2025 09 09 PC
PLANNING COMMISSION AGENDA Page 1 of 4 SEPTEMBER 9, 2025
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBER
78495 Calle Tampico, La Quinta
TUESDAY, SEPTEMBER 9, 2025, AT 5:00 P.M.
Members of the public may listen to this meeting by tuning-in live via
www.laquintaca.gov/livemeetings.
CALL TO ORDER
Roll Call:
Commissioners Bohlinger, Guerrero, Hernandez, Hundt, McCune, Nieto, and Chair Hassett
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
At this time, members of the public may address the Commission on any matter not listed
on the agenda pursuant to the “Public Comments – Instructions” listed at the end of the
agenda. The Commission values your comments; however, in accordance with State
law, no action shall be taken on any item not appearing on the agenda unless it is an
emergency item authorized by the Brown Act [Government Code § 54954.2(b)].
CONFIRMATION OF AGENDA
ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS - NONE
CONSENT CALENDAR – NONE
BUSINESS SESSION – NONE
PUBLIC HEARINGS – 5:00 p.m. or thereafter
For all Public Hearings on the agenda, a completed “Request to Speak” form must be
filed with the Commission Secretary prior to consideration of that item; comments are
limited to three (3) minutes (approximately 350 words).
Planning Commission agendas and staff reports
are now available on the City’s web page:
www.laquintaca.gov
PLANNING COMMISSION AGENDA Page 2 of 4 SEPTEMBER 9, 2025
Any person may submit written comments to the Planning Commission prior to the public
hearing and/or may appear and be heard in support of or opposition to the project(s) at
the time of the public hearing. If you challenge a project(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing or in written
correspondence delivered to the City at or prior to the public hearing.
PAGE
1. CONSIDER ADOPTING RESOLUTIONS TO RECOMMEND CITY COUNCIL
ADOPT ENVIRONMENTAL ASSESSMENT 2025-0002 (ADDENDUM NO. 3 TO
ENVIRONMENTAL ASSESSMENT 2002-453) AND APPROVE DEVELOPMENT
AGREEMENT 2025-0001 (REINSTATED AND AMENDED DEVELOPMENT
AGREEMENT 2014-0001) TO FACILITATE DEVELOPMENT OF THE
SILVERROCK SPECIFIC PLAN AREA; CEQA: AN ADDENDUM TO
ENVIRONMENTAL ASSESSMENT 2002-453 HAS BEEN PREPARED
PURSUANT TO SECTIONS 15162 AND 15164 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT; PROJECT: SILVERROCK RESORT;
LOCATION: SOUTH OF AVENUE 52, WEST OF JEFFERSON STREET
5
STUDY SESSION – NONE
STAFF ITEMS – NONE
COMMISSIONERS’ ITEMS
ADJOURNMENT
*********************************
The next regular meeting of the La Quinta Planning Commission will be held on
September 23, 2025, commencing at 5:00 p.m. at the La Quinta City Hall Council
Chamber, 78495 Calle Tampico, La Quinta, CA 92253.
DECLARATION OF POSTING
I, Tania Flores, Secretary of the Planning Commission of the City of La Quinta, do hereby
declare that the foregoing Agenda for the Commission meeting of September 9, 2025,
was posted on the City’s website, near the entrance to the Council Chamber at 78495
Calle Tampico and the bulletin board at 51321 Avenida Bermudas, on September 5,
2025.
DATED: September 4, 2025
Tania Flores, Commission Secretary
City of La Quinta, California
PLANNING COMMISSION AGENDA Page 3 of 4 SEPTEMBER 9, 2025
Public Notices
Agenda packet materials are available for public inspection: 1) at the Clerk’s Office at La
Quinta City Hall, located at 78495 Calle Tampico, La Quinta, California 92253; and 2) on the
City’s website at https://www.laquintaca.gov/business/boards-and-commissions/planning-
commission, in accordance with the Brown Act [Government Code § 54957.5; AB 2647 (Stats.
2022, Ch. 971)].
The La Quinta City Council Chamber is handicap accessible. If special equipment is needed
for the hearing impaired, please contact the Commission Secretary at (760) 777-7023, 24
hours in advance of the meeting, and accommodations will be made.
If background material is to be presented to the Commission during a Commission meeting,
please be advised that 10 copies of all documents, exhibits, etc., must be supplied to the
Commission Secretary for distribution. It is requested that this take place prior to the
beginning of the meeting.
PUBLIC COMMENTS – INSTRUCTIONS
Members of the public may address the Commission on any matter listed or not listed on the
agenda as follows:
WRITTEN PUBLIC COMMENTS can be provided either in-person during the meeting by
submitting 10 copies to the Commission Secretary, it is requested that this takes place prior to
the beginning of the meeting; or can be emailed in advance to TFlores@LaQuintaCA.gov, no later
than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to the
Commission, made public, and will be incorporated into the public record of the meeting, but will
not be read during the meeting unless, upon the request of the Chair, a brief summary of public
comments is asked to be reported.
If written public comments are emailed, the email subject line must clearly state “Written
Comments” and should include: 1) full name, 2) city of residence, and 3) subject matter .
VERBAL PUBLIC COMMENTS can be provided in-person during the meeting by completing a
“Request to Speak” form and submitting it to the Commission Secretary; it is requested that this
takes place prior to the beginning of the meeting. Please limit your comments to three (3) minutes
(or approximately 350 words). Members of the public shall be called upon by the Chair to speak.
In accordance with City Council Resolution No. 2022-028, a one-time additional speaker time
donation of three (3) minutes per individual is permitted; please note that the member of the public
donating time must: 1) submit this in writing to the Commission Secretary by completing a
“Request to Speak” form noting the name of the person to whom time is being donated to, and 2)
be present at the time the speaker provides verbal comments.
Verbal public comments are defined as comments provided in the speakers’ own voice and may
not include video or sound recordings of the speaker or of other individuals or entities, unless
permitted by the Chair.
Public speakers may elect to use printed presentation materials to aid their comments; 10 copies
of such printed materials shall be provided to the Commission Secretary to be disseminated to
the Commission, made public, and incorporated into the public record of the meeting; it is
requested that the printed materials are provided prior to the beginning of the meeting. There
PLANNING COMMISSION AGENDA Page 4 of 4 SEPTEMBER 9, 2025
shall be no use of Chamber resources and technology to display visual or audible presentations
during public comments unless permitted by the Chair.
All writings or documents, including but not limited to emails and attachments to emails, submitted
to the City regarding any item(s) listed or not listed on this agenda are public records. All
information in such writings and documents is subject to disclosure as being in the public domain
and subject to search and review by electronic means, including but not limited to the City’s
Internet website and any other Internet Web-based platform or other Web-based form of
communication. All information in such writings and documents similarly is subject to disclosure
pursuant to the California Public Records Act [Government Code § 7920.000 et seq.].
TELECONFERENCE ACCESSIBILITY – INSTRUCTIONS
Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285),
codified in the Brown Act [Government Code § 54953], if a member of the Commission requests
to attend and participate in this meeting remotely due to “just cause” or “emergency
circumstances,” as defined, and only if the request is approved. In such instances, remote public
accessibility and participation will be facilitated via Zoom Webinar as detailed at the end of this
Agenda.
*** TELECONFERENCE PROCEDURES – PURSUANT TO AB 2449***
APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT
Verbal public comments via Teleconference – members of the public may attend and
participate in this meeting by teleconference via Zoom and use the “raise your hand” feature
when public comments are prompted by the Chair; the City will facilitate the ability for a member
of the public to be audible to the Commission and general public and allow him/her/they to speak
on the item(s) requested. Please note – members of the public must unmute themselves
when prompted upon being recognized by the Chair, in order to become audible to the
Commission and the public.
Only one person at a time may speak by teleconference and only after being recognized by the
Chair.
ZOOM LINK: https://us06web.zoom.us/j/82853067939
Meeting ID: 828 5306 7939
Or join by phone: (253) 215 – 8782
Written public comments – can be provided in person during the meeting or emailed to
TFlores@LaQuintaCA.gov any time prior to the adjournment of the meeting, and will be
distributed to the Commission, made public, incorporated into the public record of the meeting,
and will not be read during the meeting unless, upon the request of the Chair, a brief summary of
any public comment is asked to be read, to the extent the Committee can accommodate such
request.
City of La Quinta
PLANNING COMMISSION MEETING: September 9, 2025
STAFF REPORT
AGENDA TITLE: CONSIDER ADOPTING RESOLUTIONS TO RECOMMEND CITY
COUNCIL ADOPT ENVIRONMENTAL ASSESSMENT 2025-0002 (ADDENDUM NO. 3
TO ENVIRONMENTAL ASSESSMENT 2002-453) AND APPROVE DEVELOPMENT
AGREEMENT 2025-0001 (REINSTATED AND AMENDED DEVELOPMENT
AGREEMENT 2014-0001) TO FACILITATE DEVELOPMENT OF THE SILVERROCK
SPECIFIC PLAN AREA; CEQA: AN ADDENDUM TO ENVIRONMENTAL
ASSESSMENT 2002-453 HAS BEEN PREPARED PURSUANT TO SECTIONS 15162
AND 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; PROJECT:
SILVERROCK RESORT; LOCATION: SOUTH OF AVENUE 52, WEST OF JEFFERSON
STREET
RECOMMENDATION
1. Consider adopting a resolution to recommend City Council adopt Environmental
Assessment 2025-0002, Addendum No. 3 to the Mitigated Negative Declaration
(MND) for Environmental Assessment 2002-453.
2. Consider adopting a resolution to recommend City Council approve Development
Agreement (DA) 2025-0001 (Reinstated and Amended DA2014-0001) for the
SilverRock Resort.
EXECUTIVE SUMMARY
The acquisition of the SilverRock Resort project site was approved by the City’s
then Redevelopment Agency in 2002 and was originally known as the Ranch. The
current iteration of the project was approved in 2014 under, among other governing
agreements, a recorded Development Agreement that governs the site and guides
the development of hotels and residential units around the existing golf course.
Golf course realignment, temporary clubhouse facilities, mass grading, and
various master site infrastructure improvements have been completed.
After the project had been paused because of the COVID-19 pandemic,
construction began on the luxury hotel and amenities, luxury residential units
connected to the hotel, and a permanent golf clubhouse, among other proximate
buildings, in 2021, but construction has been delayed due to, among other
reasons, the bankruptcy of the former developer.
PUBLIC HEARING ITEM NO. 1
5
Since the filing of bankruptcy in August 2024 by the former developer, the City has
been actively involved with the proceedings in the Bankruptcy Court, which has
included, among other matters, the formation of a Council subcommittee to meet
with multiple investor and developer groups to find a replacement owner and
developer of the SilverRock Resort.
A Reinstated and Amended Development Agreement (ADA) for SilverRock Resort
is under review to reinitiate development of the project site with a new developer,
TBE RE Acquisition Co II LLC., a subsidiary of Turnbridge Equities (Attachment
1). The Municipal Code requires that the Planning Commission make findings of
consistency with the General Plan when a Development Agreement is proposed
for any project.
BACKGROUND/ANALYSIS
A detailed background and summary of the SilverRock Resort Area is included in the
Recitals to the Draft ADA, and incorporated into this Staff Report by reference.
Originally, the former La Quinta Redevelopment Agency purchased the approximate 525
acres at the project site, with the intention that its use and development would be a world-
class destination golf resort/luxury residential and public amenities project, to act as a
substantial revenue generator for the City. After the construction of the Arnold Palmer
Classic Golf Course was completed, the State dissolved redevelopment in 2012. The City,
with the approval of the State, invested in the entire SilverRock Resort Area so as to
maintain control and ultimately oversee its sale and development for those original
purposes.
In 2014, SilverRock Development Company, the former developer, applied to the City for
approval of Development Agreement (DA) 2014-0001, among other agreements that
were within the purview of the City Council. DA2014-0001 incorporated one of those other
agreements, the Purchase, Sale, and Development Agreement (PSDA), as amended,
which governed the disposition of some parcels and the development of the former
project.
Generally, the former project consisted of approximately 132+/- acres conveyed to the
former developer for the construction of a luxury hotel, a lifestyle hotel, spa, conference
center and branded residential components, a permanent golf clubhouse, and a mix of
commercial and residential areas to complement the existing golf course and a potential
future golf course.
Development of the SilverRock Resort project was delayed due to, among other reasons,
the bankruptcy of the former developer. The City, working with the former developer
(referred to in the bankruptcy proceeding as the debtors) and its current controlling
manager (a former Bankruptcy Court judge with expertise and bankruptcy work-outs), has
been intricately involved with the proceedings in Bankruptcy Court to facilitate a sale of
the properties owned and partially developed by the former developer to a new owner
6
and developer. This has included multiple meetings of the City’s Ad-Hoc Economic
Development Subcommittee, City Manager, City Attorney, and Staff with investors and
potential developers.
As part of the bankruptcy proceedings, the City and debtors negotiated, and the
Bankruptcy Court approved, a set of “Bid Procedures” that, among other provisions,
authorized the marketing opportunity for the purchase of the debtors-owned property
referred to as “Phase 1” and “Phase 1 Property”. The marketing opportunity also
referenced City-owned property, referred to as “Phase 2” and “Phase 2 Property,” that is
comprised of approximately 195+/- acres. While the Phase 2 Property is subject to the
SilverRock Resort Area Specific Plan, it is not owned by the former developer/debtors,
but the former project included the possibility of an option “springing” into effect for the
possible acquisition of the Phase 2 Property upon completion of specified project
components in Phase 1. Attachment 2 shows the vicinity map for the project area with the
phases labeled.
Under the Bankruptcy Court-approved Bid Procedures and other relevant orders, as part
of the purchase of Phase 1, the developer is required to enter into an ADA for
development of the Phase 1 Property, along with several other documents that will
implement the project.
The Draft ADA is attached as Exhibit A of the DA Resolution. The ADA describes the
developer’s obligations for development, including the following major components (see
Attachment 3 for proposed land plan):
Phase 1 Development Components:
o Development of a 150± room luxury hotel in the area of the partially
constructed Montage Hotel. The hotel must include a spa, restaurant,
conference and banquet facilities, pool/recreation facilities, and “back of
house.”
o Development of a public golf clubhouse, relocated from its current location
to an adjacent area of the luxury hotel and SilverRock/Talus Way.
o Residential lots branded to the hotel, in the area where the single-family
units were partially developed, and allowing short term vacation rentals
(STVR).
o A private clubhouse and pool/recreation area for residential units to be
located where the former project’s public golf clubhouse would be.
o Additional for sale residential units on the east half of the Phase 1 property,
which may include STVRs.
o Landscaping and trails within Phase 1 and along a portion of the perimeter
of Avenue 52.
o Construction of all infrastructure (roads, utilities, etc.) necessary to serve
Phase 1.
Potential purchase of the land within Phase 2, the City-owned property in the east
and south portion of the site.
7
The Draft ADA sets forth a phasing of development, generally divided into Phase 1A and
Phase 1B, according to a Schedule of Performance and Scope of Work. The site is
divided up into eight (8) “Planning Areas” that correspond to the ultimate uses in those
areas:
Planning Area 1 - SilverRock Golf Course (existing)
Planning Area 2 - Luxury Branded Residences Phase 1A
Planning Area 3 & 5 - Luxury Hotel and amenities
Planning Area 4 - Public Golf Clubhouse
Planning Area 6 - Luxury Branded Condominiums (in Phase 1A)
Planning Area 7 - Luxury Branded Residences Phase 1B
Planning Area 8 - Phase 2 - Golf, Residential, Commercial
Pursuant to Section 2.2.1 of the SilverRock Resort Area Specific Plan (Specific Plan), the
location and alignment of the land uses and zones in that plan are and were always
intended to be “diagrammatic”, such that the precise layout of the various land uses are
ultimately to be determined by the actual alignment and adjacency of each land use
category. Consistent with Section 2.2.1, the Planning Areas as set forth in the ADA may
govern and apply to the development of the overall project and may supersede the
planning areas as identified in the Specific Plan, if the Draft ADA is adopted.
A Site Map attached to the Draft ADA shows the various Planning Areas, and the Scope
of Work attached to the Draft ADA provides more detail of the anticipated subsequent
actions to be accomplished to complete the development.
The implementation of these development components will be undertaken separately,
with future Site Development Permits, Tract Maps, or other means as needed to
implement them, except to the extent that there are expedited permitting provisions
proposed in the Draft ADA to allow for the continued securing and clean-up, improvement,
and removal of partially completed improvements to effectuate the Phase 1 Development
Components. Pursuant to the proposed project, the developer will use components of the
existing partially completed structures, while other parts, namely the partially constructed
luxury residential homes and partially built spa, will be demolished to effectuate
development.
The Draft ADA also contains a number of other provisions, including, but not limited to,
the developer’s and the City’s responsibilities, financing of project components,
implementation of CEQA mitigation measures, minimization of impacts to golf play and
operation, the schedule of performance for the phased development, and STVR use of
residential units. The ADA also allows for the transfer of the golf course, Ahmanson Ranch
House, and Phase 2 Property to the developer under specific conditions at a later date,
and obligates the developer to maintain and operate the golf course with continued
access to La Quinta residents at a reduced rate.
Government Code Section 65402 and the Municipal Code require that the Planning
Commission review the Draft ADA for consistency with the General Plan and SilverRock
8
Specific Plan and make a recommendation to the City Council. As described in
Attachment 4, the findings for approval can be made.
Public Hearing Notice
The public hearing notice for the project was advertised in The Desert Sun newspaper on
August 29, 2025, and distributed to properties within 500 feet of the site. At the time of
publication of the Agenda, Staff had not received any written comments.
ENVIRONMENTAL REVIEW
A Development Agreement is a “project” as defined by the California Environmental
Quality Act (CEQA). As a result, the City considered the Project and determined that an
Addendum to the Mitigated Negative Declaration (MND) for Environmental Assessment
2002-453 has been prepared and is provided as Exhibit A of the EA Resolution.
Prepared by: Nicole Sauviat Criste, Consulting Planner
Approved by: Cheri Flores, Interim Design and Development Director
Attachment: 1. Project Information
2. Vicinity Map
3. Proposed Land Plan
4. Findings
9
PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL ADOPT
ADDENDUM NO. 3 TO THE PREVIOUSLY ADOPTED
MITIGATED NEGATIVE DECLARATION (EA2002-453)
PURSUANT TO SECTION 15164 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT IN THAT NO
SUBSTANTIAL CHANGES TO THE PROJECT ARE
PROPOSED THAT RESULT IN NEW SIGNIFICANT
ENVIRONMENTAL EFFECTS.
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2025-0002
PROJECT: SILVERROCK RESORT
APPLICANT: TBE RE ACQUISITION CO II LLC.
(SUBSIDIARY OF TURNBRIDGE EQUITIES)
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
September 9, 2025, hold a duly noticed Public Hearing to consider a request by TBE RE
Acquisition Co II LLC., subsidiary of Turnbridge Equities, for approval of a Reinstated and
Amended Development Agreement for the SilverRock Resort (2025 SilverRock Master
Plan), relating to real property south of Avenue 52, west of Jefferson Street, with Assessor
Parcel Numbers:
770-260-037; 776-150-029, -030; 777-060-008, -010, -011, -019, -020, -062, -070, -071,
-072, -074, -075, -078, -079, -080, -081, -082, -083, -084, -085; 777-490-023, -024, -
035, -037, -039, -042, -046, -047, -048, -049, -050, -053, -054, -055, -057, -058, -059, -
060, -061, -062, -063, -064, -065, -066, -067, -068, -069, -070, -071, -072, -073, -074, -
075, -076, -077, -078, -079, -080; 777-510-001, -002, -003, -004, -005, -006, -007, -008,
-009, -010, -011, -012, -013, -014, -015, -016, -017, -018, -019, -020, -021, -022, -023, -
024, -025; 777-520-001, -002, -003, -004, -005, -006, -007, -008, -009, -010, -011, -012,
-013, -014, -015, -016, -017, -018
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on August 29, 2025, as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet of
the site and emailed or mailed to all interested parties who have requested notification
relating to the project; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the Planning
10
PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
ENVIRONMENTAL ASSESSMENT 2025-0002
PROJECT: SILVERROCK RESORT
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND JEFFERSON STREET
APPLICANT: TBE RE ACQUISITION CO II LLC., SUBSIDIARY OF TURNBRIDGE EQUITIES
ADOPTED:
PAGE: 2 of 3
Commission did make the following mandatory findings pursuant to the California
Environmental Quality Act to justify approval of Environmental Assessment 2025-0002
(Addendum No. 3 to EA2002-453) [Exhibit A]
1. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or animal community,
reduce the number, or restrict the range of rare or endangered plants or animals,
or eliminate important examples of the major periods of California history or
prehistory. Potential impacts can be mitigated to be less than significant levels with
implementation of mitigation measures included in Previous Assessments.
2. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development in
the immediate vicinity. Potential impacts can be mitigated to be less than
significant levels.
3. The proposed project will not have environmental effects that will adversely affect
the human population, either directly or indirectly. Potential impacts are equivalent
to or less than those identified in Previous Assessments, and with the
implementation of mitigation measures included in those Previous Assessments,
can be mitigated to be less than significant.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the Planning Commission in this case.
SECTION 2. That the Planning Commission has reviewed the Addendum to the
SilverRock Specific Plan Initial Study and Mitigated Negative Declaration (EA2014-0001),
and finds that the Development Agreement’s impacts have been analyzed and compared
to the adopted Mitigated Negative Declaration, and that none of the conditions cited in
CEQA Guidelines Section 15162 occur, and therefore, consistent with CEQA Guidelines
15164, an Addendum is appropriate to analyze the impacts of the Development
Agreement. Based on the analysis of the Addendum, all environmental impacts can be
mitigated to less than significant levels, consistent with the mitigation measures provided
in EA2002-453 and subsequent Addenda.
SECTION 2. That it does hereby recommend approval of Environmental
Assessment 2025-0002 for the reasons set forth in this Resolution.
11
PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
ENVIRONMENTAL ASSESSMENT 2025-0002
PROJECT: SILVERROCK RESORT
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND JEFFERSON STREET
APPLICANT: TBE RE ACQUISITION CO II LLC., SUBSIDIARY OF TURNBRIDGE EQUITIES
ADOPTED:
PAGE: 3 of 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on September 9, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________
DOUG HASSETT, Chairperson
City of La Quinta, California
ATTEST:
_________________________
CHERI FLORES, Interim Design and Development Director
City of La Quinta, California
12
Addendum to the
ADOPTED
MITIGATED NEGATIVE DECLARATION
SILVERROCK RESORT PROJECT
LA QUINTA, CALIFORNIA
Prepared for:
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
860 Hampshire Road, Suite P
Westlake Village, CA 91361
www.meridianconsultantsllc.com
SEPTEMBER 2025
PLANNING COMMISSION RESOLUTION 2025-XXX
EXHIBIT A
13
Meridian Consultants i SilverRock Resort Project Addendum
September 2025
T ABLE O F C ONTENTS
Section Page
Table of Contents ............................................................................................................... i
1.0 Introduction ...................................................................................................... 1.0-3
1.1 Prior Environmental review .............................................................................. 1.0-3
1.2 Previous Approvals ......................................................................................... 1.0-5
1.3 Proposed 2025 SilverRock Resort Master Plan ................................................. 1.0-5
1.4 Purpose of an Addendum ................................................................................ 1.0-6
2.0 Project Description ............................................................................................ 2.0-1
2.1 Project Location ............................................................................................. 2.0-1
2.2 Project Site Conditions.................................................................................... 2.0-1
2.3 Project Characteristics ................................................................................... 2.0-2
3.0 Impact Analysis ................................................................................................. 3.0-1
3.1 Land Use and Planning .................................................................................... 3.0-2
3.2 Population and Housing .................................................................................. 3.0-7
3.3 Geology And Soils ........................................................................................... 3.0-9
3.4 Water ........................................................................................................... 3.0-14
3.5 Air Quality ..................................................................................................... 3.0-18
3.6 Transportation / Circulation .......................................................................... 3.0-28
3.7 Biological Resources .................................................................................... 3.0-32
3.8 Energy and Mineral Resources ....................................................................... 3.0-38
3.9 Hazards and Hazardous Materials ................................................................. 3.0-40
3.10 Noise............................................................................................................ 3.0-44
3.11 Public Services ............................................................................................. 3.0-48
3.12 Utilities and Service Systems......................................................................... 3.0-54
3.13 Aesthetics .................................................................................................... 3.0-61
3.14 Cultural Resources ....................................................................................... 3.0-66
3.15 Recreation .................................................................................................... 3.0-69
3.16 Greenhouse Gases ....................................................................................... 3.0-71
4.0 References ....................................................................................................... 4.0-1
5.0 Mitigation Monitoring Program ........................................................................... 5.0-1
Appendices
A
Air Quality and Greenhouse Gas Emissions Outputs
14
Meridian Consultants ii SilverRock Resort Project Addendum
September 2025
L IST OF F IGURES
Figure Page
1-1 2018 SilverRock Resort Master Plan ............................................................................ 1.0-7
2-1 Regional Location Map ............................................................................................... 2.0-3
2-2 Project Location ......................................................................................................... 2.0-4
2-3 Project Site Aerial Photographs ................................................................................... 2.0-5
2-4 2025 SilverRock Master Plan ....................................................................................... 2.0-9
3.1-1 General Plan Land Use Map ........................................................................................ 3.0-4
3.1-2 Zoning Map ................................................................................................................ 3.0-5
L IST OF T ABLES
Table Page
2-1 Partially Constructed Buildings ................................................................................... 2.0-2
2-2 Comparative Land Use Summary: Prior Environmental Reviews and the 2025
SilverRock Master Plan ............................................................................................... 2.0-6
2-3 2018 SilverRock Resort Master Plan Land Use Summary .............................................. 2.0-7
2-4 2025 SilverRock Master Plan Summary........................................................................ 2.0-8
3.5-1 Project Construction Schedule ................................................................................. 3.0-23
3.5-2 Highest Daily Construction Pollutant Emissions ........................................................ 3.0-24
3.5-3 Operational Emissions ............................................................................................. 3.0-25
3.5-4 Localized Construction and OPerational Emissions ................................................... 3.0-26
3.6-1 SilverRock Trip Generation Comparison: 2018 vs. 2025 Master Plan ........................... 3.0-30
3.11-1 School District Generation Rates and STudent Generation ......................................... 3.0-52
3.11-2 Project School Enrollment and Capacities ................................................................. 3.0-52
3.16-1 Construction GreenHouse Gas Emissions ................................................................. 3.0-74
3.16-2 Operational GHG Emissions ..................................................................................... 3.0-76
15
Meridian Consultants 1.0-3 SilverRock Resort Project Addendum
September 2025
1.0 INTRODUCTION
This Addendum has been prepared to analyze the potential environmental effects associated with
the proposed approval of agreements to implement the approved SilverRock Resort Project (SRR
Project or Project). The City of La Quinta (City) is proposing to approve a Reinstated and Amended
Development Agreement, an Option Agreement for the Phase 2 Land, a Transient Occupancy Tax
revenue sharing agreement, and ancillary agreements or amendments to recorded covenants. The
first phase of development currently proposed includes a 154-room Luxury Resort Hotel with
supporting facilities, 192 single-family and condominium resort residential units and a new
clubhouse for the existing public golf course in Planning Areas 2-7. Subsequently, approval of Site
Development Permits (SDPs), amendments to previously approved SDPs, subdivision maps and
other implementing approvals, will be requested to develop the 2025 SilverRock Master Plan Project
(2025 Project; Project), which would allow the development of resort, recreational,
retail/commercial, and residential uses as permitted by the SilverRock Resort Specific Plan as
approved by the City for the SilverRock Resort site.
1.1 P RIOR E NVIRONMENTAL REVIEW
The SilverRock Resort Project has been reviewed by the City of La Quinta in a series of environmental
review documents prepared since 2002, including a 2002 Mitigated Negative Declaration (MND), and
Addenda to the Adopted MND in 2006 and 2014 (Previous Assessments). Background information on
these Previous Assessments and approvals is presented below.
1.1.1 2002 Mitigated Negative Declaration (2002 MND)
In 2002, an Environmental Assessment (EA 2002-453) was prepared supporting the adoption of a
Mitigated Negative Declaration (2002 MND) evaluating the acquisition of the 707-acre SilverRock
Resort site by the City of La Quinta Redevelopment Agency. The site was acquired to meet the City’s
goals of providing public recreation and generating recurring revenue by facilitating resort-oriented
development. The 2002 MND evaluated a master development plan that included two 18-hole public
golf courses, a hotel with a conference center, a clubhouse, timeshare or condo -hotel units, and
supporting commercial uses. Approximately 160 acres of the western portion of the site within the
Santa Rosa Mountains were identified for permanent preservation as open space. Following the
adoption of the 2002 MND, the City constructed and opened the Arnold Palmer Classic Golf Course
in 2005 on approximately 173 acres of the site.
1.1.2 2006 Addendum
In 2006, the City of La Quinta approved the SilverRock Resort Specific Plan to guide the phased
development of approximately 546 acres of the SilverRock site with resort uses. An Addendum to the
2002 MND (2006 Addendum) was prepared to evaluate the proposed Specific Plan.
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1.0—Introduction
Meridian Consultants 1.0-4 SilverRock Resort Project Addendum
September 2025
The Specific Plan was prepared by the City to ensure quality development consistent with the goals,
objectives, and policies of the City’s General Plan. The Specific Plan defines the location, type, and
amount of development allowed within the Specific Plan Area, while providing a degree of flexibility
to allow future development to respond to the opportunities in the marketplace for a unique resort
development.
The Specific Plan established a land use framework by establishing eight Planning Areas (PAs) to
guide the development of a master-planned resort community with two public golf courses, multiple
hotels (including boutique and conference hotels), residential units, a mixed-use retail village, and
supporting amenities as identified in Table 2-2. The plan included design and development
standards aligned with the City’s General Plan and excluded the previously preserved 160-acre
portion of the Santa Rosa Mountains.
The approved Specific Plan allows minor modifications without a Specific Plan amendment as
follows:
• The addition of new information to the Specific Plan maps or text that do not change the effect of
any regulation. The new information may include more detailed, site-specific information. If this
information demonstrates that Planning Area boundaries are inaccurately designated, based
upon the goals of the Specific Plan, said boundaries may be adjusted or redesignated to reflect
a more accurate depiction of on-site conditions without requiring a Specific Plan Amendment.
Adjustments to the golf corridors may be made, resulting in a corresponding change to the
adjacent development parcel, without the requirement of a Specific Plan Amendment.
• Changes to the community infrastructure, such as drainage systems, roads, water, and sewer
systems, etc., which do not have the effect of increasing or decreasing capacity in the project
area beyond the specified density range nor increase the backbone infrastructure construction
or maintenance costs.1
The 2006 Addendum concluded that the proposed Specific Plan would not result in any new or
substantially more significant impacts than were identified in the Adopted 2002 MND.
1.1.3 2014 Addendum
In 2014, the City of La Quinta prepared a second Addendum to the 2002 Mitigated Negative
Declaration (2014 Addendum) to evaluate a refined master plan for the SilverRock Resort project in
response to evolving market conditions and support the approval of a series of agreements to
implement the project, including a Development Agreement (DA) and a Purchase, Sale, and
Development Agreement (PSDA) pursuant to California Government Code Section 65864 with a
master developer for development of resort, recreational, retail/ commercial, and residential uses
as permitted by the Specific Plan.
1 City of La Quinta, SilverRock Resort Specific Plan (2006), 51.
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1.0—Introduction
Meridian Consultants 1.0-5 SilverRock Resort Project Addendum
September 2025
The 2014 Master Plan as evaluated in the Addendum included a hotel, spa, banquet room, residential
units, commercial/retail space, a golf clubhouse, and an additional 18-hole golf course As
summarized in Table 2-2. The 2014 Addendum concluded that the proposed Specific Plan would not
result in any new or substantially more significant impacts than were identified in the Adopted 2002
MND.
1.2 PREVIOUS APPROVALS
In 2006, the City of La Quinta approved the SilverRock Resort Specific Plan to guide the phased
development of the approximate 546 acre the SilverRock site. An Addendum to the 2002 MND (2006
Addendum) was prepared to evaluate the proposed Specific Plan. The 2014 DA, PDSA and
amendments to the PSDA allowed development in Planning Areas 2 to 9 as defined in the approved
Specific Plan. The PSDA and subsequent amendments addressed financing, construction timelines,
performance schedules, and financial incentives for the phased construction of luxury hotels,
branded residences, golf villas, a new golf clubhouse, a conference center, and related
infrastructure. PSDA Amendment No. 3, November 2018, amended and restated key terms of the
original PSDA between the City and the Developer and included an updated master plan (2018
Master Plan) shown Figure 1-1: 2018 SilverRock Resort Master Plan.
A series of Site Development Permits (SDPs) approved site, architectural, and landscaping plans for
Planning Areas 2-7 as delineated in the 2025 Project in accordance with the SilverRock Specific Plan
and applicable zoning and environmental regulations. The SDPs established project conditions,
design requirements, environmental compliance measures, and public infrastructure obligations.
1.3 PROPOSED 2025 SILVERROCK RESORT MASTER
PLAN
The 2025 SilverRock Resort Master Plan, as shown below in Figure 2-4: 2025 SilverRock Master
Plan, includes hotel and resort residential uses as permitted by the SilverRock Specific Plan along
with the second 18-hole golf course and related support and amenity facilities. Development of one
hotel is now proposed with resort residential units. Overall, the 2025 SilverRock Master Plan reflects
a reduced intensity of hotel and residential development compared to the 2018 Master Plan as
shown in Table 2 -2: Comparative Land Use Summary: Prior Environmental Reviews and the 2025
SilverRock Master Plan.
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1.0—Introduction
Meridian Consultants 1.0-6 SilverRock Resort Project Addendum
September 2025
1.4 PURPOSE OF AN ADDENDUM
The California Environmental Quality Act (CEQA) and State CEQA Guidelines define standards and
the procedure for determining the level of additional environmental review required when an
Environmental Impact Report (EIR) has been certified or a Negative Declaration adopted for a
project.2
An Addendum to an adopted MND is appropriate where the lead agency has determined that
changes to the project, changed circumstances, or new information would not result in the
identification of new significant impacts or a substantial increase in the severity of impacts identified
in the adopted MND. An Addendum is appropriate where a lead agency has determined that none of
the conditions described in CEQA Guidelines Section 15162 call for the preparation of a subsequent
EIR or negative declaration have occurred.
Public review of an Addendum is not required by CEQA. Instead, the information in an Addendum is
to be considered with the adopted MND prior to a decision being made on actions proposed.
This Addendum provides:
1. An update to the information in the adopted MND on the existing environmental conditions under
which the SRR Project will be undertaken.
2. An analysis of the potential environmental effects of the 2025 Project as compared to the
environmental effects of the SRR Project as analyzed in the 2002 MND and prior Addenda.
An Addendum is the appropriate document to update the information in the adopted MND for the
following reasons:
1. No substantial changes are proposed to the SRR Project that will require major revisions of the
adopted MND because there are no new significant effects or any substantial increase in the
severity of previously identified significant impacts.
2. No substantial changes in circumstances under which the SRR Project will be undertaken have
been identified that will require major revisions of the adopted MND as there are no new
significant environmental effects or any substantial increase in the severity of previously
identified effects.
3. No new information of substantial importance has been discovered that was not known and
could not have been known with the exercise of reasonable diligence at the time the adopted
MND was prepared. Specifically, a review of the current existing conditions and the 2025 Project
demonstrates the following:
2 CEQA Guidelines, Sections 15162–15164.
19
MASTER PLAN
silverrock resort
La quinta, california
November 29, 2016
0 100 200 400 800
1 ac
5 ac
0 100 200 400 800
PA 3
LUXURY BRANDEDRESIDENTIAL DEVELOPMENT
PA 2
LUXURY HOTEL PARKING
PA 6
LIFESTYLE BRANDED RESIDENTIAL DEVELOPMENT
PA 10A-1
GOLF CLUBHOUSE& GOLF COURSE
PA 5
LIFESTYLE HOTEL
PA 4
CONFERENCE AND SHARED SERVICE FACILITY
PA 8
RESORT RESIDENTIAL VILLAGE
PA 9
PROMENADE MIXED USE VILLAGE AREA II
PA 7
PROMENADE MIXED USE VILLAGE AREA I
PA 2
LUXURY HOTEL/SPA
PA 2
LUXURY HOTEL
ahmansonranch house
1
resort
path
resort
path
lake
lake
GOLF MAINTENANCE
PA 1
GOLF COURSE
3
8
4 2
7
6
5
9
15
16
17
18
13
11
14 12
10
avenue 54
Je
f
f
e
r
s
o
n
S
t
r
e
e
t
Main
Entry
avenue 52
PA LAND USE ACRES UNITS
1 Golf Course (Existing)179.0
2 Luxury Hotel 20.5 140
3 Luxury Branded Residential Development 14.0 35
4 Conference and Shared Service Facility 7.5
5 Lifestyle Hotel 10.5 200
6 Lifestyle Branded Residential Development 10.0 667 Promenade Mixed Use Village Area I 10.5 150
8 Resort Residential Village 22.5 160
9 Promenade Mixed Use Village Area II 15.0 80
10A-1 Golf Clubhouse & Golf Course 51.5 25
10A-2 Residential 13.5 46
10A-3 Residential 5.0 2310B-1 Golf Course 62.0 40
10B-2 Residential 5.5 19
10B-3 Residential 4.5 20
10B-4 Residential 7.0 34
10B-5 Residential 5.5 22
10B-6 Residential 5.5 24
11 Public Park 22.012 Arroyo, Trails, Canal & Streets 53.5
TOTAL 525.0 1084
LAND USE SUMMARY
PA 11
PUBLIC PARK/ARROYO
49
8
5
6
7
1
2
3
PA 10A-2
RESIDENTIAL
PA 10B-4
RESIDENTIAL
PA 10B-5
RESIDENTIAL
PA 10B-1
GOLF COURSE
PA 10B-6
RESIDENTIAL
PA 10A-3
RESIDENTIAL
PA 10B-3
RESIDENTIAL
PA 10B-2
RESIDENTIAL
2018 SilverRock Resort Master Plan
FIGURE 1-1
453-001-25
SOURCE: The Robert Green Company – November 29, 2016
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1.0—Introduction
Meridian Consultants 1.0-8 SilverRock Resort Project Addendum
September 2025
a. The 2025 Project will not have one or more significant effects not discussed in the adopted
MND.
b. Significant effects previously examined will not be substantially more severe than shown in
the adopted MND.
c. No new mitigation measures or alternatives have been found to be feasible that would
reduce one or more significant effects of the Specific Plan.
d. No new mitigation measures or alternatives, considerably different from those analyzed in
the adopted MND, have been identified that the Project proponents decline to adopt.
21
Meridian Consultants 2.0-1 SilverRock Resort Project Addendum
September 2025
2.0 PROJECT DESCRIPTION
2.1 P ROJECT LOCATION
The SilverRock Project Site (SRR Project Site or Project Site) is located within the City of La Quinta in the
County of Riverside (County). The City of La Quinta (City) is located in the southeastern portion of the
Coachella Valley, approximately 105 miles from the City of Los Angeles and approximately 240 miles
from the Phoenix-Scottsdale metropolitan region. The City is bordered by unincorporated County
areas to the north and east and by the Santa Rosa and San Jacinto Mountains to the southwest and
west. As shown in Figure 2-1: Regional Location Map, surrounding jurisdictions include
unincorporated County areas to the north and east, the City of Palm Desert and the City of Indian
Wells to the northwest, and the City of Indio and the City of Coachella to the northeast.
As shown in Figure 2-2: Project Location, the Project Site is located in the central portion of the City,
bounded by Avenue 52 to the north, Jefferson Street to the east, Avenue 54 on the south, and the
Santa Rosa Mountains on the west; and is accessible from Interstate 10 via Washington and Jefferson
Streets. The Coachella Canal traverses west through the Project site from Jefferson Street and turns
south within the Project Site.
Uses surrounding the Project Site include golf courses, residential communities, and natural open
space areas. The Citrus Club at PGA West golf course and residential community is north of Avenue
52; the Mountain View Country Club golf course and residential community is north of Avenue 52 and
east of Jefferson Street; the Hideaway golf club and residential community is east of Jefferson Street;
the PGA West golf course and residential community is south of the Project Site and to the south of
Avenue 54; and the Santa Rosa Mountains are to the west.
2.2 PROJECT SITE CONDITIONS
The Project Site consists of areas that have been previously graded, developed, or partially developed
as shown in Figure 2-3: Project Site Aerial Photograph. The eastern portion of the site contains
previously graded development pads. SilverRock Park is located in the northwest; the Arnold Palmer
Classic Golf Course, Ahmanson House, a series of partially constructed buildings associated with
the previous approvals are located in the western portion of the site; and a Bighorn sheep exclusion
fence has been completed along the toe-of-slope of the Santa Rosa Mountains.
Utilities have been constructed to support development of the uses allowed by the approved
Specific Plan. Water to the Specific Plan area is provided through an existing 18-inch water main in
SilverRock Way. An 18-inch main line is located adjacent to the Project Site in Jefferson Street and
there are two (2) water well sites and a pressure reducing/boosting station. A storm drain in Avenue
52 is designed to convey stormwater to the planned location of the second golf course on the Project
Site along Avenue 52 and Jefferson Street. The partially constructed buildings include a conference
center/shared services facility, golf clubhouse, hotel, spa, guest rooms, and branded residential
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2.0—Project Description
Meridian Consultants 2.0-2 SilverRock Resort Project Addendum
September 2025
units. These partially constructed buildings are proposed to either be reused, relocated, or
demolished as part of the Project as identified in Table 2-1: Partially Constructed Buildings. For
purposes of environmental analysis in this Addendum and to provide a conservative analysis for the
2025 Project, demolition of the partially constructed buildings is assumed.
TABLE 2-1: PARTIALLY CONSTRUCTED BUILDINGS
Building Square Feet (SF) Percent Completion -
Building
Percent Completion –
Mechanical, Electrical
and Plumbing (MEP)
Planned Use in
Proposed Project
Conference
Center/Shared
Service Facility
81,022 60 45 Demolish/Reuse
Golf Clubhouse 14,550 75 75 Demolish and
relocate/rebuild
Hotel Buildings 26,321 60 55 Demolish/Reuse
Hotel Spa 16,716 45 40 Demolish and
relocate/rebuild
Hotel Guest Rooms 91,045 45 40 Demolish/Reuse
Hotel Branded
Residences 149,908 30 25 Demolish and
relocate/rebuild
Source: Turnbridge Equities. 2025.
2.3 PROJECT CH ARACTERISTICS
The 2025 SilverRock Master Plan reconfigures the planned hotel, resort residential, commercial, golf
course and related ancillary support uses to complement the existing public golf course and related
public facilities on the Project Site as shown in Figure 2-4: 2025 SilverRock Master Plan.
The 2025 Project is consistent with the SilverRock Specific Plan as approved by the City in 2006. As
shown Table 2 -2: Comparative Land Use Summary: Prior Environmental Reviews and the 2025
SilverRock Master Plan, the amount of development planned is consistent with, and less intensive,
than the SRR Project as defined and analyzed in the City’s prior environmental review documents.
23
Regional Location
FIGURE 2-1SOURCE: City of La Quinta – 2025
453-001-25
Project Site
APPROXIMATE SCALE IN MILES
1.50.750
N
Legend
Sensitive Receptors
3
24
Project Location
FIGURE 2-2SOURCE: City of La Quinta – 2025
453-001-25
Project Site
APPROXIMATE SCALE IN FEET
10005000
N
Legend
Sensitive Receptors
2000
25
2.0—Project Description
Meridian Consultants 2.0-5 Addendum to the SilverRock Resort Project
September 2025
FIGURE 2-3: PROJECT SITE AERIAL PHOTOGRAPHS
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2.0—Project Description
Meridian Consultants 2.0-6 Addendum to the SilverRock Resort Project
September 2025
TABLE 2-2: COMPARATIVE LAND USE SUMMARY: PRIOR ENVIRONMENTAL REVIEWS AND THE 2025 SILVERROCK MASTER PLAN
2002 MND
Site Acquisition
2006 Addendum
Specific Plan
2014 Addendum
Master Plan 2018 Master Plan 2025 Master Plan
Development
Summary
Hotel/ Residential Units/Keys: 550
Commercial: 25,000 SF
Conference/Event Facilities: 10,000 SF
Golf Holes: 45
Hotel/ Residential Units/Keys:
1,135/1,360
Commercial: 160,000 SF
Conference/Event Facilities: 10,000 SF
Golf Holes: 36
New Clubhouse for Public Course
Hotel/ Residential Units/Keys: 850
Commercial: 35,000 SF
Conference/Shared Facilities: 71,000 SF
Golf Holes: 36
New Clubhouse for Public Course
Hotel/ Residential Units/Keys: 1,084
Commercial: 40,000 SF
Conference/Shared Facilities: 71,000 SF
Golf Holes: 27
New Clubhouse for Public Course
Hotel/ Residential Units/Keys: 599
Commercial 40,000 SF
Banquet/Shared Facilities: 55,000 SF
Golf Holes: 36
New Clubhouse for Public Course
Planning Areas N/A 8 Planning Areas (PA 1–8) 12 Planning Areas (PA 1-12) 12 Planning Areas (PA 1-12) 8 Planning Areas (PA 1-8)
Golf Facilities Two 18 -hole Golf Courses
One 9-hole Golf Course
Two 18 -Hole Golf Courses
PA 1: Arnold Palmer Classic Course
PA 10: Second 18-Hole Golf Course
Two 18-Hole Golf Courses
PA 1: Arnold Palmer Classic Course
PA 10: Second 18-Hole Golf Course
Two 18 -Hole Golf Courses
PA 1: Arnold Palmer Classic Course
PA 10: Second 9-Hole Golf Course
Two 18-Hole Golf Courses
PA 1: Arnold Palmer Classic Course
PA 8: Second 18-Hole Golf Course
Units - Hotel Rooms /
Keys or Residential
Units
Hotel (250 Units)
Condominium Hotel Units (250 Units)
PA 2: Boutique Hotel (200 Units / 260
Keys)
PA 4: Resort Hotel (405 Units / 520 Keys)
PA 6: Lifestyle Hotel (450 Units / 500
Keys)
PA 2: Luxury Hotel (140 Keys)
PA 5: Lifestyle Hotel (200 Keys)
PA 3: 35 Branded Residences
PA 6: 60 Branded Residential Units
PA 7 –10a: 415 Resort Residential Units
PA 2: Luxury Hotel (140 Keys)
PA 5: Lifestyle Hotel (200 Keys)
PA 3: 35 Branded Residences
PA 6: 66 Branded Residential Units
PA 7 –10B-6: 643 Resort Residential Units
PA 3: Luxury Hotel (154 Keys)
PA 2: 29 Branded Residences
PA 6: 70 Branded Residential Condos
PA 7: 93 Branded Residences
PA 8: 253 Residential Units
Commercial 25,000 SF PA 5 and Hotels: 160,000 SF PA 7 and PA 9: 35,000 SF PA 7 and PA 9: 40,000 SF PA 8: 40,000 SF
Conference/Event
Facilities 10,000 SF Conference Center 10,000 SF Conference Center PA 4: 71,000 SF Ballroom Meeting Space,
Food Service, Back Of House
PA 4: 71,000 SF Ballroom Meeting Space,
Food Service, Back Of House
PA 5: 55,000 SF Banquet Meeting Space, Food
Service, Back Of House
Ahmanson House Civic/Cultural and Restaurant Use
PA 2: 10,000 SF Civic/Cultural
300 Seat Restaurant
80 Boutique Guest Rooms
PA 2: 7,500 SF Restaurant
1,500 SF Storage Building PA 2: 7,500 SF Restaurant PA 3: 7,500 SF Restaurant
27
2.0—Project Description
Meridian Consultants 2.0-7 Addendum to the SilverRock Resort Project
September 2025
PSDA Amendment No. 3, dated November 28, 2018, amended and restated key terms of the original
PSDA between the City and the developer, and implemented a revised development framework. The
land uses permitted under this revised framework are reflected in the 2018 Master Plan, which
represents the most current land use plan for the Project. A summary of the 2018 Master Plan is shown
below in Table 2-3: 2018 SilverRock Resort Master Plan Land Use Summary.
TABLE 2-3: 2018 SILVERROCK RESORT MASTER PLAN LAND USE SUMMARY
PA Land Use Acres Units
1 Golf Course (Existing) 179.0
2 Luxury Hotel 20.5 140
3 Luxury Branded residential Development 14.0 35
4 Conference and Shared Service Facility 7.5
5 Lifestyle Hotel 10.5 200
6 Lifestyle Branded Residential Development 10.0 66
7 Promenade Mixed Use Village Area I 10.5 150
8 Resort Residential Village 22.5 160
9 Promenade Mixed Use Village Area II 15.0 80
10A-1 Golf Clubhouse & Golf Course 51.5 25
10A-2 Residential 13.5 46
10A-3 Residential 6.0 23
10B-1 Golf Course 62.0 40
10B-2 Residential 5.5 19
10B-3 Residential 4.5 20
10B-4 Residential 7.0 34
10B-5 Residential 5.5 22
10B-6 Residential 5.5 24
Subtotal of PA 10 Residential 253
11 Public Park 22.0
12 Arroyo, Trails, Canal & Streets 53.5
TOTAL 525.0 1,084
Table 2-4: 2025 SilverRock Master Plan Summary provides an overview of the development
included in the 2025 Project. PAs 1, 11 and 12 are City owned land, and as shown in Table 2 -3, are
proposed for recreational use. PAs 9 and 10 in the 2018 Master Plan included resort residential units
and commercial space. The intensity of residential units and commercial space is reduced in the
2025 Project and PAs 9 and 10 were combined into PA 8 in the 2025 Project, as shown in Table 2-2.
The 2025 Project includes a revised development program for the first phase of the Project. This first
phase includes the development of a 154-room Luxury Resort Hotel with supporting facilities, 192
single-family and condominium resort residential units and a new clubhouse for the existing public
golf course in PAs 2-7. The 2025 Project reduces the intensity of development in these planning areas
compared to the 2018 Master Plan.
The second phase includes the future development of an 18-hole private golf course, 253 resort
residential units and 40,000 square feet of commercial development in PA 8 . This second phase of
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2.0—Project Description
Meridian Consultants 2.0-8 SilverRock Resort Project Addendum
September 2025
development is the same as the development planned in this portion of the Project Site in the second
phase of the 2018 Master Plan.
TABLE 2-4: 2025 SILVERROCK MASTER PLAN SUMMARY
Planning Area (PA)
Re-Use
of
Existing
(SF)
Hotel
Rooms
Square
Footage Acres Residential
Lots/Condos
Golf
Holes Notes
1
Golf Course
improvements
(existing)
161.0 18
2 Residential Lots 13.4 29
3 Hotel 154 250,000
22.6
- 1.3 (spa)
- 0.5
(retail,
restaurant,
bar)
Hotel Lobby
Restaurants/Bars
Retail
Spa
Wellness
Fitness
Pools
4 Golf Clubhouse 17,000 3.7
5 Banquet (part of
hotel) 25,000
8.7
5
Back of House
(BOH) (part of
hotel)
30,000
6 Residential
Condos 273,000
18.3
70
6 Residential
Amenities 20,000 Clubhouse
building
7 Residential Lots 68.0 93
8 Residential
200.0
253
8 Golf Course 18 18-holes
private
8 Commercial 40,000
Total 50,000 154 629,500 498 599 36
29
2025 SilverRock Master Plan
FIGURE 2-4SOURCE: Turnbridge Equities, 2025
453-001-25
N
Sensitive Receptors
30
2.0—Project Description
Meridian Consultants 2.0-10 Addendum to the SilverRock Resort Project
September 2025
Further description of the development proposed in each Planning Area is provided below.
Planning Area 1
Planning Area 1 includes the existing 173-acre Arnold Palmer Classic Golf Course and golf course
maintenance facility site. The Project proposes to upgrade the existing golf course and realign a
portion of SilverRock Way adjacent to the proposed public golf clubhouse in Planning Area 4 (PA 4).
The southern segment of SilverRock Way would be removed to allow clubhouse guests to access the
golf course directly without crossing a vehicular roadway. To maintain circulation, the Project would
extend Ahmanson Way between PA 4 and PA 5 to connect with the northern segment of SilverRock
Way.
Planning Area 2
In Planning Area 2 the re-use or demolition of the partially constructed homes is proposed to allow
the development of 29 luxury branded resort residences, each with four to five bedrooms and ranging
from approximately 4,000 to 6,000 square feet in size. These residences will be privately owned but
maintain a direct affiliation with the adjacent luxury hotel. The hotel owner and future residential
owner(s) will have the option to make their units available for short-term vacation rental through a
hotel-managed rental program. The purchase and sale agreement and property covenants would
require that all rentals must be managed through the hotel reservation system, subject to applicable
laws.
Planning Area 3
In Planning Area 3, the re-use or demolition of the partially constructed hotel buildings is proposed
to allow the development of a 154-unit luxury hotel, with approximately 250,000 SF of total space.
The existing Ahmanson House property is intended to be renovated for use as a restaurant or other
hotel amenity, consistent with the existing project approvals. The luxury hotel would use the new
Back of House and Banquet facilities in Planning Area 5.
Planning Area 4
In Planning Area 4, development of a new approximately 17,000 SF golf clubhouse is proposed to
serve the golf course(s) on the Project Site. It will replace the partially constructed golf clubhouse
currently occurring in Planning Area 8 (see below).
Planning Area 5
In Planning Area 5, the partially constructed one-story 81,000 SF conference/shared services
buildings would be demolished to allow for the development of a 25,000 SF banquet facility and a
30,000 SF back of house (BOH) facility.
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2.0—Project Description
Meridian Consultants 2.0-11 SilverRock Resort Project Addendum
September 2025
Planning Area 6
In Planning Area 6 the demolition of the partially constructed public golf clubhouse is proposed to
allow for the development of 70 luxury branded resort condominium units, each with two to five
bedrooms, and ranging from approximately 2,000 to 4,000 SF in size. Development in this Planning
Area would also include an approximately 20,000-SF clubhouse building that would provide
amenities for residents along with other amenities like pools, tennis, pickleball, and padel, among
others. These residences will be privately owned but maintain a direct affiliation with the adjacent
luxury hotel. The hotel owner and future residential owners will have the option to make their units
available for short-term vacation rental through a hotel-managed rental program. The purchase and
sale agreement and property covenants would require that all rentals must be managed through the
hotel reservation system, subject to applicable laws.
Planning Area 7
Planning Area 7 is proposed to allow for the development of 93 luxury branded resort residences.
These residences will be privately owned but maintain a direct affiliation with the adjacent luxury
hotel. Future residential owners will have the option to make their units available for short-term
vacation rental through a hotel-managed rental program. The purchase and sale agreement and
property covenants would require that all rentals must be managed through the hotel reservation
system, subject to applicable laws.
Planning Area 8
In Planning Area 8, a second 18-hole golf course is proposed with up to 253 private residences and
40,000 SF of commercial uses. This is the same program of development for this area included in the
2018 Master Plan. Planning Area 8 as defined in the 2025 Plan includes PAs 8, 9 and 10 as defined in
the 2018 Plan.
Planning Areas 11 and 12
PAs 11 and 12, City owned land planned for recreational use, are not part of the proposed 2025
project. These PA s include SilverRock park, which has been developed, and the other recreational
elements will be considered by the City as development occurs.
2.4 SCHEDULE
Construction of the 2025 Project would consist of two phases – Phase I and Phase II. Phase I would
include the development of PAs 1 to 7 and Phase II would include the development of PA 8. Each
phase would include site preparation (including clearing, grubbing, and grading), infrastructure
construction (including internal street development, electric, natural gas, and telecommunications
improvements), and construction of individual buildings. No building construction timeline is
available because the Specific Plan Area would be built out depending on market conditions.
32
2.0—Project Description
Meridian Consultants 2.0-12 SilverRock Resort Project Addendum
September 2025
Phase I is anticipated to occur over the course of seven years, with a start in November 2026 and
completion by April 2033. A breakdown of each PA in Phase I detailed below.
• Development of PAs 1, 3, 4 and 5 is anticipated to be from November 2026 to May 2029.
• PA 2, which would develop approximately 29 single-family homes, is estimated to start in early
2027. Construction of each house is expected to have a duration of 20 months, but they will not
all start at the same time. The last house is estimated to begin construction in late 2029 and
finish mid-2031.
• PA-6, which would develop 70 luxury condo units, is estimated to start early 2027 and have a 24-
month duration per building and with a total of 10 buildings. Assuming each building is one
month behind the next, Building 1 is estimated to start in Jan 2027 and Building 10 is estimated
to be complete by Oct 2029. Overall, condo building construction would start in January 2027
and be completed in October 2029.
• PA 7, which would develop 93 single-family homes, is anticipated to begin in 2030 and be built in
phases over 38 months, into April 2033.
Phase II, which would include the development of PA 8, is anticipated to be over the course of 11
years following the completion of Phase I, from 2035-2045.
33
Meridian Consultants 3.0-1 Addendum to the SilverRock Resort Project
September 2025
3.0 IMPACT ANALYSIS
This section includes separate subsections for each environmental topic addressed in the 2002
MND. Each topical section presents a summary of the information and conclusions of the analysis
in the Previous Assessments. Updated information reflecting any changes in the circumstances
under which the proposed Project will occur is presented for each topic, followed by analysis of the
environmental impacts of fully developing the uses as proposed by the proposed Project and as
compared to the Previous Assessments. The following environmental topics addressed in the
previous environmental review documents are addressed in this Addendum:
• Land Use and Planning • Hazards
• Population and Housing • Noise
• Geology and Soils • Public Services
• Water • Utilities and Service Systems
• Air Quality • Aesthetics
• Transportation/Circulation • Cultural Resources
• Biological Resources • Recreation
• Energy and Mineral Resources • Greenhouse Gases
The adopted 2002 MND identified the environmental effects of the 2002 Project that would be less
than significant, avoided, or substantially reduced to less than significant levels by the
implementation of the adopted mitigation measures.
The 2006 and 2014 Addenda evaluated the environmental effects of the development analyzed in the
addendum as compared to the development analyzed in the 2002 MND and determined the revisions
as proposed would not result in any new or substantially more severe significant impacts than
identified in the 2002 MND.
34
3.0—Impact Analysis
Meridian Consultants 3.0-2 Addendum to the SilverRock Resort Project
September 2025
3.1 LAND USE AND PLANNING
3.1.1 Thresholds
a. Physically divide an established community?
b. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction
over the project (including, but not limited to the general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an
environmental effect?
c. Conflict with any applicable habitat conservation plan or natural community conservation
plan?
3.1.2 Summary of Findings in Previous Assessments
The Adopted MND and prior Addenda concluded that the development of the SilverRock Resort
Project would not disrupt or divide the existing community because the Project Site consisted of
vacant and partially developed land situated within a developed area. The Project Site is surrounded
on the north, east and south by similar golf course communities including the Citrus Club at PGA
West golf course and residential community north of Avenue 52; the Mountain View Country Club
golf course and residential community north of Avenue 52 and east of Jefferson Street; the Hideaway
golf club and residential community east of Jefferson Street; and the PGA West golf course and
residential community south of the Project Site. The western 160 acres of the site adjacent to the
Santa Rosa Mountains is preserved as open space. The prior project was planned to be compatible
with these adjacent resort and residential communities.
Consistent with the General Plan designations for the Project Site of Open Space – Recreation (OS-
R), Tourist Commercial (TC), and Open Space – Natural (OS-N) the Project has long been envisioned
as a golf resort with complementary residential, hotel, and commercial uses. The proposed resort,
residential, and commercial land uses were found to be compatible with surrounding land use
patterns, and buffers such as golf courses were planned along the periphery to ensure compatibility
and transition with adjacent neighborhoods.
The uses permitted by the Specific Plan were determined to be consistent with the City’s General
Plan land use designations and zoning. No inconsistencies with applicable plans or policies were
identified. Subsequent refinement of the Project over time has reduced the overall intensity of the
allowed uses, including fewer residential units, fewer hotel room keys, and less commercial space
than previously analyzed. The Project remained consistent with the General Plan and Specific Plan.
In addition, the Prior Assessments concluded the Project would not conflict with the Coachella
Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and identified mitigation measures
(MM) BIO-2 (building bighorn sheep fencing) to ensure compliance with the CVMSHP by focusing on
the protection and separation of bighorn sheep that live in the Santa Rosa Mountains west of the
Project Site from urban development.
35
3.0—Impact Analysis
Meridian Consultants 3.0-3 SilverRock Resort Project Addendum
September 2025
The Project Site is not located directly within the CVMSHCP Conservation Areas, but the Project Site
is located adjacent to the Santa Rosa and San Jacinto Mountains Conservation Area, and the project
would be required to pay the CVMSHCP/Natural Community Conservation Plan Mitigation Fee as
required by design feature 1 identified in the 2035 General Plan.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to land use and planning. All impacts remained less
than significant, and no mitigation measures specific to land use and planning were identified in the
Previous Assessments.
3.1.3 Existing Conditions
The City consists of residential, resort, and commercial development surrounded by hillside and
mountain open space areas. Most of the land within the City has been developed with a few
undeveloped infill lots located throughout the urbanized area.
As detailed in Section 2: Project Description, the 2014 DA, PDSA and subsequent amendments,
and SDPs allowed development in PAs 2 to 9. Construction began on several buildings, including the
conference center/shared services facility, golf clubhouse, hotel, spa, guest rooms, and branded
hotel residences, but was not completed, leaving partially constructed and unoccupied structures
on the Project Site. The Project Site currently includes the Arnold Palmer Classic Golf Course, the
Ahmanson House, and these partially constructed buildings.
The General Plan land use and zoning designations for the Project Site remain unchanged since the
2014 Addendum. As depicted in Figure 3.1-1: General Plan Land Use Map, most of the Project Site
has a General Plan land use designation of OS-R, with the central western portion designated as TC,
and the Coachella Canal area designated as OS-N. As depicted in Figure 3.1-2: Zoning Map,
corresponding zoning designations include Golf Course (GC) and Park and Recreation (PR) for OS-R,
Tourist Commercial (CT) for TC, and Floodplain (FP) for OS-N.
The Tourist Commercial designation allows tourism-related land uses, including resort hotels, hotels
and motels, and resort commercial development, such as conference centers, restaurants, resort-
supporting retail and services. The Recreational Open Space designation applies to parks, recreation
facilities, including driving ranges, club houses, and athletic facilities, as well as public and private
golf courses. The Natural Open Space designation is applied to areas of natural open space, whether
owned by private parties or public entities. Little development is permitted in this designation with
the exception of trail or trailhead development.
36
M
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OS-R
OS-R
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LDR
General Plan
Designations
LDR Low Density Residential
MHDR Medium and High Density
Residential
CG General Commercial
TC Tourist Commercial
VC Village Commercial
MC Major Community Facilities
OS-N Open Space Natural
OS-R Open Space Recreation
ROW Street Rights of Way
Sphere of Influence and
Planning Area
City Limits
Project Area
General Plan Land Use Map
FIGURE 3.1-1SOURCE: La Quinta – August 2022
453-001-25
N
Sensitive Receptors
2000
37
MC
CC
RL RL
RL
RL
RL
RL
RL RL
RL
RL
I CC
RC RCRCRC
RL RL
52nd Ave
54th Ave
Airport Blvd
MC
MCRCRCRC
RC
RCRCRCRC
RC RC
RC
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RCRCRCRC
RCRCRCRC
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RC RC
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PRRL
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PR
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PR
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GC
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GC
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RM
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RLGC
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PR
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GC
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PR
RMMC
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PR
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PR
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PR
PR
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RVL
PR
CC
RL RVL
MC
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RC RC
RL 10,000 17/1
RM 17/1/10
RL 10,000 17/1
RL 10,000 17/1
RL 10,000 17/1
RL
1
7
/
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RM 17/1/10
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VC
RC
RC
RC RCRCRC
Je
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o
n
S
t
50th Ave
Ma
d
i
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o
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S
t
Mo
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S
t
Zoning Map
FIGURE 3.1-2SOURCE: La Quinta – February 2024
453-001-25
N
Sensitive Receptors
2000
Project Site Equestrian Overlay
Low Density &
Agricultural-Equestrian Overlay
Density Overlay
Sphere of Influence &
Planning Area
City Boundary
SPECIAL SYMBOLS
VC - Village Commercial
I - Industrial
MC - Major Community Facilities
CO - Office Commercial
CP - Commercial Park
CT - Tourist Commercial
CN - Neighborhood Commercial
CC - Community Commercial
NONRESIDENTIAL DISTRICTS
RC - Cove Residential
RH - High Density Residential
RMH - Medium High Density Res.
RM - Medium Density Residential
RL - Low Density Residential
RESIDENTIAL DISTRICTS
FP - Floodplain
GC - Golf Course
OS - Open Space
PR - Park and Recreation
SPECIAL PURPOSE DISTRICTS
38
3.0—Impact Analysis
Meridian Consultants 3.0-6 SilverRock Resort Project Addendum
September 2025
General Plan land use designations surrounding the Project Site include OS-R and Medium and High
Density Residential (MHDR) to the north; OS-R, MHDR and OS-N to the east; OS-R and Low Density
Residential (LDR) to the south; and OS-R, LDR and OS-N to the west. Zoning designations
surrounding the Project Site include GC and Low Density Residential (RL) to the north; GC, Medium
High Density Residential (RMH), RL and FP to the east; GC and RL to the south; and Open Space (OS),
RL, and GC to the west.
3.1.4 Analysis of the Proposed Project
The 2025 Project would reconfigure the planned hotel, residential and related uses in PAs 1 to 8. The
Project Site has been planned for the development of a golf course and complementary hotel,
residential and commercial land uses and implementation of the SilverRock Resort Project as
allowed by the SilverRock Resort Specific Plan would not physically divide an established community
for this reason.
As detailed in Table 2-2: Comparative Land Use Summary: Prior Environmental Reviews and the
2025 SilverRock Master Plan, the 2025 Project includes approximately 599 hotel/residential units,
40,000 SF of commercial uses, 55,000 SF banquet/shared facilities, 36 golf holes and a new
clubhouse for the Arnold Palmer Classic Course, which would reduce overall development intensity,
including fewer residential units, fewer hotel room keys, and less commercial square footage than
analyzed in the Previous Assessments. The 2025 Project would remain consistent in terms of use and
character with the surrounding golf and residential uses. Therefore, the 2025 Project would not result
in any new significant or substantially more severe land use impacts than were identified in the
Previous Assessments.
The 2025 Project would not conflict with the Coachella Valley Multiple Species Habitat Conservation
Plan (CVMSHCP), which was approved in 2007. The CVMSHCP is a joint regional planning effort of
the USFWS, California Department of Fish and Game (CDFG), Bureau of Land Management (BLM),
US Forest Service (USFS), National Park Service (NPS), as well as Riverside County and local
jurisdictions within the Coachella Valley, including the City of La Quinta. As required by MM BIO-2, a
fence was constructed to reduce potential adverse impacts to bighorn sheep to less than significant
by precluding access to the Project Site. With the implementation of MM BIO-2, the 2025 Project
would not adversely affect any sensitive natural community identified in the General Plan, the
CVMSHCP policies and regulations or by the California Department of Fish and Wildlife (CDFW) or
US Fish and Wildlife Service (USFWS). The City of La Quinta participates in the CVMSHCP mitigation
fee for new development to offset potential biological impacts as discussed further in Section 3.7,
Biological Resources, and the 2025 Project remains subject to the CVMSHCP fee.
Land use and planning impacts associated with the 2025 Project would be similar to those identified
in the Previous Assessments and would be less than significant. No new significant impacts or
increase in the severity of any previously identified significant impacts would result from changes to
the Project, new information, or changes to the circumstances under which the Project will be
undertaken.
39
3.0—Impact Analysis
Meridian Consultants 3.0-7 SilverRock Resort Project Addendum
September 2025
3.2 POPULATION AND HOUSING
3.2.1 Thresholds
a. Induce substantial population growth in an area, either directly (for example, by proposing
new homes and businesses) or indirectly (for example, through extension of roads or other
infrastructure)?
b. Displace substantial numbers of existing housing, necessitating the construction of
replacement housing elsewhere?
c. Displace substantial numbers of people, necessitating the construction of replacement
housing?
3.2.2 Summary of Findings in Previous Assessments
Previous Assessments found that development of the Project would allow land uses that are
consistent with the General Plan Land Use designations and as permitted by the approved Specific
Plan. The Specific Plan allows for timeshares, hotels, resort casitas, and privately owned residential
units. The prior Addenda discussed that these units may typically be occupied on a seasonal basis,
which is typical for privately owned units in resort communities in the Coachella Valley. The Previous
Assessments concluded the project would not induce substantial growth in the area. Previous
Assessments identified that the proposed development intensities would result in fewer units, hotel
keys and commercial space when compared to what is permitted by the Specific Plan. Previous
Assessments identified that the reduction in intensity of land uses would generate fewer visitors to
the Specific Plan Area. The 2035 General Plan growth projections accounted for the Specific Plan.
Accordingly, no new expansion of existing utility or infrastructure improvements would be needed.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to population and housing. All impacts remained less
than significant.
3.2.3 Existing Conditions
The California Department of Finance (DOF) annually updates the latest population and housing
numbers. As of January 1, 2025, DOF estimates that the City has a population of approximately
38,796 residents and 24,700 housing units.3 The Project Site does not contain any habitable
residential units nor contains anyone living on the site.
3.2.4 Analysis of Proposed Project
The Project Site was approved for the development of hotel and residential units. The 2025 Project
includes approximately 599 hotel/residential units, which is less hotel/residential units analyzed in
the Previous Assessments. Of those 599 hotel/residential units, there would be 154 hotel units and
3 California Department of Finance. “E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020-
2025.” Accessed July 2025. https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housing-
estimates-for-cities-counties-and-the-state-2020-2025/.
40
3.0—Impact Analysis
Meridian Consultants 3.0-8 SilverRock Resort Project Addendum
September 2025
192 branded residences. For purposes of assessment in this Addendum, it is assumed that all
residential and hotel units would be occupied full time. The 346 hotel units and branded residences
would generate a population increase of 976 people.4 The remaining 253 residential units in PA 8
would generate a population increase of 714 people, for a total population increase of 1,690
people.5,6
As mentioned above, the City has a current population of approximately 38,796 residents and 24,700
housing units. The City’s projected 2050 population is 55,836, an increase of 17,040 residents within
25 years.7 The addition of 1,690 people would not represent a substantial increase, representing
approximately 9.9 percent of the City’s projected population growth from 2025 to 2050. The City
currently has 24,700 housing units. The City’s 2035 General Plan EIR found that at General Plan build
out, there would be 31,603 dwelling units at full occupancy within the City, an increase of 6,903
units.8 The 2025 Project’s 599 units would represent approximately 8.7 percent of the growth from
2025 to the General Plan build out.
The 2025 Project’s proposed residential uses would not induce substantial population and housing
growth within the City. No existing populations reside within the Project Site nor are there any existing
habitable housing units within the Project Site. Therefore, development of the 2025 Project would not
displace substantial numbers of people, as the Project Site does not contain existing housing and
would not require the construction of replacement housing elsewhere.
Population and housing impacts associated with the 2025 Project would be similar to those identified
in the Previous Assessments and would be less than significant. No new significant impacts or
increase in the severity of any previously identified significant impacts would result from changes
associated with the 2025 Project, new information, or changes to the circumstances under which
the 2025 Project will be undertaken.
4 (346 proposed units x 2.82 people per household) = 976 persons.
5 (253 proposed residential units x 2.82 people per household) = 714 persons.
6 The 2.82 people per household figure was derived from the Connect SoCal 2024 Plan’s Demographics and Growth
Forecasts total population and household information for the County of Riverside. (2,992,000 total population /
1,062,000 total households) = 2.82 persons per household in 2050. The future projected number of households for the
City in 2050 is 19,800. Southern California Association of Governments. “Final Connect SoCal 2024 Demographics
and Growth Forecast.” Accessed July 2025. https://scag.ca.gov/connect-socal.
7 (2.82 persons per household in 2050 x 19,800 households in 2050) = 55,836 people Southern California Association
of Governments. “Final Connect SoCal 2024 Demographics and Growth Forecast.” Accessed July 2025.
https://scag.ca.gov/connect-socal.
