risk for the release of pollutants. Pursuant to the 2022 General Plan Draft EIR, Little Lake is a small 5-acre lake located in eastern Hemet that includes a small dam. Little Lake is owned and operated by the Lake Hemet Municipal Water District and has no history of dam failure. Acceptable performance of the dam is expected under all structural loading conditions (static, hydrologic, seismic) in accordance with the minimum applicable state or Federal regulatory criteria or tolerable risk guidelines. Monitoring and mitigation of dam failure is constantly occurring at both the federal and state levels and dam failure inundation maps are reviewed and approved by the California Office of Emergency Services. Sellers of real estate within inundation zones are also required to disclose this information to prospective buyers.

Based on the information provided above and with implementation of standard Federal and state policies and regulations, potential impacts associated with release of pollutants from a flood hazard will be less than significant. The project site is also not located near the ocean or other large body of water that could result in exposure to a tsunami or seiche; therefore, impacts are considered less than significant. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Response:

The proposed project will implement the BMPs provided in the SWPPP and the WQMP prepared for the project which will treat onsite low flows to protect beneficial uses for surface waters identified in the Santa Ana Basin Plan. Project impacts to water quality would be less than significant.

In 2014, the California Legislature enacted the Sustainable Groundwater Management Act (SGMA), which requires local groundwater management agencies to sustainably manage groundwater resources. The project site overlines the San Jacinto Groundwater Basin.

Eastern Municipal Water District (EMWD) has developed a Groundwater Sustainability Plan (GSP) in September 2021 for the San Jacinto Groundwater Basin in compliance with the Sustainable Groundwater Management Act. The purpose of this GSP is to define the groundwater conditions that will be used to ensure ongoing, long-term, sustainable management of the groundwater resources within the Plan Area. The GSP identifies City of San Jacinto The Magnet
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potential constraints that could affect groundwater sustainability and potential actions to mitigate the effects. EMWD evaluates the GSP at least every five (5) years from adoption of the plan to monitor the health of the groundwater basin and if adaptive actions are needed to maintain sustainability. At this time, adaptive management actions are not required to maintain sustainability because of rising groundwater levels and increased groundwater in storage over the past 30 years.

The proposed project is consistent with the City of San Jacinto General Plan and the water demands for the project are accounted for in the EMWD Urban Water Management Plan which includes available groundwater supplies. Therefore, the proposed project will not conflict with the Eastern Municipal Water District Groundwater Sustainability Plan.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

11.Land Use – Will the project result in:
a) Physically divide an established community?
Response:

The project site is currently an undeveloped lot situated at the intersection of two arterial highways, within a general suburban setting of the City that is in transition from undeveloped and rural-residential lands to medium density residential and commercial development. No improvements are proposed that would divide the community, redirect traffic through existing residential neighborhoods, nor will it introduce any physical barriers between the project site and surrounding area. Therefore, no impacts will occur regarding physically dividing an established community.
b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Response:

The project site is designated for Commercial land uses in the City’s General Plan Land Use Element and also zoned for commercial land uses (Commercial General). The proposed project is consistent with General Plan goals and policies relevant to commercial land uses and an allowed use in the Commercial General zone. The project will also be consistent with applicable air quality, greenhouse gas and energy plans and policies and the RCA MSHCP with implementation of MM Bio 1. Impacts will be less than significant with mitigation.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report, City of San Jacinto General Plan

3. Project Application Materials

12.Mineral Resources – Will the project:
a) Result in the loss of availability of a known mineral resource that will be of value to the region and the residents of the state?
Response:

The potential for mineral resource extraction within the City of San Jacinto is limited. The nearest mineral resource extraction site is the Jack Rabbit Canyon Quarry, a sand and gravel quarry, which is not within five miles of the project site. There are no known mineral City of San Jacinto The Magnet
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resources of regional or statewide significance in the project vicinity. Consequently, there will be no impacts to mineral resources of local or statewide value. b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan?
Response:

See response for (a) above.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

4. The Surface Mining and Reclamation Act of 1975 (SMARA, Public Resources Code, Sections 2710- 2796), https://www.conservation.ca.gov/dmr/lawsandregulations

13.Noise – Will the project result in:
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other
agencies? Or generate excessive groundborne vibration or groundborne noise levels?
Response:

Construction
Construction activities generally are temporary and have a short duration, resulting in periodic increases in the ambient noise environment. Construction activities will occur over approximately eight months and will include the following phases: grading, building construction, paving, and architectural coating. Ground-borne noise and other types of construction-related noise impacts typically occur during the initial demolition and grading phase. This phase of construction has the potential to create the highest levels of noise.

Typical noise levels generated by construction equipment are shown in the Table below, Maximum Construction Noise Levels. It should be noted that the noise levels identified in this table 3 are maximum sound levels (Lmax), which are the highest individual sound occurring at an individual time period. Operating cycles for these types of construction equipment may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Other primary sources of acoustical disturbance will be due to random incidents, which will last less than one minute (such as dropping large pieces of equipment or the hydraulic movement of machinery lifts).

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As shown, the highest noise levels from construction are predicted to range from approximately 88 dBA Lmax to 104 dBA Lmax at the nearest receivers 10 feet to the southeast. These maximum noise levels are considered to be a peak exposure, applicable to not more than 10–15% of the total construction period, only while the construction activity is taking place along the property boundary closest to these nearest off-site receivers. The City does not have established numerical noise standards for construction noise if the construction activities occur within the allowable hours specified by the Municipal Code.

Section 8.040.090 (A) of the City of San Jacinto Municipal Code allows construction activities between the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday. No construction is allowed on Sunday or federal holidays. Construction occurring consistent with these provisions is exempt from noise regulations described in the City of San Jacinto’s Noise Ordinance.

Operation
Implementation of the project will result in changes to existing noise levels on and around the project site by developing new stationary sources of noise, including introduction of heating, ventilation, and air conditioning (HVAC) equipment. These sources may affect noise-sensitive vicinity land uses off the project site. HVAC units will be installed on the roof of the proposed commercial buildings. Typically, HVAC equipment noise is approximately 66 dBA at 3 feet from the source.1 Based upon the Inverse Square Law, sound levels decrease by 6 dBA for each doubling of distance from the source.2 The nearest sensitive receptors to the project site are the single-family residences located adjacent to the southeast. However, HVAC units will be located at the center of the rooftop and will be located approximately 72 feet from the nearest sensitive receptor to the southeast. Noise from the proposed HVAC units will be approximately 38 dBA at 72 feet and will not be audible above the existing noise levels. In addition, the proposed HVAC units will be shielded by a screen, which will further attenuate operational noise from the City of San Jacinto The Magnet
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HVAC units. Therefore, the proposed HVAC units will not generate noise levels in excess of City of San Jacinto’s maximum exterior noise level of 65 dBA Leq during daytime and 45 dBA Leq during nighttime. Thus, the proposed project will not result in significant noise impacts from HVAC units at the nearest sensitive receptor, and stationary noise levels from the proposed HVAC units will comply with the City’s Municipal Code Noise Ordinance.

Impacts in this regard will be less than significant.

Traffic associated with parking lots is typically not of sufficient volume to exceed community noise standards, which are based on a time-averaged scale such as the CNEL scale.

However, the instantaneous maximum sound levels generated by a car door slamming, engine starting up, and car pass-bys may be an annoyance to adjacent noise-sensitive receptors. The project proposes 532 parking spaces within the project site. The nearest sensitive receptor (single-family uses) to the proposed parking lot will be located approximately 55 feet to the east of the project site. Parking lot noise levels could range between 53 dBA and 63 dBA at 50 feet. However, there is an existing seven-foot noise barrier wall along the western property line of the residential uses to the east which will shield the parking lot noise. Further, parking lot noise will be partially masked by background noise from traffic along Eagle Road and Ramona Expressway. As such, parking lot noise levels will not exceed the City’s day-night average exterior sound level standard for residential use (65 dBA) and the City’s nighttime noise standards (45 dBA).

As such, the noise impacts from parking lot activities will be less than significant.

The proposed automated carwash facility including a machine dryer will be a total of 110 feet long and will be located at the southwestern side of the project site. Typical measured noise level from the car wash activities is approximately 78 dBA at 45 feet from the car wash exit.4 The nearest sensitive receptor to the project site is the single-family residence located approximately 600 feet to the east of the proposed car wash exit. Noise from the proposed car wash activities will be approximately 55 dBA at 600 feet and will not exceed the City’s daytime noise standard of 65 dBA for single-family residential uses. The proposed car wash will not be operational during the nighttime hours. Thus, the proposed project will not result in significant noise impacts from car wash activities to the nearest sensitive receptor, and stationary noise levels from the proposed car wash activities will comply with the City’s Municipal Code Noise Ordinance. Impacts in this regard will be less than significant.

Based on the Trip Generation Data received from the project’s traffic engineers, the proposed project is expected to generate approximately 11,265 average daily trips (ADT).

The project is expected to provide access along Ramona Expressway and State Street.

Based on the City of San Jacinto General Plan Noise Impact Study prepared by MD Acoustics, LLC dated July 15, 2022, existing traffic volumes along Ramona Expressway and State Street will be approximately 20,150 and 22,050 respectively. As a conservative analysis, the proposed project ADT will represent increases of approximately 55 percent and 51 percent in the daily traffic compared to the existing traffic conditions on Ramona Expressway and State Street respectively. According to Caltrans, a doubling of traffic (100 percent increase) on a roadway will result in a perceptible increase in traffic noise levels (3 dBA).

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As a result, project-related increases in traffic volume will not significantly increase the existing traffic noise levels. Thus, the project’s operational traffic noise levels are not expected to be significant.

Vibration
Project construction can generate varying degrees of groundborne vibration, depending on the construction procedure and the construction equipment used. Operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. The effect on buildings in the vicinity of a construction site often varies depending on soil type, ground strata, and construction characteristics of the receiver building(s). The Caltrans Transportation and Construction Vibration Manual identifies various vibration damage criteria for different building classes. This evaluation uses the Caltrans architectural damage criterion for continuous vibrations at residential buildings of 0.2 inch-per second (inch/second) Peak Particle Velocity (PPV). The types of construction vibration impacts include human annoyance and building damage.

Based on the site plan, construction activities will likely take place as near as approximately 15 feet from the nearest residential use south of the project. However, it is acknowledged that construction activities will occur throughout the project site and will not be concentrated at the point closest to the nearest structure. Based on the vibration levels presented in Table 4, ground vibration generated by heavy-duty equipment will range from approximately 0.0065 to 0.1915 in/sec PPV at 15 feet from the source of activity. As such, the nearest residential buildings located 15 feet southeast of the project site will not be exposed to vibration levels exceeding the Caltrans 0.2 in/sec PPV significance threshold for vibration. Additionally, groundborne vibration during construction will be a temporary impact and will cease completely when construction ends. Once operational, the project will not be a source of groundborne vibration. Impacts will be less than significant.

The project will not involve operation of trains or heavy trucks, as such operational vibration impacts from the project will be less than significant. b) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, will the project expose people residing or working in the project area to excessive noise levels?
Response:

The nearest airports are Hemet-Ryan Airport located approximately 5.2 miles to the southwest of the project site. Furthermore, the project site is not located within the private or public airports within 2 miles radius. Impacts will be less than significant.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

4. Project Noise Study, MAT Engineering, 2023 (Appendix F)

14.Population and Housing – Will the project:
a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of road or other infrastructure)?
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Response:

Although the proposed project does not include any residential development the proposed commercial development will provide new job opportunities in San Jacinto, which could indirectly induce population growth should employees relocate to the city. However, due to the nature of project-related employment opportunities and the connected nature of the region, employees will likely be drawn from the local workforce and will not result in the relocation of any new residents to San Jacinto. Most employees will likely be drawn from the existing local population. Therefore, impacts related to population and housing will be less than significant. No mitigation is required.
b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing
elsewhere?
Response:

The project involves the construction of a commercial development on a vacant lot. The project will not displace existing housing or people. There will be no impact. No mitigation is required.

