Agenda packet — Yucca Valley City Council, June 2, 2026 (part 7 of 20)

January 19, 2024 Yucca Valley, CA - Store #1915 5
Confi dential Design Presentation Only - Not For Construction Proposed Site Signage - Not to Scale
Site Signage Guidelines:

Freestanding Signs:
• Signage SF not available from Walmart sigange shop. Signage survey will be required to verify existing signage sizes.

• Monument Signs or Freestanding Signs located at a right angle to the R.O.W.: Each face shall be allowed 75% of the area otherwise permitted for the Main Sign. • Gasoline service stations shall be limited to one (1) double-face dsign of an area not to exceed thirty-six (36) square feet on each side face. A freestanding sign, if approved, shall not exceed eight (8) feet in height. • (3) Existing Monument signs. (2) Existing Monument signs will remain as-is with no changes. (1) Existing Monument signs will have 3 electronic fuel price readers added.
• 29 Palms Highway Small Monument Sign
Existing Brand Signage Area: TBD
Proposed Signage Area: TBD (no change)
• Avalon Avenue Small Monument Sign
Existing Brand Signage Area: TBD
Proposed Signage Area: TBD (no change)
• 29 Palms Highway Small Monument Sign
Existing Brand Signage Area: TBD
Proposed Signage Area: TBD
• (1) New 6’-0” h x 8’-2”w State Mandated Monument sign will Fuel Station/Canopy Signage Guidelines:

Wall Signs:
• 1 Main Sign per frontage. Within 100’ of R.O.W.: 1 SF per lineal foot of frontage not to exceed 50 square feet. In addition, a single ten (10) square foot sign, fixed fl at on the surface of the building, shall be allowed. The height of this sign shall not exceed twenty (20) feet.

Convencience Store Signage:

Allowable Signage Area: 50 SF
Proposed Signage Area: 35.3 SF
Canopy Signage:

Allowable Signage Area:

Front: 50 SF
Sides: 50 SF
Proposed Signage Area:

Front: 18.63 SF
Sides: 18.63 SF
Walmart to design, permit, and construct site
signs and lighting

PROPOSED STATE MANDATED SIGN

EXISTING PYLON

PROPOSED PYLON
EXISTING MONUMENT SIGN TO REWalmart Canopy ID Sign

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January 19, 2024 Yucca Valley, CA - Store #1915 6
Confi dential Design Presentation Only - Not For Construction Disclosures
Disclosures
1915 Yucca Valley CA
58501 29 Palms Hwy, Yucca Valley, CA 92284
Disclosures:

Jurisdiction: Town of Yucca Valley CA https://www.yucca-valley.org/ • May have additional seismic requirements.
• ECR/Conditions of Approval information are only available through a public records request.

Zoning
Site is zoned CG – General Commercial https://codelibrary.amlegal.com/codes/yuccavalleyca/latest/overview Disclosures:

Design standards to be verifi ed by City of Yucca Valley Planning Department.

Site
The minimum structure setback from street property lines shall be forty feet (40’), unless otherwise approved by the commission for a reverse designed fueling service station (where rear of structure is placed adjacent to the street property line(s)).
• The minimum structure setback from other property lines shall be ten feet (10’). • The minimum standard width of driveways at the sidewalk shall be thirty feet (30’). • The centerline of driveways shall be perpendicular to the curb line. • The minimum distance from any driveway to any interior property line shall be fi ve feet (5’), and the minimum radius of the curb return for the driveway shall be twenty feet (20’) from full height curb on the street. • The minimum distance between curb cuts shall be thirty feet (30’).

Parking
Parking shall comply with the design, parking ratio, and size requirements specifi ed in chapter 9.33, “Parking And Loading Regulations”, of this title, but accessory uses associated with the fueling service station shall be parked as follows:
• Accessory uses (e.g., car wash and/or minimarket, fast food restaurant) may be allowed subject to meeting off street parking standards for each accessory use. • The total number of off street parking spaces shall be the sum total required for the various uses computed separately.

Fuel Pumps
All pump or fuel dispensing islands shall be set back a minimum of fi fteen feet (15’) from the closest property line. The maximum number of pumps or individual fuel dispensing appliances shall be as follows:
• Site size of twelve thousand (12,000) square feet or less shall be limited to eight (8) pumps or individual fuel dispensing appliances. • Two (2) pumps or individual fuel dispensing appliances may be added for each additional two thousand (2,000) square feet of site area.

Walls
A solid decorative masonry wall of minimum six feet (6’) high, and fi ve foot (5’) wide landscape buffer, should be erected along all property lines separating the site from any parcel zoned for residential purposes, and along all alley property lines if the property opposite is zoned for residential purposes. The design of the wall and the proposed construction materials shall be subject to review and approval through the site plan review process.

Landscaping
General Requirements:
• Setbacks: Setback and open space areas required by this development code shall be landscaped based on the requirements of this chapter, except the portion where a sidewalk or driveway occurs in the required setback.

Required setbacks that are screened from public view in commercial and industrial zones, and are not adjacent to residentially zoned property, are exempt from the provisions of this chapter. • Unused Areas: Areas of a project site not intended for a specifi c use shall be landscaped based on the requirements of this chapter, unless exempt in compliance with section 9.32.030, “Exemptions From The Landscaping Requirements”, of this chapter.
• Parking Areas: Parking areas shall be landscaped in compliance with subsection 9.33.110K, “Landscaping Requirements For Parking Areas”, of this article 3 and the water effi cient landscaping requirements of this chapter. • Landscaping In Lieu Of Parking Spaces: Landscaping may be provided in lieu of ten percent (10%) of the total number of parking spaces required, provided the landscaping is arranged so that parking may be installed at a later date if a demand arises, and further provided, that the owner agrees to provide parking at the request of the reviewing agency.

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Town of Yucca Valley

WALMART FUEL STATION PROJECT
January 2026 | EIR Addendum

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January 2026 | EIR Addendum

WALMART FUEL STATION PROJECT
for Town of Yucca Valley
Prepared for:

Town of Yucca Valley
Contact: Jared Jerome
58928 Business Center Drive
Yucca Valley, California 92284
Tel: (760) 369-6579 ext. 317
Prepared by:

PlaceWorks
Contact: Nicole Vermilion, Principal
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
www.placeworks.com

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JANUARY 2026 i

TABLE OF CONTENTS
Environmental Checklist/ .............................................................................................1 Project Information ........................................................................................................... 1 Environmental Factors Potentially Affected....................................................................... 3 Determination................................................................................................................... 4

1. Introduction ...................................................................................................1-1

1.1 Background, Purpose, and Scope .......................................................................1-1

1.2 Environmental Procedures .................................................................................1-2

1.3 Prior Environmental Documentation..................................................................1-4

2. Project Description.........................................................................................2-1

2.1 Project Location..................................................................................................2-1

2.2 Environmental Setting ........................................................................................2-1

2.3 Description of the Proposed Project...................................................................2-2

3. Environmental Analysis ..................................................................................3-1

3.1 Aesthetics...........................................................................................................3-1

3.2 Agriculture and Forestry Resources....................................................................3-7

3.3 Air Quality.........................................................................................................3-11

3.4 Biological Resources.........................................................................................3-23

3.5 Cultural Resources............................................................................................3-31

3.6 Energy...............................................................................................................3-36

3.7 Geology and Soils .............................................................................................3-43

3.8 Greenhouse Gas Emissions...............................................................................3-55

3.9 Hazards and Hazardous Materials ....................................................................3-60

3.10 Hydrology and Water Quality ...........................................................................3-67

3.11 Land Use and Planning .....................................................................................3-77

3.12 Mineral Resources............................................................................................3-80

3.13 Noise ................................................................................................................3-82

3.14 Population and Housing....................................................................................3-91

3.15 Public Services..................................................................................................3-94

3.16 Recreation ........................................................................................................3-99

3.17 Transportation/Traffic.....................................................................................3-101

3.18 Tribal Cultural Resources................................................................................3-107

3.19 Utilities and Service Systems..........................................................................3-112

3.20 Wildfire...........................................................................................................3-118

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TABLE OF CONTENTS
ii PlaceWorks

4. Findings..........................................................................................................4-1

5. List of Preparers .............................................................................................5-1

6. References .....................................................................................................6-1

APPENDICES
Appendix A Air Quality and Greenhouse Gas EIR Addendum Analysis Memorandum Appendix B Health Risk Assessment Memorandum
Appendix C Yucca Valley Walmart Fuel Station Geotechnical Engineering Report Appendix D Mojave River Watershed Water Quality Management Plan Appendix E Yucca Valley Walmart Fuel Station – Noise EIR Addendum Analysis Memorandum Appendix F Transportation Impact Analysis for the Proposed Walmart Fuel Project in the Town of Yucca Valley
List of Figures
Figure 1 Regional Location ...............................................................................................2-3 Figure 2 Local Vicinity.......................................................................................................2-5 Figure 3 Aerial Photograph...............................................................................................2-7 Figure 4 Site Plan..............................................................................................................2-9 List of Tables
Table 1 Construction-Related Emissions.......................................................................3-15 Table 2 Operational-Related Emissions.........................................................................3-17 Table 3 Cancer Risk Assessment Results.......................................................................3-19 Table 4 Chronic and Acute Hazard Assessment Results................................................3-20 Table 5 Operation-Related Energy Consumption..........................................................3-40 Table 6 Annual Transportation Energy Fuel Consumption............................................3-41 Table 7 Project Construction–Related Greenhouse Gas Emissions...............................3-57 Table 8 Proposed Project Operational Greenhouse Gas Emissions...............................3-58 Table 9 Project Construction Noise Levels....................................................................3-86

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JANUARY 2026 1

ENVIRONMENTAL CHECKLIST/

PROJECT INFORMATION
Project Title: Walmart Fuel Station Project
Lead Agency Name and Address:

Town of Yucca Valley
Community Development Department
58928 Business Center Drive
Yucca Valley, California 92284
Contact Person and Phone Number:

Jared Jerome, Associate Planner
Tel: (760) 369-6579 ext. 317
Project Location: 58501 Twentynine Palms Highway (State Route 62) (Assessor’s Parcel Number [APN] 0601-201-54) in the Town of Yucca Valley, San Bernardino County. The approximately

1.32-acre project site is in the northeastern portion of the existing Walmart Supercenter, south of State Route 62 and east of Avalon Avenue. The project site is paved and has ornamental landscaping.

Project Sponsor’s Name and Address:

Walmart Stores Inc.
702 SW 8th Street
Bentonville, Arkansas 72716
General Plan Designation: Commercial (C)
Zoning: General Commercial under the Yucca Valley Retail Specific Plan Description of Project:

The proposed project is a new fuel station in the existing Walmart Supercenter parking lot. The fuel station would include six fuel dispensers beneath a canopy and a 1,556-square-foot convenience store, which would include alcohol sales and an air station for vehicle tire inflation.

Three underground storage tanks (UST) would be installed on the site: one 20,000-gallon

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gasoline tank, one 20,000-gallon split gasoline tank,
1 and one 20,000-gallon diesel tank. Utilities,
including the fuel tanks, would be underground in compliance with applicable regulations, which would require excavation up to 25 feet below grade. A total of 135 parking spaces would be removed, but 15 spaces would be installed at the convenience store. A total of 771 parking spaces (inclusive of the 15 spaces at the fuel station/convenience store) would be available for the Walmart Supercenter, which is 28 more spaces than required by the Town of Yucca Valley (Town). The proposed project would include new drive aisles for internal circulation and new landscaped areas within the parking lot (including a new landscaped median along the west side of the project site), and it would re-landscape an existing landscape median on the north side of the project site. A new pedestrian walkway would connect the project site to the existing bus stop.

Surrounding Land Uses and Setting:

The project site, within the Walmart Supercenter, is bordered by a drive aisle and a landscaped median to the north and east and by parking to the south and west. The Walmart Supercenter is surrounded by a mix of commercial and retail uses along State Route 62 (SR-62), including restaurants, shops and service-oriented businesses. Residential neighborhoods are further north of the project site and north of SR-62, and undeveloped land is beyond the commercial center to the east and south. The closest residential uses are 0.12 mile north of the project site.

The project site is approximately 10 miles west of the City of Twentynine Palms, 15 miles northeast of the City of Desert Hot Springs, and 17 miles northeast of the City of Palm Springs.

Joshua Tree National Park is to the south and southeast of the Town. The project site is within the Yucca Valley North USGS Quadrangle.

Discretionary Actions:

The Town of Yucca Valley is the lead agency under CEQA and has primary responsibility for reviewing and approving the proposed project. Discretionary approvals required from the Town include: (1) Approval of a Specific Plan Amendment to include the proposed project (i.e. a fuel station) in the Yucca Valley Retail Specific Plan and (2) Approval of a Conditional Use Permit (CUP) for the construction and operation of a fuel station and associated convenience store, pursuant to Dev. Code 9.06.030(A)(1)(b).

Other Public Agencies Whose Approval Is Required (e.g., Permits, Financing Approval, or Participating Agreement):
 San Bernardino County Department of Environmental Health. Issuance of permits related to USTs for fuel storage and compliance with applicable health and safety regulations.  Colorado River Basin Regional Water Quality Control Board (Region 7). Compliance with water quality regulations, including coverage under the State Water Resources Control 1 The 20,000-gallon split gasoline tank would hold 12,000 gallons of regular gasoline and 8,000 gallons of premium gasoline, respectively.

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Board’s Phase II Small Municipal Separate Storm Sewer System (MS4) General Permit and Construction General Permit.
 Mojave Desert Air Quality Management District. Issuance of a permit to operate the fuel dispensing facilities and associated equipment for stationary emission sources.

Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? The proposed project involves a Specific Plan Amendment; therefore, consultation pursuant to Senate Bill (SB) 18 is required. An addendum is not subject to Assembly Bill (AB) 52 consultation requirements. In accordance with Government Code Section 65352.3, the Town of Yucca Valley contacted the Native American Heritage Commission (NAHC) to identify tribes that may have traditional lands or cultural places within the project area and mailed consultation invitation letters to the tribes identified on July 25, 2025. Four tribes requested consultation: Yuhaaviatam of San Manuel Nation (formerly the San Manuel Band of Mission Indians), Morongo Band of Mission Indians, Twenty-Nine Palms Band of Mission Indians, and Agua Caliente Band of Cahuilla Indians.

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Chapter 3 of this document summarizes the environmental impact conclusions of the Yucca Valley Retail Specific Plan Environmental Impact Report (Certified EIR) and concludes that the proposed project meets the conditions described in CEQA Guidelines Section 15164 for preparation of an Addendum.

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1. INTRODUCTION

1.1 BACKGROUND, PURPOSE, AND SCOPE
The proposed project involves the development of a new fuel station in the existing Walmart Supercenter parking lot in the Town of Yucca Valley. The proposed project is subject to environmental review pursuant to the California Environmental Quality Act (CEQA).

Environmental analysis for the proposed project is embodied by this Addendum to the Yucca Valley Retail Specific Plan Environmental Impact Report (EIR) (State Clearinghouse No. 2004071127), which was certified on June 25, 2008 (Certified EIR).

The Certified EIR analyzed the development of a commercial retail center, including a 229,000- square-foot Walmart Supercenter, a six-pump (12 fueling positions) fuel station, a 4,000-squarefoot fast-food restaurant with drive-through, and a detention basin. Though the Certified EIR analyzed a fuel station as part of the overall development program, the specific location and design of the proposed fuel facility differ from the original layout. Since the adoption of the Yucca Valley Retail Specific Plan (Specific Plan) (approved project), the Walmart Supercenter and other commercial uses have been constructed. The fuel station analyzed in the Certified EIR was not constructed, and the area originally designated for the fuel station and fast-food restaurant was developed with two smaller fast-food restaurants instead.

The proposed project would develop a six-pump (12 fueling positions) fuel station in the northeastern portion of the existing Walmart Supercenter parking lot, a different location than was originally analyzed. However, the use, intensity, and environmental footprint is similar to the fuel station analyzed in the Certified EIR. The proposed project would also add a singlestory, 1,556-square-foot convenience store in connection with the fuel station. This Addendum evaluates whether the proposed project would result in new or more severe environmental impacts than those disclosed in the Certified EIR. The scope of this document is limited to analyzing project-specific impacts and changes in circumstances since certification of the EIR to determine whether the proposed project meets the criteria for preparation of an addendum pursuant to CEQA Guidelines Section 15164.

To implement the proposed project, the following discretionary approvals from the Town are required: (1) Approval of the Conditional Use Permit, and (2) Approval of the Specific Plan Amendment. As lead agency under CEQA, the Town is required to evaluate the environmental impacts associated with these discretionary approvals. The scope of the review for projectrelated impacts for this Addendum is limited to differences between impacts analyzed by the Certified EIR for the approved project and the proposed project. The baseline includes the

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development assumptions and mitigation measures evaluated in the Certified EIR. As required by CEQA, this Addendum also addresses changes in circumstances and new information that could potentially involve new or more severe environmental impacts. The approved project as analyzed in the 2007 Certified EIR for the Specific Plan, serves as the “baseline” for the environmental impact analysis and the physical environment, and represents the physical and regulatory conditions at the time of that environmental review.

1.2 ENVIRONMENTAL PROCEDURES
Pursuant to CEQA and the CEQA Guidelines, this Addendum focuses on whether implementation of the proposed project would require major revisions to the Certified EIR due to the potential for new significant environmental effects or a substantial increase in the severity of previously identified significant effects, pursuant to CEQA Guidelines Section 15162.

Pursuant to Public Resources Code Section 21166 and Section 15162 of the CEQA Guidelines, when an EIR has been certified or a negative declaration adopted for a project, no subsequent or supplemental EIR or negative declaration shall be prepared for the project unless the lead agency determines that one or more of the following conditions are met:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of

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the project, but the project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

A supplement to an EIR (supplemental EIR), which is narrower in scope than a subsequent EIR, may be prepared if any of the above criteria apply, but “only minor changes or additions would be necessary to make the previous EIR adequately apply to the project in the changed situation” (CEQA Guidelines Section 15163(a)). In the absence of the need to prepare either a subsequent or supplemental EIR, an addendum to a previously Certified EIR may be prepared.

Section 15164 states:
(a) The lead agency or a responsible agency shall prepare an addendum to a previously Certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. (d) The decision making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency’s findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. (CEQA Guidelines § 15164) This Addendum to the Certified EIR has been prepared because the Lead Agency’s evaluation of the proposed project has not indicated any of the circumstances requiring a subsequent or supplemental EIR. As demonstrated in Chapter 3, Environmental Analysis, the proposed project would not result in impacts that differ from the approved project, and it would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in CEQA Guidelines Sections 15162(a) and 15163(a). The proposed project would not change the assumptions made under the Certified EIR.

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The proposed project is consistent with the Certified EIR and would not require changes to the approved project. This Addendum demonstrates that no substantial changes are proposed to the approved project or have occurred in the development area covered by the Certified EIR that would require major revisions to the Certified EIR or substantially increase the severity of previously identified significant effects (see CEQA Guidelines Section 15162[a][1]). Therefore, the impacts of the proposed project are within the significance findings and types of environmental impacts disclosed in the Certified EIR.

As substantiated in Section 3 of this Addendum, the proposed project would not result in new significant impacts or substantially increase the severity of the impacts of the approved project due to substantial changes in circumstances since the certification of the EIR (see CEQA Guidelines Section 15162[a][2]).

In addition, no information that was not known and could not have been known at the time the Certified EIR was certified has been revealed that shows new or substantially more severe significant impacts would result (see CEQA Guidelines Section 15162[a][3]). There are no new or considerably different mitigation measures that would substantially reduce one or more significant impacts of the approved project but that are not adopted.

Because this Addendum does not identify new or substantially more severe significant impacts, circulation for public review and comment is not necessary (CEQA Guidelines Section 15164[c]).

The Town of Yucca Valley has considered this Addendum together with the previously Certified EIR prior to adoption of the proposed project, pursuant to CEQA Guidelines Section 15164(d).

1.3 PRIOR ENVIRONMENTAL DOCUMENTATION
The proposed project site is in the Specific Plan area, which was approved by the Town of Yucca Valley in August 2008. The Yucca Valley Retail Specific Plan EIR (State Clearinghouse No. 2004071127) was prepared and certified in accordance with CEQA to analyze the environmental impacts associated with development of the Specific Plan area.

The Certified EIR evaluated development of approximately 28 acres of commercial uses, including a 229,000-square-foot Walmart Supercenter, a six-pump fuel station, a 4,000-squarefoot fast-food restaurant, and associated infrastructure and landscaping. Although the fuel station analyzed in the Certified EIR was not constructed, the Walmart Supercenter and other commercial uses were developed, consistent with the Specific Plan.