8 City of La Quinta. 2035 La Quinta General Plan EIR. Accessed July 2025.
https://laqlaserweb.laquintaca.gov/WebLink/Browse.aspx?id=104281&dbid=1&repo=CityofLaQuinta.
41
3.0—Impact Analysis
Meridian Consultants 3.0-9 SilverRock Resort Project Addendum
September 2025
3.3 GEOLOGY AND SOILS
3.3.1 Thresholds
a. Expose people or structures to 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.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b. Result in substantial soil erosion or the loss of topsoil?
c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a
result of the project, and potentially result in an onsite or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d. Have soils incapable of adequately supporting the use of septic tanks or alternative waste
water disposal systems where sewers are not available for the disposal of waste water?
3.3.2 Summary of Findings in Previous Assessments
Previous Assessments found no evidence of an Alquist-Priolo Zone, or potential active faulting within
the City, or the Project Site. Therefore, the potential for surface rupture as a result of fault plane
displacement during the design life of the Project Site was determined to be less than significant. As
also described in Prior Assessments, there are no active or potential faults within the City. However,
geological analyses conducted for the 2035 General Plan indicated the City could experience
moderate to very high ground shaking from earthquakes along the San Andreas Fault. Strong ground
shaking could result in indirect hazards, such as slope instability, liquefaction, settlement,
landslides, and flood inundation. All new buildings in the City are required to reinforce masonry, and
new construction must comply with the Uniform Building Code (UBC). Compliance with the UBC
would allow structures to resist major earthquakes without collapsing. As identified in MM GEO -1
and MM GEO-2, a comprehensive design level geotechnical evaluation and compliance with
applicable building codes would minimize structural damage to buildings and ensure safety in the
event of a moderate or major earthquake, respectively. Potential impacts would be reduced to a less
than significant level with implementation of MM GEO-1 and MM GEO-2.
Previous Assessments determined the Project Site is not located on a geologic unit that is considered
unstable, and liquefaction and ground subsidence due to the lowering of the existing groundwater
table is considered unlikely due to the minimum depth of 50 feet below ground surface for
groundwater on the site. Previous Assessments found that the Project Site is not within areas with
high or moderate liquefaction susceptibility and impacts would be less than significant. The southern
and western portions of the Planning Area near the base of steep slopes associated with the Santa
42
3.0—Impact Analysis
Meridian Consultants 3.0-10 SilverRock Resort Project Addendum
September 2025
Rosa and San Jacinto Mountains are at risk due to seismically induced slope instability. Lands
downslope of mountain slopes and hillsides may be susceptible to risks associated with landslide
and rockfall. The western edge of the Project Site has potential for soil slumps and rock fall to occur
as it is adjacent to the Santa Rosa Mountains; however, the western portion of the Project Site
consists of the existing Arnold Palmer Classic Golf Course and is not designated for additional
development. Previous Assessments found that the potential impact to structures from earthquake
induced slope instability would be less than significant.
Unconsolidated soils occur in many areas of the City and are subject to erosion, including wind
erosion. Previous Assessments identified MM AQ -1 through MM AQ -3 for dust control. Further, as
identified in the SilverRock Soil Stabilization Project, Previous Assessments described the
incorporation of vegetation to stabilize and avoid the loss of loose soils.9 Thus, impacts related to
erosion, including wind erosion would be less than significant.
Previous Assessments also identified that there would be no use of septic tanks or alternative
wastewater disposal systems because all uses would be connected to existing sanitary sewer lines.
No impacts related to alternative wastewater disposal systems would occur.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to geology and soils. All impacts remained less than
significant with incorporation of MM GEO-1 and MM GEO-2.
Previously Identified Mitigation Measures
MM GEO-1 Prior to the design and construction of any structural improvements, a
comprehensive design level geotechnical evaluation shall be prepared that includes
subsurface exploration and laboratory testing. Recommendations for
grading/earthwork, surface and subsurface drainage, foundations, pavement
structural sections, and other pertinent geotechnical design considerations shall be
formulated and implemented based on the findings of this evaluation.
MM GEO-2 All buildings planned as a result of the proposed Project shall be constructed in
conformance with the Uniform Building Code (UBC), as adopted by the City of La
Quinta.
9 At the time the 2006 Addendum was being prepared, the SilverRock Soil Stabilization Project was being implemented
to avoid the loss of loose soils in the Specific Plan Area. The SilverRock Soil Stabilization Project included stabilizing
approximately 245 acres of undeveloped land within the Specific Plan Area with vegetation. The stabilization project
involved minor grading, clearing and grubbing, planting of barley seed and supplying temporary irrigation in order to
grow the seed for approximately 3 weeks. Once the barley was established the irrigation was removed and the barley
would stabilize the soil together for 2 to 3 years. This was done as a dust mitigation measure until the site is completely
developed.
43
3.0—Impact Analysis
Meridian Consultants 3.0-11 SilverRock Resort Project Addendum
September 2025
3.3.3 Existing Conditions
The City consists of residential, resort, and commercial development surrounded by hillside and
mountain open space areas. Most of the land within the City has been developed with a few
undeveloped infill lots located throughout the urbanized area.
As detailed in Section 2: Project Description, the Project Site is fully graded and is developed with
the Arnold Palmer Classic Golf Course, the Ahmanson House, and partially constructed buildings.
A Technical Background Report for the Safety Element of the La Quinta 2035 General Plan was
completed in 2010.10 The report identified earthquake-triggered geologic effects including ground
shaking, surface fault rupture, landslides, liquefaction, subsidence, and seiches. Seismic hazards
include areas susceptible to earthquake-induced slope instability and liquefaction. Geological
hazards identified within the City in the 2035 General Plan EIR included landslides, slope instability,
compressible, collapsible, or expansive soils, soil corrosivity, ground subsidence, erosion, and wind-
blown sand. Potential geology and soils hazards identified on the Project Site include liquefaction,
landslides, slope instability, and ground subsidence. No Alquist-Priolo Zones, or evidence of active
or potentially active faulting have been identified within the City.
3.3.4 Analysis of Proposed Project
The 2025 Project would develop hotel, residential, commercial, and related uses in PAs 1 to 8. The
Project Site has been planned for the development of a golf course and complementary hotel,
residential and commercial land uses. As detailed in Table 2-2, the 2025 Project includes
approximately 599 hotel/residential units, 40,000 SF of commercial uses, 55,000 SF banquet/shared
facilities, 36 golf holes and a new clubhouse for the Arnold Palmer Classic Course, which would
reduce overall development intensity, including fewer residential units, fewer hotel room keys, and
less commercial square footage than analyzed in the Previous Assessments.
There is no evidence of an Alquist-Priolo Zone, or active or potential active faulting encountered
anywhere within the boundaries of or near the Project Site. Therefore, the potential for surface
rupture as a result of fault plane displacement during the design life of the 2025 Project would be
less than significant.
Although there are no active or potential faults within the City, geological analyses conducted for the
2035 General Plan indicate that the City could experience moderate to very high ground shaking from
earthquakes along the San Andreas Fault. Strong ground shaking can result in indirect hazards, such
as slope instability, liquefaction, settlement, landslides, and flood inundation. All new buildings in
the City are required to reinforce masonry. Additionally, new construction must comply with the UBC,
and compliance with the UBC would allow structures to resist major earthquakes without collapsing,
10 City of La Quinta. Technical Background Report to the Safety Element of the La Quinta 2035 General Plan Update.
Seismic Hazards. Geologic Hazards. Flooding Hazards. June 2010.
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even if structural damage occurs.11 The 2025 Project would be designed in compliance with a
comprehensive design level geotechnical evaluation and adherence to applicable building codes (as
identified in MM GEO -1 and MM GEO-2) to minimize structural damage to buildings and ensure
safety in the event of a moderate or major earthquake and reduce this potential impact to a less than
significant level.
The Project Site is not located in areas with high or moderate liquefaction susceptibility because the
groundwater level found at the Project Site is lower than 50 feet below ground surface (bgs). Impacts
would be similar to impacts identified in the Previous Assessments resulting in less than significant
impacts.
Areas at risk due to seismically induced slope instability occur within the southern and western
portions of the Planning Area near the base of steep slopes associated with the Santa Rosa and San
Jacinto Mountains. Lands downslope of mountain slopes and hillsides may be susceptible to risks
associated with landslides and rockfall. The 2025 Project is not located in areas with very high, high,
or moderate earthquake-induced slope instability. The western edge of the Project Site is located
adjacent to the base of the Santa Rosa Mountains, where soil slumps and rock falls occur. This area
of the Project Site contains the existing Arnold Palmer Classic Golf Course and is not designated for
development. As such, the potential impact to structures from earthquake induced slope instability
would be less than significant.
Unconsolidated soils occur in many areas of the City and are particularly subject to erosion,
including wind erosion. Erosion can result in loss of topsoil and diminish soil productivity. A majority
of the City is located within an active wind erosion zone. The 2025 Project would continue to adhere
to the mitigation measures related to erosion and dust control for the Project Site that were identified
in Previous Assessments, MM AQ -1 through MM AQ -3. Therefore, impacts related to erosion would
be less than significant.
The Project Site is not within a geologic unit that is considered unstable, and ground subsidence due
to the lowering of the existing groundwater table is considered unlikely as the groundwater table is a
minimum of 50 feet below the ground surface on the site. A portion of the Coachella Canal within the
Arnold Palmer Classic Golf Course experienced localized subsidence due to its location atop two
different types of ground materials: bedrock and alluvial soils. These materials settle at different
rates over time, causing uneven ground movement that led to the sinking of the canal in certain areas.
To address this issue, the Coachella Valley Water District (CVWD), in coordination with the City of La
Quinta, implemented a canal realignment project in 2014. The project involved constructing a new,
parallel segment of the canal approximately 4,600 feet in length to bypass the unstable section. This
realignment restored the full conveyance capacity of the canal and eliminated the subsidence-
11 City of La Quinta. 2035 La Quinta General Plan EIR.
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related deficiencies. Construction was completed by September 2014. The 2025 Project will not
impact any portion of the realigned canal.
The 2025 Project would not include the use of septic tanks or alternative wastewater disposal
systems, as it would connect to existing sanitary sewer. As such, no impacts would occur with the
implementation of the Project.
Geology and soil impacts associated with the 2025 Project would be similar to those identified in the
Previous Assessments and would be less than significant with the incorporation of MM GEO -1, MM
GEO-2, and MM AQ -1 through MM AQ -3. No new significant impacts or increase in the severity of any
previously identified significant impacts would result from changes to the 2025 Project, new
information, or changes to the circumstances under which the 2025 Project will be undertaken.
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3.4 WATER
3.4.1 Thresholds
a. Violate any water quality standards or waste discharge requirements?
b. Substantially deplete groundwater supplies or interfere substantially with groundwater
recharge such that there would be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g., the production rate of preexisting nearby wells would drop to a
level which would not support existing land uses or planned uses for which permits have been
granted)?
c. Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of stream or river, in a manner, which would result in substantial
erosion or siltation on or off site?
d. Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, or substantially increase the rate or amount of
surface runoff in a manner, which would result in flooding on or off site?
e. Create or contribute runoff water which would exceed the capacity of existing or planned
storm water drainage systems or provide substantial additional sources of polluted runoff?
f. Otherwise substantially degrade water quality?
g. Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other flood hazard delineation map?
h. Place within a 100-year flood hazard area structures which would impede or redirect flood
flows?
i. Expose people or structures to a significant risk of loss, injury, or death involving flooding,
including flooding as a result of the failure of a levee or dam?
j. Inundation by seiche, tsunami, or mudflow?
3.4.2 Summary of Findings in Previous Assessments
The Previous Assessments found that construction and operation of the project could result in
potentially significant erosion, runoff, and water quality impacts. However, implementation of MM
W-2, MM W-3, MM W-5, and MM W-8 would reduce construction and operation erosion runoff and
water quality impacts to less than significant levels. MM W-2 would ensure that water trucks are used
during construction for dust control; MM W-3 would ensure the development of a hydrology master
plan prior to issuance of grading permits to ensure that proposed storm drainage and hydrologic
improvements would conform to applicable regulations; MM W-5 would ensure the development of
a Storm Water Pollution Prevention Program (SWPPP) to develop Best Management Practices (BMPs)
that would reduce erosion, runoff, and water quality impacts to acceptable threshold levels; and MM
W-8 would ensure that the design of the project would incorporate proper engineering controls to
accommodate design year storms that would incorporate filtration systems and protect groundwater
or surface water runoff.
Domestic and irrigation water is provided throughout La Quinta and the eastern Coachella Valley by
the Coachella Valley Water District (CVWD). The main source of potable water provided to the City is
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from an underground aquifer, known as the Whitewater River Subbasin, beneath the valley floor.
Irrigation water is supplied from this same aquifer and from the Colorado River via the Coachella
Canal and is consumed generally in the area from Indio and La Quinta south to the Salton Sea. Water
consumption related to the project’s residential, commercial and irrigation uses could potentially
result in significant water use.
A Water Supply Assessment (WSA) and Water Supply Verification (WSV) approved by the Coachella
Valley Water District (CVWD) for the project confirmed that CVWD had sufficient water supplies
available to meet the demands of the project. Additionally, the Project would incorporate MM W-1,
MM W-4, and MM W -7 to further minimize water use, resulting in less than significant water use
impacts. MM W-1 would require the use of non-potable sources of water for irrigation at such time it
becomes available to the Project Site; MM W-4 would require drought tolerant landscaping as
feasible to reduce water consumption; and MM W-7 would require a Golf Course Management Plan
to reduce irrigation runoff and percolation into the groundwater basin.
At the time of the 2002 MND, there were groundwater wells within the site and MM W-6, which
required abandoning groundwater wells no longer in use was implemented. No groundwater wells
exist on the site.
The Project Site is not within a 100-year flood hazard area, nor near a large body of water that would
be able to cause a significant seiche, tsunami or mudflow to the site. The General Plan considers the
Coachella Canal, which bisects the Project Site, as a levee. However, the General Plan EIR confirms
that no significant inundation would occur if the canal banks fail.
No new information or changed circumstances was identified in the Previous Assessments that
resulted in new or more severe impacts related to water. All impacts remained less than significant
with the incorporation of MM W-1 through MM W-8.
Previously Identified Mitigation Measures
MM W-1 At such time that non-potable water sources become available to the Project Site,
the Project shall be connected to this resource and utilize the non-potable water for
irrigation purposes.
MM W-2 During construction activities, water trucks are to acquire water from non-potable
water sources, such as reclaimed water and/or canal water.
MM W-3 A hydrology master plan shall be prepared for the Project Specific Plan. Further, a
hydrology study shall be prepared for the hydrology master plan and submitted to the
City of La Quinta for approval prior to the issuance of grading permits. This study shall
demonstrate that the Project would construct storm drainage and hydrologic
improvements, such as on-site stormwater retention basins, that conform to the
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City‘s master hydrology and storm drain improvement program as well as implement
regional and local requirements, policies, and programs.
MM W-4 Drought tolerant landscaping shall be utilized as a means of reducing water
consumption.
MM W-5 Prior to the initiation of any construction activity on the Project Site, a Notice of Intent
(NOI) to conduct construction activities under the general NPDES construction
permit shall be filed. Under the conditions of this NPDES permit a Storm Water
Pollution Prevention Plan (SWPPP), and Monitoring Plan are required. The SWPPP
shall include Best Management Practices (BMPs) in compliance with the NPDES
program requirements.
MM W-6 Any existing groundwater wells located on the site that are no longer in use shall be
abandoned in accordance with federal, State, and local laws and regulations prior to
the issuance of building permits.
MM W-7 Prior to operation of the golf course, the golf course operator shall prepare a Golf
Course Management Plan that includes an irrigation plan, water usage plan, and
chemical management plan in order to reduce, to the extent feasible, golf course
irrigation runoff and percolation into the groundwater basin.
MM W-8 Design of new roads, golf courses, man-made ponds, common landscape areas,
storm water basins, and other facilities shall incorporate proper engineering controls
to channel storm and irrigation runoff into detention/retention facilities that are sized
to accommodate design year storms and that incorporate filtration systems or other
devices to reduce the potential for herbicides, pesticides, fertilizers, and other
contaminants to percolate to groundwater or surface water runoff.
3.4.3 Existing Conditions
The Project Site is developed with the Arnold Palmer Classic Golf Course, Ahmanson House, partially
developed hotel and residential buildings, and has been mass graded and vegetated to minimize soil
erosion. The hydrology design includes the use of the golf course as part of the storm water control
system. The golf course has sufficient capacity to accommodate existing on-site drainage quantities.
On-site drainage systems have been constructed since the development of the site in 2002.
A major storm drain exists along the northerly property frontage within Avenue 52 which extends
2,200 feet to the Calle Rondo storm drain from the northwesterly corner of the site to a point just past
the Avenue 52/SilverRock Way entrance and then back onto the resort property into the second golf
course envelope (Planning Area 8).
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The Arnold Palmer Golf Course is irrigated using Coachella Canal water. The Specific Plan Area is not
located within a 100-year or 500-year floodplain.12
3.4.4 Analysis of Proposed Project
Construction and operation of the 2025 Project could potentially result in erosion, runoff, and water
quality impacts. Although the 2025 Project involves reduced development intensity compared to the
land uses analyzed in the Previous Assessments, these impacts may still occur. However, with the
incorporation of mitigation measures MM W-2, MM W-3, MM W-5, and MM W-8, potential erosion,
runoff, and water quality impacts would be reduced to less than significant levels.
As discussed above, a WSA and WSV were developed for the project analyzed in the Previous
Assessments and confirmed that CVWD would be able to provide a sufficient amount of water for
the demands of the original, more intense project. The 2020 Coachella Valley Regional Urban Water
Management Plan confirms that CVWD has adequate water supplies to 2045 under normal, single,
and multiple dry years.13
The water demand estimate for the SilverRock Resort Project in the 2006 Water Supply Assessment
(WSA) approved for the project was approximately 2,361 acre-feet per year. The estimated water
demand for the 2025 Project is approximately 2,376 acre-feet per year.14 This potable water demand
is less than one percent greater than the demand estimate in the approved WSA. This incremental
increase does not represent a substantial increase in water demand for the project. The 2025 Project
would have a reduced development intensity, further reducing water demand. Additionally, the
project would incorporate MM W-1, MM W-4, and MM W-7 to further minimize water use, resulting in
less than significant water use impacts.
As mentioned above, the Project Site is not located within a 100-year flood zone, nor would the
Project Site be significantly impacted by a levee/dam, or seiche, tsunami or mudflow from an open
body of water.
Water impacts associated with the 2025 Project would be less intense than those identified in the
Previous Assessments and would be less than significant with the incorporation of MM W-1 to MM
W-5 and MM W-7 to MM W-8 and applicable regulatory requirements. No new significant impacts or
increase in the severity of any previously identified significant impacts would result from changes to
the 2025 Project, new information, or changes to the circumstances under which the 2025 Project
will be undertaken.
12 City of La Quinta. 2035 La Quinta General Plan. Chapter IV, Environmental Hazards. Flooding and Hydrology. “Exhibit
IV-6. FEMA Flood Zones and Flood Control Facilities.” 2013. https://www.laquintaca.gov/business/design-and-
development/planning-division/2035-la-quinta-general-plan. Accessed July 2025.
13 Coachella Valley Water District. 2020 Coachella Valley Regional Urban Water Management Plan. 2021.
14 677.1 acre-feet per year (residential) + 142.2 acre- feet per year (commercial) + 1,457.9 acre-feet per year (open
space) +98. 7 acre-feet per year (public park) = 2,376. 6 acre-feet per year. CVWD, WSA and WSV for the proposed
SilverRock Resort Specific Plan, (2006) Table 3. 1- 1.
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3.5 AIR QUALITY
3.5.1 Thresholds
a. Conflict with or obstruct implementation of the applicable air quality plan?
b. Violate any air quality standard or contribute substantially to an existing or projected air
quality violation?
c. Result in a cumulatively considerable net increase of any criteria pollutant for which the
project region is non-attainment under an applicable federal or state ambient air quality
standard (including releasing emissions which exceed quantitative thresholds for ozone
precursors)?
d. Expose sensitive receptors to substantial pollutant concentrations?
e. Create objectionable odors affecting a substantial number of people?
3.5.2 Summary of Findings in Previous Assessments
The Previous Assessments concluded that the development of the Project Site would not conflict
with the applicable air quality plan, because all construction and operational activities would remain
below the South Coast Air Quality Management District’s (“SCAQMD”) recommended daily
thresholds for all criteria pollutants. The Previous Assessments also found that previous projects
would not violate any air quality standards with the incorporation of MM AQ -1 through MM AQ -13,
listed below. MM AQ -1 to MM AQ -3 require dust control, MM AQ -3 also included measures for
efficient construction traffic management, MM AQ-4, MM AQ-5, and MM AQ -7 through MM AQ -10
require the use of energy efficient materials and appliances, MM AQ -6 implemented trees for
shading, MM AQ-11 and MM AQ -12 require expansion of transit and more efficient on-site
circulation, and MM AQ-13 requires the use of low VOC paints.
Construction and operational air quality modeling previously conducted in the Previous
Assessments were based on the expected location, size, and development of the Project Site.
According to SCAQMD, if an individual project results in air emissions of criteria pollutants that are
below SCAQMD’s recommended daily thresholds for project-specific impacts, then the project
would not result in a cumulatively considerable net increase of these criteria pollutants. The Previous
Assessments concluded that emissions resulting from construction and operations were not
projected to exceed any air quality emission significance thresholds with implementation of AQ-1
through 13, described above. Therefore, the Project would not result in a cumulative considerable
net increase of any criteria pollutant for which the Project Site region is designated as being non-
attainment.
The Project Site is developed with the Arnold Palmer Classic Golf Course and Ahmanson House, with
the nearest sensitive receptors being the surrounding residential and golf communities to the north,
east, and south. The nearest sensitive receptors were located in PGA West and the Hideaway
residential and golf communities, approximately 125 feet and 150 feet to the south and east,
respectively, of the boundaries of the Project Site. The localized significance thresholds (LSTs) were
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used to address potential air quality impacts to the nearby residents and neighborhoods surrounding
the Project Site. The land uses included in the Previous Assessments were found to be typical of uses
found throughout the City and were not found to generate on-site construction or operational
emissions in excess of the site-specific LSTs. None of the uses were found to have any special
concern with regards to harmful odorous pollutants that would negatively affect sensitive receptors
located within the vicinity of the Project Site.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to air quality. All impacts remained less than
significant with the incorporation of mitigation measures identified in the Previous Assessments.
Previously Identified Mitigation Measures
MM AQ-1 Construction equipment shall be phased and operated in a manner to ensure the
lowest construction-related pollutant emission levels practical, and shall require the
use of water trucks, temporary irrigation systems and other measures which will limit
fugitive dust emissions during site disturbance and construction.
MM AQ-2 Air quality control measures identified in the Coachella Valley PM10 State
Implementation Plan (SIP) shall be implemented.
MM AQ-3 A PM10 Management Plan for construction operations shall be submitted prior to the
issuance of grading permits. The plan shall include dust management controls such
as:
• Water site and equipment morning and evening
• Spread soil binders on site, unpaved roads, and parking areas
• Re-establish ground cover on construction site through seeding and watering
• Pave construction roads, where appropriate
• Operate street-sweepers on paved roads adjacent to site
The following measures shall be implemented to reduce construction related traffic
congestion:
• Configure construction parking to minimize traffic disturbance
• Minimize obstruction of through-traffic lanes
• Provide flag person to ensure safety at construction sites, as necessary
• Schedule operations affecting roadways for off-peak traffic hours
• Provide rideshare incentives to construction personnel
MM AQ-4 Timeshare and golf facility construction shall utilize solar or low emission water
heaters to reduce natural gas consumption and emissions.
MM AQ-5 Timeshare and golf facility construction shall utilize energy-efficient appliances to
reduce energy consumption and emissions.
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MM AQ-6 Shade trees shall be provided in close proximity to Timeshare, hotel and golf facility
structures to reduce building heating/cooling needs.
MM AQ-7 Timeshare and golf facility construction shall utilize energy-efficient and automated
controls for air conditioners to reduce energy consumption and emissions.
MM AQ-8 Timeshare and golf facility construction shall utilize special sunlight-filtering window
coatings or double-paned windows to reduce thermal gain or loss.
MM AQ-9 Timeshare and golf facility construction shall utilize automatic lighting on/off
controls and energy-efficient lighting (including parking areas) to reduce electricity
consumption and associated emissions.
MM AQ-10 Timeshare and golf facility construction shall utilize light-colored roofing materials in
residential construction as opposed to dark roofing materials.
MM AQ-11 Bus stops shall be positioned at locations on and adjacent to the site to be
determined in coordination with the bus transit service provider that will serve the
Project area. Bus stops should be generally located 1/4-mile walking distance from
Timeshare units.
MM AQ-12 The golf course shall design on-site circulation plans for clubhouse parking to reduce
vehicle queueing.
MM AQ-13 To reduce VOC emissions associated with architectural coatings, water-based or
low-VOC coatings shall be used and applied with spray equipment with high transfer
efficiency and/or the need for paints and solvents should be reduced by using pre-
coated building materials or naturally colored building materials.
3.5.3 Existing Conditions
The Project Site is located within the Salton Sea Air Basin within the jurisdiction of the SCAQMD. The
City of La Quinta is subject to high intensity wind events year-round. During fall and winter months,
high-pressure systems from the north can conflict with low-pressure systems from the south, and
create a condition known as the Santa Ana winds, which can blow for multiple days at high speeds.
These strong winds sweep up, suspend and transport large quantities of sand and dust, reducing
visibility, damaging property, and constituting a significant health threat.
The Federal and State Clean Air Act standards are the thresholds by which regional ambient air
quality is measured. In the Coachella Valley air quality has exceeded state and federal standards for
ozone and particulate matter. Areas where air pollution levels persistently exceed the state or
national ambient air quality standards may be designated "nonattainment." For evaluation purposes,
the SCAQMD territory is divided into 38 source receptor areas (SRAs). These SRAs are designated to
provide a general representation of the local meteorological, terrain, and air quality conditions within
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the particular geographical area. The Project Site is within SRA 30, Coachella Valley.15 The nearest
air monitoring station SCAQMD operates is located at 46990 Jackson Street in the City of Indio and
monitors O3, PM10, and PM2.5. The nearest monitoring station to the Project Site that monitors NO2 is
the Palm Springs Fire Station located at 590 Racquet Club Road in the City of Palm Springs. The
Coachella Valley portion of the Salton Sea Air Basin is currently designated as being in nonattainment for
the federal ozone and PM10 and nonattainment for the State ozone and PM10.
As detailed in Section 2: Project Description, the Project Site consists of areas that have been
previously graded, developed, or partially developed as shown in Figure 2-3: Project Site Aerial
Photographs. SilverRock Park is located in the northwest; the Arnold Palmer Classic Golf Course,
Ahmanson House, and a series of partially constructed buildings associated with the previous
approvals are located in the western portion of the site, as described in Table 2 -1: Partially
Constructed Buildings, above.
3.5.4 Analysis of Proposed Project
SCAQMD is responsible for controlling emissions, primarily from stationary sources. SCAQMD, in
coordination with the Southern California Association of Governments (SCAG), is also responsible
for developing, updating, and implementing the Air Quality Management Plan (AQMP) for the air
basins. An AQMP is a plan prepared and implemented by an air pollution district for a county or region
designated as being in nonattainment of the National Ambient Air Quality Standards (NAAQS) or
California Ambient Air Quality Standards (CAAQS). SCAQMD adopted the Final 2022 Air Quality
Management Plan (2022 AQMP) on December 2, 2022.16 The AQMP includes transportation control
measures developed by SCAG from its 2020−2045 Regional Transportation Plan / Sustainable
Communities Strategy (2020−2045 RTP/SCS), as well as the integrated strategies and measures
needed to meet the NAAQS. The AQMP demonstrates the attainment of the 1-hour and 8-hour ozone
NAAQS, as well as the latest 24-hour and annual PM2.5 standards.
Projects considered to be consistent with the Air Quality Management Plan (AQMP) would not
interfere with the attainment of the air quality levels identified in the AQMP because this growth is
included in the projections utilized in the formulation of the AQMP. A project is consistent with the
AQMP, in part, if it is consistent with the population, housing, and employment assumptions that
were used in the development of the AQMP.
15 South Coast Air Quality Management District (SCAQMD). “General Forecast Areas and Air Monitoring Areas.” Map.
http://www.aqmd.gov/docs/default-source/default-document-library/map-of-monitoring-areas.pdf. Accessed July
2025.
16 SCAQMD. Final 2022 Air Quality Management Plan. December 2, 2022. http://www.aqmd.gov/docs/default-
source/clean-air-plans/air-quality-management-plans/2022-air-quality-management-plan. Accessed July 2025.
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It should be noted that the Specific Plan was accounted for in the growth projections in the 2035
General Plan.17 As shown in Table 2-2: Comparative Land Use Summary: Prior Environmental
Reviews and the 2025 SilverRock Master Plan, the 2025 Project would result in a reduced
development intensity. As detailed in Section 3.2: Population and Housing, the 2025 Project would
increase the population and housing well within the growth projections within the City.
As discussed further below, emission from construction and operation of the proposed Project would
fall below the applicable thresholds with the implementation of MM AQ -1 through MM AQ-13.18
Therefore, the 2025 Project would not conflict with or obstruct the implementation of an applicable
air quality plan.
Construction
The construction emissions for the 2025 Project were calculated using construction emission factors
contained in the California Emissions Estimator Model (CalEEMod) model (Appendix A). The
emission calculations assumed the use of standard construction practices, such as compliance
with SCAQMD Rule 403 (Fugitive Dust), to minimize the generation of fugitive dust, SCAQMD Rule
403.1 (Supplemental Fugitive Dust Control Requirements for Coachella Valley Sources), and Rule
1113 (Architectural Coatings). Compliance with Rule 403, Rule 403.1, and Rule 1113 is mandatory
for all construction projects. Specifically, Rule 403 and Rule 403.1 require watering of exposed
surfaces and unpaved roads three times daily, which is estimated to reduce fugitive dust emissions
of particulates less than 10 microns in diameter (PM10) and particulates less than 2.5 microns in
diameter (PM2.5) by 61 percent, requires a fugitive dust control plan for construction projects, and
requires reductions in the volatile organic compounds (VOC) content of coatings. Additionally, during
construction, all off-road construction equipment greater than 50 horsepower must meet USEPA Tier
3 emission standards with Level 3 DPF to minimize emissions of NOx associated with diesel
construction equipment.
As discussed above, construction of the 2025 Project would include two phases – Phase I and Phase
II. Phase I would include the development of PAs 1 to 7 and Phase II would include the development
of PA 8. Phase I is anticipated to occur over the course of seven years, with a start in November 2026
and completion by April 2033. Table 3.5-1: Project Construction Schedule provides estimates of
the dates and durations of each of the activities that will take place during construction, as well as a
brief description of the scope of work. Future dates represent approximations based on the general
Project timeline and are subject to change, pending unpredictable circumstances that may arise. It
is important to note Project delays that affect the corresponding time period in which construction
activities would occur compared to the analysis time period would result in lower emissions due to
newer equipment, regulatory requirements, and greater engine efficiencies. Therefore, the reported
17 City of La Quinta. 2035 La Quinta General Plan. Economic Development. 2013. p. II-168.
18 MM AQ-4 through MM AQ-10 include requirements applicable to both timeshares and golf course facilities; however,
timeshares are not included in the 2025 Project. These mitigation measures remain applicable to the 2025 Project.
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construction emissions are overstated compared to the emissions associated with a delayed
construction schedule.
TABLE 3.5-1: PROJECT CONSTRUCTION SCHEDULE
Construction Activity Approximate Start Date Approximate End Date Duration (Days)
Planning Area 1,3,4 & 5
Demolition 11/1/2026 12/13/2026 30
Grading 12/147/2026 1/22/2027 30
Building Construction 1/23/2027 3/2/2029 550
Paving 3/3/2029 3/30/2029 20
Architectural Coating 3/3/2029 5/25/2029 60
Planning Area 2
Demolition 11/1/2027 12/10/2027 30
Grading 12/11/2027 1/21/2028 30
Building Construction 1/22/2028 4/25/2031 850
Paving 1/22/2028 4/25/2031 850
Architectural Coating 1/22/2028 4/25/2031 850
Planning Area 6
Grading 1/1/2027 2/11/2027 30
Building Construction 2/19/2027 10/25/2029 700
Paving 2/19/2027 10/25/2029 700
Architectural Coating 2/19/2027 10/25/2029 700
Planning Area 7
Grading 1/1/2030 3/4/2030 45
Building Construction 3/5/2030 4/11/2033 810
Paving 3/5/2030 4/11/2033 810
Architectural Coating 3/5/2030 4/11/2033 810
Planning Area 8
Grading 1/1/2035 10/10/2036 465
Building Construction 10/11/2036 9/8/2045 2,325
Paving 10/11/2036 9/8/2045 2,325
Architectural Coating 10/11/2036 9/8/2045 2,325
Source: Refer to Modeling in Appendix A: Air Quality and Greenhouse Gas Emissions Outputs.
The estimated maximum daily emissions were estimated based on the construction schedule
provided in Table 3.5 -1 and are presented in Table 3.5-2: Highest Daily Construction Pollutant
Emissions. These estimates are based on the expected location, size, and development of the
proposed Project uses. The analysis assumes that all of the construction equipment and activities
would occur continuously over the day and that construction activities in each planning area would
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overlap. Therefore, the input values used in this analysis are considered conservative, as most
equipment operates only a fraction of each workday and many of the activities would not overlap on
a daily basis. As shown in Table 3.5-2, construction activities associated with the development of
the 2025 Project would not result in an exceedance of VOC, nitrogen oxides (NOx), carbon monoxide
(CO), sulfur oxide (SOx), PM10, and PM2.5 thresholds. Impacts with regard to these air pollutants would
be less than significant, even when assuming overlapping construction activities which are unlikely
to occur. Potential construction emission impacts on sensitive receptors are analyzed below.
TABLE 3.5-2: HIGHEST DAILY CONSTRUCTION POLLUTANT EMISSIONS
Source Pollutant (pounds/day)
VOC NOx CO SOx PM10 PM2.5
Maximum Emission 56.7 65.3 81.4 73.5 9.9 5.0
SCAQMD threshold 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Source: Refer to Modeling in Appendix A: Air Quality and Greenhouse Gas Emissions Outputs.
Abbreviations: CO = carbon monoxide; NOx = nitrogen oxide; PM10 = particulate matter less than 10 microns; PM2.5
= particulate matter less than 2.5 microns; VOC = volatile organic compounds; SCAQMD = South Coast Air Quality
Management District; SOx = sulfur oxide.
Operation
Operational emissions were estimated using the CalEEMod software, which was used to forecast the
daily regional emissions that would occur during long-term Project operations.
Operation of the 2025 Project has the potential to generate criteria pollutant emissions through
vehicle trips traveling to and from the Project Site. In addition, emissions would result from area
sources on site, such as landscaping equipment and use of consumer products. Area-source
emissions are based on landscaping equipment and consumer products (including paint) usage
rates provided in CalEEMod.
The estimated operational emissions based on development of all the proposed land uses are
presented in Table 3.5-3: Operational Emissions. As shown in Table 3.5-3, the 2025 Project’s
operational emissions would not exceed regional daily VOC, NOx, CO, SOx, PM10, and PM2.5
thresholds. Therefore, daily operational emissions generated by the proposed Project would be less
than significant.
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TABLE 3.5-3: OPERATIONAL EMISSIONS
Source Pollutant (pounds/day)
VOC NOx CO SOx PM10 PM2.5
Maximum Emission 52.2 33.9 331.0 1.0 87.2 22.4
SCAQMD threshold 55 55 550 150 150 55
Threshold exceeded? No No No No No No
Source: Refer to Air Quality and Greenhouse Gas Modeling data sheets in Appendix A: Air Quality and Greenhouse Gas
Emissions Outputs.
As shown in Table 3.5-3, operational emissions for the 2025 Project do not exceed the SCAQMD
thresholds of significance. According to SCAQMD, if an individual project results in air emissions of
criteria pollutants that are below the SCAQMD’s recommended daily thresholds for project-specific
impacts, then the project would not result in a cumulatively considerable net increase of these
criteria pollutants. By applying SCAQMD’s cumulative air quality impact methodology,
implementation of the 2025 Project would not exceed the thresholds for these criteria air pollutants,
and no significant cumulative impacts would occur. Therefore, the 2025 Project would not result in a
cumulatively considerable net increase of criteria air pollutants. and would not result in a cumulative
considerable net increase of any criteria pollutant for which the 2025 Project region is designated as
in non-attainment.
Sensitive Receptors
SCAQMD considers a sensitive receptor to be a person in the population who is particularly
susceptible to health effects due to exposure to an air contaminant. The nearest sensitive receptors
are located in PGA West and the Hideaway residential and golf communities, approximately 125 feet
and 150 feet to the south and east, respectively of the boundaries of the proposed Project Site.
Localized Significance Threshold
The localized significance thresholds (LSTs ) used in this analysis address whether there are potential
impacts to residents and neighborhoods located around and near the Project Site. The 2025 Project
assumed up to 3 acres was disturbed each day. The allowable mass-rate emissions were determined
using the specified thresholds for a 3-acre site at a distance of 50 meters (150 feet) from the nearest
sensitive receptor as determined by SCAQMD.
The local significance thresholds are based on the SCAQMD’s Final Localized Significance Threshold
Methodology (LST Methodology)19 guidance document for short-duration construction activities.
19 SCAQMD. Final Localized Significance Threshold (LST) Methodology. July 2008. Accessed March 2025.
http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/final-lst-
methodology-document.pdf?sfvrsn=2.
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The SCAQMD recommends the evaluation of localized air quality impacts to sensitive receptors in
the immediate vicinity of the Project site because of construction activities.
The LST Methodology provides lookup tables of emissions that are based on construction projects of
up to five acres in size. The threshold is a daily emissions level and thus the acreage is an
approximation of the daily disturbed area.20 As such, the ambient conditions for a 3.0-acre site
within SRA 30 were used for ambient conditions in determining appropriate threshold levels.
The construction and operation analysis for LSTs for the proposed Project are shown in Table 3.5-4:
Localized Construction and Operational Emissions. As shown in Table 3.5-4, the on-site
emissions incorporate the required regulations for compliance with Rule 403 (Fugitive Dust), Rule
403.1, and Tier 3 engines for off-road construction equipment. The construction of the proposed
Project would not generate on-site emissions in excess of the site-specific LSTs for NOx, CO, PM10,
and PM2.5. Given this, the 2025 Project would result in a less than significant impact on sensitive
receptors located north, east, and south of the Specific Plan Area.
According to the SCAQMD, while almost any source may emit objectionable odors, some land uses
will be more likely to produce odors because of their operation. Land uses that are more likely to
produce odors include agriculture, chemical plants, composting operations, dairies, fiberglass
molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment plants. The
proposed Project does not contain any active manufacturing activities. Therefore, objectionable
odors would not be emitted by the proposed Project.
TABLE 3.5-4: LOCALIZED CONSTRUCTION AND OPERATIONAL EMISSIONS
Source On-Site Emissions (pounds/day)
NOx CO PM10 PM2.5
Construction
Maximum emissions 27.2 27.6 3.5 1.9
LST threshold 258 2,337 29 8
Threshold Exceeded? No No No No
Operational
Area/energy emissions 7.0 45.4 0.6 0.6
LST threshold 258 2,337 7 2
Threshold Exceeded? No No No No
Source: Modeling results are located in Appendix A: Air Quality and Greenhouse Gas Emissions Outputs.
20 SCAQMD. Example 1 of SCAQMD “Fact Sheet” for Applying CalEEMod to Localized Significance Thresholds.
http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/caleemod-
guidance.pdf?sfvrsn=2. Accessed July 2023.
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TABLE 3.5-4: LOCALIZED CONSTRUCTION AND OPERATIONAL EMISSIONS
Source On-Site Emissions (pounds/day)
NOx CO PM10 PM2.5
Abbreviations: CO = carbon monoxide; NOx = nitrogen oxide; PM10 = particulate matter less than 10 microns; PM2.5
= particulate matter less than 2.5 microns
Air quality impacts associated with the 2025 Project would be similar to those identified in the
Previous Assessments, would be less than significant, and would be further reduced with the
implementation of MM AQ-1 through MM AQ-13.21 No new significant impacts or increase in the
severity of any previously identified significant impacts would result from changes to the 2025
Project, new information, or changes to the circumstances under which the 2025 Project will be
undertaken.
21 MM AQ-4 through MM AQ-10 include requirements applicable to both timeshares and golf course facilities; however,
timeshares are not included in the 2025 Project. These mitigation measures remain applicable to the 2025 Project.
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3.6 TRANSPORTATION / CIRCULATION
3.6.1 Thresholds
a. Exceed the capacity of the existing circulation system, based on an applicable measure of
effectiveness (as designated in a general plan policy, ordinance, etc.), taking into account all
relevant components of the circulation system, including but not limited to intersections,
streets, highways and freeways, pedestrian and bicycle paths, and mass transit?
b. Conflict with an applicable congestion management program including, but not limited to
level of service standards and travel demand measures, or other standards established by
the county congestion management agency for designated roads or highways?
c. Result in a change in air traffic patterns, including either an increase in traffic levels or a
change in location that results in substantial safety risks?
d. Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment)?
e. Result in inadequate emergency access?
f. Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g.,
bus turnouts, bicycle racks)?
3.6.2 Summary of Findings in Previous Assessments
The Previous Assessments found that the development of the planned golf courses and resort uses
were consistent with the General Plan land use designations for the site. Based on trip generation
rates for the planned uses, it was estimated that the land uses analyzed in the Previous Assessments
would generate a total of approximately 20,020 daily trips with 1,420 AM peak hour trips and 1,830
PM peak hour trips, if internal trips are not accounted for. This worst case estimate overstates actual
trip generation because it double counts some trips as many of the resort hotel, golf and retail village
trips would be between these different uses and would stay within the Specific Plan Area for this
reason.
The City’s General Plan established the level of service (LOS D) as the City’s minimum level of service
for intersections. The site is bounded by Jefferson Street, Avenue 52, and Avenue 54. The 2035
forecasted intersection LOS during the peak season based on the recommended intersection
improvements from the 2035 General Plan would result in LOS C during both peak hour periods at
Washington Street and Avenue 52; LOS C during the AM Peak Hour and LOS D during the PM Peak
Hour at Jefferson Street and Avenue 52; and LOS B during both peak hour periods with a new traffic
signal at Jefferson Street and Avenue 54. It should be noted that a new traffic signal has been installed
at the SilverRock Way and Avenue 52 intersection as outlined in MM TRANS-1, resulting in less than
significant impacts to LOS.
The Previous Assessments determined that the project would not impact air traffic as it is not located
in an area that is adjacent to an airport. The nearest airport was approximately 7 miles away from the
Project Site.
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The Previous Assessments concluded that development of the project would have less than
significant impacts related to hazards and safety from design features (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment), inadequate emergency
access to nearby uses, insufficient parking capacity on site or off site, and hazards or barriers for
pedestrians or bicyclists. The 2002 MND also concluded that the 2002 MND Project would have no
impacts in regard to conflicts with adopted policies supporting alternative transportation (e.g., bus
turnouts, bicycle racks) and rail, waterborne, or air traffic impacts.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to transportation and circulation. All impacts
remained less than significant with mitigation identified in the Previous Assessments.
Previously Identified Mitigation Measures
MM TRANS-1 A traffic signal shall be installed at the Project entrance and Avenue 52, the Project
entrance and Jefferson Street and at the intersection of Avenue 54 and Jefferson
Street when and if they are warranted. The developer of the site shall be responsible
for payment of a fair share of the cost of installing these signals.
3.6.3 Existing Conditions
A traffic impact analysis (TIA) was prepared for the 2035 General Plan to assess the existing roadway
network, collect data on and measure the level of use and service along the existing roadways in the
General Plan study area.
The City has developed and maintains an extensive arterial roadway network, serving both local and
inter-city traffic. The City road network has been built essentially along a north-south grid with
interconnections with major arterials passing through adjacent jurisdictions.22 The Project Site is
bounded by Jefferson Street, Avenue 52, and Avenue 54.
Jefferson Street is oriented in a north-south direction and consists of three lanes in each direction. It
is classified as a Major Arterial north of Avenue 54 and as a Modified Secondary Arterial between
Avenue 58 and Avenue 62. Jefferson Street provides access to State Highway 111, southern parts of
the City and to Interstate 10 north of City limits.
Avenue 52 is oriented in an east-west direction and is classified as a Primary Arterial throughout the
City and the City’s Sphere of Influence.
Avenue 54 is an east-west street consisting of two lanes in each direction between Jefferson Street
to east of Monroe Street.
22 City of La Quinta. 2035 La Quinta General Plan EIR.
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Avenue 52 is designated as a Class 3 golf cart path west of SilverRock Way to Eisenhower Drive.
3.6.4 Analysis of Proposed Project
An updated trip generation estimate for the 2025 Project is provided in Table 3.6-1: SilverRock Trip
Generation Comparison: 2018 vs. 2025 Master Plan below. As shown in this table, the 2025 Master
Plan would generate approximately 2,800 fewer daily trips than the 2018 Master Plan.
TABLE 3.6-1: SILVERROCK TRIP GENERATION COMPARISON: 2018 VS. 2025 MASTER PLAN
Land Use Units (2018 Plan) Daily Trips
(2018 Plan) Units (2025 Plan) Daily Trips
(2025 Plan)
Golf Course 27 Holes 820 36 Holes 1,094
Hotel 340 Rooms 2,717 154 Rooms 1,230
Single-Family
Attached Housing
709 Dwelling Units 5,105 323 Dwelling Units 2,326
Single-Family
Detached Housing
35 Dwelling Units 330 122 Dwelling Units 1,150
Shopping Plaza (40–
150k sq. ft., no
supermarket)
40 x 1,000 sq. ft.
Gross Leasable Area
(GLA)
2,701 40 x 1,000 sq. ft.
GLA
2,701
Net Raw Project
Trips
11,673 8,501
Internal Captures (1,284) (930)
Net New Project
Trips
10,389 7,571
Source: Fehr and Peers, 2025. Using Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 11th Edition, 2021.
As discussed above, a portion of MM TRANS-1 has already been implemented with the installation
of a traffic signal at the intersection of SilverRock Way and Avenue 52. The 2035 General Plan
projected that the intersection of Jefferson Street and Avenue 54 would operate at Level of Service
(LOS) B with a traffic signal in place. Currently, this intersection remains unsignalized. MM TRANS-1
will be implemented as warranted to ensure that surrounding intersections continue to operate at
LOS D or better.
The 2025 Project would not impact air traffic as it is not located in an area that is adjacent to an
airport. The nearest airport was approximately 7 miles away from the Project Site.
The 2025 Project would not substantially increase hazards due to a design feature (e.g., sharp curves
or dangerous intersections) or incompatible uses because the circulation pattern follows a similar
circulation route planned in the Specific Plan. It should be noted that the 2025 Project proposes a
minor re-alignment of internal roadways, including portions of SilverRock Way and Ahmanson Lane.
This adjustment would shift the road away from its current location between the proposed public golf
clubhouse and the first hole of the Arnold Palmer Golf Course, rerouting it around the clubhouse to
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improve pedestrian safety. As this modification involves internal circulation and does not affect
external roadways, it would not introduce new hazards related to roadway design or circulation. It
would, however, improve safety on-site, which represents a beneficial impact. Development of all
roads and pedestrian facilities would comply with applicable City standards. The 2025 Project would
adhere to the Project Site’s land use designations and would have a lower development intensity
compared to the Previous Assessments, resulting in no conflicts with applicable transportation
regulations and less than significant impacts.
Transportation and circulation impacts associated with the 2025 Project would be similar to those
identified in the Previous Assessment and would be less than significant with the implementation of
TR-1. No new significant impacts or increase in the severity of any previously identified significant
impacts would result from changes to the Project, new information, or changes to the circumstances
under which the Project will be undertaken.
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3.7 BIOLOGICAL RESOURCES
3.7.1 Thresholds
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?
b. Have a substantial adverse effect on any riparian habitat or other sensitive natural
community identified in local or regional plans, policies, and regulations or by the California
Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404
of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption, or other means?
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?
e. Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
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?
3.7.2 Summary of Findings in Previous Assessments
Previous Assessments identified that the flat portion of the Project Site had historically been used for
agricultural purposes and the majority of this portion of the site consisted of disturbed non-native
vegetation. Five (5) vegetation communities were identified on the site including disturbed
vegetation, agricultural lands, tamarisk groves, desert saltbush scrub, and mesquite hummocks.
A series of biological surveys were conducted on the Project Site between 1999 and 2002. Focused
surveys for Coachella Valley fringe-toed lizard, flat-tailed horned lizard, Coachella Valley round-
tailed ground squirrel, Palm Springs pocket mouse, Coachella Valley grasshopper and peninsular
bighorn sheep were conducted based on the recommendation of the United States Fish and Wildlife
Service (USFWS) and California Department of Fish and Game (CDFG) (now referred to as California
Department of Fish and Wildlife (CDFW)) in 1999. None of these species were observed on the site.
All other sensitive species were surveyed for in conjunction with these surveys or the previous
surveys.
One species of special concern, the Loggerhead shrike, was observed on the site during the 1999
surveys. A second special-status species, the black-tailed gnatcatcher, was observed on an
adjacent site during 1999 surveys and, for this reason, was considered to have a high potential to be
present on the Project Site. Suitable habitat for these two (2) species comprised very few acres and
the Project Site was not likely to sustain a large population of either species. Previous Assessments
determined the potential impact to these two (2) bird species was not significant.
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The 2002 MND identified that the Santa Rosa Mountains historically provided habitat for peninsular
bighorn sheep, a state- and federally listed endangered species. Focused surveys performed in 1999
found no evidence of bighorn sheep in the vicinity of the 2002 MND Project Site. Essential habitat of
the peninsular bighorn sheep in this area was defined by the USFWS to include the Santa Rosa
Mountains down to the toe-of-slope. As no development was proposed to infringe above the toe-of-
slope, no portion of the Project Site would have been developed in the essential peninsular bighorn
sheep habitat. However, the Previous Assessments identified mitigation measures to protect the
bighorn sheep. MM BIO-1 to MM BIO-10 were adopted to reduce potential impacts to bighorn sheep
to less than significant levels. MM BIO-1 to MM BIO-10 included incorporating a buffer and fencing
system into the project to prevent the Bighorn Sheep and other wildlife from entering the site,
restricting access by pets into the adjacent open space area, and minimizing indirect impacts to this
open space area from lighting, glare, noise, and harmful landscaping or chemicals. Construction and
design features, including native landscaping, non-glare glass, controlled lighting, and restricted
pesticide use are required by these mitigation measures.
Seven (7) special-status plant species were identified as known to occur in the general vicinity of the
Project Site. A special-status plant survey was completed on the Project Site in April 2000. No
individuals or populations of Coachella Valley milk-vetch were found during these focused surveys.
In addition, no other special-status plant species were observed on the site during these surveys.
One special-status vegetation community, known as mesquite hummocks, was identified within the
Specific Plan Area and impacts to these hummocks were identified as significant. The 2002 MND
identified mitigation to reduce this impact to a less than significant level. MM BIO-11 required that
prior to any construction or site preparation activities that would impact the 3.4 acres of mesquite
hummock, the agency or project developer enter into a Memorandum of Understanding (MOU) with
the California Department of Fish and Wildlife and an appropriate non-profit organization whose
purpose is to acquire and manage land for the purpose of protecting special status plants and
wildlife. The MOU was to provide the organization chosen the financial resources necessary to
purchase and manage 3.4 acres of mesquite hummock in the Willow Hole area or in another area
where the habitat is contiguous and large preserves already protect much of this habitat type.
Previous Assessments found that the requirements of MM BIO-11 have been fulfilled, as a non-profit
organization purchased contiguous mesquite hummock habitat in another area to offset the 3.4
acres of mesquite hummock on-site, resulting in less than significant impacts to mesquite
hummocks.
The 2002 MND identified that a total of 5.29 acres of potential wetlands were present on the Project
Site. A wetland delineation was completed in August 2000 and identified four (4) potential
jurisdictional areas on the 2002 MND Project Site including a system of channels, a swale, and two
(2) excavated retention basins.
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The 2002 MND determined that because development of the Project Site had the potential to remove
all or some of the potential wetlands on-site and because the area was regulated by state and federal
resource agencies, this loss could be considered a significant impact without the incorporation of
mitigation measures. With implementation of MM BIO-12, requiring federal and State permits for
impacts to these features, impacts would be less than significant.
The Project Site was surrounded on two sides by mostly developed land, consisting of residences,
agricultural crops, and fallow or abandoned cropland. The Santa Rosa Mountains border the western
edge of the Project Site and constitute a large, natural open space area. There was one area adjacent
to and east of the Project Site that contained some native scrub habitat at the time the 2002 MND
was prepared. This area was not directly connected to any large open spaces and the native habitat
adjacent to it was patchy and disjunctive. Subsequently, that area was developed. Therefore,
Previous Assessments determined that the Project did not serve as a wildlife movement corridor
between large open spaces and potential impacts to wildlife movement were less than significant.
Subsequent to the preparation of the 2002 MND, the Project Site was mass graded . MM BIO-12 was
implemented prior to the commencement of on-site grading to mitigate potential impacts to wetland
habitat. The majority of the remainder of the site was planted with barley as a dust control reduction
measure.
The 2014 Addendum identified that the USFWS and CDFW provided the City a notice about urban-
related impacts to the peninsular bighorn sheep in February 2014 because the bighorn sheep were
using golf resort areas to forage and locate water, requiring the installation of a barrier to sheep
access and required the City to provide wildlife agencies with a report with actions to be taken in
order to implement the plan. Since that time, the exclusion fence has been constructed.
The 2014 Addendum found that any future development would be subject to compliance with
specific goals and measures set forth in the Coachella Valley Multiple Species Habitat Conservation
Plan (CVMSHCP). Although the Project Site is not directly within the CVMSHCP Conservation Areas,
the Project Site is located adjacent to the Santa Rosa and San Jacinto Mountain Conservation Areas.
Thus, the 2035 General Plan requires the project to incorporate project design features (PDFs) BIO
PDF-1, BIO PDF-6 and BIO PDF-9 by ensuring that the developer pay applicable mitigation fees and
work to guarantee the safe protection of burrowing owls and migratory birds that may reside on the
Project Site. With the incorporation of the PDFs, impacts to biological resources on the Project Site
would be reduced to less than significant levels.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to biological resources. All impacts remained less
than significant with implementation of MM BIO-1 through MM BIO-12 and with the incorporation of
BIO PDFs 1, 6 and 9.
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Previously Identified Mitigation Measures
MM BIO-1 A mountain toe-of-slope buffer/mitigation concept plan has been prepared to
protect peninsular Bighorn Sheep, and other wildlife, from entering the non-
mountainous portion of the site proposed for development. This concept plan
illustrates a continuous buffer to the toe-of-slope in areas where development could
occur adjacent to the mountain edge. The concept plan delineates the location,
acreage and native plant species envisioned for the mitigation area. This plan shall
be incorporated into the project design and shall be subject to review by the City prior
to the issuance of grading permits. A copy of this mountain toe-of-slope
buffer/mitigation concept plan is available for review at the City of La Quinta
Community Development Department.
MM BIO-2 If Bighorn Sheep enter into the Project Site, an 8-foot fence (or the functional
equivalent) between the development and the hillside shall be constructed. The gaps
should be 11 centimeters (4.3 inches) or less. If determined necessary, the City shall
construct temporary fencing while permanent fencing is constructed. The fence shall
not contain gaps in which Bighorn Sheep can be entangled. If the Department
transfer or disposes of any of the property adjacent to the hillside, the Department
shall reserve an easement sufficient for the construction of fencing if needed in the
future.
MM BIO-3 Dogs shall not be permitted to be loose within the Project area, and shall be kept
away from the hillside areas through appropriate signage and fencing, where
applicable.
MM BIO-4 Access into the hillside area from the site will be discouraged through the use of signs
or barricades, if necessary, unless the access is provided as part of a trail system that
is approved by the USFWS and CDFG.
MM BIO-5 A construction plan shall be prepared and provide, to the extent practicable,
construction activities that emit excessive noise will be avoided adjacent to the
hillside. In addition, during grading and construction activities any blasting or pile-
driving near the hillside will not occur during the period from January 1 through June
30.
MM BIO-6 The final design of the Project shall insure that road and driveways are designed to
minimize headlight shine from vehicles onto the hillside.
MM BIO-7 In all areas adjacent to the hillsides, non-glare glass shall be used in new
construction. Exterior building lights shall not shine on the hillside. Exterior lighting
shall be kept at the safest possible minimum intensity and aimed away from the
hillside.
MM BIO-8 The landscape plan shall include only plants that are non-toxic to wildlife. All exotic
plans such as tamarisk and fountain grass are prohibited. Existing trees may remain.
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MM BIO-9 All swimming pools located in the Project Site shall be fenced pursuant to City
regulations.
MM BIO-10 Efforts shall be made to ensure that all pesticides, fungicides, herbicides, and
fertilizers used during the construction and operation of the Project Site will not be
harmful to wildlife.
MM BIO-11 Prior to any construction or site preparation activities that would impact the 3.4 acres
of mesquite hummock, the agency or project developer shall enter into a
Memorandum of Understanding (MOU) with CDFG and an appropriate non-profit
organization whose purpose is to acquire and manage land for the purpose of
protecting special status plants and wildlife. This MOU shall provide the organization
chosen the financial resources necessary to purchase and manage 3.4 acres of
mesquite hummock in the Willow Hole area or in another area where the habitat is
contiguous and large preserves already protect much of this habitat type.
MM BIO-12 Prior to the commencement of on-site grading, a 404 permit shall be obtained, if
legally required, for alteration of areas under the Army Core of Engineers (ACOE)
jurisdiction. In addition, if development activities are to take place within streambeds
or drainages under the jurisdiction of the CDFG, a streambed alteration agreement
shall first be obtained, if legally required.
Previously Identified Project Design Features
Previously identified project design features from the 2035 General Plan include:
BIO PDF-1 The City shall require payment of Coachella Valley Multiple Species Habitat
Conservation Plan mitigation fees prior to issuance of occupancy permits for
development projects required to pay such fees.
BIO PDF-6 Prior to the issuance of any ground disturbing permit for qualifying projects in a
Conservation Area, the City shall require a protocol complaint survey for Burrowing
Owl, in compliance with the MSHCP Section 4.4.
BIO PDF-9 In compliance with the requirements of the Migratory Bird Treaty Act (MBTA), the City
shall continue to require that for development projects proposing removal of
vegetation between March and August, a qualified biologist shall be retained to
determine whether any bird nests or young occur on the site, and if they occur, to
provide mitigation measures compliant with the MBTA.
3.7.3 Existing Conditions
The Project Site has been mass graded and contains the Arnold Palmer Golf Course, Ahmanson
House, and partially developed hotel and residential buildings from previous approvals. The Arnold
Palmer Golf Course is located on the most western portion of the site along the edge of the Santa
Rosa Mountains, a known habitat for the peninsular bighorn sheep. There is no riparian habitat
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present on the Project Site. A Bighorn sheep exclusion fence along the toe of slope has been
constructed within the Project site.
The City is a signatory and participant for the CVMSHCP. The Project Site is located adjacent to the
Santa Rosa and San Jacinto Mountains Conservation Area. The City collects a CVMSHCP fee for
applicable projects and collects the fee at permit issuance.
3.7.4 Analysis of Proposed Project
As discussed above, the Previous Assessments incorporated MM BIO -11 and MM BIO-12 before
mass grading the entire Project Site, resulting in less than significant impacts to biological resources
within the Project Site. Those mitigation measures have now been satisfied and are no longer
applicable to project implementation. At the time the 2014 Addendum was prepared, a notice was
provided that bighorn sheep were seen grazing on the Project Site, prompting CDFW to require a
fence built within a year. The fence has been built and completed. MM BIO-1 and MM BIO -10 are still
applicable to the 2025 Project to ensure less than significant impacts to the bighorn sheep.
As the Project Site is located adjacent to the Santa Rosa and San Jacinto Mountain Conservation
Areas, the General Plan requires the 2025 Project to incorporate BIO PDF-1, BIO PDF-6 and BIO PDF-
9 by ensuring that the developer pays all applicable mitigation fees not previously paid and ensuring
the safe protection of burrowing owls and migratory birds that may reside on the Project Site through
compliance with the requirements of the MBTA. With the incorporation of the PDFs, impacts to
biological resources on the Project Site would be reduced to less than significant. Biological resource
impacts associated with the 2025 Project would be similar to impacts identified in the Previous
Assessments and would be less than significant with the implementation of mitigation measures and
project design features. No new information, changed circumstances, or more severe impacts would
occur with the implementation of the 2025 Project.
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3.8 ENERGY AND MINERAL RESOURCES
3.8.1 Thresholds
a. Result in the loss of availability of a known mineral resource that would be of value to the
region and the residents of the state?
b. Result in the loss of availability of a locally-important mineral resource recovery site
delineated on a local general plan, specific plan or other land use plan?
3.8.2 Summary of Findings in Previous Assessments
As identified in the Previous Assessments, the uses proposed were determined to be consistent with
the City’s General Plan. As all development analyzed in the Previous Assessments would conform to
standard energy efficient building codes, no significant impacts to energy consumption would occur.
Non-renewable resources, such as natural gas, petroleum products, petrochemical construction
materials, steel, copper and other metals, sand and gravel are considered to be commodities which
are available in a finite supply. If not consumed by the Project, these non-renewable resources would
likely be committed to other projects in the region intended to meet the anticipated growth outlined
in the General Plan. Furthermore, the investment of resources in the development of the Specific
Plan would be typical of the level of investment normally required for a project of similar scale.
The Previous Assessments identified that the Project Site is located within a MRZ (Mineral Resource
Zone)-1, which is defined as areas where adequate information indicates that no significant mineral
deposits are present, or where it is judged that little likelihood exists for their presence.23 Most of the
developable areas in the City are located in areas with a minimal presence of significant mineral
deposits, and no impacts to mineral resources were identified in the Previous Assessments.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to energy or mineral resources. All impacts remained
less than significant.
3.8.3 Existing Conditions
The City’s Municipal Code requires that all utilities in new residential districts and subdivisions be
undergrounded.24 All new construction of residential and non-residential buildings in the City is
required to abide by the Energy Efficiency Standards implemented through California Building Code
(CBC) Title 24 in place at the time construction occurs.
23 City of La Quinta, 2035 La Quinta General Plan. Energy and Mineral Resources, Mineral Resource Zone Map, Exhibit
III-1 (2013).
24 City of La Quinta. 2035 La Quinta General Plan EIR.
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The Project Site is located within the MRZ (Mineral Resource Zone)-1, which is defined as areas where
adequate information indicates that no significant mineral deposits are present, or where it is judged
that little likelihood exists for their presence.25
3.8.4 Analysis of Proposed Project
The 2025 Project would use less energy than analyzed in the Previous Assessments due to the
reduction in intensity of land uses compared to the Previous Assessments. The 2025 Project would
comply with the Energy Efficiency Standards set forth in the CBC, including the installation of solar
panels on residential units, currently in effect. Energy efficiency standards for development have
increased since the Previous Assessments and the 2025 Project would incorporate the latest CBC
standards.
The Project Site is designated MRZ-1; therefore, implementation of the 2025 Project would not result
in the loss of availability of a locally-important mineral resource considered valuable in the region
and state.
Energy and mineral resource impacts associated with the 2025 Project would be similar to impacts
identified in the Previous Assessments and would be less than significant. No new information,
changed circumstances, or more severe impacts would occur with the implementation of the 2025
Project.
25 City of La Quinta. 2035 La Quinta General Plan. Energy and Mineral Resources. Mineral Resource Zone Map. “Exhibit
III-1.” 2013.
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3.9 HAZARDS A ND HAZARDOUS MATERIALS
3.9.1 Thresholds
a. Create a significant hazard to the public or the environment through the routine transport,
use, or disposal of hazardous materials?
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?
c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances,
or waste within one-quarter mile of an existing or proposed school?
d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant
to Government Code, Section 65962.5 and, as a result, would it create a significant hazard
to the public or the environment?
e. For a project located within an airport land use plan or, where such a plan has not been
adopted, within 2 miles of a public airport or public use airport, would the project result in a
safety hazard for people residing or working in the project site?
f. For a project within the vicinity of a private airstrip, would the project result in a safety
hazard for people residing or working in the project site?
g. Impair implementation of or physically interfere with an adopted emergency response plan
or emergency evacuation plan?
h. Expose people or structures to a significant risk of loss, injury, or death involving wildland
fires, including where wildlands are adjacent to urbanized areas or where residences are
intermixed with wildlands?
3.9.2 Summary of Findings in Previous Assessments
The Project Site previously contained an abandoned single-family residence and related agricultural
buildings. As part of the 2002 MND, a Phase I Environmental Site Assessment (ESA) was prepared
and determined that asbestos was present in some of the building materials of the abandoned
single-family residence. The abandoned single-family residence and related agricultural buildings
were then demolished, and the Ahmanson House was renovated with the implementation of MM
HAZ-1, which ensured the safe removal of asbestos from the Project Site according to applicable
regulations.
The Phase I ESA also indicated a potential hazard related to the presence of residual pesticides and
herbicides related to previous agricultural uses of the site. Recommendations included mixing upper
surface soils to reduce the concentration of residual pesticides and herbicides. Onsite soils were
mixed to reduce these concentrations.
Previous Assessments found that the Project Site was located approximately one (1) mile from two
underground storage tanks (UST), one at the Oak Tree West property and the other at the Landmark
Lease site. The Oak Tree West property was included on the leaking underground storage tank (LUST)
list and the Landmark Lease site was included on the historical UST list. The Oak Tree West site was
remediated and is listed as a closed case. The Landmark Lease site had no reported violations, as
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the underground tanks were removed and closed by the appropriate regulatory agency and no further
study or investigation was warranted.
The development of the Project Site with the planned golf course and resort uses was not determined
to pose a substantial risk of the release of hazardous materials. Further, Previous Assessments
identified that the planned uses would not pose any health hazard or potential health hazard to
visitors and nearby residences.
Previous Assessments identified that the Project Site is not within the vicinity of a public use airport
or a private airstrip. The nearest public use airport is the Bermuda Dunes Airport, located
approximately seven (7) miles north of the Project Site. Jacqueline Cochran Regional Airport, a
County-owned public use airport, is located approximately 10 miles east from the Project Site.
The City contracts with Riverside County Fire Department (RCFD) for emergency services, and the
City’s Emergency Services Division is responsible for preparing the community for disasters and
emergencies. The 2035 General Plan will facilitate new development and consequently increase
population within the City. Any increase in population has the potential to impact emergency
response and evacuation plans. Previous Assessments concluded that development of the Project
Site would not induce population growth.
Previous Assessments found that development of the Project Site would not interfere with any
adopted emergency response or evacuation plan since development of the Project Site would not
obstruct the existing or planned circulation network. The Project Site is within a low wildfire risk zone
and as such, wildland fire impacts would be less than significant.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to hazardous and hazardous materials. All impacts
remained less than significant.
Previously Identified Mitigation Measures
MM HAZ-1 Prior to the demolition or renovation of the on-site family residence, asbestos -
containing materials (ACM) shall be removed in accordance with current regulatory
guidelines.
3.9.3 Existing Conditions
The City is within an urbanized area in the Coachella Valley, which has the potential for exposure to
hazards and hazardous materials.26 The County has developed a Hazardous Waste Management
26 City of La Quinta. 2035 La Quinta General Plan EIR.
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Plan (HWMP), which addresses the proper disposal, processing, handling, storage, and treatment of
hazardous materials.27
The City’s Emergency Services Division is responsible for responses to disasters and emergencies.
The City has prepared the Emergency Operations Plan to plan and prepare for emergencies. The City
established Code Red, which is an ultra-high-speed telephone communication service that provides
emergency notifications to residents during emergencies. The City is also involved in the Community
Emergency Response Team (CERT) program, which educates volunteers in the community about
disaster preparedness and trains them in basic disaster response skills. The CERT group is organized
to support the City during emergencies or disasters.
The California Department of Transportation (Caltrans), California Highway Patrol (CHP), and the US
Department of Transportation regulate hazardous materials, and the cleanup and containment of
accidents. Emergency evacuation and response plans, such as Code Red, are already developed in
the City to provide automated notifications to residents during an emergency, including hazardous
waste spills.28
The City is located at the base of the Santa Rosa Mountains; however, these areas are considered
low wildfire zones as are the flat urbanized areas of the City. The Project Site is not on land classified
as a Fire Hazard Severity Zone.29 The Project Site is not located within a site that is included on a list
of hazardous materials sites compiled pursuant to Government Code, Section 65962.5 (Cortese
List).
3.9.4 Analysis of Proposed Project
As discussed above, the Project Site no longer has hazards associated with it after the
implementation of MM HAZ-1. The Project Site has been mass graded and contains the Arnold Palmer
Golf Course, Ahmanson House, and partially developed hotel and residential buildings from previous
approvals.
The uses included in the 2025 Project are similar to the surrounding land uses in proximity to the
Project Site, which consists of other golf and residential communities. The 2025 Project could involve
the temporary use of hazardous substances in the form of paint, adhesives, surface coatings and
other finishing materials and cleaning agents, fuels, and oils typically used in construction. The
transport, use and disposal of construction related hazardous materials would occur in
conformance with all applicable local, State, and federal regulations governing such entities. Similar
to the planned uses analyzed in Previous Assessments, the 2025 Project’s proposed uses would not
pose a substantial risk of release of hazardous materials, and planned uses would not pose any
27 City of La Quinta. 2035 La Quinta General Plan EIR.
28 City of La Quinta. 2035 La Quinta General Plan EIR.
29 CalFire. “Fire Hazard Severity Zones.” Accessed July
2025. https://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/.
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health hazard or potential health hazard to visitors or surrounding uses. The Project Site is not
located within a site that is included on the Cortese List.30,31
The Project Site is not within one-quarter mile of an existing or proposed school. The nearest school
is Harry S Truman Elementary School, located at 78870 Avenue 50, approximately 0.9 miles north of
the Project Site.
The Project Site is not within the vicinity of a public use airport or a private airstrip. The nearest public
use airport is the Bermuda Dunes Airport, approximately seven (7) miles from the Project Site.
The City contracts with RCFD for emergency services, and the City’s Emergency Services Division is
responsible for preparing for disasters and emergencies. As described in detail in Section 3.2
Population and Housing, the 2025 Project would generate a population increase of approximately
1,690 people, which does not represent a substantial increase, as this increase would represent
approximately 9.9 percent of the growth projected from 2025 to 2050. The 2025 Project’s proposed
residential uses would not induce substantial population growth within the City, and the 2025 Project
would reduce the overall residential and hotel uses when compared to the Previous Assessments.
The 2025 Project would not obstruct or interfere with the existing circulation network surrounding the
Project Site because the 2025 Project would not alter the existing street system. Additionally, the
2025 Project would have a lower development intensity compared to the land uses analyzed in the
Previous Assessments, which would reduce circulation impacts compared to the Previous
Assessments. Therefore, the 2025 Project would not interfere with any adopted emergency response
or evacuation plans.
The 2025 Project’s proposed uses would not create a fire hazard that has the potential to exacerbate
the current environmental condition relative to wildfires. The 2025 Project would be developed in
accordance with requirements pertaining to fire safety. The 2025 Project would not expose people or
structures, directly or indirectly, to a significant risk of loss, injury, or death as a result of exposure to
wildland fires.
Hazards and hazardous materials associated with the 2025 Project would be similar to those
identified in the Previous Assessments and would be less than significant. No new significant
impacts or increase in the severity of any previously identified significant impacts would result from
changes to the 2025 Project, new information, or changes to the circumstances under which the
2025 Project will be undertaken.
30 State Water Resources Control Board. “GeoTracker.” Accessed July 2025. https://geotracker.waterboards.ca.gov/.
31 Department of Toxic Substances Control. “EnviroStor.” Accessed July 2025.
https://www.envirostor.dtsc.ca.gov/public/search?basic=True.