Sources:

5. San Jacinto General Plan

6. Final Environmental Impact Report City of San Jacinto General Plan

7. San Jacinto Municipal Code

15.Public Services – Will the project:
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
i) Fire protection?
Response:

The Riverside County Fire Department (RCFD) will provide fire protection service to the project site. Although project implementation will incrementally increase the demand for fire services, this increased demand for fire service will not affect the City of San Jacinto’s current Class 3 Insurance Services Office (ISO) Rating or require the construction of a new fire station or improvements to an existing station to maintain response times. The project will be responsible for the payment of development impact fees to offset future fire protection needs. Additionally, the project will be required to comply with applicable RCFD codes, ordinances, and regulations regarding fire prevention and suppression measures; fire hydrants and sprinkler systems; emergency access; and other similar requirements.

Payment of development impact fees and compliance with fire code standards will reduce potential impacts to fire protection service to less than significant. ii) Police protection?
Response:

The project will incrementally increase the need for law enforcement protection services.

The Riverside County Sheriff’s Department will provide police protection service for the project site. Services offered by the Sherriff’s Department include police patrol, traffic enforcement, Community Oriented Policing and Problem Solving (COPPS), investigations, bicycle patrol, canine team, Allied Riverside Cities Narcotics Enforcement Team (ARCNET), animal control, police explorers, citizen volunteers, Drug Abuse Resistance Education (DARE), and neighborhood watch. The City will continue to ensure that the level of service provided by the Sheriff’s Department corresponds to the number of residents City of San Jacinto The Magnet
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and businesses within the City, as well as to current law enforcement problems. The project will contribute by paying development impact fees and by generating revenue to fund existing and future Sheriff’s Department facilities. Potential impacts to the Sheriff’s Department services will be less than significant. No mitigation is required. iii) Schools?
Response:

The project site is within the San Jacinto Unified School District (SJUSD). SJUSD serves areas within the cities of San Jacinto, Hemet, Moreno Valley, Beaumont, and unincorporated areas within the County of Riverside. SJUSD currently educates a total student population of approximately 10,590 kindergarten through twelfth grade students.

The School District currently operates seven (7) elementary school sites, two (2) middle school sites, and two (2) high school sites. An additional elementary school is planned near Vernon Avenue and Ramona Expressway. As the project is commercial in nature and the majority of the employees are expected to come from areas served by SJUSD, there will not be a significant increase in students such that school facilities could be significantly impacted. No mitigation is required.
iv) Parks?
Response:

The City maintains ten park sites, including Sallee Park, Rancho Park, Francisco Estudillo Heritage Park, Mistletoe Park, Harvest Park, Sagecrest Park, Skyview Park, Soboba Springs Park, Druding Park, and Hoffman Park. The Quimby Act allows local governments to exact funding for parks from developers of residential subdivisions, through the dedication of parkland or in-lieu fees, or both. The City implements the Quimby Act, which requires parkland dedication of three (3) acres per 1,000 residents or an in-lieu fee payment as a required condition of approval for a residential subdivision. To ensure sufficient park and recreational opportunities, the City has established a citywide parkland standard of five (5) acres per 1,000 residents. However, the Quimby Act does not apply to commercial projects. As described in Section 13, Population and Housing, the project does not include residential development and is not expected to result in a significant growth in population.

Therefore, the project will not result in a substantial increased need for, use of, or deterioration of nearby recreational facilities. There will be no impact. No mitigation is required.
v) Other public facilities?
Response:

As described in Section 13, Population and Housing, the project does not include residential development and is not expected to result in a significant growth in population.

Therefore, the project will not result in substantial increased need for, use of, or deterioration of public facilities. There will be no impact. No mitigation is required.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

16. Recreation – Will the project:
a) Will the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility will occur or be
accelerated?
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March 27, 2024 46 Draft Initial/MND
Response:

As described in Section 13, Population and Housing, the project does not include residential development and is not expected to result in a significant growth in population.

Therefore, the project will not result in substantial increased need for, use of or deterioration of nearby recreational facilities. There will be no impact. No mitigation is required.
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which have an adverse
physical effect on the environment?
Response:

The project will not result in an increased need of or expansion of recreational facilities, nor are any proposed. No impact would occur. No mitigation is required.

Sources:

1. Project Application Materials

17.Transportation – Will the project:
a) Conflict with program plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
Response:

The City of San Jacinto General Plan Mobility Element includes goals and policies that are intended to implement the City’s circulation plans. The project’s consistency with policies pertinent to the proposed project are presented below.

M-1.1 Balanced Circulation System. Provide for a balanced circulation system that promotes the safe and efficient movement of people and goods throughout the City.

The proposed project is consistent with the existing General Plan land use designations and does not propose or require any changes to the City’s Circulation Plan. Project generated vehicle traffic will however result in deficiencies in two intersections which will require physical improvements 1) State Street at Community College Drive (50.34%), and 2) State Street at Ramona Expressway (26.46%). Payment of these fees will reduce this impact to less than significant. The project is consistent with this policy.

M-1.2 Access and Mobility. Strive to maintain sufficient access and mobility for all modes of travel and users of the roadway network.

The project site is served by Riverside Transit Agency (RTA) bus service, City Route 44.

The bus stops nearest to the project site are located along State Street on the west side, just north of Idyllwild Drive, and on the east side just north of Ramona Expressway. The project is consistent with this policy.

M-1.3 Maintenance and Infrastructure. Support the circulation system with consistent maintenance and necessary infrastructure improvements, such as flood control and bridges, as funding is available.

The proposed project will be subject to the payment of fair share fees for cumulative impacts to two intersections that will require physical improvements, 1) State Street at Community College Drive (50.34%), and 2) State Street at Ramona Expressway City of San Jacinto The Magnet
March 27, 2024 47 Draft Initial/MND
(26.46%). Payment of these fees will reduce this impact to less than significant. The project is consistent with this policy.

M-1.4 Truck Routes. Maintain a truck route network that supports the efficient movement of goods within and beyond the City, while minimizing noise and safety hazards to the extent feasible.

Section 10.08.040 of the SJMC identifies designated truck routes in the City. Ramona Expressway and State Street are designated as truck routes for commercial vehicles which exceed fourteen thousand (14,000) pounds. These roadways both serve the project site. The project is consistent with this policy.

M-1.5 Transportation Improvements for All Users. Encourage roadway, sidewalk, and median improvements that enhance the visual character of the roadway system and promote pedestrian and bicycle safety.

The project includes improvements to State Street include a 6-foot sidewalk along the project frontage. The project will also install a raised landscaped median along Ramona Expressway and repair damaged sidewalks. The project is consistent with this policy.

M-1.6 Americans with Disabilities Act (ADA) Accessibility. Manage and improve the City's transportation network to be safe, accessible, and consistent with the Americans with Disabilities Act (ADA) to allow mobility-impaired users to safely travel within and beyond the City.

The proposed plans are consistent with the Chapter 17.330 of the City’s development code that provides requirements regarding the number of parking spaces and design requirements for ADA accessibility. The project is consistent with this policy.

M-1.7 Safe Routes to Schools. Work with the San Jacinto Unified School District and Hemet Unified School District in the City to maintain Safe Routes to School and encourage parents and children to walk or bike to schools.

The project will be improving existing sidewalks along State Street and providing new sidewalks along Ramona Expressway. San Jacinto High School is located approximately

0.2 mile south of the project site along Idyllwild Drive and San Jacinto Community College is located The Betty Gibbel Regional Learning Center (grades 6-12) is located approximately 485 feet north/northeast of the project site and accessed via Ramona Expressway and Eagle Road; and Mount San Jacinto Junior College is located approximately 700 feet north/northeast of the project site which has several access points from State Street, Eagle Road and W. Community College Drive. Mountain View High School and De Anza Elementary school are located approximately 1,390 and 1,925 feet southwest of the project site.

The SJUD works together with the Hemet Unified School District (HUSD) to provide transportation for students. The HUSD has published a “Transportation Safety Plan”. This plan provided information about who is eligible to ride a HUSD school bus to school, policies about parent supervision to school and to and from bus stops, expectations for City of San Jacinto The Magnet
March 27, 2024 48 Draft Initial/MND
student and bus driver behavior and bus safety. The project does not interfere with the SJUSD’s efforts to provide safe routes to school. The project is consistent with this policy.

The project will be consistent with the applicable plans, policies, and ordinances. Payment of funds to the Transportation Uniform Mitigation Fee (TUMF) program, the City of San Jacinto Development Impact Fee (DIF) program, or as a fair share contribution not found to be covered by a pre-existing fee program will result in impacts that are less than significant.
b) Conflict or be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
Response:

The project will not conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b). On December 28, 2018, the California Natural Resources Agency adopted revised CEQA Guidelines in accordance with SB 743, which changed the way transportation studies are conducted in CEQA documents. Vehicle miles traveled (VMT) replaced motorist delay and level of service as the metric for determining level of impacts and significance under CEQA. Consistent with the new metric of VMT for analysis of transportation impacts, this analysis follows VMT guidelines set forth by the City of San Jacinto Traffic Impact Analysis (TIA) Guidelines for VMT and Level of Service Assessment adopted in June 2020.

The City utilizes the WRCOG VMT Screening Tool to determine if a project will meet certain criteria that “screen out” a project from a VMT analysis or require a VMT analysis be prepared. The project’s Traffic Impact Analysis contains the screening output results.

As shown in the screening output, for land use projects using the WRCOG VMT Screening Tool, the project is identified as being located within a low VMT area; and therefore, the project is presumed to have a less than significant impact. c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
Response:

The project will not include sharp curves, dangerous intersections, or incompatible uses that will increase hazards. The three driveways included in the project will be designed to meet applicable safety standards and codes and will not cause a safety hazard. Impacts will be less than significant.
d) Result in inadequate emergency access?
Response:

The project provides three ingress/egress points as described above. These driveways included in the project will be designed to meet applicable safety standards and codes and will not cause a safety hazard. The queuing analysis contained in the project’s traffic study indicates that storage length will not be exceeded. In addition, no permanent road closures will occur during construction or operations. Project design will not cause any other alterations on the site that will result in inadequate emergency access. Impacts will be less than significant.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

4. Traffic Impact Analysis, LLG Engineers, 2023 (Appendix G)

5. HUSD https://4.files.edl.io/b7f5/08/14/23/151941-69c67ec4-c095-4a59-83e9-706b4f52a9bb.pdf City of San Jacinto The Magnet
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18. Tribal Cultural Resources – Will the project:
a) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code Section 5020.1(k), or
Response:

As of July 1, 2015, California Assembly Bill 52 of 2014 (AB 52) was enacted and expands CEQA by defining a new resource category, “tribal cultural resources.” AB 52 establishes that “A project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment” (Public Resources Code [PRC] Section 21084.2). It further states that the lead agency shall establish measures to avoid impacts that will alter the significant characteristics of a tribal cultural resource, when feasible (PRC Section 21084.3).

PRC Section 21074 (a)(1)(A) and (B) defines tribal cultural resources as “sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe” and is:

1. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or

2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying these criteria, the lead agency shall consider the significance of the resource to a California Native American tribe.

AB 52 also establishes a formal consultation process for California tribes regarding those resources. The consultation process must be completed before a CEQA document can be certified. Under AB 52, lead agencies are required to “begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project.” Native American tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the lead agency.

As discussed above under Cultural Resources, there are no known cultural resources at the project site and no resources listed in the California Register of Historical Resources (California State Parks 2019). The City commenced consultation with potentially interested Native American stakeholders under Assembly Bill (AB) 52 on December 20, 2023. Notices were sent to the following tribes: Agua Caliente Band of Cahuilla Indians, Torres Martinez Desert Cahuilla Indians, Morongo Band of Mission Indians, Rincon Bank of Luiseño Indians, San Manuel Band of Mission Indians, and Soboba Band of Luiseño Indians. Responses were received from the Soboba Band of Luiseño Indians See section #18. Tribal Cultural Resources.