The proposed project is a modification to previously analyzed uses and would be processed as an Addendum to the Certified EIR, consistent with CEQA Guidelines Section 15164. The Addendum evaluates whether the proposed fuel station, to be developed in the northeastern portion of the Walmart Supercenter parking lot, would result in new or more severe environmental impacts compared to those disclosed in the Certified EIR.

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2. PROJECT DESCRIPTION

2.1 PROJECT LOCATION
The project site is at 58501 Twentynine Palms Highway (SR-62) (APN 0601-201-54) in the Town of Yucca Valley (Town), San Bernardino County, California The project site encompasses

1.32 acres in the northeast portion of the existing Walmart Supercenter parking lot. The site is south of SR-62 and east of Avalon Avenue (see Figure 1, Regional Location, and Figure 2, Local Vicinity). The project site is bordered by ornamental landscaping and a paved drive aisle to the north and east, and by Walmart Supercenter parking to the south and west.

The Specific Plan area is approximately 10 miles west of the City of Twentynine Palms, 15 miles northeast of the City of Desert Hot Springs, and 17 miles northeast of the City Palm Springs.

Joshua Tree National Park lies to the south and southeast of the Town. The project site is in the Yucca Valley North United States Geological Survey (USGS) 7.5-minute Quadrangle.

2.2 ENVIRONMENTAL SETTING
The project site is fully developed and surrounded by developed uses. It is developed with a paved commercial parking lot with ornamental landscaping on a Walmart Supercenter property (see Figure 3, Aerial Photograph). The project site has no natural or undisturbed areas, nor does it contain any unique topographic or biological features such as sensitive habitat, special-status species, or jurisdictional features (e.g., wetlands, streams, or other water bodies subject to federal or state regulatory authority). The nearest western Joshua tree is more than 60 feet from the project site, outside the area of disturbance.

The project site is designated in the General Plan as Commercial and is zoned as General Commercial under the Specific Plan. The surrounding area consists of commercial development along SR-62, with adjacent retail uses and associated parking areas to the east, south, and west.

The nearest residential uses are approximately 0.12 mile north of the project site and north of SR-62. Surrounding land use designations include Medium High Density Residential to the north, Commercial to the east, Industrial to the south, and Commercial and Low Density Residential to the west, as identified in the Town’s General Plan (Town of Yucca Valley 2022).

Like the project site, property to the east and west is also zoned General Commercial, to the south as Industrial, and to the north as Residential, Multi-Family.

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2.3 DESCRIPTION OF THE PROPOSED PROJECT
The proposed project is a new fuel station and convenience store in the northeastern portion of the existing Walmart Supercenter parking lot, consistent with the commercial land use vision established in the Specific Plan. The fuel station would include six fuel dispensers (with 12 fueling positions) beneath a canopy, a 1,556-square-foot convenience store that would include alcohol sales and an air station. A total of 135 parking spaces would be removed, but 15 spaces would be installed at the convenience store. Three USTs would be installed on the site: one 20,000-gallon gasoline tank, one 20,000-gallon gasoline split tank2 , and one 20,000-gallon diesel
tank. A total of 771 parking spaces (inclusive of the 15 spaces at the fuel station/convenience store) would still be available for the Walmart Supercenter, which is 28 more spaces than required by the Town.

The proposed project would include new drive aisles for internal circulation, new landscaped areas in the parking lot and in median along the west side of the project site and the relandscaping of an existing landscaped median on the north side of the project site (see Figure 4, Site Plan). A new pedestrian walkway would connect the project site to an existing bus stop area to the northwest, improving pedestrian access to public facilities. The proposed project would require excavation up to 25 feet below grade to install the underground tanks and associated utilities (see Figure 4).

The proposed project would connect to existing utility infrastructure that serves the Walmart Supercenter property, including water, wastewater, electricity, and telecommunications. As part of project development, existing underground utilities within the project footprint would be relocated or adjusted as needed to accommodate the fuel station and associated improvements. No off-site (outside of the Walmart Supercenter property) utility extensions or relocations are proposed. The site would be graded to direct surface runoff to a new on-site underground detention system equipped with a hydrodynamic separator and media filtration unit. This stormwater system is designed to capture and treat runoff prior to discharge, consistent with requirements under the Phase II Small MS4 General Permit and Town of Yucca Valley standards. These stormwater controls constitute the project’s low-impact development (LID) features and include pretreatment of runoff from fuel areas, detention on-site, diversion of runoff from impervious areas to landscaped areas where feasible, and preservation of existing drainage patterns. The system would also ensure compliance with post-construction stormwater management requirements.
2 The 20,000-gallon split gasoline tank would hold 12,000 gallons of regular gasoline and 8,000 gallons of premium gasoline, respectively.

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Place
IR
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0 Scale (Miles)
3 Source: Generated using ArcMap 2025. Figure 1
Regional Location
City Boundary
Yucca Valley Town Boundary
Project Site
County of San Bernardino
County of Riverside
Buena Vista Dr
Aberdeen Dr
Reche Rd
Sunfair Rd
Sunburst Ave
La
Contenta
Rd
Avalon Ave
247

CALIFORNIA
62 CALIFORNIA
62 CALIFORNIA
62 CALIFORNIA
Yucca Trl
Yucca Valley
Unincorporated
San Bernardino
County
Unincorporated
Riverside County
County Boundary
Desert Hot Springs

ADDENDUM TO THE TOWN OF YUCCA VALLEY RETAIL SPECIFIC PLAN E

WALMART FUEL STATION PROJECT

TOWN OF YUCCA VALLEY

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Pla
IR
ceWorks
0 Scale (Feet)
2,000
Source: Generated using ArcMap 2025. Figure 2
Local Vicinity
Project Site Boundary
Yucca Valley Town Boundary
Yucca Valley
Sunnyslope Dr
Avalon Ave
Balsa Ave
Indio Ave
Paxton Paxton Outer Hwy N
Brown Dr
Douglas Ln
Nelson Ave
Pueblo Trl
David Ave
Diadem Dr
Barron Dr
Yucca Valley
Yucca Valley
Unincorporated
San Bernardino
County

ADDENDUM TO THE TOWN OF YUCCA VALLEY RETAIL SPECIFIC PLAN E

WALMART FUEL STATION PROJECT

TOWN OF YUCCA VALLEY

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Place
IR
Works
0 Scale (Feet)
165
Source: Nearmap 2025. Figure 3
Aerial Photograph
Project Site Boundary
Yucca Valley
62 CALIFORNIA
Twentynine Palms Hwy
Paxton Outer Hwy N
Camarilla Ave
Del Monte Ave
El Dorado Ave
Fortuna Ave
Residential
Commercial
Walmart Home Depot

ADDENDUM TO THE TOWN OF YUCCA VALLEY RETAIL SPECIFIC PLAN E

WALMART FUEL STATION PROJECT

TOWN OF YUCCA VALLEY

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Pl
R
aceWorks

DO NOT ENTER

SITE ANALYSIS TABLE (EXISTING STORE)

EXISTING PROPOSED
TOTAL BUILDING AREA1 184,146 S.F. 185,702 S.F.

REQUIRED PARKING (PER CITY OF YUCCA VALLEY) 737 SPACES 743 SPACES REQUIRED PARKING RATIO (PER CITY OF YUCCA VALLEY) 4.0/1,000 S.F. 4.0/1,000 S.F.

REQUIRED PARKING (PER ECR/CC&R) N/A N/A

REQUIRED PARKING RATIO (PER ECR/CC&R) N/A N/A
CUSTOMER AND ASSOCIATE PARKING 851 SPACES 715 SPACES
ACCESSIBLE PARKING (VAN)2 32 (0) SPACES 33 (0) SPACES
EV PARKING 0 SPACES 0 SPACES
PICKUP PARKING 23 SPACES 23 SPACES
PARKING SPACES OCCUPIED BY CART CORRALS (NOT INCLUDED IN PARKING COUNTS BELOW) 100 CORRALS / 44 SPACES 100 CORRALS / 37 SPACES PROPOSED TOTAL PARKING EXCLUDING PICKUP STALLS 883 SPACES 748 SPACES PROPOSED PARKING RATIO EXCLUDING PICKUP STALLS 4.7/1,000 SF 4.0/1,000 S.F.

PROPOSED TOTAL PARKING INCLUDING PICKUP STALLS 906 SPACES 771 SPACES PROPOSED PARKING RATIO INCLUDING PICKUP STALLS 4.9/1,000 S.F. 4.1/1,000 S.F. ©

LEGEND CONSTRUCTION NOTES
WALMART FUEL STATION - STORE #1915
58501 TWENTY NINE PALMS HWY., YUCCA VALLEY, CA 92284

DESIGN CIVIL SITE PLAN VICINITY MAP
NORTH
NORTH

SITE ANALYSIS TABLE
OWNER

CIVIL ENGINEER

APPLICANT

DO NOT ENTER

SITE ANALYSIS TABLE (EXISTING STORE)

EXISTING PROPOSED
TOTAL BUILDING AREA1 184,146 S.F. 185,702 S.F.

REQUIRED PARKING (PER CITY OF YUCCA VALLEY) 737 SPACES 743 SPACES REQUIRED PARKING RATIO (PER CITY OF YUCCA VALLEY) 4.0/1,000 S.F. 4.0/1,000 S.F.

REQUIRED PARKING (PER ECR/CC&R) N/A N/A

PROPOSED TOTAL PARKING INCLUDING PICKUP STALLS 906 SPACES 771 SPACES PROPOSED PARKING RATIO INCLUDING PICKUP STALLS 4.9/1,000 S.F. 4.1/1,000 S.F. ©

LEGEND CONSTRUCTION NOTES
WALMART FUEL STATION - STORE #1915
58501 TWENTY NINE PALMS HWY., YUCCA VALLEY, CA 92284

DESIGN CIVIL SITE PLAN VICINITY MAP
NORTH
NORTH

SITE ANALYSIS TABLE
OWNER

CIVIL ENGINEER

APPLICANT
Figure 4
Site Plan
Source: Kimley-Horn 2025.
0 Scale (Feet)
50 Project Site Boundary

ADDENDUM TO THE TOWN OF YUCCA VALLEY RETAIL SPECIFIC PLAN EI

WALMART FUEL STATION PROJECT

TOWN OF YUCCA VALLEY

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2. PROJECT DESCRIPTION
JANUARY 2026 2-11

2.3.1 Construction and Operation
Construction of the proposed project is anticipated to begin in 2026 and would be completed over 12 to 18 months. Construction activities would include site preparation, grading, construction, and trenching for underground utilities; installation of fuel infrastructure and USTs; construction of the convenience store building; and installation of landscaping and other site improvements. Excavation of up to 25 feet below grade would be required for the installation of underground fuel tanks and associated utility infrastructure. Construction activities would comply with applicable Town standards and state and federal regulatory requirements.

Following construction, the fuel station and convenience store would operate 24 hours a day, seven days a week, generally consistent with the hours of the Walmart Supercenter. The facility would employ approximately six employees across three shifts. The convenience store would offer typical retail goods, alcohol sales, and an air station for vehicle tire inflation. Fuel deliveries, anticipated once or twice per week, would be by licensed tanker trucks in compliance with applicable environmental and safety regulations.

Customer access to the fuel station would be primarily via existing Walmart drive aisles. The proposed internal circulation layout is designed to maintain efficient traffic flow in the parking lot and ensure safe vehicular and pedestrian access to both the fuel station and the Walmart Supercenter.

2.3.2 Lead Agency and Responsible Agency Approvals

LEAD AGENCY
The Town of Yucca Valley is the lead agency under CEQA and has primary responsibility for reviewing and approving the proposed project. Discretionary approvals required from the Town include:
 Approval of a Specific Plan Amendment to include the proposed project (i.e. a fuel station) in the Specific Plan.
 Approval of a Conditional Use Permit (CUP) for the construction and operation of a fuel station and associated convenience store, pursuant to Dev. Code 9.06.030(A)(1)(b).

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REQUIRED PERMITS AND APPROVALS
In addition to the Town approvals, the proposed project is subject to review, approval, or permitting by other agencies, including:
 San Bernardino County Department of Environmental Health. Issuance of permits related to USTs for fuel storage and compliance with applicable health and safety regulations.  Colorado River Basin Regional Water Quality Control Board (Region 7). Compliance with water quality regulations, including coverage under the State Water Resources Control Board’s Phase II Small Municipal Separate Storm Sewer System (MS4) General Permit and Construction General Permit.
 Mojave Desert Air Quality Management District. Issuance of a permit to operate the fuel dispensing facilities and associated equipment for stationary emission sources.

The environmental review for the proposed project considers the potential impacts associated with these discretionary and ministerial approvals. Coordination with applicable agencies would occur throughout the entitlement and permitting process to ensure compliance with all applicable state, regional, and local regulatory requirements.

RELATED REVIEW AND CONSULTATION REQUIREMENTS
Senate Bill 18. In accordance with California Government Code Section 65352.3 (Senate Bill [SB] 18), the proposed project is subject to tribal consultation requirements due to the proposed Specific Plan Amendment. SB 18 requires local governments to contact and offer to consult with California Native American tribes that are traditionally and culturally affiliated with the project area prior to the adoption or amendment of a general plan, specific plan, or related planning policy.

As the lead agency, the Town of Yucca Valley notified tribes identified by the NAHC as being traditionally affiliated with the project area. The tribes were first notified about the proposed project in February 2025. Formal invitations to consult were sent on July 21, 2025, and July 25, 2025, offering tribal governments the opportunity to participate in consultation regarding the proposed Specific Plan Amendment and associated discretionary actions. Tribes that identify traditional cultural places, sacred sites, or other tribal cultural resources within or near the project site have the opportunity to consult with the Town to determine appropriate measures for avoidance, preservation, or mitigation in accordance with SB 18. The following tribes requested consultation under SB 18:
 The Twenty-nine Palms Band of Mission Indians responded on March 10, 2025, requesting formal consultation under SB 18. The Town met with the Tribe on July 10, 2025.

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JANUARY 2026 2-13
 The Morongo Band of Mission Indians responded on March 27, 2025, requesting formal consultation under SB 18. The Town provided a draft version of this Addendum to the Tribe and received no response or comments.
 The Yuhaaviatam of San Manuel Nation responded on August 5, 2025, confirming formal consultation is not required, and shared recommended mitigation measures.  The Agua Caliente Band of Cahuilla Indians responded on August 5, 2025, requesting formal consultation under SB 18. The Town met with the Tribe on August 6, 2025, and the Tribe subsequently followed up after the meeting via email requesting the presence of an approved cultural resource monitor or monitors from a consulting tribe during any grounddisturbing activities. The Tribe responded on December 8, 2025, concurring with the Town’s determination at this time. They noting that the project site lies within the Tribe’s Traditional Use Area and stated that cultural monitoring is deferred to the San Manuel and Morongo tribes.

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JANUARY 2026 3-1

3. ENVIRONMENTAL ANALYSIS
The section summarizes the conclusions of the Certified EIR and then discusses how the proposed project would meet the conditions described in CEQA Guidelines Section 15164 for preparation of an Addendum. Mitigation measures referenced are from the Certified EIR and are modified as appropriate.

3.1 AESTHETICS

3.1.1 Summary of Impacts Identified in the Approved Project  Scenic Vista. Because vistas of the mountains surrounding the project site would not be completely blocked, the architectural features of the approved project are complementary to the desert setting, and the elevation of the site is low lying in comparison to some of the nearby roads, the Certified EIR identified that the approved project would have a less than significant effect on a scenic vista.
 Scenic Resources in a State Scenic Highway. According to the Certified EIR, there are no State-designated scenic highways in the Town of Yucca Valley. SR-62 is an eligible State Scenic Highway and is also designated as a local scenic highway and Joshua trees are considered a scenic resource in the Town. The Joshua Tree Survey and Salvage Plan (included in the Specific Plan) identified suitable areas for transplanting trees within the Specific Plan area and ensured compliance with Policy 6 of the Biological Resources Element and the Town of Yucca Valley Ordinance No. 140. Therefore, the Certified EIR identified a less than significant impact with respect to scenic resources (Joshua trees) within a State Scenic Highway.
 Visual Character or Quality. The Certified EIR identified that the approved project was consistent with existing development trends along SR-62, complied with the requirements of the Specific Plan, and was subject to review by the Town of Yucca Valley. Therefore, the Certified EIR determined that the approved project would not substantially degrade the existing visual character or quality of the site and its immediate surroundings, and its impacts were less than significant impact.
 Light and Glare. The Certified EIR identified that impacts associated with daytime glare were less than significant and that the approved project would not affect nighttime views from land uses to the north and west, as these uses are separated by roadways that already produce nighttime lighting and glare impacts. However, the Certified EIR identified that the approved project could create a potentially significant impact from spillover light at the

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adjacent properties to the east and south. The Certified EIR included Mitigation Measures 4.1.1A, 4.1.1B, and 4.1.1C to reduce nighttime light and glare impacts to less than significant levels.

3.1.2 Impacts Associated with the Proposed Project
Conditions Requiring Subsequent Review
Except as provided in
Public Resources Code
Section 21099, would the
project:

Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Have a substantial
adverse effect on a
scenic vista?
LTS No No No Yes
b) Substantially damage
scenic resources,
including, but not
limited to, trees, rock
outcroppings, and
historic buildings within
a state scenic highway?
LTS No No No Yes
c) In nonurbanized areas,
substantially degrade
the existing visual
character or quality of
public views of the site
and its surroundings?
(Public views are those
that are experienced
from publicly accessible
vantage point). If the
project is in an urbanized
area, would the project
conflict with applicable
zoning and other
LTS No No No Yes

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3. ENVIRONMENTAL ANALYSIS
JANUARY 2026 3-3
Conditions Requiring Subsequent Review
Except as provided in
Public Resources Code
Section 21099, would the
project:

As discussed in the Certified EIR, the Little San Bernardino Mountains and the Sawtooth Mountains are the dominant scenic vistas visible from the Town. The project site does not contain any scenic vistas, with the Little San Bernardino Mountains being the closest scenic vista, approximately 6 miles south of the project site.

Although the specific location and design of the proposed fueling facility differ from the original layout of the approved project’s fuel station, the facility would be developed within the same general boundaries analyzed in the Certified EIR. The fuel station would remain generally consistent with the approved project as a six-pump fuel station with a canopy. The addition of a single-story, 1,556-square-foot convenience store would not alter the project’s overall visual profile or introduce new features that obstruct views of the surrounding landscape.

Due to the distance, the proposed project site would not be distinguishable from the nearest scenic vista, the Little San Bernardino Mountains six miles to the south. In addition, the Walmart Supercenter (part of the approved project), Home Depot, and other commercial uses already obstruct distant eastern views of the surrounding mountains. The proposed project would not exceed a height of 40 feet, in compliance with the Town’s Development Code, and would be similar in height to other commercial uses in the surrounding area. Therefore,

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development of the single-story convenience store and fuel station would not significantly block any vista or viewpoint.

Architectural design, building materials, and landscaping would comply with the Specific Plan and Town design standards, which promote desert-compatible design and muted colors that minimize contrast with the surrounding landscape. Therefore, the proposed project would not result in a substantial adverse effect on a scenic vista. Visual impacts would remain similar to those identified in the Certified EIR and would continue to be less than significant.

A portion of State Route 247 (SR-247) approximately 4 miles northwest of the project site is the closest officially designated Scenic Highway (Caltrans 2025). SR-62, which bounds the project site to the north, is an eligible but not officially designated State Scenic Highway. The nearest western Joshua tree is more than 60 feet from the project site, outside the area of disturbance..

Therefore, no scenic resources such as trees, rock outcroppings, or historic buildings would be damaged or removed as a result of the proposed project. No new significant environmental effects would occur, and impacts would remain less than significant.

Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

As defined by Public Resources Code Section 21071, for an incorporated city, an “urbanized area” is a city that either by itself or in combination with two contiguous incorporated cities has

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a population of at least 100,000 persons. The Town of Yucca Valley has an estimated population of 22,027 people and is not contiguous with any towns or cities (DOF 2025). Therefore, the project site would be in a nonurbanized area.

The proposed project would be developed in similar size and height to surrounding commercial development. The proposed project would be similar in scale, design, and height to surrounding commercial uses and would not exceed the 40-foot height limit allowed under the General Commercial zoning designation, consistent with the approved project. The proposed project would be constructed in accordance with the Specific Plan, setback and height regulations, and applicable zoning standards. Therefore, the proposed project would not substantially degrade the existing visual character or quality of the site and its immediate surroundings, and impacts would remain less than significant.