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3.10 NOISE
3.10.1 Thresholds
a. Exposure of persons to or generation of noise levels in excess of standards established in the
local general plan or noise ordinance, or applicable standards of other agencies?
b. Exposure of persons to or generation of excessive groundborne vibration or groundborne
noise levels?
c. A substantial permanent increase in ambient noise levels in the project vicinity above levels
existing without the project?
d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity
above levels existing without the project?
e. For a project located within an airport land use plan or, where such a plan has not been
adopted, within 2 miles of a public airport or public use airport, would the project expose
people residing or working in the project site to excessive noise levels?
f. For a project within the vicinity of a private airstrip, would the project expose people residing
or working in the project site to excessive noise levels?
3.10.2 Summary of Findings in Previous Assessments
The Previous Assessments determined that construction noise would occur throughout
development with most of the noise intensive activities occurring at the beginning of development
when the site was cleared and graded. Noise intensive activities typically involve the use of heavy
equipment, including scrapers, loaders, tractors, and concrete mixers. Trucks would be used during
construction to deliver equipment and building materials, as well as haul away waste materials.
Additionally, the Previous Assessments noted that smaller equipment, including jack hammers,
saws, pneumatic tools, and hammers, would also be used during construction. This equipment
would generate steady state and episodic noise that could be heard on- and off-site, potentially
causing construction noise impacts to the surrounding area. The site is surrounded by a residential
subdivision and golf course to the north, a residential subdivision and golf course to the east, PGA
west golf course and residential community to the south, and the mountains to the west. The noise
generated during the construction phase would typically affect the occupants of nearby residences;
however, the majority of development would take place at the interior of the site with activities for a
planned golf course along the exterior of the site. The Previous Assessments noted that construction
activity would be short-term and would not result in significant impacts with the incorporation of MM
N-1 through MM N-3, which would restrict construction hours, add mufflers to noise equipment as
applicable, and keep earth moving and hauling routes away from existing residences to the extent
possible.
The 2035 General Plan projected noise levels on streets adjacent to the Project Site for 2035. The 65
A-weighted decibel Community Noise Equivalent Level (dBA CNEL) noise contour along Jefferson
Street between Avenue 52 and Avenue 53 would be 239 feet from the centerline. The CNEL noise
level 100 feet from the centerline of Jefferson Street between Avenue 52 and Avenue 54 would be
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70.7 dBA. The 65 dBA CNEL noise contour along Avenue 52 west of Jefferson Street would be 220 feet
from the centerline. The CNEL noise level 100 feet from the centerline of Avenue 52 west of Jefferson
Street would be 70.1 dBA. The Previous Assessments found that traffic noise impacts would not
significantly impact the project. The proposed golf courses planned to be developed on the edges of
the Project Site would serve as a buffer from adjacent noise sources. Additionally, the golf course
would also attenuate noise levels from the uses proposed in the interior of the Project Site to uses
off-site. However, operational noise from the project could potentially impact nearby sensitive
receivers such as residences. With the incorporation of MM N-4 and MM N-5, which would
strategically place and silence mechanical and outdoor equipment, operational noise impacts
related to the project would be less than significant.
The Previous Assessments identified the nearest public use airport as Bermuda Dunes Airport,
located approximately seven miles from the Project Site. The Project Site is not located within two
miles of a public airport or public use airport and is not located within the vicinity of a private airstrip.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to noise. All impacts remained less than significant
with the incorporation of mitigation measures identified in the Previous Assessments.
Previously Identified Mitigation Measures
MM N-1 Between May 1 and September 30, all construction activities on the Project Site shall
only occur between the hours of 6:00 AM and 7:00 PM Monday through Friday, and
from 8:00 AM to 5:00 PM on Saturday, and shall be prohibited on Sundays and public
holidays. Between October 1 and April 30, all construction activity on the Project Site
shall only occur between the hours of 7:00 AM and 5:30 PM Monday through Friday,
and from 8:00 AM to 5:00 PM on Saturday, and shall be prohibited on Sundays and
public holidays. All operational activities of the SRR SP shall also be subject to the
Noise Ordinance of the City as well.
MM N-2 All construction equipment operating in the planning area shall be fitted with well-
maintained functional mufflers to limit noise emissions.
MM N-3 To the greatest extent feasible, earth moving and hauling routes shall be located
away from existing residences.
MM N-4 The design, selection, and placement of the mechanical equipment for various
buildings shall include consideration of the potential noise impact they may have on
uses within the development site.
MM N-5 Silencers and/or barriers shall be provided where necessary at outdoor equipment,
such as cooling towers, air cooled condensers, and refrigeration
compressors/condenser units, and at the air intake and discharge openings for
building ventilation systems.
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3.10.3 Existing Conditions
The Project Site includes an existing golf course, the Ahmanson House, which is currently used as a
clubhouse for the Arnold Palmer Classic Golf Course, and a series of partially constructed buildings
associated with the previous approvals located in the western portion of the Project Site. There are
no sensitive uses located on-site.
The primary source of noise in the City and sphere of influence is traffic. The nearest sensitive
receptors to the Project Site are the residential uses to the east along Deacon Drive East, to the north
along Avenue 52, to the east along Jefferson Street, and to the south along Avenue 54.
Noise standards in the City allow sensitive land uses to experience a maximum noise level of 65 dbA
CNEL in outdoor living areas (patios, balconies, and rear yards).
3.10.4 Analysis of Proposed Project
Construction
Noise intensive construction activities would be similar to those previously analyzed. These
construction activities typically involve the use of heavy equipment, including scrapers, tractors,
loaders, and concrete mixers. Construction of buildings within the Project would involve less heavy
equipment, because grading has occurred, but would still generate noise from the use of smaller
equipment, including jackhammers, pneumatic tools, saws, and hammers. This equipment would
generate both steady state and episodic noise that would be heard both on- and off-site, consistent
with the analysis in the Previous Assessments.
Vibration levels due to on-site construction activities would not exceed the building damage
significance threshold for vibratory rollers, large bulldozers, caisson drilling, loaded trucks,
jackhammers, and small bulldozers at a reference distance of 50 feet or at the nearest sensitive
receptors. The nearest sensitive receptors are located over 125 feet away to the west of the Project
across Deacon Drive East. Construction would not generate excessive groundborne vibration.
The 2025 Project would comply with the standards set forth by the La Quinta Municipal Code which
are identified in MM N-1. Furthermore, the surrounding uses have masonry walls which act as noise
barriers which would reduce temporary noise during construction. Construction-related noise
impacts would be similar to the impacts identified in the Previous Assessments and with the
incorporation of MM N-1 through MM N-3 would be less than significant. Impacts would be less than
significant and no new information, changed circumstances, or more severe impacts were identified for
the 2025 Project.
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Operation
Primary sources of noise throughout the City are caused primarily by motor vehicle traffic on City
streets, particularly major roadways.32 Other noise generators in the City include those associated
with commercial uses, including mechanical equipment, such as fans, motors, and compressors.
As discussed in Section 3.6: Transportation/Circulation, the proposed Project would reduce the
number of daily vehicle trips by approximately 2,800 trips when compared to the 2014 Addendum.
The 2025 Project would have a reduced development intensity compared to the land uses analyzed
in the Previous Assessment. However, the vehicles entering and exiting the site would follow similar
trip distribution patterns as those identified in the Previous Assessments. Noise levels from vehicles
would remain similar, but slightly reduced from noise levels identified in the Previ ous Assessments.
On-site sensitive uses include the hotel and resort residential units. The distance from the centerline
between the golf courses and commercial uses surrounding the edges of the site and the sensitive
on-site uses would reduce noise levels below 65 dBA CNEL.
As discussed previously, the City’s Municipal Code establishes base ambient noise level limits for
noise sensitive and other non-residential uses based on time of day. The 2025 Project would adhere
to the standards set forth by the Municipal Code and incorporate MM N-4 or MM N-5 to reduce
operational noise impacts to less than significant levels.
The Project Site is not located within two miles of a public airport or public use airport and would not
expose people residing or working in the Project Site to excessive noise levels.
Noise impacts would be similar to impacts identified in the Previous Assessments and would be less
than significant with the incorporation of MM N-1 through MM N-5. No new information, changed
circumstances, or more severe impacts would occur with the implementation of the proposed
Project.
32 City of La Quinta. 2035 La Quinta General Plan EIR.
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3.11 PUBLIC SERVICES
3.11.1 Thresholds
a. Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
i) Fire Protection?
ii) Police Protection?
iii) Schools?
iv) Libraries?
3.11.2 Summary of Findings in Previous Assessments
Fire Protection
Previous Assessments analyzed existing fire service and the potential demand for fire service with
the development of the project. Development of the project could potentially cause significant fire
service demands. Previous Assessments determined that with implementation of MM PUB-1, which
requires projects to be reviewed by the Riverside County Fire Department (RCFD) to ensure adequate
fire services would be provided at the time of site development, impacts would be reduced to a less
than significant level. The project analyzed in Previous Assessments would pay applicable fire
protection Development Impact Fees to ensure there is adequate funding of fire protection services.
Police Protection
Previous Assessments analyzed existing police protection services and the potential demand for
police protection services with development of the project. Individual development projects are
reviewed by the Riverside County Sheriff's Department (RCSD) to ensure adequate police services
would be provided at the time of site development. Previous Assessments found that with the
implementation of MM PUB -2, which requires the RCSD review new development proposals in order
to evaluate the RCSD’s ability to provide adequate police protection, impacts would be reduced to a
less than significant level.
Schools
There are two (2) public school districts that serve the City, Desert Sands Unified School District
(DSUSD), and the Coachella Valley Unified School District (CVUSD). The Project Site is within the
DSUSD service area. Previous Assessments identified that the Proposed Agreements would generate
seasonal population growth and would incrementally introduce a small number of seasonal
residents similar to those identified in the growth projections from the City’s 2035 General Plan. The
proposed development analyzed in Previous Assessments would require payment of applicable
school fees. No significant impacts would occur.
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Libraries
The La Quinta Library, a city-owned library facility, would serve the Project Site. Previous
Assessments identified that the Proposed Agreements would not introduce any permanent residents
or result in permanent population growth. There would be a minimal demand for public library
services. Any applicable developer fees would have been paid prior to the issuance of building
permits.
No new information, changed circumstances, or more severe impacts were identified in Previous
Assessments.
Previously Identified Mitigation Measures
MM PUB-1 The Riverside County Fire Department, in its review of new development proposals,
shall evaluate project plans and the Department’s ability to provide proper fire
protection. This review shall include, but shall not be limited to, internal circulation,
project directories, street names, and numbering systems. New developments shall
comply with all City and Fire Department standards.
MM PUB-2 The Riverside County Sheriff’s Department shall review new development proposals
in order to evaluate project plans and the Department’s ability to provide adequate
police protection. This review should include, but not be limited to internal
circulation, project directories, street names, and numbering systems. New
developments shall comply with all established City and Sheriff standards.
3.11.3 Existing Conditions
Fire Protection
Fire protection for the City is provided through a contract with the RCFD. The two closest City-owned
fire stations located within the City are staffed with both full-time paid and volunteer firefighters. Fire
Station Number 32 is located at 78-111 Avenue 52, approximately 0.7 miles west of the Project Site
and is equipped with both primary and reserve fire engines, along with volunteer squad and rescue
vehicles. Fire Station Number 70 is located at 54001 Madison Street, approximately 0.9 miles
southeast of the Project Site and is equipped with a primary engine, a brush fire engine, and a
volunteer squad vehicle. Currently, average RCFD response times are within the acceptable County
standard and align with the National Fire Protection Association (NFPA ) guidelines, between 5 and 7
minutes.33
33 Cal Fire Riverside Unit Riverside County Fire Department. “RE: East Lake Plan Amendment #11 Project Request for
Information.” Accessed July 2025. https://www.lake-elsinore.org/DocumentCenter/View/1926/Appendix-J---
Correspondence-with-Police-and-Fire-PDF#:~:text=Type%201%20Engine-
,(structural%20firefighting%20apparatus).,stations%20to%20the%20project%20site?.
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Police Protection
The City contracts with the RCSD for police staffing. As detailed in the 2035 General Plan, the City
contract provided for 51 sworn officers and 5 community service officers. The RCSD operates an
office within City Hall. A regional station is located in Thermal, which acts as the department’s central
facility. The La Quinta Police Department is located approximately 0.5 miles northwest of the Project
Site.
The RCSD maintains a staffing level of one staff per 1,000 population; however, the City does not
maintain a staffing ratio and staffing is based on the safety needs of the community and the available
resources to provide for safety needs. As of January 1, 2025, DOF estimates that the City has a
population of approximately 38,796 residents, which would place the level of police staffing at 1.31
staff per 1,000 population.34,35
Schools
The Project Site is within the DSUSD service area.
Libraries
The La Quinta Library, a city-owned library facility, is located at 78-275 Calle Tampico and operated
by the County. The La Quinta Library is approximately 0.6 miles northwest of the Project Site.
3.11.4 Analysis of Proposed Project
Fire Protection
The 2025 Project includes the development of a golf course, hotel, residences, and commercial land
uses that increase the fire protection services compared to existing conditions. However,
development of the 2025 Project would have a lower development intensity compared to the land
uses analyzed in the Previous Assessments. The 2025 Project would implement MM PUB-1, which
would ensure that the 2025 Project adheres to all RCFD’s regulations for proper fire protection.
Additionally, the 2025 Project would pay the fire protection Development Impact Fee as applicable
at the time building permits are issued. Therefore, fire protection impacts associated with the
development of the 2025 Project would be similar to those previously analyzed, and less than
significant with mitigation.
Police Protection
As was the case in Previous Assessments, individual development projects are reviewed by the RCSD
to ensure that adequate police services would be provided to the 2025 Project at the time of
34 Staffing and service ratios for the RCSD were sourced from the City of La Quinta's 2035 General Plan, which provides
the most recent available information.
35 (51 sworn officers / 38,796 residents) x (X officers / 1,000 residents) = 1.31 officers per 1,000 residents.
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development. As described in Previous Assessments, the implementation of MM PUB-2 would
ensure impacts to police protection would be less than significant. The 2025 Project would pay
applicable development fees that fund the expansion of essential public facilities such as police
protection. Therefore, police protection impacts associated with the development of the 2025
Project would be less than significant with mitigation.
Schools
As mentioned above, the DSUSD district provides school services to the Project Site. The 2025
Project includes approximately 599 hotel/residential units. As described in Section 3.2: Population
and Housing, the 2025 Project’s proposed 599 units would generate a population increase of 1,690
people. However, the addition of 1,690 people would not represent a substantial increase, as the
2025 Project’s increase in population would represent approximately 9.9 percent of the growth
between 2025 to 2050.
Table 3.11-1: School District Generation Rates and Student Generation shows the projected
number of students that would be generated by the 2025 Project. These projections are based on
elementary, middle and high school student generation rates used by DSUSD. Student generation
rates were derived from the DSUSD’s Fee Justification Study.36 As indicated in the table, the 2025
Project would generate an estimated total of 216 new students, consisting of 92 new elementary
school students, 52 middle school students, and 72 high school students. It is possible that
residents and students would relocate from elsewhere in the DSUSD service area; however, as a
conservative measure, this analysis assumes all new students within this school district.
36 Desert Sands Unified School District (DSUSD). “Fee Justification Study for New Residential and
Commercial/Industrial Development.” 2020. Accessed July 2025. https://cdnsm5-
ss18.sharpschool.com/Userfiles/DBFiles/server_24405182/202005/30304416.pdf.
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TABLE 3.11-1: SCHOOL DISTRICT GENERATION RATES AND STUDENT GENERATION
School District Maximum
Projected Units
Grade
Group
Student Generation
Rates (students per
dwelling unit)
Students Generated
by the Project
Desert Sands Unified
School District
599 K-5 0.1543 92
599 6-8 0.0867 52
599 9-12 0.1203 72
Total Students 216
Source: DSUSD. “Fee Justification Study for New Residential and Commercial/Industrial Development.” 2020. Accessed July
2025. https://cdnsm5-ss18.sharpschool.com/Userfiles/DBFiles/server_24405182/202005/30304416.pdf.
Table 3.11-2: Project School Enrollment and Capacities compares the projected enrollment at
schools serving the Project area to the current capacity of those schools.37 Based on the current
enrollment and projected number of students generated by the 2025 Project, implementation of the
2025 Project would put DSUSD at approximately 100.6 percent capacity with a total of 28,209
students.
TABLE 3.11-2: PROJECT SCHOOL ENROLLMENT AND CAPACITIES
School District Capacity Current
Enrollment
Current % of
Capacity
Students
Generated by
Project
Projected
Enrollment
with Project
Projected % of
Capacity
Desert Sands Unified
School District 28,031 27,993 99.86% 216 28,209 100.6%
Source: DSUSD. “Fee Justification Study for New Residential and Commercial/Industrial Development.” 2020. Accessed July
2025. https://cdnsm5-ss18.sharpschool.com/Userfiles/DBFiles/server_24405182/202005/30304416.pdf.
As described in the Previous Assessments, the 2025 Project would comply with the State-mandated
school impact fees under SB 50, which are deemed to be full and complete mitigation of the impacts
of new development on schools. School impact fees would ensure that impacts of the 2025 Project
would be less than significant.
Libraries
The Project Site would be served by the La Quinta Public Library. According to the American Library
Association (ALA), the minimum standard for public library space was 1.0 square feet per resident in
the library’s service area.38 As of January 1, 2025, DOF estimates that the City has a population of
approximately 38,796 residents.39 The La Quinta Library has approximately 20,000 square feet of
37 The Fee Justification Study provides 2019 to 2020 data on student capacity and enrollment.
38 Brawner, Lee B., Donald L., Jr.” Determining Your Public Library’s Future Size: A Needs Assessment and Planning
Model.” Institute of Education Sciences. 1996. Accessed July 2025. https://eric.ed.gov/?id=ED392455&utm_.
39 Department of Finance. “Total State Population.” Accessed July 2025. https://dof.ca.gov/wp-
content/uploads/sites/352/Forecasting/Demographics/Documents/E-1_2025_Press_Release.pdf.
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library space. Accordingly, the City is below the ALA standard of 1.0 square feet per resident, as the
City has approximately 0.52 square feet per resident.
As discussed above, the 2025 Project would generate a population increase of 1,690 people. Using
the ALA standard of 1.0 square feet per resident and considering the 2025 Project’s estimated
addition of approximately 1,690 people, the ratio of library square feet per resident would be
approximately 0.49 feet per resident. The 2025 Project would pay all applicable development fees
that fund the expansion of libraries. Therefore, impacts would be less than significant.
Public services impacts associated with the 2025 Project would be similar to those identified in the
Previous Assessments and would be less than significant through the payment of applicable fees
and with the incorporation of MM PUB-1 through MM PUB-2. No new significant impacts or increase
in the severity of any previously identified significant impacts would result from changes to the 2025
Project, new information, or changes to the circumstances under which the 2025 Project will be
undertaken.
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3.12 UTILITIES A ND SERVICE SYSTEMS
3.12.1 Thresholds
a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control
Board?
b. Require or result in the construction of new water or wastewater treatment facilities or
expansion of existing facilities, the construction of which could cause significant
environmental effects?
c. Require or result in the construction of new storm water drainage facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
d. Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed?
e. Result in a determination by the wastewater treatment provider, which serves or may serve
the project that it has adequate capacity to serve the project’s projected demand in addition
to the provider’s existing commitments?
f. Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid
waste disposal needs?
g. Comply with federal, State, and local statutes and regulations related to solid waste?
3.12.2 Summary of Findings in Previous Assessments
Energy
Electric services are provided to the City from Imperial Irrigation District (IID) and natural gas services
are provided to the City from Southern California Gas Company (SoCal Gas). As identified in the
City’s General Plan, the IID and SoCal Gas would provide electrical and natural gas services to the
Project Site. Additionally, incorporation of MM UTIL-1 and MM UTIL-2 would improve energy
efficiency and further minimize the project’s energy demand, resulting in less than significant
impacts.
Wastewater Services
CVWD provides wastewater treatment to the City. In the 2002 MND, there were septic tanks within
the Project Site. Development of the project could lead to a significant impact on septic tanks. MM
UTIL-7 was implemented to remove all septic tanks on the site in accordance with Federal, State and
local regulations.
In 2005, the City entered into a Domestic Water and Sanitation System Installation and Irrigation
Service Agreement (Water Agreement) with the CVWD for the Specific Plan Area. This Water
Agreement required that several local improvements be made to the water delivery system to provide
service to the Specific Plan Area. Sewer improvements proposed as part of the project included
construction of a 12 inch sewer main in SilverRock Way from the existing Ahmanson House to Avenue
54, a 27 inch sewer main to run west in SilverRock Way to Jefferson Street in the Jefferson Street
Access Road, and a 27 inch sewer main to connect to the 12 inch sewer main in SilverRock Way to
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an existing pump station MM UTIL-3 and MM UTIL-6 were implemented to connect the site to the
City’s sewer system according to the Water Agreement and pay the developer fees associated with
the development of sewer infrastructure.
Sewage generated from the project would be conveyed for treatment to the Mid-Valley Water
Reclamation Plant. There were no plans for expansion at the Mid-Valley Water Reclamation Plant, as
its capacity was approximately 10 million gallons per day (mgd) and an average of approximately 5
mgd per day was being processed. Therefore, impacts to wastewater service were determined to be
less than significant with mitigation incorporated.
Storm Drain Infrastructure
CVWD is the regional authority responsible for the management of drainage within the Coachella
Valley, while the City is responsible for storm water management within the City boundaries. The City
has prepared a storm water management plan used to direct future management plans and policies.
The Previous Assessments determined that the existing and proposed golf courses within the
Specific Plan Area had sufficient capacity to accommodate drainage without any off-site drainage
impacts. With implementation of MM UTIL-3 and adherence to the Water Agreement impacts were
determined to be less than significant
Water Services
Domestic water is provided to the City by CVWD. The primary source of water is groundwater, which
is extracted from the Whitewater River Subbasin by means of a deep well system in the region and
imported water from the Colorado River vis the Coachella Canal.
The Water Agreement required improvements to be made as part of the Specific Plan including an 18
inch water main in SilverRock Way from the Ahmanson House to Avenue 54, an 18 inch water main
to run west from SilverRock Way to Jefferson Street in the Jefferson Street Access Road, two water
well sites, and a pressure reducing/boosting station. All utility infrastructure improvement designs
would comply with established CVWD standards and would be subject to CVWD review and
approval. With the implementation of MM UTIL-3 and MM UTIL-6, impacts would be less than
significant with regards to water service.
A WSA and Water Supply Verification (WSV) was prepared and approved for the project by CVWD that
determined CVWD would be able to serve and meet the project water demand of approximately
2,361 acre-feet per year (afy), resulting in less than significant impacts.
Solid Waste
Previous Assessments identified that all solid waste within the Specific Plan Area would be taken to
the Edom Hill Transfer Station and transported to either the Lamb Canyon Landfill, Badlands Landfill,
or the El Sobrante Landfill. Previous Assessments stated the annual disposal rate at the Lamb
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Canyon facility is 0. 46 million tons per year. The landfill is permitted to receive a maximum of 5, 000
tons per day and it is projected that current landfill capacity will extend to 2021, but the Lamb Canyon
landfill has potential for expansion. The Lamb Canyon Landfill, Badlands Landfill and El Sobrante
Landfill have capacity for the solid waste generated by the project analyzed in the Previous
Assessments.
Previous Assessments noted that solid waste generated by construction and demolition sites may
account for as much as 22 percent of the solid waste stream. Prior to the issuance of grading permits,
the Previous Assessments required recycling of at least 50 percent of these materials, as required by
MM UTIL-4. Previous Assessments also identified MM UTIL-5, which would reduce solid waste
impacts through professional landscaping services who compost green waste. The proposed
development analyzed in Previous Assessments would comply with federal, State, and local statutes
and regulations related to solid waste, resulting in less than significant impacts.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to utilities and service systems. All impacts remained
less than significant with incorporation of MM UTIL-1 and MM UTIL-7.
Previously Identified Mitigation Measures
MM UTIL-1 The most efficient furnaces, water heaters, pool heaters and other equipment that
use natural gas shall be used in project construction. The use of kitchen appliances
that use natural gas and alternative, renewable energy sources, including solar and
wind turbine technologies, shall also be used to the greatest extent feasible.
MM UTIL-2 Title 24 of the California Administrative Code, which addresses energy conservation
in all proposed uses, shall be strictly enforced in project design and construction.
MM UTIL-3 All planned uses shall be connected to the city-wide sewer system.
MM UTIL-4 A recycling program shall be developed for all proposed uses. Recycling provisions
for commercial and business establishments should include separate recycling
bins. Items to be recycled at commercial establishments may include white paper,
computer legal paper, cardboard, and glass and aluminum cans.
MM UTIL-5 Professional landscaping services from companies which compost green waste
shall be utilized.
MM UTIL-6 The Project’s fair share of public utilities, infrastructure and improvements required
to properly service the proposed uses shall be determined through consultation with
the City Department of Public Works in the Development Agreement and paid prior
to the issuance of grading permits.
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MM UTIL-7 Any existing or historic septic systems located on the site shall be abandoned in
accordance with federal, state, and local laws and regulations prior to the issuance
of building permits.
3.12.3 Existing Conditions
E nergy
Electric services are provided to the City from IID and natural gas services are provided to the City of
SoCal Gas.
Wastewater Services
The CVWD is responsible for wastewater treatment in the City of La Quinta. The CVWD maintains a
network of sewer trunk lines throughout the City ranging in size from 4 to 24 inches in diameter. An
18- inch main line is located adjacent to the Project Site in the Jefferson Street right-of-way. The Mid-
Valley Reclamation Plant would treat wastewater generated from the Project Site.
Storm Drain Infrastructure
As discussed in Previous Assessments, existing and proposed golf courses within the Specific Plan
Area have sufficient capacity to accommodate drainage without any off-site drainage impacts.
The storm drain within Avenue 52 is designed to convey stormwater into the envelope of the proposed
second golf course along Avenue 52 and Jefferson Street (Planning Area 8) to allow for percolation
into the groundwater aquifer. The 2025 Project would incorporate similar amounts of open space as
identified in the Specific Plan to allow for percolation of water runoff into the aquifer.
Water Services
The Project Site is within the CVWD service area. CVWD’s total water production reached 99,843
acre-feet per year (AFY) in 2020.40 CVWD’s domestic water system has 64 pressure zones. This
consists of approximately 97 groundwater production wells, 2,000 miles of pipe, and 133 million
gallons of storage in 65 enclosed reservoirs.41 The primary water supply for CVWD is groundwater
from the Whitewater River Subbasin in the Coachella Valley and it supplements groundwater use
with imported water and use of reclaimed water.
40 Coachella Valley Water District. 2020 Coachella Valley Regional Urban Water Management Plan. Accessed July
2025. http://cvwd.org/DocumentCenter/View/5482/Coachella-Valley-RUWMP.
41 Coachella Valley Water District. 2020 Coachella Valley Regional Urban Water Management Plan. Accessed July
2025. http://cvwd.org/DocumentCenter/View/5482/Coachella-Valley-RUWMP.
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Approximately 19 acres of the Coachella Canal,42 are located within the boundaries of the Project
Site. Up to 97 percent of the 2025 Project's water usage for irrigation purposes, which is by far the
majority of the total water demand for the 2025 Project, may be obtained from the Coachella Canal
in accordance with the terms of the existing Water Agreement between the City and CVWD.
Indirectly, canal water will be used for groundwater recharge and source substitution throughout the
Coachella Valley. Water to the Specific Plan Area is provided by CVWD through the existing 18-inch
water main beneath SilverRock Way.
Solid Waste
The City has a franchise agreement with Burrtec Waste and Recycling Services, LLC (Burrtec) for the
provision of solid waste disposal within the City and the City’s Sphere of Influence. Non-hazardous
household, commercial and most non-hazardous industrial solid waste collected in the City is taken
to the Edom Hill Transfer Station in Cathedral City. From there, waste is transported to one of three
landfills: the Lamb Canyon regional landfill; El Sobrante Landfill; or the Badlands Landfill. The Project
Site would be served by Burrtec.
3.12.4 Analysis of Proposed Project
Energy
As detailed above, the City’s General Plan identified that IID and SoCal Gas would provide electrical
service to the Project Site. Incorporation of MM UTIL-1 and MM UTIL-2 would improve energy
efficiency and further minimize the project’s energy demand. Further, the 2025 Project would reduce
development intensity compared to the land uses analyzed in the Previous Assessments. Therefore,
impacts would be less than significant with mitigation incorporated.
Wastewater Services
As discussed above, the Project Site is connected to the City’s sewage system. These sewer lines
would adequately serve the project as analyzed in the Previous Assessments. The 2025 Project would
reduce overall development intensity, which would reduce wastewater generation. Therefore,
sewage impacts would be less than significant.
Storm Drain Infrastructure
Storm drains to adequately serve the project analyzed in Previous Assessments have been
constructed. The existing Project Site, including the existing and proposed golf courses within the
Specific Plan Area have sufficient capacity to accommodate on-site drainage without off-site
drainage impacts. The 2025 Project would incorporate similar amounts of open space for the golf
42 Note: The Coachella Canal is a branch of the All-American Canal that brings Colorado River water into the Imperial
and Coachella Valleys. This information is from Coachella Valley Water District, Coachella Valley Water Management
Plan Update, Section 4 - Existing Water Supplies (January 2012), p. 4-14.
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course as identified in Previous Assessments, to allow for percolation of water runoff into the aquifer.
As a result, the 2025 Project would not require or result in the construction of new storm water
drainage facilities or expansion of existing facilities. The 2025 Project would reduce overall
development intensity compared to that analyzed in the Previous Assessments, which would reduce
demand on storm drain infrastructure. Therefore, impacts would be less than significant.
Water Services
As described above, domestic water is provided in the City by CVWD. A WSA and WSV were
developed for the project analyzed in the Previous Assessments, which confirmed that CVWD would
have the current and future water supply necessary to provide water for the Specific Plan and other
existing and planned future uses that would be served by the CVWD. The 2020 Coachella Valley
Regional Urban Water Management Plan confirms that CVWD has adequate water supplies to 2045
under normal, single and multiple dry years.43 As previously described, a majority of the 2025
Project’s water usage is for irrigation purposes, which may be obtained from the Coachella Canal, in
accordance with the terms of the existing Water Agreement between the City and the CVWD. Further,
the 2025 Project would reduce overall development intensity compared to the project analyzed in the
Previous Assessments, which would reduce water demand. The water demand estimate for the
SilverRock Resort Project in the 2006 Water Supply Assessment (WSA) approved for the project was
approximately 2,361 acre-feet per year. The estimated water demand for the 2025 Project is
approximately 2,376 acre-feet per year.44 This potable water demand is less than one percent greater
than the demand estimate in the approved WSA. This incremental increase does not represent a
substantial increase in water demand for the project. The 2025 Project would not require water
service improvements, as previously proposed water infrastructure improvements as part of the
Specific Plan were already completed, including the 18-inch water main beneath SilverRock Way.
Impacts to water supplies and services would be less than significant.
Solid Waste
The City and Project Site are serviced by Burrtec. Solid waste generated in the Project Site would be
taken to the Edom Hill Transfer Station and then transported to either the Lamb Canyon Landfill,
Badlands Landfill, or the El Sobrante Landfill. The current annual disposal rate at the Lamb Canyon
43 Coachella Valley Water District. 2020 Coachella Valley Regional Urban Water Management Plan. 2021
44 677.1 acre-feet per year (residential) + 142.2 acre- feet per year (commercial) + 1,457.9 acre-feet per year (open
space) +98. 7 acre-feet per year (public park) = 2,376. 6 acre-feet per year. CVWD, WSA and WSV for the proposed
SilverRock Resort Specific Plan, (2006) Table 3. 1- 1.
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facility is approximately 50 million tons per year.45 The landfill is permitted to receive a maximum of
5,000 tons per day and is projected that the current landfill capacity will extend to 2029.46
The Previous Assessments determined that with the implementation of MM UTIL-4 and MM UTIL-5,
which sets forth a recycling program for all proposed uses, and utilizes professional landscaping
services to compost green waste, impacts would be less than significant. The 2025 Project would
continue to implement those mitigation measures. Additionally, the 2025 Project would reduce
development intensity compared to the project analyzed in the Previous Assessments, resulting in
less solid waste generation. Therefore, the 2025 Project would be adequately served by solid waste
services.
The 2025 Project would comply with federal, State and local statues and regulations related to solid
waste, such as AB 341, SB 1016, Per Capita Disposal Rate and AB 939. Impacts to solid waste would
be less than significant with mitigation incorporated.
Utilities and service systems impacts associated with the 2025 Project would be similar to those
identified in the Previous Assessments and would be less than significant through the incorporation
of MM UTIL-1, MM UTIL-2, MM UTIL-4, and MM UTIL-5. No new significant impacts or increase in the
severity of any previously identified significant impacts would result from changes to the 2025
Project, new information, or changes to the circumstances under which the 2025 Project will be
undertaken.
45 CalRecycle. “2023 Riverside Unincorporated Electronic Annual Report Summary.” Accessed July 2025.
https://rcwaste.org/sites/g/files/aldnop376/files/2024-08/2023%20EAR%20-%20Jurisdiction%20Summary.pdf.
46 CalRecycle. “2023 Riverside Unincorporated Electronic Annual Report Summary.” Accessed July 2025.
https://rcwaste.org/sites/g/files/aldnop376/files/2024-08/2023%20EAR%20-%20Jurisdiction%20Summary.pdf.
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3.13 AESTHETICS
3.13.1 Thresholds
a. Have a substantial adverse effect on a scenic vista?
b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic buildings within a state scenic highway?
c. Substantially degrade the existing visual character or quality of the site and its
surroundings?
d. Create a new source of substantial light or glare, which would adversely affect day or
nighttime views in the area?
3.13.2 Summary of Findings in Previous Assessments
The Specific Plan contains design standards related to building heights, setbacks, scale and
architectural treatments that require developments adjacent to the Santa Rosa and San Jacinto
Mountains to maintain views from adjacent locations off-site. The Specific Plan has a range of
maximum building heights that range from 28 to 60 feet tall and maximum stories ranging from two
to five stories tall. Previous Assessments identified that the development of the Project Site would
include 2- to 3-story buildings that would allow views of the Santa Rosa and San Jacinto Mountains
from the adjacent buildings and the public rights-of-way. The planned development analyzed in
Previous Assessments would go through the site plan review process to ensure enforcement of the
City’s development standards. Previous Assessments found that the planned development would
not obstruct views of the mountains and would result in less than significant impacts.
The 2035 General Plan identified Jefferson Street and Avenue 52 as image corridors. As roadways
with these classifications are required to be improved and maintained with appropriate setbacks,
landscaping materials and signage according to the Specific Plan, the planned development
analyzed in Previous Assessments would provide landscaping and parkway treatments consistent
with surrounding uses. This would be reviewed and enforced during site plan review. Previous
Assessments identified that potential aesthetic impacts along Jefferson Street and Avenue 52 would
be mitigated to less than significant levels through the implementation of MM AES-4, MM AES-6, and
MM AES-7. MM AES-4 would limit signage sizing based on location, size and maintenance; MM AES-
6 would ensure proposed development along scenic highways, roadways and corridors is reviewed
for compatibility with the natural and built environments; and MM AES-7 would regulate all grading
and development within scenic viewsheds to assure maximum viewshed protection and pedestrian
and vehicular activity.
There are no officially designated state scenic highways within the City, and the planned
development in Previous Assessments would not substantially damage scenic resources within a
state scenic highway. The Project Site does not contain scenic resources, including trees, rock
outcroppings, or historic buildings. The Ahmanson House, built after 1950, is located within the
Project Site. However, in Previous Assessments the Ahmanson House was not identified as a historic
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landmark. Previous Assessments found that the development of the Project Site would not
substantially damage scenic resources within a state scenic highway and impacts to scenic
resources along a state scenic highway would be less than significant.
Previous Assessments identified that development of the Project Site would develop vacant portions
of the Project Site and would improve the visual character of the undeveloped land with resort uses.
The development analyzed in Previous Assessments would be compatible with the Project Site’s
surrounding uses and the visual character of the City, including golf communities. Previous
Assessments incorporated MM AES-1, MM AES-2, and AES-5 to further minimize visual character
impacts, resulting in less than significant impacts. MM AES-1 regulates landscape designs and
materials, would ensure that project design would complement the native desert environment; MM
AES-2 ensures that overhead utility lines would be undergrounded, subject to the review of the City
Engineer and Public Works Department; and MM AES-5, requires safe circulation, screened areas,
protected and enhanced outdoor seating areas, appropriate lighting levels, limited signage and
landscaping designs.
Previous Assessments found that development of the Project Site would comply with the City’s Dark
Sky Ordinance with implementation of MM AES-3. MM AES-3 states that any proposed lighting on a
building or parking lot shall be shielded so that light is projected downward and not onto adjacent
properties or the public right-of-way.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to aesthetics. All impacts remained less than
significant with the incorporation of MM AES-1 through MM AES-7.
Previously Identified Mitigation Measures
MM AES-1 Landscape designs and materials that complement the native desert environment
shall be utilized in project design and construction.
MM AES-2 Overhead utility lines shall be undergrounded to the greatest extent possible through
the establishment of an undergrounding program and guidelines subject to the
review of the City Engineer and Public Works Department
MM AES-3 Outdoor lighting shall be limited to the minimum height, number of fixtures, and
intensity needed to provide sufficient security and identification in each
development, making every reasonable effort to protect the community’s night skies,
consistent with the City Dark Sky Ordinance.
MM AES-4 Signage shall be limited to the locations, sizes, and maintenance requirements
necessary to provide functional identification.
MM AES-5 Safe, convenient vehicular and pedestrian circulation, screened outdoor
storage/loading and other unsightly areas, protected and enhanced outdoor seating
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areas, appropriate lighting levels, limited signage, and landscaping designs that
preserve and enhance visual resources shall be included in the design of any
commercial area on the Project Site.
MM AES-6 Development proposed along designated scenic highways, roadways and corridors
shall be reviewed for compatibility with the natural and built environments to assure
maximum viewshed protection and pedestrian and vehicular activity.
MM AES-7 All grading and development proposed within scenic viewsheds shall be regulated to
minimize adverse impacts to these viewsheds. All grading, development, and
landscaping plans shall be submitted to the City for review and approval prior to the
issuance of grading permits.
3.13.3 Existing Conditions
According to the City’s General Plan EIR, the existing visual character of the City is characterized as
suburban, with residential neighborhoods, commercial shopping centers, office parks, golf courses,
parks, and community facilities.47 Development within the City is generally lower density and
buildings are typically low-rise structures. Surrounding uses near the Project Site include golf
courses, residential communities and open space areas.
The Project Site has been mass graded and contains the Arnold Palmer Golf Course, Ahmanson
House, and partially developed hotel and residential buildings from previous approvals. Scenic vistas
surrounding the Project Site include views of natural features, such as the Santa Rosa Mountains.
The Project Site is adjacent to the Santa Rosa and San Jacinto Mountains, which are identified as
visual resources in the City’s 2035 General Plan.
There are no state scenic highways within the City.48 The Project Site is adjacent to two (2) image
corridors, Jefferson Street and Avenue 52.
Existing sources of light and glare near the Project Site are located along major arterials, such as
Jefferson Street, produce light and glare from signalized intersections, street lamps, and vehicle
headlights. Additionally, light from surrounding developments contribute to the ambient lighting of
the Project area. Lighting within the Project Site includes lighting from the golf course and clubhouse
for the purpose of nighttime visibility, safety, security and operation.
3.13.4 Analysis of Proposed Project
As discussed above, the Project Site is completely graded and partially developed. There are no
existing scenic resources on the Project Site. Scenic vistas and resources near the Project Site
47 City of La Quinta, Environmental Impact Report for the City of La Quinta General Plan (2013).
48 Caltrans. “California State Scenic Highways.” Accessed July 2025.
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa.
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include the Santa Rosa and San Jacinto Mountains. The Project Site would adhere to design
standards set forth in the Specific Plan, which require developments adjacent to the mountains to
maintain views from adjacent locations off-site. These design standards regulate building height,
setbacks, scale, and architectural treatments. The 2025 Project would allow the development of
buildings with a maximum height of 60 feet, which would adhere to the Specific Plan design
regulations and allow views of the Santa Rosa and San Jacinto Mountains from the adjacent buildings
and the public rights-of-way. Review of the site plan for the 2025 Project would ensure compliance
with the City’s development standards. Accordingly, the 2025 Project would not obstruct views of
nearby scenic resources and vistas.
Jefferson Street and Avenue 52 are adjacent to the Project Site, which are both identified as image
corridors in the 2035 General Plan. Development of the 2025 Project would adhere to roadway
improvement requirements, which include appropriate setbacks, landscaping materials, and
signage. The 2025 Project would provide landscaping and parkways consistent with surrounding
uses. Site plan review of the 2025 Project would further ensure improvements are consistent with
surrounding uses.
There are no officially designated state scenic highways within the City. Therefore, the 2025 Project
would not substantially damage scenic resources within a state scenic highway.
In 2017, the City recorded a property covenant49 that recognizes the Ahmanson Ranch House as a
historic resource and limits alterations to the building. This covenant requires the Ahmanson Ranch
House property to be preserved as an historic resource, unless modifications are approved by the
City Council under its regulatory and design review authority, in accordance with all applicable laws.
Under the proposed Reinstated and Amended Development Agreement, the Ahmanson Ranch
House Property remains subject to these same protections. Any future proposal to modify the
Ahmanson Ranch House would be subject to City Council review and all applicable requirements of
CEQA.
The City’s 2023 Historic Resource Survey identifies the Ahmanson House as ahistoric resource.50
The existing Ahmanson House property is intended to be repurposed for use as a restaurant or other
hotel amenity, consistent with the existing covenant. No significant aesthetic impacts would occur.
The 2025 Project would develop resort uses and a second golf course that would improve the visual
character of the largely undeveloped Project Site. Surrounding uses near the Project Site include golf
courses, residential communities and open space areas. The 2025 Project would be compatible with
the site’s surrounding uses and visual character of the City. As identified in Previous Assessments,
49 City of La Quinta. “Amendment No. 3 To Purchase, Sale, and Development Agreement.” Accessed September 2025.
https://laqlaserweb.laquintaca.gov/WebLink/DocView.aspx?dbid=1&id=505711&repo=CityofLaQuinta.
50 City of La Quinta. “Historic Resource Survey and Context Statement.” Accessed August 2025.
https://www.laquintaca.gov/home/showpublisheddocument/48755/638373717730870000.
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the 2025 Project would adhere to MM AES-1, MM AES-2, MM AES-4, MM AES-5, MM AES-6, and MM
AES-7, which would further ensure the 2025 Project is visually compatible with the surrounding land
uses and the City’s visual character.
Due to the primarily urbanized nature of the area, a moderate level of ambient nighttime light already
exists. Nighttime lighting sources include streetlights, vehicle headlights, and building illumination.
The 2025 Project would add new lighting sources within the Project Site. However, the 2025 Project
would comply with the City’s Dark Sky Ordinance and MM AES-3, which states that any proposed
lighting on a building or parking lot shall be shielded so that light is projected downward and not onto
adjacent properties or the public right-of-way, resulting in less than significant light and glare
impacts.
Aesthetics impacts associated with the 2025 Project would be similar to those identified in the
Previous Assessments and would be less than significant through the incorporation of MM AES-1
through MM AES-7. No new significant impacts or increase in the severity of any previously identified
significant impacts would result from changes to the 2025 Project, new information, or changes to
the circumstances under which the 2025 Project will be undertaken.
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3.14 CULTURAL RESOURCES
3.14.1 Thresholds
a. Cause a substantial adverse change in the significance of a historical resource
b. Is defined in CEQA Guidelines Section 15064.5?
c. Cause a substantial adverse change in the significance of an archaeological resource
pursuant to CEQA Guidelines, Section 15064.5?
d. Directly or indirectly destroy a unique paleontological resource or site or unique geologic
feature?
e. Disturb any human remains, including those interred outside of formal cemeteries?
3.14.2 Summary of Findings in Previous Assessments
The Project Site was originally undeveloped except for the abandoned single-family resident house
and the Ahmanson House, the house belonging to the philanthropic Ahmanson family. A cultural
study was conducted for the previous project and determined that none of the structures on the site
had historic landmark status, nor were there any known cultural resources on the site. Since the
initial 2002 MND, the Specific Plan Area has been mass graded and developed with the Arnold Palmer
Golf Course; no paleontological resources, archeological resources or human remains were found
during this time. However, as part of the 2035 General Plan Update, a Paleontological Resources
Technical Report was completed, which found that the Project Site is in an area designated as having
a high palaeontologic sensitivity. Additionally, the potential for encountering archeological and
paleontological resources during development of the site was identified. Previous Assessments
identified MM CUL-1, which requires the retainment of a qualified archaeological and
paleontological monitor in order to reduce potential impacts to archaeological and paleontological
resources to a less than significant level.
Previous Assessments stated that if human remains were discovered during ground-disturbing
activities, all such activities within a 100-foot radius of the find would be halted immediately and the
designated representatives would be notified. All development activities would be conducted in
accordance with applicable regulations related to the discovery of human remains in California
Health and Safety Code Sections 7050. 5 and 7052 and California Public Resources Code Section
5097.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to cultural resources. All impacts remained less than
significant with mitigation incorporated.
Previously Identified Mitigation Measures
MM CUL-1 During any ground altering activities associated with project grading or construction,
including demolition of existing modern structures and facilities, the project area
shall be monitored by a qualified archaeological monitor and a qualified
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paleontological monitor shall be required in the event of discovery of resources. The
monitor shall have the authority to halt any activities impacting potentially significant
cultural resources until the resources can be evaluated for significant and cleared or
mitigated. The monitoring program shall also include consultation with the local
Native American representatives (e.g., Torres-Martinez and/or Morongo
Reservations) consistent with applicable statutes governing cultural resources.
3.14.3 Existing Conditions
In 2023, the City completed a Historic Resource Survey and Context Statement to evaluate the
significance and integrity of historic-era properties within the City under the criteria of the National
Register of Historic Places (NRHP), the California Register of Historical Resources (CRHR), and the
La Quinta Historic Resources Inventory (Local Register). The survey identified 489 historic-era
properties within the City boundaries. 363 sites were documented and evaluated, with 103 of these
properties identified as significant and eligible for designation and listing on the Local Register,
CRHR, or NRHP, either individually or as contributors to a local historic district. 259 properties were
identified as not significant and ineligible for listing on the Local Register, CRHR or NRHP.51
The City’s 2023 Historic Resource Survey identifies the Ahmanson House as eligible for local listing
and the National and California Registers.52 The nearest historic resource is approximately 1.5 miles
west of the Project Site but is separated from the Project Site by the base of the Santa Rosa
Mountains. The Arnold Palmer Classic Golf Course is located on the most western portion of the site
alongside the edge of the Santa Rosa Mountains; however, this area has already been disturbed by
previous development. The Project Site was previously mass graded, and portions of the Project Site
have been disturbed and developed.
3.14.4 Analysis of Proposed Project
In 2017, the City recorded a property covenant53 that recognizes the Ahmanson Ranch House as a
historic resource and limits alterations to this building. This covenant requires the Ahmanson Ranch
House property to be preserved as a historic resource, unless modifications are approved by the City
Council under its regulatory and design review authority, in accordance with all applicable laws.
Under the proposed Reinstated and Amended Development Agreement, the Ahmanson Ranch
House Property remains subject to these same protections. Any future proposal to modify the
Ahmanson Ranch House would be subject to City Council review and all applicable requirements of
CEQA. As described above, the City’s 2023 Historic Resource Survey also identifies the Ahmanson
51 City of La Quinta. “Historic Resource Survey and Context Statement.” 2023. Accessed August 2025.
https://www.laquintaca.gov/home/showpublisheddocument/48755/638373717730870000.
52 City of La Quinta. “Historic Resource Survey and Context Statement.” Accessed August 2025.
https://www.laquintaca.gov/home/showpublisheddocument/48755/638373717730870000.
53 Covenant Affecting Real Property (Ahmanson Ranch House), recorded on May 11, 2017 (Instrument No. 2017-
0189769).
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House as eligible for local listing or designation and as eligible for the NR and CR individually through
survey evaluation.54 No impacts to historic resources were identified for the project. The Project Site
was previously mass graded. However, there is potential for the unanticipated discoveries of
archeological, paleontological resources and human remains with further development of the site.
The 2025 Project would implement MM CUL-1, which would ensure impacts to archaeological and
paleontological resources would remain less than significant. Therefore, impacts would be less than
significant with mitigation incorporated.
Although there is little potential for the accidental discovery of human remains at this point in time
as the site has been fully graded and partially developed, if human remains were to be discovered
during construction, the requirements of the California Health and Safety Code Section 7050.5
would apply, and disposition of the human remains and any associated grave goods would occur in
accordance with PRC Section 5097.91 and 5097.98 would be implemented.
Cultural resource impacts associated with the 2025 Project would be similar to those identified in
the Previous Assessments and would be less than significant with mitigation incorporated. No new
significant impacts or increase in the severity of any previously identified significant impacts would
result from changes to the 2025 Project, new information, or changes to the circumstances under
which the 2025 Project will be undertaken.
54 City of La Quinta. “Historic Resource Survey and Context Statement.” Accessed August 2025.
https://www.laquintaca.gov/home/showpublisheddocument/48755/638373717730870000.
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3.15 R ECREATION
3.15.1 Thresholds
a. Would the project increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur
or be accelerated?
b. Does the project include recreational facilities or require the construction or expansion of
recreational facilities, which might have an adverse physical effect on the environment?
3.15.2 Summary of Findings in Previous Assessments
Previous Assessments identified that the Project Site would include two (2) public golf courses along
with additional public park space, which would be considered recreational resources within the City.
Development of the Project Site could generate a small number of residents within the Specific Plan
Area, as is typical for homes in resort communities in the Coachella Valley. Previous Assessments
identified the Quimby Act fees, or an in-lieu parkland fee, would be paid to the City to offset potential
resident use of parkland located outside of the Specific Plan Area. Development of the Project Site
would provide additional public recreational services without significantly increasing the City’s
population. Previous Assessments found that development of the Project Site would not result in
increased demand on neighborhood or regional park facilities, nor would it affect existing
recreational opportunities.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to recreation. All impacts remained less than
significant.
3.15.3 Existing Conditions
The City owns and operates several park facilities including both active and passive recreational
opportunities for residents and visitors. There are four (4) community parks in the City, including the
16.75-acre La Quinta Sports Complex, the 18-acre La Quinta Park (part of Old Town La Quinta), the
17.5-acre Civic Center Campus, and the 14-acre SilverRock Park located in the northwest portion of
the SilverRock Specific Plan area. The City's four (4) neighborhood parks include Fritz Burns Park,
Adams Park, Monticello Park, and Pioneer Park. The City has five (5) mini parks, including Eisenhower
Park, Seasons Park, Saguaro Park, Desert Pride and Velasco Park. The City's Cove Oasis is a 114-acre
natural open space area with trails, and the Fred Wolff Nature Preserve is a 20-acre natural open
space area. Additionally, the City recently developed a skate park.
There are approximately 5,259 acres of open space areas set aside for recreational facilities within
the City. These developed open-space recreational areas include a variety of City owned and
maintained parks and facilities, County of Riverside-owned parks, Desert Recreation District
facilities, and public and private golf courses. In addition, there are approximately 6,933 acres of
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natural open space areas within the City, which include hiking trails, equestrian trails, and other
passive recreation opportunities.
3.15.4 Analysis of Proposed Project
As further described in Section 3.2: Population and Housing, the 2025 Project would generate a
population of 1,690 people from the proposed 599 hotel/residential units. The Quimby Act,
established by state law, requires that every county and city meet the standard of 3 acres of parkland
per 1,000 residents.55 The 2025 Project would require 5.07 acres of recreational space in order to
adhere to the Quimby Act.56 The City’s 2035 General Plan’s Policy PR 1.2 aims to provide a minimum
standard of 5 acres of parkland for every 1,000 residents, which would require 8.45 acres for the 2025
Project.57,58
The recreational amenities in the 2025 Project would include the approximately 173-acre Arnold
Palmer Golf Course, the additional 18-hole golf course, a 20,000-SF clubhouse, and other amenities
like tennis, pickleball, padel among others, which will well exceed the recreational acres required to
adhere to the Quimby Act and Policy PR 1.2. Therefore, the 2025 Project would not be required to pay
any Quimby Act fees. The 2025 Project would not result in increased demand on neighborhood or
regional park facilities, nor would it affect existing recreational opportunities. Impacts on recreation
would be less than significant.
Recreation impacts associated with the 2025 Project would be similar to those identified in the
Previous Assessments and would be less than significant. No new significant impacts or increase in
the severity of any previously identified significant impacts would result from changes to the 2025
Project, new information, or changes to the circumstances under which the 2025 Project will be
undertaken.
55 California Government Code. Section 66477. “Quimby Act.”
56 (3 acres / 1000 residents) x (1,690 residents) = 5.07 acres of recreational area to adhere to the Quimby act.
57 City of La Quinta. 2035 La Quinta General Plan. (p. 11-191). Accessed July 2025.
https://www.laquintaca.gov/home/showpublisheddocument/33559/636340813730530000.
58 (1,690 residents / 1000 residents) x 5 (acres) = 8.45 required acres.
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3.16 GREENHOUSE GASES
3.16.1 Thresholds
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant
impact on the environment?
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
3.16.2 Summary of Findings in Previous Assessments
At the time of the preparation of the 2002 MND and 2006 Addendum, the topic of Greenhouse Gases
(GHGs) and the associated checklist questions were not included in the CEQA Guidelines Appendix
G Checklist and, therefore, analysis was not required. Greenhouse gas emissions thresholds were
added in 2010, and as such, the 2014 Addendum addressed GHG emissions resulting from the 2006
Addendum and the 2014 Addendum.
The 2014 Addendum concluded that development of the Project Site with proposed land uses would
not result in the generation of greenhouse gas emissions that would have a significant impact on the
environment. Construction activities analyzed in the Previous Assessment were estimated to
generate 8,595 metric tons of carbon dioxide equivalents (MTCO2e) GHG emissions. Operational
emissions were estimated with the incorporation of the standard project design features (PDFs)
identified in the City’s 2035 General Plan. Design features included GHG PDF-1 through GHG PDF-3
focused on efficient landscaping, GHG PDF-4 requiring efficient building design, GHG PDF-5
implementing renewable energy, GHG PDF-6 referring to recycling and composting, and GHG PDF-
7 through GHG PDF-9 to reduce reliance on traditional automobiles for transportation.
The development of the Project Site was found to be consistent with the targets set forth in the City’s
Greenhouse Gas Reduction Plan (GGRP) by achieving 10 percent below 2005 emissions levels by
2020 and 28 percent below 2005 levels by 2035. For this reason, the 2014 Addendum also concluded
that development of the Project Site would be consistent with the goals of AB 32 and the GGRP set
forth by the City and would not conflict with an applicable plan, policy or regulation adopted for the
purpose of reducing the emissions of greenhouse gases.
No new information or changed circumstances were identified in the Previous Assessments that
resulted in new or more severe impacts related to greenhouse gas emissions. All impacts remained
less than significant.
Previously I dentified Project Design Features
The following design features were identified by the 2014 Addendum:
GHG PDF-1 Landscaping designs shall consider the use of trees and other vegetation to maximize
the shading of buildings in order to reduce energy requirements for heating and
cooling and provide carbon storage.
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GHG PDF-2 Desert landscaping techniques shall be utilized, including the use of automated
water efficient irrigation systems and devices.
GHG PDF-3 Smart scalping practices shall be encouraged to minimize fugitive dust emissions
and reduce water demands.
GHG PDF-4 Building designs shall strive to exceed Title 24 requirements or achieve LEED or
Energy Star standard equivalence ratings or better; buildings shall be equipped with
energy efficient and water conserving appliances and fixtures; building design shall
include natural lighting and ventilation; and light colored “cool” roofs and cool
pavement shall be utilized.
GHG PDF-5 New buildings and substantial remodels including new roofs, should be designed to
accommodate rooftop photovoltaic or above parking solar.
GHG PDF-6 Recycling and composting facilities and programs shall be readily available for all
new and existing land uses and every effort shall be made to divert the landfill waste
stream.
GHG PDF-7 Promote the use of electric vehicles and alternative modes of transport by providing
safe and convenient bicycle, scooter and other non-motorized transport travel lanes,
and parking, as well as preferential plug-in stations for electric vehicle parking.
GHG PDF-8 Assure all new development has safe and convenient access to public transit routes
that include seated, shaded bus stop areas.
GHG PDF-9 Incorporate recreational open space adjacent to or as part of residential land uses.
3.16.3 Existing Conditions
The California State Legislature enacted Assembly Bill (AB) 32, the California Global Warming
Solutions Act of 2006. AB 32 focuses on reducing greenhouse gas (GHG) emissions in California.
GHGs, as defined under AB 32, include carbon dioxide (CO2), methane, NOx, hydrofluorocarbons,
perfluorocarbons, and sulfur hexafluoride. AB 32 requires that GHGs emitted in California be
reduced to 1990 levels by the year 2020. The California Air Resources Board (CARB) approved a
Climate Change Scoping Plan (Scoping Plan) on December 11, 2008, as required by AB 32. The
Scoping Plan proposed a “comprehensive set of actions designed to reduce overall carbon GHG
emissions in California, improve our environment, reduce our dependence on oil, diversify our energy
sources, save energy, create new jobs, and enhance public health.” 59 The Scoping Plan had a range
of GHG reduction actions, including direct regulations; alternative compliance mechanisms;
monetary and nonmonetary incentives; voluntary actions; market-based mechanisms, such as a
cap-and-trade system; and an AB 32 implementation regulation to fund the program.
59 California Air Resources Board (CARB). Climate Change Scoping Plan: A Framework for Change.
https://www.arb.ca.gov/cc/scopingplan/document/adopted_scoping_plan.pdf. Accessed July 2025.
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The most recent version of the Scoping Plan 60 was approved on December 15, 2022, and is the most
comprehensive and far-reaching Scoping Plan developed to date. It identifies a technologically
feasible, cost-effective, and equity-focused path to achieve new targets for carbon neutrality by 2045
and to reduce anthropogenic GHG emissions to at least 85 percent below 1990 levels, while also
assessing the progress California is making toward reducing its GHG emissions by at least 40 percent
below 1990 levels by 2030, as called for in SB 32 and laid out in the 2017 Scoping Plan.61 The 2030
target is an interim but important stepping stone along the critical path to the broader goal of deep
decarbonization by 2045.
The City adopted a GGRP in order to meet the requirements of AB 32. The GGRP establishes current
emissions and sets targets for long-term reductions. The GGRP includes a comprehensive inventory
of greenhouse gas emissions generated City-wide, including those generated by local government
activities. Future emissions of greenhouse gases are projected, reduction targets set, and policies
and programs are proposed as part of the GGRP in order for the City to meet mandated reductions.
To be consistent with AB 32, the reduction target is to achieve 1990 level emissions by 2020, and 80
percent below 1990 levels by 2050.62 Pursuant to AB 32, ARB established statewide 1990
greenhouse gas emissions as 427 million metric tons of carbon dioxide equivalents (MMTCO2e).63
Community-wide activities in the City generated an estimated 1,228,050 metric tons of carbon
dioxide equivalents (MTCO2e) in 2005.
3.16.4 Analysis of Proposed Project
Construction and operational emissions were modeled in CalEEMod (Version 2022.1) for the land
uses described in the 2014 Addendum and the land uses described in the 2025 Project to provide an
accurate comparison of emissions.
Construction
Construction activity impacts are relatively short in duration, so they contribute a relatively small
portion of the total lifetime GHG emissions of a project. The combustion of fossil fuels in
construction equipment results in GHG emissions of CO2 and smaller amounts of CH4 and N2O.
Emissions of GHG would also result from the combustion of fossil fuels from vendor trucks delivering
materials and construction worker vehicles commuting to and from the Project Site. Typically, light-
60 CARB. “2022 Scoping Plan Documents.” https://ww2.arb.ca.gov/our-work/programs/ab-32-climate-change-
scoping-plan/2022-scoping-plan-
documents#:~:text=The%202022%20Scoping%20Plan%20for,directed%20by%20Assembly%20Bill%201279.
Accessed July 2024.
61 CARB. California’s 2017 Climate Change Scoping Plan. 2017. ww2.arb.ca.gov/sites/default/files/classic/cc/
scopingplan/scoping_plan_2017.pdf.
62 City of La Quinta. 2035 La Quinta General Plan.
63 California Environmental Protection Agency, Air Resources Board. “California 1990 Greenhouse Gas Emissions
Level and 2020 Limit (2014).” http://www.arb.ca.gov/cc/inventory/1990level/1990level.htm. Accessed July 2025.
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duty and medium-duty automobiles and trucks would be used for worker trips and heavy-duty trucks
would be used for vendor trips. The vast majority of motor vehicles used for worker trips would rely
on gasoline as an energy source, while motor vehicles used for vendor trips would primarily rely on
diesel as an energy source.
As presented in Table 3.16-1: Construction Greenhouse Gas Emissions, construction activities
associated with the 2025 Project would generate 15,397 MTCO2e GHG emissions. The SCAQMD
recommends annualizing construction-related GHG emissions over a project’s lifetime, defined as a
30-year period, in order to include these emissions as part of the annual total operational emissions.
Therefore, construction-related GHG emissions have been annualized over this period and included
in the annual operational emissions.
As described above, construction activities associated with the 2014 Addendum were modeled in
CalEEMod (Version 2022.1) for the land uses described in the 2014 Addendum in order to provide
accurate comparison of emissions to the 2025 Project due to updates in the modeling software.
Construction activities associated with the 2025 Project would generate a reduced amount of GHG
emissions compared to those estimated in the 2014 Addendum as shown in Table 3.16-1. GHG
would be reduced due to the reduction is land use intensity compared to the Previous Assessments.
TABLE 3.16-1: CONSTRUCTION GREENHOUSE GAS EMISSIONS
Source
CO2e Emissions
(Metric Tons per Year)
2025 Project 2014 Addendum Project
2026 195 669
2027 1,375 814
2028 1,821 816
2029 1,169 2,817
2030 1,164 3,671
2031 760 3,602
2032 592 3,544
2033 163 2,679
2034 0 —
2035 810 —
2036 802 —
2037 762 —
2038 760 —
2039 757 —
2040 757 —
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TABLE 3.16-1: CONSTRUCTION GREENHOUSE GAS EMISSIONS
Source
CO2e Emissions
(Metric Tons per Year)
2025 Project 2014 Addendum Project
2041 752 —
2042 750 —
2043 748 —
2044 748 —
2045 512 —
Total Construction GHG Emissions* 15,397 18,612
Annualized over Project Lifetime 513 620
Source: CalEEMod Emissions calculations are provided in Appendix A: Air Quality and Greenhouse Gas Emissions Outputs.
Note: Totals in table may not appear to add exactly due to rounding in the computer model calculations.
2014 Addendum assumed eight (8) year construction schedule.
Abbreviations: MTCO2e = metric tons of carbon dioxide emissions.
Operation
Emissions from mobile and area sources and indirect emissions from energy and water use,
wastewater, as well as waste management would occur every year after full development of the
Project. A summary of the annual operational emissions of both the 2025 Project and the 2014
Addendum Project are provided in Table 3.16-2: Operational GHG Emissions. As described above,
operational activities associated with the 2014 Addendum were modeled in CalEEMod (Version
2022.1) for the land uses described in the 2014 Addendum in order to provide an appropriate
comparison of emissions to the 2025 Project due to updates in the modeling software. The operation
estimates represent emissions with incorporation of the standard design features identified in the
City’s 2035 General Plan during operations.
To provide guidance to local lead agencies on determining significance for GHG emissions in their
CEQA documents, SCAQMD staff has proposed a tiered series of thresholds to be applied based on
the amount of GHG emissions generated by a proposed project and the type of project. The first tier
does not apply to the 2025 Project because the Project is not categorically exempt from CEQA. The
second tier threshold of significance is applied if the project is subject to an adopted GHG reduction
plan. The City has adopted a GGRP which applies to the 2025 Project. The analysis presented below
compares the proposed Project’s GHG emission reductions from the 2014 Addendum Project. The
2025 Project’s GHG emission reduction will then be compared to the City’s GGRP reduction targets.
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TABLE 3.16-2: OPERATIONAL GHG EMISSIONS
GHG Emissions
Source
Emissions
(MTCO2e/year)
2025 Project 2014 Addendum Project
Construction (amortized) 513 620
Operational (mobile)
sources*
12,272 17,101
Area sources 11 39
Energy 3,642 4,390
Waste 186 266
Water 105 118
Refrigerants 61 130
Annual Total 16,789 22,664
Source: CalEEMod Emissions calculations are provided in Appendix A: Air Quality and Greenhouse Gas Emissions Outputs.
Notes: Totals in table may not appear to add exactly due to rounding in the computer model calculations.
Abbreviations: MTCO2e = metric tons of carbon dioxide emissions.
*N2O emissions account for 0.18 and 0.30 MTCO2e/year, respectively.
Community-wide activities in the City generated an estimated 1,228,050 MTCO2e in 2005. As such,
the targets set forth in the GGRP are to achieve 10 percent below 2005 emission levels by 2020 and
28 percent below 2005 levels by 2035.64 To reach these targets, the GGRP includes a wide range of
implementation tools which can be implemented by City officials, residents, and business owners.
As shown in Table 3.16-2, the operational GHG emissions for the 2025 Project would be 16,789
MTCO2e per year. When modeled in CalEEMod (Version 2022.1) for the land uses evaluated in the
2014 Addendum, the operational GHG emissions for the 2014 Addendum Project would result in
22,644 MTCO2e per year. The 2025 Project would reduce GHG emissions by 5,875 MTCO2e per year,
approximately 26 percent, from the 2014 Addendum Project. Therefore, GHG emissions generated
by the 2025 Project would be consistent with the targets set forth in the GGRP by achieving 10 percent
below 2005 emissions levels by 2020 and 28 percent below 2005 levels by 2035. Impacts would be
less than significant.
Conflict with an Applicable Plan, Policy, or Regulation
The GGRP sets targets and identifies reduction measures to ensure that the City is consistent with
AB 32 goals of reducing GHG emissions by 2020 and 2035. As previously identified, the GGRP
identified that the City would need to achieve a 10 percent reduction from 2005 levels by 2020 and
28 percent reduction from 2005 levels by 2035. As indicated in Table 3.16-2, the 2025 Project would
result in 16,694 MTCO2e per year. The 2025 Project would reduce GHG emissions by 5,970 MTCO2e
per year, approximately 26 percent, compared to the emission estimate for the 2014 Addendum. The
2025 Project would be consistent with the goals of AB 32 and the GGRP set forth by the City for the
64 City of La Quinta. 2035 La Quinta General Plan.
109
3.0—Impact Analysis
Meridian Consultants 3.0-77 SilverRock Resort Project Addendum
September 2025
purpose of reducing the emissions of greenhouse gases by 10 percent below 2005 levels and by 28
percent below 2005 levels in 2035. The 2025 Project would not conflict with AB 32 or the GGRP.
GHG impacts associated with the 2025 Project would be similar to those identified in the Previous
Assessments and would be less than significant. No new significant impacts or increase in the
severity of any previously identified significant impacts would result from changes to the 2025
Project, new information, or changes to the circumstances under which the 2025 Project will be
undertaken.
110
3.0—Impact Analysis
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September 2025
111
Meridian Consultants 4.0-1 Addendum to the SilverRock Resort Project
September 2025
4.0 REFERENCES
Brawner, Lee B., Donald L., Jr.” Determining Your Public Library’s Future Size: A Needs Assessment
and Planning Model.” Institute of Education Sciences. 1996. Accessed July
2025. https://eric.ed.gov/?id=ED392455&utm_.
Cal Fire Riverside Unit Riverside County Fire Department. “RE: East Lake Plan Amendment #11
Project Request for Information.” Accessed July 2025. https://www.lake-
elsinore.org/DocumentCenter/View/1926/Appendix-J---Correspondence-with-Police-and-
Fire-PDF#:~:text=Type%201%20Engine-
,(structural%20firefighting%20apparatus).,stations%20to%20the%20project%20site?.
CalFire. “Fire Hazard Severity Zones.” Accessed July
2025. https://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/.
California Air Resources Board. “2022 Scoping Plan Documents.” https://ww2.arb.ca.gov/our-
work/programs/ab-32-climate-change-scoping-plan/2022-scoping-plan-
documents#:~:text=The%202022%20Scoping%20Plan%20for,directed%20by%20Assembl
y%20Bill%201279. Accessed July 2024.
California Air Resources Board. California’s 2017 Climate Change Scoping Plan. 2017.
ww2.arb.ca.gov/sites/default/files/classic/cc/scopingplan/scoping_plan_2017.pdf.
California Air Resources Board. Climate Change Scoping Plan: A Framework for Change.
https://www.arb.ca.gov/cc/scopingplan/document/adopted_scoping_plan.pdf. Accessed
July 2025.
California Department of Finance. “E-5 Population and Housing Estimates for Cities, Counties, and
the State, 2020-2025.” Accessed July 2025.
https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housing-
estimates-for-cities-counties-and-the-state-2020-2025/.
California Environmental Protection Agency, Air Resources Board. “California 1990 Greenhouse
Gas Emissions Level and 2020 Limit (2014).”
http://www.arb.ca.gov/cc/inventory/1990level/1990level.htm. Accessed July 2025.
California Government Code. Section 66477. “Quimby Act.”
CalRecycle. “2023 Riverside Unincorporated Electronic Annual Report Summary.” Accessed July
2025. https://rcwaste.org/sites/g/files/aldnop376/files/2024-08/2023%20EAR%20-
%20Jurisdiction%20Summary.pdf.
Caltrans. “California State Scenic Highways.” Accessed July 2025.
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc
8e8057116f1aacaa.
CEQA Guidelines, Sections 15162–15164.
112
4.0—References
Meridian Consultants 4.0-2 Addendum to the SilverRock Resort Project
September 2025
City of La Quinta Municipal Code, sec. 6.08.060. Disturbances by Construction Noises.
City of La Quinta. “Amendment No. 3 To Purchase, Sale, and Development Agreement.” Accessed
September 2025.
https://laqlaserweb.laquintaca.gov/WebLink/DocView.aspx?dbid=1&id=505711&repo=Cit
yofLaQuinta.
City of La Quinta. “General Plan Preferred Land Use Map.” August 2022. Accessed July 2025.
https://www.laquintaca.gov/home/showpublisheddocument/48031/638119809636070000
City of La Quinta. “Historic Resource Survey and Context Statement.” Accessed August 2025.
https://www.laquintaca.gov/home/showpublisheddocument/48755/638373717730870000
.
City of La Quinta. 2035 La Quinta General Plan EIR. Accessed July 2025.
https://laqlaserweb.laquintaca.gov/WebLink/Browse.aspx?id=104281&dbid=1&repo=Cityo
fLaQuinta.
City of La Quinta. 2035 La Quinta General Plan. (p. 11-191). Accessed July 2025.
https://www.laquintaca.gov/home/showpublisheddocument/33559/636340813730530000
.
City of La Quinta. 2035 La Quinta General Plan. Chapter IV, Environmental Hazards. Flooding and
Hydrology. “Exhibit IV-6. FEMA Flood Zones and Flood Control Facilities.” 2013.
https://www.laquintaca.gov/business/design-and-development/planning-division/2035-la-
quinta-general-plan. Accessed July 2025.
City of La Quinta. 2035 La Quinta General Plan. Economic Development. 2013. p. II-168.
City of La Quinta. 2035 La Quinta General Plan. Energy and Mineral Resources. Mineral Resource
Zone Map. “Exhibit III-1.” 2013.
City of La Quinta. Building Codes. Accessed July 2025.
https://www.laquintaca.gov/business/design-and-development/building-division/building-
codes.
City of La Quinta. City of La Quinta General Plan Update Noise Element Technical Report. June
2013.
https://laqlaserweb.laquintaca.gov/WebLink/DocView.aspx?id=104300&dbid=1&repo=Cit
yofLaQuinta. Accessed July 2025.
City of La Quinta. City of La Quinta General Plan Update: Biological Resources. June 2010.
City of La Quinta. General Plan Noise Element. Accessed July 2025.
https://www.laquintaca.gov/home/showpublisheddocument/33565/638187961508370000
City of La Quinta. General Plan Update. Cultural Resources Technical Report (2010).
113
4.0—References
Meridian Consultants 4.0-3 Addendum to the SilverRock Resort Project
September 2025
City of La Quinta. Historic Preservation. “Historic Resources Survey/Database and Map.” Historic
Resources Inventory Database. 2012.