Although excavation and grading will not impact known tribal cultural resources, the possibility for unknown resources to be encountered cannot be completely ruled out. Implementation of the mitigation measures below will reduce potential impacts to tribal cultural resources to a less-thansignificant level by ensuring that any discovery of archaeological resources of Native American origin are appropriately identified and processed, as applicable.

The following mitigation measure will reduce potential impacts to tribal cultural resources to a lessthan-significant level.

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Mitigation Measure TCR-1: Prior to the issuance of a grading permit, the Developer shall retain a professional archaeologist to conduct monitoring of all ground disturbing activities. The project Archaeologist shall have the authority to temporarily redirect earthmoving activities in the event that suspected archaeological resources are unearthed during project construction. The project archeologist shall attend the pre-grading meeting with the City, the construction manager and any contractors, and Consulting Tribal representatives; and will conduct a mandatory Cultural Resources Worker Sensitivity Training to those in attendance. The archaeological monitor shall have the authority to temporarily halt and redirect earth moving activities in the affected area in the event that suspected archaeological resources are unearthed.

Mitigation Measure TCR-2: 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.

Mitigation Measure TCR-3: The project Archaeologist, in consultation with the Consulting Tribe(s), the contractor, and the City, shall develop a CRMP in consultation pursuant to the definition in AB52 to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. A consulting Tribe is defined as a Tribe that initiated the AB 52 tribal consultation process for the project, has not opted out of the AB 52 consultation process, and has completed AB 52 consultation with the City as provided for in Cal Pub Res Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
a. Project description and location
b. Project grading and development scheduling;
c. Roles and responsibilities of individuals on the project; d. The pre-grading meeting and Cultural Resources Worker Sensitivity Training details; e. The protocols and stipulations that the contractor, City, Consulting Tribe (s) and project archaeologist will follow in the event of inadvertent cultural resources discoveries, human remains/cremations, sacred and ceremonial items, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation. f. The type of recordation needed for inadvertent finds and the stipulations of recordation of sacred items.
g. Contact information of relevant individuals for the project; Mitigation Measure TCR-4: 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 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.

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Mitigation Measure TCR-5: It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r)., parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r).

Mitigation Measure TCR-6: Prior to final inspection, the developer/permit holder shall prompt the project Archeologist to submit two (2) copies of the Phase III Data Recovery report (if required for the project) and the Phase IV Cultural Resources Monitoring Report that complies with the Community Development Department's requirements for such reports. The Phase IV report shall include evidence of the required cultural/historical sensitivity training for the construction staff held during the pre-grade meeting. The Community Development Department shall review the reports to determine adequate mitigation compliance. Provided the reports are adequate, the Community Development Department shall clear this condition. Once the report(s) are determined to be adequate, two (2) copies shall be submitted to the Eastern Information Center (EIC) at the University of California Riverside (UCR) and one (1) copy shall be submitted to the Consulting Tribe(s) Cultural Resources Department(s).
ii) A resource determined by the lead agency, in its
discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.

Response:

See response for (a) above.

Sources:

19. Utilities and Service Systems – Will the project:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or
storm water drainage, electric power, natural gas,
or telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
Response:

Utility providers that will provide service to the project site are as follows:
• Water – Eastern Municipal Water District (EWMD) or the City of San Jacinto • Sewer – EMWD or the City of San Jacinto
• Gas – Southern California Gas
• Electricity – Southern California Edison
• Communication – Frontier
The project will not require or result in substantial relocations but may include minor construction to connect to existing utility lines. As stated, these improvements will be minor, be within existing road rights-of-way, and are not expected to result in significant environmental effects. There are two options to serve the project water and sewer need. One option is to use the City of San Jacinto water and sewer City of San Jacinto The Magnet
March 27, 2024 52 Draft Initial/MND
system and the second option is to use Eastern Municipal Water District (EMWD) service.

City Water and Sewer Service Option
If the project developer elects to use the City water system, connections to existing City sewer lines will be made and a new loop water system will be installed as part of the project as described below:
a) A new connection to the existing water within the Eagle Avenue right-of-way to a private main water line crossing the project site to State Avenue.

Domestic services for the project will be provided from the private loop with city meters.
b) A new public water main within the State Street right-of-way running south to Idyllwild Drive.
c) A new public water line within the Idyllwild Drive right-of-way from State Avenue to Eagle Road, connecting to the existing water line within the Eagle Road right-of-way.
d) Sewer service will be provided via a connection to the existing sewer line located within the Eagle Avenue right-of-way; a connection to the existing sewer line located within the Idyllwild Drive right-of-way; including a public sewer line within the State Road right-of-way to the connection point in Idyllwild Road.

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A catch basin and laterals to a storm drain line within State Street is proposed.

The project site itself is currently undeveloped without any onsite utility systems. As part of the proposed project utility lines will be extended onto the project site to provide services to the proposed land uses. Construction of new utilities and connections to offsite utility systems will involve some minor trenching. Potential impacts will be short-term and construction BMPs will be in place to minimize construction related impacts. Each utility service provider will coordinate the design/installation and will review for compliance with utility systems construction standards. Coordination with utility providers and compliance with utility standards will reduce potential impacts to less than significant.

Response:

Project implementation will increase water demand over the current condition. Water may be provided to the site from City infrastructure or from EMWD infrastructure. The water supply and water demand provided in the EMWD Urban Water Management Plan (UWMP) is based on local growth projections provided in the City of San Jacinto General Plan. The proposed project will be consistent with the City of Jacinto General Plan.

Therefore, the water demands for the project will be accounted for in the 2025-2044 UWMP. Furthermore, the UWMP identifies that there will be increased water supplies to account for future growth within the EMWD service area and that there will be adequate water supplies for normal, single dry, and multiple dry years. EMWD has indicated through coordination on the project that they will have sufficient water supplies available to serve the project from existing entitlement and resources and no new or expanded entitlement will be needed.

As described in the Project Description, the project may utilize City of San Jacinto or EMWD water service. The final water plan design for the project will be required to comply with either the City or EMWD Development Process, which will involve due diligence conditions, review of design and plan check review. Additionally, water improvements will be required to comply with either City or EMWD Engineering Standards and Specifications (as applicable) to ensure water efficient facilities and water conservation measures are incorporated into the project. The proposed project will be required to coordinate with the City or EMWD and secure a Will Serve Letter which will indicate that the City or EMWD will have the ability to provide adequate water service to the proposed project. With coordination and compliance with the City or EMWD Development Processes and implementation of project-specific input received from the City or EMWD, long-term operational impacts associated with providing water services to the project will be less than significant.
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
Response:

Sanitary sewer service for the project will be provided to the site by either EMWD or by the City of San Jacinto. The project will extend the sewer line onto the project site to provide sewer collection service for the proposed commercial land uses. Additionally, as part of the final design, the project will be required to coordinate with the City and secure a Will Serve Letter, which will ensure that the City will have the ability to provide adequate City of San Jacinto The Magnet
March 27, 2024 54 Draft Initial/MND
wastewater service. Based on coordination with the City, long-term operational impacts associated with providing wastewater service to the project will be less than significant.

EMWD provides wastewater services to approximately 239,000 customers within its service area and currently treats approximately 43 million gallons per day (MGD) of wastewater at four (4) active regional water reclamation facilities. Wastewater treatment for the proposed project will be treated at the San Jacinto Valley Regional Water Reclamation Facility (SJVRWRF). In 2015, the SJVRWRF was increased to a maximum capacity of 14 million gallons per day (EMWD 2021).

The expansion of SJVRWRF was based on future growth projections in the San Jacinto Valley provided by local cities and the County of Riverside. The growth projections for the City and associated wastewater demands for the project will be accounted for as part of the design of the expansion plans for the SJVRWRF. In addition, the total amount of projected wastewater flow to EMWD’s SJVRWRF for the year 2040 will be approximately

16.4 MGD, pursuant to the City of San Jacinto General Plan Draft EIR. The current capacity for the SJVRWRF is 14 MGD and the maximum capacity for the SJVRWRF is 27 MGD. Therefore, the ultimate capacity of the SJVRWRF will be able to meet the projected wastewater production from the City of San Jacinto, including the project. The increase in wastewater treatment generated by the project will have a less than significant impact. d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
Response:

The proposed project will not generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. Although project implementation will increase the demand for solid waste disposal over the current condition, CR&R Incorporated, Environmental Services, will collect the solid waste and transport it to the Lamb Canyon Landfill or El Sobrante Landfill. The Lamb Canyon and El Sobrante Landfills are permitted to receive 5,000 tons of solid waste per day and 16,054 tons of solid waste per day, respectively.

The Lamb Canyon Landfill has a maximum permitted capacity of 39,681,513 cubic yards with a remaining capacity of over 10,000,000 cubic yards. The El Sobrante Landfill has a maximum permitted capacity of 209,910,000 cubic yards with a remaining capacity of over 100,000,000 cubic yards. The 7.4 tons of solid waste generated daily from the project will be well below the daily amount of solid waste disposal permitted by the Lamb Canyon and El Sobrante Landfills. The amount of solid waste generated during project construction will not exceed the capacity of local facilities or exceed state or local standards. Potential impacts associated with providing solid waste disposal service to the proposed project will be less than significant.
e) Comply with federal, state, and local management
and reduction statutes and regulations related to
solid waste?
Response:

The project will produce solid waste associated with the construction stages as well as during operation. Applicable regulations include California’s Integrated Waste Management Act of 1989 (AB 939), which required cities and counties throughout the state to divert 50% of all solid waste from landfills through source reduction, recycling, and composting; 2008 modifications of AB 939 reflect a per-capita requirement rather than City of San Jacinto The Magnet
March 27, 2024 55 Draft Initial/MND
tonnage; AB 341, which increased the statewide goal for waste diversion to 75 percent by 2020; and the California Solid Waste Reuse and Recycling Access Act (AB 1327), which requires local agencies to adopt an ordinance to set aside areas for collecting and loading recyclable materials in development projects. AB-341 requires all commercial businesses and public entities that generate 4 cubic yards or more of waste per week to have a recycling program in place.

To comply with the above laws and disposal requirements, BMPs will be employed to reduce solid waste disposal such as the recycling of all plastic bags, containers, and green waste composting, chipping, and shredding. Additionally, BMPs will be implemented to reduce the solid waste generated from construction activities, and where feasible, will recycle construction debris. With implementation of BMPs and compliance with the California Department of Resources Recycling and Recovery disposal requirements, potential solid waste disposal impacts will be less than significant. Project implementation will not conflict with the ability to comply with these regulations.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

4. CalRecycle

20. Wildfire – If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, will the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
Response:

The project site is designated Local Responsibility Area for fire protection responsibility and is not in or near a very high fire hazard severity zone (VHFHSZ). As described in Section 17, Transportation/Traffic, the project will provide emergency access, and will not result in significant impacts to the circulation system. Therefore, the project will not substantially adversely affect emergency response or evacuation. Because the project is not in or in the immediate vicinity of a very high fire hazard severity zone and will not adversely affect emergency response or evacuation, this impact will be less than significant. No mitigation is required.
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations from
a wildfire or the uncontrolled spread of a wildfire?
Response:

As described above, the project site is not in a VHFHSZ and development of the site will not substantially change the existing fire hazards in the area. The project will require standard infrastructure associated with commercial development, such as water and electricity, but will not require infrastructure associated with fire hazard prevention/response other than a water connection. Impacts will be less than significant.