The proposed project would involve construction activities similar to, or less intensive than, those of the approved project. Temporary construction activities and lighting would be consistent with the assumptions of the approved project. Sources of light and glare during construction activities would be temporary and would not constitute a new source of substantial glare. Therefore, impacts from light and glare during construction would result in a less than significant impact.

Operational lighting and glare would be similar to the approved project, which includes internal lights emanating from the commercial development; security lighting; overhead fuel station lighting; and accent lighting on buildings and landscaping. The proposed project’s parking and drive aisles along SR-62 would increase vehicles on-site in these areas. However, the addition of vehicles on the site along SR-62 would not introduce a substantial new source of light and glare since vehicles already travel along this roadway. Although the specific location and design of the proposed fueling facility differ from the original layout, light and glare impacts were previously analyzed by the approved project. Further, the addition of the convenience store would not introduce new sources of light and glare to the project site because the Walmart Supercenter and surrounding area includes internal sources of light and glare. However, to further minimize potential spillover lighting and glare, the proposed project would continue to implement Certified EIR Mitigation Measures 4.1.1B and 4.1.1C, which require the use of cut-off optics and

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submittal of a photometric study to demonstrate that lighting does not extend onto adjacent properties. Compliance with these measures and the Town’s lighting standards would ensure that light and glare impacts remain less than significant.

3.1.3 Adopted Mitigation Measures Applicable to the Proposed Project
The following mitigation measures were taken directly from the Certified EIR and would be incorporated as part of the proposed project. Applicable mitigation measures from the Certified EIR have been incorporated into the proposed project’s mitigation monitoring and reporting program. Mitigation Measure 4.1.1.A was incorporated as part of the approved project and does not apply to the proposed project. Any modifications to these mitigation measures are shown in strikethrough for deleted text and underline for new, inserted text.

4.1.1A Pole-mounted floodlights at the main entry façade shall be fitted with glare shields or adjustable “barn doors” to control unwanted spill light.

4.1.1B All exterior wall-mounted area lights on project buildings, the fast-food drivethrough lane lights, and the fast-food restaurant parking lot lights shall be equipped with “cut-off” optics to mitigate spillover light and direct glare within the project boundary. Specifically, the Illumination Engineering Society (IES) definition for the cutoff fixture classification is as follows: Intensity at 80 degrees from nadir (0-degree-angle pointing directly downward from the lighting fixture) does not exceed 100 candela (cd) per 1000 lamp lumens, nor at 90 degrees from nadir does the intensity exceed 25 cd per 1,000 lamp lumens.

4.1.1C Prior to the issuance of grading permits, the applicant shall submit to the Town a photometric study (to include parking areas and access way lights, external security lights, and lighted signage), proving that the project light sources do not spill over to adjacent off-site properties.

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JANUARY 2026 3-7

3.2 AGRICULTURE AND FORESTRY RESOURCES

3.2.1 Summary of Impacts Identified in the Approved Project  Conversion of Farmland. The Certified EIR determined that development under the approved project would not result in the conversion of farmland to non-agricultural use.

According to the Farmland Mapping and Monitoring Program, no portion of the Town of Yucca Valley, including the project site, is designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. Therefore, the Certified EIR identified no impact related to farmland conversion.
 Agricultural Zoning or Williamson Act Conflicts. The Certified EIR identified that the project site is designated and zoned General Commercial (C-G) and is not subject to a Williamson Act contract. Development of the approved project would not conflict with any agricultural zoning or agricultural preserves. Therefore, the Certified EIR concluded that no impact would occur.
 Forestry Resources. The Certified EIR did not evaluate forestry resources, as this topic was not yet included in the CEQA Guidelines Appendix G checklist at the time the document was prepared. However, the project site and surrounding area are urbanized and do not contain forest land, timberland, or other related resources.

3.2.2 Impacts Associated with the Proposed Project
Conditions Requiring Subsequent Review
Would the Project:

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Conditions Requiring Subsequent Review
Would the Project:

Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
prepared pursuant to the
Farmland Mapping and
Monitoring Program of
the California Resources
Agency, to nonagricultural use?
b) Conflict with existing
zoning for agricultural
use, or a Williamson Act
contract?
NI No No No Yes
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))?
NI No No No Yes
d) Result in the loss of forest
land or conversion of
forest land to non-forest
use?
NI No No No Yes
e) Involve other changes in
the existing environment
which, due to their
NI No No No Yes

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JANUARY 2026 3-9
Conditions Requiring Subsequent Review
Would the Project:

Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
location or nature, could
result in conversion of
Farmland, to nonagricultural use or
conversion of forest land
to non-forest use?
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR 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? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area. As with the Certified EIR, the project site is designated as C-G and has not previously contained any farmland on the site. Currently, the project site is developed with the existing Walmart Supercenter parking lot and is surrounded by a mix of commercial and retail uses along SR-62, including restaurants (Panda Express, Taco Bell, Dickey’s Barbecue Pit, Firehouse Subs and Steak ‘n Shake), shops (Walmart Supercenter, The Home Depot, Petco, Marshalls and Sally’s Beauty), and service-oriented businesses (Avalon Pharmacy and Beauty Suites). The project site and surrounding area do not contain any farmland, are not mapped by the California Important Farmland Finder, and would not result in the conversion of any farmland to non-agricultural use, consistent with the Certified EIR (DOC 2025). With no changes in the physical location of the site, the proposed project would not result in a new impact or a substantial increase in the magnitude of impacts identified in the Certified EIR. Therefore, impacts related to farmland and the conversion of farmland to non-agricultural uses would continue to result in no impact.

Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore,

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would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. As discussed in Impact 3.2.2 (a), the project site is zoned C-G, and no agricultural uses exist on the site or in the vicinity of the project site. The proposed project would remain within the boundaries of the Specific Plan area. As identified by the Certified EIR, the project site is not covered by a Williamson Act contract, and implementation of the proposed project would not result in the termination of such a contract. Therefore, impacts associated with zoning for agricultural use, or a Williamson Act contract would continue to result in no impact.

Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
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))?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. As discussed in Impact 3.2.2 (a), the project site is zoned C-G and is fully developed with the existing Walmart Supercenter parking lot. The project site is surrounded by a mix of commercial and retail uses. Based on the Town’s General Plan and zoning maps, the Town does not have any lands designated as forest land, timberland, or Timberland Production (Yucca Valley 2014). Therefore, no impact would occur.

The Town does not designate or zone any properties as forest land (Yucca Valley 2022, 2014). The

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JANUARY 2026 3-11
proposed project is located within a developed commercial area and would not affect forest land or forest resources. Therefore, no impact would occur.

The project site is zoned C-G and is developed with the existing Walmart Supercenter parking lot.

The project site is surrounded by a mix of commercial and retail uses. No farmland exists on the project site or in the surrounding area. As discussed in Impact 3.2.2 (a), the project site and surrounding area do not contain any farmland and would not result in the conversion of any farmland to non-agricultural use, consistent with the approved project. Additionally, the Town does not have any land designated or zoned for forest land (Yucca Valley 2022, 2014). Therefore, no impact would occur as previously disclosed in the Certified EIR.

3.2.3 Adopted Mitigation Measures Applicable to the Proposed Project
No mitigation measures were adopted as part of the approved project’s Certified EIR relating to agricultural resources.

3.3 AIR QUALITY

3.3.1 Summary of Impacts Identified in the Approved Project  Air Quality Management Plan Consistency. The Certified EIR determined that the approved project is consistent with the Mojave Desert Air Quality Management District (MDAQMD) Air Quality Management Plan (AQMP). Because the AQMP is based on local general plan

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3. ENVIRONMENTAL ANALYSIS
3-12 PlaceWorks
growth assumptions, projects consistent with the Town’s General Plan and zoning designations are considered consistent with the AQMP. The approved project was consistent with both, and therefore the Certified EIR identified less than significant impacts with respect to AQMP consistency.
 Short-Term Construction Emissions. The Certified EIR determined that construction-related exhaust, fugitive dust, and VOC emissions would exceed MDAQMD construction thresholds.

Although Mitigation Measure 4.3.1A was adopted to reduce exhaust and VOC emissions (e.g., equipment maintenance, dust suppression, and use of low-VOC coatings), the Certified EIR concluded that construction emissions would remain significant and unavoidable.  Long-Term Operational Emissions. The Certified EIR determined that operational (mobilesource) emissions generated by customer and delivery trips would exceed MDAQMD daily thresholds. Implementation of Mitigation Measure 4.3.2A, which requires transportation demand measures (TDMs) to reduce vehicle emissions, would not fully eliminate the exceedances. Therefore, long-term operational air quality impacts were considered significant and unavoidable.
 Exposure of Sensitive Receptors to Pollutant Concentrations. The Certified EIR evaluated localized impacts related to carbon monoxide (CO) hotspots and diesel exhaust health risks.

The analysis found that project-related traffic would not exceed State or Federal Ambient Air Quality Standards for CO, and health risks from diesel emissions would remain below 10 in a million cancer risk and 1.0 for the chronic hazard index. Accordingly, the Certified EIR concluded that impacts to sensitive receptors would be less than significant.  Odors. The Certified EIR noted that construction and operational activities could produce objectionable odors from equipment exhaust and solid waste handling. However, compliance with Yucca Valley Municipal Code requirements for waste management and material storage would reduce odor impacts to less than significant.

3.3.2 Impacts Associated with the Proposed Project
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.

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JANUARY 2026 3-13
Would the project:

Conditions Requiring Subsequent Review
Environmental Issues:

Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Conflict with or obstruct
implementation of the
applicable air quality
plan?
LTS No No No Yes
b) Result in a cumulatively
considerable net
increase of any criteria
pollutant for which the
project region is nonattainment under an
applicable federal or
state ambient air quality
standard?
SU No No No Yes
c) Expose sensitive
receptors to substantial
pollutant
concentrations?
LTS No No No Yes
d) Result in other emissions
(such as those leading to
odors) adversely
affecting a substantial
number of people?
LTS No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR The analysis in this section is based on the Air Quality and Greenhouse Gas EIR Addendum Analysis Memorandum and Health Risk Assessment Memorandum, both prepared by KimleyHorn and Associates Inc. dated August 27, 2025, and included in Appendix A and Appendix B, respectively.

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a) Conflict with or obstruct implementation of the applicable air quality plan? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR determined that the approved project is consistent with the MDAQMD Air AQMP, resulting in less than significant impacts. Similarly, the proposed project would be consistent with development in the area and applicable AQMP assumptions. The proposed project would result in six new jobs, which represents a minor increase when compared to the approved project, as described in Section 3.14, Population and Housing. The impacts of the proposed project with respect to AQMP consistency would be similar to those analyzed in the Certified EIR.

Like the approved project, the proposed project is under the jurisdiction of the MDAQMD and located within the Mojave Desert Air Basin (MDAB). The MDAB includes the desert portions of Los Angeles, Riverside, San Bernardino, and Kern counties. The MDAB is designated as a State and National non-attainment area for ozone and PM10 and as a State non-attainment area for particulate matter 2.5 microns in diameter or less (PM2.5). An area is considered to be in nonattainment status when air pollution persistently exceeds the State or National AAQS.

CONSTRUCTION EMISSIONS
Proposed project construction activities include the demolition of an area of the existing parking lot, site preparation, grading, building construction, paving, and architectural coating.

Maximum daily construction-generated emissions during each year construction activities occurred are summarized in Table 1, Construction-Related Emissions, and compared with the construction emissions identified in the Certified EIR.

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JANUARY 2026 3-15
Table 1 Construction-Related Emissions
Source
Pollutants
(lb./day)
ROG NOX CO SOX PM10 PM2.5
Approved Project
Total Construction Emissions: No
Mitigation
18 275 120 25 794 NA
Total Construction Emissions: With
Mitigation
18 275 120 25 401 NA
MDAQMD Threshold 137 137 548 137 82 65
Exceed MDAQMD Threshold? No Yes No No Yes No
Proposed Project
Construction Year 20251 1.69 23.6 17.8 0.08 13.7 4.23
Construction Year 2026 1.19 8.58 9.99 0.02 0.35 0.27
MDAQMD Threshold 137 137 548 137 82 65
Exceed MDAQMD Threshold? No No No No No No
Source: Kimley-Horn 2025a (Appendix A).

Notes: ROG= reactive organic gases; NOX = nitrogen oxides; CO = carbon monoxide; SOX = sulfur oxides; PM10 = particulate matter 10 microns in diameter or less; PM2.5 = particulate matter 2.5 microns in diameter or less; NA = data not available
1 Construction emissions were conservatively modeled assuming a 2025 construction start year, consistent with worst-case emissions modeling assumptions. Construction is currently anticipated to begin in 2026.

It should be noted that modeling for the Certified EIR’s construction emission analysis was based on the grading phase of the approved project and used the Urban Emission (URBEMIS) model 2002 to calculate emissions. The URBEMIS software was replaced with California Emission Estimator Model (CalEEMod) in February 2011. This analysis has been prepared using CalEEMod version 2022.1.1.29, the most recent version available at the time this analysis was prepared.

The construction emissions for the proposed project in Table 1 have been conservatively modeled without mitigation and with construction beginning in 2025 and concluding in 2026.3 3 A conservative worst-case construction timeline has been modeled for analysis purposes. This involves modeling emissions at the earliest feasible date. Emissions in future years (i.e., due to a later construction start date or operational opening year) would be lower due to phased-in emissions standards, inspection and maintenance requirements, and fleet turnover. Project construction that occurs at a later date than what was modeled would result in lower emissions due to the use of more energy-efficient and cleaner burning construction vehicle fleet mix, pursuant to state regulations that require vehicle fleet operators to phase in less polluting heavy-duty equipment. As a result, project-related construction emissions would be lower than the impacts disclosed herein. For emissions modeling purposes, conservatively analyzing the emissions using an earlier construction start date provides for a worst-case analysis and full disclosure of potential air quality impacts, as required by CEQA.

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3-16 PlaceWorks
As shown in Table 1, the maximum daily emissions would remain below the construction emissions calculated for the approved project and below MDAQMD’s thresholds for all criteria pollutants. As a result, impacts associated with the construction of the proposed project would be less than significant and would not require any additional mitigation.

OPERATIONAL EMISSIONS
The main source of air pollutant emissions during operation of the approved and proposed projects is from motor vehicles. The Certified EIR determined that approved project would exceed operational emission thresholds for CO, VOC, NOX, and PM10. As shown in Appendix F, Transportation Impact Analysis for the Proposed Walmart Fuel Project in the Town of Yucca Valley, the proposed project would generate 826 daily trips, which is a net increase of 52 daily trips over the 774 trips anticipated for the fuel station in the Certified EIR.

Operational emissions associated with the approved project and proposed project are summarized in Table 2, Operational-Related Emissions. For the purposes of this analysis, the fuel station emissions under the approved project are compared to those of the proposed project.

As shown in Table 2, the proposed project’s operational emissions are below MDAQMD’s criteria pollutant thresholds. However, operational emissions are slightly higher for PM10 emissions modeled for the fuel station when compared to the Certified EIR.

Although the proposed project would generate 52 more daily trips than the approved project, the emission rates for vehicles have decreased since the analysis for the Certified EIR was conducted in 2006, due to regulatory requirements, technology improvements, and fleet turnover. With the exception of PM10 and PM2.5, emission levels would be lower than the previously evaluated fuel station. The proposed project would not change the results when combined with the total emissions of the approved project. Additionally, implementation of the TDM requirements under Mitigation Measure 4.3.2A would contribute to reducing vehicle miles traveled (VMT) under the proposed project. As a result, impacts associated with the construction of the proposed project would be less than significant and would not require any additional mitigation.

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JANUARY 2026 3-17
Table 2 Operational-Related Emissions
Source
Pollutants
(lb./day)
ROG NOX CO SOX PM10 PM2.5
Approved Project1
Total Approved Project Operational
Emissions
140 250 1,500 0.94 190 36
MDAQMD Threshold 137 137 548 137 82 65
Exceed MDAQMD Threshold? Yes Yes Yes No Yes No
Approved Project, Fuel Station Emissions Only2
Fuel Station Operational Emissions 5.82 10.42 73.00 0.65 7.95 NA MDAQMD Threshold 137 137 548 137 82 65
Exceed MDAQMD Threshold? No No No No No No
Proposed Project
Fuel Station Emissions 4.92 5.97 51.6 0.12 9.92 2.58
MDAQMD Threshold 137 137 548 137 82 65
Exceed MDAQMD Threshold? No No No No No No
Source: Kimley-Horn 2025a (Appendix A).

1. Approved project emissions are from Certified EIR, Table 4.3.N, page 4.3-41.

2. Approved project fuel station emissions are from Air Quality Analysis, Appendix A: URBEMIS 2002 Model Printouts, page 7, “Mitigated Operational Emissions” (Certified EIR Appendix B).

SUMMARY
The Certified EIR identified construction and operational exceedances of MDAQMD thresholds for criteria air pollutants and concluded that the approved project would result in a significant and unavoidable impact. However, the proposed project would not exceed any MDAQMD thresholds and therefore would result in a less than significant impact. The Certified EIR identified Mitigation Measure 4.3.1A to reduce construction emissions of criteria pollutants, which would still be required as part of the proposed project to reduce cumulative impacts.

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criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
c) Expose sensitive receptors to substantial pollutant concentrations? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR determined that the exposure of sensitive receptors to harmful pollutant concentrations associated with the approved project would be less than significant. The Certified EIR analyzed CO emission hotspots from the vehicular traffic increase in local areas as well as diesel emissions from truck deliveries as a result of the approved project. The Certified EIR studied 22 intersections in the project vicinity and determined that none of the studied intersections would exceed State standards.

As shown in Table 2, CO emissions generated by the proposed project would be lower than those modeled for the approved project. Therefore, the development of the proposed project would not result in CO hotspots. The Certified EIR also determined that operational health risk impacts would be less than significant. Typical sources of carcinogenic and chronically hazardous toxic air contaminants (TACs) mostly include diesel particulate matter (DPM) from trucks and industrial manufacturing processes. As with the Certified EIR of the approved project, the proposed project would include delivery trucks that would generate DPM. The analysis for the Certified EIR determined that emissions would not exceed the 10 in one million carcinogenic health risk threshold or the 1.0 chronic health index threshold.

Although it is not discussed in the Certified EIR, TACs would also be generated by the fuel station component of the approved project. A Health Risk Assessment (HRA) was prepared to assess the DPM emissions from construction equipment used during construction of the proposed project and TAC (benzene) emissions from the operation of the fuel station, which were not included in the Certified EIR analysis (see Appendix B, Health Risk Assessment Memorandum). Of the toxic compounds emitted from gasoline stations, benzene, ethylbenzene, and naphthalene have cancer toxicity values. However, benzene is the TAC that drives the risk, accounting for 87 percent of cancer risk from gasoline vapors, and constitutes more than four times the weight in gasoline than ethylbenzene and naphthalene, respectively. Therefore, ethylbenzene and naphthalene have not been modeled and are instead considered significant if benzene emissions are significant. Benzene emissions associated with the proposed project were computed based on the maximum anticipated throughput of fuel (i.e., approximately 5 million gallons per year), using California Air Resources Board (CARB) emission factors for fueldispensing facilities and assuming that benzene makes up 0.46 percent of gasoline vapor.

CARB and MDAQMD have adopted regulations requiring all gasoline dispensing facilities to use vapor recovery systems to capture VOCs emitted during both delivery and refueling. These systems include Phase I equipment, capturing vapors from fuel tank deliveries, and Phase II equipment, recovering fuel vapors generated at the nozzle during vehicle fueling. This limits

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3. ENVIRONMENTAL ANALYSIS
JANUARY 2026 3-19
exposure to toxic air contaminates like benzene, protecting workers and nearby communities.

Facilities must use CARB-certified equipment, undergo regular performance testing (annual or semi-annual depending on throughput), maintain logs, and ensure all components (nozzles, hoses, etc.) meet stringent standards to reduce VOC emissions.

Table 3, Cancer Risk Assessment Results, shows that carcinogenic risk resulting from the proposed project would not exceed the 10 in one million threshold. The calculations conservatively assume no cleaner technology with lower emissions in future years. Table 3 shows that at the maximally exposed receptor, construction risk would be 0.15 in one million, and operational risk would be 0.393 in one million. Worst-case worker exposure would also not exceed the 10 in one million threshold. Therefore, carcinogenic hazards are calculated to be within acceptable limits, and impacts would be less than significant with respect to cancer risk.