City of La Quinta. SilverRock Resort Specific Plan. 2006.
City of La Quinta. Technical Background Report to the Safety Element of the La Quinta 2035
General Plan Update. Seismic Hazards. Geologic Hazards. Flooding Hazards. June 2010.
Coachella Valley Water District. 2020 Coachella Valley Regional Urban Water Management Plan.
Accessed July 2025. http://cvwd.org/DocumentCenter/View/5482/Coachella-Valley-
RUWMP.
Coachella Valley Water District. Coachella Valley Water Management Plan Update. January 2012.
Corey, Kennon A., and David Elms. U.S. Fish and Wildlife Service and California Department of Fish
and Wildlife. Notification that Peninsular Bighorn Sheep (Ovis Canadensis nelsoni) are
using artificial sources of food in unfenced urban areas in the City of La Quinta, Riverside
County, California Letter. February 28, 2014.
Department of Finance. “Total State Population.” Accessed July 2025. https://dof.ca.gov/wp-
content/uploads/sites/352/Forecasting/Demographics/Documents/E-
1_2025_Press_Release.pdf.
Department of Toxic Substances Control. “EnviroStor.” Accessed July 2025.
https://www.envirostor.dtsc.ca.gov/public/search?basic=True.
Desert Sands Unified School District. “Fee Justification Study for New Residential and
Commercial/Industrial Development.” 2020. Accessed July 2025. https://cdnsm5-
ss18.sharpschool.com/Userfiles/DBFiles/server_24405182/202005/30304416.pdf.
South Coast Air Quality Management District. “General Forecast Areas and Air Monitoring Areas.”
Map. http://www.aqmd.gov/docs/default-source/default-document-library/map-of-
monitoring-areas.pdf. Accessed July 2025.
South Coast Air Quality Management District. Example 1 of SCAQMD “Fact Sheet” for Applying
CalEEMod to Localized Significance Thresholds. http://www.aqmd.gov/docs/default-
source/ceqa/handbook/localized-significance-thresholds/caleemod-
guidance.pdf?sfvrsn=2. Accessed July 2023.
South Coast Air Quality Management District. Final 2022 Air Quality Management Plan. December
2, 2022. http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-
management-plans/2022-air-quality-management-plan. Accessed July 2025.
South Coast Air Quality Management District. Final Localized Significance Threshold (LST)
Methodology. July 2008. Accessed March 2025. http://www.aqmd.gov/docs/default-
source/ceqa/handbook/localized-significance-thresholds/final-lst-methodology-
document.pdf?sfvrsn=2.
114
4.0—References
Meridian Consultants 4.0-4 Addendum to the SilverRock Resort Project
September 2025
Southern California Association of Governments. “Final Connect SoCal 2024 Demographics and
Growth Forecast.” Accessed July 2025. https://scag.ca.gov/connect-socal.
State Water Resources Control Board. “GeoTracker.” Accessed July 2025.
https://geotracker.waterboards.ca.gov/.
115
Meridian Consultants 5.0-1 Addendum to the SilverRock Resort Project
Error! Reference source not found. September 2025
5.0 MITIGATION MONITORING PROGRAM
CITY OF LA QUINTA
MITIGATION MONITORING PROGRAM
PROJECT NAME: The Ranch/SilverRock Resort SCH No.: 1999081020 APPROVAL DATES: May 15th, 2002/July 18th, 2006/July 15, 2014
The Mitigation Monitoring Program (MMP) has been prepared in conformance with Section 21081.6 of the California Environmental Quality Act. It is the
intent of this program to (1) verify satisfaction of the required mitigation measures; (2) provide a methodology to document implementation of the required
mitigation; (3) provide a record of the Monitoring Program; (4) identify monitoring responsibility; (5) establish administrative procedures for the clearance of
mitigation measures; (6) establish the frequency and duration of monitoring; and (7) utilize existing review processes wherever feasible.
The following environmental mitigation measures were incorporated into the approval for this project in order to mitigate potentially significant environmental
impacts to a level of insignificance. A completed and signed checklist for each mitigation measure indicates that this mitigation measure has been complied
with and implemented and fulfills the City of La Quinta's monitoring requirements with respect to Assembly Bill 3180 {Public Resources Code Section 21081.6).
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
Geology The soils at
the site have
the potential
for hydro
consolidation
with the
addition of
water
MM GEO-1
Prior to the design and construction of
any structural improvements, a
comprehensive design-level
geotechnical evaluation shall be
prepared that includes subsurface
exploration and laboratory testing.
Recommendations for
grading/earthwork, surface and
subsurface drainage, foundations,
pavement structural sections, and
other pertinent geotechnical design
considerations shall be formulated and
implemented based on the findings of
this evaluation.
Receipt of site specific
geotechnical/ Engineering
plans for the Project
City of La
Quinta
Prior to the
issuance of any
grading permits
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
The Project
Site would be
subject to
ground
shaking
during a
seismic
event.
MM GEO-2
All buildings planned as a result of the
Proposed Project shall be constructed
in conformance with the Uniform
Building Code, as adopted by the City of
La Quinta.
Review of construction plans City of La
Quinta
Prior to the
issuance of any
building permits
Water The project
would use
potable water
for dust
suppression
instead of
reclaimed
water
MM W-2
During construction activities, water
trucks are to acquire water from non-
potable water sources, such as reclaimed
water and/or canal water.
Field inspection City of La
Quinta
Ongoing during
construction
Cumulative
use of potable
water for
irrigation
would
incrementally
contribute to
the demand
on water
supplies
MM W-1
At such time that non-potable water
sources become available to the
project site, the project shall connect to
this resource and utilize the non-
potable water for irrigation purposes.
Review of landscape and
project plans to identify the
ability to connect to non-
potable water sources in the
future
City of La
Quinta and
Coachella
Valley
Water
District
Prior to the
issuance of
building
permits.
MM W-4
Drought tolerant landscaping shall be
utilized as a means of reducing water
consumption.
Review of landscape and
project plans
City of La
Quinta
Prior to the
issuance of
building permits
The project
will result in
changes to
absorption
rates,
MM W-3
A hydrology master plan shall be
prepared for the Project Specific Plan.
Further, a hydrology study shall be
prepared to support the hydrology
Receipt of site hydrology
master plan and study for the
Project
City of La
Quinta
Prior to the
issuance of
grading permits
This
mitigation
measure
has
already
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
drainage
patterns, or
the rate and
amount of
surface runoff
master plan. This study shall
demonstrate that the project would
construct storm drainage and
hydrologic improvements, such as on-
site stormwater retention basins, that
conform to the City's master hydrology
and storm drain improvement program
as well as implement regional and local
requirements, policies, and programs.
been
implement
ed. No
further
action is
required.
MM W-5
Prior to the initiation of any
construction activity on the project site,
a Notice of Intent (NOI), Storm Water
Pollution Prevention Plan (SWPPP), and
Monitoring Plan will be filed with the
RWQCB under the general NPDES
construction permit. The SWPPP shall
include Best Management Practices
(BMPs) in compliance with the NPDES
program requirements.
Provide NOI and verification
that it was sent to RWQCB
Regional
Water
Quality
Control
Board
Prior to the
issuance of any
grading permits
MM W-6
Any existing groundwater wells located
on the site that are no longer in use
shall be abandoned in accordance with
federal, State, and local laws and
regulations prior to the issuance of
building permits.
Review of construction plans City of La
Quinta
Prior to the
issuance of any
grading permits
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
MM W-8
Design of new roads, golf courses, man-
made ponds, common landscape
areas, storm water basins, and other
facilities shall incorporate proper
engineering controls to channel storm
and irrigation runoff into
detention/retention facilities that are
sized to plans accommodate design
year storms and that incorporate
filtration systems or other devices to
reduce the potential for herbicides,
pesticides, fertilizers, and other
contaminants to percolate to
groundwater or surface water runoff.
Review of site, storm
drainage and landscape
plans
City of La
Quinta
Prior to the
issuance of
grading permits
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
Water from
golf course
operation
would contain
pollutants
that impact
groundwater
quality
MM W-7
Prior to operation of the golf course, the
golf course operator shall prepare a
Golf Course Management Plan that
includes an irrigation plan, water usage
plan, and chemical management plan
in order to reduce, to the extent
feasible, golf course irrigation runoff
and percolation into the groundwater
basin.
Receipt of Golf Course
Management Plan
City of La
Quinta
Prior to the
issuance of
operation permit
Air Quality Construction
activity
generates
vehicular air
quality
pollutants
MM AQ-1
Construction equipment shall be
phased and operated in a manner to
ensure the lowest construction-related
pollutant emission levels practical, and
shall require the use of water trucks,
temporary irrigation systems and other
Review of construction
management plan
City of La
Quinta
Prior to issuance
of grading
permit
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
measures which will limit fugitive dust
emissions during site disturbance and
construction.
MM AQ-3
A PM10 Management Plan for
construction operations shall be
submitted prior to the issuance of
grading permits. The plan shall include
dust management controls such as:
• Water site and equipment when
appropriate
• Spread soil binders on site,
unpaved roads, and parking areas
• Re-establish ground cover on
construction site through seeding
and watering
• Pave construction roads, where
appropriate
• Operate street-sweepers on paved
roads adjacent to site when
appropriate
• The following measures shall be
implemented to reduce
construction related traffic
congestion:
• Configure construction parking to
minimize traffic disturbance
• Minimize obstruction of through-
traffic lanes
• Provide flag person to ensure safety
at construction sites, as necessary
Review of construction
management plan
City of La
Quinta
Prior to issuance
of building
permit
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
• Schedule operations affecting
roadways for off peak traffic hours
• Provide rideshare incentives to
construction personnel
MM AQ-2
Air quality control measures identified
in the Coachella Valley PM10 State
Implementation Plan shall be
implemented.
Review of dust control plan City of La
Quinta
Prior to issuance
of building
permit
MM AQ-13
To reduce VOC emissions associated with
architectural coatings, water-based or
low-VOC coatings shall be used and
applied with spray equipment with high
transfer efficiency and/or the need for
paints and solvents should be reduced by
using pre-coated building materials or
naturally colored building materials.
Review of construction
management plan
City of La
Quinta
Prior to issuance
of building
permit
Operation of
the proposed
project would
result in
increased air
pollutant
emissions.
MM AQ-4
Timeshare and golf facility construction
shall utilize solar or low emission water
heaters to reduce natural gas
consumption and emissions.
MM AQ-5
Timeshare and golf facility construction
shall utilize built-in energy-efficient
appliances to reduce energy
consumption and emissions.
Review of construction and
site plans
City of La
Quinta
Prior to issuance
of occupancy
permit
or
Prior to issuance
of grading
permit
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
MM AQ-6
Shade trees shall be provided in close
proximity to Timeshare, hotel and golf
facility structures to reduce building
heating/cooling needs.
MM AQ-7
Timeshare and golf facility construction
shall utilize energy-efficient and
automated controls for air conditioners to
reduce energy consumption and
emissions.
MM AQ-8
Timeshare and golf facility construction
shall be constructed using special
sunlight-filtering window coatings or
double-paned windows to reduce thermal
gain or loss.
MM AQ-9
Timeshare and golf facility construction
shall utilize automatic lighting on/off
controls and energy-efficient lighting
(including parking areas) to reduce
electricity consumption and associated
emissions.
MM AQ-10
Timeshare and golf facility construction
shall use light colored roofing materials
in residential construction as opposed to
dark roofing materials.
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
MM AQ-11
Bus stops shall be positioned at locations
on and adjacent to the site to be
determined in coordination with the bus
transit service provider that will serve the
project area. Bus stops should be
generally located ¼ mile walking distance
from Timeshare units.
MM AQ-12
The golf course shall design on-site
circulation plans for clubhouse parking to
reduce vehicle queuing.
Transportat
ion and
Circulation
Increases in
local roadway
volumes
would
incrementally
decrease
intersection
LOS
MM TRANS-1
A traffic signal shall be installed at the
Project entrance and Avenue 52, the
Project entrance and Jefferson Street and
at the intersection of Avenue 54 and
Jefferson Street when and if they are
warranted. The developer of the site shall
be responsible for payment of a fair share
of the cost of installing these signals.
Warrant study City of La
Quinta
Ongoing
Biological
Resources
During
construction
and
landscaping
activities,
impacts to
common
wildlife would
occur
MM BIO-10
Efforts shall be made to ensure that all
pesticides, fungicides, herbicides and
fertilizers used during the construction
and operation of the Project Site will not
be harmful to wildlife.
Review of Construction and
Landscaping plan
City of La
Quinta
Prior to the
issuance of
grading permits
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
During
construction
and
operation,
there is a
potential
impact to
Peninsular
bighorn
sheep and
other wildlife
MM BIO-5
A construction plan shall be prepared and
demonstrate, to the extent practicable,
construction activities that emit
excessive noise will be avoided adjacent
to the hillside. In addition, during grading
and construction activities any blasting or
pile-driving near the hillside will not occur
during the period from Jan. 1 through June
30th.
Review of Construction plan City of La
Quinta
Prior to the
issuance of
grading permits
Potential
impact to
Peninsular
bighorn
sheep from
increased
human
presence on
Project Site
MM BIO-8
The landscape plan shall include only
plants that are non-toxic to wildlife. All
exotic plans such as tamarisk and
fountain grass are prohibited. Existing
trees may remain.
Review of project landscape
plan
City of La
Quinta
Prior to issuance
of building
permit
MM BIO-1
A mountain toe-of-slope buffer/mitigation
concept plan has been prepared to
protect peninsular big horn sheep, and
other wildlife, from entering the non-
landscape and mountainous portion of
the site proposed for development. This
concept plan illustrates a continuous
buffer to the toe-of-slope in areas where
development could occur adjacent to the
mountain edge. The concept plan
delineates the location, acreage and
Review of construction,
landscape and site plan
(Agency shall, to the extent
practical, widen the
narrowest points of the
buffer areas to minimize the
impacts on the hillside)
City of La
Quinta
Prior to the
issuance of
grading permits
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
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Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
native plant species envisioned for the
mitigation area.
This plan shall be incorporated into the
project design and shall be subject to
review by the City prior to issuance of
grading permits.
A copy of this mountain toe-of-slope
buffer/mitigation concept plan is
available for review at the City of La
Quinta Community Development
Department.
MM BIO-2
If Bighorn Sheep enter onto the Project
Site, an 8-foot fence (or the functional
equivalent) between the development
and the hillside shall be constructed. The
gaps should be 11 centimeters (4.3
inches) or less. If determined necessary,
the City shall construct temporary
fencing while permanent fencing is
constructed. The fence shall not contain
gaps in which Bighorn Sheep can be
entangled. If the Agency transfers or
disposes of any of the property adjacent
to the hillside, the Agency shall reserve an
easement sufficient for the construction
of fencing if needed in the future.
The Agency shall guarantee
to pay the design and
construction costs for the
fencing, and that if the
property is transferred, it
shall require that the
subsequent owner bond or
posts sufficient security for
the completion of the fence
should it arise in the future.
City of La
Quinta
Ongoing This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
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Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
MM BIO-3
Dogs shall not be permitted to be loose
within the project area, and shall be kept
away from the hillside areas through
appropriate signage and fencing, where
applicable.
Review of landscape and
signage plan
City of La
Quinta
Ongoing
MM BIO-4
Access into the hillside area from the site
will be discouraged through the use of
signs or barricades, if necessary, unless
the access is provided as part of a trail
system that is approved by the USFWS
and CDFG.
Review of site and signage
plan
City of La
Quinta,
CDFG,
USFWS
Prior to issuance
of occupancy
permit
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
There is a
potential
impact from
nighttime
light on
wildlife
MM BIO-6
The final design of the project shall
ensure that road and driveways are
designed to minimize headlight shine
from vehicles onto the hillside.
Review of site and
construction plan
City of La
Quinta
Prior to the
issuance of
grading permit
There is a
potential
impact from
glare and
exterior
lighting on
wildlife
MM BIO-7
In all areas adjacent to the hillsides, non-
glare glass shall be used in new
construction. Exterior building lights shall
not shine on the hillside. Exterior lighting
shall be kept at the safest possible
Review of site and
construction plan
City of La
Quinta
Prior to the
issuance of
building permit
126
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September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
minimum intensity and aimed away from
the hillside.
MM BIO-9
All swimming pools located on the Project
Site shall be fenced pursuant to City
regulations.
Review of construction plan City of La
Quinta
Prior to the
issuance of
grading permit
Potential
impact to
mesquite
hummock
habitat
MM BIO-11
Prior to any construction or site
preparation activities that would impact
the 3.4 acres of mesquite hummock, the
agency or project developer shall enter
into a Memorandum Of Understanding
(MOU) with CDFG and an appropriate
non-profit organization whose purpose is
to acquire and manage land for the
purpose of protecting special status
plants and wildlife. This MOU shall
provide the organization chosen the
financial resources necessary to
purchase and manage 3.4 acres of
mesquite hummock in the Willow Hole
area or in another area where the habitat
is contiguous and large preserves already
protect much of this habitat type. The
exact location and cost shall be
determined through consultation with
CDFG and the selected organization.
Verification of receipt of
financial security instrument
and copy of the MOU
City of La
Quinta,
CDFG
Prior to the
issuance of
grading permit
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
Potential
impact to
areas under
the
MM BIO-12
Prior to the commencement of on-site
grading, a 404 permit shall be obtained, if
legally required, for alteration of areas
Receipt of required permits City of La
Quinta,
CDFG,ACO
E
Prior to the
issuance of
grading permit
This
mitigation
measure
has
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September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
jurisdiction of
the ACOE and
the CDFG
under the ACOE jurisdiction. In addition,
if development activities are to take place
within streambeds or drainages under the
jurisdiction of the CDFG, a streambed
alteration agreement shall first be
obtained, if legally required.
already
been
implement
ed.
No further
action is
required.
Hazards Exposure to
asbestos is a
significant
impact
MM HAZ-1
Prior to the demolition or renovation of
the on-site single family residence,
asbestos containing materials (ACM)
shall be removed in accordance with
current regulatory guidelines.
Proof that a qualified
demolition team has been
retained
City of La
Quinta
Prior to the
issuance of
demolition
permit
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
Noise Construction
noise would
impact local
residents and
sensitive
receptors
MM N-1
Between May 1 and September 30, all
construction activities on the project site
shall only occur between the hours of
6:00 AM and 7:00 PM Monday through
Friday, and from 8:00 AM to 5:00 PM on
Saturday, and shall be prohibited on
Sundays and public holidays. Between
October 1 and April 30, all construction
activity on the project site shall only
occur between the hours of 7:00 AM and
5:30 PM Monday through Friday, and from
8:00 AM to 5:00 PM on Saturday, and shall
Review of construction plans City of La
Quinta
Prior to the
issuance of
grading permit
128
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Meridian Consultants 5.0-14 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
be prohibited on Sundays and public
holiday. All operational activities of the
Project shall also be subject to the Noise
Ordinance of the City as well.
MM N-2
All construction equipment operating in
the planning area shall be fitted with well-
maintained functional mufflers to limit
noise emissions.
Review of construction plans City of La
Quinta
Prior to the
issuance of
grading permit,
ongoing
throughout
construction
MM N-3
To the greatest extent feasible, earth
moving and hauling routes shall be
located away from existing residences.
Review of construction plans City of La
Quinta
Prior to the
issuance of
grading permit
MM N-4
The design, selection and placement of
the mechanical equipment for various
buildings shall include consideration of
the potential noise impact they may have
on uses within the development site.
Review of construction plans City of La
Quinta
Prior to the
issuance of
building permit
MM N-5
Silencers and/or barriers shall be
provided where necessary at outdoor
equipment, such as cooling towers, air
cooled condensers and refrigeration
compressors/condenser units, and at the
air intake and discharge openings for
building ventilation systems.
Review of construction plans City of La
Quinta
Prior to the
issuance of
building permit
129
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Meridian Consultants 5.0-15 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
Public
Services
The proposed
project would
incrementally
increase
demand for
service on the
Riverside
County Fire
Department
MM PUB-1
The Riverside County Fire Department, in
its review of new development proposals,
shall evaluate project plans and the
Department's ability to provide proper fire
protection. This review shall include, but
shall not be limited to, internal
circulation, project directories, street
names, and numbering systems. New
developments shall comply with all City
and Fire Department standards.
Review of site and landscape
plan
Riverside
County Fire
Department
and City of
La Quinta
Prior to the
issuance of
grading permit
The proposed
project would
incrementally
increase
demand for
service on the
Riverside
County
Sheriff
Department
MM PUB-2
The Riverside County Sheriff's
Department shall review new
development proposals in order to
evaluate project plans and the
Department's ability to provide adequate
police protection. This review should
include, but not be limited to internal
circulation, project directories, street
names, and numbering systems. New
developments shall comply with all
established City and Sheriff standards.
Review of site and landscape
plan
Riverside
County
Sheriff
Department
and City of
La Quinta
Prior to the
issuance of
grading permit
Utilities
and Service
Systems
The project
would result
in an
incremental
increase in
electrical
demand
MM UTIL-1
The most efficient furnaces, water
heaters, pool heaters and other
equipment that use natural gas shall be
used in project construction. The use of
kitchen appliances that use natural gas
and alternative, renewable energy
sources, including solar and wind turbine
Review of construction plan City of La
Quinta
Prior to the
issuance of
building permits
130
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Meridian Consultants 5.0-16 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
technologies shall also be used to the
greatest extent feasible.
MM UTIL-2
Title 24 of the California Administrative
Code, which addresses energy
conservation in all proposed uses shall
be strictly enforced in project design and
construction.
Review of construction plan City of La
Quinta
Prior to the
issuance of
building permits
The use of
septic
systems in
the City could
result in
potential
impacts
MM UTIL-3
All planned uses shall be connected to
the city-wide sewer system.
Review of construction plan Coachella
Valley
Water
District
Prior to issuance
of grading
permit
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
MM UTIL-7
Any existing or historic septic systems
located on the site shall be abandoned in
accordance with Federal, State, and local
laws and regulations prior to the issuance
of building permits.
Review of construction plan Coachella
Valley
Water
District and
City of La
Quinta
Prior to issuance
of grading
permit
This
mitigation
measure
has
already
been
implement
ed.
No further
action is
required.
131
5.0—Mitigation Monitoring Program
Meridian Consultants 5.0-17 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
The
incremental
increase in
solid waste
generation
could result in
potential
impacts
MM UTIL-4
A recycling program shall be developed
for all proposed uses. Recycling
provisions for commercial and business
establishments should include separate
recycling bins. Items to be recycled at
commercial establishments may include
white paper, computer legal paper,
cardboard, glass and aluminum cans.
Receipt of recycling program City of La
Quinta
Prior to the
issuance of
occupancy
permit
MM UTIL-5
Professional landscaping services from
companies which compost green waste
shall be utilized.
Verification that a qualified
landscaping service has
been retained
City of La
Quinta
Prior to the
issuance of
occupancy
permit
The
incremental
demand from
the project on
utility
systems
could result in
potential
impacts
MM UTIL-6
The Projects fair share of public utilities,
infrastructure and improvements required
to properly service the proposed uses
shall be determined through consultation
with the City Department of Public Works
and paid prior to the issuance of grading
permits.
Verification of receipt of
financial security
instrument.
City of La
Quinta
Prior to the
issuance of
grading permit
.
Aesthetics The project
area is
adjacent to a
scenic area.
Development
would alter
the aesthetic
nature of the
area
MM AES-1
Landscape designs and materials that
complement the native desert
environment shall be utilized in project
design and construction.
Review of landscape and
design plans
City of La
Quinta
Prior to the
issuance of
grading permit
132
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Meridian Consultants 5.0-18 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
MM AES-2
Overhead utility lines shall be
undergrounded to the greatest extent
possible through the establishment of an
undergrounding program and guidelines
subject to the review of the City Engineer
and Public Works Department.
Review of design and site
plans
City of La
Quinta
Public
Works and
City
Engineer
Prior to the
issuance of
grading permit
MM AES-4
Signage shall be limited to the locations,
sizes, and maintenance requirements
necessary to provide functional
identification.
Review of design plan City of La
Quinta
Prior to the
issuance of
grading permit
MM AES-5
Safe, convenient vehicular and
pedestrian circulation, screened outdoor
storage/loading and other unsightly
areas, protected and enhanced outdoor
seating areas, appropriate lighting levels,
limited signage, and landscaping designs
that preserve and enhance visual
resources shall be included in the design
of any commercial area on the Project
Site.
Review of landscape and
design plans
City of La
Quinta
Prior to the
issuance of
building permit
MM AES-6
Development proposed along designated
scenic highways, roadways and corridors
shall be reviewed for compatibility with
the natural and built environments to
assure maximum viewshed protection
and pedestrian and vehicular activity.
Review of landscape and
design plans
City of La
Quinta
Prior to the
issuance of
grading permit
.
133
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Meridian Consultants 5.0-19 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
MM AES-7
All grading and development proposed
within scenic viewsheds, shall be
regulated to minimize adverse impacts to
these viewsheds. All grading,
development and landscaping plans shall
be submitted to the City for review and
approval prior to the issuance of grading
permits.
Review of landscape and
design plans
City of La
Quinta
Prior to the
issuance of
grading permit
.
The project
would
introduce
new sources
of light and
glare that
would alter
the existing
nighttime
environment
MM AES-3
Outdoor lighting shall be limited to the
minimum height, number of fixtures, and
intensity needed to provide sufficient
security and identification in each
development, making every reasonable
effort to protect the community's night
skies.
Review of design and site
plans
City of La
Quinta,
Riverside
County
Sheriff
Department
Prior to the
issuance of
building permit
Cultural
Resources
There is
potential for
discovery of
unidentified
subsurface
cultural
resources
during future
ground
altering
activities
MM CUL-1
During any ground altering activities
associated with project grading or
construction, including demolition of
existing modern structures and facilities,
the project area shall be monitored by a
qualified archaeological monitor. The
monitor shall have the authority to halt
any activities impacting potentially
significant cultural resources until the
resources can be evaluated for
significance and cleared or mitigated. The
monitoring program shall also include
Verification that a qualified
historical consultant has
been retained
City of La
Quinta
Prior to issuance
of grading
permit
134
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Meridian Consultants 5.0-20 Addendum to the SilverRock Resort Project
September 2025
Topic Potential
Impact Mitigation Measure Method of Review
Verification
Responsible
Agency Monitoring
Milestone
Verification of
Compliance
Initial I Date I Remarks
consultation with the local Native
American representatives (e.g., Torres-
Martinez and/or Morongo Reservations).
135
APPENDIX A
Air Quality and Greenhouse Gas
Emissions Outputs
136
APPENDIX A.1
Proposed Project Construction
(Planning Areas 1,3,4,5)
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SilverRock Resort Proposed Project Construction Phase 1 (Planning
Areas 1,3,4,5) Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
3. Construction Emissions Details
3.1. Demolition (2026) - Unmitigated
3.3. Grading (2026) - Unmitigated
3.5. Grading (2027) - Unmitigated
3.7. Building Construction (2027) - Unmitigated
3.9. Building Construction (2028) - Unmitigated
3.11. Building Construction (2029) - Unmitigated
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3.13. Paving (2029) - Unmitigated
3.15. Architectural Coating (2029) - Unmitigated
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
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5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name SilverRock Resort Proposed Project Construction Phase 1 (Planning Areas 1,3,4,5)
Construction Start Date 11/1/2026
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)3.00
Precipitation (days)7.60
Location 33.672095298053605, -116.2796035818008
County Riverside-Salton Sea
City La Quinta
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5651
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Hotel 154 Room 5.13 250,000 25,000 ———
Quality Restaurant 7.50 1000sqft 0.17 7,500 750 ———
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General Office
Building
55.0 1000sqft 1.26 55,000 5,500 ———
General Office
Building
17.0 1000sqft 0.39 17,000 1,700 ———
Golf Course 9.00 Hole 62.8 0.00 0.00 0.00 ——
1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Unmit.51.1 51.1 11.6 24.5 0.04 0.36 2.18 2.54 0.33 0.53 0.86 —5,907 5,907 0.14 0.30 9.57 6,009
Daily,
Winter
(Max)
——————————————————
Unmit.52.0 51.8 29.5 28.6 0.08 1.12 8.41 9.40 1.03 1.50 2.42 —10,991 10,991 0.27 1.19 0.42 11,352
Average
Daily
(Max)
——————————————————
Unmit.8.65 8.62 8.94 15.6 0.03 0.29 1.57 1.86 0.27 0.40 0.66 —4,148 4,148 0.10 0.21 2.79 4,214
Annual
(Max)
——————————————————
Unmit.1.58 1.57 1.63 2.84 < 0.005 0.05 0.29 0.34 0.05 0.07 0.12 —687 687 0.02 0.04 0.46 698
Exceeds
(Daily
Max)
——————————————————
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———————55.0——150——15055010075.0—Threshol
d
Unmit.—No No No No ——No ——No ———————
Exceeds
(Average
Daily)
——————————————————
Threshol
d
—75.0 100 550 150 ——150 ——55.0 ———————
Unmit.—No No No No ——No ——No ———————
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily -
Summer
(Max)
——————————————————
2027 1.94 1.66 11.6 24.5 0.04 0.36 2.18 2.54 0.33 0.53 0.86 —5,907 5,907 0.14 0.30 9.57 6,009
2028 1.86 1.58 11.0 23.7 0.04 0.32 2.18 2.50 0.30 0.53 0.83 —5,833 5,833 0.14 0.30 8.71 5,934
2029 51.1 51.1 0.88 2.99 < 0.005 0.01 0.34 0.36 0.01 0.08 0.09 —494 494 0.01 0.01 0.89 499
Daily -
Winter
(Max)
——————————————————
2026 3.71 3.12 29.5 28.6 0.08 1.12 8.41 9.40 1.03 1.50 2.42 —10,991 10,991 0.27 1.19 0.42 11,352
2027 3.59 3.02 25.7 28.2 0.06 1.04 2.65 3.70 0.96 1.01 1.97 —6,841 6,841 0.27 0.30 0.25 6,866
2028 1.71 1.49 11.2 19.3 0.04 0.32 2.18 2.50 0.30 0.53 0.83 —5,563 5,563 0.14 0.30 0.23 5,656
2029 52.0 51.8 10.7 18.9 0.04 0.30 2.18 2.48 0.28 0.53 0.81 —5,493 5,493 0.14 0.29 0.20 5,583
Average
Daily
——————————————————
2026 0.38 0.32 3.37 2.81 0.01 0.12 0.78 0.90 0.11 0.16 0.27 —1,146 1,146 0.03 0.10 0.58 1,177
2027 1.41 1.19 8.94 15.6 0.03 0.29 1.57 1.86 0.27 0.40 0.66 —4,148 4,148 0.10 0.20 2.79 4,214
2028 1.24 1.08 7.94 14.9 0.03 0.23 1.55 1.78 0.22 0.38 0.59 —4,061 4,061 0.10 0.21 2.70 4,130
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2029 8.65 8.62 1.77 3.40 0.01 0.05 0.33 0.38 0.05 0.08 0.13 —837 837 0.02 0.04 0.48 849
Annual ——————————————————
2026 0.07 0.06 0.62 0.51 < 0.005 0.02 0.14 0.17 0.02 0.03 0.05 —190 190 < 0.005 0.02 0.10 195
2027 0.26 0.22 1.63 2.84 < 0.005 0.05 0.29 0.34 0.05 0.07 0.12 —687 687 0.02 0.03 0.46 698
2028 0.23 0.20 1.45 2.71 < 0.005 0.04 0.28 0.33 0.04 0.07 0.11 —672 672 0.02 0.04 0.45 684
2029 1.58 1.57 0.32 0.62 < 0.005 0.01 0.06 0.07 0.01 0.01 0.02 —139 139 < 0.005 0.01 0.08 141
3. Construction Emissions Details
3.1. Demolition (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
2.72 2.29 20.7 19.0 0.03 0.84 —0.84 0.78 —0.78 —3,427 3,427 0.14 0.03 —3,438
Demoliti
on
——————6.21 6.21 —0.94 0.94 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.22 0.19 1.70 1.56 < 0.005 0.07 —0.07 0.06 —0.06 —282 282 0.01 < 0.005 —283
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Demoliti ——————0.51 0.51 —0.08 0.08 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.04 0.03 0.31 0.29 < 0.005 0.01 —0.01 0.01 —0.01 —46.6 46.6 < 0.005 < 0.005 —46.8
Demoliti
on
——————0.09 0.09 —0.01 0.01 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.06 0.06 0.08 0.75 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —186 186 < 0.005 0.01 0.02 188
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.22 0.14 8.79 1.95 0.05 0.15 2.00 2.15 0.15 0.51 0.66 —7,379 7,379 0.07 1.16 0.40 7,726
Average
Daily
——————————————————
Worker 0.01 < 0.005 0.01 0.08 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —16.3 16.3 < 0.005 < 0.005 0.02 16.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.02 0.01 0.71 0.16 < 0.005 0.01 0.16 0.18 0.01 0.04 0.05 —606 606 0.01 0.10 0.55 635
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.70 2.70 < 0.005 < 0.005 < 0.005 2.73
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 < 0.005 0.13 0.03 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —100 100 < 0.005 0.02 0.09 105
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3.3. Grading (2026) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
3.62 3.04 27.2 27.6 0.06 1.12 —1.12 1.03 —1.03 —6,599 6,599 0.27 0.05 —6,621
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.13 0.11 0.96 0.97 < 0.005 0.04 —0.04 0.04 —0.04 —232 232 0.01 < 0.005 —233
Dust
From
Material
Movement
——————0.08 0.08 —0.03 0.03 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
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38.6—< 0.005< 0.00538.538.5—0.01—0.010.01—0.01< 0.0050.180.180.020.02Off-Roa
d
Equipm
ent
Dust
From
Material
Movement
——————0.02 0.02 —0.01 0.01 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.08 0.07 0.10 1.00 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —248 248 < 0.005 0.01 0.02 251
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —9.32 9.32 < 0.005 < 0.005 0.01 9.44
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.54 1.54 < 0.005 < 0.005 < 0.005 1.56
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.5. Grading (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
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Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
3.51 2.95 25.6 27.3 0.06 1.04 —1.04 0.96 —0.96 —6,598 6,598 0.27 0.05 —6,621
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.15 0.13 1.10 1.17 < 0.005 0.04 —0.04 0.04 —0.04 —284 284 0.01 < 0.005 —285
Dust
From
Material
Movement
——————0.10 0.10 —0.04 0.04 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.03 0.02 0.20 0.21 < 0.005 0.01 —0.01 0.01 —0.01 —47.0 47.0 < 0.005 < 0.005 —47.2
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———————0.010.01—0.020.02——————Dust
From
Material
Movement
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.08 0.07 0.09 0.94 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —243 243 < 0.005 0.01 0.02 246
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —11.2 11.2 < 0.005 < 0.005 0.02 11.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.85 1.85 < 0.005 < 0.005 < 0.005 1.87
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.7. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
1.23 1.03 9.39 12.9 0.02 0.34 —0.34 0.31 —0.31 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.23 1.03 9.39 12.9 0.02 0.34 —0.34 0.31 —0.31 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.83 0.69 6.30 8.68 0.02 0.23 —0.23 0.21 —0.21 —1,609 1,609 0.07 0.01 —1,615
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.15 0.13 1.15 1.58 < 0.005 0.04 —0.04 0.04 —0.04 —266 266 0.01 < 0.005 —267
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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Worker 0.63 0.56 0.57 10.8 0.00 0.00 1.71 1.71 0.00 0.40 0.40 —1,869 1,869 0.02 0.06 5.51 1,894
Vendor 0.09 0.06 1.65 0.72 0.01 0.02 0.46 0.49 0.02 0.13 0.15 —1,641 1,641 0.02 0.22 4.06 1,710
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.53 0.47 0.62 6.13 0.00 0.00 1.71 1.71 0.00 0.40 0.40 —1,592 1,592 0.02 0.06 0.14 1,611
Vendor 0.08 0.06 1.77 0.73 0.01 0.02 0.46 0.49 0.02 0.13 0.15 —1,642 1,642 0.02 0.22 0.11 1,708
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.37 0.33 0.38 5.16 0.00 0.00 1.15 1.15 0.00 0.27 0.27 —1,142 1,142 0.01 0.04 1.60 1,156
Vendor 0.06 0.04 1.16 0.48 0.01 0.02 0.31 0.33 0.02 0.09 0.10 —1,102 1,102 0.01 0.15 1.18 1,147
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.07 0.06 0.07 0.94 0.00 0.00 0.21 0.21 0.00 0.05 0.05 —189 189 < 0.005 0.01 0.26 191
Vendor 0.01 0.01 0.21 0.09 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 —182 182 < 0.005 0.02 0.19 190
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.9. Building Construction (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.18 0.99 8.92 12.9 0.02 0.30 —0.30 0.28 —0.28 —2,397 2,397 0.10 0.02 —2,406
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.18 0.99 8.92 12.9 0.02 0.30 —0.30 0.28 —0.28 —2,397 2,397 0.10 0.02 —2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.85 0.71 6.39 9.26 0.02 0.22 —0.22 0.20 —0.20 —1,717 1,717 0.07 0.01 —1,723
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.15 0.13 1.17 1.69 < 0.005 0.04 —0.04 0.04 —0.04 —284 284 0.01 < 0.005 —285
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.60 0.54 0.51 10.1 0.00 0.00 1.71 1.71 0.00 0.40 0.40 —1,834 1,834 0.02 0.06 4.96 1,858
Vendor 0.07 0.05 1.58 0.68 0.01 0.02 0.46 0.49 0.02 0.13 0.15 —1,602 1,602 0.02 0.22 3.75 1,670
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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Worker 0.46 0.45 0.57 5.69 0.00 0.00 1.71 1.71 0.00 0.40 0.40 —1,563 1,563 0.02 0.06 0.13 1,582
Vendor 0.07 0.04 1.70 0.71 0.01 0.02 0.46 0.49 0.02 0.13 0.15 —1,603 1,603 0.02 0.22 0.10 1,669
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.35 0.34 0.36 5.12 0.00 0.00 1.22 1.22 0.00 0.29 0.29 —1,196 1,196 0.01 0.04 1.53 1,211
Vendor 0.05 0.03 1.19 0.49 0.01 0.02 0.33 0.35 0.02 0.09 0.11 —1,148 1,148 0.01 0.16 1.16 1,195
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.06 0.06 0.07 0.93 0.00 0.00 0.22 0.22 0.00 0.05 0.05 —198 198 < 0.005 0.01 0.25 200
Vendor 0.01 0.01 0.22 0.09 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 —190 190 < 0.005 0.03 0.19 198
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.11. Building Construction (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.15 0.97 8.58 12.9 0.02 0.28 —0.28 0.25 —0.25 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
153
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287—< 0.0050.01286286—0.03—0.030.03—0.03< 0.0051.541.020.120.14Off-Roa
d
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.03 0.02 0.19 0.28 < 0.005 0.01 —0.01 0.01 —0.01 —47.4 47.4 < 0.005 < 0.005 —47.5
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.44 0.37 0.51 5.36 0.00 0.00 1.71 1.71 0.00 0.40 0.40 —1,535 1,535 0.02 0.06 0.12 1,554
Vendor 0.07 0.04 1.63 0.68 0.01 0.02 0.46 0.49 0.02 0.13 0.15 —1,561 1,561 0.02 0.21 0.09 1,623
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.06 0.05 0.05 0.80 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —196 196 < 0.005 0.01 0.23 198
Vendor 0.01 0.01 0.19 0.08 < 0.005 < 0.005 0.05 0.06 < 0.005 0.02 0.02 —186 186 < 0.005 0.02 0.18 194
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.15 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —32.4 32.4 < 0.005 < 0.005 0.04 32.8
Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —30.8 30.8 < 0.005 < 0.005 0.03 32.1
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.13. Paving (2029) - Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.80 0.67 6.46 9.92 0.01 0.24 —0.24 0.22 —0.22 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.04 0.04 0.35 0.54 < 0.005 0.01 —0.01 0.01 —0.01 —82.8 82.8 < 0.005 < 0.005 —83.1
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.06 0.10 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —13.7 13.7 < 0.005 < 0.005 —13.8
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
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——————————————————Daily,
Summer
(Max)
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.04 0.06 0.61 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —176 176 < 0.005 0.01 0.01 178
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —10.3 10.3 < 0.005 < 0.005 0.01 10.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.70 1.70 < 0.005 < 0.005 < 0.005 1.72
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.15. Architectural Coating (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.79 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
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————————————————50.950.9Architect
ural
Coating
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.79 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
50.9 50.9 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.02 0.02 0.13 0.18 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —21.9 21.9 < 0.005 < 0.005 —22.0
Architect
ural
Coating
s
8.37 8.37 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.02 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —3.63 3.63 < 0.005 < 0.005 —3.65
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————————————————1.531.53Architect
ural
Coating
s
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.10 0.10 0.09 1.88 0.00 0.00 0.34 0.34 0.00 0.08 0.08 —360 360 < 0.005 0.01 0.89 365
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.09 0.07 0.10 1.07 0.00 0.00 0.34 0.34 0.00 0.08 0.08 —307 307 < 0.005 0.01 0.02 311
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.01 0.01 0.22 0.00 0.00 0.06 0.06 0.00 0.01 0.01 —53.9 53.9 < 0.005 < 0.005 0.06 54.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —8.93 8.93 < 0.005 < 0.005 0.01 9.04
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
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4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
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4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Annual ——————————————————
Avoided ——————————————————
Subtotal ——————————————————
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——————————————————Sequest
ered
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description
Demolition Demolition 11/1/2026 12/13/2026 5.00 30.0 —
Grading Grading 12/14/2026 1/22/2027 5.00 30.0 —
Building Construction Building Construction 1/23/2027 3/2/2029 5.00 550 —
Paving Paving 3/3/2029 3/30/2029 5.00 20.0 —
Architectural Coating Architectural Coating 3/3/2029 5/25/2029 5.00 60.0 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
Demolition Concrete/Industrial
Saws
Diesel Average 1.00 8.00 33.0 0.73
Demolition Excavators Diesel Average 3.00 8.00 36.0 0.38
Demolition Rubber Tired Dozers Diesel Average 2.00 8.00 367 0.40
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 161
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Grading Tractors/Loaders/Back Diesel Average 2.00 8.00 84.0 0.37
Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29
Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20
Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74
Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36
Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix
Demolition ————
Demolition Worker 15.0 18.5 LDA,LDT1,LDT2
Demolition Vendor —10.2 HHDT,MHDT
Demolition Hauling 111 20.0 HHDT
Demolition Onsite truck ——HHDT
Grading ————
Grading Worker 20.0 18.5 LDA,LDT1,LDT2
Grading Vendor —10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 131 18.5 LDA,LDT1,LDT2 162
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Building Construction Vendor 54.0 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor —10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————
Architectural Coating Worker 26.2 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor —10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction
Water unpaved roads twice daily 55%55%
Limit vehicle speeds on unpaved roads to 25 mph 44%44%
Sweep paved roads once per month 9%9%
5.5. Architectural Coatings
Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 0.00 0.00 494,250 164,750 —
5.6. Dust Mitigation 163
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5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (Building
Square Footage)
Acres Paved (acres)
Demolition 0.00 0.00 0.00 288,517 —
Grading ——90.0 0.00 —
Paving 0.00 0.00 0.00 0.00 0.00
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction
Water Exposed Area 3 74%74%
Water Demolished Area 2 36%36%
5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Hotel 0.00 0%
Quality Restaurant 0.00 0%
General Office Building 0.00 0%
General Office Building 0.00 0%
Golf Course 0.00 0%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2027 0.00 457 0.03 < 0.005
2028 0.00 457 0.03 < 0.005
2026 0.00 457 0.03 < 0.005
2029 0.00 457 0.03 < 0.005 164
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5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use Planning Area 1 includes upgrading the existing golf course.
Planning Area 3 includes 154-unit luxury hotel, with approximately 250,000 SF of total space
and the 7,500 restaurant.
Planning Area 4 includes 17,000 SF golf clubhouse.
Planning Area 5 includes 55,000 SF Banquet Meeting Space.
Assumed an estimate of 10% of land uses landscaped.
Construction: Construction Phases Construction estimated to take place from November 2026 to May 2029.
165
APPENDIX A.2
Proposed Project Construction
(Planning Area 2)
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SilverRock Resort Proposed Project Construction Phase 1 (Planning
Area 2) Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
3. Construction Emissions Details
3.1. Demolition (2027) - Unmitigated
3.3. Grading (2027) - Unmitigated
3.5. Grading (2028) - Unmitigated
3.7. Building Construction (2028) - Unmitigated
3.9. Building Construction (2029) - Unmitigated
3.11. Building Construction (2030) - Unmitigated
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3.13. Building Construction (2031) - Unmitigated
3.15. Paving (2028) - Unmitigated
3.17. Paving (2029) - Unmitigated
3.19. Paving (2030) - Unmitigated
3.21. Paving (2031) - Unmitigated
3.23. Architectural Coating (2028) - Unmitigated
3.25. Architectural Coating (2029) - Unmitigated
3.27. Architectural Coating (2030) - Unmitigated
3.29. Architectural Coating (2031) - Unmitigated
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
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5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name SilverRock Resort Proposed Project Construction Phase 1 (Planning Area 2)
Construction Start Date 1/1/2027
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)3.00
Precipitation (days)7.60
Location 33.672095298053605, -116.2796035818008
County Riverside-Salton Sea
City La Quinta
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5651
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Single Family
Housing
29.0 Dwelling Unit 9.42 56,550 5,655 —94.0 —
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1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Unmit.2.68 2.32 16.6 26.1 0.04 0.57 0.39 0.96 0.53 0.09 0.62 —4,519 4,519 0.17 0.06 1.26 4,542
Daily,
Winter
(Max)
——————————————————
Unmit.2.77 2.31 22.7 25.2 0.05 0.84 2.79 3.63 0.78 0.94 1.49 —5,880 5,880 0.17 0.40 0.13 6,004
Average
Daily
(Max)
——————————————————
Unmit.1.87 1.62 11.8 18.1 0.03 0.41 0.34 0.75 0.38 0.10 0.48 —3,196 3,196 0.12 0.04 0.38 3,212
Annual
(Max)
——————————————————
Unmit.0.34 0.30 2.14 3.31 0.01 0.07 0.06 0.14 0.07 0.02 0.09 —529 529 0.02 0.01 0.06 532
Exceeds
(Daily
Max)
——————————————————
Threshol
d
—75.0 100 550 150 ——150 ——55.0 ———————
Unmit.—No No No No ——No ——No ———————
Exceeds
(Average
Daily)
——————————————————
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———————55.0——150——15055010075.0—Threshol
d
Unmit.—No No No No ——No ——No ———————
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily -
Summer
(Max)
——————————————————
2028 2.68 2.32 16.6 26.1 0.04 0.57 0.39 0.96 0.53 0.09 0.62 —4,519 4,519 0.17 0.06 1.26 4,542
2029 2.61 2.27 16.0 25.9 0.04 0.53 0.39 0.92 0.49 0.09 0.58 —4,508 4,508 0.17 0.06 1.13 4,531
2030 2.53 2.19 15.6 25.8 0.04 0.49 0.39 0.88 0.45 0.09 0.55 —4,499 4,499 0.17 0.06 1.01 4,522
2031 2.48 2.15 15.2 25.6 0.04 0.46 0.39 0.85 0.43 0.09 0.52 —4,491 4,491 0.17 0.06 0.91 4,513
Daily -
Winter
(Max)
——————————————————
2027 2.77 2.31 22.7 19.9 0.05 0.84 2.79 3.63 0.78 0.94 1.49 —5,880 5,880 0.16 0.40 0.13 6,004
2028 2.65 2.30 16.6 25.2 0.04 0.57 2.04 2.61 0.53 0.94 1.46 —4,462 4,462 0.17 0.06 0.03 4,484
2029 2.59 2.24 16.0 25.1 0.04 0.53 0.39 0.92 0.49 0.09 0.58 —4,453 4,453 0.17 0.06 0.03 4,474
2030 2.52 2.18 15.6 25.0 0.04 0.49 0.39 0.88 0.45 0.09 0.55 —4,445 4,445 0.17 0.06 0.03 4,466
2031 2.46 2.13 15.2 24.8 0.04 0.46 0.39 0.85 0.43 0.09 0.52 —4,437 4,437 0.17 0.06 0.02 4,459
Average
Daily
——————————————————
2027 0.31 0.26 2.45 2.40 0.01 0.09 0.31 0.41 0.09 0.08 0.17 —614 614 0.02 0.03 0.19 625
2028 1.87 1.62 11.8 18.0 0.03 0.41 0.34 0.75 0.38 0.10 0.48 —3,157 3,157 0.12 0.04 0.38 3,173
2029 1.85 1.61 11.4 18.1 0.03 0.38 0.27 0.65 0.35 0.07 0.41 —3,196 3,196 0.12 0.04 0.35 3,212
2030 1.80 1.56 11.2 18.0 0.03 0.35 0.27 0.63 0.32 0.07 0.39 —3,190 3,190 0.12 0.04 0.31 3,206
2031 0.56 0.48 3.42 5.65 0.01 0.10 0.09 0.19 0.10 0.02 0.12 —1,003 1,003 0.04 0.01 0.09 1,008
Annual ——————————————————172
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2027 0.06 0.05 0.45 0.44 < 0.005 0.02 0.06 0.07 0.02 0.01 0.03 —102 102 < 0.005 0.01 0.03 103
2028 0.34 0.30 2.14 3.28 0.01 0.07 0.06 0.14 0.07 0.02 0.09 —523 523 0.02 0.01 0.06 525
2029 0.34 0.29 2.09 3.31 0.01 0.07 0.05 0.12 0.06 0.01 0.08 —529 529 0.02 0.01 0.06 532
2030 0.33 0.28 2.04 3.29 0.01 0.06 0.05 0.11 0.06 0.01 0.07 —528 528 0.02 0.01 0.05 531
2031 0.10 0.09 0.62 1.03 < 0.005 0.02 0.02 0.03 0.02 < 0.005 0.02 —166 166 0.01 < 0.005 0.01 167
3. Construction Emissions Details
3.1. Demolition (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
2.64 2.21 19.9 18.6 0.03 0.80 —0.80 0.73 —0.73 —3,427 3,427 0.14 0.03 —3,439
Demoliti
on
——————1.96 1.96 —0.30 0.30 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.22 0.18 1.64 1.53 < 0.005 0.07 —0.07 0.06 —0.06 —282 282 0.01 < 0.005 —283
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———————0.020.02—0.160.16——————Demoliti
on
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.04 0.03 0.30 0.28 < 0.005 0.01 —0.01 0.01 —0.01 —46.6 46.6 < 0.005 < 0.005 —46.8
Demoliti
on
——————0.03 0.03 —< 0.005 < 0.005 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.06 0.05 0.07 0.70 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —182 182 < 0.005 0.01 0.02 184
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.07 0.04 2.70 0.61 0.02 0.05 0.63 0.68 0.05 0.18 0.22 —2,271 2,271 0.02 0.37 0.12 2,381
Average
Daily
——————————————————
Worker 0.01 < 0.005 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —16.0 16.0 < 0.005 < 0.005 0.02 16.2
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.01 < 0.005 0.22 0.05 < 0.005 < 0.005 0.05 0.06 < 0.005 0.01 0.02 —187 187 < 0.005 0.03 0.16 196
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.65 2.65 < 0.005 < 0.005 < 0.005 2.68
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 < 0.005 0.04 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —30.9 30.9 < 0.005 < 0.005 0.03 32.4
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3.3. Grading (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.89 1.59 14.2 17.3 0.03 0.60 —0.60 0.55 —0.55 —2,960 2,960 0.12 0.02 —2,970
Dust
From
Material
Movement
——————1.84 1.84 —0.89 0.89 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.58 0.71 < 0.005 0.02 —0.02 0.02 —0.02 —122 122 < 0.005 < 0.005 —122
Dust
From
Material
Movement
——————0.08 0.08 —0.04 0.04 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
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20.2—< 0.005< 0.00520.120.1—< 0.005—< 0.005< 0.005—< 0.005< 0.0050.130.110.010.01Off-Roa
d
Equipm
ent
Dust
From
Material
Movement
——————0.01 0.01 —0.01 0.01 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.06 0.05 0.07 0.70 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —182 182 < 0.005 0.01 0.02 184
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —7.99 7.99 < 0.005 < 0.005 0.01 8.10
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.32 1.32 < 0.005 < 0.005 < 0.005 1.34
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.5. Grading (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
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Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.86 1.56 13.8 17.3 0.03 0.57 —0.57 0.52 —0.52 —2,961 2,961 0.12 0.02 —2,971
Dust
From
Material
Movement
——————1.84 1.84 —0.89 0.89 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.57 0.71 < 0.005 0.02 —0.02 0.02 —0.02 —122 122 < 0.005 < 0.005 —122
Dust
From
Material
Movement
——————0.08 0.08 —0.04 0.04 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.13 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —20.1 20.1 < 0.005 < 0.005 —20.2
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———————0.010.01—0.010.01——————Dust
From
Material
Movement
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.05 0.06 0.65 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —179 179 < 0.005 0.01 0.01 181
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —7.85 7.85 < 0.005 < 0.005 0.01 7.94
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —1.30 1.30 < 0.005 < 0.005 < 0.005 1.32
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.7. Building Construction (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
1.18 0.99 8.92 12.9 0.02 0.30 —0.30 0.28 —0.28 —2,397 2,397 0.10 0.02 —2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.18 0.99 8.92 12.9 0.02 0.30 —0.30 0.28 —0.28 —2,397 2,397 0.10 0.02 —2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.80 0.67 6.03 8.73 0.02 0.20 —0.20 0.19 —0.19 —1,619 1,619 0.07 0.01 —1,624
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.15 0.12 1.10 1.59 < 0.005 0.04 —0.04 0.03 —0.03 —268 268 0.01 < 0.005 —269
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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Worker 0.05 0.04 0.04 0.80 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —146 146 < 0.005 < 0.005 0.39 148
Vendor < 0.005 < 0.005 0.09 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —91.9 91.9 < 0.005 0.01 0.22 95.9
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.04 0.45 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —124 124 < 0.005 < 0.005 0.01 126
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —92.0 92.0 < 0.005 0.01 0.01 95.8
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.03 0.38 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —89.7 89.7 < 0.005 < 0.005 0.12 90.8
Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005 0.01 —62.1 62.1 < 0.005 0.01 0.06 64.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —14.9 14.9 < 0.005 < 0.005 0.02 15.0
Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —10.3 10.3 < 0.005 < 0.005 0.01 10.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.9. Building Construction (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.15 0.97 8.58 12.9 0.02 0.28 —0.28 0.25 —0.25 —2,397 2,397 0.10 0.02 —2,405
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.15 0.97 8.58 12.9 0.02 0.28 —0.28 0.25 —0.25 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.82 0.69 6.13 9.22 0.02 0.20 —0.20 0.18 —0.18 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.15 0.13 1.12 1.68 < 0.005 0.04 —0.04 0.03 —0.03 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.04 0.04 0.75 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —143 143 < 0.005 < 0.005 0.35 145
Vendor < 0.005 < 0.005 0.09 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —89.5 89.5 < 0.005 0.01 0.20 93.2
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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Worker 0.03 0.03 0.04 0.43 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —122 122 < 0.005 < 0.005 0.01 124
Vendor < 0.005 < 0.005 0.09 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —89.6 89.6 < 0.005 0.01 0.01 93.2
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.03 0.38 0.00 0.00 0.10 0.10 0.00 0.02 0.02 —93.2 93.2 < 0.005 < 0.005 0.11 94.4
Vendor < 0.005 < 0.005 0.07 0.03 < 0.005 < 0.005 0.02 0.02 < 0.005 0.01 0.01 —64.0 64.0 < 0.005 0.01 0.06 66.6
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —15.4 15.4 < 0.005 < 0.005 0.02 15.6
Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —10.6 10.6 < 0.005 < 0.005 0.01 11.0
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.11. Building Construction (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.12 0.94 8.39 12.9 0.02 0.26 —0.26 0.24 —0.24 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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2,405—0.020.102,3972,397—0.24—0.240.26—0.260.0212.98.390.941.12Off-Roa
d
Equipm
ent
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.80 0.67 5.99 9.20 0.02 0.19 —0.19 0.17 —0.17 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.15 0.12 1.09 1.68 < 0.005 0.03 —0.03 0.03 —0.03 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.70 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —141 141 < 0.005 < 0.005 0.32 143
Vendor < 0.005 < 0.005 0.08 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —87.0 87.0 < 0.005 0.01 0.18 90.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.04 0.40 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —120 120 < 0.005 < 0.005 0.01 122
Vendor < 0.005 < 0.005 0.09 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —87.1 87.1 < 0.005 0.01 < 0.005 90.6
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Worker 0.02 0.02 0.03 0.35 0.00 0.00 0.10 0.10 0.00 0.02 0.02 —91.7 91.7 < 0.005 < 0.005 0.10 92.8
Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.02 0.02 < 0.005 0.01 0.01 —62.2 62.2 < 0.005 0.01 0.06 64.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —15.2 15.2 < 0.005 < 0.005 0.02 15.4
Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —10.3 10.3 < 0.005 < 0.005 0.01 10.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.13. Building Construction (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.10 0.92 8.12 12.8 0.02 0.24 —0.24 0.22 —0.22 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.10 0.92 8.12 12.8 0.02 0.24 —0.24 0.22 —0.22 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
184
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——————————————————Average
Daily
Off-Roa
d
Equipm
ent
0.25 0.21 1.83 2.89 0.01 0.05 —0.05 0.05 —0.05 —539 539 0.02 < 0.005 —541
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.05 0.04 0.33 0.53 < 0.005 0.01 —0.01 0.01 —0.01 —89.3 89.3 < 0.005 < 0.005 —89.6
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.66 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —139 139 < 0.005 < 0.005 0.28 140
Vendor < 0.005 < 0.005 0.08 0.03 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —84.4 84.4 < 0.005 0.01 0.16 88.1
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.03 0.37 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —118 118 < 0.005 < 0.005 0.01 120
Vendor < 0.005 < 0.005 0.09 0.04 < 0.005 < 0.005 0.03 0.03 < 0.005 0.01 0.01 —84.5 84.5 < 0.005 0.01 < 0.005 88.1
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.10 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —28.4 28.4 < 0.005 < 0.005 0.03 28.8
Vendor < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —19.0 19.0 < 0.005 < 0.005 0.02 19.8
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————185
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Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —4.71 4.71 < 0.005 < 0.005 < 0.005 4.77
Vendor < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —3.15 3.15 < 0.005 < 0.005 < 0.005 3.28
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.15. Paving (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.82 0.69 6.63 9.91 0.01 0.26 —0.26 0.24 —0.24 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.82 0.69 6.63 9.91 0.01 0.26 —0.26 0.24 —0.24 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.55 0.46 4.47 6.69 0.01 0.17 —0.17 0.16 —0.16 —1,020 1,020 0.04 0.01 —1,024
186
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Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.10 0.08 0.82 1.22 < 0.005 0.03 —0.03 0.03 —0.03 —169 169 0.01 < 0.005 —169
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.07 0.06 0.06 1.16 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —210 210 < 0.005 0.01 0.57 212
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.05 0.06 0.65 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —179 179 < 0.005 0.01 0.01 181
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.04 0.04 0.04 0.55 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —129 129 < 0.005 < 0.005 0.17 131
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.10 0.00 0.00 0.02 0.02 0.00 0.01 0.01 —21.3 21.3 < 0.005 < 0.005 0.03 21.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00187
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.17. Paving (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.80 0.67 6.46 9.92 0.01 0.24 —0.24 0.22 —0.22 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.80 0.67 6.46 9.92 0.01 0.24 —0.24 0.22 —0.22 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.57 0.48 4.61 7.08 0.01 0.17 —0.17 0.16 —0.16 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.10 0.09 0.84 1.29 < 0.005 0.03 —0.03 0.03 —0.03 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.06 0.06 0.05 1.08 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —206 206 < 0.005 0.01 0.51 209
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.04 0.06 0.61 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —176 176 < 0.005 0.01 0.01 178
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.04 0.04 0.04 0.54 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —134 134 < 0.005 0.01 0.16 136
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.10 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —22.2 22.2 < 0.005 < 0.005 0.03 22.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00189
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3.19. Paving (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.77 0.64 6.28 9.90 0.01 0.22 —0.22 0.20 —0.20 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.77 0.64 6.28 9.90 0.01 0.22 —0.22 0.20 —0.20 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.55 0.46 4.49 7.07 0.01 0.16 —0.16 0.14 —0.14 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————190
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Off-Roa
Equipment
0.10 0.08 0.82 1.29 < 0.005 0.03 —0.03 0.03 —0.03 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.06 0.05 0.05 1.01 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —202 202 < 0.005 0.01 0.45 205
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.04 0.05 0.57 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —173 173 < 0.005 0.01 0.01 175
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.04 0.03 0.04 0.51 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —132 132 < 0.005 0.01 0.14 133
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —21.8 21.8 < 0.005 < 0.005 0.02 22.1
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.21. Paving (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e191
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Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.75 0.63 6.13 9.88 0.01 0.21 —0.21 0.19 —0.19 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.75 0.63 6.13 9.88 0.01 0.21 —0.21 0.19 —0.19 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.17 0.14 1.38 2.22 < 0.005 0.05 —0.05 0.04 —0.04 —340 340 0.01 < 0.005 —341
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.03 0.03 0.25 0.41 < 0.005 0.01 —0.01 0.01 —0.01 —56.3 56.3 < 0.005 < 0.005 —56.5
Paving 0.00 0.00 ————————————————192
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.04 0.94 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —199 199 < 0.005 0.01 0.41 202
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.04 0.04 0.53 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —170 170 < 0.005 0.01 0.01 172
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.15 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —40.8 40.8 < 0.005 < 0.005 0.04 41.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —6.76 6.76 < 0.005 < 0.005 0.01 6.85
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.23. Architectural Coating (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
193
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.13 0.11 0.81 1.12 < 0.005 0.02 —0.02 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.13 0.11 0.81 1.12 < 0.005 0.02 —0.02 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.09 0.07 0.55 0.76 < 0.005 0.01 —0.01 0.01 —0.01 —90.1 90.1 < 0.005 < 0.005 —90.5
Architect
ural
Coating
s
0.28 0.28 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
194
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Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —14.9 14.9 < 0.005 < 0.005 —15.0
Architect
ural
Coating
s
0.05 0.05 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.16 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —29.2 29.2 < 0.005 < 0.005 0.08 29.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —24.9 24.9 < 0.005 < 0.005 < 0.005 25.2
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —17.9 17.9 < 0.005 < 0.005 0.02 18.2
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.97 2.97 < 0.005 < 0.005 < 0.005 3.01
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00195
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3.25. Architectural Coating (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.79 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.79 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.09 0.07 0.57 0.79 < 0.005 0.01 —0.01 0.01 —0.01 —95.4 95.4 < 0.005 < 0.005 —95.7
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Architect
Coatings
0.30 0.30 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.05 0.05 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.15 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —28.7 28.7 < 0.005 < 0.005 0.07 29.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —24.4 24.4 < 0.005 < 0.005 < 0.005 24.7
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —18.6 18.6 < 0.005 < 0.005 0.02 18.9
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————197
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Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —3.09 3.09 < 0.005 < 0.005 < 0.005 3.13
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.27. Architectural Coating (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Off-Roa
d
Equipm
ent
0.09 0.07 0.56 0.79 < 0.005 0.01 —0.01 0.01 —0.01 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
0.30 0.30 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.05 0.05 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.14 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —28.2 28.2 < 0.005 < 0.005 0.06 28.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.08 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —24.0 24.0 < 0.005 < 0.005 < 0.005 24.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —18.3 18.3 < 0.005 < 0.005 0.02 18.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —3.03 3.03 < 0.005 < 0.005 < 0.005 3.07
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.29. Architectural Coating (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.10 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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134—< 0.0050.01134134—0.01—0.010.01—0.01< 0.0051.100.780.100.12Off-Roa
d
Equipm
Architect
ural
Coating
s
0.42 0.42 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.03 0.02 0.17 0.25 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —30.0 30.0 < 0.005 < 0.005 —30.2
Architect
ural
Coating
s
0.09 0.09 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.03 0.05 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —4.97 4.97 < 0.005 < 0.005 —4.99
Architect
ural
Coating
s
0.02 0.02 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.13 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —27.7 27.7 < 0.005 < 0.005 0.06 28.1201
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.01 0.01 0.01 0.07 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —23.7 23.7 < 0.005 < 0.005 < 0.005 24.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —5.68 5.68 < 0.005 < 0.005 0.01 5.76
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —0.94 0.94 < 0.005 < 0.005 < 0.005 0.95
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
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——————————————————Daily,
Winter
(Max)
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
203
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Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Annual ——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
5. Activity Data
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5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description
Demolition Demolition 11/1/2027 12/10/2027 5.00 30.0 —
Grading Grading 12/11/2027 1/21/2028 5.00 30.0 —
Building Construction Building Construction 1/22/2028 4/25/2031 5.00 850 —
Paving Paving 1/22/2028 4/25/2031 5.00 850 —
Architectural Coating Architectural Coating 1/22/2028 4/25/2031 5.00 850 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
Demolition Concrete/Industrial
Saws
Diesel Average 1.00 8.00 33.0 0.73
Demolition Excavators Diesel Average 3.00 8.00 36.0 0.38
Demolition Rubber Tired Dozers Diesel Average 2.00 8.00 367 0.40
Grading Excavators Diesel Average 1.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40
Grading Tractors/Loaders/Back
hoes
Diesel Average 3.00 8.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29
Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20
Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74
Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 205
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Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix
Grading ————
Grading Worker 15.0 18.5 LDA,LDT1,LDT2
Grading Vendor —10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 10.4 18.5 LDA,LDT1,LDT2
Building Construction Vendor 3.10 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor —10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————
Architectural Coating Worker 2.09 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor —10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT
Demolition ————206
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Demolition Worker 15.0 18.5 LDA,LDT1,LDT2
Demolition Vendor —10.2 HHDT,MHDT
Demolition Hauling 34.9 20.0 HHDT
Demolition Onsite truck ——HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction
Water unpaved roads twice daily 55%55%
Limit vehicle speeds on unpaved roads to 25 mph 44%44%
Sweep paved roads once per month 9%9%
5.5. Architectural Coatings
Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 114,514 38,171 0.00 0.00 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (Building
Square Footage)
Acres Paved (acres)
Demolition 0.00 0.00 0.00 91,045 —
Grading ——30.0 0.00 —
Paving 0.00 0.00 0.00 0.00 0.32
5.6.2. Construction Earthmoving Control Strategies
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Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction
Water Exposed Area 3 74%74%
Water Demolished Area 2 36%36%
5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Single Family Housing 0.32 0%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2027 0.00 457 0.03 < 0.005
2028 0.00 457 0.03 < 0.005
2029 0.00 457 0.03 < 0.005
2030 0.00 457 0.03 < 0.005
2031 0.00 457 0.03 < 0.005
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres 208
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5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use Planning Area 2 includes 29 single family homes.
Assumed 10% of land use is landscaped.
Construction: Construction Phases Construction estimated to take place from early 2027 to mid 2031.
Building construction, paving, and architectural coating to occur intermittently as homes are
constructed.