No mitigation is required.
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or
other utilities) that may exacerbate fire risk or that
may result in temporary or ongoing impacts to the
environment?
Response:

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See response for (b) above.
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
Response:

The project site is relatively flat. As described in Section 7, Geology and Soils, and Section 10, Hydrology and Water Quality, there are no substantial hazards related to landslides or flooding in the vicinity of the project site. Therefore, impacts related to post-fire flooding or landslide risks will be less than significant.

Sources:

1. San Jacinto General Plan

2. Final Environmental Impact Report City of San Jacinto General Plan

3. San Jacinto Municipal Code

21. Mandatory Findings of Significance
a) Does the project have the potential to substantially degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a
plant or animal community, substantially reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history
or prehistory?
Response:

As discussed in Section of this Initial Study, the project has the potential to impact burrowing owl habitat. This impact, however, is less than significant with the implementation of MM Bio-1. No other sensitive biological resources were identified on the project site. Impacts will be less than significant with the implementation of MM BIO1. No significant historical resources were identified on the project site. b) Does the project have impacts that are individually
limited, but cumulatively considerable?
(“Cumulatively considerable” means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current project, and
the effects of probable future projects.)?
Response:

The project does not have impacts which are individually limited, but cumulatively considerable with the incorporation of the mitigation measures and monitoring activities detailed above.
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
Response:

The proposed project will not result in environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of the mitigation measures and monitoring activities detailed above.

City of San Jacinto The Magnet
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APPENDIX A
Air Quality, Greenhouse Gas and Energy Study
City of San Jacinto The Magnet
March 2024 Draft Initial/MND

APPENDIX B
Habitat Assessment and MSHCP Consistency
Analysis & Preconstruction Survey
City of San Jacinto The Magnet
March 2024 Draft Initial/MND

APPENDIX C
Cultural Resources Assessment
City of San Jacinto The Magnet
March 2024 Draft Initial/MND

APPENDIX D
Geotechnical Engineering Investigation with
Geologic Hazard Study
City of San Jacinto The Magnet
March 2024 Draft Initial/MND

APPENDIX E
Phase I Site Assessment
City of San Jacinto The Magnet
March 2024 Draft Initial/MND

APPENDIX F
Noise Impact Analysis
City of San Jacinto The Magnet
March 2024 Draft Initial/MND

APPENDIX G
Traffic Impact Analysis
The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact
Study
City of San Jacinto, CA
Prepared for:

Ms. Maria Ruvalcaba
SALEM Engineering Group, Inc.
4729 W. Jacquelyn Avenue
Fresno, CA 93722
Prepared by:

MD Acoustics, LLC
Tyler Klassen, EIT
1197 Los Angeles Ave, Ste C-256
Simi Valley, CA 93065
Date: 11/30/2023
The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA TABLE OF CONTENTS
MD Acoustics, LLC ii
JN: 10982302_Report

TABLE OF CONTENTS

1.0 Introduction ..........................................................................................................................1

1.1 Purpose of Analysis and Study Objectives 1

1.2 Project Summary 1

1.2.1 Site Location 1

1.2.2 Project Description 1

1.2.3 Sensitive Receptors 2

1.3 Executive Summary of Findings and Mitigation Measures 2

2.0 Regulatory Framework and Background.................................................................................6

2.1 Air Quality Regulatory Setting 6

2.1.1 National and State 6

2.1.2 South Coast Air Quality Management District 8

2.1.3 Local 11

2.2 Greenhouse Gas Regulatory Setting 15

2.2.1 International 15

2.2.2 National 16

2.2.3 California 17

2.2.4 South Coast Air Quality Management District 23

2.2.5 Local 24

3.0 Setting.................................................................................................................................25

3.1 Existing Physical Setting 25

3.1.1 Local Climate and Meteorology 25

3.1.2 Local Air Quality 26

3.1.3 Attainment Status 29

3.2 Greenhouse Gases 30

4.0 Modeling Parameters and Assumptions...............................................................................32

4.1 Construction 32

4.2 Operations 32

4.3 Localized Construction Analysis 33

4.4 Localized Operational Analysis 34

5.0 Thresholds of Significance....................................................................................................35

5.1 Air Quality Thresholds of Significance 35

5.1.1 CEQA Guidelines for Air Quality 35

5.1.2 Regional Significance Thresholds for Construction Emissions 35

5.1.3 Regional Significance Thresholds for Operational Emissions 36

5.1.4 Thresholds for Localized Significance 36

5.2 Greenhouse Gas Thresholds of Significance 36

5.2.1 CEQA Guidelines for Greenhouse Gas 36

6.0 Air Quality Emissions Impact................................................................................................38

6.1 Construction Air Quality Emissions Impact 38
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6.1.1 Regional Construction Emissions 38

6.1.2 Localized Construction Emissions 39

6.1.3 Odors 39

6.1.4 Construction-Related Toxic Air Contaminant Impact 40

6.2 Operational Air Quality Emissions Impact 40

6.2.1 Regional Operational Emissions 40

6.2.2 Localized Operational Emissions 41

6.3 CO Hot Spot Emissions 41

6.4 Cumulative Regional Air Quality Impacts 42

6.5 Air Quality Compliance 42

7.0 Greenhouse Gas Impact Analysis..........................................................................................45

7.1 Construction Greenhouse Gas Emissions Impact 45

7.2 Operational Greenhouse Gas Emissions Impact 45

7.3 Greenhouse Gas Plan Consistency 46

8.0 Energy Analysis....................................................................................................................50

8.1 Construction Energy Demand 50

8.1.1 Construction Equipment Electricity Usage Estimates 50

8.1.2 Construction Equipment Fuel Estimates 51

8.1.3 Construction Worker Fuel Estimates 52

8.1.4 Construction Vendor/Hauling Fuel Estimates 52

8.1.5 Construction Energy Efficiency/Conservation Measures 53

8.2 Operational Energy Demand 54

8.2.1 Transportation Fuel Consumption 54

8.2.2 Facility Energy Demands (Electricity and Natural Gas) 55

8.3 Renewable Energy and Energy Efficiency Plan Consistency 55

9.0 References...........................................................................................................................58 The Magnet Project
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LIST OF APPENDICES
Appendix A:

CalEEMod Emission Output
Appendix B:

EMFAC2017 Output
Appendix C:

SCAQMD Screening Tables for Gasoline Dispensing Facilities

LIST OF EXHIBITS
Exhibit A ...........................................................................................................................................4 Location Map 4
Exhibit B ...........................................................................................................................................5 Site Plan 5

LIST OF TABLES
Table 1: Land Use Summary........................................................................................................................ 1 Table 2: Ambient Air Quality Standards ..................................................................................................... 7 Table 3: Meteorological Summary............................................................................................................ 26 Table 4: Local Area Air Quality Levels from the Banning Monitoring Stations ........................................ 27 Table 5: South Coast Air Basin Attainment Status.................................................................................... 29 Table 6: Description of Greenhouse Gases............................................................................................... 31 Table 7: Construction Equipment Assumptions ....................................................................................... 34 Table 8: Regional Significance - Construction Emissions (pounds/day) ................................................... 38 Table 9: Localized Significance – Construction......................................................................................... 39 Table 10: Regional Significance - Unmitigated Operational Emissions (lbs/day)..................................... 40 Table 11: Localized Significance – Unmitigated Operational Emissions................................................... 41 Table 12: Construction Greenhouse Gas Emissions ................................................................................. 45 Table 13: Opening Year Unmitigated Project-Related Greenhouse Gas Emissions................................. 45 Table 14: Applicable WRCOG Subregional CAP Local Reduction Measure Project Comparison ............. 47 Table 15: Project Consistency with CARB Scoping Plan Policies and Measures....................................... 48 Table 16: Project Construction Power Cost and Electricity Usage ........................................................... 50 The Magnet Project
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Table 17: Construction Equipment Fuel Consumption Estimates............................................................ 51 Table 18: Construction Worker Fuel Consumption Estimates ................................................................. 52 Table 19: Construction Vendor Fuel Consumption Estimates (MHD Trucks)........................................... 53 Table 20: Construction Hauling Fuel Consumption Estimates (HHD Trucks) ........................................... 53 Table 21: Estimated Vehicle Operations Fuel Consumption .................................................................... 54 Table 22: Project Unmitigated Annual Operational Energy Demand Summary ...................................... 55 The Magnet Project
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GLOSSARY OF TERMS
AQMP Air Quality Management Plan
CAAQS California Ambient Air Quality Standards
CARB California Air Resources Board
CEQA California Environmental Quality Act
CFCs Chlorofluorocarbons
CH4 Methane
CNG Compressed natural gas
CO Carbon monoxide
CO2 Carbon dioxide
CO2e Carbon dioxide equivalent
DPM Diesel particulate matter
GHG Greenhouse gas
HFCs Hydrofluorocarbons
LST Localized Significant Thresholds
MTCO2e Metric tons of carbon dioxide equivalent
MMTCO2e Million metric tons of carbon dioxide equivalent NAAQS National Ambient Air Quality Standards
NOx Nitrogen Oxides
NO2 Nitrogen dioxide
N2O Nitrous oxide
O3 Ozone
PFCs Perfluorocarbons
PM Particle matter
PM10 Particles that are less than 10 micrometers in diameter PM2.5 Particles that are less than 2.5 micrometers in diameter PMI Point of maximum impact
PPM Parts per million
PPB Parts per billion
RTIP Regional Transportation Improvement Plan
RTP Regional Transportation Plan
SCAB South Coast Air Basin
SCAQMD South Coast Air Quality Management District
SF6 Sulfur hexafluoride
SIP State Implementation Plan
SOx Sulfur Oxides
SRA Source/Receptor Area
TAC Toxic air contaminants
VOC Volatile organic compounds
WRCC Western Regional Climate Center
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City of San Jacinto, CA Introduction
1 1.0 Introduction

1.1 Purpose of Analysis and Study Objectives
This air quality, greenhouse gas (GHG), and energy analysis was prepared to evaluate whether the estimated criteria pollutants and GHG emissions generated from the project would cause a significant impact to the air resources in the project area. This assessment was conducted within the context of the California Environmental Quality Act (CEQA, California Public Resources Code Sections 21000, et seq.). The assessment is consistent with the methodology and emission factors endorsed by South Coast Air Quality Management District (SCAQMD), California Air Resource Board (CARB), and the United States Environmental Protection Agency (US EPA).

1.2 Project Summary

1.2.1 Site Location
The Project site is located at the southeast corner of West Ramona Expressway and North State Street in the City of San Jacinto, CA (APN: 434-080-025, 026) as shown in Exhibit A. The site has residential uses and vacant land adjacent to the south, Ramona Expressway to the north, State Street to the west, and Eagle Road to the east.

1.2.2 Project Description
The project proposes to develop a 14.50-acre lot with commercial and retail uses including restaurants, a car wash, a convenience store with fuel station, and retail stores. Exhibit B provides the project Site Plan.

Construction activities within the Project area will consist of site preparation, on-site grading, building, paving, and architectural coating. Table 1 summarizes the land use description for the Project Site.

Table 1: Land Use Summary
Land Use Unit Amount Size Metric
Convenience Market with Gas Pumps 8 Pumps
Strip Mall 93.195 Thousand Square Feet
Fast Food Restaurant with Drive Thru 12.541 Thousand Square Feet Automobile Care Center 3.590 Thousand Square Feet
Parking Lot2 11.6 Acres
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City of San Jacinto, CA Introduction
2 1.2.3 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 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) are the single-family residences located approximately 25 feet to the south.

1.3 Executive Summary of Findings and Mitigation Measures The following is a summary of the analysis results:

Construction-Source Emissions
Project construction-source emissions would not exceed applicable regional thresholds of significance established by the SCAQMD. For localized emissions, the project will not exceed applicable Localized Significance Thresholds (LSTs) established by the SCAQMD.

Project construction-source emissions would not conflict with the Basin Air Quality Management Plan (AQMP). As discussed herein, the project will comply with all applicable SCAQMD construction-source emission reduction rules and guidelines. Project construction source emissions would not cause or substantively contribute to violation of the California Ambient Air Quality Standards (CAAQS) or National Ambient Air Quality Standards (NAAQS).