Table 3 Cancer Risk Assessment Results
Receptors
Cancer Risk (per million) 1,2,3
Construction
Operations Construction
and Operation
Trucks Combined
Fuel
Station
Total
Operations
Residences
Approximately 440 feet
northeast

0.13 0.003 0.39 0.393 0.523
Approximately 462 feet
northwest

0.15 0.002 0.34 0.342 0.492
Significance Threshold
(Risk per Million)
10 10 10 10 10
Exceeds Significance
Threshold?
No No No No No
Worker Exposure
Approximately 118 feet east 0.09 0.003 0.80 0.803 0.893 Significance Threshold
(Risk per Million)
10 10 10 10 10
Exceeds Significance
Threshold?
No No No No No
Source: Kimley-Horn 2025b (Appendix B)
Notes:

1. The reported risk is at the closest receptor (maximally exposed individual receptor [MEIR]) for each exposure category.

2. Risk from construction and trucks is from PM10, and risk from the gas dispensing facility is benzene.

3. The maximum cancer risk is based on worst-case exposure durations for the project; 95th percentile breathing rates for less than two years old and 80th percentile for two years and older; and 30-, 25-, and 9- year averaging time for residences, workers, and students, respectively.

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3-20 PlaceWorks
The significance thresholds for TAC exposure also require an evaluation of non-cancer risk stated in terms of a hazard index. Acute and chronic impacts of the proposed project are shown in Table 4, Chronic and Acute Hazard Assessment Results. An acute or chronic hazard index of

1.0 is considered individually significant. The hazard index is calculated by dividing the acute or chronic exposure by the reference exposure level. Table 4 shows that non-carcinogenic hazards are calculated to be within acceptable limits, resulting in a less than significant impact.

Table 4 Chronic and Acute Hazard Assessment Results
Emissions Sources Chronic Hazard Acute Hazard
Residential Receptors
Construction 0.000256 N/A
Trucks 0.000001 N/A
Fuel Station 0.006269 0.016999
Threshold 1.0 1.0
Threshold Exceeded? No No
Worker Receptors
Construction 0.001813 N/A
Trucks 0.000002 N/A
Fuel Station 0.011827 0.027863
Threshold 1.0 1.0
Threshold Exceeded? No No
Source: Kimley-Horn 2025b (Appendix B).

Notes: N/A = not applicable, acute health risk for DPM cannot be calculated No new impacts relative to carcinogenic health risk or non-carcinogenic hazards evaluated in the Certified EIR would occur with the development of the proposed project. As described above, the proposed project’s carcinogenic risk would not exceed the MDAQMD’s threshold of 10 in one million and non-carcinogenic hazards are also below the acceptable limits. It should be noted that the Certified EIR did not analyze TAC emissions associated with the fuel station.

However, consistent with CARB’s Gasoline Service Station Industrywide Risk Assessment Technical Guidance Manual and Gasoline Service Station Industrywide Risk Assessment Supplemental Policy Guidance Document, these emissions have been included in this health risk analysis. As noted previously, even with these additional sources of TACs, the health risk remains below MDAQMD’s thresholds.

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JANUARY 2026 3-21
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The MDAQMD regulates odors through Rule 402 (Nuisance). Rule 402 prohibits the discharge from any source that 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. Typical land uses that generate odors include agriculture (farming and livestock), wastewater treatment plants, food processing plants, chemical plants, composting facilities, refineries, landfills, dairies, and fiberglass molding.

During construction-related activities, some odors (not substantial pollutant concentrations) that may be detected are those typical of construction vehicles (e.g. diesel exhaust from grading and construction equipment). These odors are a temporary short-term impact that is typical of construction projects and would disperse rapidly. The Certified EIR for the approved project determined that odors associated with the approved project would be less than significant.

Consistent with the Certified EIR, the proposed project would not include any of the land uses that have been identified by the MDAQMD as odor sources. Therefore, the proposed project would not create objectionable odors.

3.3.3 Adopted Mitigation Measures Applicable to the Proposed Project
The following mitigation measures were taken directly from the Certified EIR and would be incorporated as part of the proposed project. Applicable mitigation measures from the Certified EIR have been incorporated into the proposed project’s mitigation monitoring and reporting program. Mitigation Measure 4.3.2A was incorporated as part of the approved project and does not apply to the proposed project. Any modifications to these mitigation measures are shown in strikethrough for deleted text and underline for new, inserted text.

The Certified EIR Mitigation Measure 4.3.1A and 4.3.2A are reproduced below.

4.3.1A Prior to issuance of grading permits, the construction contractor shall provide evidence showing that the following measures shall be implemented to reduce NOX and

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3-22 PlaceWorks
PM10 emissions from ground disturbance and VOC emissions from application of architectural coatings:
 The construction contractor shall select the construction equipment used on site based on low emission factors and high energy efficiency. The construction contractor shall ensure that construction grading plans include a statement that all construction equipment will be tuned and maintained in accordance with the manufacturer’s specifications.
 The construction contractor shall demonstrate to the Town that construction activities shall make use of alternatively fueled equipment or catalystequipped diesel powered equipment to the extent such alternative fuels are available.
 The construction contractor shall ensure that construction grading plans include a statement that work crews will shut off equipment when not in use.  The construction contractor shall time the construction activities so as not to interfere with peak hour traffic and to minimize obstruction of through traffic lanes adjacent to the site; if necessary, a flagperson shall be retained to maintain safety adjacent to existing roadways.
 The construction contractor shall support and encourage ridesharing and transit incentives for the construction crew.
 The construction contractor shall demonstrate compliance with the fugitive dust suppression measures 403 a) through 403 e) contained in MDAQMD Rule 403.
 The construction contractor shall demonstrate compliance with the VOC suppression measures contained in MDAQMD 1113.
 The construction contractor shall apply non-toxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more).  The construction contractor shall water active sites at least twice daily (Locations where grading is to occur shall be thoroughly watered prior to earthmoving).
 The construction contractor shall provide evidence to the Town that all trucks hauling dirt, sand, soil, or maintain at least two feet of freeboard (vertical

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JANUARY 2026 3-23
space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code (CVC) section 23114.  The construction contractor shall pave construction access roads at least 100 feet onto the site from the main road.
 The construction contractor shall promote the reduction of traffic speeds on all unpaved roads to 15 miles per hour (mph) or less.

4.3.2A Prior to issuance of building permits, the project applicant shall provide evidence to the Town that applicable (as determined by the Town) Transportation Demand Management (TDM) measures are incorporated into the design of the proposed project. At a minimum, the TDM measures shall include: 1) Bicycle Storage – The project shall provide secure, adequate and convenient bicycle storage facilities for a minimum of 12 bicycles; 2) Information Center – A transportation information center shall be provided within the Wal-Mart store; and 3) preferential parking for employee carpool. The information center shall be located in a central location will good customer visibility. The information center shall provide information concerning public transportation options including route and schedules for local bus service.

3.4 BIOLOGICAL RESOURCES

3.4.1 Summary of Impacts Identified in the Approved Project  Special-Status Species. The Certified EIR concluded that seven non-listed sensitive species had a low potential to occur on-site, including the loggerhead shrike, California horned lark, and San Diego black-tailed jackrabbit, which were observed on-site during surveys. The Certified EIR determined that construction activities could affect nesting birds protected under the Migratory Bird Treaty Act (MBTA). Therefore, Mitigation Measure 4.4.1C requires a pre-construction nesting bird survey if work occurs during the nesting season. Additionally, because burrowing owl was not detected but could occur, Mitigation Measures 4.4.1A through 4.4.1C were incorporated to ensure impacts would be reduced to less than significant levels.
 Riparian Habitat or Other Sensitive Natural Communities. The Certified EIR determined that no jurisdictional waters or riparian habitats were present on the site. However, the plant palette for the approved project included Mexican palo verde (Parkinsonia aculeata), a non-native species under review by the California Invasive Pest Plant Council (Cal-IPC) for potential invasiveness. Mitigation Measure 4.4.2A prohibits the use of this species in

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landscaping. With implementation of this measure, impacts to sensitive natural communities were considered less than significant.
 Jurisdictional Waters/Wetlands. Field reconnaissance identified no wetlands, blue-line streams, or other jurisdictional features on the project site. Therefore, the Certified EIR determined that the approved project would result in no impact to jurisdictional waters or wetlands communities.
 Wildlife Movement or Habitat Fragmentation. The Certified EIR found that the project site is surrounded by existing development and roadways to the north, east, and west, which already act as barriers to wildlife movement. Although a small loss of Joshua tree woodland would occur, the project would not result in substantial habitat fragmentation or impede existing wildlife corridors. Therefore, impacts to wildlife movement were determined to be less than significant.
 Local Policies and Ordinances. The Certified EIR determined that the approved project would comply with the Town of Yucca Valley’s Native Plant Protection and Management Ordinance, which requires permits for removal of native species such as Joshua tree, yucca, and California juniper, consistent with the California Desert Native Plants Act (Food and Agricultural Code Section 80001 et seq.). Therefore, impacts associated with compliance with local biological resource policies and ordinances were determined to be less than significant.
 Habitat Conservation Plans. The Certified EIR identified that the project site is not covered by any adopted habitat conservation plan, but lies within the Western Mojave Recovery Unit of the Desert Tortoise Recovery Plan, outside any designated management area. At the time of certification, the West Mojave Plan was in draft form and, if approved, could include the project area; however, the project site was not within any designated conservation area and would not conflict with the draft plan’s provisions. Therefore, impacts related to habitat conservation plans were considered less than significant.

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3.4.2 Impacts Associated with the Proposed Project
Would the project:

Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Have a substantial
adverse effect, either
directly or through
habitat modifications, on
any species identified as
a candidate, sensitive, or
special status species in
local or regional plans,
policies, or regulations,
or by the California
Department of Fish and
Wildlife or U.S. Fish and
Wildlife Service?
LTS/M No No No Yes
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
Wildlife or U.S. Fish and
Wildlife Service?
LTS/M No No No Yes
c) Have a substantial
adverse effect on state
or federally protected
NI No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
wetlands (including, but
not limited to, marsh,
vernal pool, coastal, etc.)
through direct removal,
filling, hydrological
interruption, or other
means?
d) Interfere substantially
with the movement of
any native resident or
migratory fish or wildlife
species or with
established native
resident or migratory
wildlife corridors, or
impede the use of native
wildlife nursery sites?
LTS No No No Yes
e) Conflict with any local
policies or ordinances
protecting biological
resources, such as a tree
preservation policy or
ordinance?
LTS No No No Yes
f) Conflict with the
provisions of an adopted
Habitat Conservation
Plan, Natural Community
Conservation Plan, or
other approved local,
regional, or state habitat
conservation plan?
LTS No No No Yes

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Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The project site is now fully developed and paved as part of the approved commercial center analyzed in the Certified EIR, and no remaining natural or undeveloped areas remain within the site boundaries. Accordingly, the site no longer provides suitable habitat for special-status species, burrowing owl, or other ground- or vegetation-dependent wildlife. Because the site is entirely developed, Mitigation Measures 4.4.1A (focused burrowing owl surveys) and 4.4.1B (avoidance and relocation procedures) are no longer applicable or necessary. However, consistent with the Certified EIR, Mitigation Measure 4.4.1C (protection of nesting birds pursuant to the Migratory Bird Treaty Act) remains applicable to ensure compliance with federal and state regulations in case of any nesting activity in ornamental trees or structures during construction. With implementation of Mitigation Measure 4.4.1C, potential impacts to specialstatus species would remain less than significant.

The proposed project would remain within the boundaries of the approved Specific Plan area, and as with the Certified EIR, no potential jurisdictional waters or riparian habitat were identified on the proposed site. As identified in the Certified EIR of the approved project, the Town’s plant palette calls for the planting of Mexican palo verde trees (Parkinsonia aculeate) which has the potential to affect natural sensitive communities. The proposed project would incorporate Mitigation Measure 4.4.2A, to exclude the Mexican palo verde trees from the proposed project landscaping plan. Therefore, impacts would be reduced to less than significant with mitigation, consistent with the approved project.

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Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
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?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area, and consistent with the Certified EIR, no potential jurisdictional waters or riparian habitat were identified on the project site. Consistent with the Certified EIR, the proposed project would have no impact on state or federally protected wetlands.

The project site is now fully developed and consists entirely of paved parking areas and ornamental landscaping associated with the existing Walmart Supercenter. The site no longer supports Joshua tree woodland or other native vegetation identified in the Certified EIR.

Surrounding development and roadways already preclude wildlife movement through the area, and the site no longer functions as part of a migratory corridor or wildlife nursery. As such, the proposed project would not interfere with wildlife movement or habitat connectivity. However, consistent with the Certified EIR, Mitigation Measure 4.4.1C (compliance with the Migratory Bird Treaty Act and California Fish and Game Code) remains applicable to ensure protection of potential nesting birds in ornamental trees or structures during the nesting season. With implementation of Mitigation Measure 4.4.1C, impacts would remain less than significant.

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criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area and would be subject to the same local and regional policies and ordinances related to biological resources. Since the certification of the EIR for the approved project, protected plants on-site, such as the silver cholla, beavertail cactus, diamond cholla, and western Joshua tree, were relocated from the project site. The nearest western Joshua tree is more than 60 feet from the project site, and the site currently contains ornamental landscaping identified in Yucca Valley’s plant palette. However, any project that involves ground-disturbing activities is required to submit a Native Plant Permit with photos in accordance with the Biological Resources Element of the General Plan and the Native Plant Protection and Management Ordinance to confirm the presence or absence of Joshua tree, Mojave yucca, Parry's nolina, California juniper, Our Lord’s candle, or Pinon pine (Pinus monophylla) (Yucca Valley 2022). If any of these species are identified on the site during the Native Plant Permit process, the applicant would be required to submit a plot plan for approval in accordance with local policies. In addition, the Native Plant Protection and Management Ordinance requires compliance with provisions of the California Desert Native Plants Act. A plot plan must be approved by the Community Development Department identifying which trees or plants are authorized for removal or relocation.

The proposed project would adhere to the palette of plants prescribed in the Specific Plan for the proposed landscaping, in accordance with Policy 8 of the Biological Resources Element of the General Plan. Therefore, with adherence to local policies and ordinances, impacts would remain less than significant.

The proposed project would remain within the boundaries of the approved Specific Plan area.

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As identified by the Certified EIR, the project site is not covered by any habitat conservation plans. The proposed project is not within a designated management area of the Desert Tortoise Recovery Plan (USFWS 2011). The Draft West Mojave Plan remains in progress (BLM 2025). The proposed project may be subject to provisions of the Plan (e.g., payment of fees) upon adoption of the plan; however, there are currently no habitat mitigation fees established. Therefore, impacts would remain less than significant.

3.4.3 Adopted Mitigation Measures Applicable to the Proposed Project
The following mitigation measures were taken directly from the Certified EIR and would be incorporated as part of the proposed project. Applicable mitigation measures from the Certified EIR have been incorporated into the proposed project’s mitigation monitoring and reporting program. The Certified EIR included Mitigation Measures 4.4.1A, 4.4.1B, 4.4.1C, 4.4.2A, 4.4.3A, and 4.4.3B. However, because the project site has since been fully developed as a paved commercial parking lot, Mitigation Measures 4.4.1A and 4.4.1B (burrowing owl surveys and relocation procedures) and 4.4.3A and 4.4.3B (on-site habitat restoration) are no longer applicable. Mitigation Measure 4.4.1C (protection of nesting birds under the MBTA and California Fish and Game Code) remains applicable to ensure compliance if active nests are present during construction or demolition activities. Mitigation Measure 4.4.2A (protection or relocation of Joshua trees and other native plants) remains included for reference and consistency with the Certified EIR, although no Joshua trees or native vegetation currently exist on the developed project site. Any modifications to these mitigation measures are shown in strikethrough for deleted text and underline for new, inserted text.

4.4.1A Prior to site grading, a focused survey for the burrowing owl shall be conducted on the project site by a qualified biologist to determine on-site presence/absence of this species. The focused burrowing owl survey shall be conducted during the appropriate breeding season (February 1 to August 31) and/or within 30 days prior to the commencement of grading activities. If the survey determines that the burrowing owl is present, Mitigation Measure 4.4.1B shall apply. Conversely, if the burrowing owl is absent from the project site, no further mitigation is required.

4.4.1B Any burrowing owls identified during on-site focused surveys shall be relocated by a qualified biologist prior to the commencement of grading activities. The relocation

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of any specimen shall be conducted per applicable CDFG and/or USFWS procedures.

Relocation of on-site burrowing owls shall not be permitted during the nesting season for this species.

4.4.1C In accordance with the MBTA, the removal of vegetation or other potential nesting habitat shall be conducted outside of the avian nesting season (February through August). If construction occurs during the avian nesting season, a preconstruction nesting bird survey shall be conducted seven days prior to any ground disturbing activities. If birds are found to be nesting inside, or within 250 feet (500 feet for raptors) of the impact area, construction will need to be postponed until it is determined by a qualified biologist that the nest is no longer active.

4.4.2A Exclude the Mexican Palo Verde tree (Parkinsonia aculeate) from the plant palette proposed in the landscaping plan.

4.4.3A In compliance with the USFWS 1992 Field Survey Protocol for desert tortoise, a preconstruction clearance survey is required in addition to the focused protocol survey.

A preconstruction clearance survey shall be conducted within 30 days prior to any ground disturbing activities. If the clearance survey is positive, incidental take permits will be required from the USFWS and the CDFG prior to any ground disturbing activities.

The permits would stipulate required actions such as relocation of the tortoises, installation of a tortoise proof fence, etc.

4.4.3B Pursuant to the USFWS 1992 Field Survey Protocol, focused presence/absence surveys, which must be conducted during the activity period of the tortoise between March 25 and May 31, are valid for one year. Therefore, if construction is not initiated prior to March 25, 2007, another focused protocol survey will be required between March 25 and May 31 to determine presence/absence of desert tortoise within the project site impact area. If the focused protocol survey is positive, incidental take permits will be required from the USFWS and the CDFG.

3.5 CULTURAL RESOURCES

3.5.1 Summary of Impacts Identified in the Approved Project  Historical Resources. The Certified EIR identified that the former historic SR-62 was located along the northern boundary of the project area. However, regular maintenance, resurfacing, and widening to a four-lane thoroughfare have obliterated any trace of the original highway alignment. The Certified EIR concluded that no further investigation or monitoring was warranted for SR-62 and that no other historical structures or features were present on-site. The EIR noted, however, that buried historical resources could potentially be discovered during grading or construction. Implementation of Mitigation Measure 4.5.1A

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requires procedures for the evaluation and protection of any inadvertently discovered historical resources, ensuring impacts would be less than significant.  Archaeological Resources. The Certified EIR reported that no archaeological resources were identified during the literature search or field survey. Nonetheless, grading could expose previously unknown buried archaeological resources. The Certified EIR required implementation of Mitigation Measures 4.5.2A and 4.5.2B, which mandate archaeological monitoring during ground disturbance and appropriate treatment of discovered resources.

With these measures in place, impacts related to archaeological resources were determined to be less than significant.
 Human Remains. The Certified EIR found that no cemeteries or known human remains exist within the project site. However, because ground-disturbing activities could inadvertently uncover unknown human remains, compliance with State Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98 is required. These statutes mandate immediate cessation of work, notification of the San Bernardino County Coroner, and, if applicable, consultation with the NAHC and the Most Likely Descendant to determine appropriate treatment. Adherence to these existing regulations ensured impacts would be less than significant.

3.5.2 Impacts Associated with the Proposed Project
Would the project:

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
b) Cause a substantial
adverse change in the
significance of an
archaeological resource
pursuant to § 15064.5?
LTS/M No No No Yes
c) Disturb any human
remains, including those
interred outside of
dedicated cemeteries?
LTS No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR a) Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area.

The project site is bordered by SR-62 to the north; however, as identified in the Certified EIR, regular maintenance, resurfacing, and widening to a four-lane thoroughfare has obliterated any trace of the historic portions of Highway 62 within or adjacent to the project site. Additionally, the project site is not listed in the California Register of Historical Resources, National Register of Historic Places, California State Historical Landmarks, or Points of Historical Interest or in a local register of historical resources (OHP 2025, NPS 2025). However, the proposed project could result in the discovery of unknown buried historical resources as a result of excavations needed for the USTs. Mitigation Measure 4.5.1A from the Certified EIR would ensure potential impacts remain less than significant.