209
APPENDIX A.3
Proposed Project Construction
(Planning Area 6)
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SilverRock Resort Proposed Project Construction Phase 1 (Planning
Area 6) Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
3. Construction Emissions Details
3.1. Grading (2027) - Unmitigated
3.3. Building Construction (2027) - Unmitigated
3.5. Building Construction (2028) - Unmitigated
3.7. Building Construction (2029) - Unmitigated
3.9. Paving (2027) - Unmitigated
3.11. Paving (2028) - Unmitigated
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3.13. Paving (2029) - Unmitigated
3.15. Architectural Coating (2027) - Unmitigated
3.17. Architectural Coating (2028) - Unmitigated
3.19. Architectural Coating (2029) - Unmitigated
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
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5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name SilverRock Resort Proposed Project Construction Phase 1 (Planning Area 6)
Construction Start Date 1/1/2027
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)3.00
Precipitation (days)7.60
Location 33.672095298053605, -116.2796035818008
County Riverside-Salton Sea
City La Quinta
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5651
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Condo/Townhouse 70.0 Dwelling Unit 4.38 74,200 7,420 —226 —
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1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Unmit.3.22 2.82 16.9 29.6 0.04 0.60 1.12 1.72 0.55 0.26 0.82 —5,255 5,255 0.17 0.10 3.94 5,293
Daily,
Winter
(Max)
——————————————————
Unmit.3.16 2.77 16.9 26.8 0.04 0.60 2.04 2.64 0.55 0.94 1.49 —5,085 5,085 0.17 0.10 0.10 5,119
Average
Daily
(Max)
——————————————————
Unmit.2.17 1.92 11.6 19.6 0.03 0.42 0.85 1.27 0.39 0.24 0.63 —3,673 3,673 0.12 0.07 1.10 3,698
Annual
(Max)
——————————————————
Unmit.0.40 0.35 2.12 3.57 0.01 0.08 0.16 0.23 0.07 0.04 0.11 —608 608 0.02 0.01 0.18 612
Exceeds
(Daily
Max)
——————————————————
Threshol
d
—75.0 100 550 150 ——150 ——55.0 ———————
Unmit.—No No No No ——No ——No ———————
Exceeds
(Average
Daily)
——————————————————
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———————55.0——150——15055010075.0—Threshol
d
Unmit.—No No No No ——No ——No ———————
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily -
Summer
(Max)
——————————————————
2027 3.22 2.82 16.9 29.6 0.04 0.60 1.12 1.72 0.55 0.26 0.82 —5,255 5,255 0.17 0.10 3.94 5,293
2028 3.10 2.73 16.1 29.2 0.04 0.53 1.12 1.65 0.49 0.26 0.75 —5,228 5,228 0.17 0.10 3.56 5,266
2029 3.00 2.67 15.6 28.7 0.04 0.49 1.12 1.61 0.45 0.26 0.71 —5,201 5,201 0.17 0.10 3.21 5,238
Daily -
Winter
(Max)
——————————————————
2027 3.16 2.77 16.9 26.8 0.04 0.60 2.04 2.64 0.55 0.94 1.49 —5,085 5,085 0.17 0.10 0.10 5,119
2028 3.02 2.67 16.2 26.4 0.04 0.53 1.12 1.65 0.49 0.26 0.75 —5,062 5,062 0.17 0.10 0.09 5,096
2029 2.96 2.58 15.6 26.2 0.04 0.49 1.12 1.61 0.45 0.26 0.71 —5,038 5,038 0.17 0.10 0.08 5,072
Average
Daily
——————————————————
2027 2.12 1.86 11.6 18.6 0.03 0.42 0.85 1.27 0.39 0.24 0.63 —3,445 3,445 0.12 0.06 1.08 3,468
2028 2.17 1.92 11.5 19.6 0.03 0.38 0.80 1.17 0.35 0.19 0.54 —3,673 3,673 0.12 0.07 1.10 3,698
2029 1.73 1.54 9.10 15.7 0.02 0.29 0.65 0.93 0.26 0.15 0.42 —2,976 2,976 0.10 0.06 0.81 2,996
Annual ——————————————————
2027 0.39 0.34 2.12 3.40 < 0.005 0.08 0.16 0.23 0.07 0.04 0.11 —570 570 0.02 0.01 0.18 574
2028 0.40 0.35 2.11 3.57 0.01 0.07 0.15 0.21 0.06 0.03 0.10 —608 608 0.02 0.01 0.18 612
2029 0.32 0.28 1.66 2.87 < 0.005 0.05 0.12 0.17 0.05 0.03 0.08 —493 493 0.02 0.01 0.13 496
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3. Construction Emissions Details
3.1. Grading (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.89 1.59 14.2 17.3 0.03 0.60 —0.60 0.55 —0.55 —2,960 2,960 0.12 0.02 —2,970
Dust
From
Material
Movement
——————1.84 1.84 —0.89 0.89 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.16 0.13 1.17 1.42 < 0.005 0.05 —0.05 0.05 —0.05 —243 243 0.01 < 0.005 —244
Dust
From
Material
Movement
——————0.15 0.15 —0.07 0.07 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————217
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Off-Roa
Equipment
0.03 0.02 0.21 0.26 < 0.005 0.01 —0.01 0.01 —0.01 —40.3 40.3 < 0.005 < 0.005 —40.4
Dust
From
Material
Movement
——————0.03 0.03 —0.01 0.01 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.06 0.05 0.07 0.70 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —182 182 < 0.005 0.01 0.02 184
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 < 0.005 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —16.0 16.0 < 0.005 < 0.005 0.02 16.2
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.65 2.65 < 0.005 < 0.005 < 0.005 2.68
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.3. Building Construction (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————218
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Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.23 1.03 9.39 12.9 0.02 0.34 —0.34 0.31 —0.31 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.23 1.03 9.39 12.9 0.02 0.34 —0.34 0.31 —0.31 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.76 0.64 5.81 8.00 0.01 0.21 —0.21 0.19 —0.19 —1,482 1,482 0.06 0.01 —1,487
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.14 0.12 1.06 1.46 < 0.005 0.04 —0.04 0.03 —0.03 —245 245 0.01 < 0.005 —246
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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Worker 0.24 0.22 0.22 4.15 0.00 0.00 0.66 0.66 0.00 0.15 0.15 —718 718 0.01 0.02 2.12 728
Vendor 0.01 0.01 0.23 0.10 < 0.005 < 0.005 0.06 0.07 < 0.005 0.02 0.02 —227 227 < 0.005 0.03 0.56 237
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.21 0.18 0.24 2.36 0.00 0.00 0.66 0.66 0.00 0.15 0.15 —612 612 0.01 0.02 0.05 619
Vendor 0.01 0.01 0.25 0.10 < 0.005 < 0.005 0.06 0.07 < 0.005 0.02 0.02 —228 228 < 0.005 0.03 0.01 237
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.13 0.12 0.13 1.83 0.00 0.00 0.41 0.41 0.00 0.09 0.09 —404 404 < 0.005 0.01 0.57 409
Vendor 0.01 0.01 0.15 0.06 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —141 141 < 0.005 0.02 0.15 146
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.02 0.02 0.02 0.33 0.00 0.00 0.07 0.07 0.00 0.02 0.02 —66.9 66.9 < 0.005 < 0.005 0.09 67.8
Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —23.3 23.3 < 0.005 < 0.005 0.02 24.2
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.5. Building Construction (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.18 0.99 8.92 12.9 0.02 0.30 —0.30 0.28 —0.28 —2,397 2,397 0.10 0.02 —2,406
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.18 0.99 8.92 12.9 0.02 0.30 —0.30 0.28 —0.28 —2,397 2,397 0.10 0.02 —2,406
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.85 0.71 6.39 9.26 0.02 0.22 —0.22 0.20 —0.20 —1,717 1,717 0.07 0.01 —1,723
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.15 0.13 1.17 1.69 < 0.005 0.04 —0.04 0.04 —0.04 —284 284 0.01 < 0.005 —285
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.23 0.21 0.20 3.88 0.00 0.00 0.66 0.66 0.00 0.15 0.15 —705 705 0.01 0.02 1.90 714
Vendor 0.01 0.01 0.22 0.09 < 0.005 < 0.005 0.06 0.07 < 0.005 0.02 0.02 —222 222 < 0.005 0.03 0.52 231
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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Worker 0.18 0.17 0.22 2.19 0.00 0.00 0.66 0.66 0.00 0.15 0.15 —600 600 0.01 0.02 0.05 608
Vendor 0.01 0.01 0.24 0.10 < 0.005 < 0.005 0.06 0.07 < 0.005 0.02 0.02 —222 222 < 0.005 0.03 0.01 231
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.13 0.13 0.14 1.97 0.00 0.00 0.47 0.47 0.00 0.11 0.11 —459 459 0.01 0.02 0.59 465
Vendor 0.01 < 0.005 0.16 0.07 < 0.005 < 0.005 0.05 0.05 < 0.005 0.01 0.02 —159 159 < 0.005 0.02 0.16 166
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.02 0.02 0.03 0.36 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —76.1 76.1 < 0.005 < 0.005 0.10 77.0
Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —26.3 26.3 < 0.005 < 0.005 0.03 27.4
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.7. Building Construction (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.15 0.97 8.58 12.9 0.02 0.28 —0.28 0.25 —0.25 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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2,405—0.020.102,3972,397—0.25—0.250.28—0.280.0212.98.580.971.15Off-Roa
d
Equipm
ent
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.67 0.56 5.00 7.52 0.01 0.16 —0.16 0.15 —0.15 —1,398 1,398 0.06 0.01 —1,403
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.91 1.37 < 0.005 0.03 —0.03 0.03 —0.03 —231 231 0.01 < 0.005 —232
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.20 0.20 0.17 3.62 0.00 0.00 0.66 0.66 0.00 0.15 0.15 —692 692 0.01 0.02 1.71 701
Vendor 0.01 0.01 0.21 0.09 < 0.005 < 0.005 0.06 0.07 < 0.005 0.02 0.02 —216 216 < 0.005 0.03 0.48 225
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.17 0.14 0.19 2.06 0.00 0.00 0.66 0.66 0.00 0.15 0.15 —590 590 0.01 0.02 0.04 597
Vendor 0.01 0.01 0.23 0.09 < 0.005 < 0.005 0.06 0.07 < 0.005 0.02 0.02 —216 216 < 0.005 0.03 0.01 225
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Worker 0.10 0.10 0.10 1.49 0.00 0.00 0.38 0.38 0.00 0.09 0.09 —367 367 < 0.005 0.01 0.43 372
Vendor 0.01 < 0.005 0.13 0.05 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —126 126 < 0.005 0.02 0.12 131
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.02 0.02 0.02 0.27 0.00 0.00 0.07 0.07 0.00 0.02 0.02 —60.8 60.8 < 0.005 < 0.005 0.07 61.6
Vendor < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —20.9 20.9 < 0.005 < 0.005 0.02 21.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.9. Paving (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.79 0.66 6.09 8.83 0.01 0.24 —0.24 0.22 —0.22 —1,350 1,350 0.05 0.01 —1,355
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.79 0.66 6.09 8.83 0.01 0.24 —0.24 0.22 —0.22 —1,350 1,350 0.05 0.01 —1,355
Paving 0.00 0.00 ————————————————
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.49 0.41 3.76 5.46 0.01 0.15 —0.15 0.14 —0.14 —835 835 0.03 0.01 —838
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.09 0.07 0.69 1.00 < 0.005 0.03 —0.03 0.03 —0.03 —138 138 0.01 < 0.005 —139
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.10 0.09 0.09 1.65 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —285 285 < 0.005 0.01 0.84 289
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.08 0.07 0.09 0.94 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —243 243 < 0.005 0.01 0.02 246
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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Worker 0.05 0.05 0.05 0.72 0.00 0.00 0.16 0.16 0.00 0.04 0.04 —160 160 < 0.005 0.01 0.22 162
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.13 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —26.6 26.6 < 0.005 < 0.005 0.04 26.9
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.11. Paving (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.75 0.63 5.85 8.80 0.01 0.21 —0.21 0.19 —0.19 —1,350 1,350 0.05 0.01 —1,355
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.75 0.63 5.85 8.80 0.01 0.21 —0.21 0.19 —0.19 —1,350 1,350 0.05 0.01 —1,355
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.53 0.45 4.19 6.30 0.01 0.15 —0.15 0.14 —0.14 —967 967 0.04 0.01 —970
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.10 0.08 0.76 1.15 < 0.005 0.03 —0.03 0.03 —0.03 —160 160 0.01 < 0.005 —161
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.09 0.08 0.08 1.54 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —280 280 < 0.005 0.01 0.76 283
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.07 0.07 0.09 0.87 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —238 238 < 0.005 0.01 0.02 241
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.05 0.05 0.06 0.78 0.00 0.00 0.19 0.19 0.00 0.04 0.04 —182 182 < 0.005 0.01 0.23 185
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00227
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.14 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —30.2 30.2 < 0.005 < 0.005 0.04 30.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.13. Paving (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.74 0.62 5.73 8.81 0.01 0.20 —0.20 0.18 —0.18 —1,350 1,350 0.05 0.01 —1,354
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.74 0.62 5.73 8.81 0.01 0.20 —0.20 0.18 —0.18 —1,350 1,350 0.05 0.01 —1,354
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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790—0.010.03787787—0.11—0.110.12—0.120.015.143.340.360.43Off-Roa
d
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.61 0.94 < 0.005 0.02 —0.02 0.02 —0.02 —130 130 0.01 < 0.005 —131
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.08 0.08 0.07 1.43 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —275 275 < 0.005 0.01 0.68 278
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.07 0.06 0.08 0.82 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —234 234 < 0.005 0.01 0.02 237
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.04 0.04 0.04 0.59 0.00 0.00 0.15 0.15 0.00 0.04 0.04 —146 146 < 0.005 0.01 0.17 148
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
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Worker 0.01 0.01 0.01 0.11 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —24.1 24.1 < 0.005 < 0.005 0.03 24.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.15. Architectural Coating (2027) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.14 0.11 0.83 1.13 < 0.005 0.02 —0.02 0.02 —0.02 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.66 0.66 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.14 0.11 0.83 1.13 < 0.005 0.02 —0.02 0.02 —0.02 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.66 0.66 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Off-Roa
d
Equipm
ent
0.08 0.07 0.51 0.70 < 0.005 0.01 —0.01 0.01 —0.01 —82.6 82.6 < 0.005 < 0.005 —82.8
Architect
ural
Coating
s
0.41 0.41 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.09 0.13 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —13.7 13.7 < 0.005 < 0.005 —13.7
Architect
ural
Coating
s
0.07 0.07 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.04 0.04 0.83 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —144 144 < 0.005 < 0.005 0.42 146
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.05 0.47 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —122 122 < 0.005 < 0.005 0.01 124
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.02 0.03 0.37 0.00 0.00 0.08 0.08 0.00 0.02 0.02 —80.8 80.8 < 0.005 < 0.005 0.11 81.9
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.07 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —13.4 13.4 < 0.005 < 0.005 0.02 13.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.17. Architectural Coating (2028) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.13 0.11 0.81 1.12 < 0.005 0.02 —0.02 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.66 0.66 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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134—< 0.0050.01134134—0.01—0.010.02—0.02< 0.0051.120.810.110.13Off-Roa
d
Equipm
Architect
ural
Coating
s
0.66 0.66 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.09 0.08 0.58 0.80 < 0.005 0.01 —0.01 0.01 —0.01 —95.6 95.6 < 0.005 < 0.005 —96.0
Architect
ural
Coating
s
0.48 0.48 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.11 0.15 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.9
Architect
ural
Coating
s
0.09 0.09 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.04 0.04 0.78 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —141 141 < 0.005 < 0.005 0.38 143233
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.03 0.04 0.44 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —120 120 < 0.005 < 0.005 0.01 122
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.03 0.39 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —91.9 91.9 < 0.005 < 0.005 0.12 93.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 0.01 0.07 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —15.2 15.2 < 0.005 < 0.005 0.02 15.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.19. Architectural Coating (2029) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.79 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
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————————————————0.660.66Architect
ural
Coating
s
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.79 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
0.66 0.66 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.07 0.06 0.46 0.65 < 0.005 0.01 —0.01 0.01 —0.01 —77.9 77.9 < 0.005 < 0.005 —78.1
Architect
ural
Coating
s
0.39 0.39 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.08 0.12 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —12.9 12.9 < 0.005 < 0.005 —12.9
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————————————————0.070.07Architect
ural
Coating
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.04 0.03 0.72 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —138 138 < 0.005 < 0.005 0.34 140
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.04 0.41 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —118 118 < 0.005 < 0.005 0.01 119
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.02 0.30 0.00 0.00 0.08 0.08 0.00 0.02 0.02 —73.5 73.5 < 0.005 < 0.005 0.09 74.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —12.2 12.2 < 0.005 < 0.005 0.01 12.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
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4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Annual ——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————238
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Remove ——————————————————
Subtotal ——————————————————
———————————————————
5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description
Grading Grading 1/1/2027 2/11/2027 5.00 30.0 —
Building Construction Building Construction 2/19/2027 10/25/2029 5.00 700 —
Paving Paving 2/19/2027 10/25/2029 5.00 700 —
Architectural Coating Architectural Coating 2/19/2027 10/25/2029 5.00 700 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
Grading Excavators Diesel Average 1.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40
Grading Tractors/Loaders/Back
hoes
Diesel Average 3.00 8.00 84.0 0.37
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29
Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20
Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74
Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45
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Paving Pavers Diesel Average 1.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 6.00 89.0 0.36
Paving Rollers Diesel Average 2.00 6.00 36.0 0.38
Paving Cement and Mortar
Mixers
Diesel Average 2.00 6.00 10.0 0.56
Paving Tractors/Loaders/Back
hoes
Diesel Average 1.00 8.00 84.0 0.37
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix
Grading ————
Grading Worker 15.0 18.5 LDA,LDT1,LDT2
Grading Vendor —10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 50.4 18.5 LDA,LDT1,LDT2
Building Construction Vendor 7.48 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 20.0 18.5 LDA,LDT1,LDT2
Paving Vendor —10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————240
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Architectural Coating Worker 10.1 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor —10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction
Water unpaved roads twice daily 55%55%
Limit vehicle speeds on unpaved roads to 25 mph 44%44%
Sweep paved roads once per month 9%9%
5.5. Architectural Coatings
Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 150,255 50,085 0.00 0.00 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (sq. ft.)Acres Paved (acres)
Grading ——30.0 0.00 —
Paving 0.00 0.00 0.00 0.00 —
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction
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Water Exposed Area 3 74%74%
Water Demolished Area 2 36%36%
5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Condo/Townhouse —0%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2027 0.00 457 0.03 < 0.005
2028 0.00 457 0.03 < 0.005
2029 0.00 457 0.03 < 0.005
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
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5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use —
Construction: Construction Phases Construction estimated to take place from early 2027 to October 2029.
Building construction, paving, and architectural coating to occur intermittently as condos are
constructed.
243
APPENDIX A.4
Proposed Project Construction
(Planning Area 7)
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SilverRock Resort Proposed Project Construction Phase 1 (Planning
Area 7) Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
3. Construction Emissions Details
3.1. Grading (2030) - Unmitigated
3.3. Building Construction (2030) - Unmitigated
3.5. Building Construction (2031) - Unmitigated
3.7. Building Construction (2032) - Unmitigated
3.9. Building Construction (2033) - Unmitigated
3.11. Paving (2030) - Unmitigated
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3.13. Paving (2031) - Unmitigated
3.15. Paving (2032) - Unmitigated
3.17. Paving (2033) - Unmitigated
3.19. Architectural Coating (2030) - Unmitigated
3.21. Architectural Coating (2031) - Unmitigated
3.23. Architectural Coating (2032) - Unmitigated
3.25. Architectural Coating (2033) - Unmitigated
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
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5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name SilverRock Resort Proposed Project Construction Phase 1 (Planning Area 7)
Construction Start Date 1/1/2030
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)3.00
Precipitation (days)7.60
Location 33.672095298053605, -116.2796035818008
County Riverside-Salton Sea
City La Quinta
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5651
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Single Family
Housing
93.0 Dwelling Unit 30.2 181,350 18,135 —300 —
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1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Unmit.3.63 3.28 15.9 27.7 0.04 0.50 0.81 1.30 0.46 0.19 0.65 —5,065 5,065 0.17 0.10 2.25 5,100
Daily,
Winter
(Max)
——————————————————
Unmit.3.60 3.24 21.7 27.6 0.06 0.88 2.65 3.54 0.81 1.01 1.83 —6,826 6,826 0.27 0.10 0.06 6,852
Average
Daily
(Max)
——————————————————
Unmit.2.54 2.29 12.1 19.2 0.03 0.40 0.80 1.20 0.37 0.24 0.61 —3,798 3,798 0.14 0.07 0.62 3,821
Annual
(Max)
——————————————————
Unmit.0.46 0.42 2.21 3.50 0.01 0.07 0.15 0.22 0.07 0.04 0.11 —629 629 0.02 0.01 0.10 633
Exceeds
(Daily
Max)
——————————————————
Threshol
d
—75.0 100 550 150 ——150 ——55.0 ———————
Unmit.—No No No No ——No ——No ———————
Exceeds
(Average
Daily)
——————————————————
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———————55.0——150——15055010075.0—Threshol
d
Unmit.—No No No No ——No ——No ———————
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily -
Summer
(Max)
——————————————————
2030 3.63 3.28 15.9 27.7 0.04 0.50 0.81 1.30 0.46 0.19 0.65 —5,065 5,065 0.17 0.10 2.25 5,100
2031 3.57 3.22 15.4 27.4 0.04 0.47 0.81 1.27 0.43 0.19 0.62 —5,044 5,044 0.17 0.10 2.02 5,080
2032 3.51 3.17 15.0 27.1 0.04 0.44 0.81 1.24 0.40 0.19 0.59 —5,026 5,026 0.17 0.07 1.80 5,054
2033 3.45 3.12 14.7 26.9 0.04 0.40 0.81 1.20 0.37 0.19 0.56 —5,009 5,009 0.17 0.07 1.60 5,036
Daily -
Winter
(Max)
——————————————————
2030 3.60 3.24 21.7 27.6 0.06 0.88 2.65 3.54 0.81 1.01 1.83 —6,826 6,826 0.27 0.10 0.06 6,852
2031 3.54 3.19 15.5 25.9 0.04 0.47 0.81 1.27 0.43 0.19 0.62 —4,937 4,937 0.17 0.10 0.05 4,970
2032 3.48 3.14 15.1 25.7 0.04 0.44 0.81 1.24 0.40 0.19 0.59 —4,921 4,921 0.17 0.09 0.05 4,953
2033 3.41 3.10 14.8 25.6 0.04 0.40 0.81 1.20 0.37 0.19 0.56 —4,905 4,905 0.17 0.09 0.04 4,937
Average
Daily
——————————————————
2030 2.54 2.26 12.1 19.2 0.03 0.40 0.80 1.20 0.37 0.24 0.61 —3,798 3,798 0.14 0.06 0.61 3,821
2031 2.53 2.29 11.0 18.9 0.03 0.33 0.57 0.91 0.31 0.14 0.44 —3,557 3,557 0.12 0.07 0.62 3,581
2032 2.50 2.26 10.8 18.7 0.03 0.31 0.57 0.89 0.29 0.14 0.42 —3,554 3,554 0.12 0.07 0.56 3,578
2033 0.67 0.61 2.91 5.14 0.01 0.08 0.16 0.24 0.07 0.04 0.11 —978 978 0.03 0.01 0.14 983
Annual ——————————————————
2030 0.46 0.41 2.21 3.50 0.01 0.07 0.15 0.22 0.07 0.04 0.11 —629 629 0.02 0.01 0.10 633
2031 0.46 0.42 2.02 3.44 0.01 0.06 0.10 0.17 0.06 0.02 0.08 —589 589 0.02 0.01 0.10 593250
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2032 0.46 0.41 1.97 3.42 0.01 0.06 0.10 0.16 0.05 0.03 0.08 —588 588 0.02 0.01 0.09 592
2033 0.12 0.11 0.53 0.94 < 0.005 0.01 0.03 0.04 0.01 0.01 0.02 —162 162 0.01 < 0.005 0.02 163
3. Construction Emissions Details
3.1. Grading (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
3.23 2.72 21.7 26.9 0.06 0.88 —0.88 0.81 —0.81 —6,596 6,596 0.27 0.05 —6,619
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.40 0.34 2.67 3.31 0.01 0.11 —0.11 0.10 —0.10 —813 813 0.03 0.01 —816
Dust
From
Material
Movement
——————0.30 0.30 —0.12 0.12 ———————
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.07 0.06 0.49 0.60 < 0.005 0.02 —0.02 0.02 —0.02 —135 135 0.01 < 0.005 —135
Dust
From
Material
Movement
——————0.05 0.05 —0.02 0.02 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.06 0.06 0.07 0.76 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —230 230 < 0.005 0.01 0.02 233
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.12 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —30.3 30.3 < 0.005 < 0.005 0.03 30.7
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —5.02 5.02 < 0.005 < 0.005 0.01 5.08
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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3.3. Building Construction (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.12 0.94 8.39 12.9 0.02 0.26 —0.26 0.24 —0.24 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.12 0.94 8.39 12.9 0.02 0.26 —0.26 0.24 —0.24 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.66 0.56 4.96 7.61 0.01 0.15 —0.15 0.14 —0.14 —1,417 1,417 0.06 0.01 —1,421
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.91 1.39 < 0.005 0.03 —0.03 0.03 —0.03 —235 235 0.01 < 0.005 —235
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.13 0.11 0.10 2.25 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —452 452 < 0.005 0.02 1.01 458
Vendor 0.01 0.01 0.27 0.12 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —279 279 < 0.005 0.04 0.58 291
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.11 0.09 0.11 1.27 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —385 385 0.01 0.02 0.03 390
Vendor 0.01 0.01 0.29 0.12 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —279 279 < 0.005 0.04 0.02 291
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.07 0.06 0.07 0.94 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —243 243 < 0.005 0.01 0.26 246
Vendor 0.01 < 0.005 0.17 0.07 < 0.005 < 0.005 0.05 0.05 < 0.005 0.01 0.02 —165 165 < 0.005 0.02 0.15 172
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.17 0.00 0.00 0.05 0.05 0.00 0.01 0.01 —40.3 40.3 < 0.005 < 0.005 0.04 40.8
Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —27.3 27.3 < 0.005 < 0.005 0.02 28.4
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.5. Building Construction (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
1.10 0.92 8.12 12.8 0.02 0.24 —0.24 0.22 —0.22 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.10 0.92 8.12 12.8 0.02 0.24 —0.24 0.22 —0.22 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.78 0.66 5.80 9.18 0.02 0.17 —0.17 0.16 —0.16 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.14 0.12 1.06 1.67 < 0.005 0.03 —0.03 0.03 —0.03 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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Worker 0.12 0.10 0.10 2.10 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —445 445 < 0.005 0.02 0.90 450
Vendor 0.01 0.01 0.26 0.11 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —271 271 < 0.005 0.04 0.53 283
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.10 0.09 0.10 1.19 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —379 379 < 0.005 0.02 0.02 384
Vendor 0.01 0.01 0.28 0.12 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —271 271 < 0.005 0.04 0.01 282
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.08 0.07 0.07 1.06 0.00 0.00 0.31 0.31 0.00 0.07 0.07 —289 289 < 0.005 0.01 0.28 293
Vendor 0.01 0.01 0.20 0.08 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 —194 194 < 0.005 0.03 0.16 202
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.19 0.00 0.00 0.06 0.06 0.00 0.01 0.01 —47.9 47.9 < 0.005 < 0.005 0.05 48.5
Vendor < 0.005 < 0.005 0.04 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —32.0 32.0 < 0.005 < 0.005 0.03 33.4
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.7. Building Construction (2032) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.07 0.90 7.87 12.8 0.02 0.22 —0.22 0.21 —0.21 —2,397 2,397 0.10 0.02 —2,405
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.07 0.90 7.87 12.8 0.02 0.22 —0.22 0.21 —0.21 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.77 0.64 5.64 9.16 0.02 0.16 —0.16 0.15 —0.15 —1,717 1,717 0.07 0.01 —1,723
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.14 0.12 1.03 1.67 < 0.005 0.03 —0.03 0.03 —0.03 —284 284 0.01 < 0.005 —285
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.11 0.10 0.09 1.98 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —438 438 < 0.005 < 0.005 0.80 440
Vendor 0.01 0.01 0.25 0.11 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —263 263 < 0.005 0.04 0.48 274
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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Worker 0.10 0.08 0.10 1.12 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —374 374 < 0.005 0.02 0.02 379
Vendor 0.01 0.01 0.27 0.11 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —263 263 < 0.005 0.04 0.01 274
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.07 0.06 0.06 1.01 0.00 0.00 0.31 0.31 0.00 0.07 0.07 —286 286 < 0.005 0.01 0.25 290
Vendor 0.01 0.01 0.19 0.08 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 —188 188 < 0.005 0.03 0.15 196
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.18 0.00 0.00 0.06 0.06 0.00 0.01 0.01 —47.4 47.4 < 0.005 < 0.005 0.04 48.0
Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —31.2 31.2 < 0.005 < 0.005 0.02 32.5
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.9. Building Construction (2033) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
1.05 0.88 7.67 12.8 0.02 0.20 —0.20 0.19 —0.19 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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2,405—0.020.102,3972,397—0.19—0.190.20—0.200.0212.87.670.881.05Off-Roa
d
Equipm
ent
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.21 0.17 1.52 2.53 < 0.005 0.04 —0.04 0.04 —0.04 —474 474 0.02 < 0.005 —475
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.04 0.03 0.28 0.46 < 0.005 0.01 —0.01 0.01 —0.01 —78.4 78.4 < 0.005 < 0.005 —78.7
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.11 0.09 0.07 1.87 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —432 432 < 0.005 < 0.005 0.71 434
Vendor 0.01 0.01 0.25 0.11 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —255 255 < 0.005 0.04 0.43 266
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.08 0.08 0.09 1.05 0.00 0.00 0.44 0.44 0.00 0.10 0.10 —369 369 < 0.005 0.02 0.02 374
Vendor 0.01 0.01 0.26 0.11 < 0.005 < 0.005 0.09 0.09 < 0.005 0.02 0.03 —256 256 < 0.005 0.04 0.01 266
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Worker 0.02 0.02 0.02 0.26 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —77.9 77.9 < 0.005 < 0.005 0.06 78.1
Vendor < 0.005 < 0.005 0.05 0.02 < 0.005 < 0.005 0.02 0.02 < 0.005 < 0.005 0.01 —50.5 50.5 < 0.005 0.01 0.04 52.6
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —12.9 12.9 < 0.005 < 0.005 0.01 12.9
Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 —8.36 8.36 < 0.005 < 0.005 0.01 8.71
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.11. Paving (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.77 0.64 6.28 9.90 0.01 0.22 —0.22 0.20 —0.20 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.77 0.64 6.28 9.90 0.01 0.22 —0.22 0.20 —0.20 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.45 0.38 3.71 5.85 0.01 0.13 —0.13 0.12 —0.12 —893 893 0.04 0.01 —896
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.68 1.07 < 0.005 0.02 —0.02 0.02 —0.02 —148 148 0.01 < 0.005 —148
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.06 0.05 0.05 1.01 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —202 202 < 0.005 0.01 0.45 205
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.04 0.05 0.57 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —173 173 < 0.005 0.01 0.01 175
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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Worker 0.03 0.03 0.03 0.42 0.00 0.00 0.12 0.12 0.00 0.03 0.03 —109 109 < 0.005 < 0.005 0.12 110
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 < 0.005 0.01 0.08 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —18.0 18.0 < 0.005 < 0.005 0.02 18.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.13. Paving (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.75 0.63 6.13 9.88 0.01 0.21 —0.21 0.19 —0.19 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.75 0.63 6.13 9.88 0.01 0.21 —0.21 0.19 —0.19 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.53 0.45 4.38 7.06 0.01 0.15 —0.15 0.14 —0.14 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.10 0.08 0.80 1.29 < 0.005 0.03 —0.03 0.03 —0.03 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.04 0.94 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —199 199 < 0.005 0.01 0.41 202
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.04 0.04 0.53 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —170 170 < 0.005 0.01 0.01 172
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.03 0.47 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —130 130 < 0.005 0.01 0.12 131
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00263
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —21.5 21.5 < 0.005 < 0.005 0.02 21.7
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.15. Paving (2032) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.72 0.61 6.00 9.86 0.01 0.20 —0.20 0.18 —0.18 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.72 0.61 6.00 9.86 0.01 0.20 —0.20 0.18 —0.18 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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1,086—0.010.041,0821,082—0.13—0.130.14—0.140.017.064.300.440.52Off-Roa
d
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.09 0.08 0.78 1.29 < 0.005 0.03 —0.03 0.02 —0.02 —179 179 0.01 < 0.005 —180
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.04 0.04 0.89 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —196 196 < 0.005 < 0.005 0.36 197
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.04 0.50 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —168 168 < 0.005 0.01 0.01 170
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.03 0.45 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —128 128 < 0.005 0.01 0.11 130
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
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Worker 0.01 0.01 < 0.005 0.08 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —21.2 21.2 < 0.005 < 0.005 0.02 21.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.17. Paving (2033) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.70 0.59 5.91 9.84 0.01 0.18 —0.18 0.17 —0.17 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.70 0.59 5.91 9.84 0.01 0.18 —0.18 0.17 —0.17 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.14 0.12 1.17 1.94 < 0.005 0.04 —0.04 0.03 —0.03 —299 299 0.01 < 0.005 —300
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Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.03 0.02 0.21 0.35 < 0.005 0.01 —0.01 0.01 —0.01 —49.4 49.4 < 0.005 < 0.005 —49.6
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.04 0.03 0.84 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —194 194 < 0.005 < 0.005 0.32 194
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.04 0.47 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —165 165 < 0.005 0.01 0.01 168
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.12 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —34.9 34.9 < 0.005 < 0.005 0.03 35.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —5.78 5.78 < 0.005 < 0.005 < 0.005 5.79
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00267
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.19. Architectural Coating (2030) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.40 1.40 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.11 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.40 1.40 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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79.2—< 0.005< 0.00578.978.9—0.01—0.010.01—0.01< 0.0050.650.460.060.07Off-Roa
d
Architect
ural
Coating
s
0.83 0.83 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.08 0.12 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —13.1 13.1 < 0.005 < 0.005 —13.1
Architect
ural
Coating
s
0.15 0.15 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.45 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —90.4 90.4 < 0.005 < 0.005 0.20 91.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.25 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —77.1 77.1 < 0.005 < 0.005 0.01 78.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.19 0.00 0.00 0.05 0.05 0.00 0.01 0.01 —48.6 48.6 < 0.005 < 0.005 0.05 49.3269
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —8.05 8.05 < 0.005 < 0.005 0.01 8.16
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.21. Architectural Coating (2031) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.10 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.40 1.40 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.78 1.10 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
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————————————————1.401.40Architect
ural
Coating
s
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.55 0.79 < 0.005 0.01 —0.01 0.01 —0.01 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
1.00 1.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.18 0.18 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.42 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —88.9 88.9 < 0.005 < 0.005 0.18 90.1
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00271
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Daily,
Winter
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.24 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —75.9 75.9 < 0.005 < 0.005 < 0.005 76.8
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.01 0.01 0.21 0.00 0.00 0.06 0.06 0.00 0.01 0.01 —57.9 57.9 < 0.005 < 0.005 0.06 58.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —9.58 9.58 < 0.005 < 0.005 0.01 9.70
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.23. Architectural Coating (2032) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.77 1.10 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.40 1.40 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.77 1.10 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.40 1.40 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.55 0.79 < 0.005 0.01 —0.01 0.01 —0.01 —95.6 95.6 < 0.005 < 0.005 —95.9
Architect
ural
Coating
s
1.00 1.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.9
Architect
ural
Coating
s
0.18 0.18 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.40 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —87.7 87.7 < 0.005 < 0.005 0.16 88.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.22 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —74.8 74.8 < 0.005 < 0.005 < 0.005 75.8
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.20 0.00 0.00 0.06 0.06 0.00 0.01 0.01 —57.2 57.2 < 0.005 < 0.005 0.05 58.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —9.47 9.47 < 0.005 < 0.005 0.01 9.60
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.25. Architectural Coating (2033) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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134—< 0.0050.01134134—0.01—0.010.01—0.01< 0.0051.100.760.090.11Off-Roa
d
Architect
ural
Coating
s
1.40 1.40 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.76 1.10 < 0.005 0.01 —0.01 0.01 —0.01 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.40 1.40 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.02 0.02 0.15 0.22 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —26.4 26.4 < 0.005 < 0.005 —26.5
Architect
ural
Coating
s
0.28 0.28 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.03 0.04 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —4.37 4.37 < 0.005 < 0.005 —4.38
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Architect
Coatings
0.05 0.05 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.02 0.02 0.01 0.37 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —86.5 86.5 < 0.005 < 0.005 0.14 86.8
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.21 0.00 0.00 0.09 0.09 0.00 0.02 0.02 —73.8 73.8 < 0.005 < 0.005 < 0.005 74.8
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —15.6 15.6 < 0.005 < 0.005 0.01 15.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 —2.58 2.58 < 0.005 < 0.005 < 0.005 2.59
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
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4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Annual ——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————278
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Remove ——————————————————
Subtotal ——————————————————
———————————————————
5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description
Grading Grading 1/1/2030 3/4/2030 5.00 45.0 —
Building Construction Building Construction 3/5/2030 4/11/2033 5.00 810 —
Paving Paving 3/5/2030 4/11/2033 5.00 810 —
Architectural Coating Architectural Coating 3/5/2030 4/11/2033 5.00 810 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40
Grading Tractors/Loaders/Back
hoes
Diesel Average 2.00 8.00 84.0 0.37
Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29
Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20
Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74
Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
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Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36
Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix
Grading ————
Grading Worker 20.0 18.5 LDA,LDT1,LDT2
Grading Vendor —10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 33.5 18.5 LDA,LDT1,LDT2
Building Construction Vendor 9.94 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor —10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————
Architectural Coating Worker 6.70 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor —10.2 HHDT,MHDT 280
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Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction
Water unpaved roads twice daily 55%55%
Limit vehicle speeds on unpaved roads to 25 mph 44%44%
Sweep paved roads once per month 9%9%
5.5. Architectural Coatings
Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 367,234 122,411 0.00 0.00 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (sq. ft.)Acres Paved (acres)
Grading ——135 0.00 —
Paving 0.00 0.00 0.00 0.00 1.02
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction
Water Exposed Area 3 74%74%
Water Demolished Area 2 36%36%
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5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Single Family Housing 1.02 0%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2030 0.00 457 0.03 < 0.005
2031 0.00 457 0.03 < 0.005
2032 0.00 457 0.03 < 0.005
2033 0.00 457 0.03 < 0.005
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
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Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use Planning Area 7 includes 93 single family homes.
Assumed 10% of land use is landscaped.
Construction: Construction Phases Construction estimated to take place from 2030 to April 2033.
Building construction, paving, and architectural coating to occur intermittently as homes are
constructed.
283
APPENDIX A.5
Proposed Project Construction
(Planning Area 8)
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SilverRock Resort Proposed Project Construction Phase 2 (Planning
Area 8) Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
3. Construction Emissions Details
3.1. Grading (2035) - Unmitigated
3.3. Grading (2036) - Unmitigated
3.5. Building Construction (2036) - Unmitigated
3.7. Building Construction (2037) - Unmitigated
3.9. Building Construction (2038) - Unmitigated
3.11. Building Construction (2039) - Unmitigated
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3.13. Building Construction (2040) - Unmitigated
3.15. Building Construction (2041) - Unmitigated
3.17. Building Construction (2042) - Unmitigated
3.19. Building Construction (2043) - Unmitigated
3.21. Building Construction (2044) - Unmitigated
3.23. Building Construction (2045) - Unmitigated
3.25. Paving (2036) - Unmitigated
3.27. Paving (2037) - Unmitigated
3.29. Paving (2038) - Unmitigated
3.31. Paving (2039) - Unmitigated
3.33. Paving (2040) - Unmitigated
3.35. Paving (2041) - Unmitigated
3.37. Paving (2042) - Unmitigated
3.39. Paving (2043) - Unmitigated
3.41. Paving (2044) - Unmitigated
3.43. Paving (2045) - Unmitigated
3.45. Architectural Coating (2036) - Unmitigated
3.47. Architectural Coating (2037) - Unmitigated
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3.49. Architectural Coating (2038) - Unmitigated
3.51. Architectural Coating (2039) - Unmitigated
3.53. Architectural Coating (2040) - Unmitigated
3.55. Architectural Coating (2041) - Unmitigated
3.57. Architectural Coating (2042) - Unmitigated
3.59. Architectural Coating (2043) - Unmitigated
3.61. Architectural Coating (2044) - Unmitigated
3.63. Architectural Coating (2045) - Unmitigated
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
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5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name SilverRock Resort Proposed Project Construction Phase 2 (Planning Area 8)
Construction Start Date 1/1/2035
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)3.00
Precipitation (days)7.60
Location 33.672095298053605, -116.2796035818008
County Riverside-Salton Sea
City La Quinta
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5651
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Golf Course 18.0 Hole 126 0.00 0.00 0.00 300 —
Single Family
Housing
253 Dwelling Unit 82.1 493,350 49,335 —817 —
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General Office
Building
40.0 1000sqft 0.92 40,000 4,000 ———
1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Unmit.3.56 3.27 16.9 30.1 0.06 0.62 2.65 3.28 0.57 1.01 1.58 —6,848 6,848 0.27 0.15 2.54 6,872
Daily,
Winter
(Max)
——————————————————
Unmit.3.56 3.27 16.9 27.6 0.06 0.62 2.65 3.28 0.57 1.01 1.58 —6,812 6,812 0.27 0.15 0.08 6,835
Average
Daily
(Max)
——————————————————
Unmit.2.52 2.32 12.0 20.1 0.04 0.45 1.90 2.34 0.41 0.72 1.13 —4,876 4,876 0.19 0.10 0.78 4,892
Annual
(Max)
——————————————————
Unmit.0.46 0.42 2.20 3.68 0.01 0.08 0.35 0.43 0.07 0.13 0.21 —807 807 0.03 0.02 0.13 810
Exceeds
(Daily
Max)
——————————————————
Threshol
d
—75.0 100 550 150 ——150 ——55.0 ———————
Unmit.—No No No No ——No ——No ———————
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——————————————————Exceeds
(Average
Daily)
Threshol
d
—75.0 100 550 150 ——150 ——55.0 ———————
Unmit.—No No No No ——No ——No ———————
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily -
Summer
(Max)
——————————————————
2035 2.86 2.41 16.9 25.6 0.06 0.62 2.65 3.28 0.57 1.01 1.58 —6,848 6,848 0.27 0.05 0.33 6,872
2036 2.76 2.33 15.9 25.1 0.06 0.58 2.65 3.23 0.53 1.01 1.54 —6,846 6,846 0.27 0.05 0.29 6,869
2037 3.56 3.27 14.2 30.1 0.05 0.30 2.11 2.41 0.28 0.51 0.79 —6,547 6,547 0.19 0.15 2.54 6,598
2038 3.52 3.24 14.0 29.9 0.05 0.28 2.11 2.40 0.25 0.51 0.76 —6,533 6,533 0.19 0.15 2.19 6,584
2039 3.49 3.21 13.8 29.7 0.05 0.27 2.11 2.39 0.25 0.51 0.75 —6,506 6,506 0.19 0.15 1.87 6,556
2040 3.46 3.19 13.7 29.5 0.05 0.27 2.11 2.38 0.24 0.51 0.75 —6,482 6,482 0.18 0.15 1.59 6,532
2041 3.44 3.11 13.5 29.2 0.05 0.26 2.11 2.37 0.23 0.51 0.74 —6,460 6,460 0.18 0.15 1.35 6,510
2042 3.42 3.09 13.4 29.1 0.05 0.25 2.11 2.36 0.22 0.51 0.73 —6,441 6,441 0.18 0.14 1.14 6,488
2043 3.40 3.07 13.3 28.9 0.05 0.23 2.11 2.33 0.21 0.51 0.72 —6,424 6,424 0.18 0.14 0.96 6,470
2044 3.37 3.05 13.2 28.8 0.05 0.22 2.11 2.33 0.20 0.51 0.71 —6,409 6,409 0.18 0.14 0.81 6,455
2045 3.35 3.03 13.1 28.6 0.05 0.21 2.11 2.31 0.19 0.51 0.70 —6,395 6,395 0.18 0.14 0.67 6,442
Daily -
Winter
(Max)
——————————————————
2035 2.86 2.41 16.9 25.2 0.06 0.62 2.65 3.28 0.57 1.01 1.58 —6,812 6,812 0.27 0.05 0.01 6,835
2036 3.56 3.27 15.9 27.6 0.06 0.58 2.65 3.23 0.53 1.01 1.54 —6,809 6,809 0.27 0.15 0.08 6,833
2037 3.51 3.23 14.3 27.3 0.05 0.30 2.11 2.41 0.28 0.51 0.79 —6,296 6,296 0.19 0.15 0.07 6,344
2038 3.48 3.20 14.1 27.2 0.05 0.28 2.11 2.40 0.25 0.51 0.76 —6,282 6,282 0.19 0.15 0.06 6,331291
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2039 3.45 3.12 13.9 27.0 0.05 0.27 2.11 2.39 0.25 0.51 0.75 —6,257 6,257 0.19 0.15 0.05 6,305
2040 3.43 3.09 13.8 26.9 0.05 0.27 2.11 2.38 0.24 0.51 0.75 —6,235 6,235 0.18 0.15 0.04 6,283
2041 3.41 3.08 13.6 26.7 0.05 0.26 2.11 2.37 0.23 0.51 0.74 —6,215 6,215 0.18 0.15 0.04 6,263
2042 3.39 3.06 13.5 26.6 0.05 0.25 2.11 2.36 0.22 0.51 0.73 —6,197 6,197 0.18 0.14 0.03 6,243
2043 3.37 3.04 13.4 26.5 0.05 0.23 2.11 2.33 0.21 0.51 0.72 —6,181 6,181 0.18 0.14 0.02 6,226
2044 3.30 3.03 13.3 26.4 0.05 0.22 2.11 2.33 0.20 0.51 0.71 —6,167 6,167 0.18 0.14 0.02 6,212
2045 3.27 3.00 13.2 26.3 0.05 0.21 2.11 2.31 0.19 0.51 0.70 —6,154 6,154 0.18 0.14 0.02 6,200
Average
Daily
——————————————————
2035 2.04 1.72 12.0 18.1 0.04 0.45 1.90 2.34 0.41 0.72 1.13 —4,876 4,876 0.19 0.04 0.10 4,892
2036 2.11 1.82 11.2 18.3 0.04 0.37 1.81 2.19 0.34 0.64 0.99 —4,824 4,824 0.18 0.06 0.27 4,845
2037 2.52 2.32 10.2 20.1 0.03 0.22 1.50 1.71 0.20 0.36 0.56 —4,568 4,568 0.13 0.10 0.78 4,603
2038 2.49 2.29 10.0 20.1 0.03 0.20 1.50 1.70 0.18 0.36 0.54 —4,558 4,558 0.13 0.10 0.67 4,593
2039 2.47 2.27 9.90 19.9 0.03 0.20 1.50 1.70 0.18 0.36 0.54 —4,539 4,539 0.13 0.10 0.58 4,575
2040 2.46 2.22 9.84 19.9 0.03 0.19 1.51 1.70 0.17 0.36 0.53 —4,535 4,535 0.13 0.10 0.49 4,570
2041 2.44 2.20 9.68 19.7 0.03 0.18 1.50 1.68 0.16 0.36 0.52 —4,508 4,508 0.13 0.10 0.42 4,543
2042 2.43 2.19 9.61 19.6 0.03 0.18 1.50 1.68 0.16 0.36 0.52 —4,495 4,495 0.13 0.10 0.35 4,528
2043 2.41 2.18 9.54 19.5 0.03 0.16 1.50 1.66 0.15 0.36 0.51 —4,483 4,483 0.13 0.10 0.30 4,516
2044 2.41 2.17 9.50 19.5 0.03 0.16 1.50 1.66 0.15 0.36 0.51 —4,485 4,485 0.13 0.10 0.25 4,517
2045 1.61 1.48 6.47 13.3 0.02 0.10 1.03 1.13 0.09 0.25 0.34 —3,070 3,070 0.09 0.07 0.14 3,092
Annual ——————————————————
2035 0.37 0.31 2.20 3.30 0.01 0.08 0.35 0.43 0.07 0.13 0.21 —807 807 0.03 0.01 0.02 810
2036 0.38 0.33 2.04 3.35 0.01 0.07 0.33 0.40 0.06 0.12 0.18 —799 799 0.03 0.01 0.05 802
2037 0.46 0.42 1.86 3.68 0.01 0.04 0.27 0.31 0.04 0.07 0.10 —756 756 0.02 0.02 0.13 762
2038 0.45 0.42 1.83 3.66 0.01 0.04 0.27 0.31 0.03 0.07 0.10 —755 755 0.02 0.02 0.11 760
2039 0.45 0.41 1.81 3.63 0.01 0.04 0.27 0.31 0.03 0.07 0.10 —752 752 0.02 0.02 0.10 757
2040 0.45 0.41 1.80 3.62 0.01 0.03 0.27 0.31 0.03 0.07 0.10 —751 751 0.02 0.02 0.08 757
2041 0.45 0.40 1.77 3.59 0.01 0.03 0.27 0.31 0.03 0.07 0.10 —746 746 0.02 0.02 0.07 752
2042 0.44 0.40 1.75 3.57 0.01 0.03 0.27 0.31 0.03 0.07 0.09 —744 744 0.02 0.02 0.06 750292
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2043 0.44 0.40 1.74 3.55 0.01 0.03 0.27 0.30 0.03 0.07 0.09 —742 742 0.02 0.02 0.05 748
2044 0.44 0.40 1.73 3.55 0.01 0.03 0.27 0.30 0.03 0.07 0.09 —743 743 0.02 0.02 0.04 748
2045 0.29 0.27 1.18 2.43 < 0.005 0.02 0.19 0.21 0.02 0.05 0.06 —508 508 0.01 0.01 0.02 512
3. Construction Emissions Details
3.1. Grading (2035) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
2.81 2.36 16.8 24.6 0.06 0.62 —0.62 0.57 —0.57 —6,596 6,596 0.27 0.05 —6,619
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
2.81 2.36 16.8 24.6 0.06 0.62 —0.62 0.57 —0.57 —6,596 6,596 0.27 0.05 —6,619
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
2.01 1.69 12.0 17.6 0.04 0.45 —0.45 0.41 —0.41 —4,712 4,712 0.19 0.04 —4,728
Dust
From
Material
Movement
——————1.71 1.71 —0.68 0.68 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.37 0.31 2.19 3.21 0.01 0.08 —0.08 0.07 —0.07 —780 780 0.03 0.01 —783
Dust
From
Material
Movement
——————0.31 0.31 —0.12 0.12 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.04 1.00 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —252 252 < 0.005 < 0.005 0.33 253
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.05 0.04 0.56 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —215 215 < 0.005 < 0.005 0.01 216294
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.03 0.51 0.00 0.00 0.19 0.19 0.00 0.04 0.04 —164 164 < 0.005 < 0.005 0.10 165
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.09 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —27.2 27.2 < 0.005 < 0.005 0.02 27.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.3. Grading (2036) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
2.71 2.28 15.9 24.1 0.06 0.58 —0.58 0.53 —0.53 —6,596 6,596 0.27 0.05 —6,619
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
295
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Off-Roa
Equipment
2.71 2.28 15.9 24.1 0.06 0.58 —0.58 0.53 —0.53 —6,596 6,596 0.27 0.05 —6,619
Dust
From
Material
Movement
——————2.39 2.39 —0.95 0.95 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
1.51 1.27 8.81 13.4 0.03 0.32 —0.32 0.30 —0.30 —3,666 3,666 0.15 0.03 —3,679
Dust
From
Material
Movement
——————1.33 1.33 —0.53 0.53 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.28 0.23 1.61 2.44 0.01 0.06 —0.06 0.05 —0.05 —607 607 0.02 < 0.005 —609
Dust
From
Material
Movement
——————0.24 0.24 —0.10 0.10 ———————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.03 0.95 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —250 250 < 0.005 < 0.005 0.29 250
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00296
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.04 0.54 0.00 0.00 0.26 0.26 0.00 0.06 0.06 —213 213 < 0.005 < 0.005 0.01 214
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.02 0.37 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —127 127 < 0.005 < 0.005 0.07 127
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.07 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —21.0 21.0 < 0.005 < 0.005 0.01 21.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.5. Building Construction (2036) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.99 0.83 7.12 12.6 0.02 0.17 —0.17 0.16 —0.16 —2,397 2,397 0.10 0.02 —2,405
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.16 0.13 1.14 2.02 < 0.005 0.03 —0.03 0.02 —0.02 —385 385 0.02 < 0.005 —386
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.03 0.02 0.21 0.37 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —63.7 63.7 < 0.005 < 0.005 —63.9
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.23 0.23 0.22 2.80 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,108 1,108 0.01 0.01 0.04 1,110
Vendor 0.03 0.03 0.84 0.36 0.01 0.02 0.29 0.30 0.02 0.08 0.09 —797 797 0.01 0.11 0.02 830
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.04 0.04 0.03 0.56 0.00 0.00 0.22 0.22 0.00 0.05 0.05 —190 190 < 0.005 < 0.005 0.10 190
Vendor 0.01 < 0.005 0.13 0.06 < 0.005 < 0.005 0.05 0.05 < 0.005 0.01 0.02 —128 128 < 0.005 0.02 0.07 133
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.10 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —31.4 31.4 < 0.005 < 0.005 0.02 31.5298
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Vendor < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 —21.1 21.1 < 0.005 < 0.005 0.01 22.1
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.7. Building Construction (2037) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.98 0.82 6.99 12.5 0.02 0.16 —0.16 0.14 —0.14 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.98 0.82 6.99 12.5 0.02 0.16 —0.16 0.14 —0.14 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.70 0.58 4.99 8.93 0.02 0.11 —0.11 0.10 —0.10 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
299
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Off-Roa
Equipment
0.13 0.11 0.91 1.63 < 0.005 0.02 —0.02 0.02 —0.02 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.25 0.25 0.17 4.76 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,286 1,286 0.01 0.01 1.29 1,289
Vendor 0.04 0.03 0.77 0.33 0.01 0.02 0.28 0.30 0.02 0.08 0.09 —777 777 0.01 0.10 0.80 810
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.22 0.22 0.17 2.70 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,098 1,098 0.01 0.01 0.03 1,101
Vendor 0.03 0.03 0.83 0.35 0.01 0.02 0.28 0.30 0.02 0.08 0.09 —778 778 0.01 0.10 0.02 810
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.16 0.16 0.12 2.39 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —837 837 0.01 < 0.005 0.40 839
Vendor 0.02 0.02 0.58 0.24 0.01 0.01 0.20 0.21 0.01 0.06 0.07 —556 556 0.01 0.07 0.25 578
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.03 0.03 0.02 0.44 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —139 139 < 0.005 < 0.005 0.07 139
Vendor < 0.005 < 0.005 0.11 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —92.0 92.0 < 0.005 0.01 0.04 95.7
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.9. Building Construction (2038) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————300
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Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.97 0.81 6.89 12.5 0.02 0.15 —0.15 0.14 —0.14 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.97 0.81 6.89 12.5 0.02 0.15 —0.15 0.14 —0.14 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.69 0.58 4.92 8.90 0.02 0.11 —0.11 0.10 —0.10 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.13 0.11 0.90 1.62 < 0.005 0.02 —0.02 0.02 —0.02 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
301
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Worker 0.24 0.24 0.17 4.66 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,286 1,286 0.01 0.01 1.13 1,290
Vendor 0.03 0.03 0.78 0.33 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —763 763 0.01 0.10 0.67 795
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.22 0.21 0.17 2.64 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,099 1,099 0.01 0.01 0.03 1,101
Vendor 0.03 0.03 0.84 0.35 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —764 764 0.01 0.10 0.02 796
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.16 0.15 0.12 2.35 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —838 838 0.01 < 0.005 0.35 840
Vendor 0.02 0.02 0.58 0.24 0.01 0.01 0.20 0.22 0.01 0.06 0.06 —546 546 0.01 0.07 0.21 568
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.03 0.03 0.02 0.43 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —139 139 < 0.005 < 0.005 0.06 139
Vendor < 0.005 < 0.005 0.11 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —90.3 90.3 < 0.005 0.01 0.03 94.1
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.11. Building Construction (2039) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.96 0.80 6.78 12.4 0.02 0.15 —0.15 0.13 —0.13 —2,397 2,397 0.10 0.02 —2,405
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.96 0.80 6.78 12.4 0.02 0.15 —0.15 0.13 —0.13 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.69 0.57 4.84 8.86 0.02 0.10 —0.10 0.10 —0.10 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.13 0.10 0.88 1.62 < 0.005 0.02 —0.02 0.02 —0.02 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.23 0.23 0.17 4.52 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,277 1,277 0.01 0.01 0.98 1,280
Vendor 0.04 0.03 0.77 0.33 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —749 749 0.01 0.10 0.56 780
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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Worker 0.21 0.16 0.17 2.54 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,091 1,091 0.01 0.01 0.03 1,093
Vendor 0.03 0.03 0.83 0.35 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —750 750 0.01 0.10 0.01 781
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.15 0.15 0.12 2.28 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —832 832 0.01 < 0.005 0.30 834
Vendor 0.02 0.02 0.57 0.24 0.01 0.01 0.20 0.22 0.01 0.06 0.06 —535 535 0.01 0.07 0.17 558
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.03 0.03 0.02 0.42 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —138 138 < 0.005 < 0.005 0.05 138
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —88.6 88.6 < 0.005 0.01 0.03 92.3
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.13. Building Construction (2040) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.96 0.80 6.71 12.4 0.02 0.14 —0.14 0.13 —0.13 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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2,405—0.020.102,3972,397—0.13—0.130.14—0.140.0212.46.710.800.96Off-Roa
d
Equipm
ent
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.68 0.57 4.80 8.87 0.02 0.10 —0.10 0.09 —0.09 —1,717 1,717 0.07 0.01 —1,723
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.88 1.62 < 0.005 0.02 —0.02 0.02 —0.02 —284 284 0.01 < 0.005 —285
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.22 0.22 0.17 4.38 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,269 1,269 0.01 0.01 0.84 1,272
Vendor 0.03 0.03 0.76 0.33 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —735 735 < 0.005 0.10 0.46 767
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.20 0.15 0.17 2.44 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,084 1,084 0.01 0.01 0.02 1,086
Vendor 0.03 0.03 0.82 0.35 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —736 736 < 0.005 0.10 0.01 768
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Worker 0.15 0.11 0.12 2.22 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —829 829 0.01 < 0.005 0.26 831
Vendor 0.02 0.02 0.57 0.24 0.01 0.01 0.21 0.22 0.01 0.06 0.06 —527 527 < 0.005 0.07 0.14 549
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.03 0.02 0.02 0.40 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —137 137 < 0.005 < 0.005 0.04 138
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —87.3 87.3 < 0.005 0.01 0.02 91.0
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.15. Building Construction (2041) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.95 0.80 6.65 12.3 0.02 0.14 —0.14 0.13 —0.13 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.95 0.80 6.65 12.3 0.02 0.14 —0.14 0.13 —0.13 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Off-Roa
d
Equipm
ent
0.68 0.57 4.75 8.81 0.02 0.10 —0.10 0.09 —0.09 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.87 1.61 < 0.005 0.02 —0.02 0.02 —0.02 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.21 0.17 0.13 4.24 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,262 1,262 0.01 0.01 0.73 1,264
Vendor 0.03 0.03 0.75 0.32 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —723 723 < 0.005 0.10 0.37 755
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.20 0.15 0.17 2.38 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,078 1,078 0.01 0.01 0.02 1,080
Vendor 0.03 0.03 0.81 0.34 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —725 725 < 0.005 0.10 0.01 756
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.14 0.11 0.09 2.14 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —822 822 < 0.005 < 0.005 0.22 824
Vendor 0.02 0.02 0.56 0.24 0.01 0.01 0.20 0.22 0.01 0.06 0.06 —517 517 < 0.005 0.07 0.11 539
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————307
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Worker 0.03 0.02 0.02 0.39 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —136 136 < 0.005 < 0.005 0.04 136
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —85.6 85.6 < 0.005 0.01 0.02 89.3
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.17. Building Construction (2042) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.95 0.79 6.60 12.3 0.02 0.13 —0.13 0.12 —0.12 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.95 0.79 6.60 12.3 0.02 0.13 —0.13 0.12 —0.12 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.68 0.57 4.72 8.81 0.02 0.10 —0.10 0.09 —0.09 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.86 1.61 < 0.005 0.02 —0.02 0.02 —0.02 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.20 0.16 0.13 4.15 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,255 1,255 0.01 0.01 0.62 1,258
Vendor 0.03 0.03 0.74 0.32 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —713 713 < 0.005 0.10 0.30 742
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.19 0.14 0.13 2.33 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,073 1,073 0.01 0.01 0.02 1,075
Vendor 0.03 0.03 0.81 0.34 0.01 0.02 0.29 0.30 0.01 0.08 0.09 —714 714 < 0.005 0.10 0.01 743
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.14 0.11 0.09 2.08 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —818 818 < 0.005 < 0.005 0.19 819
Vendor 0.02 0.02 0.56 0.24 0.01 0.01 0.20 0.22 0.01 0.06 0.06 —509 509 < 0.005 0.07 0.09 530
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.03 0.02 0.02 0.38 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —135 135 < 0.005 < 0.005 0.03 136
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —84.3 84.3 < 0.005 0.01 0.02 87.8
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.19. Building Construction (2043) - Unmitigated
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Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.94 0.79 6.55 12.3 0.02 0.13 —0.13 0.12 —0.12 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.94 0.79 6.55 12.3 0.02 0.13 —0.13 0.12 —0.12 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.67 0.56 4.68 8.77 0.02 0.09 —0.09 0.09 —0.09 —1,712 1,712 0.07 0.01 —1,718
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.85 1.60 < 0.005 0.02 —0.02 0.02 —0.02 —283 283 0.01 < 0.005 —284
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.20 0.16 0.13 4.06 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,249 1,249 0.01 0.01 0.54 1,252
Vendor 0.03 0.03 0.74 0.32 0.01 0.01 0.28 0.29 0.01 0.08 0.09 —703 703 < 0.005 0.10 0.24 732
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.19 0.14 0.13 2.28 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,068 1,068 0.01 0.01 0.01 1,070
Vendor 0.03 0.03 0.80 0.34 0.01 0.01 0.28 0.29 0.01 0.08 0.09 —704 704 < 0.005 0.10 0.01 733
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.13 0.10 0.09 2.04 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —814 814 < 0.005 < 0.005 0.17 816
Vendor 0.02 0.02 0.55 0.23 0.01 0.01 0.20 0.20 0.01 0.06 0.06 —503 503 < 0.005 0.07 0.07 523
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.02 0.02 0.02 0.37 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —135 135 < 0.005 < 0.005 0.03 135
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —83.2 83.2 < 0.005 0.01 0.01 86.6
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.21. Building Construction (2044) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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2,405—0.020.102,3972,397—0.11—0.110.12—0.120.0212.26.480.780.93Off-Roa
d
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.93 0.78 6.48 12.2 0.02 0.12 —0.12 0.11 —0.11 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.67 0.56 4.64 8.76 0.02 0.09 —0.09 0.08 —0.08 —1,717 1,717 0.07 0.01 —1,723
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.12 0.10 0.85 1.60 < 0.005 0.02 —0.02 0.01 —0.01 —284 284 0.01 < 0.005 —285
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.20 0.15 0.12 4.01 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,244 1,244 0.01 0.01 0.46 1,247
Vendor 0.03 0.03 0.73 0.32 0.01 0.01 0.28 0.29 0.01 0.08 0.09 —695 695 < 0.005 0.10 0.19 724
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Daily,
Winter
(Max)
——————————————————
Worker 0.14 0.14 0.12 2.23 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,064 1,064 0.01 0.01 0.01 1,066
Vendor 0.03 0.03 0.79 0.34 0.01 0.01 0.28 0.29 0.01 0.08 0.09 —696 696 < 0.005 0.10 < 0.005 725
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.13 0.10 0.09 2.01 0.00 0.00 0.97 0.97 0.00 0.23 0.23 —813 813 < 0.005 < 0.005 0.14 814
Vendor 0.02 0.02 0.56 0.24 0.01 0.01 0.20 0.21 0.01 0.06 0.06 —498 498 < 0.005 0.07 0.06 519
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.02 0.02 0.02 0.37 0.00 0.00 0.18 0.18 0.00 0.04 0.04 —135 135 < 0.005 < 0.005 0.02 135
Vendor < 0.005 < 0.005 0.10 0.04 < 0.005 < 0.005 0.04 0.04 < 0.005 0.01 0.01 —82.4 82.4 < 0.005 0.01 0.01 85.9
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.23. Building Construction (2045) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.92 0.77 6.42 12.2 0.02 0.12 —0.12 0.11 —0.11 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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Off-Roa
Equipment
0.92 0.77 6.42 12.2 0.02 0.12 —0.12 0.11 —0.11 —2,397 2,397 0.10 0.02 —2,405
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.45 0.38 3.15 5.97 0.01 0.06 —0.06 0.05 —0.05 —1,177 1,177 0.05 0.01 —1,181
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.58 1.09 < 0.005 0.01 —0.01 0.01 —0.01 —195 195 0.01 < 0.005 —196
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.20 0.15 0.12 3.96 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,240 1,240 0.01 0.01 0.39 1,243
Vendor 0.03 0.03 0.73 0.32 0.01 0.01 0.28 0.29 0.01 0.08 0.09 —687 687 < 0.005 0.10 0.15 716
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.14 0.13 0.12 2.22 0.00 0.00 1.36 1.36 0.00 0.32 0.32 —1,060 1,060 0.01 0.01 0.01 1,062
Vendor 0.03 0.03 0.79 0.34 0.01 0.01 0.28 0.29 0.01 0.08 0.09 —688 688 < 0.005 0.10 < 0.005 717
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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Worker 0.07 0.07 0.06 1.38 0.00 0.00 0.66 0.66 0.00 0.16 0.16 —556 556 < 0.005 < 0.005 0.08 556
Vendor 0.02 0.01 0.38 0.16 < 0.005 < 0.005 0.14 0.14 < 0.005 0.04 0.04 —338 338 < 0.005 0.05 0.03 352
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 0.01 0.25 0.00 0.00 0.12 0.12 0.00 0.03 0.03 —92.0 92.0 < 0.005 < 0.005 0.01 92.1
Vendor < 0.005 < 0.005 0.07 0.03 < 0.005 < 0.005 0.02 0.03 < 0.005 0.01 0.01 —55.9 55.9 < 0.005 0.01 0.01 58.3
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.25. Paving (2036) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.63 0.53 5.62 9.78 0.01 0.14 —0.14 0.13 —0.13 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.10 0.09 0.90 1.57 < 0.005 0.02 —0.02 0.02 —0.02 —242 242 0.01 < 0.005 —243
Paving 0.00 0.00 ————————————————
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Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.02 0.02 0.16 0.29 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —40.1 40.1 < 0.005 < 0.005 —40.3
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.03 0.40 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —160 160 < 0.005 < 0.005 0.01 160
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 < 0.005 0.08 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —27.4 27.4 < 0.005 < 0.005 0.01 27.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —4.54 4.54 < 0.005 < 0.005 < 0.005 4.55
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.27. Paving (2037) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)316
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Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.61 0.51 5.50 9.77 0.01 0.12 —0.12 0.11 —0.11 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.61 0.51 5.50 9.77 0.01 0.12 —0.12 0.11 —0.11 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.44 0.37 3.93 6.98 0.01 0.09 —0.09 0.08 —0.08 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.72 1.27 < 0.005 0.02 —0.02 0.01 —0.01 —179 179 0.01 < 0.005 —179
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Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.04 0.02 0.69 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —186 186 < 0.005 < 0.005 0.19 186
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.39 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —159 159 < 0.005 < 0.005 < 0.005 159
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.02 0.35 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —121 121 < 0.005 < 0.005 0.06 121
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —20.0 20.0 < 0.005 < 0.005 0.01 20.1
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.29. Paving (2038) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————318
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Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.59 0.50 5.38 9.76 0.01 0.11 —0.11 0.10 —0.10 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.59 0.50 5.38 9.76 0.01 0.11 —0.11 0.10 —0.10 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.42 0.36 3.84 6.97 0.01 0.08 —0.08 0.07 —0.07 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.07 0.70 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.67 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —186 186 < 0.005 < 0.005 0.16 186
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.38 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —159 159 < 0.005 < 0.005 < 0.005 159
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.02 0.34 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —121 121 < 0.005 < 0.005 0.05 121
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —20.0 20.0 < 0.005 < 0.005 0.01 20.1
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.31. Paving (2039) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
320
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.58 0.49 5.31 9.75 0.01 0.11 —0.11 0.10 —0.10 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.58 0.49 5.31 9.75 0.01 0.11 —0.11 0.10 —0.10 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.42 0.35 3.79 6.97 0.01 0.08 —0.08 0.07 —0.07 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.69 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.65 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —184 184 < 0.005 < 0.005 0.14 185
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.37 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —158 158 < 0.005 < 0.005 < 0.005 158
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.02 0.33 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —120 120 < 0.005 < 0.005 0.04 120
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —19.9 19.9 < 0.005 < 0.005 0.01 19.9
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.33. Paving (2040) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
322
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.58 0.49 5.27 9.75 0.01 0.11 —0.11 0.10 —0.10 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.58 0.49 5.27 9.75 0.01 0.11 —0.11 0.10 —0.10 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.41 0.35 3.78 6.98 0.01 0.08 —0.08 0.07 —0.07 —1,082 1,082 0.04 0.01 —1,086
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.69 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —180
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.63 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —183 183 < 0.005 < 0.005 0.12 184
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.35 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —157 157 < 0.005 < 0.005 < 0.005 157
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.02 0.32 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —120 120 < 0.005 < 0.005 0.04 120
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —19.8 19.8 < 0.005 < 0.005 0.01 19.9
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.35. Paving (2041) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
324
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.57 0.48 5.20 9.74 0.01 0.10 —0.10 0.09 —0.09 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.57 0.48 5.20 9.74 0.01 0.10 —0.10 0.09 —0.09 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.41 0.34 3.72 6.96 0.01 0.07 —0.07 0.07 —0.07 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.07 0.06 0.68 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.61 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —182 182 < 0.005 < 0.005 0.10 183
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.34 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —156 156 < 0.005 < 0.005 < 0.005 156
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.01 0.31 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —119 119 < 0.005 < 0.005 0.03 119
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.06 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —19.6 19.6 < 0.005 < 0.005 0.01 19.7
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.37. Paving (2042) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
326
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.56 0.47 5.16 9.73 0.01 0.10 —0.10 0.09 —0.09 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.56 0.47 5.16 9.73 0.01 0.10 —0.10 0.09 —0.09 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.40 0.34 3.68 6.95 0.01 0.07 —0.07 0.06 —0.06 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.07 0.06 0.67 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.60 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —181 181 < 0.005 < 0.005 0.09 182
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.34 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —155 155 < 0.005 < 0.005 < 0.005 155
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.02 0.01 0.30 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —118 118 < 0.005 < 0.005 0.03 118
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —19.5 19.5 < 0.005 < 0.005 < 0.005 19.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.39. Paving (2043) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
328
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.56 0.47 5.12 9.72 0.01 0.09 —0.09 0.08 —0.08 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.56 0.47 5.12 9.72 0.01 0.09 —0.09 0.08 —0.08 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.40 0.33 3.66 6.95 0.01 0.06 —0.06 0.06 —0.06 —1,079 1,079 0.04 0.01 —1,083
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.07 0.06 0.67 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —179
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.59 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —180 180 < 0.005 < 0.005 0.08 181
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.33 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —154 154 < 0.005 < 0.005 < 0.005 155
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.01 0.01 0.29 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —118 118 < 0.005 < 0.005 0.02 118
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —19.5 19.5 < 0.005 < 0.005 < 0.005 19.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.41. Paving (2044) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
330
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.55 0.46 5.11 9.72 0.01 0.09 —0.09 0.08 —0.08 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.55 0.46 5.11 9.72 0.01 0.09 —0.09 0.08 —0.08 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.39 0.33 3.66 6.96 0.01 0.06 —0.06 0.06 —0.06 —1,082 1,082 0.04 0.01 —1,086
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.07 0.06 0.67 1.27 < 0.005 0.01 —0.01 0.01 —0.01 —179 179 0.01 < 0.005 —180
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.58 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —180 180 < 0.005 < 0.005 0.07 180
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.32 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —154 154 < 0.005 < 0.005 < 0.005 154
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.02 0.01 0.01 0.29 0.00 0.00 0.14 0.14 0.00 0.03 0.03 —117 117 < 0.005 < 0.005 0.02 118
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.03 0.03 0.00 0.01 0.01 —19.4 19.4 < 0.005 < 0.005 < 0.005 19.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.43. Paving (2045) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
332
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——————————————————Daily,
Summer
(Max)
Off-Roa
d
Equipm
ent
0.54 0.45 5.07 9.71 0.01 0.08 —0.08 0.07 —0.07 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.54 0.45 5.07 9.71 0.01 0.08 —0.08 0.07 —0.07 —1,511 1,511 0.06 0.01 —1,516
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.26 0.22 2.49 4.77 0.01 0.04 —0.04 0.03 —0.03 —742 742 0.03 0.01 —745
Paving 0.00 0.00 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.05 0.04 0.45 0.87 < 0.005 0.01 —0.01 0.01 —0.01 —123 123 < 0.005 < 0.005 —123
Paving 0.00 0.00 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.03 0.02 0.02 0.57 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —179 179 < 0.005 < 0.005 0.06 179
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.02 0.02 0.02 0.32 0.00 0.00 0.20 0.20 0.00 0.05 0.05 —153 153 < 0.005 < 0.005 < 0.005 153
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.20 0.00 0.00 0.10 0.10 0.00 0.02 0.02 —80.2 80.2 < 0.005 < 0.005 0.01 80.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.04 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 —13.3 13.3 < 0.005 < 0.005 < 0.005 13.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.45. Architectural Coating (2036) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
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——————————————————Daily,
Summer
(Max)
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.75 1.10 < 0.005 0.01 —0.01 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.02 0.01 0.12 0.18 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —21.4 21.4 < 0.005 < 0.005 —21.5
Architect
ural
Coating
s
0.24 0.24 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
< 0.005 < 0.005 0.02 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —3.55 3.55 < 0.005 < 0.005 —3.56
Architect
ural
Coating
s
0.04 0.04 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Daily,
Winter
(Max)
——————————————————
Worker 0.05 0.05 0.04 0.56 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —222 222 < 0.005 < 0.005 0.01 222
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.11 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —38.0 38.0 < 0.005 < 0.005 0.02 38.1
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 —6.28 6.28 < 0.005 < 0.005 < 0.005 6.30
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.47. Architectural Coating (2037) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
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134—< 0.0050.01134134—< 0.005—< 0.005< 0.005—< 0.005< 0.0051.090.750.090.11Off-Roa
d
Equipm
ent
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.75 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
1.06 1.06 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
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15.8—< 0.005< 0.00515.815.8—< 0.005—< 0.005< 0.005—< 0.005< 0.0050.140.100.010.01Off-Roa
d
Equipm
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.03 0.95 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —257 257 < 0.005 < 0.005 0.26 258
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.03 0.54 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —220 220 < 0.005 < 0.005 0.01 220
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.02 0.48 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —167 167 < 0.005 < 0.005 0.08 168
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 < 0.005 0.09 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —27.7 27.7 < 0.005 < 0.005 0.01 27.8
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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3.49. Architectural Coating (2038) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.75 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.75 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.4 95.4 < 0.005 < 0.005 —95.7
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Architect
Coatings
1.06 1.06 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.03 0.93 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —257 257 < 0.005 < 0.005 0.23 258
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.04 0.03 0.53 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —220 220 < 0.005 < 0.005 0.01 220
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.02 0.47 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —168 168 < 0.005 < 0.005 0.07 168
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————340
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Worker 0.01 0.01 < 0.005 0.09 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —27.7 27.7 < 0.005 < 0.005 0.01 27.8
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.51. Architectural Coating (2039) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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——————————————————Average
Daily
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
1.06 1.06 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.05 0.05 0.03 0.90 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —255 255 < 0.005 < 0.005 0.20 256
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.51 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —218 218 < 0.005 < 0.005 0.01 219
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.03 0.02 0.46 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —166 166 < 0.005 < 0.005 0.06 167
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 0.01 < 0.005 0.08 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —27.5 27.5 < 0.005 < 0.005 0.01 27.6
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.53. Architectural Coating (2040) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
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134—< 0.0050.01134134—< 0.005—< 0.005< 0.005—< 0.005< 0.0051.090.740.090.11Off-Roa
d
Equipm
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.6 95.6 < 0.005 < 0.005 —96.0
Architect
ural
Coating
s
1.07 1.07 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.9
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.04 0.03 0.88 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —254 254 < 0.005 < 0.005 0.17 254344
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.49 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —217 217 < 0.005 < 0.005 < 0.005 217
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.02 0.02 0.44 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —166 166 < 0.005 < 0.005 0.05 166
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 < 0.005 < 0.005 0.08 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —27.4 27.4 < 0.005 < 0.005 0.01 27.5
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.55. Architectural Coating (2041) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
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————————————————1.491.49Architect
ural
Coating
s
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
1.06 1.06 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
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————————————————0.190.19Architect
ural
Coating
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.85 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —252 252 < 0.005 < 0.005 0.15 253
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.48 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —216 216 < 0.005 < 0.005 < 0.005 216
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.02 0.02 0.43 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —164 164 < 0.005 < 0.005 0.04 165
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 < 0.005 < 0.005 0.08 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —27.2 27.2 < 0.005 < 0.005 0.01 27.3
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.57. Architectural Coating (2042) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e347
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Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
1.06 1.06 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.83 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —251 251 < 0.005 < 0.005 0.12 252
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.47 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —215 215 < 0.005 < 0.005 < 0.005 215
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.02 0.02 0.42 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —164 164 < 0.005 < 0.005 0.04 164
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker 0.01 < 0.005 < 0.005 0.08 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —27.1 27.1 < 0.005 < 0.005 0.01 27.1349
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.59. Architectural Coating (2043) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
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Off-Roa
Equipment
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.4 95.4 < 0.005 < 0.005 —95.7
Architect
ural
Coating
s
1.06 1.06 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.8
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.81 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —250 250 < 0.005 < 0.005 0.11 250
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.04 0.03 0.03 0.46 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —214 214 < 0.005 < 0.005 < 0.005 214
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.02 0.02 0.41 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —163 163 < 0.005 < 0.005 0.03 163351
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.07 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —26.9 26.9 < 0.005 < 0.005 0.01 27.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.61. Architectural Coating (2044) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
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————————————————1.491.49Architect
ural
Coating
s
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.08 0.06 0.53 0.78 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —95.6 95.6 < 0.005 < 0.005 —96.0
Architect
ural
Coating
s
1.07 1.07 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.10 0.14 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —15.8 15.8 < 0.005 < 0.005 —15.9
Architect
ural
Coating
s
0.19 0.19 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.02 0.80 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —249 249 < 0.005 < 0.005 0.09 249
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00353
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Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.45 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —213 213 < 0.005 < 0.005 < 0.005 213
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.03 0.02 0.02 0.40 0.00 0.00 0.19 0.19 0.00 0.05 0.05 —163 163 < 0.005 < 0.005 0.03 163
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.07 0.00 0.00 0.04 0.04 0.00 0.01 0.01 —26.9 26.9 < 0.005 < 0.005 < 0.005 27.0
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
3.63. Architectural Coating (2045) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Onsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
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0.000.000.000.000.000.00—0.000.000.000.000.000.000.000.000.000.000.00Onsite
truck
Daily,
Winter
(Max)
——————————————————
Off-Roa
d
Equipm
ent
0.11 0.09 0.74 1.09 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —134 134 0.01 < 0.005 —134
Architect
ural
Coating
s
1.49 1.49 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Off-Roa
d
Equipm
ent
0.05 0.04 0.36 0.54 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —65.6 65.6 < 0.005 < 0.005 —65.8
Architect
ural
Coating
s
0.73 0.73 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Off-Roa
d
Equipm
ent
0.01 0.01 0.07 0.10 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —10.9 10.9 < 0.005 < 0.005 —10.9
Architect
ural
Coating
s
0.13 0.13 ————————————————
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
355
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Offsite ——————————————————
Daily,
Summer
(Max)
——————————————————
Worker 0.04 0.03 0.02 0.79 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —248 248 < 0.005 < 0.005 0.08 249
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Daily,
Winter
(Max)
——————————————————
Worker 0.03 0.03 0.02 0.44 0.00 0.00 0.27 0.27 0.00 0.06 0.06 —212 212 < 0.005 < 0.005 < 0.005 212
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Average
Daily
——————————————————
Worker 0.01 0.01 0.01 0.28 0.00 0.00 0.13 0.13 0.00 0.03 0.03 —111 111 < 0.005 < 0.005 0.02 111
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Annual ——————————————————
Worker < 0.005 < 0.005 < 0.005 0.05 0.00 0.00 0.02 0.02 0.00 0.01 0.01 —18.4 18.4 < 0.005 < 0.005 < 0.005 18.4
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
356
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Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
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Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Annual ——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
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5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description
Grading Grading 1/1/2035 10/10/2036 5.00 465 —
Building Construction Building Construction 10/11/2036 9/8/2045 5.00 2,325 —
Paving Paving 10/11/2036 9/8/2045 5.00 2,325 —
Architectural Coating Architectural Coating 10/11/2036 9/8/2045 5.00 2,325 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40
Grading Tractors/Loaders/Back
hoes
Diesel Average 2.00 8.00 84.0 0.37
Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Building Construction Cranes Diesel Average 1.00 7.00 367 0.29
Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20
Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74
Building Construction Tractors/Loaders/Back
hoes
Diesel Average 3.00 7.00 84.0 0.37
Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36
Paving Rollers Diesel Average 2.00 8.00 36.0 0.38 359
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Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48
5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix
Grading ————
Grading Worker 20.0 18.5 LDA,LDT1,LDT2
Grading Vendor —10.2 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck ——HHDT
Building Construction ————
Building Construction Worker 104 18.5 LDA,LDT1,LDT2
Building Construction Vendor 33.6 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck ——HHDT
Paving ————
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor —10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck ——HHDT
Architectural Coating ————
Architectural Coating Worker 20.8 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor —10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck ——HHDT
5.4. Vehicles
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5.4.1. Construction Vehicle Control Strategies
Control Strategies Applied PM10 Reduction PM2.5 Reduction
Water unpaved roads twice daily 55%55%
Limit vehicle speeds on unpaved roads to 25 mph 44%44%
Sweep paved roads once per month 9%9%
5.5. Architectural Coatings
Phase Name Residential Interior Area
Coated (sq ft)
Residential Exterior Area
Coated (sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 999,034 333,011 60,000 20,000 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy)Material Exported (cy)Acres Graded (acres)Material Demolished (sq. ft.)Acres Paved (acres)
Grading ——1,395 0.00 —
Paving 0.00 0.00 0.00 0.00 2.79
5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day)PM10 Reduction PM2.5 Reduction
Water Exposed Area 3 74%74%
Water Demolished Area 2 36%36%
5.7. Construction Paving
Land Use Area Paved (acres)% Asphalt
Golf Course 0.00 0%
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Single Family Housing 2.79 0%
General Office Building 0.00 0%
5.8. Construction Electricity Consumption and Emissions Factors
kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2035 0.00 457 0.03 < 0.005
2036 0.00 457 0.03 < 0.005
2037 0.00 457 0.03 < 0.005
2038 0.00 457 0.03 < 0.005
2039 0.00 457 0.03 < 0.005
2040 0.00 457 0.03 < 0.005
2041 0.00 457 0.03 < 0.005
2042 0.00 457 0.03 < 0.005
2043 0.00 457 0.03 < 0.005
2044 0.00 457 0.03 < 0.005
2045 0.00 457 0.03 < 0.005
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
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Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use PA 8 includes a second 18-hole golf course is proposed with up to 253 private residences and
40,000 SF of commercial uses
Assumed 10% of land use is landscaped.