Established requirements addressing construction equipment operations, and construction material use, storage, and disposal requirements act to minimize odor impacts that may result from construction activities. Moreover, construction-source odor emissions would be temporary, shortterm, and intermittent in nature and would not result in persistent impacts that would affect substantial numbers of people. Potential construction-source odor impacts are therefore considered less-than-significant.

Operational-Source Emissions
Project operational-sourced emissions would not exceed regional operational air quality thresholds.

Project operational-source emissions would not result in or cause a significant localized air quality impact as discussed in the Operations-Related Local Air Quality Impacts section of this report.

Additionally, project-related traffic will not cause or result in CO concentrations exceeding applicable state and/or federal standards (CO “hotspots). Project operational-source emissions would therefore not adversely affect sensitive receptors within the vicinity of the project.

Project operational-source emissions would not conflict with the Basin Air Quality Management Plan (AQMP). The project would not result in a significant cumulative impact. The project does not propose any such uses or activities that would result in potentially significant operational-source odor impacts.

Potential operational-source odor impacts are therefore considered less-than significant.

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City of San Jacinto, CA Introduction
3 Project-related GHG emissions meet the goals of the WRCOG Subregional Climate Action Plan (CAP) and are also considered to be less than significant. The project also complies with the goals of the CARB Scoping Plan, AB-32, and SB-32.

Mitigation Measures
A. Construction Measures
Adherence to SCAQMD Rule 403 is required.

No construction mitigation required.

B. Operational Measures to Reduce Greenhouse Gas Emissions No operational mitigation required.

Exhibit A
Location Map
4 Introduction
SITE
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City of San Jacinto, CA
Ramona Expy
Exhibit B
Site Plan
5 Introduction
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City of San Jacinto, CA
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City of San Jacinto, CA Regulatory Framework and Background 6 2.0 Regulatory Framework and Background

2.1 Air Quality Regulatory Setting
Air pollutants are regulated at the national, state, and air basin level; each agency has a different level of regulatory responsibility. The United States Environmental Protection Agency (EPA) regulates at the national level. The California Air Resources Board (ARB) regulates at the state level. The South Coast Air Quality Management District (SCAQMD) regulates at the air basin level.

2.1.1 National and State
The 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. • Ozone
• Nitrogen Dioxide
• Lead
• Particulate Matter (PM10 and PM2.5)
• Carbon Monoxide
• Particulate Matter
• 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 project the 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 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. See http://www.arb.ca.gov/research/aaqs/aaqs.htm for additional information on criteria pollutants and air quality standards.

The federal and state ambient air quality standards are summarized in Table 2 and can also be found at http://www.arb.ca.gov/research/aaqs/aaqs2.pdf.

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City of San Jacinto, CA Regulatory Framework and Background 7 Table 2: Ambient Air Quality Standards
Pollutant Averaging Time
California Standards1 National Standards2
Concentrations3 Method4 Primary3,5 Secondary3,6 Method7 Ozone (O3) 1-Hour 0.09 ppm Ultraviolet
Photometry
- - Same as Primary
Standard
Ultraviolet
8-Hour 0.070 ppm 0.070 ppm (147 μg/m Photometry 3)
Respirable
Particulate Matter
(PM10)8
24-Hour 50 μg/m3
Gravimetric or Beta
Attenuation
150 μ/m3
Same as Primary
Standard
Inertial Separation
and Gravimetric
Analysis Annual Arithmetic Mean 20 μg/m3
- -
Fine Particulate
Matter (PM2.5)8
24-Hour - - - - 35 μg/m3
Same as Primary
Standard Inertial Separation
and Gravimetric
Annual Arithmetic Mean 12 μg/m Analysis 3
Gravimetric or Beta
Attenuation 12 μg/m3 15 μg/m3
Carbon Monoxide
(CO)
1-Hour 20 ppm (23 μg/m3)
Non-Dispersive
Infrared Photometry
(NDIR)
35 ppm (40 μg/m3) - -
Non-Dispersive
Infrared
Photometry (NDIR)
8-Hour 9.0 ppm (10 μg/m3) 9 ppm (10 μg/m3) - -
8-Hour
(Lake Tahoe) 6 ppm (7 μg/m3
) - - - -
Nitrogen Dioxide
(NO2)
9 1-Hour 0.18 ppm (339 μg/m3)
Gas Phase
Chemiluminescence
100 ppb (188 μg/m3) - -
Gas Phase
Annual Arithmetic Mean 0.030 ppm (357 μg/m Chemiluminescence 3) 0.053 ppm (100 μg/m3) Same as Primary
Standard
Sulfur Dioxide (SO2)
10 1-Hour 0.25 ppm (655 μg/m3)
Ultraviolet
Fluorescence
75 ppb (196 μg/m3) - -
Ultraviolet
Fluorescence;
Spectrophotometry
(Pararosaniline
Method)
3-Hour - - - -

0.5 ppm
(1300 mg/m3)
24-Hour 0.04 ppm (105 μg/m3)

0.14 ppm
(for certain areas)10 - -
Annual Arithmetic Mean - -

0.130ppm
(for certain areas)10 - -
Lead11,12
30 Day Average 1.5 μg/m3
Atomic Absorption
- -
Calendar Qrtr - -

1.5 μg/m3
(for certain areas)12 Same as Primary
Standard
High Volume
Sampler and Atomic
Rolling 3-Month Average - - 0.15 μg/m3 Absorption
Visibility Reducing
Particles13 8-Hour See footnote 13
Beta Attenuation and
Transmittance
through Filter Tape No
National
Standards
Sulfates 24-Hour 25 μg/m3Ion Chromatography
Hydrogen Sulfide 1-Hour 0.03 ppm (42 μg/m3)
Ultraviolet
Fluorescence
Vinyl Chloride11 24-Hour 0.01 ppm (26 μg/m3) Gas Chromatography 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 μg/m3is 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.

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City of San Jacinto, CA Regulatory Framework and Background 8 8. On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 μg/m3to 12.0 μg/m3. The existing national 24-hour PM2.5 standards (primary and secondary) were retained at 35 μg/m3, as was the annual secondary standard of 15 μg/m3. The existing 24-hour PM10 standards (primary and secondary) of 150 μg/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 μg/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 in Table 2 are not addressed in this analysis. Analysis of lead is not included in this report 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 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.

2.1.2 South Coast Air Quality Management District
The agency for air pollution control for the South Coast Air Basin (basin) is 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.

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City of San Jacinto, CA Regulatory Framework and Background 9 On March 23, 2017 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 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 Air Quality Management Plan 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 U.S.

Environmental Protection Agency for its review. If approved by EPA, the plan becomes federally enforceable
South Coast AQMD adopted the 2022 AQMP on December 2, 2022, to address the attainment of the 2015 8-hour ozone standard (70 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. South Coast AQMD 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.

South Coast Air Quality Management District Rules
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:

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 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.

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 The Magnet Project
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City of San Jacinto, CA Regulatory Framework and Background 10 roadways, cessation of construction activity when winds exceed 25 mph, and establishing a permanent ground cover on finished sites.

Rule 403 requires that fugitive dust be controlled with best available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. In addition, Rule 403 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off site. Applicable suppression techniques are indicated below and include but are not limited to the following:
• Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas in active for 10 days or more). • Water active sites at least three times daily.
• Cover all trucks hauling dirt, san, soil, or other loose materials, or maintain at least 2 feet of freeboard in accordance with the requirements of California Vehicle Code (CVC) section 23114. • Pave construction access roads at least 100 feet onto the site from the main road. • Reduce traffic speeds on all unpaved roads to 15 mph or less. • Suspension of all grading activities when wind speeds (including instantaneous wind gusts) exceed 25 mph.
• Bumper strips or similar best management practices shall be provided where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip.
• Replanting disturbed areas as soon as practical.
• During all construction activities, construction contractors shall sweep on-site and off-iste streets if silt is carried to adjacent public thoroughfares, to reduce the amount of particulate matter on public streets.

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.

Idling Diesel Vehicle Trucks – Idling for more than 5 minutes in any one location is prohibited within California borders.

Rule 2702. The SCAQMD adopted Rule 2702 on February 6, 2009, which establishes a voluntary air quality investment program from which SCAQMD can collect funds from parties that desire certified 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. Priority will be given to projects that result in co-benefit emission reductions of GHG emissions and criteria or toxic air pollutants within environmental justice areas. Further, this voluntary program may compete with the cap-and-trade program identified for implementation in CARB’s Scoping Plan, or a Federal cap and trade program.

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City of San Jacinto, CA Regulatory Framework and Background 11 2.1.3 Local
Local jurisdictions, such as the County of Riverside and City of San Jacinto, have the authority and responsibility to reduce air pollution through their police power and decision-making authority.

Specifically, the County and City are responsible for the assessment and mitigation of air emissions resulting from its land use decisions. The County and City are also responsible for the implementation of transportation control measures as outlined in the 2022 AQMP. Examples of such measures include bus turnouts, energy-efficient streetlights, and synchronized traffic signals. In accordance with CEQA requirements and the CEQA review process, the County and City assess the air quality impacts of new development projects, requires mitigation of potentially significant air quality impacts by conditioning discretionary permits, and monitors and enforces implementation of such mitigation.

The County and City rely on the expertise of the SCAQMD and utilizes the SCAQMD CEQA Air Quality Handbook as the guidance document for the environmental review of plans and development proposals within its jurisdiction.

County of Riverside General Plan
The Air Quality Element of the County of Riverside General Plan summarizes air quality issues in the Basin, air quality-related plans and programs administered by federal, state, and special purpose agencies, and establishes goals and policies to improve air quality. These goals and policies in the Air Quality Element that relate to the proposed project include:

Multi-jurisdictional Cooperation:

AQ 1.1 Promote and participate with regional and local agencies, both public and private, to protect and improve air quality.

AQ 1.2 Support the Southern California Association of Government's (SCAG) Regional Growth Management Plan by developing intergovernmental agreements with appropriate governmental entities such as the Western Riverside Council of Governments (WRCOG), the Coachella Valley Association of Governments (CVAG), sanitation districts, water districts, and those subregional entities identified in the Regional Growth Management Plan.

AQ 1.3 Participate in the development and update of those regional air quality management plans required under federal and state law, and meet all standards established for clean air in these plans.

AQ 1.4 Coordinate with the SCAQMD and MDAQMD to ensure that all elements of air quality plans regarding reduction of air pollutant emissions are being enforced.

AQ 1.5 Establish and implement air quality, land use and circulation measures that improve not only the County's environment but the entire regions.

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City of San Jacinto, CA Regulatory Framework and Background 12 AQ 1.6 Establish a level playing field by working with local jurisdictions to simultaneously adopt policies similar to those in this Air Quality Element.

AQ 1.7 Support legislation which promotes cleaner industry, clean fuel vehicles and more efficient burning engines and fuels.

AQ 1.8 Support the introduction of federal, state or regional enabling legislation to permit the County to promote inventive air quality programs, which otherwise could not be implemented.

AQ 1.9 Encourage, publicly recognize and reward innovative approaches that improve air quality.

AQ 1.10 Work with regional and local agencies to evaluate the feasibility of implementing a system of charges (e.g., pollution charges, user fees, congestion pricing and toll roads) that requires individuals who undertake polluting activities to bear the economic cost of their actions where possible.

AQ 1.11 Involve environmental groups, the business community, special interests, and the general public in the formulation and implementation of programs that effectively reduce airborne pollutants.

Sensitive Receptors:

AQ 2.1 The County land use planning efforts shall assure that sensitive receptors are separated and protected from polluting point sources to the greatest extent possible.

AQ 2.2 Require site plan designs to protect people and land uses sensitive to air pollution through the use of barriers and/or distance from emissions sources when possible.