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criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would be within the boundaries of the approved Specific Plan area. As such, the Certified EIR findings would apply to the proposed project. Although no on-site archaeological resources were identified during the literature search or field survey, the potential for discovery of unknown buried archaeological resources, including tribal cultural resources, remains during grading or construction. Mitigation Measures 4.5.2A, and 4.5.2B from the Certified EIR would reduce impacts to a less than significant level.

As discussed in the Certified EIR, no cemetery or human remains have been identified on-site.

Since certification of the EIR, the project site has since been developed with the Walmart Supercenter parking lot; therefore, the likelihood of discovering unknown human remains is low. Nevertheless, earthwork activities associated with the construction of the proposed project still have the potential to unearth unknown human remains. Adherence to state and federal policies including Section 7050.5 of the State’s Health and Safety Code, and Public Resources Code Section 5097.98 would require halting work, notification of the County Coroner and the Native American Heritage Commission, and consultation with the most likely descendent as needed. Compliance with these existing requirements would ensure impacts remain less than significant.

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3.5.3 Adopted Mitigation Measures Applicable to the Proposed Project
The following mitigation measures were taken directly from the Certified EIR and would be incorporated as part of the proposed project. These mitigation measures have been incorporated into the proposed project’s mitigation monitoring and reporting program.

Mitigation Measure 4.5.2.B has been modified as applicable to reflect minor changes generated by the SB 18 consultation process for the proposed project. Any modifications to these mitigation measures are shown in strikethrough for deleted text and underline for new, inserted text.

The Certified EIR Mitigation Measures 4.5.1A, 4.5.2A, and 4.5.2B are reproduced below.

4.5.1A In the event a historical resource is uncovered, discovered, or otherwise detected or observed during the course of grading or construction of the project, grounddisturbing activities within 50 feet of the find shall cease until the nature and extent of the find can be evaluated by a qualified historian (meeting Secretary of Interior Standards) If any such resource is uncovered during the course of project-related grading or construction, appropriate mitigation measures, recordation, and removal procedures shall be required prior to any resumption of work in the affected area of the project.

4.5.2A Prior to grading activities, an archeological resource monitoring plan shall be submitted for review and approved by the Town. The archeological resource monitoring plan shall require monitoring of the upper ten (10) feet of topsoil. If after 100 percent of soils to five (5) feet below original grade has been monitored and no archaeological resources have been identified, the Project Archaeologist may discontinue monitoring.

In the event an archaeological resource is uncovered, discovered, or otherwise detected or observed during the course of grading or construction of the project, grounddisturbing activities within 50 feet of the find shall cease until the nature and extent of the find can be evaluated by a qualified archaeologist (meeting Secretary of Interior Standards). If any such resource uncovered during the course of project-related grading or construction, appropriate mitigation measures, recordation, and removal procedures shall be required prior to any resumption of work in the affected area of the project.

4.5.2B In the event a Native American cultural resource is uncovered, discovered, or otherwise detected or observed during the course of grading or construction of the project, Prior to the start of construction, the one tribal monitor from the Consulting Tribe (either Yuhaaviatam of San Manuel Nation, Morongo Band of Mission Indians,

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Agua Caliente Band of Cahuilla Indians, or Twenty-nine Nine Palms Band of Mission Indians) shall be, hired by the project applicant, to shall contact the Morongo Band of Mission Indians (“Tribe”). If requested by the Tribe, the monitor, at the applicant’s discretion, shall provide monitoring during ground disturbing construction activities, and if needed, consult on the discovery and its disposition.

3.6 ENERGY

3.6.1 Summary of Impacts Identified in the Approved Project The Certified EIR did not address energy impacts as an Appendix G checklist topic because it was drafted and adopted before the Natural Resources Agency revised Appendix G of the CEQA Guidelines to add energy as a distinct Appendix G checklist topic consistent with Appendix F of the CEQA Guidelines.

The Certified EIR discussed energy consumption with respect to significant irreversible environmental effects, noting that while the approved project would consume electricity and natural gas resources, the approved project would not result in the loss of availability of these resources. The Certified EIR also evaluated the approved project’s consistency applicable greenhouse gas emissions reductions strategies including the California Building Energy Efficiency Standards and Appliance Energy Efficiency Standards. This analysis noted that mitigation measures incorporated to reduce air quality impacts, Mitigation Measures 4.3.1A and

4.3.2A, would also reduce energy consumption during construction and operation of the approved project.

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3.6.2 Impacts Associated with the Proposed Project
Would the project:

Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Result in potentially
significant
environmental impact
due to wasteful,
inefficient, or
unnecessary
consumption of energy
resources, during project
construction or
operation?
N/A No No No Yes
b) Conflict with or obstruct
a state or local plan for
renewable energy or
energy efficiency?
N/A No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR The analysis in this section is based in part on the Air Quality and Greenhouse Gas EIR Addendum Analysis Memorandum prepared by Kimley-Horn and Associates Inc. on August 27, 2025, and included in Appendix A.
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

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CONSTRUCTION
As with the development pursuant to the Certified EIR, construction of the proposed project would consume energy in the short term through electricity use, construction vehicles and equipment fuel consumption, and bound energy in construction materials (e.g., asphalt, steel, concrete, pipes, lumber, glass).

Electrical Energy
The majority of construction equipment would be gas or diesel powered, and electricity would not be used to power most of the construction equipment. Electricity use during construction would vary during different phases of construction. Later construction phases could result in the use of electricity-powered equipment for interior construction and architectural coatings. It is anticipated that the majority of electric-powered construction equipment would be hand tools (e.g., power drills, table saws) and lighting, which would result in minimal electricity usage during construction activities. Therefore, project-related construction activities would not result in wasteful or unnecessary electricity demands, and impacts would be less than significant.

Furthermore, development under the proposed project would not introduce new types of construction processes or activities compared to what was previously considered in the Certified EIR. Therefore, the proposed project would not result in a significant impact related to electricity use during the construction phase.

Natural Gas Energy
It is not anticipated that construction equipment used for the proposed project would be powered by natural gas, and no natural gas demand is anticipated during construction.

Transportation Energy
Transportation energy use depends on the type and number of trips, vehicle miles traveled, fuel efficiency of vehicles, and travel mode. Transportation energy use during construction would come from the transport and use of construction equipment, delivery vehicles and haul trucks, and construction employee vehicles that would use diesel fuel and/or gasoline. It is anticipated that the majority of off-road construction equipment, such as those used during grading, would be gas or diesel powered.

The use of energy resources by vehicles and equipment would fluctuate according to the phase of construction. In addition, construction equipment would cease operating upon completion of proposed project construction. Thus, impacts related to transportation energy use during

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construction would be temporary and would not require expanded energy supplies or the construction of new infrastructure.

Furthermore, to limit wasteful and unnecessary energy consumption, the construction contractors would minimize nonessential idling of construction equipment during construction, in accordance with the California Code of Regulations, Title 13, Article 4.8, Chapter 9, Section 2449. Construction trips would also not result in unnecessary use of energy since the project site is centrally located and is served by numerous regional freeway systems (e.g., SR-62) that provide the most direct routes from various areas of the region.

Moreover, development under the proposed project would not introduce new types of construction processes or activities compared to what was previously considered in the Certified EIR. No unusual project characteristics would necessitate the use of construction equipment that would be less energy efficient than for development pursuant to the approved project. Therefore, it is expected that construction fuel consumption associated with the proposed project would not be any more inefficient, wasteful, or unnecessary than the energy required for development contemplated in the Certified EIR.

OPERATION
Operation of the proposed project would generate similar demand for energy when compared to the approved project. Operational energy sources include building electricity and natural gas associated with the convenience store building and lighting at the fuel station, in addition to transportation energy demand associated with vehicles traveling to and from the site. As a fuel station project, the proposed project would involve expansion of an approved fuel station at the project site to support the sale of transportation fuels and would not directly result in wasteful or unnecessary fuel consumption. The proposed project would meet existing and forecast demand for additional fuel and would not induce additional demand. Moreover, additional demand or consumption of energy resources does not mean the consumption or demand thereof would be inefficiency, wasteful, or unnecessary. Fuel consumption resulting from operation of the proposed project that is under the control of the project proponent would be limited to company-sponsored vehicle trips (e.g., contracted deliveries) and equipment use onsite, which would be necessary for the operation of the proposed project. Therefore, as discussed in greater detail below, operation of the proposed project would not be any more inefficient, wasteful, or unnecessary than the fuel consumption required for development contemplated in the Certified EIR.

Building Energy Use
The electricity and natural gas consumption associated with the building and lighting fixtures under the proposed project are shown in Table 5, Operation-Related Energy Consumption.

Because energy use under the approved project was not quantified in the Certified EIR, this analysis conservatively accounts for the total increase in electricity and natural gas consumption

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associated with the uses under the proposed project. Energy use from the same uses under the approved project would be similar to that of the proposed project.

Table 5 Operation-Related Energy Consumption
Electricity (kWh/year) Natural Gas (KBTU/year)
Convenience Store with Gas Station 50,223 26,265
Parking Lot 44,767 0
TOTAL 94,990 26,265
Source: Kimley-Horn 2025a (Appendix A)
Notes: kWh = kilowatt-hours; KBTU = kilo-British Thermal Units Electricity and natural gas use are based on the proposed project’s CalEEMod default energy consumption shown in Appendix A.

While the proposed project would generate energy demand at the site, it would still be required to comply with the latest Building Energy Efficiency Standards and CALGreen standards. In addition to the proposed building energy efficiency, Southern California Edison (SCE) is required to comply with the state’s renewable portfolios standard (RPS), which mandates utilities to procure a certain proportion of electricity from eligible renewable and carbon-free sources and increasing the proportion through the coming years with an ultimate procurement requirement of 100 percent by 2045. The RPS requirements would support use of electricity by the proposed project that is generated from renewable or carbon-free sources. Energy consumption for the on-site uses would also be similar to that of the approved project. Therefore, it is expected that building and lighting energy consumption associated with the proposed project would not be any more inefficient, wasteful, or unnecessary than the energy required for development contemplated in the Certified EIR.

Transportation Fuel Use
The proposed project would consume transportation energy during operations from the use of motor vehicles associated with employees and patrons of the proposed project. The proposed project would generate a net increase in 52 average daily vehicle trips over the approved project (see Appendix F). To provide a conservative estimate of transportation fuel consumption under the proposed project, the fuel associated with the project’s total increase of 826 trips is shown in Table 6, Annual Transportation Energy Fuel Consumption.

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Table 6 Annual Transportation Energy Fuel Consumption
Fuel Type Proposed Project
Gasoline
VMT 4,451,855
Gallons 200,543
Miles per Gallon 22.20
Diesel
VMT 263,608
Gallons 25,610
Miles per Gallon 10.29
Compressed Natural Gas
VMT 6,792
Gallons 897
Miles per Gallon 7.57
Electricity
VMT 354,777
kWh 124,652
Miles per kWh 2.85
Total VMT 5,077,032
Source: EMFAC 2025 (v.2.0.0); Kimley-Horn 2025a, 2025d.

Notes: CalEEMod default fleet mix from Appendix A, project trip estimate from Appendix F; EMFAC emissions inventory used year 2025, consistent with the operational year used for the AQ/GHG modeling in Appendix A.

Fuel efficiency of vehicles after full buildout would improve on average compared to vehicle fuel efficiencies experienced under existing conditions, thereby resulting in a lower per capita fuel consumption, assuming travel distances, travel modes, and trip rates remain the same. The improvement in fuel efficiency would be attributable to the statewide fuel reduction strategies and regulatory compliances (e.g., Corporate Average Fuel Economy [CAFE] standards), resulting in new cars that are more fuel efficient and the attrition of older, less fuel-efficient vehicles. The CAFE standards are not directly applicable to land use development projects, but to car manufacturers. Thus, the drivers do not have direct control in determining the fuel efficiency of vehicles manufactured and that are made available. However, compliance with the CAFE standards by car manufacturers would ensure that vehicles produced in future years have greater fuel efficiency and would generally result in an overall benefit of reducing fuel usage by providing more fuel-efficient vehicle options to consumers. Last, because electricity consumed in California is required to meet the increasing renewable energy mix requirements under the State’s RPS and accelerated by SB 1020, greater and greater proportions of electricity consumed for transportation energy demand envisioned under the proposed project would be generated from renewable energy sources rather than fossil fuels through 2045.

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Furthermore, the proposed project’s net increase of 52 trips would result in transportation fuel consumption similar to that of the proposed project. Overall, project operations would not result in excessive and wasteful vehicle trips and VMT, nor excess and wasteful vehicle energy consumption compared to the approved project.

SUMMARY
Energy use under the proposed project would be similar to that of the approved project. Both the proposed project and approved project include a fuel station land use, the construction and operation of which would result in similar electricity and natural gas consumption on the site.

While the proposed project would increase trips to the project site when compared to the approved project, this approximately 7 percent net increase in trips associated with the fuel station/convenience store would result in similar a similar net increase fuel usage. Therefore, when compared to the approved project, the proposed project would not increase impacts with respect to unnecessary, wasteful, or inefficient energy consumption.

The proposed project would be required to adhere to federal, State, and local requirements for energy efficiency, including the California Energy Code Building Energy Efficiency Standards (California Code of Regulations [CCR] Title 24, Part 6) and the CALGreen Code (24 CCR Part 11).

Building energy efficiency standards establish minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting. Compliance with Building Energy Efficiency Standards and CALGreen requirements would help to significantly reduce energy usage associated with the proposed project.

CALIFORNIA RENEWABLES PORTFOLIO STANDARD PROGRAM
The State’s electricity grid is transitioning to renewable energy under California’s RPS Program.

Eligible renewable sources under the RPS include wind, small hydropower, solar, geothermal, biomass, and biogas. The RPS goals have been updated since adoption of SB 1078 in 2002. In general, California has RPS requirements of 50 percent renewable energy by 2026 (SB 100), 60 percent by 2030 (SB 100), 90 percent by 2035 (SB 1020), and 100 percent carbon free by 2045 (SB 100 and SB 1020). The statewide RPS goal is not directly applicable to individual

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development projects but to utilities and energy providers such as SCE, which is the utility that would provide the entirety of the electricity needs for the proposed project. SCE’s compliance with the RPS goals would support the State in meeting its objective in transitioning to renewable energy.

The statewide RPS goal is not directly applicable to individual development projects, but to utilities and energy providers such as SCE, which is the utility that would provide all of the electricity needs for the Proposed Project. Compliance of SCE in meeting the RPS goals would ensure the State in meeting its objective in transitioning to renewable energy. Similar to the approved project, the proposed project would be subject to Building Energy Efficiency Standards and CALGreen requirements. The increase in fuel pumps under the proposed project would not result in new or increase the severity of impacts as it pertains to consistency with renewable energy or energy efficiency plans compared to the approved project.

No changes proposed by the proposed project compared to the approved project would result in any new or substantially more severe significant impacts with respect to obstructing a state or local plan for renewable energy or energy efficiency. Therefore, preparation of a supplemental or subsequent EIR is not required by CEQA.

3.6.3 Adopted Mitigation Measures Applicable to the Proposed Project
The Certified EIR did not analyze energy impacts pursuant to the CEQA Guidelines Appendix G checklist questions. Therefore, the Certified EIR did not incorporate any mitigation measures to reduce impacts related to energy. As discussed above, energy usage of the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

3.7 Geology and Soils

3.7.1 Summary of Impacts Identified in the Approved Project  Rupture of a Known Earthquake Fault. Although the Town of Yucca Valley is in a seismically active region, the project site is not located within an Alquist–Priolo Earthquake Fault Zone and no known faults cross the site. The Certified EIR found the potential for on-site ground rupture to be very low and impacts less than significant.  Strong Seismic Ground Shaking. Because the site is in a seismically active area, the Certified EIR determined potentially significant impacts from strong ground shaking; with implementation of Mitigation Measure 4.6.1A (CBC/UBC-consistent seismic design and geotechnical recommendations), impacts would be reduced to less than significant.

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 Seismic-Related Ground Failure, Including Liquefaction. Based on subsurface conditions and groundwater depth, the Certified EIR determined the liquefaction potential to be very low and impacts less than significant.
 Landslides. The Certified EIR found the site is not in mountainous or hilly terrain and the potential for landslides is very low; impacts are less than significant.  Soil Erosion or Loss of Topsoil. Because construction would disturb more than one acre, the Certified EIR required compliance with National Pollutant Discharge Elimination System (NPDES) / Construction General Permit (CGP) and a SWPPP with Best Management Practices (BMPs), plus MDAQMD Rules 402/403 for dust control; with these measures, erosion impacts would be less than significant.
 Unstable Soils (landslide, lateral spreading, subsidence, liquefaction, collapse). The Certified EIR identified potential settlement/instability as potentially significant; implementation of Mitigation Measure 4.6.2A (site-specific geotechnical design and earthwork measures such as over-excavation and recompaction) and Mitigation Measure

4.6.3A would reduce impacts to less than significant.
 Expansive Soils. On-site Hanford coarse sandy loam exhibits low shrink-swell potential; the Certified EIR determined expansive-soil impacts to be less than significant (no specific mitigation required).
 Septic/Alternative Wastewater Systems. The approved project does not include septic or alternative wastewater disposal systems; the Certified EIR found no impact.  Paleontological Resources / Unique Geologic Feature. The Certified EIR evaluates this topic in the cultural resources section, consistent with the Appendix G guidelines at the time. The Certified EIR determined that the project site is underlain by coarse late Pleistocene sediments, which are generally unsuitable for preserving significant fossils. Although the site lies within a region known for high paleontological sensitivity, the field survey conducted by a qualified paleontologist concluded that the on-site materials were too coarse to contain well-preserved specimens. Nevertheless, because fine-grained sediments of similar age elsewhere in the region have yielded fossils, impacts were considered potentially significant.

Implementation of Mitigation Measure 4.5.2A, which requires paleontological monitoring and recovery if resources are encountered, reduced impacts to less than significant.

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3.7.2 Impacts Associated with the Proposed Project
Would the project:

LTS No No No Yes
ii) Strong seismic
ground shaking? LTS/M No No No Yes
iii) Seismic-related
ground failure,
including
liquefaction?
LTS No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
iv) Landslides? LTS No No No Yes
b) Result in substantial soil
erosion or the loss of
topsoil?
LTS No No No Yes
c) Be located on a geologic
unit or soil that is
unstable, or that would
become unstable as a
result of the project, and
potentially result in onor off-site landslide,
lateral spreading,
subsidence, liquefaction
or collapse?
LTS/M No No No Yes
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?
LTS No No No Yes
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?
NI No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
f) Directly or indirectly
destroy a unique
paleontological resource
or site or unique
geologic feature?
N/A No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR The analysis in this section is based in part on the Geotechnical Engineering Report prepared by Terracon, dated May 7, 2024, and included in Appendix C. a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. The proposed project would remain within the boundaries of the approved Specific Plan area. Based on a review of the State Fault Hazard Maps, the nearest Alquist–Priolo Earthquake Fault Zone is adjacent to, but does not include, the project site (Appendix C).

While the larger parcel boundaries extend near the mapped fault zone, the project site and its disturbance footprint are entirely outside the zone boundary. No active or potentially active faults are known to cross the project site. Therefore, impacts would remain less than significant.

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under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
ii) Strong seismic ground shaking?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. As discussed in the Certified EIR, the project site is located in southern California, a seismically active region (Appendix C). The type and magnitude of seismic hazards affecting the site are dependent on the distance to causative faults, the intensity, and the magnitude of the seismic event. As calculated using the USGS Unified Hazard Tool, the Eureka Peak fault, which is considered to have the most significant effect on the site from a design standpoint, has a maximum credible earthquake magnitude of 6.47 and is located approximately 1.37 miles from the site. Probabilistic seismic hazard results from the USGS tool indicate that seismic shaking at the project site is predominantly associated with events of approximately magnitude 6.7 from regional fault sources. Although the project site and its area of disturbance are not located within an Alquist-Priolo Earthquake Fault, the project site would be subject to seismic ground shaking.

The proposed project would be required to comply with the seismic design parameters of the California Building Code (CBC), which regulates all building and construction projects and implements a minimum standard for building design and construction that includes specific requirements for seismic safety, evacuation, foundations, retaining walls, and site demolition. Additionally, the proposed project would adhere to the construction and design parameters as identified by the Geotechnical Report which includes but is not limited to, earthwork recommendations, foundation design recommendations, floor slab and pavement design parameters (Appendix C). Implementation of Mitigation Measure

4.6.1A of the Certified EIR, which has been modified for the proposed project, would continue to require adherence to the recommendations contained in the geotechnical investigation and adherence to the Town/State development code would reduce potential impacts associated with damage to structures caused by earthquake to a less than significant level.