Construction: Construction Phases Construction estimated to take place from 2035 to 2045.
Building construction, paving, and architectural coating to occur intermittently as homes are
constructed.
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APPENDIX A.6
Proposed Project Operations
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SilverRock Proposed Project Operations Custom Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
4.3.1. Unmitigated
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4.4. Water Emissions by Land Use
4.4.1. Unmitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.9. Operational Mobile Sources
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5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
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5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name SilverRock Proposed Project Operations
Operational Year 2045
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s)3.00
Precipitation (days)7.60
Location 33.67414841676246, -116.28483188652353
County Riverside-Salton Sea
City La Quinta
Air District South Coast AQMD
Air Basin Salton Sea
TAZ 5651
EDFZ 19
Electric Utility Imperial Irrigation District
Gas Utility Southern California Gas
App Version 2022.1.1.29
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft)Landscape Area (sq
ft)
Special Landscape
Area (sq ft)
Population Description
Golf Course 36.0 Hole 251 0.00 0.00 0.00 ——
General Office
Building
17.0 1000sqft 0.39 17,000 1,700 ———
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General Office
Building
55.0 1000sqft 1.26 55,000 5,500 ———
Hotel 154 Room 5.13 223,608 25,000 ———
Quality Restaurant 7.50 1000sqft 0.17 7,500 750 ———
Condo/Townhouse 70.0 Dwelling Unit 4.38 74,200 7,420 —226 —
Single Family
Housing
29.0 Dwelling Unit 9.42 56,550 5,655 —94.0 —
Single Family
Housing
93.0 Dwelling Unit 30.2 181,350 18,135 —300 —
Single Family
Housing
253 Dwelling Unit 82.1 493,350 49,335 —817 —
General Office
Building
40.0 1000sqft 0.92 40,000 4,000 ———
1.3. User-Selected Emission Reduction Measures by Emissions Sector
No measures selected
2. Emissions Summary
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Un/Mit.TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Unmit.54.9 52.2 32.0 331 0.91 0.98 86.8 87.8 0.95 22.0 23.0 405 110,540 110,946 44.4 3.87 390 113,598
Daily,
Winter
(Max)
——————————————————
Unmit.47.6 45.2 33.9 194 0.81 0.94 86.8 87.7 0.92 22.0 22.9 405 100,593 100,998 44.4 3.96 368 103,657
Average
Daily
(Max)
——————————————————
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Unmit.48.4 46.0 30.1 220 0.76 0.91 76.8 77.7 0.88 19.5 20.4 405 95,381 95,786 44.2 3.50 376 98,310
Annual
(Max)
——————————————————
Unmit.8.83 8.40 5.49 40.2 0.14 0.17 14.0 14.2 0.16 3.55 3.72 67.1 15,791 15,858 7.31 0.58 62.2 16,276
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Mobile 22.4 20.3 25.3 287 0.86 0.44 86.8 87.2 0.42 22.0 22.4 —88,224 88,224 1.90 3.52 22.5 89,343
Area 31.8 31.5 0.36 40.3 < 0.005 0.04 —0.04 0.03 —0.03 —129 129 0.01 < 0.005 —129
Energy 0.72 0.36 6.34 3.78 0.04 0.50 —0.50 0.50 —0.50 —21,915 21,915 1.71 0.14 —21,999
Water ———————————84.7 272 357 8.70 0.21 —637
Waste ———————————321 0.00 321 32.1 0.00 —1,122
Refrig.————————————————367 367
Total 54.9 52.2 32.0 331 0.91 0.98 86.8 87.8 0.95 22.0 23.0 405 110,540 110,946 44.4 3.87 390 113,598
Daily,
Winter
(Max)
——————————————————
Mobile 20.0 18.0 27.5 190 0.77 0.44 86.8 87.2 0.42 22.0 22.4 —78,406 78,406 1.94 3.61 0.58 79,531
Area 26.8 26.8 ————————————————
Energy 0.72 0.36 6.34 3.78 0.04 0.50 —0.50 0.50 —0.50 —21,915 21,915 1.71 0.14 —21,999
Water ———————————84.7 272 357 8.70 0.21 —637
Waste ———————————321 0.00 321 32.1 0.00 —1,122
Refrig.————————————————367 367
Total 47.6 45.2 33.9 194 0.81 0.94 86.8 87.7 0.92 22.0 22.9 405 100,593 100,998 44.4 3.96 368 103,657
Average
Daily
——————————————————
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Mobile 18.4 16.5 23.6 197 0.72 0.39 76.8 77.2 0.37 19.5 19.8 —73,130 73,130 1.70 3.16 8.62 74,122
Area 29.3 29.1 0.18 19.9 < 0.005 0.02 —0.02 0.01 —0.01 —63.5 63.5 < 0.005 < 0.005 —63.8
Energy 0.72 0.36 6.34 3.78 0.04 0.50 —0.50 0.50 —0.50 —21,915 21,915 1.71 0.14 —21,999
Water ———————————84.7 272 357 8.70 0.21 —637
Waste ———————————321 0.00 321 32.1 0.00 —1,122
Refrig.————————————————367 367
Total 48.4 46.0 30.1 220 0.76 0.91 76.8 77.7 0.88 19.5 20.4 405 95,381 95,786 44.2 3.50 376 98,310
Annual ——————————————————
Mobile 3.35 3.02 4.30 35.9 0.13 0.07 14.0 14.1 0.07 3.55 3.62 —12,108 12,108 0.28 0.52 1.43 12,272
Area 5.34 5.31 0.03 3.63 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —10.5 10.5 < 0.005 < 0.005 —10.6
Energy 0.13 0.07 1.16 0.69 0.01 0.09 —0.09 0.09 —0.09 —3,628 3,628 0.28 0.02 —3,642
Water ———————————14.0 45.0 59.1 1.44 0.03 —105
Waste ———————————53.1 0.00 53.1 5.31 0.00 —186
Refrig.————————————————60.8 60.8
Total 8.83 8.40 5.49 40.2 0.14 0.17 14.0 14.2 0.16 3.55 3.72 67.1 15,791 15,858 7.31 0.58 62.2 16,276
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Golf
Course
2.90 2.63 3.32 37.8 0.11 0.06 11.5 11.5 0.06 2.91 2.97 —11,668 11,668 0.25 0.46 2.97 11,815
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29,1707.341.140.6228,80628,806—7.337.190.1428.528.40.140.2893.28.206.497.16General
Office
Building
Hotel 3.26 2.95 3.73 42.5 0.13 0.07 12.9 13.0 0.06 3.28 3.34 —13,118 13,118 0.28 0.52 3.34 13,284
Quality
Restaurant
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Condo/T
ownhou
se
1.32 1.20 1.46 16.4 0.05 0.03 4.94 4.96 0.02 1.25 1.28 —5,022 5,022 0.11 0.20 1.28 5,086
Single
Family
Housing
7.77 7.07 8.62 96.6 0.29 0.15 29.1 29.3 0.14 7.38 7.52 —29,610 29,610 0.65 1.19 7.53 29,988
Total 22.4 20.3 25.3 287 0.86 0.44 86.8 87.2 0.42 22.0 22.4 —88,224 88,224 1.90 3.52 22.5 89,343
Daily,
Winter
(Max)
——————————————————
Golf
Course
2.59 2.32 3.61 25.0 0.10 0.06 11.5 11.5 0.06 2.91 2.97 —10,368 10,368 0.25 0.48 0.08 10,516
General
Office
Building
6.40 5.74 8.91 61.7 0.25 0.14 28.4 28.5 0.14 7.19 7.33 —25,598 25,598 0.63 1.17 0.19 25,964
Hotel 2.91 2.61 4.06 28.1 0.11 0.07 12.9 13.0 0.06 3.28 3.34 —11,657 11,657 0.29 0.54 0.09 11,824
Quality
Restaurant
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Condo/T
ownhou
se
1.18 1.06 1.59 10.9 0.04 0.03 4.94 4.96 0.02 1.25 1.28 —4,464 4,464 0.11 0.21 0.03 4,529
Single
Family
Housing
6.93 6.24 9.37 64.4 0.26 0.15 29.1 29.3 0.14 7.38 7.52 —26,318 26,318 0.66 1.22 0.20 26,698
Total 20.0 18.0 27.5 190 0.77 0.44 86.8 87.2 0.42 22.0 22.4 —78,406 78,406 1.94 3.61 0.58 79,531
Annual ——————————————————
Golf
Course
0.44 0.39 0.57 4.77 0.02 0.01 1.87 1.88 0.01 0.47 0.48 —1,615 1,615 0.04 0.07 0.19 1,637
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3,3730.390.140.083,3283,328—1.000.980.023.873.850.020.049.821.170.810.90General
Office
Building
Hotel 0.52 0.47 0.68 5.72 0.02 0.01 2.24 2.25 0.01 0.57 0.58 —1,936 1,936 0.04 0.08 0.23 1,962
Quality
Restaurant
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 0.00 0.00 0.00 0.00
Condo/T
ownhou
se
0.22 0.20 0.27 2.26 0.01 < 0.005 0.88 0.88 < 0.005 0.22 0.23 —758 758 0.02 0.03 0.09 769
Single
Family
Housing
1.27 1.15 1.61 13.3 0.05 0.03 5.17 5.19 0.02 1.31 1.34 —4,470 4,470 0.11 0.19 0.53 4,531
Total 3.35 3.02 4.30 35.9 0.13 0.07 14.0 14.1 0.07 3.55 3.62 —12,108 12,108 0.28 0.52 1.43 12,272
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Golf
Course
————————————0.00 0.00 0.00 0.00 —0.00
General
Office
Building
————————————5,328 5,328 0.39 0.05 —5,352
Hotel ————————————3,080 3,080 0.22 0.03 —3,094
Quality
Restaurant
————————————634 634 0.05 0.01 —637
Condo/T
ownhou
se
————————————642 642 0.05 0.01 —645
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Single
Family
Housing
————————————4,381 4,381 0.32 0.04 —4,400
Total ————————————14,065 14,065 1.02 0.12 —14,127
Daily,
Winter
(Max)
——————————————————
Golf
Course
————————————0.00 0.00 0.00 0.00 —0.00
General
Office
Building
————————————5,328 5,328 0.39 0.05 —5,352
Hotel ————————————3,080 3,080 0.22 0.03 —3,094
Quality
Restaurant
————————————634 634 0.05 0.01 —637
Condo/T
ownhou
se
————————————642 642 0.05 0.01 —645
Single
Family
Housing
————————————4,381 4,381 0.32 0.04 —4,400
Total ————————————14,065 14,065 1.02 0.12 —14,127
Annual ——————————————————
Golf
Course
————————————0.00 0.00 0.00 0.00 —0.00
General
Office
Building
————————————882 882 0.06 0.01 —886
Hotel ————————————510 510 0.04 < 0.005 —512
Quality
Restaurant
————————————105 105 0.01 < 0.005 —105
Condo/T
ownhou
se
————————————106 106 0.01 < 0.005 —107
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728—0.010.05725725————————————Single
Family
Housing
Total ————————————2,329 2,329 0.17 0.02 —2,339
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Golf
Course
0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00
General
Office
Building
0.04 0.02 0.32 0.27 < 0.005 0.02 —0.02 0.02 —0.02 —385 385 0.03 < 0.005 —386
Hotel 0.23 0.11 2.07 1.74 0.01 0.16 —0.16 0.16 —0.16 —2,469 2,469 0.22 < 0.005 —2,476
Quality
Restaurant
0.02 0.01 0.21 0.18 < 0.005 0.02 —0.02 0.02 —0.02 —255 255 0.02 < 0.005 —256
Condo/T
ownhou
se
0.04 0.02 0.37 0.16 < 0.005 0.03 —0.03 0.03 —0.03 —468 468 0.04 < 0.005 —469
Single
Family
Housing
0.39 0.20 3.37 1.43 0.02 0.27 —0.27 0.27 —0.27 —4,274 4,274 0.38 0.01 —4,286
Total 0.72 0.36 6.34 3.78 0.04 0.50 —0.50 0.50 —0.50 —7,850 7,850 0.69 0.01 —7,872
Daily,
Winter
(Max)
——————————————————
Golf
Course
0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00
General
Office
Building
0.04 0.02 0.32 0.27 < 0.005 0.02 —0.02 0.02 —0.02 —385 385 0.03 < 0.005 —386
376
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Hotel 0.23 0.11 2.07 1.74 0.01 0.16 —0.16 0.16 —0.16 —2,469 2,469 0.22 < 0.005 —2,476
Quality
Restaurant
0.02 0.01 0.21 0.18 < 0.005 0.02 —0.02 0.02 —0.02 —255 255 0.02 < 0.005 —256
Condo/T
ownhou
se
0.04 0.02 0.37 0.16 < 0.005 0.03 —0.03 0.03 —0.03 —468 468 0.04 < 0.005 —469
Single
Family
Housing
0.39 0.20 3.37 1.43 0.02 0.27 —0.27 0.27 —0.27 —4,274 4,274 0.38 0.01 —4,286
Total 0.72 0.36 6.34 3.78 0.04 0.50 —0.50 0.50 —0.50 —7,850 7,850 0.69 0.01 —7,872
Annual ——————————————————
Golf
Course
0.00 0.00 0.00 0.00 0.00 0.00 —0.00 0.00 —0.00 —0.00 0.00 0.00 0.00 —0.00
General
Office
Building
0.01 < 0.005 0.06 0.05 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —63.7 63.7 0.01 < 0.005 —63.9
Hotel 0.04 0.02 0.38 0.32 < 0.005 0.03 —0.03 0.03 —0.03 —409 409 0.04 < 0.005 —410
Quality
Restaurant
< 0.005 < 0.005 0.04 0.03 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —42.2 42.2 < 0.005 < 0.005 —42.3
Condo/T
ownhou
se
0.01 < 0.005 0.07 0.03 < 0.005 0.01 —0.01 0.01 —0.01 —77.4 77.4 0.01 < 0.005 —77.7
Single
Family
Housing
0.07 0.04 0.61 0.26 < 0.005 0.05 —0.05 0.05 —0.05 —708 708 0.06 < 0.005 —710
Total 0.13 0.07 1.16 0.69 0.01 0.09 —0.09 0.09 —0.09 —1,300 1,300 0.12 < 0.005 —1,303
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
377
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——————————————————Daily,
Summer
(Max)
Consum
er
Product
s
24.6 24.6 ————————————————
Architect
ural
Coating
s
2.25 2.25 ————————————————
Landsca
pe
Equipm
ent
4.97 4.65 0.36 40.3 < 0.005 0.04 —0.04 0.03 —0.03 —129 129 0.01 < 0.005 —129
Total 31.8 31.5 0.36 40.3 < 0.005 0.04 —0.04 0.03 —0.03 —129 129 0.01 < 0.005 —129
Daily,
Winter
(Max)
——————————————————
Consum
er
Product
s
24.6 24.6 ————————————————
Architect
ural
Coating
s
2.25 2.25 ————————————————
Total 26.8 26.8 ————————————————
Annual ——————————————————
Consum
er
Product
s
4.49 4.49 ————————————————
Architect
ural
Coating
s
0.41 0.41 ————————————————
378
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10.6—< 0.005< 0.00510.510.5—< 0.005—< 0.005< 0.005—< 0.005< 0.0053.630.030.420.45Landsca
pe
Total 5.34 5.31 0.03 3.63 < 0.005 < 0.005 —< 0.005 < 0.005 —< 0.005 —10.5 10.5 < 0.005 < 0.005 —10.6
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Golf
Course
———————————0.00 0.00 0.00 0.00 0.00 —0.00
General
Office
Building
———————————38.1 119 157 3.92 0.09 —283
Hotel ———————————7.49 25.0 32.5 0.77 0.02 —57.3
Quality
Restaurant
———————————4.36 13.5 17.9 0.45 0.01 —32.3
Condo/T
ownhou
se
———————————5.46 17.6 23.0 0.56 0.01 —41.0
Single
Family
Housing
———————————29.2 97.1 126 3.00 0.07 —223
Total ———————————84.7 272 357 8.70 0.21 —637
Daily,
Winter
(Max)
——————————————————
Golf
Course
———————————0.00 0.00 0.00 0.00 0.00 —0.00
379
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283—0.093.9215711938.1———————————General
Office
Building
Hotel ———————————7.49 25.0 32.5 0.77 0.02 —57.3
Quality
Restaurant
———————————4.36 13.5 17.9 0.45 0.01 —32.3
Condo/T
ownhou
se
———————————5.46 17.6 23.0 0.56 0.01 —41.0
Single
Family
Housing
———————————29.2 97.1 126 3.00 0.07 —223
Total ———————————84.7 272 357 8.70 0.21 —637
Annual ——————————————————
Golf
Course
———————————0.00 0.00 0.00 0.00 0.00 —0.00
General
Office
Building
———————————6.32 19.7 26.0 0.65 0.02 —46.8
Hotel ———————————1.24 4.15 5.38 0.13 < 0.005 —9.48
Quality
Restaurant
———————————0.72 2.24 2.97 0.07 < 0.005 —5.35
Condo/T
ownhou
se
———————————0.90 2.91 3.81 0.09 < 0.005 —6.79
Single
Family
Housing
———————————4.84 16.1 20.9 0.50 0.01 —36.9
Total ———————————14.0 45.0 59.1 1.44 0.03 —105
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)380
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Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Golf
Course
———————————2.59 0.00 2.59 0.26 0.00 —9.04
General
Office
Building
———————————56.1 0.00 56.1 5.61 0.00 —196
Hotel ———————————45.4 0.00 45.4 4.54 0.00 —159
Quality
Restaurant
———————————3.69 0.00 3.69 0.37 0.00 —12.9
Condo/T
ownhou
se
———————————27.9 0.00 27.9 2.79 0.00 —97.6
Single
Family
Housing
———————————185 0.00 185 18.5 0.00 —647
Total ———————————321 0.00 321 32.1 0.00 —1,122
Daily,
Winter
(Max)
——————————————————
Golf
Course
———————————2.59 0.00 2.59 0.26 0.00 —9.04
General
Office
Building
———————————56.1 0.00 56.1 5.61 0.00 —196
Hotel ———————————45.4 0.00 45.4 4.54 0.00 —159
Quality
Restaurant
———————————3.69 0.00 3.69 0.37 0.00 —12.9
Condo/T
ownhou
se
———————————27.9 0.00 27.9 2.79 0.00 —97.6
381
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647—0.0018.51850.00185———————————Single
Family
Housing
Total ———————————321 0.00 321 32.1 0.00 —1,122
Annual ——————————————————
Golf
Course
———————————0.43 0.00 0.43 0.04 0.00 —1.50
General
Office
Building
———————————9.29 0.00 9.29 0.93 0.00 —32.5
Hotel ———————————7.52 0.00 7.52 0.75 0.00 —26.3
Quality
Restaurant
———————————0.61 0.00 0.61 0.06 0.00 —2.14
Condo/T
ownhou
se
———————————4.62 0.00 4.62 0.46 0.00 —16.2
Single
Family
Housing
———————————30.6 0.00 30.6 3.06 0.00 —107
Total ———————————53.1 0.00 53.1 5.31 0.00 —186
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Golf
Course
————————————————0.00 0.00
382
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0.270.27————————————————General
Office
Building
Hotel ————————————————350 350
Quality
Restaurant
————————————————11.7 11.7
Condo/T
ownhou
se
————————————————0.53 0.53
Single
Family
Housing
————————————————5.24 5.24
Total ————————————————367 367
Daily,
Winter
(Max)
——————————————————
Golf
Course
————————————————0.00 0.00
General
Office
Building
————————————————0.27 0.27
Hotel ————————————————350 350
Quality
Restaurant
————————————————11.7 11.7
Condo/T
ownhou
se
————————————————0.53 0.53
Single
Family
Housing
————————————————5.24 5.24
Total ————————————————367 367
Annual ——————————————————
Golf
Course
————————————————0.00 0.00
383
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0.050.05————————————————General
Office
Building
Hotel ————————————————57.9 57.9
Quality
Restaurant
————————————————1.94 1.94
Condo/T
ownhou
se
————————————————0.09 0.09
Single
Family
Housing
————————————————0.87 0.87
Total ————————————————60.8 60.8
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.8. Stationary Emissions By Equipment Type
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4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Equipm
ent
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
385
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Total ——————————————————
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Vegetati
on
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————
Total ——————————————————
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Total ——————————————————
Daily,
Winter
(Max)
——————————————————
Total ——————————————————
Annual ——————————————————386
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Total ——————————————————
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual)
Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e
Daily,
Summer
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Daily,
Winter
(Max)
——————————————————
Avoided ——————————————————
Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
Annual ——————————————————
Avoided ——————————————————387
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Subtotal ——————————————————
Sequest
ered
——————————————————
Subtotal ——————————————————
Remove
d
——————————————————
Subtotal ——————————————————
———————————————————
5. Activity Data
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year
Golf Course 1,094 716 680 358,038 16,219 10,619 10,085 5,308,218
General Office
Building
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
General Office
Building
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hotel 1,230 1,205 875 429,157 18,236 17,865 12,979 6,362,611
Quality Restaurant 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Condo/Townhouse 504 509 457 181,792 6,898 6,971 6,248 2,487,821
Single Family
Housing
273 276 248 98,584 3,741 3,781 3,388 1,349,118
Single Family
Housing
877 886 794 316,148 11,997 12,124 10,866 4,326,482
Single Family
Housing
1,822 1,841 1,650 657,048 24,933 25,197 22,582 8,991,697
General Office
Building
2,701 613 28.0 737,605 40,045 9,086 415 10,935,617
388
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5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
Residential Interior Area Coated (sq
ft)
Residential Exterior Area Coated (sq
ft)
Non-Residential Interior Area Coated
(sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
1631036.25 543,679 514,662 171,554 —
5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 180
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr)
Land Use Electricity (kWh/yr)CO2 CH4 N2O Natural Gas (kBTU/yr)
Golf Course 0.00 457 0.0330 0.0040 0.00
General Office Building 646,552 457 0.0330 0.0040 182,179
General Office Building 2,091,785 457 0.0330 0.0040 589,403
Hotel 2,462,801 457 0.0330 0.0040 7,703,186
Quality Restaurant 506,864 457 0.0330 0.0040 795,873
Condo/Townhouse 513,040 457 0.0330 0.0040 1,459,547
Single Family Housing 270,838 457 0.0330 0.0040 1,031,365
Single Family Housing 868,550 457 0.0330 0.0040 3,307,481 389
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Single Family Housing 2,362,829 457 0.0330 0.0040 8,997,771
General Office Building 1,521,298 457 0.0330 0.0040 428,657
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year)Outdoor Water (gal/year)
Golf Course 0.00 0.00
General Office Building 3,021,474 31,902
General Office Building 9,775,356 103,211
Hotel 3,906,483 469,140
Quality Restaurant 2,276,503 14,074
Condo/Townhouse 2,847,164 170,183
Single Family Housing 1,179,539 129,702
Single Family Housing 3,782,661 415,940
Single Family Housing 10,290,465 1,131,535
General Office Building 7,109,350 75,062
5.13. Operational Waste Generation
5.13.1. Unmitigated
Land Use Waste (ton/year)Cogeneration (kWh/year)
Golf Course 4.80 —
General Office Building 15.8 —
General Office Building 51.2 —
Hotel 84.3 —
Quality Restaurant 6.84 —
Condo/Townhouse 51.7 —390
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Single Family Housing 26.6 —
Single Family Housing 85.0 —
Single Family Housing 232 —
General Office Building 37.2 —
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg)Operations Leak Rate Service Leak Rate Times Serviced
Golf Course Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
Golf Course Stand-alone retail
refrigerators and
freezers
R-134a 1,430 0.04 1.00 0.00 1.00
General Office
Building
Household
refrigerators and/or
freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office
Building
Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
General Office
Building
Household
refrigerators and/or
freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office
Building
Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
Hotel Household
refrigerators and/or
freezers
R-134a 1,430 0.00 0.60 0.00 1.00
Hotel Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Hotel Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
Quality Restaurant Household
refrigerators and/or
freezers
R-134a 1,430 0.00 0.60 0.00 1.00
391
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Quality Restaurant Other commercial A/C
and heat pumps
R-410A 2,088 1.80 4.00 4.00 18.0
Quality Restaurant Walk-in refrigerators
and freezers
R-404A 3,922 < 0.005 7.50 7.50 20.0
Condo/Townhouse Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Condo/Townhouse Household
refrigerators and/or
freezers
R-134a 1,430 0.12 0.60 0.00 1.00
Single Family Housing Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Single Family Housing Household
refrigerators and/or
freezers
R-134a 1,430 0.12 0.60 0.00 1.00
Single Family Housing Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Single Family Housing Household
refrigerators and/or
freezers
R-134a 1,430 0.12 0.60 0.00 1.00
Single Family Housing Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Single Family Housing Household
refrigerators and/or
freezers
R-134a 1,430 0.12 0.60 0.00 1.00
General Office
Building
Household
refrigerators and/or
freezers
R-134a 1,430 0.02 0.60 0.00 1.00
General Office
Building
Other commercial A/C
and heat pumps
R-410A 2,088 < 0.005 4.00 4.00 18.0
5.15. Operational Off-Road Equipment
392
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5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor
5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr)Daily Heat Input (MMBtu/day)Annual Heat Input (MMBtu/yr)
5.17. User Defined
Equipment Type Fuel Type
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration 393
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5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year)Natural Gas Saved (btu/year)
8. User Changes to Default Data
Screen Justification
Land Use Assumed 1-% of building area is landscaped.
Operations: Vehicle Data Trip rates calculated based on daily trips provided by Fehr & Peers using ITE 11th Edition.
Some office and restaurant uses included in hotel trips.
Operations: Hearths No wood burning fireplaces or stoves included in the proposed Project.
394
PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL APPROVE
DEVELOPMENT AGREEMENT 2025-0001, FOR THE
REINSTATED AND AMENDED DEVELOPMENT
AGREEMENT FOR SILVERROCK RESORT
CASE NUMBER:
DEVELOPMENT AGREEMENT 2025-0001
(REINSTATED AND AMENDED
DEVELOPMENT AGREEMENT 2014-0001)
PROJECT: SILVERROCK RESORT
APPLICANT: TBE RE ACQUISITION CO II LLC.
(SUBSIDIARY OF TURNBRIDGE EQUITIES)
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
September 9, 2025, hold a duly noticed Public Hearing to consider a request by TBE RE
Acquisition Co II LLC., subsidiary of Turnbridge Equities, for approval of a Reinstated and
Amended Development Agreement for the SilverRock Resort (2025 SilverRock Master
Plan), relating to real property south of Avenue 52, west of Jefferson Street, with Assessor
Parcel Numbers:
770-260-037; 776-150-029, -030; 777-060-008, -010, -011, -019, -020, -062, -070, -071,
-072, -074, -075, -078, -079, -080, -081, -082, -083, -084, -085; 777-490-023, -024, -
035, -037, -039, -042, -046, -047, -048, -049, -050, -053, -054, -055, -057, -058, -059, -
060, -061, -062, -063, -064, -065, -066, -067, -068, -069, -070, -071, -072, -073, -074, -
075, -076, -077, -078, -079, -080; 777-510-001, -002, -003, -004, -005, -006, -007, -008,
-009, -010, -011, -012, -013, -014, -015, -016, -017, -018, -019, -020, -021, -022, -023, -
024, -025; 777-520-001, -002, -003, -004, -005, -006, -007, -008, -009, -010, -011, -012,
-013, -014, -015, -016, -017, -018
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on August 29, 2025, as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet of
the site and emailed or mailed to all interested parties who have requested notification
relating to the project; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings pursuant to Section 9.240.010 of
the Municipal Code to justify approval of said Development Agreement [Exhibit A]
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PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
DEVELOPMENT AGREEMENT 2025-0001 (REINSTATED AND AMENDED DA 2014-0001)
PROJECT: SILVERROCK RESORT
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND JEFFERSON STREET
APPLICANT: TBE RE ACQUISITION CO II LLC., SUBSIDIARY OF TURNBRIDGE EQUITIES
ADOPTED:
PAGE: 2 of 4
1. The Development Agreement is consistent with the applicable objectives, policies,
general land uses, and programs of the La Quinta General Plan as follows:
GOAL LU-2 High quality design that complements and enhances the City.
Policy LU-2.1 Changes and variations from the Zoning Ordinance in a Specific
Plan will be offset by high quality design, amenities, and mix of
land uses.
Policy LU‐2.2 Specific Plans shall be required for projects proposing the
integration of recreation, tourist commercial, and residential uses;
and for all projects proposing flexible development standards that
differ from the Zoning Ordinance.
The proposed project continues the SilverRock Specific Plan
development and includes elements of recreation, tourist
commercial, and residential uses to provide a high quality project
consistent with the General Plan and SilverRock Specific Plan.
GOAL LU‐6 A balanced and varied economic base which provides a broad
range of goods and services to the City’s residents and the
region.
Policy LU‐6.3 Support and encourage the expansion of the resort industry as a
key component of the City’s economic base.
The proposed project continues the development of the
SilverRock Specific Plan area as a resort development to support
the City’s economic base.
2. The Development Agreement is compatible with the uses authorized and the
regulations prescribed for the SilverRock Specific Plan (SP2006-080) in which the
real property is located. The Specific Plan provides for the development of resort,
resort residential, and residential uses around the existing golf course. The
Specific Plan requires the implementation of high quality development and design
standards, and the continued expansion of the City’s luxury resort economic
sector. The Development Agreement helps implement the Specific Plan.
3. The Development Agreement is in conformity with the public necessity, public
convenience, general welfare, and good land use practices. The land uses
proposed are consistent with the country club developments that already occur in
the area, and will provide for the continued use of the golf course for the residents
and visitors of La Quinta. The project will generate revenues to the City, and as a
self-contained community, will not directly impact surrounding land uses. The
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PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
DEVELOPMENT AGREEMENT 2025-0001 (REINSTATED AND AMENDED DA 2014-0001)
PROJECT: SILVERROCK RESORT
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND JEFFERSON STREET
APPLICANT: TBE RE ACQUISITION CO II LLC., SUBSIDIARY OF TURNBRIDGE EQUITIES
ADOPTED:
PAGE: 3 of 4
development of the resort and residential uses within the golf course area provides
a buffer from surrounding land uses and assures that development intensities will
not be exceeded.
4. The Development Agreement will not be detrimental to the health, safety, and
general welfare. The development of resort and residential uses within the golf
course area assures that the community will be self-contained and will implement
infrastructure extensions that are independent of those of surrounding
development. The Development Agreement also includes and requires mitigation
measures to protect the environment and public health, both within and
surrounding the project area.
5. The Development Agreement will not adversely affect the orderly development of
property or the preservation of property values because the development planned
in the Specific Plan area is consistent with the long-term plans for this property and
expands residential and resort opportunities in the City.
6. The Development Agreement will have a positive fiscal impact on the City in that
implementation of the Development Agreement will produce revenues, including
property tax, sales tax, and transient occupancy tax for the long-term fiscal benefit
of the City.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
SECTION 1. The above recitations are true and constitute the Findings of the Planning
Commission in this case.
SECTION 2. Pursuant to Government Code section 65402, the La Quinta Planning
Commission has determined the disposition of the City-Owned Golf Course Property and
City-Owned Ahmanson Ranch Property, if the applicant complies with the terms and
conditions set forth in the Development Agreement that would allow for the disposition
and conveyance of said properties to the applicant, is and would be in conformity with the
City’s General Plan because the applicant’s proposed use to continue use of the golf
course, and having the Ahmanson Ranch House as a facility ancillary to the proposed
luxury hotel use, are consistent with existing uses and authorized uses in the General
Plan and SilverRock Specific Plan. Similarly, pursuant to Government Code section
65402, the La Quinta Planning Commission has determined the disposition of the City-
owned “Phase 2 Property” (as defined in the Development Agreement and also referred
to as the “City-Owned Option Property”), if the applicant were eligible to and does acquire
the Phase 2 Property as described in the Development Agreement, is and would be in
conformity with the City’s General Plan because, as of the date of the Development
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PLANNING COMMISSION RESOLUTION NO. 2025 – XXX
DEVELOPMENT AGREEMENT 2025-0001 (REINSTATED AND AMENDED DA 2014-0001)
PROJECT: SILVERROCK RESORT
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND JEFFERSON STREET
APPLICANT: TBE RE ACQUISITION CO II LLC., SUBSIDIARY OF TURNBRIDGE EQUITIES
ADOPTED:
PAGE: 4 of 4
Agreement, the applicant has proposed uses that are consistent with the authorized uses
in the General Plan and existing SilverRock Specific Plan.
SECTION 3. The Planning Commission does hereby recommend approval of
Development Agreement 2025-0001 (Reinstated and Amended Development Agreement
2014-0001) for the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on September 9, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________
DOUG HASSETT, Chairperson
City of La Quinta, California
ATTEST:
_________________________
CHERI FLORES, Interim Design and Development Director
City of La Quinta, California
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Clerk
Space Above This Line for Recorder’s Use
(Exempt from Recording Fee per Gov’t Code §6103
and §27383)
REINSTATED AND AMENDED DEVELOPMENT AGREEMENT BY AND BETWEEN
THE
CITY OF LA QUINTA
AND
TBE RE ACQUISITION CO II LLC
AN AFFILIATE OF
TURNBRIDGE EQUITIES
PLANNING COMMISSION RESOLUTION 2025-XXX
EXHIBIT A
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TABLE OF CONTENTS
Page
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REINSTATED AND AMENDED DEVELOPMENT AGREEMENT
This Reinstated and Amended Development Agreement (the “Agreement” or
“Reinstated Development Agreement”) is entered into as of the __ day of
____________, 2025 (“Reference Date”), by and between the CITY OF LA QUINTA, a
California municipal corporation and charter city (“City”), and TBE RE Acquisition Co II
LLC, a Delaware limited liability company and affiliate of Turnbridge Equities
(“Developer”), with reference to the following:
RECITALS:
A. Government Code Section 65864 et seq. (“Development Agreement Act”)
authorizes City to enter into a binding development agreement for the development of
real property within its jurisdiction with persons having legal or equitable interest in such
real property. Pursuant to Section 65865 of the Government Code, City has adopted its
Development Agreement Ordinance (La Quinta Municipal Code Section 9.250.020)
establishing procedures and requirements for such development agreements
(“Development Agreement Ordinance”).
B. As of the Reference Date, Developer has a legal or equitable interest in fee title to
that certain real property comprised of approximately 134+/- acres, identified as APN(s):
777-060-083, 777-060-085, 777-060-075, 777-060-078, 777-490-058, 777-490-063, 777-
490-064, 777-490-065, 777-490-066, 777-490-037, 777-490-057, 777-490-059, 777-490-
068, 777-490-042, 777-490-076, 777-490-074 and 777-490-075 and 777-490-077 and
777-490-079 and 777-490-080, 777-490-046, 777-490-071, 777-060-082, 777-060-084,
777-510-001 through 023, 777-510-025, 777-520-001 through 018, and 777-490-053,054
and 055; and more specifically described in Exhibit A-1 and Exhibit A-2 attached hereto
and incorporated herein by this reference (the “Property” or “Phase 1 Property”). The
Property consists of the “Phase 1A Property” and “Phase 1B Property” as more
particularly described in Exhibit A-1 and Exhibit A-2, respectively, and incorporated
herein by this reference.
C. Prior to City and Developer entering into this Reinstated Development Agreement
(among other agreements and instruments), the following relevant history is hereby
recited:
1. Except for portions of land transferred to SilverRock Development Company,
LLC, a Delaware limited liability company (or one of its affiliated companies,
which are referred to herein collectively as “SDC” or “Debtor(s)”)1 as explained
1 Debtors were SilverRock Development Company, LLC and affiliated entities that, on
August 5, 2024, filed for voluntary bankruptcy protection under chapter 11 of the U.S.
Bankruptcy Code, with case number(s) identified in the Title of this Agreement along with
the last four digits of each Debtor’s federal tax identification number, as applicable, are:
SilverRock Development Company, LLC (5730), RGC PA 789, LLC (5996), SilverRock
Lifestyle Residences, LLC (0721), SilverRock Lodging, LLC (4493), SilverRock Luxury
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below in the next Recital Paragraph, City owns fee title to that certain real
property of approximately 525 acres located at the southwest intersection of
Jefferson Street and Avenue 52, in the City of La Quinta, California, generally
referred to as the “SilverRock Resort Area” and subject to a Specific Plan
adopted by the La Quinta City Council and enforceable as a land use governing
document pursuant to the Planning and Zoning Law, California Government
Code section 65000 et seq. (the “SilverRock Specific Plan”);
2. On or about November 19, 2014, City and SDC entered into that certain
Purchase, Sale, and Development Agreement (the “Original SDC PSDA”),
pursuant to which, among other terms and conditions, City agreed to sell to
SDC and SDC agreed to purchase from City specified parcels and planning
areas (PAs) to thereafter construct, complete, and operate thereon a
commercial project containing a luxury resort hotel and spa and associated
branded luxury residential units, a lifestyle hotel and associated lifestyle
branded residential units, a conference and shared service facility, a temporary
and permanent clubhouse for the SilverRock Resort’s Arnold Palmer Classic
Golf Course, a mixed use village, a resort residential village, and associated
amenities, all as further described in the Original SDC PSDA and referred to as
various project components, as more particularly described therein.
Concurrent with the Original SDC PSDA, on or about November 19, 2014, City
and SDC entered into Development Agreement 2014-1001 (the “Original SDC
Development Agreement”) pursuant to the Development Agreement Act and
Development Agreement Ordinance, which agreement, among other terms and
conditions, required SDC to develop the planning areas and project
components in accordance with the SDC PSDA, vested with SDC specified
development obligations, memorialized the potential for the future acquisition
of additional City-owned property in the SilverRock Resort Area as incorporated
vis-à-vis the SDC PSDA, and subjected SDC to City’s rights and oversight for
those portions of the SilverRock Resort Area to be conveyed to SDC. After
entering into the Original SDC PSDA and Original SDC Development
Agreement, the following relevant events, very briefly summarized, occurred:
i. Pursuant to the Original SDC PSDA, City and SDC had the authority to
amend by mutual agreement of the parties. Between October 29, 2015,
and November 16, 2023, City and SDC entered into five amendments
thereto, dated October 29, 2015 (“First Amendment”), April 18, 2017
(“Second Amendment”), November 28, 2018 (“Third Amendment”),
October 12, 2021 (“Fourth Amendment”), and November 16, 2023 (“Fifth
Amendment,” and the Original SDC PSDA as amended by all five
amendments is referred to herein as the “SDC PSDA”);
ii. Pursuant to the SDC PSDA and consistent with boundaries established by
Residences, LLC (6598) and SilverRock Phase I, LLC (2247) (collectively, referred to
herein as the “Bankruptcy Lawsuit” in the “Bankruptcy Court”).
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applicable subdivision maps and lot line adjustments, City conveyed to SDC
the Property for the pre-development, development, operation, and use of
a project that was eventually re-named “Talus” and consisted of the
following project components (all as defined in the SDC PSDA): Luxury
Hotel, Luxury Branded Residential Development, Lifestyle Hotel, Lifestyle
Branded Residential Development, Conference and Shared Services
Facility (including spa and other amenities), Permanent Golf Clubhouse,
Promenade Mixed-Use Village/Resort Residential Village (on Planning
Areas 7,8,9), as well as a specified Golf Course Realignment and
corresponding Master Site Infrastructure Improvements (MSII). These
project components on the Property, pursuant to the SDC PSDA, were
divided into Phase 1A project components on the Phase 1A Property and
the Phase 1B project components on the Phase 1B Property respectively,
as described in the SDC PSDA;
iii. Pursuant to the Third and Fourth Amendments to the SDC PSDA, SDC
commenced pre-development and development on the Property for the
Phase 1A project components, which as of the Reference Date of this
Agreement, in various degrees, were partially constructed after SDC failed
to continue to make payments to various contractors, subcontractors, and
other interested parties in the development of the Talus project. Multiple
lawsuits, including lawsuits seeking payments pursuant to mechanic’s lien
or various loan or investment agreements, and a City lawsuit against SDC
for unlawful and unapproved conveyances in secured interests or
mechanic’s liens, were filed against SDC;
iv. On August 5, 2024, SDC (Debtors) filed the Bankruptcy Lawsuit, and,
pursuant to Bankruptcy Court-approved Bid Procedures, Debtors retained
a Chief Restructuring Officer (Douglas Wilson Companies) and marketing
professional (JLL) for the purposes of, among other items, marketing the
sale of the Debtors estate (which and is primarily comprised of the Property)
and soliciting proposals for the: (a) acquisition of the Debtors estate, (b)
use, re-use, and/or substitution of the partially constructed improvements
on the Property, (c) potential replacement project for a world-class hotel and
residential destination resort with related amenities on the Property that
complement the existing Arnold Palmer Classic Golf Course surrounding
the Property and real property owned by the City, and (d) possible
acquisition in the future of the City-Owned Option Property in the SilverRock
Resort Area (previously referred to as the Future Option Property in the
SDC PSDA and generally referred to in the Bankruptcy Lawsuit and
marketing materials as the “Phase 2 Property”) for possible future
development that may also complement a world-class hotel and residential
destination resort;
3. Pursuant to Bankruptcy Court order [Bankruptcy Lawsuit Docket No. ____],
among other provisions: (i) Developer was authorized to purchase the
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Property, (ii) the Original SDC Development Agreement was reinstated and
amended and memorialized by this Reinstated Development Agreement (as
more particularly described herein), and (iii) An escrow to facilitated the
purchase and sale of the Debtors’ estate (which includes the Property) was
authorized, which, among other terms and conditions, included the transfer of
funds and recording of documents (such as this Reinstated Development
Agreement) as more particularly set forth in the Debtor PSA (defined below).
[NOTE: OTHER RELEVANT ITEMS FROM THE BANKRUPTCY COURT
ORDER FOR SALE OF DEBTORS PROPERTY MAY BE INSERTED PRIOR
TO FINAL (SECOND) READING OF ORDINANCE FOR THIS AGREEMENT].
D. Developer submitted a proposal in response to the marketing materials, and,
pursuant to the Bankruptcy Court-approved Bid Procedures, Debtors and City approved
Developer’s proposal, which, among other terms and conditions, includes a modified
Project (as more particularly defined and described in this Agreement) on the Property as
well as possible acquisition in the future of the City-Owned Option Property (also referred
to herein as the Phase 2 Property) for possible future development that may also
complement a world-class hotel and residential destination resort. As of the Reference
Date of this Agreement, City is the owner of approximately 193+/- acres that includes raw
land and an existing driving range, but said acreage expressly excludes approximately
24+- acres that have the existing SilverRock Park and adjacent retention basin, included
in the legal description in Exhibit A-3 attached hereto and incorporated herein by
reference (the “City-Owned Option Property” or “Phase 2 Property”), which comprises
a portion of the SilverRock Resort Area and is referenced in the Site Maps attached to
this Agreement.
E. As part Developer’s Project, Developer covenanted to prepare for construction,
construct, and open for use and occupancy of a flagship luxury hotel consisting of
approximately 150 rooms with amenities, as more particularly described herein (the
“Luxury Hotel”).
F. Developer’s acquisition of the Property was conditioned on the final negotiation
and approval of certain “La Quinta Amended Development Documents” as referenced
in the Bankruptcy Lawsuit, which included (among other agreements) this Reinstated
Development Agreement (which includes as exhibits certain “Reinstated and Amended
Covenants Affecting Real Property” relating to Golf Course Use and Ahmanson Ranch
House (the “Reinstated Covenant Affecting Real Property (Golf Course Use)” and
“Reinstated Covenant Affecting Real Property (Ahmanson Ranch House),”
respectively)), and separate agreements that include an “Option Agreement” for the
potential acquisition of the City-Owned Option Property, and “Transient Occupancy Tax
(“TOT”) Revenue Sharing Covenant,” and various land use covenants.
G. As more particularly set forth herein, City and Developer desire to enter into this
Agreement to memorialize the terms, conditions, rights, and obligations of the Parties for
the development of the Project on the Property, for the conveyance of the City-Owned
Golf Course Property and City-Owned Ahmanson Ranch Property (as defined below), for
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the potential future development on the City-Owned Option Property, and for the timely
performance and completion of specified obligations.
H. All actions taken by City have been duly taken in accordance with all applicable
legal requirements, including the California Environmental Quality Act (Public Resources
Code Section 21000, et seq.) (“CEQA”), and all other requirements for notice, public
hearings, findings, votes and other procedural matters.
I. Pursuant to Government Code section 65402, the La Quinta Planning Commission
has determined the disposition of the City-Owned Golf Course Property and City-Owned
Ahmanson Ranch Property, if Developer complies with the terms and conditions set forth
in this Agreement that would allow for the disposition and conveyance of said properties
to Developer, is and would be in conformity with the City’s General Plan because
Developer’s proposed use (and contractual requirements) to continue use of the City-
Owned Golf Course Property as a golf course, and continued use of the City-Owned
Ahmanson Ranch Property as a facility ancillary to the proposed luxury hotel use, are
consistent with existing uses and authorized uses in the SilverRock Specific Plan.
Similarly, pursuant to Government Code section 65402, the La Quinta Planning
Commission has determined the disposition of the City-Owned Option Property, if
Developer exercises the option pursuant to the Option Agreement, is and would be in
conformity with the City’s General Plan because, as of the Reference Date of this
Reinstated Development Agreement, Developer has proposed no specific development
or specific project for the City-Owned Option Property and has represented that, as of the
Reference Date of this Agreement, any possible future use would be consistent with the
authorized uses in the existing SilverRock Specific Plan.
J. City and Developer desire to enter into this Agreement for the development of the
Phase 1 Property, with the site and planned development thereof shown on the site
map(s) attached hereto as Exhibit B and incorporated herein by this reference (the “Site
Map(s)”).
K. As more particularly defined and described herein, Developer has agreed to
construct and develop on the Phase 1 Property the Project, which includes the Project
Description in Exhibit C attached hereto and incorporated herein by this reference (the
“Project Description”) as a summary of that construction and development. Also as
more particularly defined and described herein, the Project is further subject to (i) this
Agreement; (ii) the SilverRock Specific Plan; (iii) the Mitigated Negative Declaration,
approved by the former La Quinta Redevelopment Agency (the “RDA”) on May 15, 2002,
by RDA Resolution 2002-09, as updated by the Addendum to Mitigated Negative
Declaration, approved by the City Council on July 18, 2006, by City Council Resolution
No. 2006-082, by the Second Addendum to Mitigated Negative Declaration approved by
the City Council on November 4, 2014, by City Council Resolution No. 2014-059, and by
that certain Addendum to the Adopted SilverRock Resort Project Mitigated Negative
Declaration approved by the City Council on _____________________________ by City
Council Resolution No. ____________ (the “Agreement Addendum” and, collectively,
the “Updated Mitigated Negative Declaration”); (iv) the subdivision maps, lot-line
adjustments (“LLAs”), and ministerial permits issued prior to the Bankruptcy Lawsuit (the
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“Pre-Bankruptcy Subdivision Maps and Permits ”) as listed in Exhibit F attached hereto
and incorporated herein by this reference (collectively, the foregoing clauses (i)-(iv) are
referred to as the “Project Site Development Permits”); as well as (v) any future
discretionary or ministerial approvals and/or permits issued for the Project, including all
conditions of approval attached thereto, and (vi) any future subdivision maps approved
for the Project pursuant to the Map Act, including all conditions of approval thereto
(generally, “Project Tract Maps”). The documents, permits, approvals, and conditions
described in the foregoing clauses (i)-(vi) are collectively referred to herein as the “Project
Approvals,” and are, or when approved or issued shall be, on file with the City Clerk.
L. In connection with resolution of the Bankruptcy Proceeding, Developer and City
desire to reinstate and amend the Original SDC Development Agreement to account for
changes to the Project and clarifying the rights and obligations of the Parties with respect
to the development and use of the Phase 1 Property and potential acquisition and use of
the Phase 2 Property, as more particularly set forth herein.
M. Consistent with Section 9.250.020 of the La Quinta Municipal Code, City and
Developer desire to enter into this binding Agreement that shall be construed as a
development agreement within the meaning of the Development Agreement Act. This
Agreement will eliminate uncertainty in planning for and secure the orderly development
of the Project, ensure a desirable and functional community environment, provide
effective and efficient development of public facilities, infrastructure, and services
appropriate for the development of the Project, and assure attainment of the maximum
effective utilization of resources within the City, by achieving the goals and purposes of
the Development Agreement Act. In exchange for these benefits to City, Developer
desires to receive the assurance that, with respect to the portions of the SilverRock Resort
Area owned or acquired by Developer, it may proceed with development of the Project of
the Phase 1 Property and the potential acquisition of the Phase 2 Property in accordance
with the terms and conditions of this Agreement, the Project Approvals, the La Quinta
Amended Development Documents, and other relevant terms and conditions referenced
herein.
N. The Planning Commission and the City Council have determined that the Project
and this Agreement are consistent with the City’s General Plan and the SilverRock
Specific Plan, including the goals and objectives thereof.
O. All actions taken by City have been duly taken in accordance with all applicable
legal requirements, including CEQA, and all other requirements for notice, public
hearings, findings, votes and other procedural matters.
P. On ________________________________________, the City Council adopted
its Ordinance No. ______________ approving this Agreement.
AGREEMENT:
NOW, THEREFORE, in consideration of the foregoing Recitals, which are
incorporated herein by this reference, the mutual covenants and agreements contained
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herein, and other good and valuable consideration, the receipt and legal sufficiency of
which is hereby acknowledged, the Parties do hereby agree as follows:
1. GENERAL
1.1 Definitions. In addition to the terms that may be defined elsewhere in this
Agreement, the following terms when used in this Agreement shall be defined as follows:
1.1.1 “Affiliate” means any Person controlling, controlled by or under
common control with the specified Person (it being agreed that customary rights of non-
managing members shall not constitute control for such purpose including, without
limitation, major decision consent rights, forced sale rights, buy/sell rights and
management removal rights).
1.1.2 “Agreement” means this Reinstated and Amended Development
Agreement and all amendments and modifications thereto.
1.1.3 “Agreement Addendum” shall have the meaning set forth in
Recital K.
1.1.4 “Applicable Rules” means the land use regulations, ordinances
and officially adopted policies of the City governing the Phase 1 Property in full force and
effect as of the Development Agreement Restatement Date, which, specifically, includes
the City’s General Plan, Zoning Ordinance, and SilverRock Specific Plan. Additionally,
notwithstanding the language of this Section or any other language in this Agreement, all
specifications, standards and policies regarding the design and construction of public
works facilities, if any, shall be those that are in effect at the time the Project plans are
being processed for approval and/or under construction.
1.1.5 “Assignment and Assumption Agreement” shall have the
meaning set forth in Section 10.2.4 of this Agreement.
1.1.6 “CC&Rs” means the Declaration of Conditions, Covenants, and
Restrictions described in Section 3.5 of this Agreement.
1.1.7 “CEQA” means the California Environmental Quality Act (Cal.
Public Resources Code Sections 21000 et seq.) and the State CEQA Guidelines (Cal.
Code of Regs., Title 14, Sections 15000 et seq.).
1.1.8 “Certificate for Building Permit” shall have the meaning set forth
in Section 2.2.5 herein.
1.1.9 “Certificate of Completion” means that certain recordable
certificate, substantially in form of Exhibit G attached hereto and incorporated herein by
this reference, confirming that the final certificate of occupancy or other final City approval
has been issued for any Project Component, based on the Project Approvals, as more
fully described in Section 3.4 of this Agreement. A Certificate of Completion may be
issued and recorded against the Phase 1A Property upon completion of all Project
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Components on the Phase 1A Property (or separate Lot(s) or Parcel(s) of land within the
Phase 1A Property upon which said Project Component is situated), and a separate
Certificate of Completion may be issued and recorded against the Phase 1B Property
upon completion of all Project Components on the Phase 1B Property (or separate Lot(s)
or Parcel(s) of land within the Phase 1B Property upon which said Project Component is
situated), and the same shall apply to every other Project Component.
1.1.10 “City” means the City of La Quinta, a charter city and municipal
corporation, including each and every agency, department, board, commission, authority,
employee, and/or official acting under the authority of the City, including without limitation
the City Council and the Planning Commission.
1.1.11 “City Attorney” means the individual duly appointed to the position
of City Attorney of City.
1.1.12 “City Clerk” means the individual duly appointed to the position of
City Clerk of City, or duly designated deputy of the City Clerk.
1.1.13 “City Council” means the City Council of the City and the
legislative body of the City pursuant to California Government Code Section 65867.
1.1.14 “City Manager” means the individual duly appointed to the position
of City Manager of City, or his or her authorized designee.
1.1.15 “City-Owned Ahmanson Ranch Property” means that certain
real property, improved with the Ahmanson Ranch House, comprised of approximately
0.6+/- acres and more particularly described in Exhibit A-4 attached hereto and
incorporated herein by this reference.
1.1.16 “City-Owned Golf Course Property ” means the Arnold Palmer
Classic Golf Course, commonly known as the SilverRock Golf Course, improved as such
with ancillary improvements and amenities, comprised of approximately 170+/- acres and
more particularly described in Exhibit A-5 attached hereto and incorporated herein by this
reference.
1.1.17 “City-Owned Option Property” shall have the meaning set forth in
Recital D. The City-Owned Option Property is the same real property as the “Phase 2
Property.”
1.1.18 “Coachella Valley Multiple Species Habitat Conservation Plan ”
means that certain Final Circulated Coachella Valley Multiple Species Habitat
Conservation Plan and Natural Community Conservation Plan, dated September 2007,
as may be amended.
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1.1.19 “Community Development Director” means the individual duly
appointed to the position of Director of City’s Design & Development Department, or his
or her authorized designee.
1.1.20 “Conditions of Approval” shall mean any and all conditions of
approval attached to any Project Approval as described in Recital K of this Agreement.
1.1.21 “Construction Improvement Security” shall have the meaning in
Section 3.7 of this Agreement.
1.1.22 “Construction Lender(s)” means a Lender(s) that provide(s) a
Construction Loan to Developer to pay the construction costs and expenses for all or a
portion of the Project. It is acknowledged that there may be one (1) or more Construction
Lender(s), each of which may apply to any one (1) or more Project Components.
1.1.23 “Construction Loan(s)” means a Loan obtained by Developer, in
accordance with this Agreement, from a Construction Lender to finance all or part of the
construction costs and expenses for one (1) or more of the Project Components.
“Construction Loan” includes any and all “construction to permanent loan(s)” obtained by
Developer and approved by City (to the extent such approval is required pursuant to this
Agreement) for any Project Component(s). For the avoidance of doubt, a “Construction
Loan” may include financing for the construction of part or all of the MSII that comprises
the Master Site Infrastructure Improvement Project Component with one (1) or more other
Project Component(s) or separately. It is acknowledged that there may be one (1) or
more Construction Loan(s).
1.1.24 “Construction Loan Deed(s) of Trust” means the Lien(s) required
by a Construction Lender recorded in the Recorder’s Office against a Lot(s) and/or
Parcel(s) of any portion of the Project to secure the Developer’s performance under the
associated Construction Loan.
1.1.25 “Davis-Stirling Act” means the Davis-Stirling Common Interest
Development Act in California Civil Code Section 4000 et seq. (as may be amended from
time to time).
1.1.26 “Debtor PSA” is defined in Section 2.1.2 of this Agreement.
1.1.27 “Default” shall have the meaning set forth in Section 8.1 of this
Agreement.
1.1.28 “Developer” means the entity identified in the preamble of this
Agreement, and permitted successors and assigns under this Agreement.
1.1.29 “Developer Entities Organizational Chart” means the
organization chart attached hereto as Exhibit H and incorporated by reference herein.
1.1.30 “Developer Representatives” means any of Developer’s officers,
directors, members, employees, agents, and representatives.
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1.1.31 “Development Agreement Act” means Government Code
Section 65864 et seq.
1.1.32 “Development Agreement Ordinance” means La Quinta
Municipal Code Section 9.250.020 as the same may be amended from time to time.
1.1.33 “Development Agreement Reinstatement Date” shall have the
meaning set forth in Section 1.3 of this Agreement.
1.1.34 “Discretionary Action” means an action which requires the
exercise of judgment, deliberation, or a decision on the part of City, including any board,
commission, committee, or department or any officer or employee thereof, in the process
of approving or disapproving a particular activity, as distinguished from an activity which
merely requires City, including any board, commission or department or any officer or
employee thereof, to determine whether there has been compliance with statutes,
ordinances or regulations.
1.1.35 “Discretionary Permits” means any permits, approvals, plans,
Project Tract Maps, inspections, certificates, documents, and licenses that require a
Discretionary Action, including, without limitation, future Project Approvals, grading
permits, stockpile permits, and encroachment permits.
1.1.36 “Dust Control Program” means a program compliant with the
City’s dust control ordinance and with applicable South Coast Air Quality Management
District requirements.
1.1.37 “Eligibility Requirements” means the applicable Person(s) either
collectively or independently, as the context may require with respect to the purpose and
work (such as pre-construction or construction) relating to a specific Project
Component(s), has (or who has an Affiliate or direct or indirect investor who has)
reasonably sufficient creditworthiness to pay and perform the applicable obligations for
the financing of the specific Project Component(s) pursuant to Article 4 of this Agreement,
and taking into consideration Developer’s equity and other sources of funds. For
example, a Construction Lender shall be deemed to have satisfied the Eligibility
Requirements if or one or more of its investors or owners has or has access to funds in
the maximum principal amount of the applicable Construction Loan consistent with the
Final Project Budget taking into account Developer’s equity and other sources of funds.
The meeting of Eligibility Requirements shall be based on financial documentation and
other relevant evidence (as the context may require) delivered to the City for verification
by the City (which shall not be unreasonably withheld, delayed or conditioned) based on
objective industry standards for assessing creditworthiness of Person(s) for facilitating
the development of similar luxury resort/residential projects.
1.1.38 “Environmental Claims” shall have the meaning set forth in
Section 3.9.1 of this Agreement.
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1.1.39 “Environmental Laws” means all federal, state, and local laws,
rules, orders, regulations, statutes, ordinances, codes, decrees, or requirements of any
government authority regulating, relating to, or imposing liability of standards of conduct
concerning any Hazardous Materials (defined below), or pertaining to occupational health
or industrial hygiene (and only to the extent that the occupational health or industrial
hygiene laws, ordinances, or regulations relate to hazardous substances on, under, or
about the Property, occupational or environmental conditions on, under, or about the
Property, as now or may at any later time be in effect, including without limitation, the
Comprehensive Environmental Response, Compensation and Liability Act of 1980
(“CERCLA”) [42 USC § 9601 et seq.]; the Resource Conservation and Recovery Act of
1976 (“RCRA”) [42 USC § 6901 et seq.]; the Clean Water Act, also known as the Federal
Water Pollution Control Act (“FWPCA”) [33 USC § 1251 et seq.]; the Toxic Substances
Control Act (“TSCA”) [15 USC § 2601 et seq.]; the Hazardous Materials Transportation
Act (“HMTA”) [49 USC § 1801 et seq.]; the Insecticide, Fungicide, Rodenticide Act [7 USC
§ 6901 et seq.] the Clean Air Act [42 USC § 7401 et seq.]; the Safe Drinking Water Act
[42 USC § 300f et seq.]; the Solid Waste Disposal Act [42 USC § 6901 et seq.]; the
Surface Mining Control and Reclamation Act [30 USC § 101 et seq.] the Emergency
Planning and Community Right to Know Act [42 USC § 11001 et seq.]; the Occupational
Safety and Health Act [29 USC § 655 and 657]; the California Underground Storage of
Hazardous Substances Act [California Health & Safety Code § 25288 et seq.]; the
California Hazardous Substances Account Act [California Health & Safety Code § 25300
et seq.]; the California Safe Drinking Water and Toxic Enforcement Act [California Health
& Safety Code § 24249.5 et seq.] the Porter-Cologne Water Quality Act [California Water
Code § 13000 et seq.] together with any amendments of or regulations promulgated
under the statutes cited above and any other federal, state, or local law, statute,
ordinance, or regulation now in effect or later enacted that pertains to occupational health
or industrial hygiene, and only to the extent the occupational health or industrial hygiene
laws, ordinances, or regulations relate to hazardous substances on, under, or about the
Property, or the regulation or protection of the environment, including ambient air, soil,
soil vapor, groundwater, surface water, or land use.
1.1.40 “Final Project Budget” means the final Project development
budget, which shall consist of any preliminary project budget materials as the same may
modified and/or updated by Developer from time to time. At a minimum, the Final Project
Budget shall include: (a) Good faith estimates for all costs and expenses associated with
the pre-development/pre-construction and development/construction of the Project
(which may be separated into estimates for the Project Components); and (b) Revenue
projections and operating proformas (with included assumptions) for the Project, which
shall separate such projections and operating costs for the Luxury Hotel Project
Component, Public Golf Clubhouse Project Component, and short-term vacation rentals.
It is acknowledged that the Developer shall be permitted to deliver to City one (1) or more
supplement(s) or updates to the Final Project Budget, as applicable, for any one (1) or
more of the Project Components as Developer may elect.
1.1.41 “General Plan” means the General Plan of the City.
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1.1.42 “Golf Course” means the existing Arnold Palmer Classic Golf
Course on the City-Owned Golf Course Property and in the SilverRock Resort Area.
1.1.43 “Golf Course And Ahmanson Ranch Property Transfer
Conditions” shall have the meaning set forth in Section 6.1.2 of this Agreement.
1.1.44 “Golf Couse Wildlife Protection Fence ” means a fence (or the
functional equivalent, as determined by City) that meets the applicable specifications and
standards of the Coachella Valley Conservation Commission acting as authorized agent
for the requirements and obligations of the Coachella Valley Multiple Species Habitat
Conservation Plan.
1.1.45 “Hazardous Materials” and “Hazardous Substances” means,
without implied limitation, substances defined as “hazardous material,” “hazardous
substances,” “toxic substance,” “solid waste,” or “pollutant or contaminate” in the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Section 9601, et seq.; the Toxic Substances Control Act (“TSCA”)
[15 U.S.C. § 2601, et seq.]; the Hazardous Materials Transportation Act, 49 U.S.C.
Section 1801, et seq.; the Resource Conservation and Recovery Act, 42 U.S.C.
Section 6901, et seq.; those substances listed in the United States Department of
Transportation (DOT) Table [49 CFR 172.101], or by the EPA, or any successor authority,
as hazardous substances [40 CFR Part 302]; and those substances defined as
“hazardous waste” in Section 25117 of the California Health and Safety Code or, as
“hazardous substances” in Section 25316 of the California Health and Safety Code; other
substances, materials, and wastes that are, or become, regulated or classified as
hazardous or toxic under federal, state, or local laws or regulations and in the regulations
adopted pursuant to said laws, and shall also include manure, asbestos, polychlorinated
biphenyl, flammable explosives, radioactive material, petroleum products, and
substances designated as a hazardous substance pursuant to 33 USC Section 1321 or
listed pursuant to 33 USC Section 1317.
1.1.46 “Hotel Management Documentation” shall have the meaning set
forth in Section 5.1.1 of this Agreement.
1.1.47 “Hotel Operator” shall have the meaning set forth in Section 5.1.1
of this Agreement.
1.1.48 “Infrastructure Lender(s)” means one (1) or more Lender(s) that
provide(s) an Infrastructure Loan to Developer to pay the construction costs and
expenses for all or a portion of the Master Site Infrastructure Improvements Project
Component. It is acknowledged that there may be one (1) or more Infrastructure
Lender(s).
1.1.49 “Infrastructure Loan(s)” means any one (1) or more Loan(s)
obtained by Developer, and approved by City to the extent such approval is required
under this Agreement, from a Construction Lender to finance all or part of the construction
costs and expenses of only Master Site Infrastructure Improvement Project Costs (which
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the parties acknowledge may be part of the same Construction Loan that finances one
(1) or more other Project Components). It is acknowledged that there may be one (1) or
more Infrastructure Loan(s).
1.1.50 “Infrastructure Loan Deed(s) of Trust” means the Lien(s)
required by an Infrastructure Lender recorded in the Recorder’s Office against a Lot(s)
and/or Parcel(s) of any portion of the Project to secure the Developer’s performance
under the associated Infrastructure Loan.
1.1.51 “Insubstantial Modification” means any minor modification to this
Agreement which does not modify: (i) the Term of this Agreement; (ii) the Project
Components and permitted uses of the Property based on those Project Components;
(iii) maximum density or intensity of use, except as specifically allowed in the Project
Approvals; (iv) provisions for the reservation or dedication of land; (v) conditions, terms,
restrictions or requirements for Reserved Powers or any approved or future Discretionary
Actions; (vi) the name and brand of the Luxury Hotel; (vii) the date or time of any task in
the Schedule of Performance (other than modifications expressly contemplated in this
Agreement); (viii) the financing for the development and completion of construction for
the Project Components; (ix) the obligation to procure and maintain bonds or other
payment and performance security for the development and completion of the
Infrastructure Improvements Project Components once said obligation arises under this
Agreement or from issuance of any permit, license, approval, or other entitlement; or (x)
any monetary obligations of either City or Developer (other than modifications expressly
contemplated in this Agreement), and said minor modification can be processed under
CEQA either as not a “project” or as exempt from CEQA, and said minor modification
does not require a public hearing prior to the Parties executing a modification to this
Agreement.