AQ 2.3 Encourage the use of pollution control measures such as landscaping, vegetation and other materials, which trap particulate matter or control pollution.

Stationary Pollution Sources:

AQ 4.1 Encourage the use of building materials/methods which reduce emissions.

AQ 4.2 Require the use of all feasible efficient heating equipment and other appliances, such as water heaters, swimming pool heaters, cooking equipment, refrigerators, furnaces and boiler units.

AQ 4.3 Require centrally heated facilities to utilize automated time clocks or occupant sensors to control heating where feasible.

AQ 4.5 Require stationary pollution sources to minimize the release of toxic pollutants through:

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City of San Jacinto, CA Regulatory Framework and Background 13 • Design features;
• Operating procedures;
• Preventive maintenance;
• Operator training; and
• Emergency response planning
AQ 4.6 Require stationary air pollution sources to comply with applicable air district rules and control measures.

AQ 4.7 To the greatest extent possible, require every project to mitigate any of its anticipated emissions which exceed allowable emissions as established by the SCAQMD, MDAQMD, SOCAB, the Environmental Protection Agency and the California Air Resources Board.

AQ 4.8 Expand, as appropriate, measures contained in the County's Fugitive Dust Reduction Program for the Coachella Valley to the entire County.

AQ 4.9 Require compliance with SCAQMD Rules 403 and 403.1, and support appropriate future measures to reduce fugitive dust emanating from construction sites.

AQ 4.10 Coordinate with the SCAQMD and MDAQMD to create a communications plan to alert those conducting grading operations in the County of first, second, and third stage smog alerts, and when wind speeds exceed 25 miles per hour. During these instances all grading operations should be suspended.

Energy Efficiency and Conservation:

AQ 5.1 Utilize source reduction, recycling and other appropriate measures to reduce the amount of solid waste disposed of in landfills.

AQ 5.4 Encourage the incorporation of energy-efficient design elements, including appropriate site orientation and the use of shade and windbreak trees to reduce fuel consumption for heating and cooling.

Particulate Matter:

AQ 15.1 Identify and monitor sources, enforce existing regulations, and promote stronger controls to reduce particulate matter.

Multi-jurisdictional Cooperation:

AQ 16.1 Cooperate with local, regional, state and federal jurisdictions to better control particulate matter.

Control Measures:

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City of San Jacinto, CA Regulatory Framework and Background 14 AQ 17.1 Reduce particulate matter from agriculture, construction, demolition, debris hauling, street cleaning, utility maintenance, railroad rights-of-way, and off-road vehicles to the extent possible.

AQ 17.3 Identify and create a control plan for areas within the County prone to wind erosion of soil.

AQ 17.4 Adopt incentives, regulations and/or procedures to manage paved and unpaved roads and parking lots so they produce the minimum practicable level of particulates.

AQ 17.5 Adopt incentives and/or procedures to limit dust from agricultural lands and operations, where applicable.

AQ 17.6 Reduce emissions from building materials and methods that generate excessive pollutants, through incentives and/or regulations.

City of San Jacinto General Plan
Goal: Resource Management Goal 6: Improve air quality.

Policy 6.1: Cooperate with the South Coast Air Quality Management District, Southern California Association of Governments, and the Western Riverside Council of Governments in their efforts to implement the regional Air Quality Management Plan.

Policy 6.2: Cooperate and participate in regional air quality management planning, programs, and enforcement measures.

Policy 6.3: Achieve a greater balance between jobs and housing in San Jacinto.

Policy 6.4: Promote the growth of clean industry as a method of managing and improving air quality.

Policy 6.5: Promote energy conservation and recycling by the public and private sectors.

Policy 6.6: Encourage alternative modes of transportation to reduce vehicular emissions and improve air quality.

Policy 6.7: Encourage pedestrian scale development and pedestrian friendly access to reduce vehicle emissions.

Policy 6.8: In appropriate areas, allow mixed use development that combines housing, employment, and retail activities on one site.

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City of San Jacinto, CA Regulatory Framework and Background 15 Policy 6.9: Concentrate higher density development at transportation nodes and areas served by a well- developed vehicular network.

Policy 6.10: Support sustainable development patterns and green building standards that reduce energy use.

2.2 Greenhouse Gas Regulatory Setting

2.2.1 International
Many countries around the globe have made an effort to reduce GHGs since climate change is a global issue.

Intergovernmental Panel on Climate Change. In 1988, the United Nations and the World Meteorological Organization established the Intergovernmental Panel on Climate Change to assess the scientific, technical and socio-economic information relevant to understanding the scientific basis of risk of human-induced climate change, its potential impacts, and options for adaptation and mitigation.

United Nations. The United States participates in the United Nations Framework Convention on Climate Change (UNFCCC) (signed on March 21, 1994). Under the Convention, governments gather and share information on greenhouse gas emissions, national policies, and best practices; launch national strategies for addressing greenhouse gas emissions and adapting to expected impacts, including the provision of financial and technological support to developing countries; and cooperate in preparing for adaptation to the impacts of climate change.

The 2014 UN Climate Change Conference in Lima Peru provided a unique opportunity to engage all countries to assess how developed countries are implementing actions to reduce emissions.

Kyoto Protocol. The Kyoto Protocol is a treaty made under the UNFCCC and was the first international agreement to regulate GHG emissions. It has been estimated that if the commitments outlined in the Kyoto Protocol are met, global GHG emissions could be reduced by an estimated 5 percent from 1990 levels during the first commitment period of 2008 – 2012 (UNFCCC 1997). On December 8, 2012, the Doha Amendment to the Kyoto Protocol was adopted. The amendment includes: New commitments for Annex I Parties to the Kyoto Protocol who agreed to take on commitments in a second commitment period from 2013 – 2020; a revised list of greenhouse gases (GHG) to be reported on by Parties in the second commitment period; and Amendments to several articles of the Kyoto Protocol which specifically referenced issues pertaining to the first commitment period and which needed to be updated for the second commitment period.

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City of San Jacinto, CA Regulatory Framework and Background 16 2.2.2 National
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 onroad 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 mediumduty 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 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.

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City of San Jacinto, CA Regulatory Framework and Background 17 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. The following link provides more information on the EPA Plan: https://www.epa.gov/arc-x/planning-climate-change-adaptation

2.2.3 California
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.

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. 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 following links provide more information on Title 24, Part 11:
https://www.dgs.ca.gov/BSC/Codes
https://www.energy.ca.gov/programs-and-topics/programs/building-energy-efficiency-standards/2022- building-energy-efficiency
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 Department of Housing and Community Development (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, 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 pollutant-emitting 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 The Magnet Project
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City of San Jacinto, CA Regulatory Framework and Background 18 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 on-site 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. Enforcement is generally through the local building official. The following link provides more on CalGreen Building Standards:
http://www.bsc.ca.gov/Home/CALGreen.aspx
Executive Order S-3-05. California Governor issued Executive Order S-3-05, GHG Emission, in June 2005, which established the following targets:
• By 2010, California shall reduce greenhouse gas emissions to 2000 levels; • By 2020, California shall reduce greenhouse gas emissions to 1990 levels. • 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.

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City of San Jacinto, CA Regulatory Framework and Background 19 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 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 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 state 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:
• 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. • 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.

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City of San Jacinto, CA Regulatory Framework and Background 20 • 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. • New amendments include guidelines for determining methods to mitigate the effects of greenhouse gas emissions in Appendix F of the CEQA Guidelines. • 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.”
• 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.
• Environmental impact reports (EIRs) must specifically consider a project's energy use and energy efficiency potential.

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 (MMTCO2e) on December 6, 2007 (California Air Resources Board 2007).

Therefore, emissions generated in California in 2020 are required to be equal to or less than 427 MMTCO2e. Emissions in 2020 in a “business as usual” scenario are estimated to be 596 MMTCO2e.

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 MMTCO2e 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 (California Air Resources Board 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 The Magnet Project
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City of San Jacinto, CA Regulatory Framework and Background 21 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:
• Expanding and strengthening existing energy efficiency programs as well as building and appliance standards;
• Achieving a statewide renewables energy mix of 33 percent; • Developing a California cap-and-trade program that links with other Western Climate Initiative partner programs to create a regional market system;
• Establishing targets for transportation-related greenhouse gas emissions for regions throughout California and pursuing policies and incentives to achieve those targets; • 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
• 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.

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 cap-and-trade emissions caps and requirements are provided as a margin of safety by accounting for additional greenhouse gas emission reductions.4 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% 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.

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City of San Jacinto, CA Regulatory Framework and Background 22 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, 2012, SCAG adopted the 2012-2035 Regional Transportation Plan / Sustainable Communities Strategy (RTP/SCS), which meets the CARB emission reduction requirements. The Housing Element Update is required by the State to be completed within 18 months after RTP/SCS adoption or by October 2013.

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.

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.

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City of San Jacinto, CA Regulatory Framework and Background 23 Executive Order B-29-15. Executive Order B-29-15, mandates a statewide 25% 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% reduction called for in EO B-29-15.

2.2.4 South Coast Air Quality Management District
The Project is within the South Coast Air Basin, which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD Regulation XXVII currently includes three rules:
• The purpose of Rule 2700 is to define terms and post global warming potentials. • 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.
• 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 (South Coast Air Quality Management District 2010c). 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:
• Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA.
• 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.

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City of San Jacinto, CA Regulatory Framework and Background 24 • 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:
- All land use types: 3,000 MTCO2e per year
- 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 • Tier 4 has the following options:
- Option 1: Reduce emissions from business as usual by a certain percentage; this percentage is currently undefined
- Option 2: Early implementation of applicable AB 32 Scoping Plan measures - 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; - Option 3, 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans • Tier 5 involves mitigation offsets to achieve target significance threshold.

2.2.5 Local
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 (Assembly Bill [AB] 32). The CAP consists of an emissions reduction target of 15% below 2010 levels by 2020, and 49% below 2010 levels by 2035. As indicated in the CAP the emission reduction target of 15% 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.

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City of San Jacinto, CA Setting
25 3.0 Setting

3.1 Existing Physical Setting
The project site is located in the City of San Jacinto, which is part of the South Coast Air Basin (SCAB) that includes all of Orange County as well as the non-desert portions of Los Angeles, Riverside, and San Bernardino Counties. The South Coast Air Basin is located on a coastal plain with connecting broad valleys and low hills to the east. Regionally, the South Coast Air Basin is bounded by the Pacific Ocean to the southwest and high mountains to the east forming the inland perimeter.

3.1.1 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 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.

Summers are often periods of hazy visibility and occasionally unhealthful air. Strong temperature inversions may occur that limit the vertical depth through which air pollution can be dispersed. Air pollutants concentrate because they cannot rise through the inversion layer and disperse. These inversions are more common and persistent during the summer months. Over time, sunlight produces photochemical reactions within this inversion layer that creates ozone, a particularly harmful air The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Setting
26 pollutant. Occasionally, strong thermal convections occur which allows the air pollutants to rise high enough to pass over the mountains and ultimately dilute the smog cloudtrap pollutants such as automobile exhaust near their source. While these inversions may lead to air pollution “hot spots” in heavily developed coastal areas of the basin, there is not enough traffic in inland valleys to cause any winter air pollution problems. Despite light wind conditions, especially at night and in the early morning, winter is generally a period of good air quality in the project vicinity.

In the winter, light nocturnal winds result mainly from the drainage of cool air off of the mountains toward the valley floor while the air aloft over the valley remains warm. This forms a type of inversion known as a radiation inversion. Such winds are characterized by stagnation and poor local mixing and trap pollutants such as automobile exhaust near their source. While these inversions may lead to air pollution “hot spots” in heavily developed coastal areas of the basin, there is not enough traffic to cause any winter air pollution problems. Despite light wind conditions, especially at night and in the early morning, winter is generally a period of good air quality in the project vicinity.