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Bernadino County Geologic Maps, the site’s potential for liquefaction hazard is low.

Furthermore, based on the anticipated depth to groundwater, liquefaction hazard potential at the site is considered low. The proposed project would be designed and constructed to withstand liquefaction potential consistent with CBC and the geotechnical engineering report recommendations, thereby reducing impacts to less than significant, consistent with the approved project.

Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
iv) Landslides?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. The proposed project would remain within the boundaries of the approved project site, and as such, the proposed project would remain consistent with the Certified EIR’s findings. As with the Certified EIR, no landslides have been documented in the Town, and the potential for landslides at the project site is very low because of site is flat . Therefore, with adherence with the CBC and the geotechnical engineering report recommendations, impacts would remain less than significant.

Erosion is a normal and inevitable geologic process whereby earthen materials are loosened, worn away, decomposed, or dissolved and removed from one place and transported to another.

The project site contains relatively flat terrain, which decreases the project’s potential to accelerate erosion. Implementation of the proposed project would require limited earthwork which include grading for proper base and slope for the fuel station and convenience store, and utility trenching.

As with the Certified EIR, because the proposed project encompasses an area of more than one acre, the proposed project would be subject to the NPDES permit requirements. These include the preparation of a SWPPP and implementation of best management practices that would describe minimum and advanced construction best management practices for erosion control at the site. Additionally, adherence with existing state and local laws regulating construction

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activities would minimize soil erosion. Therefore, the proposed project would not result in substantial soil erosion or loss of topsoil, and impacts would remain less than significant impact.

The project site is flat and, as discussed above in Impact 3.7 (a)(iv), has low susceptibility to landslides. The geotechnical engineering report concluded that the project site has a low liquefaction hazard (Appendix C). The proposed project would be designed consistent with the CBC and the geotechnical engineering report recommendations. Compliance with CBC and recommendations from the geotechnical engineering report would ensure that the proposed project would not result in or contribute to on- or off-site liquefaction and landslides.

The proposed project would excavate, scarify, moisture condition, and recompact on-site soils in areas to be developed, consistent with recommendations in the geotechnical investigation (Appendix C). With soil recompaction and adherence to the CBC and geotechnical recommendations, the potential for seismic settlement or lateral spreading would be minimal and not expected to result in significant impacts.

The proposed project would remain within the boundaries of the approved Specific Plan area, and as such, the proposed project would remain consistent with the Certified EIR’s findings that no ground subsidence has occurred in the vicinity of the project site. Thus, impacts would remain less than significant.

Based on the results of a consolidation test, soils encountered on the site at depths of approximately 2.5 to 5 feet below ground surface exhibit negligible collapse potential under normal footing loads (Appendix C). Implementation of modified Mitigation Measure 4.6.1A of the Certified EIR, which replaces Mitigation Measure 4.6.3A of the Certified EIR, would reduce impacts associated with soil collapse to a less than significant level.

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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? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area.

As such, the proposed project would remain consistent with the approved project’s findings that the site soils be subject to potentially significant impact associated with expansive soils.

Implementation of modified Mitigation Measure 4.6.1A of the Certified EIR, which replaces Mitigation Measure 4.6.3A of the Certified EIR, would reduce impacts associated with expansive soils to a less than significant level.

As with the approved project, the proposed project does not propose the use of septic tanks or alternative wastewater disposal systems. No impacts related to septic systems would occur.

The Certified EIR of the approved project discussed paleontological resources in Section 3.5, Cultural Resources, and concluded that the project site’s sediments are too coarse to preserve significant paleontological specimens.

Additionally, the proposed project would be developed on the existing Walmart Supercenter parking lot. Although paleontological resources are not expected to be encountered during project construction, it is possible that unknown paleontological resources could be discovered during grading activities. Implementation of Mitigation Measure 4.5.3A from the Certified EIR

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would ensure that impacts to unknown paleontological resources are properly identified and protected. Further, the project site is fully developed and does not include any unique geologic features. Therefore, impacts would remain less than significant as previously, consistent with the conclusion of the Certified EIR.

3.7.3 Adopted Mitigation Measures Applicable to the Proposed Project
The following mitigation measures were taken directly from the Certified EIR and would be incorporated as part of the proposed project. Applicable mitigation measures from the Certified EIR have been incorporated into the proposed project’s mitigation monitoring and reporting program. The Certified EIR identified Mitigation Measures 4.5.3A, 4.6.1A, 4.6.2A, and 4.6.3A.

Mitigation Measures 4.5.3A and 4.6.1A remain applicable to ensure impacts related to strong groundshaking and unstable soils are reduced to less than significant. Mitigation Measures

4.6.2A and 4.6.3A were previously incorporated into the approved project but have been removed from the proposed project’s MMRP because they are duplicative of Mitigation Measure 4.6.1A, which already addresses those requirements.

Any modifications to these mitigation measures are shown in strikethrough for deleted text and underline for new, inserted text
The Certified EIR Mitigation Measures 4.5.3A and 4.6.1A are reproduced below.

4.5.3A Prior to grading activities, a paleontological resource monitoring plan shall be submitted for review and approved by the Town. The paleontological resource monitoring plan shall require monitoring of the upper ten (10) feet of topsoil. If after 100 percent of soils to five (5) feet below original grade has been monitored and no paleontological resources have been identified, the Project Paleontologist may discontinue monitoring. In the event that a paleontological resource is uncovered, discovered, or otherwise detected or observed during the course of grading or construction of the project, ground-disturbing activities within 50 feet of the find shall cease until the nature and extent of the find can be evaluated by a qualified paleontologist (meeting Secretary of Interior Standards). If any such resource uncovered during the course of project-related grading or construction, appropriate mitigation

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measures, recordation, and removal procedures shall be required prior to any resumption of work in the affected area of the project.

4.6.1A The design and construction of the proposed on-site uses shall adhere to the recommendations identified in the geotechnical investigation prepared for the proposed project; engineering standards detailed in the UBC for development within Seismic Zone 4; and/or other design requirements established by the Town. The geotechnical investigation prepared for this project identifies the potential for some degree of structural damage during seismic shaking, but the risk can be reduced through recommendations contained in the geotechnical investigation. These design and construction measures, from the geotechnical investigation, shall include but are not limited to the following):
 The proposed structures may be supported on shallow spread footing foundations bearing on engineered fill, or on drilled shafts. Engineered fill should extend to a minimum depth of 1 feet below the bottom of foundations, or the depth of undocumented fill, or 3 feet below existing grades, whichever is greater.
 The excavation should be widened laterally at least 8 inches for each 12 inches of fill placed below footing base elevations.
 Grading for the proposed station should incorporate the limits of the overexcavation plus a lateral distance of 1 feet beyond the outside edge of perimeter footings, where possible. Overexcavation and replacement is not required for support of drilled shaft foundations.
 It is recommend that the underground storage tanks be over-excavated by about 2 feet in plan area to provide adequate access around the excavation for underground storage tanks construction. The walls of the proposed excavation should be shored or sloped in conformance with OSHA excavation and trench safety standards. If any excavation is extended to a depth of more than 20 feet, it will be necessary to have the side slopes designed by a professional engineer.
 Onsite soils consist of cohesionless sandy soils. Therefore, OSHA Soil Type C should be utilized for sloping considerations and on-site soils shall be sloped at a minimum of 1.5H:1V.
 In areas where sidewalks or paving do not immediately adjoin the structure, it is recommend that protective slopes be provided with a minimum grade of approximately 5 percent for at least 10 feet from perimeter walls.  To reduce the potential for damage caused by movement, we recommend:
o minimizing moisture increases in the backfill;

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o controlling moisture-density during placement of backfill; o using designs which allow vertical movement between the exterior features and adjoining structural elements;
o placing effective control joints on relatively close centers  To minimize post-construction soil movement and provide a uniform support for the buildings, overexcavation and recompaction within the proposed footings shall be performed to a minimum depth of 3 feet below existing grades or 2 feet below the bottom of the proposed footings, whichever is deeper.
 The overexcavation and recompaction within the interior slab-on-grade areas shall be performed to a depth of 2 feet below existing grades or 1 foot below the bottom of the proposed slab sections, whichever is deeper.  The overexcavation and recompaction shall also extend laterally 10 feet beyond the edges of the proposed footings.
 Within the proposed exterior flatwork and pavement areas, overexcavation and recompaction shall be performed to at least 12 inches below existing grade or finish grade, whichever is lower.
 Prior to placement of fill soils, the upper 8 inches of native soils shall be scarified, moisture-conditioned to near optimum moisture content, and recompacted to a minimum of 95 percent of maximum dry density based on ASTM D1557 Test Method.
 The proposed structures shall be supported on a shallow foundation system bearing on at least 2 feet of engineered fill.
 Shoring or sloping back trench sidewalls shall be required within these sandy soils.
 The proposed structure footings shall be designed utilizing an allowable bearing pressure of 2,500 pounds per square foot (psf) for dead-plus-live loads. Footings should have a minimum depth of 18 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is deeper

4.6.2A The design and construction of the proposed on-site uses shall adhere to the recommendations identified in the geotechnical investigation prepared for the proposed project. The geotechnical investigation prepared for this project identifies the potential for some degree of soil settlement, but the risk can be reduced through adherence to recommendations contained in the geotechnical investigation. These design and construction measures, from the geotechnical investigation, shall include the following:

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 To minimize post-construction soil movement and provide a uniform support for the building, overexcavation and recompaction within the proposed footings shall be performed to a minimum depth of 3 feet below existing grades or 2 feet below the bottom of the proposed footings, whichever is deeper.
 The overexcavation and recompaction within the interior slab-on-grade areas shall be performed to a depth of 2 feet below existing grades or 1 foot below the bottom of the proposed slab sections, whichever is deeper.  The overexcavation and recompaction shall also extend laterally 10 feet beyond the edges of the proposed footings.
 Within the proposed exterior flatwork and pavement areas, overexcavation and recompaction shall be performed to at least 12 inches below existing grade or finish grade, whichever is lower.

4.6.3A The design and construction of the proposed on-site uses shall adhere to the recommendations identified in the geotechnical investigation prepared for the proposed project, which identifies the potential for some degree of post-construction settlement.

The risk can be reduced through adherence to recommendations contained in the geotechnical investigation. Theserecommendations include (but shall not be limited to) the following:
 Prior to the placement of fill soils, the upper 8 inches of native soils shall be scarified, moisture-conditioned to near optimum moisture content and recompacted to a minimum of 95 percent of maximum dry density based on ASTM D1557 Test Method.
 Native silty sand or silty sand soils/sand soils are suitable for reuse as engineered fill. Fill material shall be compacted to a minimum of 95 percent of maximum density based on ASTM D1557 Test Method.

3.8 GREENHOUSE GAS EMISSIONS

3.8.1 Summary of Impacts Identified in the Approved Project The Certified EIR analyzed consistency of the approved project with GHG reduction strategies that would reduce GHG emissions, but did not include quantitative analysis under defined thresholds, which were not available at the time the Certified EIR was prepared. The Certified EIR acknowledges that although these strategies may reduce GHG emissions, it was not possible at that time to quantify reductions in GHG emissions. However, the approved project was found

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to be consistent with reduction strategies. As a result, the approved project’s GHG emissions impact were found to be less than significant.

3.8.2 Impacts Associated with the Proposed Project
Would the project:

Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Generate greenhouse gas
emissions, either directly
or indirectly, that may
have a significant impact
on the environment?
N/A No No No Yes
b) Conflict with an
applicable plan, policy or
regulation adopted for
the purpose of reducing
the emissions of
greenhouse gases?
N/A No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR The analysis in this section is based on the Air Quality and Greenhouse Gas EIR Addendum Analysis Memorandum prepared by Kimley-Horn and Associates Inc. dated August 27, 2025, and included in Appendix A.
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

GHG emissions of the proposed project are compared to MDAQMD’s brightline GHG threshold

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of 100,000 short tons of CO2e (carbon-dioxide equivalence) or approximately 90,718 metric tons of CO2e (MTCO2e).

CONSTRUCTION GHG EMISSIONS
The proposed project would result in direct emissions of CO2, N2O, and CH4 (methane) from construction equipment and the transport of materials and construction workers to and from the project site. The GHG emissions would only occur during temporary construction activities and would cease once construction is complete. The total GHG emissions generated during the construction of the proposed project are shown in Table 7, Project Construction–Related Greenhouse Gas Emissions. As shown in Table 7, the proposed project would result in the generation of approximately 102 MTCO2e throughout the course of construction. The amortized project construction emissions would be 3 MTCO2e per year. Once construction is complete, the generation of these GHG emissions would cease.

Table 7 Project Construction–Related Greenhouse Gas Emissions Category MTCO2e
Total Construction Emissions 102
Source: Kimley-Horn 2025a (Appendix A).

OPERATIONAL GHG EMISSIONS
Operational emissions occur over the life of a project. GHG emissions would result from direct emissions such as project-generated vehicular traffic including passenger automobiles and trucks, and from indirect sources such as off-site generation of electrical power, the energy required to convey water and wastewater to and from the proposed project, the emissions associated with solid waste generated from the proposed project, and any fugitive refrigerants from air conditioning or refrigerators. GHG emissions associated with the proposed project are summarized in Table 8, Proposed Project Operational Greenhouse Gas Emissions. Construction GHG emissions have been amortized over a 30-year period and added to the total operational emissions of a project to ensure that GHG reduction strategies address construction emissions as part of the overall operation.

As shown in Table 8, the proposed project would generate 1,960 MTCO2e of GHG emissions, which is less than the 2,351 MTCO2e assumed for the fuel station component of the approved project. As noted above, GHG emissions for the fuel station component of the approved project were calculated using 2010 emission rates in CalEEMod. These emissions, therefore, do not incorporate the stricter vehicle fuel emissions standards and energy efficiency requirements required for current development.

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Table 8 Proposed Project Operational Greenhouse Gas Emissions Source Emissions (MTCO2e per Year)
Approved Project
Fuel Station Operational Emissions 2,351
Proposed Project
Construction Amortized Over 30 Years 3
Mobile Sources 1,886
Area Source <1
Energy 17
Water and Wastewater <1
Solid Waste 1
Refrigerants 53
Total 1,960
MDAQMD Threshold 90,718
Exceed MDAQMD Threshold? No
Source: Kimley-Horn 2025a (Appendix A).

As discussed previously, the Certified EIR was prepared before MDAQMD had adopted the 100,000 short ton threshold (90,718 MTCO2e). Instead, the Certified EIR based GHG impacts on consistency with GHG reduction strategies that would reduce GHG emissions. However, these GHG reduction strategies are now required under the CARB Scoping Plan. Additionally, the proposed project would be subject to the California Building Energy Efficiency Standards and Green Building Standards Code (CALGreen), further minimizing building energy emissions.

Improvements in vehicle fuel efficiency under the federal Corporate Average Fuel Economy regulations would also result in lower mobile source emissions from the proposed project over time.

Because the proposed project is subject to current regulations enforcing stricter emissions reductions compliance when compared to those applicable to the approved project, emissions under the proposed project would generally be less than those of the approved project. As shown in Table 8, the proposed project would generate less emissions than the approved project and less than MDAQMD’s current GHG threshold. Therefore, impacts related to GHG emissions would be less than significant.

Consequently, the proposed project would not result in new significant environmental effects, would not substantially increase the severity of previously identified significant effects, and therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).

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b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

As noted, GHG impacts under the Certified EIR were assessed by determining the approved project consistency with relevant GHG reduction strategies. Like the approved project, the proposed project would be required to comply with applicable Statewide and local regulations requiring the reduction of GHG emissions. The strategies listed in Table 4.3-Q of the Certified EIR are now largely integrated with CARB’s Scoping Plan. Therefore, though the Certified EIR did not explicitly analyze the approved project’s consistency with the Scoping Plan, an analysis of the proposed project’s consistency with the Scoping Plan is comparable to the analysis in Table 4.3-Q of the Certified EIR.

The latest 2022 Climate Change Scoping Plan outlines the State’s strategies to reduce GHG emissions in accordance with the targets established under Assembly Bill (AB) 32, Senate Bill (SB) 32, and AB 1279 (CARB 2022). The Scoping Plan is applicable to State agencies and is not directly applicable to cities/counties and individual projects. However, new regulations adopted by the state agencies from the Scoping Plan result in GHG emissions reductions at the local level. As a result, local jurisdictions benefit from reductions in transportation emissions rates, increases in water efficiency in the building and landscape codes, and other statewide actions that affect a local jurisdiction’s emissions inventory from the top down. Statewide strategies to reduce GHG emissions include the Low Carbon Fuel Standard and changes in the corporate average fuel economy standards (e.g., Pavley I and Pavley California Advanced Clean Cars program).

GHG emissions generated by future development facilitated by the proposed project would be reduced through compliance with the programs and regulations identified by the Scoping Plan and implemented by state, regional, and local agencies to achieve the statewide GHG reduction goals of AB 32, SB 32, and AB 1279. Thus, the proposed project would not conflict with the above statewide strategies identified to implement the CARB 2022 Scoping Plan.

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3.8.3 Adopted Mitigation Measures Applicable to the Proposed Project
The Certified EIR determined that GHG emissions impacts would be less than significant.

Therefore, no mitigation measures specific to GHG emissions were incorporated in the Certified EIR. As discussed above, the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

3.9 HAZARDS AND HAZARDOUS MATERIALS

3.9.1 Summary of Impacts Identified in the Approved Project  Routine Transport, Use, and Disposal of Hazardous Materials. The Certified EIR determined that the approved project would involve the routine transport, use, and storage of hazardous materials associated with large-scale retail operations, including the handling of pesticides, fertilizers, and other household hazardous substances. With compliance with these regulations, impacts were found to be less than significant. (Note: fuel sales were not an approved Specific Plan use.)
 Accidental Release or Upset Conditions. The Certified EIR evaluated the potential for accidental spills or upset conditions and determined that adherence to hazardous-materials business-plan requirements, spill-containment standards, and emergency-response protocols would ensure impacts remain less than significant.  Hazardous-Materials Sites and Proximity to Schools. The Certified EIR identified no schools within one-quarter mile of the project site and found that the site is not listed on the Cortese List or in other hazardous-materials databases. A Phase I ESA confirmed no evidence of contamination or storage of hazardous substances. Impacts related to hazardousmaterials sites or proximity to schools were determined to be less than significant.  Emergency Response and Evacuation Plans. The Certified EIR found that development of the approved project would not impair or conflict with adopted emergency-response or evacuation plans. Site design would comply with emergency-access standards, and construction traffic-control measures would maintain access during temporary restrictions.

Impacts were therefore less than significant.
 Airport Hazards. The project site is located approximately one mile from the Yucca Valley Airport, within Safety Review Area 3, where commercial uses are considered compatible.

The Certified EIR concluded that aviation-safety risks would be less than significant.

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 Wildland Fire Hazards. The Certified EIR found that the project site is not in or adjacent to wildlands and determined no impact related to wildland-fire hazards.

3.9.2 Impacts Associated with the Proposed Project
Would the project:

Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Create a significant
hazard to the public or
the environment
through the routine
transport, use, or
disposal of hazardous
materials?
LTS No No No Yes
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?
LTS No No No Yes
c) Emit hazardous
emissions or handle
hazardous or acutely
hazardous materials,
substances, or waste
within one-quarter mile
of an existing or
proposed school?
LTS No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
d) Be located on a site
which is included on a
list of hazardous
materials sites compiled
pursuant to Government
Code § 65962.5 and, as a
result, would it create a
significant hazard to the
public or the
environment?
LTS No No No Yes
e) For a project located
within an airport land
use plan or, where such
a plan has not been
adopted, within two
miles of a public airport
or public use airport,
would the project result
in a safety hazard or
excessive noise for
people residing or
working in the project
area?
LTS No No No Yes
f) Impair implementation
of or physically interfere
with an adopted
emergency response
plan or emergency
evacuation plan?
LTS No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
g) Expose people or
structures, either
directly or indirectly, to a
significant risk of loss,
injury or death involving
wildland fires?
NI No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

Development under the proposed project would continue to involve the routine transport, use, and storage of hazardous materials associated with large-scale retail and fueling operations, consistent with the approved project analyzed in the Certified EIR. The approved project included a six-pump fuel station with a canopy, and the proposed project would maintain this fueling configuration in a slightly modified on-site location. The proposed project also includes construction of a new convenience store adjacent to the fuel station, which was not previously analyzed in the Certified EIR.