1.1.52 “Impact Fees” means impact fees, linkage fees, exactions,
assessments or fair share charges or other similar impact fees or charges (including any
and all fees imposed and authorized pursuant to the Mitigation Fee Act, Government
Code section 66000 et seq.) imposed on and in connection with new development by City
pursuant to the current duly adopted resolution or other City Council action approving
such fees. Notwithstanding anything herein to the contrary, none of the following shall
constitute Impact Fees: (i) Processing Fees, (ii) impact fees, linkage fees, exactions,
assessments or fair share charges or other similar fees or charges imposed by other
governmental entities and which City is required to collect or assess pursuant to
applicable law, including, without limitation, school district impact fees pursuant to
Government Code Section 65995, fees required pursuant to the Coachella Valley Multiple
Species Habitat Conservation Plan, and the Transportation Uniform Mitigation Fee, or (iii)
other City-wide fees or charges of general applicability, provided that such City-wide fees
or charges are not imposed as an impact fee on new development.
1.1.53 “Landscaping And Trails Project Component” means that
component of the Project described in the definition of Project Components in this
Agreement.
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1.1.54 “La Quinta Amended Development Documents” means the
agreements specifically identified in Recital F.
1.1.55 “Lender” means any one (1) or more Person(s) providing any type
financing to Developer, its direct or indirect equity owners or any of their respective
Affiliates in connection with any one (1) or more Project Components.
1.1.56 “Lien” means any mortgage, deed of trust, or other security
instrument encumbering Developer’s fee interest in the Property and/or Project, (or any
portion thereof) or any part thereof, or any pledge or other agreement given as security
for the repayment of a Loan and by which a Lender would be able to acquire any direct
or indirect interest in the Developer upon the Developer’s breach of any obligation under
the Lender’s loan documents.
1.1.57 “Loan” means any (i) loan or (ii) third-party equity/capital
contribution (e.g. mezzanine financing) being invested directly or indirectly in Developer
in the form of debt for the Project or Property other than the financial assistance provided
by the City as specified in this Agreement.
1.1.58 “Loan Documents” and “loan documents” means the various
documents and instruments made by and between the Developer (or its direct or indirect
owners or their Affiliates) and a Lender that evidence a Loan for the Project or any Project
Components and the security for repayment of such Loan.
1.1.59 “Lot” and “lot” means an area of land under one (1) ownership
which is identified as a lot on a recorded final map, parcel map, record of survey recorded
pursuant to an approved division of land, certificate of compliance, or lot line adjustment.
1.1.60 “Luxury Hotel” and “Luxury Hotel Project Component” means
that component of the Project described in the definition of Project Components in this
Agreement.
1.1.61 “MAE Default” is a materially adverse effect Default and has the
meaning set forth in Section 8.1 of this Agreement.
1.1.62 “Map Act” means the Subdivision Map Act, Government Code
Section 66410 et seq. (as may be amended from time to time).
1.1.63 “Master Site Infrastructure Improvements Project Component”
or “MSII” means that component of the Project described in the definition of Project
Components in this Agreement.
1.1.64 “Ministerial Permits and Approvals” means the permits,
approvals, plans, inspections, certificates, documents, licenses, and all other actions
required to be taken by City in order for Developer to implement, develop and construct
the Project and the Mitigation Measures, including without limitation, building permits,
foundation permits, and other similar permits and approvals which are required by the La
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Quinta Municipal Code and Project plans and other actions required by the Project
Approvals to implement the Project and the Mitigation Measures. Ministerial Permits and
Approvals shall not include any Discretionary Actions or Discretionary Permits.
1.1.65 “Mitigation Fee Act” means the Mitigation Fee Act, Government
Code section 66000 et seq. (as may be amended from time to time).
1.1.66 “Mitigation Measures” means the mitigation measures described
in the Agreement Addendum (including the Mitigation Monitoring Program in Section 5.0
of said Agreement Addendum) and all applicable mitigation measures in the Coachella
Valley Multiple Species Habitat Conservation Plan that apply to the Project.
1.1.67 “New Laws” means amendments or modifications to the Applicable
Rules, and all ordinances, resolutions, initiatives, regulations, rules, laws, plans, policies,
and guidelines of the City and its City Council, Planning Commission, and all other City
boards, commissions, departments, agencies, and committees enacted or adopted after
the Development Agreement Reinstatement Date.
1.1.68 “Option Agreement” shall mean the agreement described in
Recital F.
1.1.69 “PA(s)” is defined in “Planning Area(s)” below.
1.1.70 “Parcel” and “parcel” means an area of land under one (1)
ownership which is identified as a parcel on a recorded final map, parcel map, record of
survey recorded pursuant to an approved division of land, certificate of compliance or lot
line adjustment.
1.1.71 “Parties” means collectively Developer and City. Each shall be
referred to in the singular as a “Party”.
1.1.72 “Permanent Financing Lender(s)” means one (1) or more
Lender(s) that provide(s) any Permanent Financing Loan to Developer, its direct or
indirect owners or any of their Affiliates with respect to the Property. It is acknowledged
that there may be one (1) or more Permanent Financing Lenders(s).
1.1.73 “Permanent Financing Loan(s)” means a Loan obtained by
Developer or its direct or indirect owners or any of their Affiliates, and approved by City
(to the extent such approval is required pursuant to this Agreement), from a Permanent
Financing Lender to finance all or part of the conversion, ownership, and operating costs
of any one (i) or more the Project Components. A “Permanent Financing Loan” does not
include any “construction to permanent loan(s),” or any Construction Loan or
Infrastructure Loan. It is acknowledged that there may be one (1) or more Permanent
Financing Loan(s).
1.1.74 “Permanent Financing Loan Deed(s) of Trust ” means the Lien(s)
required by an Permanent Financing Lender recorded in the Recorder’s Office against a
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Lot(s) and/or Parcel(s) of any portion of the Project to secure the Developer’s
performance under the associated Permanent Financing Loan.
1.1.75 “Permitted Affiliate Assignee” is defined in Section 10.3 of this
Agreement.
1.1.76 “Permitted Hotel Operator” means a nationally and/or
internationally known first class luxury hotel brand, manager or operator approved by the
City. As of the Reference Date, the City has approved the Montage and Four Seasons
as Permitted Hotel Operators that meet the City Council’s criteria for being a nationally
and/or internationally known first class luxury hotel brand.
1.1.77 “Permitted Lender” means any one (1) or more of the following (or
Affiliates of any of the following) that issue Loans to developments and developers and/or
their direct or indirect equity holders, for projects that are similar to the Project
Component(s) for which the Loan is to be issued, and made in the normal course of
business for said Lender: (a) any state or federally chartered bank, savings and loan
association, other third-party financial institution or finance company, capital investment
group, investment fund, investment bank, a real estate investment trust, insurance
company, trust company, debt fund, high net worth individual or high net worth family
(which may operate through a family office), commercial credit corporation, pension plan,
pension fund or pension advisory firm, mutual fund, or any other Person, provided,
however, in each such case said Lender shall satisfy the Eligibility Requirements; (b) an
investment company, money management firm or “qualified institutional buyer” within the
meaning of Rule 144A under the Securities Act of 1933, as amended, or an institutional
“accredited investor” within the meaning of Regulation D under the Securities Act of 1933,
as amended, provided, however, in each such case said Lender shall satisfy the Eligibility
Requirements; (c) an institution or other Person substantially similar to any of the
foregoing entities described in clauses (a) or (b) that satisfies the Eligibility Requirements;
(d) any other Permitted Development/Operational Transferee which is not described
previously in this definition, provided, however, in each such case said Permitted
Development/Operational Transferee had previously met and shall continue to satisfy the
Eligibility Requirements, and (e) any other Lender proposed by Developer to the City and
approved by the City (which approval shall not be unreasonably withheld, delayed or
conditioned). It is acknowledged that there may be one (1) or more Permitted Lenders
with respect to one (1) or more Project Component(s).
1.1.78 “Permitted Development/Operational Transferee” means any
one (1) of the following: real estate companies, developers, sovereign wealth funds, high
net worth United States or foreign individuals or other investors, private equity or
opportunity funds, hedge funds (provided that if such Person is a private equity or
opportunity fund, hedge fund or similar investment fund, it is agreed and understood that
one or more such entities (Y) investing side by side and (Z) collectively and at all times
are under common control shall not fail to be deemed a single “Permitted
Development/Operational Transferee” pursuant to this definition), provided, however, in
each such case said transferee shall (i) satisfy the Eligibility Requirements, (ii) is or has
personnel, management and/or direct or indirect investors or Affiliates that are
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experienced in managing, owning, investing in, developing and/or operating commercial
real estate properties that are substantially similar to the Project Component(s) for which
the Transfer to transferee is to occur; and (iii) has been approved by the City (which
approval shall not be unreasonably withheld, delayed or conditioned). It is acknowledged
that there may be one (1) or more Permitted Development/Operational Transferees with
respect to one (1) or more Project Components.
1.1.79 “Permitted Transfer” means the Transfers that are permissible as
part of this Agreement and listed in Section 10.2.5 of this Agreement.
1.1.80 “Permitted Transferee” means the transferee, assignee, and/or
any other successor-in-interest from Developer pursuant to a Permitted Transfer.
1.1.81 “Person” means any individual or any limited liability company,
corporation, partnership, association, joint venture, trust, estate or other entity or
organization.
1.1.82 “Phase 1 Property” shall have the meaning set forth in Recital B.
The Phase 1 Property consists of the “Phase 1A Property” and “Phase 1B Property” as
defined in Recital B of this Agreement.
1.1.83 “Phase 1 Residential Components” means the Phase 1A Luxury
Residential Project Component and Phase 1B Luxury Residential Project Component.
1.1.84 “Phase 1A Luxury Residential Project Components” means
collectively: (a) the “Phase 1A Luxury Branded Residences Project Component,” and
(b) the “Phase 1A Luxury Branded Condominiums Project Component ,” as described
in the definition of Project Components in this Agreement.
1.1.85 “Phase 1B Luxury Residential Project Component” means that
component of the Project described in the definition of Project Components in this
Agreement.
1.1.86 “Phase 2 Property” shall have the meaning set forth in Recital D.
The Phase 2 Property is the same real property as the “City-Owned Option Property.”
1.1.87 “Planning and Zoning Law” means the Planning and Zoning Law,
Government Code section 65000 et seq. (as may be amended from time to time).
1.1.88 “Planning Area(s)” and “PA(s)” means the planning area(s) within
the SilverRock Resort Area as amended by this Agreement and as more particularly
depicted in the Site Maps and described in the Scope of Work. As established by this
Agreement, there shall be eight (8) Planning Areas with the Project Components therein,
as more particularly depicted in the Site Maps and described in the Scope of Work. For
ease of reference, “PA 1” shall mean “Planning Area 1”; “PA 2” shall mean “Planning
Area 2”; “PA 3” shall mean “Planning Area 3”; “PA 4” shall mean “Planning Area 4”; “PA 5”
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shall mean “Planning Area 5”; “PA 6” shall mean “Planning Area 6”; “PA 7” shall mean
“Planning Area 7”; and “PA 8” shall mean “Planning Area 8.”
1.1.89 “Planning Commission” means the City Planning Commission
and the planning agency of the City pursuant to California Government Code Section
65867.
1.1.90 “Plans Assignable At Termination” means those plans described
in Section 8.3.2 of this Agreement.
1.1.91 “Pre-Bankruptcy Subdivision Maps and Permits” shall have the
meaning set forth in Recital H.
1.1.92 “Post-Bankruptcy Sale Permitting Processes ” means the
modified application and permitting processes set forth in Exhibit I, attached hereto and
incorporated herein by this reference, which are intended to provide an alternative option
to Developer for obtaining, with respect to partially completed structures and
improvements on the Phase 1A Property, any of the following (including emergency or
temporary) permits, licenses, approvals, and/or entitlements: (a) building permits, (b)
demolition permits, (c) grading permits, (d) encroachment permits, (e) hauling permits, (f)
site development permits, (g) conditional use permits, and (h) any other permits, licenses,
approvals, and/or entitlements necessary or proper as related to those permits that are
intended to be subject to the Post-Bankruptcy Sale Permitting Processes. Nothing in this
Agreement precludes Developer from using the application and permitting process
otherwise applicable pursuant to the La Quinta Municipal Code and Uniform Codes.
1.1.93 “Private Clubhouse Project Component” means that component
of the Project described in the definition of Project Components in this Agreement.
1.1.94 “Processing Fees” means all processing fees and charges
required by City including, but not limited to, fees for land use applications, Project permits
and/or approvals, building applications, building permits, grading permits, encroachment
permits, Project Tract Maps, lot line adjustments, air right lots, street vacations,
certificates of occupancy, and any fees over which City has no authority with respect to
setting the rates, which are necessary to accomplish the intent and purpose of this
Agreement. Processing Fees shall not include Impact Fees. Notwithstanding the
language of this Section or any other language in this Agreement, Developer shall not be
exempt from the payment of fees, if any, imposed on a City-wide basis as part of City’s
program for storm water pollution abatement mandated by the Federal Water Pollution
Control Act of 1972 and subsequent amendments thereto.
1.1.95 “Project” means development of the Property in full compliance
with this Agreement, as set forth and described in Recital K, Project Description, Scope
of Work, Project Schedule, and Section 3.1 of this Agreement.
1.1.96 “Project Approvals” shall have the meaning set forth in Recital K.
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1.1.97 “Project Components” shall mean the distinct phases and uses to
be developed and operated on the Phase 1 Property, as more particularly depicted in the
Site Maps and described in the Scope of Work, and include the following:
(a) Luxury Hotel Project Component and related ancillary uses that include
(but are not limited to) one or more wellness, spa and fitness area(s),
restaurants, conference and banquet facilities, pool and recreational
facilities, and “back-of-house” facility area, on the Phase 1A property and
located in Plannings Areas 3 and 5 (PAs3&5);
(b) Public Golf Clubhouse Project Component on the Phase 1A Property,
which shall be open to the public, residents, and guests, with related uses
ancillary to the clubhouse, and is located in Planning Area 4 (PA 4);
(c) Phase 1A Luxury Residential Project Components, consisting of for-
sale, single family luxury home lots, residences, and condominiums on the
Phase 1A Property that all will be linked to the Luxury Hotel operations and
available as short-term vacation rentals pursuant to this Agreement, and
comprise the following two (2) phases: (i) the Phase 1A Luxury Branded
Residences Project Component, consisting of 29 residential lots to be sold
and privately developed pursuant to this Agreement and located in Planning
Area 2 (PA 2), and (ii) the Phase 1A Luxury Branded Condominiums Project
Component, consisting of approximately 70 luxury condominium units to be
constructed pursuant to this Agreement and located in Planning Area 6
(PA 6);
(d) Private Clubhouse Project Component means the clubhouse and
amenities for residents and guests in the Phase 1A Luxury Residential
Project Components to be located with the Phase 1A Luxury Branded
Condominiums in Planning Area 6 (PA 6);
(e) Phase 1B Luxury Residential Project Component, consisting of for-sale,
single family luxury homes on the Phase 1B Property that may be available
as short-term vacation rentals pursuant to this Agreement and located in
Planning Area 7 (PA 7);
(f) Landscaping And Trails Project Component covering the Phase 1
Property and SilverRock Resort Area perimeter areas along Jefferson
Street and Avenue 52, as more particularly described in this Agreement;
and
(g) Master Site Infrastructure Improvements Project Component, consisting
of Developer’s construction and installation of all of the backbone
infrastructure improvements required to serve the Phase 1 Property,
consistent with the Specific Plan and development of the Project according
to the Scope of Work and Schedule of Performance.
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For the avoidance of doubt, each of the categories of Project Components
listed in subsections (a) through (g) of this definition may have more than
one Project Component (i.e., there may be separate sub-Project
Components if so elected by Developer), each Project Component may
separately obtain Certificates of Completion under the process set forth in
Section 3.4 of this Agreement.
1.1.98 “Project Milestone(s)” means those tasks in the Schedule of
Performance identified and agreed by the Parties herein as material deadlines that shall
not be missed or delayed (except for events of Force Majeure or other excusable delays
set forth in this Agreement or by law).
1.1.99 “Project Schedule” and “Schedule of Performance” means the
project schedule and phasing plan as set forth in Exhibit E attached hereto and
incorporated herein by this reference. Developer may have one (1) or more separate
Project Schedules with combined or separate Project Milestones from time to time as
applicable to different Project Components as may be elected by Developer and approved
by the City.
1.1.100 “Project Tract Maps” shall have the meaning set forth in Recital K.
1.1.101 “Public Golf Clubhouse Project Component” means that
component of the Project described in the definition of Project Components in this
Agreement.
1.1.102 “Reference Date” shall be the date that the City Council’s
Ordinance adopting this Agreement (as identified in Recital P of this Agreement)
becomes effective pursuant to state law, which date shall be inserted in the Preamble of
this Agreement.
1.1.103 “Reinstated Covenant Affecting Real Property (Ahmanson
Ranch House)” means that land use covenant described in Recital F and substantially in
the form attached to this Agreement as Exhibit J and incorporated herein by this
reference.
1.1.104 “Reinstated Covenant Affecting Real Property (Golf Course
Use)” means that land use covenant described in Recital F and substantially in the form
attached to this Agreement as Exhibit K and incorporated herein by this reference.
1.1.105 “Reserved Powers” means the rights and authority excepted from
this Agreement’s restrictions on City’s police powers and which are instead reserved to
City, its City Council, Planning Commission, and all other City boards, commissions,
departments, agencies, and committees. The Reserved Powers include the powers to
enact or adopt New Laws or take future Discretionary Actions after the Development
Agreement Reinstatement Date that may be in conflict with the Applicable Rules and
Project Approvals, except such New Laws which would prevent or materially impair
Developer’s ability to develop the Project in accordance with the Project Approvals;
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provided, however, that with respect to such New Laws which would prevent or materially
impair Developer’s ability to develop the Project in accordance with the Project Approvals,
such New Laws shall apply to the Project if such New Laws are: (1) necessary to protect
the public health, safety, and welfare, and are generally applicable on a City-wide basis
(except in the event of natural disasters as found by the City Council such as floods,
earthquakes and similar acts of God, which shall apply even if not applicable on a City-
wide basis); (2) amendments to Uniform Codes, as adopted by City, and/or the La Quinta
Municipal Code, as applicable, regarding the construction, engineering and design
standards for private and public improvements to be constructed on the Property; (3)
required by a non-City entity to be adopted by or applied by the City (or if optional the
failure to adopt or apply such non-City law or regulation would cause City to sustain a
material loss of funds or loss of access to funding or other resources), or (4) necessary
to comply with state or federal laws and regulations (whether enacted prior or subsequent
to the Development Agreement Reinstatement Date).
1.1.106 “Schedule of Performance” means the Project Schedule.
1.1.107 “Scope of Work” and “Scope of Development” means the pre-
construction, construction, demolition, improvements, operations, and uses on the Phase
1 Property for the Project Components as set forth in Exhibit D attached hereto and
incorporated herein by this reference.
1.1.108 “Short-Term Vacation Rental Regulations” means all
provisions of the La Quinta Municipal Code related to short-term vacation rentals as the
same may be amended from time to time, including specifically Chapter 3.24 or successor
provisions related to transient occupancy tax and Chapter 3.25 related to short-term
vacation rentals, except to the extent any provision directly conflicts with the vested rights
in Section 2.2.1 of this Agreement.
1.1.109 “Site” has the same meaning as Property and Phase 1 Property.
1.1.110 “Site Development Permit” and “site development permit” shall
have the meaning set forth in Section 9.180.020 of the La Quinta Municipal Code.
1.1.111 “Site Map(s)” means the site map(s) attached hereto as Exhibit B
and incorporated herein by this reference.
1.1.112 “Specific Plan” shall have the meaning as set forth in Recital C.
1.1.113 “Term” means the period of time for which the Agreement shall be
effective in accordance with Section 1.2 herein.
1.1.114 “TOT” means “transient occupancy tax” collected by City pursuant
to Chapter 3.24 of the La Quinta Municipal Code and applicable state laws.
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1.1.115 “TOT Covenant Agreement” shall mean the “Transient
Occupancy Tax (TOT) Revenue Sharing Covenant” described in Recital F and executed
on or about even date as this Agreement.
1.1.116 “Transfer” means any transfer of any interest, including fee
simple or ground leasehold interest, as applicable, in the Property (Phase 1A Property
and Phase 1B Property), the City-Owned Option Property, the City-Owned Golf Course
Property, and the City-Owned Ahmanson Ranch Property, and corresponding interests
in this Agreement.
1.1.117 “Transferee” and “transferee” shall mean the Person(s)
receiving an interest subject to a Transfer.
1.1.118 “Transfer Exemption(s)” means, for the purposes of this
Agreement, a Transfer by leases, subleases, licenses, or other occupancy arrangements
for uses on those portions of the Property and Planning Areas that have the Luxury Hotel
Project Component, Public Golf Clubhouse Project Component, and Private Clubhouse
Project Component, consistent with the overall first class character of the Luxury Hotel
and Permitted Hotel Operator, including, without limitation, restaurants and other food
services, fitness centers, wellness facilities, residential rentals that qualify as short-term
vacation rentals under the Short-Term Vacation Rental Regulations, banquets and
parties, corporate events, spa services, bars, gift shops, boutiques and other retail,
recreational activities, and other commercial services. A Transfer Exemption shall not
require prior approval or consent by the City under this Agreement; provided, however,
all uses subject to a Transfer Exemption shall be governed by this Agreement and by any
and all applicable federal, state, and local (including City) laws and regulations, including
but not limited to Ministerial Permits and Approvals and City’s Reserved Powers. Nothing
in in this definition does or shall be deemed to release Developer or any transferee with
an interest in any leases, subleases, licenses, or other occupancy arrangements
qualifying as an Transfer Exemption from compliance with the uses set forth in this
Agreement and by any and all applicable federal, state, and local (including City) laws
and regulations, including the City’s Zoning Ordinance.
1.1.119 “Uniform Codes” means those building, electrical, mechanical,
plumbing, fire and other similar regulations of a City-wide scope which are based on
recommendations of a multi-state professional organization and become applicable
throughout the City, such as, but not limited to, the Uniform Building Code, the Uniform
Electrical Code, the Uniform Mechanical Code, Uniform Plumbing Code, or the Uniform
Fire Code (including those amendments to the promulgated uniform codes which reflect
local modification to implement the published recommendations of the multi-state
organization and which are applicable City-wide).
1.1.120 “Updated Mitigated Negative Declaration ” shall have the
meaning as set forth in Recital K.
1.1.121 “Zoning Ordinance” means Title 9 of the La Quinta Municipal
Code.
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1.2 Term.
This Agreement shall be in full force and effect as of the Reference Date, but for
purposes of the duration of this Agreement pursuant to Section 65865.2 of the
Development Agreement Act, the “Term” of this Agreement shall commence on the
Development Agreement Reinstatement Date, and shall continue for thirty (30) years after
the Development Agreement Reinstatement Date unless said term is otherwise
terminated, modified, or extended by circumstances set forth in this Agreement or by
mutual consent of the Parties after the satisfaction of all applicable public hearing and
related procedural requirements.
1.3 Development Agreement Effective Date.
The vesting of the rights and obligations for the development of the Project set
forth in this Agreement shall be effective as of the date this Agreement is recorded in the
Recorder’s Office (“Development Agreement Reinstatement Date”), but upon
becoming effective, the vesting of said rights and obligations shall be retroactive to the
effective date of the Original SDC Development Agreement (the “Effective Date”) but
without Developer having assumed any liability with respect to acts or omissions
occurring prior to the Reference Date. The City shall have the right to deliver to the
Parties a written confirmation of the Development Agreement Restatement Date, but said
Development Agreement Restatement Date shall be the date as set forth in the preceding
sentence regardless of whether or when the City delivers such notice.
1.4 Termination of this Agreement.
Unless terminated earlier pursuant to the terms hereof, this Agreement shall
automatically terminate and be of no further effect upon the expiration of the Term of this
Agreement. Termination of this Agreement, for any reason, shall not, by itself, affect any
right or duty arising from entitlements or approvals set forth in the Project Approvals. After
such termination, the Parties shall execute evidence of such termination in customary
and recordable form.
Furthermore, and notwithstanding anything herein to the contrary, this Agreement
shall be subject to termination pursuant to Sections 8.2 and 8.3 if, following the notice
and cure provisions set forth in Section 8.1, Developer fails to commence or complete the
Luxury Hotel Project Component or Public Golf Clubhouse Project Component in
accordance with the Schedule of Performance, as may be modified or adjusted pursuant
to the terms of this Agreement.
Furthermore, notwithstanding anything herein to the contrary, in the event
Developer does not acquire title to the Phase 2 Property pursuant to the Option
Agreement covering the City-Owned Option Property by the outside closing date for
Developer to purchase the Phase 2 Property as set forth in the Option Agreement
(referred to herein as the “Outside Phase 2 Property Acquisition Date”), this
Agreement shall automatically terminate with respect to the Phase 2 Property and
Developer and City agree to execute and record such document as reasonably required
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to terminate and remove this Agreement from record title against the Phase 2 Property.
The Parties acknowledge that in the event of automatic early termination with respect to
the Phase 2 Property as provided in this paragraph, the Parties shall be deemed to have
mutually consented to the early termination of this Agreement solely for the Phase 2
Property for purposes of the Development Agreement Act and Development Agreement
Ordinance.
The Parties acknowledge and agree that, except for the provisions in the foregoing
paragraphs in this Section 1.4 and any other termination rights of a Party that are
expressly set forth herein, the Development Agreement Act and Development Agreement
Ordinance require that, prior to any such early termination of this Agreement, the La
Quinta Planning Commission must hold a public hearing regarding the proposed
termination and make certain recommendations to the City Council, and then the City
Council must hold a public hearing regarding the termination and make certain findings.
1.5 Statement of Benefits and Consideration.
The Parties have determined that a development agreement is appropriate for the
construction and operation of the Project due to the substantial benefits to be derived
therefrom.
The Project will promote the health, safety and general welfare of City and its
residents. In exchange for these and other benefits to City, Developer will receive the
assurance that Developer may develop the Project during the Term of this Agreement,
subject to the terms and conditions herein contained. City has undertaken the necessary
proceedings, has found and determined that this Agreement is consistent with the
General Plan, and has adopted the requisite ordinance approving this Agreement. As a
result of the development of the Project in accordance with this Agreement, City will
receive substantial benefits, including the benefits consistent with economic opportunities
leading to significant job creation and general fund revenue increases that the California
Legislature has promoted pursuant to Government Code section 52200 et seq.
In consideration of the substantial benefits, commitments and consideration to be
provided by Developer pursuant to this Agreement and in order to strengthen the public
planning process and reduce the economic costs of development, City hereby provides
Developer assurance that if Developer acquires title to the Property, Developer can
proceed with the construction and operation of the Project for the Term of this Agreement
pursuant to the Applicable Rules and this Agreement. Developer would not enter into this
Agreement or agree to provide the public benefits, commitments and consideration
described in this Agreement if it were not for the certainty provided by the agreement of
City that the Project could be constructed and operated during the Term of this Agreement
in accordance with the Applicable Rules and this Agreement.
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1.6 City CEQA Findings.
City finds that review of the environmental impacts of this Agreement and the
Project has been conducted in accordance with the provisions of CEQA and the State
and local guidelines adopted thereunder, and City has given consideration to such
environmental review prior to its approval of this Agreement and the Project and has
undertaken all actions necessary to comply with CEQA.
1.7 Consistency with SilverRock Specific Plan Authority for Location and
Alignment of Planning Areas.
Pursuant to Section 2.2.1 of the SilverRock Specific Plan, the location and
alignment of the land uses and zones in the Specific Plan are diagrammatic, and the
precise layout of the various land uses are ultimately to be determined by the actual
alignment and adjacency of each land use category. Consistent with Section 2.2.1 of the
Specific Plan, the Planning Areas as set forth in this Agreement shall govern and apply
to the Development of the Project and shall supersede the planning areas as identified
and located in the Specific Plan, to the extent the planning areas in the Specific Plan are
inconsistent with the Planning Areas set forth in this Agreement.
2. AGREEMENTS AND ASSURANCES
2.1 Agreement and Assurance on the Part of Developer.
In consideration for City entering into this Agreement, and as an inducement for
City to obligate itself to carry out the covenants and conditions set forth in this Agreement,
and in order to effectuate the purposes and intentions set forth in this Agreement,
Developer hereby agrees to develop and use the Property and the Project pursuant to all
of the requirements set forth in this Agreement and other Project Approvals.
2.1.1 Bankruptcy Lawsuit and Property Acquisition Requirements.
From and after the Reference Date of this Agreement, and to facilitate the close of
escrow for Developer to acquire from Debtors the Property as part of the Bankruptcy
Lawsuit and pursuant to any order of the Bankruptcy Court, Developer shall have the
following obligations assuming that concurrently therewith or prior thereto, the City has
entered into and duly authorized all La Quinta Amended Development Documents:
(A) Take all actions necessary or proper to ensure that, prior to
the date of the close of escrow for Developer to acquire the Property, this Agreement and
all La Quinta Amended Development Documents are fully executed and, as appropriate,
notarized and ready for recording in the Recorder’s Office;
(B) Deliver or cause to be delivered to the escrow officer and/or
title officer, servicing the acquisition of the Property by Developer from Debtors, any and
all escrow instructions as may be necessary or proper to ensure this Agreement and all
La Quinta Amended Development Documents will be binding on Developer as of the date
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of the close of escrow and, as appropriate, to ensure this Agreement and any other La
Quinta Amended Development Documents or other instruments are recorded in the
Recorder’s Office no later than the close of escrow on the Property;
(C) Instruct the escrow officer and/or title officer, servicing the
acquisition of the Property by Developer from Debtors, to ensure that the following La
Quinta Amended Development Documents are fully executed and notarized to be
recorded against the Phase 1 Property on the date of the close of escrow, in the following
order:
i. This Reinstated Development Agreement shall be recorded
immediately after the grant deed conveying fee title of the
Property to Developer, with no other document or instrument
(including any deed of trust) to be recorded prior to this
Agreement, it being expressly understood and agreed by the
Parties that this Agreement shall have priority and will remain
with priority over any other recorded document or instrument
after the date Developer acquires fee title to the Property;
ii. The Reinstated Covenant Affecting Real Property (Golf
Course Use) and Reinstated Covenant Affecting Real
Property (Ahmanson Ranch House);
iii. The TOT Covenant Agreement;
iv. The Memorandum of the Option Agreement in the form
attached to the Option Agreement.
v. Any other documents as may be necessary or proper, as
determined by the City and Developer, to effectuate the
development and use of the Property consistent with this
Agreement.
(D) Deliver or cause to be delivered to City the original signed
copies of this Agreement and other La Quinta Amended Development Documents, and
deliver or cause to be delivered to City conformed copies of the recorded copies of this
Agreement and (as appropriate) other La Quinta Amended Development Documents.
2.1.2 Developer to Cooperate with City in Good Faith.
Developer and City shall cooperate in good faith to prepare and deliver to the
escrow officer and/or title officer any and all documents so that Developer’s acquisition of
the Property from Debtors may occur by the date for the close of escrow pursuant to the
purchase and sale agreement between Developer and Debtors (the “Debtor PSA”).
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2.1.3 Taxes and Assessments.
Commencing upon the date of the close of escrow for Developer’s acquisition of
the Property, Developer shall pay prior to delinquency all ad valorem real estate taxes
and assessments on the Property (pro-rated to after such time that Developer acquires
fee title to the Property), subject to Developer’s right to contest in good faith any such
taxes or assessments. Developer agrees on behalf of itself, and on behalf of all persons
or entities that may own an interest in the portions of the Property developed with any
Project Component in the future, that during the term of the TOT Covenant Agreement,
neither Developer nor any such person or entity shall (i) apply for or receive any
exemption from the payment of property taxes or assessments on any interest in or to the
Project or any portion thereof, or (ii) take any action, including any assessment appeal,
to decrease the assessed value of the Phase 1A Property below the assessed value as
of the Reinstatement Date, to the extent the TOT Covenant Agreement continues to apply
to the Phase 1A Property.
2.1.4 Covenant to Maintain Property on Tax Rolls.
Developer for itself, its successors and assigns to all or any part or portion of the
Property and/or Project, covenants and agrees that Developer shall not use or otherwise
sell, transfer, convey, assign, lease, leaseback or hypothecate the Property, the Project,
or any portion of any of the foregoing to any entity or person, or for any use of the Property,
the Project, or any portion of any of the foregoing, that is partially or wholly exempt from
the payment of real or personal property taxes or that would cause the exemption of the
payment of all or any portion of real or personal property taxes otherwise assessable
regarding the Property, the Project, or any portion of any of the foregoing, without the
prior written consent of City, which may be withheld in City’s sole and absolute discretion
for a period of thirty (30) years from the Reference Date. Notwithstanding the foregoing,
the lease or sublease of up to five percent (5%) of the Property to a tax-exempt
organization shall be considered de minimis for the purposes of this subsection and shall
be permitted without any further approval by the City.
Except as permitted pursuant to the preceding sentence, if the Property, or any
portion of the Property, shall be conveyed, transferred or sold to any entity or person that
is partially or wholly exempt from the payment of real or personal property taxes otherwise
assessable against the Property, or any portion thereof, without the prior written consent
of City commencing from the Reference Date and for the duration of the Term of this
Agreement, then, at City’s election and in addition to all other remedies available to City
under this Agreement or at law or in equity, Developer shall pay to City a fee in lieu of
payment of such taxes each year in an amount determined by City to be equal to its share
of property taxes received from the ad valorem tax on the “full cash value” of the Property,
or portion thereof, as may be subject to such exemption from payment of real or personal
property taxes (the “Lost Tax Revenue”). City’s determination of the Lost Tax Revenue
for in-lieu payment purposes under this Section shall be established by City each year, if
necessary, by reference to the real or personal property tax valuation principles and
practices generally applicable to a county property tax assessor under Section 1 of Article
XIIIA of the California Constitution. City’s determination of the Lost Tax Revenue shall
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be supported by substantial evidence and shall be conclusive on such matters. If City
determines that an amount is payable as an in-lieu payment under this Section in any tax
year, then such amount shall be paid to City for that tax year within sixty (60) days
following transmittal by City to Developer of an invoice for payment of the in-lieu amount.
The covenants of this Section 2.1.4 shall run with the land of the Property, shall be
enforceable against the Developer and its successors and assigns, for the duration of the
Term of this Agreement.
2.2 Agreement and Assurances on the Part of City.
In consideration for Developer entering into this Agreement, and as an inducement
for Developer to obligate itself to carry out the covenants and conditions set forth in this
Agreement, and in order to effectuate the purposes and intentions set forth in this
Agreement, City hereby agrees as follows:
2.2.1 Reinstated and Amended Development Agreement.
On and after the Reference Date, and pursuant to order from the Bankruptcy Court,
the Original SDC Development Agreement shall be deemed reinstated and amended as
provided for in this Agreement. Furthermore, City covenants and agrees that the SDC
PSDA is no longer of any force and effect, and on and after the Reference Date, the SDC
PSDA no longer is incorporated by reference into this Agreement, it being expressly
understood and agreed by the Parties that this Agreement (along with all other
agreements between City and Developer resulting from the purchase and sale of the
Property vis-à-vis the Bankruptcy Lawsuit) governs the pre-development, development,
operation, and use of the Property for the Project.
2.2.2 Entitlement to Develop with Vested Rights.
Developer has the vested right to develop the Project subject to the terms and
conditions of this Agreement, Project Site Development Permits, and Applicable Rules,
subject to the Reserved Powers. Developer’s vested rights under this Agreement shall
include, without limitation, the right to remove, remodel, renovate, rehabilitate, rebuild or
replace the existing construction and development, or any portion thereof, for the Project
throughout the Term for any reason, including, without limitation, in the event of damage,
destruction or obsolescence of the existing construction or development or any portion
thereof, subject to Developer’s timely performance of its obligations under this
Agreement, Project Approvals, and Applicable Rules (and subject to the Reserved
Powers). To the extent that all or any portion of the existing construction or development
for the Project is removed, remodeled, renovated, rehabilitated, rebuilt or replaced,
Developer may demolish and/or relocate that portion of the existing construction or
development, as the case may be, at another location on the Property, subject to timely
compliance with, and the requirements of, this Agreement, Project Approvals, and
Applicable Rules (and subject to the Reserved Powers).
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2.2.3 Short-Term Vacation Rentals.
This Agreement does hereby provide that short-term vacation rentals, as set forth
in the Short-Term Vacation Rental Regulations, are a permitted use within all portions of
the Project that allow residential uses, and the rights to such permitted use are hereby
vested in Developer pursuant to the terms of this Agreement. Developer shall comply
with the provisions in this Agreement (below) pertaining to the use and operation of short-
term vacation rentals.
2.2.4 Changes in Applicable Rules.
(A) Nonapplication of Changes in Applicable Rules.
Any change in, or addition to, the Applicable Rules adopted or becoming effective
after the Development Agreement Restatement Date, including, without limitation, any
such change by means of ordinance, City Charter amendment, initiative, referendum,
resolution, motion, policy, order or moratorium, initiated or instituted for any reason
whatsoever and adopted by the City, City Council, Planning Commission or any other
board, commission, department or agency of the City, or by the electorate, as the case
may be, which would, absent this Agreement, otherwise be applicable to the Property
and/or Project, and which would be in direct conflict of this Agreement, shall not be applied
to the Property or the Project unless such changes represent an exercise of City’s
Reserved Powers, or are otherwise agreed to in this Agreement. Notwithstanding the
foregoing, Developer may, in its sole discretion, consent to the application to the Property
and/or Project any change in the Applicable Rules.
(B) Changes in Uniform Codes.
Notwithstanding any provision of this Agreement to the contrary, development and
use of the Project shall be subject to changes which may occur from time to time in the
Uniform Codes, as such Codes are adopted by the City of La Quinta.
(C) Changes Mandated by Federal or State Law.
This Agreement shall not preclude the application to the Property or Project of
changes in, or additions to, the Applicable Rules, including rules, regulations, ordinances
and official policies, to the extent that such changes or additions are mandated to be
applied to developments such as the Project on the Property by state or federal laws
and/or regulations, pursuant to the Reserved Powers. In the event state or federal laws
or regulations prevent or preclude compliance with one or more provisions of this
Agreement, such provisions shall be modified or suspended as may be necessary to
comply with such state or federal laws or regulations.
2.2.5 Subsequent Development Review.
Nothing set forth herein shall impair or interfere with the right of City to require
Developer (or any agent acting on Developer’s behalf) to apply for and obtain any and all
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Discretionary Permits, Ministerial Permits and Approvals, and any other permits, licenses,
approvals, or entitlements required by law pursuant to applicable provisions of the La
Quinta Municipal Code, Uniform Codes, or other rules and procedures adopted by City
and applicable to the Project pursuant to the Applicable Rules.
Prior to each request for a building permit, Developer shall provide City with a
Compliance Certificate for Building Permit (“Certificate for Building Permit”) in a form
created by Developer and reasonably approved by City, which shall describe how all
applicable Project Approvals, including applicable Conditions of Approval, have been fully
complied with so that Developer may be issued a building permit. Each Certificate for
Building Permit shall be distributed by City to the relevant City departments for checking
the representations made by Developer thereon, and City shall diligently pursue
completion of such process to avoid any unnecessary delays in the prompt issuance of
building permits for the Project.
2.2.6 Effective Development Standards.
City agrees that it is bound to permit the uses, intensities of use and densities on
the Property which are permitted by this Agreement and the Project Approvals, insofar as
this Agreement and the Project Approvals so provide or as otherwise set forth in the
Applicable Rules (subject to Reserved Powers). City hereby agrees that it will not
unreasonably withhold, condition, or delay any permits, licenses, approvals, or
entitlements which must be issued by City in order for the Project to proceed, provided
that Developer in in compliance with this Agreement and the Project Approvals and
reasonably and satisfactorily complies with all City-wide standard procedures for
processing applications for such approvals and/or permits.
Except as expressly provided in this Agreement, the City retains all discretion to
approve, deny, or condition any and all permits, licenses, approvals, and entitlements,
and other applications related to the Project and development and use of the Property,
including for Project Approvals and Discretionary Actions to the extent provided under
Applicable Rules.
2.2.7 Moratoria or Interim Control Ordinances.
In the event an ordinance, resolution, policy, or other measure is enacted, whether
by action of City, by initiative, or otherwise, which relates directly or indirectly to the Project
or to the rate, amount, timing, sequencing, or phasing of the development or construction
of the Project on all or any part of the Property or the implementation of the Mitigation
Measures adopted in connection with approval of the Project, City agrees that such
ordinance, resolution or other measure shall not apply to the Property, the Project or this
Agreement, unless such changes are adopted pursuant to the Reserved Powers or other
applicable provisions of this Agreement.
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3. DEVELOPMENT OF THE PROJECT
3.1 Generally.
Developer shall develop or cause the development of the Project on the Property
in accordance with this Agreement and other Project Approvals, the Project Description,
Site Maps, Scope of Work for all Project Components, and within commencement and
completion dates of the Project Components pursuant to the Schedule of Performance
stated to be Project Milestones. The Project Components shall be developed in phases
in accordance with the Site Maps, Schedule of Performance, Project Description, Scope
of Work, this Agreement and other Project Approvals.
3.1.1 Compliance with Laws.
All work performed in connection with the pre-development, development,
construction, demolition, rehabilitation, use, and operation of the Project shall comply with
all applicable federal, state, and local laws and regulations.
3.1.2 Compliance with Government Code Section 66473.7.
Developer shall comply with the provisions of Government Code Section 66473.7
with respect to any Project Tract Maps prepared for the Project.
3.1.3 Mitigation Monitoring Program.
The Developer shall comply with any and all Mitigation Measures and reporting
requirements as set forth and in accordance with the Mitigation Monitoring Program
incorporated into the Updated Mitigated Negative Declaration by the Agreement
Addendum.
3.1.4 Temporary Golf Course Clubhouse.
In the event that, prior to the time Developer completes the construction as
evidenced by the recording of a Certificate of Completion that applies to the Public Golf
Clubhouse Project Component, Developer’s construction activities hereunder will if so
elected by Developer (i) result in the removal of the existing temporary golf clubhouse, or
(ii) render the location of the existing temporary golf clubhouse impractical, as determined
by City, then Developer shall erect or install a new temporary golf clubhouse to serve the
Golf Course until such time as the Public Golf Clubhouse Project Component has been
completed and opened to the public. Said new temporary golf clubhouse shall be
constructed according to minimum standards reasonably required by City, and may be a
modular or similar facility, but shall provide the same or equivalent services, and operate
during the same hours, as the existing temporary golf clubhouse. City shall have the right
to review and approve (which approval shall not be unreasonably withheld, delayed or
conditioned) Developer’s proposals for any such new temporary golf clubhouse.
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3.1.5 Obtaining Project Entitlements.
Developer shall have the obligation to apply for and obtain, at its own cost and
expense, any and all permits, licenses, approvals and entitlements for the development
of the Project and use and operation for the authorized uses attached to each Project
Component as set forth in this Agreement. By the approximate dates set forth in the
Schedule of Performance (or, with respect to Project Milestones, the dates), Developer
shall submit to City Staff for review, comment and conformation of completeness, and for
subsequent processing pursuant to the La Quinta Municipal Code (or, as applicable, this
Agreement), the following:
(A) A proposed complete conceptual development plan for the
Project Components on the Phase 1A Property that describes and depicts: (1) the location
and placement of proposed buildings, (2) the architecture and elevations of the proposed
buildings, and (3) any other specifications that Developer and City Staff mutually agree
upon to be included in Phase 1A Property Project Components;
(B) A proposed complete conceptual development plan for the
Project Components on the Phase 1B Property that describes and depicts: (1) the location
and placement of proposed buildings, (2) the architecture and elevations of the proposed
buildings, and (3) any other specifications that Developer and City Staff mutually agree
upon to be included in Phase 1B Property Project Components (which it is acknowledged
and agreed that, at the election of Developer, may be as part of or separate from the
development of the Phase 2 Property; provided, however, that any actual development
of the Phase 2 Property shall be contingent on Developer meeting the conditions
precedent to exercising the option and validly exercises the option to purchase the City-
Owned Option Property (Phase 2 Property), and acquiring fee title to the Phase 2
Property, pursuant to the Option Agreement);
(C) A proposed complete conceptual development plan for the
Landscaping And Trails Project Component that describes and depicts: (1) the location
and placement of proposed landscaping, vegetation, hardscaping, fencing, pathways,
trails, and/or related landscaping features or improvements for the Phase 1 Property, (2)
the elevations of the proposed landscaping and related features and improvements, (3) a
dust mitigation (PM 10 abatement) plan and contingency measures for instances when
dust mitigation would be performed by Developer, and (4) any other specifications that
Developer and City Staff mutually agree upon (including the perimeter landscaping that
bounds the SilverRock Resort Area along Jefferson Street and Avenue 52 pursuant to
Section 5.1.4 of this Agreement) to be included in the Landscaping And Trails Project
Component; and
(D) Proposed zoning change, Specific Plan Amendment, or
changes to the City’s General Plan, if any, necessary to accommodate the Project
Components on the Phase 1B Property.
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3.1.6 Submission of Additional Information to City.
For informational purposes only, Developer shall also provide the following
information to the City Manager in connection with obtaining the remaining entitlements
for the Luxury Hotel Project Component, the Phase 1A Luxury Residential Project
Component, and the Phase 1B Luxury Residential Project Component.
(A) Commitment letter, term sheet, letter of intent, memorandum
of understanding or similar instrument (which it is acknowledged may be non-binding)
from the proposed Permitted Hotel Operator for the Luxury Hotel Project Component and
(if applicable) Phase 1A Luxury Residential Project Component and/or Phase 1B Luxury
Residential Project Component (depending on which Project Component(s) Developer
elects to undertake at the appliable time), along with documentation confirming certain of
the basic terms and conditions pursuant to which the proposed Permitted Hotel Operator
will operate and manage the luxury hotel, but excluding any information reasonably
designated proprietary or otherwise confidential by the Hotel Operator including, without
limitation, economic terms;
(B) The Final Project Budget for the applicable Project
Component(s);
(C) The proposed financing plan generally identifying financing
sources for all private and public improvements proposed for the Project Components on
the Phase 1A Property, which financing plan is consistent with the Final Project Budget
and in compliance with all applicable financing provisions in this Agreement, with respect
to the applicable Project Component(s);
(D) The proposed financing plan generally identifying financing
sources for all private and public improvements proposed for the Project Components on
the Phase 1B Property, which financing plan is consistent with the Final Project Budget
and in compliance with all applicable financing provisions in this Agreement, with respect
to the applicable Project Component(s).
3.2 Construction Provisions.
3.2.1 Developer Covenant to Complete the Project.
Upon the close of escrow and Developer’s acquisition of the Property, Developer
covenants, for itself, its successors and assigns, that the Developer shall commence and
complete the construction of the Project on the Property within the approximate (or, with
respect to Project Milestones, the dates) time period for such actions set forth in the
Schedule of Performance. Developer covenants and agrees for itself, its successors, and
assigns, that the Property shall be improved and developed with the Project in substantial
conformity with the terms and conditions of this Agreement, Project Approvals, and
Applicable Rules, except for such changes as may be mutually agreed upon in writing by
and among the Parties, and all applicable laws, regulations, orders and conditions of all
other federal, state, and local governmental agencies with jurisdiction over the Property
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or the Project, subject in each such case to events of Force Majeure. The covenants of
this Section shall run with the land of the Property until the earlier of the date of
recordation of the final Certificate of Completion or the expiration of the Term of this
Agreement, subject to the provisions in this Agreement that those portion(s) of the
Property that have a Certificate of Completion recorded against an applicable Project
Component(s) shall be released from this Section upon the recording of said Certificate
of Completion applicable to that Project Component(s).
3.2.2 Changes to Specifications During Course of Construction.
Developer shall have the right during the course of construction of the Project to
make minor field changes, without seeking the approval of the City, if such changes do
not affect the type of use to be conducted within all or any portion of a structure. “Minor
field changes” shall be defined as those changes from the Project Approvals or City-
approved Discretionary Permits and/or Ministerial Permits and Approvals, that have no
substantial effect on the Project or are made in order to expedite the work of construction
in response to field conditions. Developer shall submit all other changes (those changes
which are not Minor Field Changes) to the City for its review and approval (which shall
not be unreasonably delayed, withheld or conditioned) no less than thirty (30) days prior
to the date that Developer intends to implement such changes, or as otherwise
determined appropriate by the Parties based on the circumstances presented. City shall
have twenty (20) days from its receipt of such proposed changes to review the same and
advise the Developer in writing whether such changes are acceptable to City in its
reasonable discretion. Any proposed changes which are not disapproved by City within
such twenty (20) day period shall be deemed approved. Nothing contained in this Section
shall be deemed to constitute a waiver of or change in the City requirements governing
changes or any other approvals by the City otherwise required construction of the Project.
3.2.3 Construction Commencement and Completion.
Developer shall commence construction of the Project in approximate accordance
with the Schedule of Performance (or, with respect to Project Milestones in accordance
therewith (subject to events of Force Majeure)) and, thereafter, shall diligently proceed to
complete the construction of the Project in a good and workmanlike manner in substantial
conformity with the Project Approvals according to the Schedule of Performance.
Developer shall obtain a Certificate of Completion on or before the final completion date
as set forth in the Schedule of Performance for the Project Milestones, and for other
Project Components on the Phase 1A Property and Phase 1B Property, approximately
on or before the completion dates, as set forth in the Schedule of Performance.
Developer shall, promptly upon completion of construction of any Project Component(s),
cause said Project Component(s) to be inspected by each federal, state, and local
(including City) governmental agency with jurisdiction over the Project required under law
to conduct such inspection, shall correct any defects and deficiencies that may be
disclosed by any such inspection and shall cause to be duly issued all certificates of
occupancy and other permits, licenses, approvals or entitlements necessary for the
operation and occupancy of said completed Project Component(s). Excepting any
preliminary work undertaken by Developer to salvage or use existing improvements on
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the Property, after commencement of the work of improvement of a Project Component
on the Phase 1A Property, the Developer shall not permit the work or improvements to
that Project Component of the Phase 1A Property to cease or be suspended for a time
period in excess of ninety (90) consecutive calendar days, subject to events of Force
Majeure as provided in this Agreement. Similarly, after commencement of the work of
improvement of a Project Component on the Phase 1B Property, the Developer shall not
permit the work or improvements to that Project Component of the Phase 1B Property to
cease or be suspended for a time period in excess of ninety (90) consecutive calendar
days, subject to events of Force Majeure as provided in this Agreement.
3.2.4 Compliance and Modifications to Schedule of Performance.
The Schedule of Performance establishes various dates and times setting for the
approximate dates for the accomplishment of various tasks assigned to Developer, and
satisfaction of all of those tasks must be met prior to issuance by the City of the final
Certificate of Completion. Notwithstanding the previous sentence, the Parties agree that
time is of the essence in the performance of the Project Milestones, and, if any of the
same are not timely met, then the City shall have the right to exercise any of its rights for
failure to meet a Project Milestone set forth in this Agreement.
If the date or time for the performance of a task or the satisfaction of a condition,
as set forth in either the text of this Agreement or which constitutes a Project Milestone,
may not be achieved, then prior to such date or time set forth in the text of this Agreement
or the Project Milestone, the Parties shall consider whether a modification to the text of
this Agreement or to the Schedule of Performance is warranted. Any decision to approve
a modification to a time or date established in either the text of this Agreement or the
Project Milestones shall be subject to the discretion of each Party, which shall be
exercised reasonably and in good faith, and any request by Developer for any
modification shall be reviewed by the City Manager for a determination of whether the
modification is an Insubstantial Modification as provided for in this Agreement.
Any modification of a time or date for performance of a particular task or
satisfaction of a particular condition that does not result in a change of more than one
hundred eighty (180) calendar days may be approved on behalf of the City by the City
Manager as an “Insubstantial Modification.” A modification of a time or date for
performance of a task or satisfaction of a condition that results in an aggregate change
of more than one hundred eighty (180) calendar days to that task or condition (excluding
any Force Majeure delays) shall be subject to the approval of the City Council, in its sole
and absolute discretion, and would be memorialized as an amendment to this Agreement.
If performance of a task or satisfaction of a condition for any Project Milestones in the
Schedule Performance is prevented or delayed by an event of Force Majeure, the
deadline for completion of such task or satisfaction of such condition shall be extended
by the period of such event of Force Majeure. Upon the completion of an event of Force
Majeure, the extended period shall be memorialized in writing by the City Manager and
Developer and delivered to the Parties.
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3.2.5 City’s Right to Inspect Property and Project.
Officers, employees, agents and representatives of City shall have the right of
reasonable access to the Property, without the payment of charges or fees, during normal
construction hours, during the period of construction of the Project. Such officers,
employees, agents or representatives of the City shall be those persons who are
designated by the City Manager or authorized designee. Any and all officers, employees,
agents or representatives of the City who enter the Property, if requested by Developer,
shall identify themselves at the construction management office on the Property upon
their entrance on to the Property, and, if required by Developer, shall at all times be
accompanied by a representative of the Developer while on the Property. Developer shall
make a representative of Developer available for this purpose at all times during normal
construction hours, upon reasonable notice from the City. City shall defend, indemnify
and hold the Developer harmless from injury, property damage or liability arising out of
the exercise by the City of the right of access to the Property provided in this Section,
other than injury, property damage or liability arising from the negligence or willful
misconduct of Developer or its officers, agents or employees. City shall inspect relevant
portions of the Property, prior to issuing any written statements reflecting adversely on
Developer’s compliance with the terms and conditions of this Agreement pertaining to
development of the Project. If, in the City’s reasonable discretion it is necessary, City
shall have the further right, from time to time, to retain a consultant or consultants to
inspect the Project and verify compliance by the Developer with the provisions of this
Agreement at City’s sole cost and expense. Developer acknowledges and agrees that
any such inspections are for the sole purpose of protecting the City’s rights under this
Agreement, are made solely for the City’s benefit, that the inspections may be general in
nature, and are for the purposes of informing the City of the progress of the Project and
the conformity of the Project with the terms and conditions of this Agreement, and that
Developer shall not be entitled to rely on any such inspection(s) as constituting an
approval, satisfaction or acceptance of any materials, workmanship, conformity of the
Project with this Agreement or otherwise. Developer agrees to make its own regular
inspections of the work of construction of the Project to determine that the quality of the
Project and all other requirements of the work of construction of the Project are being
performed in a manner satisfactory to the Developer. Developer also agrees to
immediately notify the City in writing should the Developer’s inspections show any matters
that will prevent a Project Component from being completed by the date and time set forth
therefore in the Schedule of Performance.
3.2.6 Dust Control.
From and after the date of the close of escrow for Developer’s acquisition of the
Property and until the date of the last Certificate of Completion is recorded against the
Property (or applicable portion thereof), Developer shall implement the Dust Control
Program with respect to the Property. Such implementation shall continue until such time
as all Project Components have been completed, as evidenced by City’s issuance of, and
the recording of, the last Certificate of Completion for the completion of the last Project
Component on the Property.
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3.2.7 Developer Sale of Undeveloped Lots in Phase 1A Luxury Branded
Residences Project Component and Phase 1B Luxury Residential Project Component.
For the duration of the Term of this Agreement, Developer shall have the obligation
to complete or cause the completion of construction for all Project Components of the
Project; provided, however, that Developer shall have the right, in accordance with
phased development of the Project set forth in the Schedule of Performance, to sell to
individual buyers any precisely-graded unimproved custom single-family luxury home
Lots as part of the Phase 1A Luxury Branded Residences Project Component (PA 2) and
the Phase 1B Luxury Residential Project Component (PA 7), as long as any Lot sold to
an individual buyer as part of the Project is subject to and governed by terms and
conditions promulgated and enforced by the Permitted Hotel Operator and/or Developer
for the timely construction and availability for occupancy of a single-family luxury
residence on said Lot in accordance with design and construction requirements that are
consistent with the use (or availability of the use) of such single-family luxury residence
with the Luxury Hotel. The City shall have the right, upon request of Developer, to review
the form of any agreements, development or construction guidelines or covenants, or
other documents, which would be applicable to any Lots that would be eligible for sale to
individual buyers pursuant to this Section, for the purpose of the City ensuring that the
sale and construction of such unimproved Lot by an individual buyer is consistent with
this Agreement and the Project. Any individual buyer of an unimproved Lot shall have
the obligation to comply with any and all federal, state, and local (including City) laws and
regulations for the development, use, and maintenance of a single-family luxury residence
on the Lot, including but not limited to the requirement to obtain any and all Discretionary
Permit and Ministerial Permits and Approvals from the City. Developer shall not sell or
otherwise transfer (by lease or other conveyance) to an individual buyer any unimproved
Lot on the Property unless such transfer is by a sale (for valuable consideration to a bone-
fide purchaser) in accordance with the minimum requirements of this Section 3.2.7 and
this Agreement. Any unimproved Lot owned by individual buyers pursuant to this
Section 3.2.7 shall remain subject to and bound by this Agreement until a certificate of
occupancy is issued by the City for a completely constructed single-family luxury
residence on said Lot, and, for the avoidance doubt, Developer shall not be entitled to a
Certificate of Completion to be issued and recorded against any unimproved Lot(s) until
a certificate of occupancy has been issued by the City for a completely constructed single-
family luxury residence on said Lot(s).
3.3 Costs of Construction.
Except for the TOT rebate as provided for in the TOT Covenant Agreement and
the potential premium purchase price for the City-Owned Option Property as provided for
in the Option Agreement, all costs and expenses for the undertaking and completing the
Project, including, without limitation, constructing all Project Components, all legally
imposed on- and off-site improvements, and providing all utilities therefor, shall be borne
by Developer at its sole cost, expense, and liability.
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3.3.1 Payment of Fees.
During the Term of this Agreement, Developer shall be solely responsible for
payment, and shall pay timely when due, all Processing Fees and Impact Fees with
respect to the Project. The amounts for any and all Processing Fees, and amounts for
any and all Impact Fees, to be charged and applied in connection with the development
of the Property and use of the Project, or any Project Components or portions thereof,
shall be the amounts which are in effect on a City-wide basis at the time an application
for a permit, license, approval or other entitlement is submitted and made for City
processing and action, except that City shall not impose on the Project any new Impact
Fees that were not in effect as of the Development Agreement Reinstatement Date. To
further amplify the preceding sentence and to avoid any doubt, Developer does not have,
by entering into this Agreement, a vested right in the amounts of Processing Fees and
Impact Fees, or any other fees, charges, levies, or assessments previously paid, in effect
as of either the Reference Date or Development Agreement Restatement Date, but does
have a vested right to be subject to only the Impact Fees in effect as of the Development
Agreement Reinstatement Date.
3.3.2 Other Fees and Charges.
Except as otherwise provided in this Agreement, nothing set forth in this
Agreement is intended to or shall be construed to limit or restrict the City’s authority to
impose its existing, or any increased, fees, charges, levies, or assessments for the
development and of the Property and Project, or to impose or increase, subject to the
required procedure, any taxes applicable to the Property and Project including but not
limited to transient occupancy taxes, provided nothing set forth herein is intended or shall
be construed to limit or restrict whatever right Developer might otherwise have to
challenge any fee, charge, levy, assessment, or tax imposed or any binding agreements
between the City and Developer.
3.3.3 Limited Interference with Golf Course Usage.
Developer shall carry out the construction of the Project so as to minimize
interference with the Golf Course, including, without limitation, taking all necessary
actions to ensure that dust (i) does not blow off or leave any portion of the Property under
development and enter onto any portion of the Golf Course; or (ii) is not tracked from any
portion of the Property under development onto any of the roadways within or surrounding
the SilverRock Resort Area (including Jefferson Street and Avenue 52). Developer shall
screen any portion of the Property under development to minimize the visual impacts of
such development on persons using the Golf Course. Developer acknowledges that City
has previously, and may in the future, enter into a use agreement with a charitable entity,
pursuant to which the Golf Course may be utilized for an annual golf tournament. In any
year when said tournament is held at the Golf Course, no construction activities shall take
place during the televised portion of the tournament unless authorized, in writing, by the
City Manager, and Developer and Developer’s contractors and subcontractors shall
ensure that during the tournament all construction sites are left in a neat and orderly
condition. Developer additionally agrees to coordinate with the tournament officials to
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ensure that construction activities do not interfere with the tournament. In the event
construction activities are halted pursuant to this subsection, all remaining dates and
deadlines on the Schedule of Performance including the Project Milestones shall
automatically be extended for a period of thirty (30) days for each the date such
construction is re-commenced, and the Parties shall confirm the revised dates in a writing
signed by the City Manager. Nothing in this provision shall be construed to limit or prevent
Developer’s work to improve the Golf Course pursuant to any plans duly approved by the
City.
3.3.4 Prevailing Wages.
Developer acknowledges that the City has not made any representation, express
or implied, to Developer or any person associated with Developer regarding whether or
not laborers employed relative to the construction of the Project must be paid the
prevailing per diem wage rate for their labor classification, as determined by the State of
California, pursuant to Labor Code Sections 1720 et seq. Developer agrees with City that
Developer shall assume the responsibility and be solely responsible for determining
whether or not laborers employed relative to the construction of the Project must be paid
the prevailing per diem wage rate for their labor classification.
Developer, on behalf of itself, its successors, and assigns, waives and releases
City from any right of action that may be available to it pursuant to Labor Code Sections
1726 and 1781. Developer acknowledges the protections of Civil Code Section 1542
relative to the waiver and release contained in this Section, which reads as follows:
“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH
THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN
HIS OR HER FAVOR AT THE TIME OF EXECUTING THE
RELEASE, WHICH IF KNOWN BY HIM OR HER MUST HAVE
MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE
DEBTOR.”
BY INITIALING BELOW, DEVELOPER KNOWINGLY AND
VOLUNTARILY WAIVES THE PROVISIONS OF CIVIL CODE
SECTION 1542 SOLELY IN CONNECTION WITH THE WAIVERS
AND RELEASES OF THIS SECTION.
Developer’s initials: _____
Additionally, in accordance with the general indemnity provisions in this
Agreement, Developer shall indemnify, defend (with counsel acceptable to the City), and
hold harmless City against any claims pursuant to Labor Code Sections 1726 and 1781
arising from this Agreement or the construction or operation of the Project.
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3.4 Completion of Construction.
Provided Developer is not in Default or MAE Default of this Agreement, then
Developer shall have the right, upon Developer’s purported completion of construction for
any Project Components on the Phase 1A Property, and upon Developer’s purported
completion of construction for any Project Components on the Phase 1B Property, to
obtain a Certificate of Completion for that Project Component according to the following
provisions:
3.4.1 Request for Certificate of Completion.
Following the substantial completion of construction, and upon written request from
the Developer for issuance of a Certificate of Completion, City shall inspect the Project
Component(s) to determine whether or not said Project Component(s) have been
substantially completed in compliance with this Agreement. If City determines that said
Project Component(s) are complete and in compliance with this Agreement, City Manager
shall furnish the Developer with a Certificate of Completion for the respective Project
Component(s). If City determines that said Project Component(s) are not in compliance
with this Agreement, the City Manager shall send written notice of each non-conformity
to the Developer. Upon issuance of the final certificate of occupancy for the development
of the Project (excluding homes on lots sold by Developer for single-family luxury custom
home construction by the buyer thereof), based on the plans submitted by the Developer
to the City, City shall deliver the Developer a final Certificate of Completion for the Project
and Developer shall thereafter be released from the construction obligations under this
Agreement with respect to the applicable Project Component(s). Until the issuance of the
final certificate of occupancy (excluding homes on lots sold by Developer for single-family
luxury custom home construction by the buyer thereof) for a Project Component (if
required under Applicable Rules), Developer shall not be entitled to a final Certificate of
Completion and shall remain liable for the completion of all construction obligations under
this Agreement with respect to such Project Component(s). Neither Developer nor City
should unreasonably interfere with the usual inspections by City agencies or other typical
governmental inspections related to requirements for a certificate of occupancy.
3.4.2 Issuance of Certificate of Completion.
City shall not unreasonably withhold the issuance of a Certificate of Completion.
A Certificate of Completion shall be evidence of the City’s conclusive determination of
satisfactory completion of the construction of the Project Component(s) to which it
pertains pursuant to the terms of this Agreement. After the recordation of a Certificate of
Completion for a Project Component, any person then owning or thereafter purchasing,
leasing or otherwise acquiring any interest in the Property improved with said Project
Component shall not (because of such ownership, purchase, lease or acquisition) incur
any obligation or liability under this Agreement regarding construction of said Project
Component except that such person shall be bound by any reservations, covenants,
conditions, restrictions and other interests recorded against the Property pursuant to this
Agreement which by their terms continue in effect.
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3.4.3 Further Actions for Completion of Construction.
If City fails or refuses to issue a Certificate of Completion following written request
from Developer within sixty (60) calendar days of Developer’s written request, City shall
provide Developer with a written statement setting forth the reasons for City’s failure or
refusal to issue a Certificate of Completion. The statement shall also contain City’s
opinion of the action(s) Developer must take to obtain a Certificate of Completion from
City. If the reason for Developer’s failure to complete the Project (or a Project
Component(s) or improvements on any portion of the Property for which the request
pertains) is confined to the immediate unavailability of specific items or materials for
construction or landscaping at a price reasonably acceptable to Developer or other minor
building “punch-list” items, City may issue its Certificate of Completion upon the posting
of a cash escrow, bond or irrevocable standby letter of credit by Developer (or other proof
of funds being available) in a form reasonably acceptable to the City in an amount
representing the cost of the work on the Project (or a Project Component(s) or
improvements on any portion of the Property for which the request pertains) remaining to
be completed, as reasonably determined by City. If City fails to provide such written
statement, within the specified time period, Developer shall be deemed conclusively and
without further action of City to have satisfied the requirements of this Agreement with
respect to the Project (or a Project Component(s) or improvements on any portion of the
Property for which the request pertains) as if a Certificate of Completion had been issued
by the City pursuant to this Agreement.
3.4.4 Limits on Legal Effect of Certificate.
A Certificate of Completion shall not constitute evidence of compliance with or
satisfaction of any obligation of the Developer to any holder of a Lien, or any insurer of a
Llien or mortgage securing money loaned to finance the Project, or any parts thereof. A
Certificate of Completion shall not be deemed to constitute a notice of completion under
Civil Code Sections 8186 or 9204, nor shall it act to terminate the continuing covenants,
restrictions or conditions contained in any other instruments recorded against the
Property pursuant to this Agreement. A Certificate of Completion is not evidence of the
compliance of the Project with any City requirements or any building code, conditions of
approval, land use, zoning or other requirements of the City or any federal, state, or local
governmental agency with jurisdiction over the Property other than the City.
3.5 Planned Development and CC&Rs.
Developer shall construct the Project on the Property as a “planned development”
as defined in California Civil Code Section 4175 (or successor provision) pursuant to the
Davis-Stirling Act, which, among other requirements, shall require the recording by
Developer of a declaration (and may at Developer’s discretion have multiple
declaration(s)) of covenants, conditions, and restrictions (“CC&Rs”) that, at a minimum,
meet the requirements of a “declaration” as defined and described in the Davis-Stirling
Act and to memorialize specified Conditions of Approval that are part of the Project
Approvals. Developer shall provide to City, no less than ninety (90) days prior to the
anticipated date of recording or anticipated date of submittal for review by the California
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Department of Real Estate (or other state agency with regulatory powers pursuant to the
Davis-Stirling Act), whichever is earlier, a copy of a draft of any CC&Rs to be recorded
against the Property, and any subsequent CC&Rs covering a portion of the Property for
review and approval, not to be unreasonably withheld, by the City Manager and City
Attorney. The Project shall have an “association” as defined and described in the Davis-
Stirling Act, and may have multiple “associations” connected to the CC&Rs recorded
against a portion of the Property as part of the Project if so elected by Developer.
3.5.1 CC&Rs to Include Relevant Conditions of Approval.
Developer shall construct the Project on the Property only in accordance with the
Project Approvals, with CC&Rs recorded against the Property and any portions thereof
to memorialize any specified Conditions of Approval that apply to the various portions of
the Property pursuant to the Project Approvals.
3.5.2 Luxury Residences and Maintenance Obligations.
In addition to any other requirements set forth in applicable Conditions of Approval,
prior to City’s issuance of a certificate of occupancy for the first residential dwelling that
is part of the Phase 1A Luxury Residential Project Component, and that is part of the
Phase 1B Luxury Residential Project Component, respectively, Developer shall have
submitted to City and shall have obtained City’s approval of (such approval not to be
unreasonably withheld, conditioned or delayed), CC&Rs that (i) establishes a
homeowners’ association, (ii) is necessary to create a condominium regime for the
condominiums described in and part of any Project Approvals (including as part of this
Agreement); (iii) clearly sets forth the maintenance obligations for the homeowners’
association and respective owners of the residential dwellings subject to the CC&Rs; (iv)
includes a disclosure of this Reinstated Development Agreement and general summary
of its primary business terms; (v) includes a disclosure regarding the ownership and
control of the Golf Course and Ahmanson Ranch House, as well as a disclosure of the
conditional transfer of ownership of same to Developer as more fully described in this
Reinstated Development Agreement; and (vi) a statement that Developer does not and
cannot guarantee the timing of or actual development or use of the remaining
undeveloped real property located within the SilverRock Resort Area.
3.5.3 Recording of CC&Rs.
Unless a Condition of Approval provides otherwise, Developer shall have the
obligation, at its own cost and expense, to record or cause to be recorded in the
Recorder’s Office any and all CC&Rs after they have been reviewed and approved by
City and Developer pursuant to this Agreement.
3.5.4 City as Third Party Beneficiary; Amendments to CC&Rs.
All CC&Rs shall provide that City is a third party beneficiary with the right, but not
the obligation, to enforce any and all terms and conditions in CC&Rs that specifically
relate to and are required by this Agreement or are for the general benefit of the public (if
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applicable) based upon the Project and Project Approvals. Additionally, all CC&Rs that
have been previously approved by City and recorded in the Recorder’s Office shall require
the prior written approval (which shall not be unreasonably withheld, delayed or
conditioned) of City prior to any amendments to said CC&Rs affecting provisions where
City is a third party beneficiary to ensure that such amendments comply with the
requirements of this Agreement.
3.5.5 City Right to Compel Corrections to CC&Rs.
In addition to any and all rights and remedies available to City under this
Agreement and at law or in equity, City shall have the right to compel Developer (or any
successor or assignee, including a homeowners association) to terminate and remove
from record title any CC&Rs that were recorded against the Property (or portion thereof)
that were not previously approved by City (to the extent such approval is required under
this Agreement) and/or otherwise do not comply with the requirements of this Agreement
or other Project Approvals. Furthermore, City shall have the right to compel the recording
against the Property (or portion thereof) a corrected version of the CC&Rs that has
received City’s and Developer’s written approval and does comply with the requirements
of this Agreement and (if applicable) Project Approvals. Developer (or any successor or
assignee, including a homeowners association) shall have the obligation to pay all costs
and expenses incurred by City, including for City Staff time and City Attorney costs,
relating to the enforcement of this Section and need for recording corrected CC&Rs.
3.6 Dedications and Improvements.
Developer shall offer dedications to the City or other applicable public agency, or
complete those public improvements in connection with the Project, as specified in the
Project Approvals.
3.7 Posting Payment and Performance Bonds.
Developer shall pay for and deliver to City, for each public improvement on the
Property (or applicable portion thereof) required to be undertaken by Developer pursuant
hereto, duly executed and operative payment and performance bonds (or other
improvement security approved by City and permissible pursuant to applicable state and
local law) covering one hundred percent (100%) of the costs to complete the construction
of the applicable public improvements (generally referred to herein is “Construction
Improvement Security”). Unless other specified in a Condition of Approval applicable
to a Project Component, such Construction Improvement Security shall be delivered to
City prior to the commencement of any work, as specified in the Scope of Work, on the
applicable Project Component.
3.8 Regular Updates to City on Development of the Project.
Commencing from the Development Agreement Reinstatement Date, and for the
duration of the Term, Developer shall deliver to the City Manager (or authorized designee)
regular updates on the status of the development and construction of the Project. Unless
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otherwise agreed by Developer and City, each acting within their reasonable discretion,
regular Developer updates to City shall be as follows:
3.8.1 Phase 1A Property Project Components.
No less than once every month until completion of all Project Components on the
Phase 1A Property, a Developer Representative(s) shall deliver written updates to City
Manager on the status of each Project Component on the Phase 1A Property that has
been commenced on the applicable date. Each update shall include status of any
permitting, demolition, grading, pre-construction, construction, rehabilitation, and other
related material development information for each Project Component until a Certificate
of Completion for all Project Components on the Phase 1A Property has been issued by
City and recorded against the Phase 1A Property pursuant to this Agreement. City
Manager, exercising reasonable discretion, may require additional/more specific
information relating to the development of a Project Component on the Phase 1A
Property. Each written update provided to City Manager should be assumed to be a
public record under the California Public Records Act (Gov. Code, § 7920.000 et seq.,
“Public Records Act”), but certain information therein may be subject to non-disclosure
pursuant to the Public Records Act.