The temperature and precipitation levels for the City of San Jacinto are in Table 3. Table 3 shows that August is typically the warmest month and December is typically the coolest month. Rainfall in the project area varies considerably in both time and space. Almost all the annual rainfall comes from the fringes of mid-latitude storms from late November to early April, with summers being almost completely dry.

Table 3: Meteorological Summary
Month
Temperature (˚F) Average Precipitation
Average High Average Low (inches)
January 67.0 37.9 2.6
February 67.6 39.6 2.6
March 70.6 42.4 1.9
April 77.2 45.8 0.8
May 83.2 51.0 0.4
June 90.9 55.2 0.1
July 97.1 60.6 0.2
August 98.4 61.5 0.2
September 93.3 57.8 0.3
October 84.0 50.2 0.6
November 73.9 41.6 0.9
December 67.2 36.1 1.6
Annual Average 80.9 48.3 12.2
Notes:
1 Source: https://wrcc.dri.edu/cgi-bin/cliMAIN.pl?ca7813

3.1.2 Local Air Quality
The SCAQMD is divided into 38 air-monitoring areas with a designated ambient air monitoring station representative of each area. The project site is located in the City of San Jacinto in the Hemet/San Jacinto Valley Source Receptor Area (Area 28). The nearest air monitoring station to the project site is The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Setting
27 the Banning Airport Station. The Banning Airport Station is located approximately 13 miles northeast of the project site, at 200 S 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 (Area 28) for both sulfur dioxide and carbon monoxide to provide the existing levels. Table 4 presents the monitored pollutant levels within the vicinity. However, it should be noted that due to the air monitoring station distance from the project site, recorded air pollution levels at the air monitoring station reflect with varying degrees of accuracy, local air quality conditions at the project site.

Table 4: Local Area Air Quality Levels from the Banning Monitoring Stations Year
Pollutant (Standard)2 2020 2021 2022
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) Yes Yes Yes
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

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
2 CAAQS = California Ambient Air Quality Standard; NAAQS = National Ambient Air Quality Standard; ppm = parts per million 3 No data available.

The Magnet Project
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City of San Jacinto, CA Setting
28 The monitoring data presented in Table 4 shows that ozone and particulate matter (PM10) are the air pollutants of primary concern in the project area, which are detailed below.

Ozone
During the 2020 to 2022 monitoring period, the State 1-hour concentration standard for ozone has been exceeded between 29 and 41 days each year at the Banning Airport Station. The State 8-hour ozone standard has been exceeded between 59 and 82 days each year over the past three years at the Banning Airport Station. The Federal 8-hour ozone standard has been exceeded between 56 and 80 days each year over the past three years at the Banning Airport Station.

Ozone is a secondary pollutant as it is not directly emitted. Ozone is the result of chemical reactions between other pollutants, most importantly hydrocarbons and NO2, which occur only in the presence of bright sunlight. Pollutants emitted from upwind cities react during transport downwind to produce the oxidant concentrations experienced in the area. Many areas of the SCAQMD contribute to the ozone levels experienced at the monitoring station, with the more significant areas being those directly upwind.

Carbon Monoxide
CO is another important pollutant that is due mainly to motor vehicles. The Hemet/San Jacinto Area did not record an exceedance of the state or federal 1-hour or 8-hour CO standards for the last three years.

Nitrogen Dioxide
The Banning Airport Station did not record an exceedance of the State or Federal NO2 standards for the last three years.

Sulfur Dioxide
The Hemet/San Jacinto Area did not record an exceedance of the State SO2 standards for the last three years.

Particulate Matter
During the 2020 to 2022 monitoring period, the Banning Airport Station did not record an exceedance of the Federal 24-hour concentration standards for PM10, while State 24-hour concentration standards for PM10 were exceeded each year.

During the 2020 to 2022 monitoring period, there was insufficient data for the Federal 24-hour standard for PM2.5 at the Banning Airport Station.

According to the EPA, some people are much more sensitive than others to breathing fine particles (PM10 and PM2.5). People with influenza, chronic respiratory and cardiovascular diseases, and the elderly may suffer worsening illness and premature death due to breathing these fine particles. People with bronchitis can expect aggravated symptoms from breathing in fine particles. Children may experience decline in lung function due to breathing in PM10 and PM2.5. Other groups considered The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Setting
29 sensitive are smokers and people who cannot breathe well through their noses. Exercising athletes are also considered sensitive, because many breathe through their mouths during exercise.

3.1.3 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 lists the attainment status for the criteria pollutants in the basin.

Table 5: South Coast Air Basin Attainment Status
Pollutant Averaging Time National Standards1 Attainment Date2 California Standards3 1979
1-Hour Ozone4
1-Hour
(0.12 ppm)
Nonattainment
(Extreme)
11/15/2010
(Not attained4)
Extreme
Nonattainment
1997
8-Hour Ozone5
8-Hour
(0.08 ppm)
Nonattainment
(Extreme) 6/15/2024
Nonattainment 2008
8-Hour Ozone
8-Hour
(0.075 ppm)
Nonattainment
(Extreme) 12/31/2032
2015
8-Hour Ozone
8-Hour
(0.070 ppm) Designations Pending ~2037
CO 1-Hour (35 ppm)
8-Hour (9 ppm)
Attainment
(Maintenance)
6/11/2007
(Attained) Maintenance
NO2
6 1-Hour (100 ppb)
Annual (0.053 ppm)
Attainment
(Maintenance)
9/22/1998
(Attained) Attainment
SO2
7 1-Hour (75 ppb) Designations Pending Pending
24-Hour (0.14 ppm) Attainment
Annual (0.03 ppm)
Unclassifiable/
Attainment
3/19/1979
(Attained)
PM10 24-Hour
(150 µg/m3)
Nonattainment
(Serious)8
12/31/2006
(Redesignation request
submitted)8
Nonattainment
PM2.5 24-Hour (35 µg/m3) Nonattainment
12/31/2006
(Redesignation request
submitted)8
Unclassified
Lead 3-Months Rolling
(0.15 µg/m3)
Nonattainment
(Partial)9
12/31/2015 Nonattainment
(Partial)9
Notes:
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. Area designations expected in 2012, with SSAB designated Unclassifiable/Attainment. 8 Annual PM10 standard was revoked, effective December 18, 2006; redesignation request to Attainment of the 24-hour PM10 standard is pending with U.S. EPA 9 Partial Nonattainment designation - Los Angeles County portion of Basin only.

The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Setting
30 3.2 Greenhouse Gases
Constituent gases of the Earth’s atmosphere, called atmospheric greenhouse gases (GHG), 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 nitrous oxide (NO2) 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 6 provides a description of each of the greenhouse gases and their global warming potential.

Additional information is available: https://www.arb.ca.gov/cc/inventory/data/data.htm <Table 6 on next page>
The Magnet Project
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City of San Jacinto, CA Setting
31 Table 6: Description of Greenhouse Gases
Greenhouse Gas Description and Physical Properties Sources Nitrous oxide
Nitrous oxide (N20),also known as laughing gas is a
colorless gas. It has a lifetime of 114 years. Its global warming potential is 298.

Microbial processes in soil and water,
fuel combustion, and industrial
processes. In addition to agricultural
sources, some industrial processes
(nylon production, nitric acid
production) also emit N20.

Methane
Methane (CH4) is a flammable gas and is the main
component of natural gas. It has a lifetime of 12 years.

Its global warming potential is 25.

A natural source of CH4 is from the
decay of organic matter. Methane is
extracted from geological deposits
(natural gas fields). Other sources are
from the decay of organic material in
landfills, fermentation of manure, and
cattle farming.

Carbon dioxide
Carbon dioxide (CO2) is an odorless, colorless, natural greenhouse gas. Carbon dioxide’s global warming
potential is 1. The concentration in 2005 was 379 parts per million (ppm), which is an increase of about 1.4
ppm per year since 1960.

Natural sources include decomposition
of dead organic matter; respiration of
bacteria, plants, animals, and fungus;
evaporation from oceans; and volcanic
outgassing. Anthropogenic sources are
from burning coal, oil, natural gas, and
wood.

Chlorofluorocarbons
CFCs are nontoxic, nonflammable, insoluble, and
chemically unreactive in the troposphere (the level of
air at the earth’s surface). They are gases formed
synthetically by replacing all hydrogen atoms in
methane or methane with chlorine and/or fluorine
atoms. Global warming potentials range from 3,800 to
8,100.

Chlorofluorocarbons were synthesized
in 1928 for use as refrigerants, aerosol
propellants, and cleaning solvents. They
destroy stratospheric ozone, therefore
their production was stopped as
required by the Montreal Protocol.

Hydrofluorocarbons
Hydrofluorocarbons (HFCs) are a group of greenhouse
gases containing carbon, chlorine, and at least one
hydrogen atom. Global warming potentials range from
140 to 11,700.

Hydrofluorocarbons are synthetic
manmade chemicals used as a
substitute for chlorofluorocarbons in
applications such as automobile air
conditioners and refrigerants.

Perfluorocarbons
Perfluorocarbons (PFCs) have stable molecular
structures and only break down by ultraviolet rays
about 60 kilometers above the Earth's surface. They
have a lifetime 10,000 to 50,000 years. They have a
global warming potential range of 6,200 to 9,500.

Two main sources of perfluorocarbons
are primary aluminum production and
semiconductor manufacturing.

Sulfur
hexafluoride
Sulfur hexafluoride (SF6) is an inorganic, odorless,
colorless, and nontoxic, nonflammable gas. It has a
lifetime of 3,200 years. It has a high global warming
potential, 23,900.

This gas is manmade and used for
insulation in electric power transmission
equipment, in the magnesium industry,
in semiconductor manufacturing, and as
a tracer gas for leak detection.

Notes:

1. Sources: Intergovernmental Panel on Climate Change 2014a and Intergovernmental Panel on Climate Change 2014b. https://www.ipcc.ch/publications_and_data/ar4/wg1/en/ch2s2-10-2.html The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Modeling Parameters and Assumptions 32 4.0 Modeling Parameters and Assumptions

4.1 Construction
Typical emission rates from construction activities were obtained from CalEEMod Version 2022.1.1.20 CalEEMod is a computer model published by the SCAQMD for estimating air pollutant emissions. The CalEEMod program uses the EMFAC2014 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. EMFAC2014 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.

The analysis assesses the emissions associated with the construction of the proposed project as indicated in Table 1. The project was modeled to be operational in 2024 and begin construction in early 2024. The phases of the construction activities which have been analyzed below are: 1) site preparation, 2) grading, 3) building, 4) paving, and 5) architectural coating. For details on construction modeling and construction equipment for each phase, please see Appendix A.

The project will be required to comply with existing SCAQMD rules for the reduction of fugitive dust emissions. SCAQMD Rule 403 establishes these procedures. Compliance with this rule is achieved through application of standard best management practices in construction and operation activities, such as application of water or chemical stabilizers to disturbed soils, managing haul road dust by application of water, covering haul vehicles, restricting vehicle speeds on unpaved roads to 15 mph, sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph and establishing a permanent, stabilizing ground cover on finished sites. In addition, projects that disturb 50 acres or more of soil or move 5,000 cubic yards of materials per day are required to submit a Fugitive Dust Control Plan or a Large Operation Notification Form to SCAQMD.

Based on the size of the Project area (disturbance area of approximately 14.5 acres) and the fact that the project won’t export more than 5,000 cubic yards of material a day a Fugitive Dust Control Plan or Large Operation Notification would not be required.

4.2 Operations
Operational or long-term emissions occur over the life of the Project. Both mobile and area sources generate operational emissions. Area source emissions arise from consumer product usage, heaters that consume natural gas, gasoline-powered landscape equipment, and architectural coatings The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Modeling Parameters and Assumptions 33 (painting). Mobile source emissions from motor vehicles are the largest single long-term source of air pollutants from the operation of the Project. Small amounts of emissions would also occur from area sources such as the consumption of natural gas for heating, hearths, from landscaping emissions, and consumer product usage. The operational emissions were estimated using the latest version of CalEEMod.