Operation of the convenience store would involve the limited use and storage of typical consumer products such as cleaning supplies, batteries, automotive fluids, and other household materials. These substances would be handled, stored, and disposed of in accordance with applicable federal, State, and local regulations governing hazardous materials management, including the U.S. Department of Transportation, California Department of Toxic Substances Control, and the San Bernardino County Fire Department Hazardous Materials Division.

The addition of the convenience store would not substantially increase the volume or type of hazardous materials used or stored on the project site. All fueling operations would continue to

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comply with underground storage tank permits, hazardous materials business plan regulations, and ongoing inspection by the County Fire Department. Therefore, consistent with the Certified EIR, impacts related to the routine transport, use, and disposal of hazardous materials would remain less than significant.

Under the proposed project, the six-pump fuel station would be regulated under the same requirements as the approved project, and the convenience store would not materially increase the likelihood or magnitude of spill events. All fuel dispensing and storage systems would continue to comply with UST design, secondary containment, and monitoring requirements under California Code of Regulations Title 23, Division 3, Chapter 16.

Although the fuel station would be repositioned within the boundaries of the approved Specific Plan area, the relocation would not increase environmental risk because the same containment, inspection, and emergency response standards would apply. Therefore, impacts related to accidental spills or upset conditions would remain less than significant.

The Certified EIR determined that no schools were located within one-quarter mile of the project site. A review of current aerial imagery and district boundaries confirms that no schools have been developed within that radius since EIR certification. The nearest school is Black Rock High School, approximately 0.7 mile southeast of the project site. Therefore, the proposed project would not pose a risk of hazardous emissions or accidental release to nearby schools, and impacts would remain less than significant.

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Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code § 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR concluded that the approved project was not included on any list of hazardous materials sites compiled pursuant to Government Code § 65962.5, and that a Phase I Environmental Site Assessment identified no evidence of hazardous materials contamination. A review of the California Department of Toxic Substances Control’s EnviroStor database (accessed October 2025) confirms that the project site remains absent from the list of hazardous waste facilities, cleanup sites, or active investigations (DTSC 2025). Therefore, no change in environmental conditions has occurred since certification of the EIR, and impacts would remain less than significant.

The project site is located approximately one mile west of Yucca Valley Airport, within Safety Review Area 3, where commercial uses are considered compatible. The proposed project would not increase building heights or introduce sensitive uses from what was analyzed in the Certified EIR that could interfere with airport operations. Accordingly, impacts related to airport hazards would remain less than significant, consistent with the Certified EIR.

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criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR concluded that the approved project would not impair implementation of, or conflict with, an adopted emergency response or evacuation plan. The proposed project would not modify site access, circulation, or driveway locations in a way that would impede emergency vehicle movement. Compliance with applicable fire and building code requirements would ensure continued emergency access. Therefore, impacts would remain less than significant, consistent with the Certified EIR.

The Certified EIR found that the Specific Plan area is not located in or adjacent to wildlands. The project site remains surrounded by developed land and paved roadways, and the proposed project would not change this condition. Therefore, impacts related to wildland fire hazards would remain less than significant, consistent with the Certified EIR.

3.9.3 Adopted Mitigation Measures Applicable to the Proposed Project
No mitigation measures were identified in the Certified EIR for Hazards and Hazardous Materials. As discussed above, the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

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3.10 HYDROLOGY AND WATER QUALITY

3.10.1 Summary of Impacts Identified in the Approved Project  Construction-Related Water Quality Impacts. The Certified EIR found that grading and excavation during construction could expose soils to storm runoff, causing erosion and sedimentation. Compliance with the NPDES CGP preparation of a SWPPP, and implementation of BMPs—including inspection and monitoring requirements under oversight of the CRRWQCB—would ensure construction-related water quality impacts remain less than significant.
 Operational Water Quality Impacts. The Certified EIR determined that development would increase impervious surfaces and urban runoff pollutants associated with vehicular traffic and paved areas. However, with implementation of operational BMPs, on-site drainage design consistent with Town and County stormwater standards, and compliance with NPDES operational requirements, impacts to stormwater quality would remain less than significant.  Groundwater Recharge and Supply. The Certified EIR found that the conversion of permeable surfaces to impervious area would slightly reduce groundwater recharge but not at a level significant to the Warren Valley Groundwater Basin. The basin is adjudicated and managed by the Hi-Desert Water District (HDWD) and Mojave Water Agency (MWA) under the Warren Valley Basin Judgment. Compliance with basin management policies and reliance on imported water to maintain balance ensured impacts to groundwater supply and recharge were less than significant.
 Drainage Pattern and Capacity. The Certified EIR concluded that increases in runoff from impervious surfaces would be minor relative to total rainfall. The approved project’s drainage system—including catch basins, storm drains, and a detention basin—was designed to ensure post-development flows would not exceed predevelopment levels.

Therefore, impacts related to drainage pattern alteration and system capacity were less than significant.
 Flooding and Flood Hazard. The Certified EIR determined that the site is located in FEMA Flood Zone X, outside the 500-year floodplain, and is not within a dam inundation area. The project would not impede or redirect flood flows; thus, flooding impacts were less than significant.
 Seiche, Tsunami, or Mudflow Risk. The Certified EIR found no nearby large bodies of water or steep slopes capable of generating seiche, tsunami, or mudflow hazards. Related impacts were therefore less than significant.

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 Waste Discharge and Treatment. The Certified EIR evaluated on-site wastewater treatment under the jurisdiction of the Colorado River Basin RWQCB and found it would meet applicable water quality objectives. Installation of dry sewer lines and future connection to the HDWD wastewater treatment facility would ensure compliance with future NPDES requirements. Impacts were determined to be less than significant.  Consistency with Water Quality and Groundwater Management Plans. The Certified EIR determined the project would comply with applicable RWQCB Basin Plan policies, HDWD requirements, and Town NPDES standards. The proposed project would not conflict with or obstruct the implementation of any water quality control plan or sustainable groundwater management plan. Impacts were less than significant.

3.10.2 Impacts Associated with the Proposed Project
Would the project:

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JANUARY 2026 3-69
Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
b) Substantially decrease
groundwater supplies or
interfere substantially
with groundwater
recharge such that the
project may impede
sustainable groundwater
management of the
basin?
LTS No No No Yes
c) Substantially alter the
existing drainage pattern
of the site or area,
including through the
alteration of the course
of a stream or river or
through the addition of
impervious surfaces, in a
manner which would:
i) result in substantial
erosion or siltation
on- or off-site;
LTS No No No Yes
ii) substantially increase
the rate or amount of
surface runoff in a
manner which would
result in flooding onor off-site;
LTS No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
iii) create or contribute
runoff water which
would exceed the
capacity of existing or
planned stormwater
drainage systems or
provide substantial
additional sources of
polluted runoff; or
LTS No No No Yes
iv) impede or redirect
flood flows? LTS No No No Yes
d) In flood hazard, tsunami,
or seiche zones, risk
release of pollutants due
to project inundation?
N/A No No No Yes
e) Conflict with or obstruct
implementation of a
water quality control
plan or sustainable
groundwater
management plan?
N/A No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR The analysis in this section is based on the Mojave River Watershed Water Quality Management Plan prepared by Kimley-Horn and Associates Inc. dated September 8, 2025, included in Appendix D.
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?

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Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

CONSTRUCTION
Consistent with the Certified EIR, construction of the proposed project would disturb greater than one acre and therefore has the potential to discharge sediment and pollutants to storm drains and receiving waters. The proposed project would be required to obtain a State Water Resources Control Board NPDES Construction General Permit. The Colorado River Regional Water Quality Control Board (CRRWQCB) administers the NPDES permitting programs for the Town of Yucca Valley and is responsible for developing waste discharge requirements.

CRRWQCB requirements include those requiring preparation and implementation of water quality management plan (WQMP) to control contaminants into storm drain systems, educate the public about stormwater impacts, detect and eliminate illicit discharges, control runoff from construction sites, and implement BMPs and site-specific runoff controls and treatments. The NPDES Construction General Permit (CGP) and preparation of a SWPPP would include BMPs to reduce water quality impacts, including various measures to control on-site erosion, reduce sediment flows into stormwater and wind erosion; reduce tracking of soil and debris into adjacent roadways and off-site areas; and manage wastes, materials, wastewater, liquids, hazardous materials, stockpiles, equipment, and other site conditions to prevent pollutants from entering the storm drain system. Therefore, consistent with the Certified EIR, implementation of the provisions of the NPDES permits and compliance with Town grading requirements would reduce impacts to water quality or water discharge to a less than significant level.

OPERATION
During operation, the proposed project would connect to the existing on-site drainage network previously analyzed in the Certified EIR. Stormwater from paved areas, including the fueling canopy and convenience-store area, would continue to be routed to the existing detention basin, with pretreatment of flows from fuel areas through the Aqua-Swirl AS-2 separator.

As detailed in the WQMP, non-structural BMPs (e.g., employee training, spill-response procedures, catch-basin inspections, litter control) and structural BMPs (e.g., covered trash enclosure, signage, graded landscaped areas, and efficient irrigation) would be implemented and maintained by Walmart Stores, Inc. to ensure long-term water-quality protection (Appendix D). The WQMP determined that the proposed conditions would not increase stormwater

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volumes or degrade the quality of runoff compared to existing conditions because the project introduces additional pervious landscaping and maintains existing flow direction toward the detention basin (Appendix D).

With adherence to the CRRWQCB and NPDES operational requirements, implementation of BMPs identified in the WQMP, and routine inspection and maintenance, the project would not violate water-quality standards or waste-discharge requirements, nor substantially degrade surface or groundwater quality. Therefore, impacts would remain less than significant, consistent with the Certified EIR.

The proposed project would remain within the boundaries of the approved Specific Plan area, and as such, would not result in additional impacts to groundwater supplies or recharge. As discussed in the Certified EIR, the approved project’s development resulted in conversion of previously undeveloped land to commercial use with associated impervious surfaces. The proposed project would occur entirely within the existing Walmart Supercenter parking lot, which has already been developed and graded, and therefore would not result in a net increase in impervious area compared to the approved project.

The proposed project would also incorporate new landscaped areas and bioretention planters, which would provide small, localized opportunities for infiltration and groundwater recharge.

No direct extraction of groundwater or new water wells are proposed. The proposed project would continue to receive water from the Hi-Desert Water District, which obtains its supply from the Warren Groundwater Basin, managed under the Sustainable Groundwater Management Act (SGMA).

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c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) result in a substantial erosion or siltation on- or off-site; Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. During construction, preparation and implementation of site-specific BMPs consistent with the CGP and the proposed project’s SWPPP would control sediment and prevent pollutants from entering waterways and receiving waters.

The proposed project would remain within the boundaries of the approved Specific Plan area. As discussed above, the proposed project would not increase impervious surfaces compared to the approved project and would introduce a slight increase in pervious areas through landscaped planters and bioretention features identified Appendix D. All project site drainage would be directed to existing catch basins connected to the on-site detention basin located north of the Walmart parcel, with pretreatment of fuel area runoff through an Aqua-Swirl AS-2 hydrodynamic separator before discharge to the basin.

Because the project site is already paved, essentially flat, and lacks natural drainage channels, the potential for erosion or siltation during operation would be minimal. The Certified EIR found that on-site drainage improvements, including detention basins and compliance with Town and County storm-drain design standards, would prevent substantial erosion or siltation on or off the site. Therefore, incorporation of the same structural BMPs and site design measures required under the current NPDES permit would ensure that erosion and siltation impacts remain less than significant, consistent with the Certified EIR conclusions and the 2025 WQMP findings.

As with the approved project, during construction, the proposed project would implement BMPs consistent with the CGP and the site-specific SWPPP to ensure that temporary stormwater flows do not result in flooding or exceedance of stormwater drainage system capacity.

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As discussed above, the proposed project would not result in an increase in previous surfaces and therefore would not increase the rate or amount of surface runoff during operation. Stormwater flows from the proposed project would continue to be captured by existing on-site catch basins, conveyed through the established storm drain network, and directed to the existing detention basin constructed as part of the approved project.

The Certified EIR determined that the detention basin and drainage infrastructure designed under the approved project provided sufficient capacity to accommodate project-area runoff without increasing off-site flows or flooding potential. The 2025 WQMP confirms that the proposed project would maintain this drainage pattern, directing all runoff (including from the new fueling canopy) to the same detention system, with pretreatment via an Aqua-Swirl AS-2 hydrodynamic separator.

Additionally, the proposed project would implement site design, source control, and treatment-control BMPs in accordance with the NPDES permit and Town drainage standards. Therefore, impacts related to surface runoff and on- or off-site flooding would remain less than significant, consistent with the Certified EIR and WQMP findings.

Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).
iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164. The Certified EIR determined that with the construction of on-site catch basins, storm drains, and a detention basin, post-development runoff rates would remain at or below pre-development conditions, thereby preventing exceedance of drainage capacity.

As discussed above, the proposed project would not result in an increase in impervious surfaces as compared to the approved project and therefore would not increase runoff volume or flow rate that would exceed the capacity of the approved project’s stormwater drainage systems. Water flows from the proposed project would continue to be captured by existing on-site inlets and catch basins, conveyed through the approved project’s underground storm drain network, and directed to the existing detention basin constructed under the Certified EIR, with limited surface flow conveyed along private drive aisles and the adjacent public right-of-way drainage facilities. With the decrease in impervious surfaces, it is expected stormwater flows would remain similar or less than flows analyzed in the approved project.

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The WQMP confirms that the fueling facility would maintain this existing drainage configuration and that total runoff discharge from the site would not exceed design capacity. In addition, pretreatment of fuel area runoff through an Aqua-Swirl AS-2 hydrodynamic separator and implementation of source-control and treatment BMPs required under the NPDES permit would prevent substantial pollutant discharges.

Therefore, impacts related to storm drain capacity or polluted runoff would remain less than significant, consistent with the Certified EIR and WQMP findings.

The proposed project would remain entirely within the boundaries of the approved Specific Plan area and would not modify the existing drainage pattern or detention basin designed under the Certified EIR. Therefore, the proposed project would not have the potential to impede or redirect flood flows, and impacts would remain less than significant, consistent with the Certified EIR and WQMP findings.

The Certified EIR determined the Specific Plan area is not within an identified flood hazard area, dam inundation area, tsunami, or seiche area. The approved project site is within flood Zone X, which is defined as an area outside the 500-year floodplain. The project site is not within the vicinity of any lakes or bodies of water and would not be subject to seiche- or tsunami-related flooding.

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The proposed project would remain within the boundaries of the approved Specific Plan area and would not introduce any new risk of pollutant release due to inundation. Therefore, impacts remain less than significant and consistent with the Certified EIR.

The Certified EIR noted that the project would construct an on-site treatment system or underground treatment system involving several chambers and pumps, which would be consistent with the CRRWQCB Water Quality Objectives. However, the approved project does not discuss the water quality control plan or sustainable groundwater management plan.

Water quality in surface and groundwater bodies is regulated by the State Water Resources Control Board and the RWQCB. The Town of Yucca Valley is under the jurisdiction of the CRRWQCB, which is responsible for implementation of state and federal water quality protection guidelines in the vicinity of the project site. The CRRWQCB implements the Water Quality Control Plan for the Colorado River Basin (Basin Plan), a master policy document for managing water quality issues in the region. Additionally, the project site is within the Warren Valley Basin, with management of the basin written in the Warren Valley Basin Management Plan (WVBW 1991).

As discussed in Thresholds 3.10.2 (a), (b), and (c), the proposed project would adhere to CRRWQCB requirements and not obstruct the implementation of a water quality control plan or sustainable groundwater management plan. The proposed project would be required to implement a SWPPP during construction to reduce potential impacts to surface water and comply with the Town’s NPDES standards and Town Code. The proposed project would not adversely affect water quality or groundwater quality. Therefore, implementation of the proposed project would not conflict with or obstruct implementation of any water quality control plan and impacts would remain less than significant.

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3.10.3 Adopted Mitigation Measures Applicable to the Proposed Project
No mitigation measures were adopted as part of the approved project’s Certified EIR relating to hydrology and water quality. As discussed above, the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

3.11 LAND USE AND PLANNING

3.11.1 Summary of Impacts Identified in the Approved Project  Physically Divide an Established Community. The Certified EIR found that the Specific Plan area did not contain any existing housing or neighborhood features and was undeveloped at the time of analysis. The site is not located within an established community and would not create physical barriers between existing residential areas. Therefore, impacts related to the division of an existing community were determined to be less than significant.  Conflict with Applicable Land Use Plans, Policies, or Regulations. The Certified EIR determined that the approved project was consistent with the Town of Yucca Valley General Plan, Development Code, and Specific Plan, all of which guide local land use and development. The Certified EIR concluded that the approved project would not conflict with any land-use plan, policy, or regulation adopted for the purpose of avoiding or mitigating environmental effects, and impacts were less than significant.

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3.11.2 Impacts Associated with the Proposed Project
Would the project:

Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
a) Physically divide an
established community? LTS No No No Yes
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?
LTS No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR a) Physically divide an established community?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area.

The project site does not currently, nor did it previously, contain any housing that constitutes part of a community or neighborhood. The project site is currently developed as the Walmart Supercenter parking lot. Therefore, no impact would occur.

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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? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project includes an amendment to the Specific Plan; however, the fuel station was evaluated in the Certieid EIR and this amendment functions to align the Specific Plan with the proposed fuel station and convenience store. Therefore the proposed project does not introduce a conflict with applicable land use regulations. The proposed project would remain generally consistent with the approved project as a six-pump fuel station with a canopy; however, it would include construction of a convenience store not previously analyzed under the approved project. The proposed convenience store is an allowed use subject to a CUP, which would undergo review and approval by the Town. The Specific Plan amendment updates the applicable land use regulations to allow the proposed fuel station and convenience store, and the CUP provides the discretionary mechanism for the Town to ensure the use complies with all development and operational standards. The inclusion of the convenience store would remain consistent with the Town’s General Plan goals and policies, such as Policy 4, by providing additional employment opportunities. The proposed project would comply with the Town Development Code and the Specific Plan goals, policies, and design guidelines. Therefore, as identified in the Certified EIR, adherence to the goals and policies of the Town General Plan, Development Code, and the Yucca Valley Retail Center Specific plan would ensure consistency, and impacts would remain less than significant.

3.11.3 Adopted Mitigation Measures Applicable to the Proposed Project
No mitigation measures were adopted as part of the approved project’s Certified EIR relating to land use and planning. As discussed above, the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

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3.12 MINERAL RESOURCES

3.12.1 Summary of Impacts Identified in the Approved Project  Loss of Statewide or Regional Mineral Resources. The Certified EIR of the approved project determined no impact would occur to mineral resources of statewide or regional importance. The project site is not located within an area identified by the California Department of Mines and Geology as having substantial mineral resources. In addition, the Town’s General Plan does not identify any aggregate extraction areas within the limits of the project site or in the vicinity.
 Loss of Locally Important Mineral Resources. The Certified EIR determined that the approved project would result in no impact to the availability of a locally important mineral resource recovery site delineated on a local plan. The Town’s General Plan does not identify any aggregate extraction areas or extraction of mineral resources within the limits of the project site.

3.12.2 Impacts Associated with the Proposed Project
Would the project:

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
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?
NI No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would remain within the boundaries of the approved Specific Plan area.

As such, the proposed project would remain consistent with the Certified EIR’s findings and would not impact any mineral resources of statewide or regional importance. Because no changes in physical location are proposed, the proposed project would result in no impact.

As discussed in Section 3.12.2(a), since there are no physical changes in location proposed, the proposed project would remain within the boundaries of the approved Specific Plan area and

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not impact any known local important mineral resources. Therefore, the proposed project would have no impact on locally important mineral resources.

3.12.3 Adopted Mitigation Measures Applicable to the Proposed Project
No mitigation measures were adopted as part of the approved project’s Certified EIR relating to mineral resources. As discussed above, the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

3.13 NOISE

3.13.1 Summary of Impacts Identified in the Approved Project  Construction and Operational Noise. The Certified EIR determined that construction activities such as grading and building could generate noise levels up to 91 dBA Lmax at 50 feet, and up to 81 dBA Lmax at the nearest residences approximately 150 feet away. Even with implementation of Mitigation Measure 4.11.1A, construction noise impacts were found to be significant and unavoidable.

Operational noise sources, including the auto service center, truck deliveries, parking lot activities, rooftop HVAC systems, and drive-through speaker systems, were determined to be below applicable exterior and interior noise standards or masked by existing ambient conditions. Implementation of Mitigation Measures 4.11.3A and 4.11.3B, which restrict nighttime loading and unloading, reduced operational noise impacts to less than significant.

Traffic noise generated by the approved project was found to increase by less than 3 dBA and to remain within the Town’s 70 dBA CNEL (residential) and 75 dBA CNEL (commercial) standards. Therefore, traffic-related noise impacts were determined to be less than significant.
 Groundborne Vibration and Groundborne Noise. The Certified EIR determined that vibration from construction equipment, such as bulldozers and compactors, would range from 70 to 75 VdB at 25 feet and would not exceed the FTA’s 72 VdB annoyance threshold at nearby residences. These vibration levels would not cause structural damage or human

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annoyance. As a result, vibration impacts were determined to be less than significant, and no mitigation measures were required.
 Exposure to Airport Noise. The Certified EIR concluded that the project site is located approximately one mile east of the Yucca Valley Airport and outside the 60 CNEL contour line. The site is within Safety Review Area 3, where commercial land uses are considered compatible with airport operations. Therefore, the project would not expose people working or residing in the project area to excessive noise levels, and impacts were determined to be less than significant.

3.13.2 Impacts Associated with the Proposed Project
Would the project result in:

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
c) For a project located
within the vicinity of a
private airstrip or an
airport land use plan or,
where such a plan has
not been adopted,
within two miles of a
public airport or public
use airport, would the
project expose people
residing or working in
the project area to
excessive noise levels?
LTS No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR The analysis in this section is based on the Noise EIR Addendum Analysis Memorandum prepared by Kimley-Horn and Associates Inc. dated August 27, 2025, and included in Appendix E.
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? Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR determined that construction noise impacts would be significant and unavoidable under the approved project even with incorporation of Mitigation Measure

4.11.1A. Operational noise impacts were determined to be less than significant with incorporation of Mitigation Measures 4.11.3A and 4.11.3B, which reduced noise levels associated with loading and unloading activities. Traffic noise impacts were considered less than significant without mitigation.

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CONSTRUCTION NOISE
Project construction is anticipated to occur over approximately 5 months and is scheduled to begin in 2025 and be completed in 2026.4 Construction of the proposed project would commence with demolition of an area of the existing surface parking lot, followed by grading and excavation. Building foundations would then be constructed, followed by building construction, paving/concrete installation, and architectural coatings. Construction delivery/haul trucks would generally travel between the project site and SR-62.

Construction noise typically occurs intermittently and varies depending on the nature or phase of construction (e.g., land clearing, grading, excavation, paving). Noise generated by construction equipment, including earth movers, material handlers, and portable generators, can reach high levels. During construction, exterior noise levels could affect the residential neighborhoods near the construction site. However, it is acknowledged that construction activities would occur throughout the project site and would not be concentrated at a single point near sensitive receptors.

Construction activities would include demolition of the existing parking lot area, site preparation, grading, building construction, paving, and architectural coating. Such activities could require concrete saws, tractors, and dozers during demolition; graders, dozers and tractors during site preparation; graders, dozers, and tractors during grading; cranes, generators, tractors, forklifts, and welders during building construction; pavers, rollers, tractors, and a concrete mixer during paving; and air compressors during architectural coating. Typical operating cycles for these types of construction equipment may involve 1 or 2 minutes of full power operation followed by 3 to 4 minutes at lower power settings.

The construction noise analysis in the Certified EIR assumed a numeric threshold when determining construction noise impacts. The Certified EIR assumed an exterior construction noise the noise threshold for of 75 dBA Lmax during the day (7:00 am to 10:00 pm) and 70 dBA Lmax standard during the night (10:00 pm to 7:00 am). The Certified EIR stated that the nearest residences to the approved project boundary may be subject to short-term and intermittent, maximum noise levels reaching 81 dBA Lmax and would potentially result in annoyance, resulting in a significant impact requiring mitigation. Table 9, Project Construction Noise Levels, for the proposed project, shows that the maximum noise level of construction equipment at the nearest sensitive receptor would be 73.7 dBA Lmax, which is lower than the construction noise levels of the approved project. Construction of the proposed project would also generate noise 4 A conservative worst-case construction timeline has been modeled for air quality and greenhouse gas analysis purposes. This construction schedule has been included in the noise analysis for consistency.

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levels less than the Town’s exterior noise standard of 75 dBA Lmax during the day. Construction is prohibited during the nighttime, and therefore the 70 dBA Lmax standard during the night would not be exceeded. As a result, the proposed project construction noise would result in a less than significant impact.

Table 9 Project Construction Noise Levels
Construction
Phase Land Use Direction
Distance to
Property
Line (feet)1
Average
Distance
(feet)1
Worst
Case
Modeled
Exterior
Noise
Level
(dBA Lmax)
1 Worst
Case
Modeled
Exterior
Noise
Level
(dBA Leq)
1 Demolition Residential North 410 535 73.7 68.2
Site Preparation Residential North 410 535 69.4 65.5
Grading Residential North 410 535 70.7 66.7
Building
Construction
Residential North 410 535 68.9 64.5
Paving Residential North 410 535 68.4 64.1
Architectural
Coating
Residential North 410 535 59.4 55.4
Source: Kimley-Horn 2025c (Appendix E)
Notes:

1. To conservatively estimate construction noise, the loudest equipment is assumed to operate nearest to the property line of the closest sensitive receptors. All other equipment is distributed evenly between the property line and an average distance, with loudest equipment located nearest to sensitive receptors and quieter equipment further away.

OPERATIONAL NOISE
Fuel Station and Parking Lot Activities
The Certified EIR determined that operational noise from the approved project, including the fuel station, would be less than significant. However, the Certified EIR analysis did not provide noise levels for the fuel station only; as a result, this noise analysis will use the noise levels identified as parking lot activities in the Certified EIR. The noise levels from parking lot activities

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would be comparable to fuel station noise levels because they include similar activities (i.e., car door slamming, car radios, engine start-up, and car pass-by). The Certified EIR noted that these activities would generate approximately 60 dBA Lmax at 50 feet. The nearest sensitive receptor would be approximately 466 feet from the proposed fuel station refuel area. At this distance, the fuel station noise would attenuate to 40.6 dBA Lmax, which is lower than the Town’s exterior noise standards of 75 dBA Lmax during the day and 70 dBA Lmax standard during the night. As a result, fuel station noise levels would result in a less than significant impact.

Truck Movements
The Certified EIR determined that slow moving trucks would generate noise levels of up to 75 dBA Lmax when traveling and braking at a distance of 50 feet. The nearest sensitive receptor would be approximately 466 feet from the proposed fuel station refuel area. At this distance, the noise generated by tanker trucks delivering fuel would attenuate to 55.6 dBA Lmax and would result in a less than significant impact.

Other Noise-Generating Activities
The Certified EIR stated that buildings withing the approved project would have rooftop heating, ventilating, and air conditioning (HVAC) mechanical equipment. The Certified EIR states that rooftop HVAC units generate noise levels of approximately 52 dBA at a distance of 50 feet.

Based on the site plan, the convenience store associated with the fueling station would be approximately 626 feet from the nearest sensitive receptor. At this distance, the noise generated by the rooftop HVAC unit would attenuate to 30 dBA and would result in a less than significant impact.

Cumulative Noise Levels
The Certified EIR determined that noise levels from operations for the approved project may exceed the noise standards during nighttime hours at the closest residences. Noise levels from all operational noise sources of the proposed project discussed above would combine to 56 dBA Lmax. Assuming all these activities occurred at the same time during nighttime hours, the noise level would still be below the Town’s exterior nighttime noise standard of 70 dBA Lmax. However, although the proposed project’s operational noise levels do not exceed the Town’s nighttime noise standard, mitigation measures identified in the Certified EIR to reduce noise impacts would still be required as part of the EIR to reduce cumulative noise levels.

Summary
Development of the proposed project would result in less than significant impacts with respect to operational noise. Additionally impacts under the proposed project would remain similar or less than those under the approved project.

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Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).

TRAFFIC NOISE
As noted in the Certified EIR, it takes a doubling of traffic volume to cause a three-decibel increase in traffic noise. Therefore, consistent with the Certified EIR, vehicular traffic trips associated with the proposed project would not result in significant traffic noise impacts on offsite sensitive uses. The proposed project is anticipated to generate 826 daily trips. Vehicles accessing the site would either come from SR-62 or from Avalon Avenue. Based on the most recent data from the Caltrans Traffic Census Program (2022), the segment of SR-62 between Pioneer Town Road and the SR-247 north junction has an average annual daily trip rate of 24,000 vehicles per day (Kimley-Horn 2025c). Conservatively assuming all vehicles associated with the fuel station were to enter and exit the site from SR-62, the additional 826 vehicles would not be enough to double the existing traffic volume and generate a noticeable increase in traffic noise.

Additionally, Table 5.14-3 of the Yucca Valley General Plan EIR states that the traffic volume of Avalon Avenue, north of Sunnyslope Drive, has 2,707 daily trips (Kimley-Horn 2025c).

Conservatively assuming all vehicles associated with the fuel station were to enter and exit the site from Avalon Avenue, the additional 826 vehicles would not be enough to double the existing traffic volume and generate a noticeable increase in traffic noise. Therefore, operational traffic associated with the proposed project would result in a less than significant impact.

The Certified EIR determined that residences nearest the approved project would experience vibration levels that could cause annoyance. The Certified EIR states that bulldozers and other heavy equipment would generate approximately 92 VdB of groundborne vibration at 50 feet and that at each doubling of the distance, the vibration level would be approximately 6 VdB lower based on the FTA’s Transit Noise and Vibration Impact Assessment Manual. The Certified

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EIR also states that annoyance often occurs when vibrations exceed the threshold of perception (65 VdB) by 10 decibels or more.

The Certified EIR determined that existing residence located 150 feet to the west of the approved project site would be exposed to vibration levels between 80 and 86 VdB during construction which would result in annoyance, while vibrations from operations (trucks and other on-road vehicles) would not. The Certified EIR concluded that although groundborne vibration during construction would be temporary, impacts from groundborne vibration during construction would be significant and unavoidable, as no mitigation measures would reduce this impact to less than significant.

The proposed project construction site is approximately 410 feet from the property line of the nearest sensitive receptor. Following the Certified EIR’s methodology of reducing groundborne vibrations by 6 VdB each time the distance is doubled, at 400 feet the vibrations from construction would be reduced to 74 VdB, which is below the annoyance threshold of 75 VdB defined in the Certified EIR. In addition, the current version of the FTA’s Transit Noise and Vibration Impact Assessment Manual (2018) includes lower vibration source levels for construction equipment. Based on the 2018 version of the manual, bulldozers would generate 87 VdB of groundborne vibration at 25 feet; at a distance of 410 feet, the nearest sensitive receptor would experience vibration levels of 51 VdB, which is below the annoyance threshold of 75 VdB. Therefore, construction vibrations would not cause annoyance, and impacts from groundborne vibrations would be less than significant.

The Yucca Valley Airport is approximately one mile west of the proposed project site. It is a privately owned airstrip that has been leased on a long term to the Yucca Valley Airport District.

According to the Airport Comprehensive Land Use Plan for the Yucca Valley Airport, the proposed project site is located outside of the 60 CNEL contour line for Yucca Valley Airport.

Although there may be occasional aircraft flyover noise that is higher than the ambient noise level, because the proposed project is outside of the 60 CNEL contour line for the Yucca Valley

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Airport, airport noise levels at the proposed project site are within normally acceptable levels, resulting in a less than significant impact.

3.13.3 Adopted Mitigation Measures Applicable to the Proposed Project
The following mitigation measures were taken directly from the Certified EIR and would be incorporated as part of the proposed project. Applicable mitigation measures from the Certified EIR have been incorporated into the proposed project’s mitigation monitoring and reporting program. The Certified EIR identified Mitigation Measures 4.11.1A, 4.11.3A, and 4.11.3B.

Mitigation Measures 4.11.3A, and 4.11.3B are not applicable to the proposed project.

Mitigation Measures 4.11.3A, and 4.11.3B were previously incorporated into the approved project but have been removed from the proposed project’s MMRP because loading dock noise is not associated with fuel stations.

Any modifications to these mitigation measures are shown in strikethrough for deleted text and underline for new, inserted text
The Certified EIR Mitigation Measure 4.11.1A is reproduced below.

4.11.1A Construction activities are restricted within the Town to the hours of 7:00 a.m. to 10:00 p.m. Monday through Saturday. The following measures would reduce shortterm construction-related noise impacts resulting from the project:
 During all project site excavation and grading onsite, the project contractor shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturer's standards.  The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.
 The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction.

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4.11.3A Nighttime operation of delivery trucks shall be limited to less than 30 minutes each.

4.11.3B Nighttime operation of delivery truck beepers shall be prohibited for on-site vehicles.

3.14 POPULATION AND HOUSING

3.14.1 Summary of Impacts Identified in the Approved Project  Unplanned Population Growth. The Certified EIR determined the approved project would result in an increase in employment opportunities but would not induce substantial population growth and concluded that because most of the new jobs would likely be filled by existing residents, the approved project would not induce substantial population growth, and impacts would be less than significant.
 Displace Substantial Housing/People. The Certified EIR found that approved project would not displace substantial housing or people. Because the proposed commercial development would not remove or require the replacement of any existing housing and adequate housing capacity exists within the Town, the Certified EIR concluded that there would be no impact related to the displacement of people or housing.

3.14.2 Impacts Associated with the Proposed Project
Would the project:

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
proposing new homes
and businesses) or
indirectly (for example,
through extension of
roads or other
infrastructure)?
b) Displace substantial
numbers of existing
people or housing,
necessitating the
construction of
replacement housing
elsewhere?
NI No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The proposed project would include development of a six-pump fuel station with a canopy and convenience store. Construction of the proposed project would remain short-term in nature.

Additionally, general construction labor is expected to be available from the local and regional labor pool. Similar to the approved project, construction of the proposed project would not directly or indirectly result in unplanned growth, and impacts would be less than significant.

Although the specific location and design of the current proposed fueling facility differ from the original layout, the proposed fuel station’s project site boundaries are consistent with the approved project. The fuel station would largely remain consistent with the approved project as a six-pump fuel station with a canopy. The convenience store, which was not previously part of

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the approved project, would result in an increase of six employment opportunities, a minor increase compared to the approved project. As with the approved project, the increase in employment opportunities would likely to be filled by persons already residing in the area and not result in substantial unplanned population growth within the Town. Additionally, the proposed project would not develop any new housing. The increase in new employees would not induce substantial unplanned population growth in the area directly or indirectly.

The proposed project includes various infrastructure improvements on the project site to serve the six-pump fuel station and convenience store, such as but not limited to USTs, utility connections to existing utilities, a new driveway and drive lanes. These components would serve the proposed project and would not represent the type of infrastructure that would result in indirect unplanned population growth. Therefore, impacts related to direct or indirect population growth would remain less than significant.

As with the approved project, no dwelling units or residential uses currently occupy the project site. Therefore, no impact would occur.

3.14.3 Adopted Mitigation Measures Applicable to the Proposed Project
No mitigation measures were adopted as part of the approved project’s Certified EIR relating to population and housing. As discussed above, the proposed project is within the scope of the approved project, and no mitigation measures are warranted.

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3.15 PUBLIC SERVICES

3.15.1 Summary of Impacts Identified in the Approved Project

FIRE PROTECTION SERVICES
The Certified EIR determined that development of the approved project would increase demand for fire protection services provided by the San Bernardino County Fire Department. At the time of analysis, the Fire Department operated above recommended service capacity and relied on mutual aid agreements to maintain response levels. The Certified EIR concluded that retail, fueling, and restaurant uses would increase fire flow demand, emergency calls, and traffic congestion that could slow response times.

To address these impacts, the Certified EIR adopted Mitigation Measures 4.13.1A and 4.13.1B, requiring payment of fair-share fees to a Town-wide public services assessment district and provision of a looped water system to provide adequate fire flow. With implementation of these measures, fire protection impacts were reduced to a less-than-significant level.

POLICE PROTECTION SERVICES
The Certified EIR noted that police protection in the Town of Yucca Valley was provided by the San Bernardino County Sheriff’s Department. Although most employment opportunities generated by the approved project were expected to be filled by existing residents, the proposed retail and commercial uses would increase the frequency of calls for service and demand for patrol coverage.

To ensure adequate law enforcement capacity, the Certified EIR adopted Mitigation Measure

4.13.2A, requiring payment of fair-share fees to a Town-wide public services assessment district for the expansion of police facilities and acquisition of new equipment. With implementation of this mitigation measure, impacts on police protection services were reduced to a less than significant level.

SCHOOLS
The Certified EIR determined that the approved project would not substantially increase the number of school-aged children, as the approved project consisted entirely of commercial uses and would primarily employ existing residents. The applicant was required to pay statutory school impact fees in accordance with Senate Bill 50 (Government Code Section 65995 et seq.).

Compliance with these mandatory provisions ensured that potential impacts were fully mitigated and, therefore, less than significant.

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PARKS AND OTHER PUBLIC FACILITIES
Because the approved project did not involve residential development or population growth, the Certified EIR determined that it would not result in a substantial increase in demand for parks, libraries, or other public facilities. Therefore, impacts on other public services were determined to be less than significant, and no mitigation measures were required.

3.15.2 Impacts Associated with the Proposed Project
Would the project:

Fire protection? LTS/M No No No Yes

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Conditions Requiring Subsequent Review
Environmental Issues
Level of
Impact in
Certified
EIR
Change in
Project or
Circumstances
Involving New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(1–2)
New
Information
Showing New
or More
Severe
Significant
Effects
CEQA Guidelines
Section
15162(a)(3)(A–B)
New
Mitigation or
Alternative to
Reduce
Significant
Effect Is
Declined
CEQA Guidelines
Section
15162(a)(3)(C–D)
Proposed
Project
Meets the
Conditions
for an
Addendum
CEQA
Guidelines
Section
15164
Police protection? LTS/M No No No Yes
Schools? LTS No No No Yes
Parks? LTS No No No Yes
Other public facilities? LTS No No No Yes
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable; N/A = topic not analyzed in Certified EIR 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:

FIRE PROTECTION?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR determined that the approved project would increase demand for fire protection services and required implementation of Mitigation Measures 4.13.1A and 4.13.1B, which mandate payment of fair-share fees to a Town-wide public services assessment district and installation of a looped water system to ensure adequate fire flow.

The proposed project, which involves development of a new six-pump fuel station and 1,556- square-foot convenience store within the existing Walmart Supercenter parking lot, would not alter the existing development footprint or increase overall building intensity within the Plan area. The project site is fully served by existing water infrastructure, roadways, and emergency access routes. Because the proposed project would not result in new demand beyond that analyzed in the Certified EIR, and because the mitigation measures remain applicable, no new or expanded fire protection facilities would be required. Therefore, the proposed project would not result in substantial adverse physical impacts related to fire protection, and impacts would remain less than significant with implementation of previously adopted mitigation measures.

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Consequently, the proposed project would not result in new significant environmental effects or substantially increase the severity of previously identified significant effects and, therefore, would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in Public Resources Code Section 21166 and CEQA Guidelines Sections 15162(a) and 15163(a).

POLICE PROTECTION?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

The Certified EIR concluded that the approved project would increase demand for police protection services and adopted Mitigation Measure 4.13.2A, requiring payment of fair-share fees to a Town-wide public services assessment district to support law enforcement facility and equipment improvements.

The proposed project would not introduce new residential uses or increase population and would generate only a minor operational demand for law enforcement services typical of a small retail fueling facility. The project site is within an established commercial corridor with routine police patrol coverage. Implementation of Mitigation Measure 4.13.2A would continue to ensure adequate funding for police services.

Accordingly, the proposed project would not require new or expanded police protection facilities, and impacts would remain less than significant with implementation of previously adopted mitigation measures.

SCHOOLS?
Project Meets the Conditions for an Addendum Pursuant to CEQA Guidelines Section 15164.

As found in the Certified EIR, the approved project was commercial in nature and would not generate new residential population or substantially increase enrollment in local schools. The proposed project would similarly consist of commercial uses. A fuel station and convenience store would not introduce or house new residents.

In accordance with Senate Bill 50 (Government Code Section 65995 et seq.), the project applicant would continue to be required to pay statutory school impact fees to the appropriate school district. Compliance with these mandatory provisions would fully mitigate potential school-related impacts. Therefore, the proposed project would not result in the need for new or expanded school facilities, and impacts would remain less than significant.

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Yucca Valley City CouncilJune 2, 2026

Yucca Valley City Council
June 2, 2026