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 11,772 trips per day.

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. Please see CalEEMod output comments sections in Appendix A for details.

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.

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
2022.1.1.20 CalEEMod defaults were utilized.

4.3 Localized Construction Analysis
The SCAQMD has published a “Fact Sheet for Applying CalEEMod to Localized Significance Thresholds” (South Coast Air Quality Management District 2011b). 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 Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Modeling Parameters and Assumptions 34 The construction equipment showing the equipment associated with the maximum area of disturbance is shown in Table 7.

Table 7: Construction Equipment Assumptions1
Activity Equipment Number Acres/8hr-day Total Acres
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:

1. Source: South Coast AQMD, Fact Sheet for Applying CalEEMod to Localized Significance Thresholds. http://www.aqmd.gov/docs/defaultsource/ceqa/handbook/localized-significance-thresholds/caleemod-guidance.pdf?sfvrsn=2 As shown in Table 7, the maximum number of acres disturbed in a day would be 4.0 acres during grading.

The local air quality emissions from construction were analyzed using the SCAQMD’s Mass Rate Localized Significant Threshold Look-up Tables and the methodology described in 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 (SRA 28) and a disturbance of 4 acres per day at a distance of 25 meters (82 feet). The closest receptors are located 7 meters to the south of the site. The 4-acre threshold is interpolated from the 2- and 5-acre thresholds.

4.4 Localized Operational Analysis
For operational emissions, the screening tables for a disturbance area of 5 acres per day, as the project

14.5 acres, and a distance of 25 meters were used to determine significance. The tables were compared to the project’s onsite operational emissions.

The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Thresholds of Significance
35 5.0 Thresholds of Significance

5.1 Air Quality Thresholds of Significance

5.1.1 CEQA Guidelines for Air Quality
The CEQA Guidelines define a significant effect on the environment as “a substantial, or potentially substantial, adverse change in the environment.” To determine if a project would have a significant impact on air quality, the type, level, and impact of emissions generated by the project must be evaluated.

The following air quality significance thresholds are contained in Appendix G of the CEQA Guidelines. A significant impact would occur if the project would:
a) Conflict with or obstruct implementation of the applicable air quality plan; b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable national or state ambient air quality standard; c) Expose sensitive receptors to substantial pollutant concentrations; or d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

While the final determination of whether a project is significant is within the purview of the Lead Agency pursuant to Section 15064(b) of the CEQA Guidelines, SCAQMD recommends that its quantitative air pollution thresholds be used to determine the significance of project emissions. If the Lead Agency finds that the project has the potential to exceed these air pollution thresholds, the project should be considered to have significant air quality impacts. There are daily emission thresholds for construction and operation of a proposed project in the basin.

5.1.2 Regional Significance Thresholds for Construction Emissions The following CEQA significance thresholds for construction emissions are established for the Basin:
• 75 pounds per day (lbs/day) of VOC
• 100 lbs/day of NOx
• 550 lbs/day of CO
• 150 lbs/day of PM10
• 55 lbs/day of PM2.5
• 150 lbs/day of SO2
Projects in the basin with construction-related emissions that exceed any of the emission thresholds are considered to be significant under SCAQMD guidelines.

The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Thresholds of Significance
36 5.1.3 Regional Significance Thresholds for Operational Emissions The daily operational emissions significance thresholds for the basin are as follows:
• 55 pounds per day (lbs/day) of VOC
• 55 lbs/day of NOx
• 550 lbs/day of CO
• 150 lbs/day of PM10
• 55 lbs/day of PM2.5
• 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 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 ppm or more or 8-hour CO concentrations by 0.45 ppm or more. The following are applicable local emission concentration standards for CO:
• California State 1-hour CO standard of 20.0 ppm
• California State 8-hour CO standard of 9.0 ppm

5.1.4 Thresholds for Localized Significance
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 projectrelated 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 Localized Significant Threshold 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 (SRA 28) 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.

5.2 Greenhouse Gas Thresholds of Significance

5.2.1 CEQA Guidelines for Greenhouse Gas
CEQA Guidelines define a significant effect on the environment as “a substantial, or potentially substantial, adverse change in the environment.” 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 Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Thresholds of Significance
37 The following greenhouse gas significance thresholds are contained in Appendix G of the CEQA Guidelines, which were amendments adopted into the Guidelines on March 18, 2010, pursuant to SB 97. 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.

However, despite this, currently neither the CEQA statutes, 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. As previously discussed (Section 2.2.5 of this report), the City of San Jacinto participates in the WRCOG Subregional CAP. The project was compared to the goals of the WRCOG CAP for this analysis.

The Magnet Project
Air Quality, Greenhouse Gas, and Energy Impact Study
City of San Jacinto, CA Air Quality Emissions Impact
38 6.0 Air Quality Emissions Impact

6.1 Construction Air Quality Emissions Impact
The latest version of CalEEMod was used to estimate the onsite and offsite construction emissions. The emissions incorporate Rule 402 and 403. Rule 402 and 403 (fugitive dust) are not considered mitigation measures as the project by default is required to incorporate these rules during construction.

6.1.1 Regional Construction Emissions
The construction emissions for the project would not exceed the SCAQMD’s daily emission thresholds at the regional level as demonstrated in Table 8, and therefore would be considered less than significant.

Table 8: Regional Significance - Construction Emissions (pounds/day) Pollutant Emissions (pounds/day)
Activity VOC NOx CO SO2 PM10 PM2.5
Site Preparation
On-Site2 3.65 36.00 32.90 0.05 6.71 4.10
Off-Site3 0.09 0.08 1.46 0.00 0.23 0.05
Total 3.74 36.08 34.36 0.05 6.94 4.15
Grading
On-Site2 3.52 34.30 30.20 0.06 3.85 2.28
Off-Site3 0.12 1.80 2.08 0.01 0.68 0.20
Total 3.64 36.10 32.28 0.07 4.53 2.48
Building Construction
On-Site2 1.20 11.20 13.10 0.02 0.50 0.46
Off-Site3 0.20 0.90 2.52 0.00 0.23 0.16
Total 1.40 12.10 15.62 0.02 0.73 0.62
Paving
On-Site2 4.63 7.81 10.00 0.01 0.39 0.36
Off-Site3 0.07 0.27 1.01 0.00 0.25 0.06
Total 4.70 8.08 11.01 0.01 0.64 0.42
Architectural Coating
On-Site2 66.94 0.91 1.15 0.00 0.03 0.03
Off-Site3 0.04 0.04 0.48 0.00 0.10 0.02
Total 66.98 0.95 1.63 0.00 0.13 0.05
Total of overlapping phases4 73.08 21.13 28.26 0.03 1.50 1.09 SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Thresholds No No No No No No
Notes:
1 Source: CalEEMod Version 2022.1.1.20
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.

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39 6.1.2 Localized Construction Emissions
The data provided in Table 9 shows that none of the analyzed criteria pollutants 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.

Table 9: Localized Significance – Construction
Phase
On-Site Pollutant Emissions (pounds/day)1
NOx CO PM10 PM2.5
Site Preparation 36.00 32.90 6.71 4.10
Grading 34.30 30.20 3.85 2.28
Building Construction 11.20 13.10 0.50 0.46
Paving 7.81 10.00 0.39 0.36
Architectural Coating 0.91 1.15 0.03 0.03
Total of overlapping phases 19.92 24.25 0.92 0.85
SCAQMD Threshold for 25 meters (82 feet) or less2 325 1,677 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 one acre in Hemet/San Jacinto Valley Source Receptor Area (SRA 28).

Project will disturb a maximum of 4.0 acres per day (see Table 7). 2 The nearest sensitive receptor is located 7 meters south; therefore, the 25-meter threshold has been used.

6.1.3 Odors
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 of short-term in nature and the odor emissions are expected 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 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.

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 the on-going operations of the proposed project would include odor emissions from the fueling station, trash storage areas, and vehicle emissions. Due to the distance of the nearest receptors from the 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.

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40 6.1.4 Construction-Related Toxic Air Contaminant Impact 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 health risk assessment (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 noncancer 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.

Given the relatively limited number of heavy-duty construction equipment and construction schedule, the proposed project would not result in a long-term substantial source of toxic air containment emissions and corresponding individual cancer risk. Furthermore, construction-based particulate matter (PM) emissions (including diesel exhaust emissions) do not exceed any local or regional thresholds. Therefore, no significant short-term toxic air contaminant impacts would occur during construction of the proposed project.

6.2 Operational Air Quality Emissions Impact

6.2.1 Regional Operational Emissions
The operations-related criteria air quality impacts created by the proposed project have been analyzed through the use of CalEEMod model. The operating emissions were based on year 2024. The summer and winter emissions created by the proposed project’s long-term operations were calculated and the highest emissions from either summer or winter are summarized in Table 10.

Table 10: Regional Significance - Unmitigated Operational Emissions (lbs/day) Activity
Pollutant Emissions (pounds/day)1
VOC NOx CO SO2 PM10 PM2.5
Area Sources2 3.64 0.04 4.98 0.00 0.01 0.01
Energy Usage3 0.03 0.60 0.50 0.00 0.05 0.05
Mobile Sources4 49.70 47.30 400.00 0.95 81.60 21.20
Total Emissions 53.37 47.94 405.48 0.95 81.66 21.26
SCAQMD Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Notes:
1 Source: CalEEMod Version 2022.1.1.20
2 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 3 Energy usage consists of emissions from on-site natural gas usage. 4 Mobile sources consist of emissions from vehicles and road dust.

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41 Table 10 provides the Project's unmitigated operational emissions. Table 10 shows that the Project does not exceed the SCAQMD daily emission threshold and regional operational emissions are considered to be less than significant.

6.2.2 Localized Operational Emissions
Table 11 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 11 include all on-site project-related stationary sources and 10% 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.

Table 11: Localized Significance – Unmitigated Operational Emissions On-Site Emission Source
On-Site Pollutant Emissions (pounds/day)1
NOx CO PM10 PM2.5
Area Sources2 0.04 4.98 0.01 0.01
Energy Usage3 0.60 0.50 0.05 0.05
On-Site Vehicle Emissions4 1.58 13.33 2.72 0.71
Total Emissions 2.22 18.81 2.78 0.77
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 14.5 acres.
2 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 3 Energy usage consists of emissions from generation of electricity and on-site natural gas usage. 4 On-site vehicular emissions based on 1/10 of the gross vehicular emissions and road dust. 5 The nearest sensitive receptor is located 7 meters south; therefore, the 25-meter threshold has been used.

Table 11 indicates that the local operational emission would not exceed the LST thresholds at the nearest sensitive receptors, located adjacent to the project. Therefore, the project will not result in significant Localized Operational emissions.

6.3 CO Hot Spot 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 in above in Section 5.0.

To determine if the proposed project could cause emission levels in excess of the CO standards discussed above in Section 5.0, 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.

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42 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 showed that the project would generate 11,772 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.

6.4 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 does not exceed any of the thresholds of significance and therefore is considered less than significant.

6.5 Air Quality Compliance
The California Environmental Quality Act (CEQA) requires a discussion of any inconsistencies between a proposed project and applicable General Plans and Regional Plans (CEQA Guidelines Section 15125).

The regional plan that applies to the proposed project includes the SCAQMD Air Quality Management Plan (AQMP). Therefore, this section discusses any potential inconsistencies of the proposed project with the AQMP.

The purpose of this discussion is to set forth the issues regarding consistency with the assumptions and objectives of the AQMP and discuss whether the proposed project would interfere with the region’s ability to comply with Federal and State air quality standards. If the decision-makers determine that The Magnet Project
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43 the proposed project is inconsistent, the lead agency may consider project modifications or inclusion of mitigation to eliminate the inconsistency.

San Jacinto City CouncilJuly 21, 2026

San Jacinto City Council
July 21, 2026