Additionally, unless City Manager authorizes a less frequent attendance
requirement for Developer, no less than once every third City Council meeting until
completion of the Luxury Hotel Project Component, Public Golf Clubhouse Project
Component, and Phase 1A Luxury Residential Project Component on the Phase 1A
Property, a Developer Representative(s) shall attend City Council public meetings to
provide City Council and the general public with status updates relating to the
development of these Project Components on the Phase 1A Property.
3.8.2 Phase 1B Property Project Components.
No less than once every two (2) months from commencement of construction
activities on the Phase 1B Property until completion of all Project Components on the
Phase 1B Property, a Developer Representative(s) shall deliver written updates to City
Manager on the status of each Project Component on the Phase 1B Property. Each
update shall include status of any permitting, grading, pre-construction, construction,
rehabilitation, and other related material development information for each such Project
Component until a Certificate of Completion for all Project Components on the Phase 1B
Property has been issued by City and recorded against the Phase 1B Property pursuant
to this Agreement. City Manager, exercising reasonable discretion, may require
additional/more specific information relating to the development of a Project Component
on the Phase 1B Property. Each written update provided to City Manager should be
assumed to be a public record under the Public Records Act, but certain information
therein may be subject to non-disclosure pursuant to the Public Records Act.
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3.8.3 Attendance at Planning Commission and City Council Meetings.
In addition to the foregoing requirements in this Section 3.8, Developer agrees to
have one or more of Developer Representatives, who is/are knowledgeable regarding
this Agreement and the development of the Project, such that such person(s) can
meaningfully respond to City questions regarding the progress of the Project, attend
Planning Commission and/or City Council public meetings, when Developer is requested
to do so on not less than ten (10) days prior written notice by City Manager (or authorized
City Staff designee), which requests shall not be made more than one time per quarter.
3.9 Indemnification.
3.9.1 Developer’s General Obligation. Commencing on the Reference
Date, Developer shall protect, defend, indemnify and hold harmless City and City’s
officers, officials, members, employees, volunteers, agents, and representatives (any of
the foregoing shall be known individually as “Indemnitee” and collectively as
“Indemnitees”), and each of them, jointly and severally, against and from any and all
claims, demands, causes of action, damages, costs, expenses, losses and liabilities, at
law or in equity, of every kind or nature whatsoever, including reasonable attorneys’ fees
and expert witness fees, and including, without limitation, injury to or death of any person
or persons and damage to or destruction of any property, threatened, brought or instituted
(“Claims”), arising out of or in any manner directly connected with the entry upon the
Property by Developer or any of Developer Representatives, including without limitation
(other than with respect to pre-existing conditions unless exacerbated by Developer):
(A) any damage to the Property and any liability to any third party
incurred by reason of any acts or omission of, including, but not limited to, any commission
of any negligent or tortious acts, by Developer or the Developer Representatives, or any
of them;
(B) any mechanics’ or materialmen’s liens, claims, demands,
actions or suits arising (directly or indirectly) from (i) any work performed or materials
supplied to or for Developer, or (ii) any activities of Developer or any of the Developer
Representatives, or any of them, on or relating to the Property (including, without
limitation, any claims by any of such Developer Representatives);
(C) any claims, demands, actions or suits arising directly or
indirectly from any of the following “Environmental Claims” first arising from and after
the Developer’s ownership of the Property or construction or operation of the Project:
i) The presence of Hazardous Materials on, in, under,
from or affecting all or any portion of the Property or the
Project;
ii) The storage, holding, handling, release, threatened
release, discharge, generation, leak, abatement, removal or
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transportation of any Hazardous Materials on, in, under, from
or affecting the Property or the Project;
iii) The violation of any law, rule, regulation, judgment,
order, permit, license, agreement, covenant, restriction,
requirement or the like by the Developer and/or Developer
Representatives relating to or governing in any way
Hazardous Materials on, in, under, from or affecting the
Property or the Project;
iv) The failure of the Developer and/or Developer
Representatives to properly complete, obtain, submit and/or
file any and all notices, permits, licenses, authorizations,
covenants and the like in connection with the Developer’s
activities on the Property or regarding the Project;
v) The implementation and enforcement by the Developer
and/or Developer Representatives of any monitoring,
notification or other precautionary measures that may, at any
time, become necessary to protect against the release,
potential release or discharge of Hazardous Materials on, in,
under, from or affecting the Property or the Project;
vi) The failure of the Developer and/or Developer
Representatives, in compliance with all applicable
Environmental Laws, to lawfully remove, contain, transport or
dispose of any Hazardous Materials existing, stored or
generated on, in, under or from the Property or the Project;
vii) Any investigation, inquiry, order, hearing, action or
other proceeding by or before any governmental agency in
connection with any Hazardous Materials on, in, under, from
or affecting the Property or the Project or the violation of any
Environmental Law relating to the Property or the Project;
(D) Any claims, demands, actions or suits arising directly or
indirectly from alleged violations of any federal or state prevailing wage laws made by
employees of Developer.
(E) Any costs of removing Developer or the Developer
Representatives from the Property after the expiration of the Term hereof due to
Developer’s MAE Default hereunder unless Developer is otherwise entitled to possession
of the Property at such time.
In the event of litigation relating to the matters indemnified pursuant to the
foregoing, City agrees, at no cost to City, to reasonably cooperate with Developer.
Developer shall have the obligation to provide the defense of City in the litigation, either
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by providing for legal counsel or, at City’s option, timely paying the reasonable out of
pocket legal costs incurred by City in the defense of litigation, even though negligence or
gross negligence of Developer or its contractors, subcontractors, agents, employees or
other persons acting on its behalf has not been established at the time that the defense
is provided.
Notwithstanding anything to the contrary contained herein, in no event will
Developer be liable for consequential or special damages under this Agreement.
3.9.2 Developer’s Obligation to Indemnify for Project Approvals. In the
event of any court action or proceeding challenging the validity of this Agreement or any
of the Project Approvals, Developer shall indemnify, hold harmless, pay all costs and
provide defense for City in said action or proceeding with counsel chosen by City and
approved by Developer in its reasonable discretion (unless such challenge is initiated by
the City). City shall, at no cost to City, cooperate with Developer in any such defense as
Developer may reasonably request. In the event Developer fails or refuses to provide
such defense of any challenge to this Agreement or the Project Approvals, or any
component thereof, City shall have the right not to defend such challenge, and to resolve
such challenge in any manner it chooses in its sole discretion.
3.9.3 Exclusions from Indemnification Obligations; Limits to Remedies.
Developer’s indemnification obligations under this Agreement shall exclude any claims
resulting solely from the gross negligence, illegal acts, bad faith or willful misconduct of
any Indemnitee. Notwithstanding the preceding sentence or any other provisions in this
Agreement, City shall have no liability for special or consequential damages to Developer
or Developer Representative,
3.10 Insurance.
3.10.1 Insurance During Construction of Project. Commencing with the
Development Agreement Restatement Date and ending on the earliest of (a) the date this
Agreement expires or is earlier terminated by the Parties pursuant to the terms hereof; or
(b) the date of recording of the final Certificate of Completion for the last Project
Component on the Property (provided that Developer has obtained and maintained
adequate insurance coverage for each Project Component once completed and has
delivered to City the applicable certificate(s) of insurance covering the completed Project
Component):
(A) A policy of commercial general liability insurance written on a
per occurrence basis in an amount not less than Five Million Dollars ($5,000,000.00) per
occurrence and Five Million Dollars ($5,000,000.00) in the aggregate. Said coverage may
be achieved by combination of a commercial general liability policies and umbrella/excess
liability policies.
(B) A policy of workers’ compensation insurance in such amount
as will fully comply with the laws of the State of California against any loss, claim or
damage arising from any injuries or occupational diseases occurring to any worker
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employed by Developer in the course of carrying out the work or services contemplated
in this Agreement.
(C) A policy of commercial automobile liability insurance written
on a per occurrence basis in an amount not less than Three Million Dollars
($3,000,000.00). Said policy shall include coverage for owned, non-owned, leased, and
hired cars. Said coverage may be achieved by combination of an auto liability policy and
umbrella/excess liability policies.
(D) When vertical construction commences, an “All Risks”
Builder’s Risk (course of construction) insurance coverage on a replacement cost basis
in an amount equal to the full cost of the hard construction costs of the Project. Such
insurance shall contain no coinsurance provision, and cover, at a minimum: all work,
materials, and equipment to be incorporated into the Project; the Project during
construction; the completed Project until such time as City issues the final certificate of
occupancy for the Project, and storage, transportation, and equipment breakdown risks.
Such insurance shall include coverage for earthquake, flood, ordinance or law, temporary
offsite storage, debris removal, pollutant cleanup and removal, preservation of property,
landscaping, shrubs and plants and full collapse during construction. Such insurance
shall protect/insure the interests of Developer/owner and all of Developer’s contractor(s),
and subcontractors, as each of their interests may appear. If such insurance includes an
exclusion for “design error,” such exclusion shall only be for the object or portion which
failed.
3.10.2 Post-Construction Insurance. Following the issuance by City to
Developer of any Certificate of Completion for any Project Component, Developer shall
procure and maintain, at its sole cost and expense, in a form and content satisfactory to
City Manager, “All Risks” property insurance on a replacement cost basis in an amount
equal to full replacement cost of the applicable Project Component, as the same may
change from time to time. The above insurance policy or policies shall contain no
coinsurance provision.
3.10.3 Additional Insurance Requirements. The following additional
requirements shall apply to all of the above policies of insurance:
All of the above policies of insurance shall be primary insurance and, except the
Worker’s Compensation and All Risks insurance, shall name City and City’s officers,
officials, members, employees, and representatives as additional insureds. To the extent
allowable by applicable law, the insurer shall waive all rights of subrogation and
contribution it may have against City and City’s officers, officials, members, employees,
and representatives, and their respective insurers. All of said policies of insurance shall
provide that said insurance may not be cancelled without providing thirty (30) days’ prior
written notice to City (ten (10) days for non-payment of premium). In the event any of
said policies of insurance are cancelled, Developer shall, prior to the cancellation date,
submit new evidence of insurance in conformance with this Section to the City Manager.
Not later than the Development Agreement Restatement Date, Developer shall provide
the City Manager with certificates of insurance or appropriate insurance binders
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evidencing the above insurance coverages and said certificates of insurance or binders
shall be subject to the reasonable approval of the City Manager.
The policies of insurance required by this Agreement shall be satisfactory only if
issued by companies (i) licensed and admitted to do business in California, rated “A” or
better in the most recent edition of Best Rating Guide, The Key Rating Guide or in the
Federal Register, and only if they are of a financial category Class VII or better, or (ii)
authorized to do business in California, rated “A+” or better in the most recent edition of
Best Rating Guide, The Key Rating Guide, or in the Federal Registry and only if they are
of a financial category Class XV. Notwithstanding the foregoing, in the event that the
policies required hereunder are not available from such insurers at commercially
reasonable rates, the City Manager shall have the authority, in his or her sole and
absolute discretion, to waive one or more of such requirements provided the proposed
policies will adequately protect City’s interests hereunder.
City may reasonably require coverage increases, provided that the percentage
increase in coverage shall not be required to exceed the percentage increase in the
Consumer Price Index published by the United States Department of Labor, Bureau of
Labor Statistics, for Urban Wage Earners and Clerical Workers, for the Riverside-San
Bernardino-Ontario statistical area (the “Index”) from and after the date of this Agreement,
or, if said Index is discontinued, such official index as may then be in existence and which
is most nearly equivalent to said Index (the “CPI Adjustment”). Unless otherwise
approved in advance by the City Manager, the insurance to be provided by Developer
may provide for a deductible or self-insured retention of not more than Two Hundred Fifty
Thousand Dollars ($250,000); provided, however, that the deductible or self-insured
retention for the earthquake coverage may be up to, but not exceed, ten percent (10%)
of the replacement cost of the damaged Project or portions thereof.
Developer agrees that the provisions of this Section shall not be construed as
limiting in any way the extent to which Developer may be held responsible for the payment
of damages to any persons or property resulting from Developer’s activities or the
activities of any person or persons for which Developer is otherwise responsible.
4. FINANCING THE PROJECT
4.1 Developer To Pay All Costs and Expenses for the Project.
The Parties agree that City shall not provide any financial assistance to Developer
in connection with the Project except as may be expressly set forth in this Agreement.
Developer shall be solely responsible for paying for the costs of all design work,
construction, labor, materials, fees and permit expenses associated with the Project and
developer and use of the Property (providing that the foregoing shall not preclude
Developer from applying for and obtaining any government grants). Developer shall pay
any and all fees pertaining to the review and approval of the Project by any federal, state,
or local governmental agency (where Developer’s payment to City for Processing Fees
and Impact Fees shall be as set forth in this Agreement) and utility service providers,
including the costs of preparation of all required construction, planning and other
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documents reasonably required by any federal, state, or local governmental agency
(where Developer’s payment to City for Processing Fees and Impact Fees shall be as set
forth in this Agreement) pertinent to the development or operation of the Project on the
Property, such as, but not limited to, specifications, drawings, plans, maps, permit
applications, land use applications, zoning applications, environmental review and
disclosure documents and design review documents. Developer shall pay for any and all
costs, including, but not limited to, the costs of securing of permits for any and all “wet
and dry” utilities (such as, but not limited to, water, sewer, electric, gas) or other utility
improvements and connections, that may be required in development of the Project,
whether located on or off of the Property. Developer shall apply for and obtain any and
all necessary permits, licenses, approvals and/or entitlements prior to the commencement
of applicable portions of construction for the various Project Components, and Developer
shall take reasonable precautions to ensure the safety of surrounding properties
(including the Phase 2 Property, City-Owned Golf Course Property, and City-Owned
Ahmanson Ranch Property) during said construction.
4.2 Submittal of Final Project Budget.
If not previously delivered to City, Developer shall deliver to City the Final Project
Budget within three (3) months of the Development Agreement Reinstatement Date.
Developer shall deliver to City any updates and supplements to the Final Project Budget
for informational purposes from time to time with respect to each Project Component
being developed at the applicable time. The Final Project Budget may separate estimated
costs and expenses for completion of development of the Project Components on the
Phase 1A Property and the Project Components on the Phase 1B Property (or there may
be separate Final Project Components for one (1) or more separate Project Components).
Additionally, Developer may defer or supplement the Final Project Budget estimated costs
and expenses for the Project Components on the Phase 1B Property to coincide when,
in accordance with the Project Milestones, Developer applies for the required permits,
licenses, approvals and entitlements (including a City-issued Site Development Permit)
for the Project Components on the Phase 1B Property. Without limiting the foregoing, if
so elected by Developer, the Final Project Budget may combine Phase 1B and Phase 2
(which, if Developer meets the conditions precedent to exercising the option and validly
exercises the option to purchase the City-Owned Option Property (Phase 2 Property) and
acquires fee title to the Phase 2 Property pursuant to the Option Agreement, it is
acknowledged Developer may be permitted to develop either separately or as combined
project).
4.3 City Approval for Financing and Investment in the Project Components.
Developer shall have the obligation, until the final Certificate of Completion is
issued by City and recorded against the final Project Component on the Property, to
obtain City approval (which shall not be unreasonably withheld, delayed or conditioned)
for any and all financing proposed to fund the development of the Project and each Project
Component, other than with respect to Loans made by Permitted Lenders (including but
not limited to debt and equity financing) that satisfy the Eligibility Requirements. Prior to
the commencement of construction on any Project Component, Developer shall have one
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hundred percent (100%) availability of funds and financing for the completion of
construction of that Project Component.
Developer shall propose for City review and approval (if applicable pursuant to
this Agreement) financing that would attach to a specific Project Component (or more
than one (1) Project Component) including with respect to the Phase 1A Property and/or
Phase 1B Property. Developer shall deliver to City any proposed financing term sheet,
commitment, letter of intent or similar instrument (which may be non-binding and with
economics and other terms that Developer reasonably deems to be confidential
redacted), along with the proposed Loan Documents for the financing that would attach
to a specific Project Component, no later than thirty (30) days prior to Developer’s
anticipated closing of escrow of any such Loan. For the financing of each and every
Project Component, the following general provisions shall apply:
4.3.1 Project Components Financing.
For any Project Component financing, Developer shall have (or Developer’s
Affiliates or direct or indirect investors shall collectively have) the Required Equity (as
defined below), or Developer or its Affiliates shall have entered into a joint venture
agreement with one (1) or more Permitted Transferees who have (or whose Affiliates or
direct or indirect investors shall collectively have) the Required Equity in its possession
or readily available (including, without limitations, through capital or similar commitments
from investors). As used in this Section, the term “Required Equity” means sufficient
equity capital to pay for one hundred percent (100%) of the difference between (a) the
expected hard and soft costs to complete construction of the applicable Project
Component(s) for the applicable portion of the Property to be paid for therewith as
reasonably estimated by Developer, and (b) the amount of a Construction Loan available
to Developer for the construction of said Project Component(s).
4.3.2 Master Site Infrastructure Improvements Financing.
Developer may finance the Master Site Infrastructure Improvements for the
Property or any portion thereof (including with respect to the Phase 1B Property)
separately from the development and construction of any other Project Component.
Developer shall submit to City evidence that Developer (i) has obtained or will have
obtained financing from a Lender necessary to undertake the installation and construction
of the Master Site Infrastructure Improvements for any particular portion of the Property
(such as the Phase 1B Property) in accordance with this Agreement, which may be in the
form of a commitment, a term letter, or such other form, with economics and other terms
Developer deems to reasonably be confidential redacted, with all such forms to be
approved by City, provided that such approval may not be unreasonably withheld,
conditioned or delayed (each, generally referred to as an “Infrastructure Loan”) if such
Loan is being made by a Person other than a Permitted Lender; and (ii) has obtained or
has access to the applicable Required Equity (with such equity capital the “Developer’s
Master Site Infrastructure Improvements Equity Contribution ”). If City shall
disapprove any such evidence of financing (when such approval is required pursuant
hereto), City shall do so by written notice to Developer stating with reasonable specificity
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the reasons for such disapproval, and Developer shall promptly obtain and submit to City
new evidence of financing.
4.3.3 Construction and Infrastructure Loans; Authorized Liens; Phase 1A
Property and Phase 1B Property.
Any Construction Loan Deed of Trust and any Infrastructure Loan Deed of Trust
shall be recorded in the Recorder’s Office against the Property (or portion thereof selected
by Developer which, for the avoidance of doubt, may include all or portions of the Phase
1B Property and/or other portions of the Property as being collateral for any Project
Components). Notwithstanding any provisions in any loan documents for a Construction
Loan or Infrastructure Loan, this Reinstated Development Agreement shall have priority
and remain with priority over any and all Construction Loan Deed of Trust and
Infrastructure Loan Deed of Trust recorded against the Phase 1A Property (or any portion
thereof) subject to the terms hereof or as otherwise agreed between the City, the
applicable Lender and Developer.
Any Construction Loan Deed of Trust and any Infrastructure Loan Deed of Trust
shall be recorded in the Recorder’s Office against the Property (or portion thereof selected
by Developer which, for the avoidance of doubt, may include the Phase 1A Property
and/or other portions of the Property as being collateral for any Project Components).
Notwithstanding any provisions in any loan documents for a Construction Loan or
Infrastructure Loan or other Loan, this Reinstated Development Agreement shall have
priority and remain with priority over any and all Liens (including a Construction Loan
Deed of Trust or Infrastructure Loan Deed of Trust) recorded against the Phase 1A
Property (or any portion thereof) subject to the terms hereof or as otherwise agreed
between the City, the applicable Lender and Developer.
4.3.4 Unauthorized Liens Prior to Completion of Project Components.
With respect to the Phase 1A Property, until the Certificate of Completion for all
Project Components on the Phase 1A Property has been issued by City and recorded
against the Phase 1A Property pursuant to this Agreement, and (b) with respect to the
Phase 1B Property, until the Certificate of Completion for all Project Components on the
Phase 1B Property has been issued by City and recorded against the Phase 1B Property
pursuant to this Agreement, then, except as provided in Section 4.3.3 above, Developer
shall not record, and shall not allow to be recorded, against the Property, or any portion
thereof, any monetary Lien in violation of the terms of this Agreement. Developer shall
remove, or shall have removed, any such unauthorized monetary Lien made or recorded
against the Property or any portion of the Property in violation of this Agreement, or shall
assure the satisfaction thereof to the reasonable satisfaction of the City. After ninety (90)
calendar days prior written notice to the Developer, City shall have the right, but not the
obligation, to satisfy any such unauthorized monetary Lien made or recorded prior to
recordation of the applicable Certificate of Completion and receive reimbursement from
the Developer for any amounts paid or incurred in satisfying any such Lien, upon demand;
provided, however, that nothing in this Section 4.3.4 shall require the Developer to pay or
make provisions for the payment of any tax, assessment, Lien, or charge that Developer
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is in the process of contesting the validity or amount thereof, in good faith, and so long as
such contest shall not subject the Property, or any portion thereof, to forfeiture or sale.
4.3.5 Rights of Lenders and City Regarding Permitted Loans and Liens.
(A) City shall have the right of reasonable review and approval of
any Lender from which Developer proposes to obtain either a Construction Loan or
Infrastructure Loan other than a Permitted Lender, whether or not such loan is secured
by a Lien against the Property or any portion thereof. City shall not unreasonably
withhold, condition or delay its approval of any proposed Lender or Construction Loan or
Infrastructure Loan where the City’s approval thereof is required under this Agreement.
In deciding whether to give, condition or withhold such approval, City may consider,
among other matters, whether or not the proposed Lender is a state or federally chartered
bank, savings and loan, or other financial institution which routinely provides construction
financing to development projects such as the Project (or applicable Project Component),
whether the terms of the Construction Loan or Infrastructure Loan are reasonable and
customary when compared to the financing terms of similar development projects in
Riverside County, CA, the size and financial strength of the proposed Lender, and what
effect, if any, any changes requested by the Lender to either this Agreement or any of the
exhibits to this Agreement may have upon the City’s rights and remedies hereunder.
With respect to any Loan, Developer shall advise City in writing of any amendments,
modifications (including Insubstantial Modifications as authorized by this Agreement), or
other changes to this Agreement or its exhibits (or related agreements) which the
proposed Lender will request in connection with the Developer’s obtaining of the
Construction Loan or Infrastructure Loan. City agrees to reasonably consider, but shall
not be obligated to accept, any amendment, modification, or other change to this
Agreement or any of the exhibits to this Agreement which either (i) is consistent with the
provisions governing Insubstantial Modifications (set forth in this Agreement), or (ii) does
not materially adversely restricts, diminishes, or burdens the City’s rights and remedies,
or both.
(B) Whenever City delivers any notice or demand to Developer
regarding any Default or MAE Default by the Developer under this Agreement, City shall
send a copy of such notice to each affected Lender of which City has received notice and
a contact address for transmittal of such notices. Each affected Lender receiving a copy
of any such notice shall have the right, at its option, to commence the cure or remedy of
any such Default or MAE Default of Developer and to diligently and continuously proceed
with such cure or remedy, within sixty (60) calendar days following its receipt of notice of
the default. If a default of the Developer under this Agreement cannot, with diligence, be
remedied or cured, or the remedy or cure of such default cannot be commenced, within
such sixty (60) calendar day period, Lender shall have such additional time as is
reasonably necessary to remedy or cure such default of the Developer, but in no event
beyond one hundred eighty (180) calendar days following its receipt of notice of the
default. If such Default or MAE Default of Developer can only be remedied or cured by
the Lender upon obtaining possession of the Property (or portion thereof to cure the
identified default), the Lender shall seek to obtain possession of the Property with
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diligence and continuity through a receiver or otherwise, and shall remedy or cure such
default of Developer within sixty (60) calendar days after obtaining possession of the
Property. Nothing contained in this Agreement shall be deemed to permit or authorize
any Lender to undertake or continue the construction of any portion of the Project (beyond
the extent necessary to conserve or protect improvements or construction already made),
without expressly assuming Developer’s obligations under this Agreement by written
agreement evidencing such assignment and assumption delivered to the City and in
substantially the form of Exhibit L attached hereto as reasonably modified at such
Lender’s request and approved by City (in its reasonably discretion), in which the Lender
agrees to complete, in the manner provided in this Agreement, the improvements to which
the Lien or title of the Lender relates.
(C) In any case where a Lender has acquired title to all or any
portion of the Property or Project through foreclosure, deed in lieu of foreclosure, or any
other means, and such Lender proposes to enter into an agreement to transfer the
Property and/or Project, or any portion thereof, to a third-party transferee, the Lender shall
provide City with written notice thereof, which notice shall include a reasonably detailed
description of the terms and conditions of the proposed transaction. City shall have the
right, but not the obligation, to purchase the Property and/or Project (or portion thereof)
on substantially the same terms as described in the Lender’s notice (and in all events the
same time period as well as pricing and other economic terms), which option, if ever such
option arises, shall be exercised by written notice from City to the Lender within sixty (60)
calendar days following City’s receipt of the Lender’s notice. If City elects not to exercise
its option, then, subject to City’s right to review and approve the transaction if the
transferee is not a Permitted Development/Operational Transferee and the execution by
the third-party transferee of an Assignment and Assumption Agreement as provided in
this Agreement, then the Lender may complete the transaction described in its notice,
provided that such transaction is closed on materially identical terms and conditions as
those described in the Lender’s notice to City. If the Lender and third-party transferee
desire to materially amend the terms of their proposed transaction, the Lender shall give
City written notice of the proposed modifications and City shall once again have the right
to elect to acquire the Property and the Project (or portion thereof) on terms set forth in
this Section 4.3.5(F). If, for any reason, the proposed transaction between the Lender
and third party transferee fails to close within one hundred eighty (180) calendar days
following the date on which the City first receives notice of the proposed transaction (or
notice of the proposed modified transaction, whichever is later), then City once again have
the right to elect to acquire the Property and/or Project pursuant to this Section 4.3.5(C).
4.3.6 Permanent Financing Loans.
After a Certificate of Completion has been recorded against a Project Component
for the Phase 1A Property, Developer may obtain permanent/conversion financing
Loan(s) or other type of Loan(s) for that Project Component (each, a “Permanent
Financing Loan”), which would attach to the ownership and operations for any Project
Component(s) selected by Developer (so long as the applicable Lender is a Permitted
Lender). Other than with respect to a Permanent Financing Loan provided by a Permitted
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Lender, Developer shall deliver to City any proposed financing term sheet, commitment,
letter or intent or similar instrument (with economics and other terms that Developer
reasonably deems to be confidential redacted) no later than sixty (60) days prior to
Developer’s anticipated closing of escrow of such Loan(s). With respect to any Loan with
a Lender that is not a Permitted Lender, City shall, in its reasonable discretion, approve
or disapprove such evidence of financing within thirty (30) days after receipt of such
financing proposal. If City shall disapprove any such financing, City shall do so by written
notice to Developer stating with reasonable specificity the reasons for such disapproval.
4.3.7 Delivery to City of Any Notice of Default from Any Lender.
For the duration of the Term of this Agreement, Developer shall have a continuing
obligation to immediately deliver to City, and in no event deliver to City later than five (5)
calendar days after Developer’s receipt, a copy of any notice of default or notice of breach
of any loan documents or any other material contracts purported to be or actually secured
by a Lien or other recorded instrument against the Property (or any portion thereof),
including notices of default on any loan documents secured by any Construction Loan
Deed of Trust, Infrastructure Loan Deed of Trust, or Permanent Financing Loan Deed of
Trust, or subject to any mechanics liens which are not removed or bonded over in the
manner to preserve the priority of this Agreement. It is expressly understood by the
Parties that prompt delivery of any such notice of default or notice of breach is a material
term of this Agreement. City shall have any and all rights available under this Agreement
if Developer fails to promptly deliver an such notice of default or notice of breach as
required by this Section.
4.3.8 Notifications to City on Any Liens to be Recorded on Property.
As part of the regular updates to the City Manager pursuant to Section 3.8 of this
Agreement, Developer shall deliver to the City Manager regular updates as to any Liens
anticipated to be recorded against the Property (or any portion thereof), including any
anticipated Construction Loan Deed of Trust for the construction of a specific Project
Component, as well as regular updates as to all existing Liens recorded against the
Property (or any portion thereof) and status of repayment of any existing Loan subject to
a Lien recorded against the Property (or any portion thereof). The City Manager, on
behalf of the City, and Developer shall meet and confer to decide an appropriate method
for the City Manager to receive notice of any anticipated Liens to be recorded against the
Property (or any portion thereof) prior to that Lien being recorded so that the City is aware
of the Lien and the amount of any Loan it is intended to secure.
4.4 City Financial Assistance.
Subject to Developer’s continued performance under this Agreement and
compliance with the Project Approvals, and Developer not being in MAE Default of this
Agreement (after the expiration of all notice and cure periods), the only financial
assistance provided to Developer by City shall be the TOT rebate as provided for in the
TOT Covenant Agreement and the potential purchase price for the City-Owned Option
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Property as provided for in the Option Agreement, and the transfer of the City-Owned
Golf Course Property and City-Owned Ahmanson Ranch as provided in this Agreement.
With respect to the TOT rebate, and as more particularly set forth in the TOT
Covenant Agreement, only the Phase 1A Property shall be subject to its terms and
conditions. The Phase 1B Property, and all Project Components on the Phase 1B
Property, shall not be subject to the TOT Covenant Agreement.
No other potential or actual financial assistance from City is contemplated by this
Agreement or otherwise available to Developer. Notwithstanding any provisions in this
Agreement to the contrary, any additional financial assistance from City may only be
approved as amendment and may not be processed or approved as an Insubstantial
Modification.
5. AUTHORIZED USES AND OPERATIONS ON THE PROPERTY
5.1 General Obligation for Developer and Successors and Assigns.
Upon completion of construction and development of the Property, and each
portion thereof, the Property shall be used for the Project Components (and ancillary
purposes) as more particularly described in the Site Maps, Project Description, Scope of
Work, Schedule of Performance, this Agreement and other Project Approvals.
5.1.1 Luxury Hotel.
During the Term of this Agreement, Developer shall have at least one luxury hotel
with first-class amenities and uses complementary to the Golf Course and surrounding
SilverRock Resort Area, as approved by City as part of the Project Approvals. Developer
shall have the obligation to ensure the luxury hotel generates TOT on a regular and
continuous basis upon completion of construction and the opening thereof, with
allowances for areas to be temporarily closed for routine maintenance and repair and,
upon receiving any required permit, license, approval or entitlement (such as a building
permit), rehabilitation or remodeling and other commercially reasonable business related
to the operation of the Property.
Developer shall submit to City from the proposed hotel operator (a “Hotel
Operator”) documentation confirming certain of the basic terms and conditions pursuant
to which the Hotel Operator will operate and manage the Luxury Hotel, any residential
dwellings (including single-family and condominium units) operated in connection with the
Luxury Hotel, and certain other related Project Components if so determined by
Developer, but excluding any information reasonably designated proprietary or otherwise
confidential by the Hotel Operator or Developer (the “Hotel Management
Documentation”), with respect to which economic terms may be redacted. The Hotel
Operator and Hotel Management Documentation shall not be subject to the City’s
approval if the Hotel Operator is a Permitted Hotel Operator provided that City’s approval
of the Hotel Management Documentation and Hotel Operator shall be required if the Hotel
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Operator is not a Permitted Hotel Operator, which approval shall not be unreasonably
withheld, conditioned or delayed.
5.1.2 Residential Uses on the Property.
The total number, location, distribution, density, and intensity of residential units
on the Property shall be generally consistent with the Site Maps, Project Description,
Scope of Work, this Agreement and other Project Approvals. As depicted in the Site
Maps and Project Approvals, as the same may be updated or amended from time to time
consistent with the terms of this Agreement, the residential portions of Project shall
consist of residential single-family dwellings, luxury condominium dwelling units,
residential and hotel amenities, and other residential dwelling units consistent with the
Project Approvals, all of which shall be specifically developed and available for residential
purposes, and may be the residents’ primary residences or secondary residences, and
may be available for long-term and short-term rentals. All residential dwellings, of
whatever type, available for use for short-term vacation rentals shall be subject to the
provisions in Section 5.2 of this Agreement. The parties acknowledge and agree that
Developer may elect for the Phase 2 Property and Phase 1B Property to be developed
either separately or on a combined basis and Developer may pursue Project Approvals,
entitlements, permits and other required approvals relating thereto either separately or on
a combined basis (and in addition Developer may commence such pursuit and obtain
such Project Approvals for the Phase 2 Property and/or Phase 1B Property whether
before or after the option under the Option Agreement has been exercised; provided,
however, that any actual development of the Phase 2 Property shall be contingent on
Developer meeting the conditions precedent to exercising the option and validly exercises
the option to purchase the City-Owned Option Property (Phase 2 Property), and acquiring
fee title to the Phase 2 Property, pursuant to the Option Agreement.
5.1.3 Golf Course and Ahmanson Ranch Uses.
Except during any permitted closures of the Golf Course as reasonably
determined by Developer, Developer shall have open and continuously have available for
operation and use a public golf clubhouse to serve the Golf Course, which at a minimum
shall be open and available for members of the public, and which shall be a part of the
Public Golf Clubhouse Project Component pursuant to this Agreement. Developer shall
have the obligation to allow for use and occupancy of the City-Owned Golf Course
Property consistent with the Reinstated Covenant Affecting Real Property (Golf Course
Use) and Reinstated Covenant Affecting Real Property (Ahmanson Ranch House), with
said covenants to run with the land and remain operative upon any conveyance and
transfer of the City-Owned Golf Course Property and/or City-Owned Ahmanson Ranch
Property in accordance with this Agreement, and remain operative upon the expiration or
early termination of this Agreement.
5.1.4 SilverRock Resort Area Perimeter Landscaping.
Developer shall have the obligation to construct, install and/or enhance, maintain
and repair the perimeter landscaping of the SilverRock Resort Area along the Phase 1A
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and 1B frontage along Avenue 52 (from the western project boundary to the eastern
boundary of the City park) . If Developer meets the conditions precedent to exercising
the option and validly exercises the option to purchase the City-Owned Option Property
(Phase 2 Property) and acquires fee title to the Phase 2 Property pursuant to the Option
Agreement, then, upon transfer to Developer of the City-owned Phase 2 Property that
bounds the perimeter of the SilverRock Resort Area along Jefferson Street and Avenue
52, Developer will assume responsibility to maintain and repair the perimeter landscaping
in that remaining portion of the SilverRock Specific Plan area.
5.2 Short-Term Vacation Rentals/Transient Occupancy Taxes.
Subject to the terms of this Agreement and this Section 5.2, Developer shall have
a vested right to use all residential dwellings in the Project as short-term vacation rentals
for the Term of this Agreement, and this vested right shall inure to Developer’s successor
in interest to the Luxury Hotel, who shall be the Permitted Hotel Operator and shall have
the right to manage the number and location of short-term vacation rentals to avoid
adverse impacts to the Luxury Hotel operations and to the community. As such, the rights
and obligations under Section 5.2 shall survive the sale of each residential unit to a third-
party homebuyer and termination of this Agreement to each such completely constructed
residential unit. Except to the extent expressly provided otherwise in this Agreement, the
City shall not impose on or apply to the Project (whether by action of the Council, or other
legislative body, or by initiative, referendum, or other measure) any ordinance, resolution,
standard, directive, condition, or other measure that is in conflict with this provision or that
would materially interfere with Developer’s right to apply for and, with City staff approval,
operate short-term vacation rentals in all residential units within the Project. All short-
term vacation rentals shall be subject to the following:
5.2.1 Definitions.
As used in this Agreement, the term “short-term vacation rental” shall mean and
refer to a “short-term vacation rental unit” as that term is defined in Section 3.25.030 of
the La Quinta Municipal Code (or successor provision).
5.2.2 Short-Term Vacation Rental Use.
Except as modified by this Section 5.2, all short-term vacation rentals shall comply
with the Short-Term Vacation Rental Regulations in effect for the duration of the Term of
this Agreement, including the penalties for violations. All short-term vacation rentals
developed on the Property as part of the Project shall be permitted in accordance with
the Short-Term Vacation Rental Regulations. No residential dwelling developed on the
Property as part of the Project may be used for short-term vacation rental purposes unless
the residential dwelling has a valid short-term vacation rental permit. If the Short-Term
Vacation Rental Regulations (or any provisions therein) are repealed for any reason, then
the Short-Term Vacation Rental Regulations (or applicable repealed provisions therein)
that were most recently in effect prior to being repealed shall govern and shall remain
applicable for the balance of the Term of this Agreement. For reference purposes only,
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the Short-Term Vacation Rental Regulations (Chapter 3.25 of the La Quinta Municipal
Code) as it exists as of the Reference Date is attached as Exhibit M.
5.2.3 CC&Rs Include Requirements for Short-Term Vacation Rentals.
All CC&Rs required to be recorded pursuant to Section 3.5 of this Agreement
where residential uses are allowed and/or where residential dwellings are located shall
expressly provide that short-term vacation rentals are an authorized use for all residential
units, subject to management and control of the number, location and operation of such
short-term vacation rentals by Developer and its successor in interest with respect to the
applicable Project Component. All such CC&Rs shall state the operational requirements
and standard conditions applicable to short-term rentals for all residential dwellings
subject to those CC&Rs.
Developer shall execute and record or cause to be recorded in the Recorder’s
Office, against each and every separate legal parcel and lot subdivided for residential
uses on the Property (including all Project Tract Maps and subdivision maps listed as part
of the Pre-Bankruptcy Subdivision Maps and Permits) a declaration of covenants,
conditions, and restrictions (in a form approved by the City Manager and City Attorney
prior to its recording, which approval shall not be unreasonably withheld, delayed or
conditioned), which shall run with the land, and shall be binding upon, and place on notice,
any and all owners of the separate legal residential lots of the requirements set forth in
this Section 5.2. The declaration of covenants, conditions, and restrictions shall expressly
provide that short-term vacation rentals are an allowed use for every residential dwelling
within Project (i.e., within the homeowner’s association subject to the declaration) subject
to management and control of the number, location and operation of such short-term
vacation rentals by Developer and its successor in interest with respect to the applicable
Project Component. The requirements of this Section may be satisfied by including the
terms and conditions required herein in the CC&Rs required to be recorded pursuant to
Section 3.5 of this Agreement.
5.2.4 Permitting and Related Requirements.
All residential dwellings used for short-term vacation rentals shall be subject to
the following permitting and use requirements:
(A) Annual permitting fees consistent with the City’s fee program;
(B) Any rental or occupancy of thirty (30) nights or less to be
subject to the City’s then-current TOT for short-term vacation rentals;
(C) Rental or occupancy agreements, and material renter or
occupant information, shall be retained for a minimum of three (3) years (or other retention
period as maybe approved by City policy or code) by Developer or Developer’s authorized
management company for the short-term vacation rentals;
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(D) Subject to applicable federal or state law or regulation,
occupancy in any residence, including residences used as short-term vacation rentals,
shall be capped at two (2) persons per bedroom, plus one (1) person; provided, however,
that there may be an increase in occupancy allowances for permitted short-term vacation
rentals as set forth in the Short-Term Vacation Rental Regulations in effect as of the date
of the issued permit, or, if the Short-Term Vacation Rental Regulations (or relevant
provisions regarding occupancy allowances) are repealed for any reason during the Term
of this Agreement, then the occupancy allowances for permitted short-term vacation
rentals shall be the Short-Term Vacation Rental Regulations most recently in effect prior
to being repealed and shall remain applicable for the balance of the Term of this
Agreement.
5.2.5 Short-Term Vacation Rental Centralized Management Obligations;
Rental Management Program(s).
(A) In order to ensure the timely collection and reporting of the
applicable transient occupancy taxes, and compliance with the applicable operational
requirements and conditions set forth in the Short-Term Vacation Rental Regulations,
Developer or its successor or assignee (including, for instance, the Permitted Hotel
Operator) shall be the “authorized agent or representative” (as that term is defined in the
Short-Term Vacation Rental Regulations, or, if the definition is removed during the Term
of this Agreement, as defined in Chapter 3.25 as of the Effective Date of this Agreement)
for all short-term vacation rentals and short-term vacation rental permits within the
Project, including but not limited to applying for and managing all short-term vacation
rental permits, making all reservations and payments, and ensuring compliance with all
other requirements of the Short-Term Vacation Rental Regulations, and shall do so
exclusively through a central rental operator pursuant to this Agreement; provided,
however, that the “residence owner” (in this context, means the owner of a residential unit
with a short-term vacation rental permit, as that term is defined in the Short-Term Vacation
Rental Regulations, or, if the definition is removed during the Term of this Agreement, as
defined in Chapter 3.25 as of the Effective Date of this Agreement, and hereinafter defined
as “residence owner”) shall remain ultimately obligated as the holder of the short-term
vacation rental permit for any and all remedial actions necessary for compliance with the
Short-Term Vacation Rental Regulations and this Agreement, including but not limited to
the payment of any fines or recorded liens or any other violations for non-compliance;
and, provided further, that the residence owner shall have a process available, through
an independent arbitrator or neutral decision-maker designated by the residence owner
or homeowner’s association (“HOA”) of which the residence owner is a member, to
petition for a change of that residence owner’s “authorized agent or representative”
because the residence owner demonstrates, with a preponderance of evidence, that the
“authorized agent or representative,” designated by Developer or its successor or
assignee, has failed to perform its duty to ensure compliance with all other requirements
of the Short-Term Vacation Rental Regulations for that residence owner’s short-term
vacation rental unit. Nothing contained herein shall be construed to give any homeowner
the right to use its property for a short term vacation rental without the express consent
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of Developer (or its successor or assignee with respect to the applicable Project
Component).
(B) The CC&Rs as described in Section 5.2.3 of this Agreement
shall include the terms and conditions, and detailed specifics for process and decision,
whenever a residence owner may petition the HOA for a change in that residence owner’s
“authorized agent or representative” as required by this Section; the City Manager and
City Attorney shall review and approve, in their reasonable discretion and not to be
unreasonably delayed or denied, said terms and conditions in the CC&Rs that would
apply if a residence owner were to petition the HOA for a change in that residence owner’s
“authorized agent or representative” as required by this Section.
(C) With respect to the residential dwellings developed on the
Phase 1A Property as part of the Phase 1A Luxury Residential Project Component, the
Hotel Operator for the Luxury Hotel Project Component shall be a permitted successor
and assignee from Developer for the short term vacation rental centralized management
obligations set forth in this Agreement, it being expressly understood and agreed by the
Parties that the Project contemplates the Phase 1A Luxury Residential Project
Component to be integrated and available for short-term vacation rentals as part of the
Luxury Hotel Project Component.
(D) With respect to the residential dwellings developed on the
Phase 1B Property as part of the Phase 1B Luxury Residential Project Component, the
Hotel Operator for the Luxury Hotel Project Component shall be a permitted successor
and assignee from Developer for the centralized management obligations set forth in this
Agreement. It is acknowledged and agreed that, as set forth elsewhere herein, the Phase
1B Luxury Residential Project Component may be developed and entitled and permitted
at Developer’s election together with the Phase 2 Property, provided, however, that any
actual development of the Phase 2 Property shall be contingent on Developer meeting
the conditions precedent to exercising the option and validly exercises the option to
purchase the City-Owned Option Property (Phase 2 Property), and acquiring fee title to
the Phase 2 Property, pursuant to the Option Agreement.
(E) Developer shall be responsible for ensuring that, for the Term
of this Agreement, one or more contract(s) shall be in effect at all times which govern the
terms and conditions governing the ability of owners of residential units to have the ability
to make their units available for short-term rentals permitted by this Agreement and the
CC&Rs. The contract or contracts may, but are not required to, be with an on-site rental
management agent. Developer may assign this obligation in accordance with this
Agreement, regardless of whether the obligation is incident of the transfer and assignment
of the portions of the Property to which they relate.
5.2.6 Compliance with other City Municipal Codes.
Short-term vacation rental uses are subject to all provisions of the La Quinta
Municipal Code, including without limitation the City’s noise compliance provisions set
forth in Sections 9.100.210 and 11.08.040 (or successor provisions) of the La Quinta
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Municipal Code, and the transient occupancy tax (TOT) provisions set forth in Chapter
3.24 (or successor chapter of provisions) of the La Quinta Municipal Code.
5.3 Maintenance Covenants.
Developer shall maintain or cause to maintained the Property and all
improvements thereon, including all landscaping, streets, sidewalks, pathways and trails,
in a first class condition, and in compliance with all Project Approvals and all applicable
provisions of the Municipal Code. Developer may satisfy its obligations in this Section by
transferring or assigning said obligations to a homeowners association pursuant to
CC&Rs duly approved by City pursuant to this Agreement.
5.4 Obligation to Refrain from Discrimination.
Developer covenants and agrees for itself, its successors, its assigns and all
persons claiming under or through them to the Property or any part thereof, that there
shall be no discrimination against or segregation of any person or group of persons on
account of race, color, creed, religion, sex, marital status, ancestry or national origin in
the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property,
nor shall Developer itself, or any person claiming under or through it, establish or permit
any such practice or practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees, subtenants, or
sublessees of the Property. The foregoing covenants shall run with the land and shall
remain in effect in perpetuity.
5.4.1 Covenants Regarding Nondiscrimination.
Developer covenants by and for itself and any successors in interest that there
shall be no discrimination against or segregation of any person, or group of persons on
any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as
those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1)
of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the
sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the Property, or
any part thereof, nor shall Developer, or any person claiming under or through him or her,
establish or permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
subtenants, sublessees or vendees of the Property, or any part thereof. The foregoing
covenants shall run with the land.
Developer agrees for itself and any successor in interest that Developer shall
refrain from restricting the rental, sale, or lease of any portion of the Property, or contracts
relating to the Property, on the basis of race, color, creed, religion, sex, marital status,
ancestry, or national origin of any person. All such deeds, leases, or contracts shall
contain or be subject to substantially the following nondiscrimination or nonsegregation
clauses:
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(A) In deeds: “The grantee herein covenants by and for himself
or herself, his or her heirs, executors, administrators, and assigns, and all persons
claiming under or through them, that there shall be no discrimination against or
segregation of, any person or group of persons on account of any basis listed in
subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are
defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p)
of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease,
sublease, transfer, use, occupancy, tenure, or enjoyment of the premises herein
conveyed, nor shall the grantee or any person claiming under or through him or her,
establish or permit any practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
subtenants, sublessees, or vendees in the premises herein conveyed. The foregoing
covenants shall run with the land.”
(B) In leases: “The lessee herein covenants by and for himself or
herself, his or her heirs, executors, administrators, and assigns, and all persons claiming
under or through him or her, and this lease is made and accepted upon and subject to
the following conditions: “That there shall be no discrimination against or segregation of
any person or group of persons, on account of any basis listed in subdivision (a) or (d) of
Section 12955 of the Government Code, as those bases are defined in Sections 12926,
12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and
Section 12955.2 of the Government Code, in the leasing, subleasing, transferring, use,
occupancy, tenure, or enjoyment of the premises herein leased nor shall the lessee
himself or herself, or any person claiming under or through him or her, establish or permit
any such practice or practices of discrimination or segregation with reference to the
selection, location, number, use, or occupancy, of tenants, lessees, sublessees,
subtenants, or vendees in the premises herein leased.”
(C) In contracts: “There shall be no discrimination against or
segregation of, any person or group of persons on account of any basis listed in
subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are
defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p)
of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease,
sublease, transfer, use, occupancy, tenure, or enjoyment of the premises which are the
subject of this agreement, nor shall the grantee or any person claiming under or through
him or her, establish or permit any practice or practices of discrimination or segregation
with reference to the selection, location, number, use, or occupancy of tenants, lessees,
subtenants, sublessees, or vendees in the premises herein conveyed. The foregoing
covenants shall run with the land.”
6. POTENTIAL CONDITIONAL TRANSFERS OF CITY-OWNED PROPERTIES
As of the Reference Date, City owns fee title to the City-Owned Golf Course
Property, City-Owned Ahmanson Ranch Property, and City-Owned Option Property (the
last also defined herein as the Phase 2 Property). Subject to Developer being in full
compliance with this Agreement and not being in MAE Default of this Agreement or any
other La Quinta Amended Development Agreements and not be in violation of any
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Condition of Approval at the purported time of a Transfer if such violation would cause an
MAE Default, Developer shall have the right to a Transfer from City to Developer of fee
title to the City-Owned Golf Course Property, City-Owned Ahmanson Ranch Property,
and City-Owned Option Property as more particularly described herein and in the Option
Agreement.
6.1 City-Owned Golf Course Property and Ahmanson Ranch Property.
Subject to Developer complying with the terms and conditions in this Agreement,
the City-Owned Golf Course Property and City-Owned Ahmanson Ranch House Property
shall be transferred together and, unless agreed to by the Parties, may not be Transferred
separately. City shall Transfer to Developer the City-Owned Golf Course Property and
City-Owned Ahmanson Ranch Property pursuant to and upon Developer’s satisfaction of
the following provisions:
6.1.1 Consideration for Transfer.
In consideration of the conveyance from City to Developer of the City-Owned Golf
Course Property, Developer shall have the obligation in perpetuity to operate, maintain,
repair, improve, and continuously have available for use the Golf Course in accordance
with the Reinstated Covenant Affecting Real Property (Golf Course Use). Developer shall
have no obligation to pay monetary consideration for the Transfer of the City-Owned Golf
Course Property; provided, however, City shall have no obligation to Transfer the City-
Owned Golf Course Property if Developer is in MAE Default under this Agreement. Prior
to conveyance of the Golf Course Property to Developer, City shall issue such temporary
construction license or other access rights as may be reasonably requested by Developer
to allow Developer to make such improvements and upgrades to the Golf Course as may
be approved by the City (which approval shall not be unreasonably withheld, delayed or
conditioned) so that such improvements can be completed prior to or concurrently with
the opening of the Luxury Hotel for overnight guests.
In consideration of the conveyance from City to Developer of the City-Owned
Ahmanson Ranch Property, Developer shall have the obligation to use the Ahmanson
Ranch House in accordance with the Reinstated Covenant Affecting Real Property
(Ahmanson Ranch). Developer shall have no obligation to pay monetary consideration
for the Transfer of the City-Owned Golf Ahmanson Ranch Property; provided, however,
City shall have no obligation to Transfer the City-Owned Ahmanson Ranch Property if
Developer is in MAE Default under this Agreement. Prior to conveyance of the Ahmanson
Ranch House Property to Developer, City shall issue such temporary construction license
or other access rights as may be reasonably requested by Developer to allow Developer
to make such repairs and/or replacement of the existing Ahmanson Ranch House
improvements as may be approved by the City so that such improvements can be
completed prior to or concurrently with the opening of the Luxury Hotel for overnight
guests.
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6.1.2 City’s Conditions Precedent to Transfer. The obligations of City
under this Agreement to Transfer the City-Owned Golf Course Property and City-Owned
Ahmanson Ranch Property shall be subject to the satisfaction or signed written waiver by
City of each and all of the following conditions precedent (collectively, “Golf Course And
Ahmanson Ranch Property Transfer Conditions”):
(A) Construction of the Luxury Hotel Project Component has been
substantially completed by the completion date in the Schedule of Performance (as a
Project Milestone), as evidenced by the issuance by the City of a temporary or permanent
certificate of occupancy, and the Luxury Hotel has been open to the general public or
other designated guests (such as designated guests for a “soft opening” followed by an
opening to the general public) with expectation of or actual payments to be received on a
regular basis from guest of the Luxury Hotel;
(B) The Public Golf Clubhouse Project Component has been
substantially completed by the completion date in the Schedule of Performance (as a
Project Milestone), with authorization of the City for use of same by the public, and the
Public Golf Clubhouse has been opened for business to the general public;
(C) No less than six (6) months and no more than eighteen (18)
months prior to the anticipated date upon which Developer takes fee title to the City-
Owned Golf Course Property and City-Owned Ahmanson Ranch Property, Developer has
selected, and the City has approved (in its reasonable discretion) the golf course
management company and form of operating and maintenance agreement to operate
and maintain the Golf Course commencing from the date Developer takes fee title of the
City-Owned Golf Course property, so that Developer shall have received adequate prior
experience for operating and maintaining the Golf Course and ensuring compliance with
the Reinstated Covenant Affecting Real Property (Golf Course Use); for the purposes of
this condition, City pre-approves the golf course management company that is
responsible for the operations and maintenance of the Golf Course as of the Development
Agreement Restatement Date;
(D) Based on the mutual agreement of the Parties, an escrow
company has been selected to service the Transfer of the City-Owned Golf Course
Property and City-Owned Ahmanson Ranch Property pursuant to this Agreement and any
other agreements or escrow instructions mutually agreed upon by the Parties;
(E) The Reinstated Covenant Affecting Real Property (Golf
Course Use) has been fully executed and recorded against the City-Owned Golf Course
Property, and the Reinstated Covenant Affecting Real Property (Ahmanson Ranch) has
been fully executed and recorded against the City-Owned Ahmanson Ranch Property,
and any assignment and assumption agreement(s) to any affiliate of Developer (that is a
Permitted Transfer under this Agreement) are fully executed and in recordable form to be
recorded in the Recorder’s Office at the close of escrow for the Transfer from City to
Developer of the City-Owned Golf Course Property and City-Owned Ahmanson Ranch
Property.
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6.1.3 Conditions on Title for City-Owned Golf Course Property.
The Parties shall mutually agree upon a title company and obtain a preliminary
title report describing the state of title of the City-Owned Golf Course Property and City-
Owned Ahmanson Ranch Property, together with copies of all underlying documents.
Developer may, at its sole cost and expense, obtain a current survey. The Parties shall
mutually agree upon terms and conditions governing the condition of title and approvals
to exceptions to title insurance that would be acceptable to Developer. In the absence of
any such mutual agreement, the terms and conditions governing the title and title
insurance matters in the form Agreement for Purchase and Sale and Escrow Instructions
attached to the Option Agreement for the City-Owned Option Property shall govern.
Except as may be expressly agreed upon by City in connection with the escrow
servicing the Transfer of the City-Owned Golf Course Property and City-Owned
Ahmanson Ranch Property (or as set forth in the immediately preceding paragraph or the
Option Agreement), Developer acknowledges and agrees that the both the City-Owned
Golf Course Property and City-Owned Ahmanson Ranch Property shall be Transferred
and conveyed to Developer in its “AS IS,” “WHERE IS” and “SUBJECT TO ALL FAULTS
CONDITION,” as of the date of recordation of the grant deeds conveying title to the same,
with no warranties, expressed or implied, as to the environmental or other physical
condition of the City-Owned Golf Course Property and City-Owned Ahmanson Ranch
Property, the presence or absence of any patent or latent environmental or other physical
condition on or in the City-Owned Golf Course Property and City-Owned Ahmanson
Ranch Property, or any other matters affecting the City-Owned Golf Course Property and
City-Owned Ahmanson Ranch Property.
6.1.4 Form of Grant Deed for Conveyance.
Subject to the inclusion of the correct information relating to the City-Owned Golf
Course Property and City-Owned Ahmanson Ranch Property (such as the correct legal
descriptions), the forms of the grant deeds to Transfer and convey from City to Developer
the City-Owned Golf Course Property and City-Owned Ahmanson Ranch Property shall
be similar to the form of the Grant Deed attached to the Agreement for Purchase and
Sale and Escrow Instructions attached to the Option Agreement for the City-Owned
Option Property, unless the Parties agree to a different form for the grant deeds to
Transfer and convey from City to Developer the City-Owned Golf Course Property and
City-Owned Ahmanson Ranch Property. In clarification of the preceding sentence, there
shall be one grant deed for the Transfer and conveyance of the City-Owned Golf Course
Property, and another grant deed for the Transfer and conveyance of the City-Owned
Ahmanson Ranch Property together with a bill of sale in customary form applicable to
each such property.
6.1.5 Maintenance and Operational Requirements upon Transfer.
Upon fee title to the City-Owned Golf Course Property and City-Owned Ahmanson
Ranch Property vesting in Developer in accordance with this Agreement, Developer shall
have the following maintenance and operational requirements in addition to those
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applicable from the Project Approvals and relevant provisions in the La Quinta Municipal
Code:
(A) Operating and maintaining the Golf Course in first-class
condition and in accordance with the Reinstated Covenant Affecting Real Property (Golf
Course Use);
(B) Operating and maintaining the Ahmanson Ranch House in
first-class condition and in accordance with the Reinstated Covenant Affecting Real
Property (Ahmanson Ranch);
(C) Maintaining, repairing, and/or replacing (or contracting for the
same) of the Golf Couse Wildlife Protection Fence, which at a minimum shall meet the
applicable specifications and standards of the Coachella Valley Conservation
Commission acting as authorized agent for the requirements and obligations of the
Coachella Valley Multiple Species Habitat Conservation Plan and shall be in compliance
with Mitigation Measures related to the protection of Bighorn Sheep set forth in that certain
Mitigated Negative Declaration of Environmental Impact for Environmental Assessment
2002-435 (State Clearinghouse No. 1999081020);
(D) Applying for and obtaining from City any and all permits,
licenses, approvals and entitlements as owner of the City-Owned Golf Course Property
and City-Owned Ahmanson Ranch Property, including business licenses required for the
operation of uses pursuant to the Reinstated Covenant Affecting Real Property (Golf
Course Use) and Reinstated Covenant Affecting Real Property (Ahmanson Ranch).
6.1.6 “Property” subject to this Reinstated Development Agreement.
If fee title to the City-Owned Golf Course Property and/or City-Owned Ahmanson
Ranch Property vests in Developer in accordance with this Agreement, then the Parties
shall enter into and record in the Recorder’s office an Insubstantial Modification (pursuant
to this Agreement) that memorializes City’s Transfer and conveyance to Developer of the
City-Owned Golf Course Property and/or City-Owned Ahmanson Ranch Property, as
applicable, so that the Developer-owned “Property” subject to this Agreement is
acknowledged made a matter of public record.
6.2 City-Owned Option Property.
The terms and conditions of any Transfer of the City-Owned Option Property (also
referred to herein as the Phase 2 Property) from City to Developer shall be by purchase
and sale and governed pursuant to the Option Agreement (and exhibits attached thereto).
6.2.1 Phase 2 Property Land Use Authorization.
If Developer acquires the City-Owned Option Property pursuant to the Option
Agreement, then the Applicable Rules and any applicable Project Approvals shall apply
to the City-Owner Option Property. Nothing in this Agreement, however, precludes
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Developer from submitting applications or proposals for modifications to the Applicable
Rules, which shall be subject to processing, review, and decision pursuant to applicable
federal, state, and local laws, including CEQA and the La Quinta Municipal Code.
6.2.2 Amendment to this Agreement or New Development Agreement.
If Developer acquires the City-Owned Option Property pursuant to the Option
Agreement, then this Agreement shall be amended to include, among any other
necessary or proper terms and conditions, a scope of work, schedule of performance and
phasing of development, and the authorized uses (with necessary and appropriate
covenants, conditions, and restrictions) for the Phase 2 Property. In the alternative to
amending this Agreement, Developer may apply for a new development agreement
governing only the Phase 2 Property, which shall be processed and reviewed in
accordance with the Development Agreement Act and Development Agreement
Ordinance, and shall include, among any other necessary or proper terms and conditions,
a scope of work, schedule of performance and phasing of development, and the
authorized uses (with necessary and appropriate covenants, conditions, and restrictions)
for the Phase 2 Property. Reciprocal rights relating to the Phase 1 Property and Phase
2 Property, such as reciprocal access and use of trails, streets, and other areas open and
available to the public shall be addressed, as necessary and proper.
Whether this Agreement is amended or a new development agreement is to
govern the Phase 2 Property, said amendment or new development agreement shall be
effective and operative, and recorded in the Recorder’s Office, on the date fee title to the
Phase 2 Property vests with Developer by conveyance of the grant deed attached to the
Agreement for Purchase and Sale and Escrow Instructions attached to the Option
Agreement. Furthermore, said amendment or new development agreement shall be with
priority and shall remain with priority over any other recorded document or instrument for
the Phase 2 Property.
7. CITY’S OBLIGATIONS
7.1 Scope of Subsequent Review/Confirmation of Compliance Process.
Except as expressly provided for in this Agreement, nothing set forth herein shall
impair or interfere with the right of City to require the processing of any and all permits,
licenses, approvals and entitlements (including site development permits and building
permits) as required by federal, state, and local law, including the applicable provisions
of the La Quinta Municipal Code, Uniform Codes, Map Act, California Government Code,
California Health and Safety Code, and CEQA. In connection with Developer’s right to
make repairs, improvements and upgrades to the Ahmanson Ranch House and the Golf
Course while still owned by City, in addition to grating temporary construction licenses or
other use rights as provided herein, City shall also reasonably cooperate with Developer
in seeking all necessary permits and approvals for the proposed work, including but not
limited to signing applications and other documents as the property owner, which
cooperation shall be at no material cost to City.
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7.2 Project Approvals Independent.
All approvals required for the Project which may be or have been granted, and all
land use entitlements or approvals generally which have been issued or will be issued by
City with respect to the Project, constitute independent actions and approvals by City. If
any provision of this Agreement or the application of any provision of this Agreement to a
particular situation is held by a court of competent jurisdiction to be invalid or
unenforceable, or if this Agreement terminates for any reason, then such invalidity,
unenforceability or termination of this Agreement or any part hereof shall not affect the
validity or effectiveness of any Project Approval or other land use permits, licenses,
approvals and entitlements. In such cases, such approvals and entitlements will remain
in effect pursuant to their own terms, provisions, and the Conditions of Approval. It is
understood by the Parties that pursuant to existing law, if this Agreement terminates or is
held invalid or unenforceable as described above, such permits, licenses, approvals and
entitlements shall not remain valid for the term of this Agreement, but shall remain valid
for the term of such permits, licenses, approvals and entitlements.
7.3 Review for Compliance.
City shall review this Agreement at least once during every twelve (12) month
period following the Development Agreement Restatement Date, in accordance with
City’s procedures and standards for such review set forth in City’s Development
Agreement Ordinance. During such periodic review by City, Developer, promptly after
written request from City, shall be required to demonstrate, and hereby agrees to furnish,
evidence of good faith compliance with the terms hereof. The failure of City to conduct
or complete the annual review as provided herein or in accordance with the Development
Agreement Ordinance shall not impact the validity of this Agreement.
8. DEFAULT; REMEDIES; DISPUTE RESOLUTION; TERMINATION.
8.1 Default and Cure.
Subject to the extensions of time for events of Force Majeure as set forth in this
Agreement, failure by either Party to perform any action or covenant required by this
Agreement within the time periods provided herein if such failure materially and adversely
affects the Project, constitutes a “Default” under this Agreement. A Party claiming an
MAE Default shall give written notice of MAE Default to the other Party specifying the
MAE Default complained of. Except as otherwise expressly provided in this Agreement,
the claimant shall not institute any proceeding against the other Party, and the other Party
shall not be in MAE Default if such Party cures such default within thirty (30) days from
receipt of such notice, or if the nature of such default is that it cannot reasonably be
expected to be cured within such thirty (30) day period, if such Party, with due diligence,
commences to cure, correct or remedy such failure or delay within thirty (30) days from
receipt of such notice, and completes such cure, correction or remedy with diligence no
later than ninety (90) days after the expiration of the initial 30-day period. A Default that
is not cured within such cure periods may be referred to herein as an “MAE Default” of
this Agreement.
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8.1.1 Provisions Relating to Notices and Events of Default.
The Party claiming a Default shall give written notice of Default to the other Party
specifying the Default complained of, but a delay in giving such notice shall not constitute
a waiver of any Default nor shall it change the time of Default. Any failure or delays by
any Party in asserting any of their rights and/or remedies as to any Default shall not
operate as a waiver of any Default or of any such rights or remedies. Delays by any Party
in asserting any of its rights and/or remedies shall not deprive that Party of its right to
institute and maintain any actions or proceedings that it may deem necessary to protect,
assert or enforce any such rights or remedies.
In addition to other acts or omissions of the Developer that may legally or equitably
constitute a Default or MAE Default of this Agreement, the occurrence of any of the
following specific events, prior to the issuance of the final Certificate of Completion for the
Project, shall constitute an event of Default under this Agreement, subject to the notice
and cure provisions set forth in Section 8.1 above:
(A) Any representation, warranty or disclosure made in writing to
City by Developer regarding this Agreement or the Project is materially false or
misleading, whether or not such representation or disclosure appears in this Agreement,
which representation, warranty or disclosure was known by a senior executive of
Developer to be materially false when made.
(B) The construction of the Project is delayed or suspended for a
period in excess of that permitted by an event(s) of Force Majeure and/or period(s) for
cure of an MAE Default;
(C) Developer fails to meet the dates for performance of the
Project Milestones according to the Schedule of Performance after allowance for any
extensions authorized by this Agreement;
(D) Except for the Project Milestones, which are governed by the
preceding Section 8.1.1(C), Developer fails to complete the construction (or fails to cause
the completion of construction and build-out of the Phase 1 Property) within a reasonable
time after the approximate completion dates set forth in the Schedule of Performance,
after allowance for any extensions authorized by this Agreement;
(E) The financing or investment in any Project Component(s) that
is not in compliance with the provisions in Section 4.3 of this Agreement;
(F) There occurs any event of dissolution or termination of
Developer that adversely and materially affects the operation of the Property or the
Project, and such event is not corrected within five (5) days following written notice of
such event from the City to the Developer.
(G) There is a voluntary Transfer by Developer of its interest in
this Agreement, the Property, or the Project, or any portion thereof, in violation of the
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terms and conditions of this Agreement and such action is not cured within the period
prescribed in this Agreement.
(H) A receiver is appointed to conduct the affairs of the Developer,
or Developer files for bankruptcy either voluntarily or involuntarily (in which Developer
colluded or consented), under state or federal law;
(I) Developer’s legal status as a limited liability company
authorized by the Secretary of State of the State of California to transact business in
California is suspended or terminated and not reinstated within thirty (30) days after
Developer obtains actual notice thereof.
8.1.2 Rights and Remedies Are Cumulative.
Except as otherwise expressly stated in this Agreement, the rights and remedies
of the Parties are cumulative, and the exercise by either Party of one or more of such
rights or remedies shall not preclude the exercise by it, at the same or different times, of
any other rights or remedies for the same Default or any other Default by the other Party.
8.2 Termination of Agreement.
In addition to any other rights and remedies available to the City under this
Agreement, the City shall have the right to terminate this Agreement if Developer fails to
cure any MAE Default listed in Section 8.1.1 of this Agreement.
8.3 City Remedies.
In the event of an MAE Default by Developer of its obligations under this
Agreement, City, at its option, may terminate this Agreement as provided in Section 8.2
and may institute legal action in law or in equity to cure, correct, or remedy such MAE
Default, enjoin any threatened or attempted violation, or enforce the terms of this
Agreement; provided, however, that, except as otherwise provided in this Agreement, City
shall not be entitled to an award of consequential or special damages for any Developer
Default or MAE Default.
8.3.1 Defaults and Relation to Option Agreement and TOT Covenant
Agreements.
Unless otherwise specified in the Option Agreement and the TOT Covenant
Agreement (or implementing agreements attached as exhibits to these respective
agreements), noticing and rights to cure set forth in this Reinstated Development
Agreement shall apply to all defaults thereunder. Nothing in this Section precludes or
otherwise limits City’s rights and remedies set forth specifically in, and applicable only to,
the Option Agreement and/or the TOT Covenant Agreement (and implementing
agreements attached as exhibits to these respective agreements).
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8.3.2 Assignment of Development Plans.
If this Agreement is terminated by City as a result of any uncured MAE Default by
Developer, then, at the election of City and without any additional consideration to be paid
to Developer, which election may be exercised in City’s sole and absolute discretion,
Developer shall deliver to City an executed assignment in a form reasonably acceptable
to City of Developer’s right to use all plans, blueprints, drawings, sketches, specifications,
tentative or final subdivision maps, landscape plans, utilities plans, soils reports, noise
studies, environmental assessment reports, grading plans and any other materials
relating to the construction of any non-constructed Project Components of the Project on
the Property, or portions thereof that are subject to the uncured MAE Default (collectively,
the “Plans Assignable At Termination”) which are not deemed by Developer in its
reasonable discretion to be proprietary or contain the marks, tradenames, trademarks of
Developer or its Affiliates, together with copies of all of Plans Assignable At Termination,
as have been prepared for the development of the Project to date of the termination.
Notwithstanding the foregoing right of City and obligation of Developer, Developer does
not covenant to convey to City the copyright or other ownership rights of third parties.
City understands and agrees that the assignment to City under this Section is subject and
subordinate to any assignment which Developer may make to a Lender providing a Loan
for the Project, and City agrees to execute any documents required by such lender
acknowledging and effectuating such subordination of City’s rights in and to the
assignment. City’s assumption and/or use of the Plans Assignable At Termination or any
of them shall be without any representation or warranty by Developer as to the accuracy
or completeness of any such plans, and City shall assume all risks in the use of such
plans and is subject to the claims of, and applicable agreements with, Developer.
8.4 Developer Remedies.
The Parties acknowledge that City would not have entered into this Agreement if
it were to be liable in monetary damages of any kind whatsoever under or with respect to
this Agreement, Project Approvals, or the application of any matters relating to any rights
vested by virtue of this Agreement. As such, the Parties agree that declaratory and
injunctive relief, mandate, and specific performance shall be Developer’s sole and
exclusive judicial remedies against City with respect to enforcement of the terms,
provisions and conditions of this Agreement.
In the event of an uncured MAE Default by City of the terms of this Agreement,
Developer, at its option, may institute legal action in equity to cure, correct, or remedy
such default, enjoin any threatened or attempted violation, or enforce the terms of this
Agreement; provided, however, that in no event shall Developer be entitled to recover
any damages of and kind whatsoever from City.
8.4.1 Limitation of Damages Against City.
The Parties acknowledge agree that City would not have entered into this
Agreement if it were to be liable in monetary damages for consequential damages of any
kind whatsoever, including consequential damages, incidental damages, and/or future
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damages, under or with respect to this Agreement or other Project Approvals, or the
application of any matters relating to any rights vested in Developer by virtue of this
Agreement. In amplification of the preceding sentence and Section 8.4, and not by way
of limitation, in no event shall City be liable for or Developer be entitled to an award of
damages for economic loss, lost profits, or any other consequential damages of any kind.
Notwithstanding the limitations on damages against City, Developer may be entitled to an
award of attorney’s fees and costs pursuant to Section 8.5.5 of this Agreement.
8.4.2 Specific Performance.
The Parties acknowledge that monetary damages and remedies at law generally
are inadequate due, in part, to the size, nature and scope of the Project, and it will not be
practical or possible to restore the Property to its natural condition once implementation
of this Agreement has begun, and specific performance is a particularly appropriate
remedy for the enforcement of this Agreement and should be available to both Parties
based on the following reasons and facts:
(A) The unavailability of monetary damages against City;
(B) Developer’s obligations provided for in this Agreement were
bargained for by City and given in return for assurances by City to Developer regarding
the vested rights under the Applicable Rules and Project Site Development Permits
(except as specified to the contrary herein, including the City’s Reserved Powers)
applicable to the development and use of the Property and Project, which assurances
were in turn relied upon by Developer in undertaking Developer’s obligations;
(C) Due to the size, nature and scope of the Project, it may not be
practical or possible to restore the Property to its natural condition once implementation
of this Agreement has begun; after such implementation, Developer may be prevented
from other choices it may have had to utilize the Property, or portions thereof, and to
provide other benefits to City. Developer has invested significant time and resources and
performed extensive planning and processing of the Project in agreeing to the terms of
this Agreement and will be investing even more significant time and resources in
implementing the Project in reliance upon the terms of this Agreement, and it is not
possible to determine the sums of money that would adequately compensate Developer
for such efforts;
(D) The inability of Developer to recover and receive back its
capital investment in the Master Site Infrastructure Improvements to be provided to City
as part of Developer’s obligations and to re-plan and provide for different uses of the
Property once such facilities and infrastructure have been completed; and
(E) The uses of the Property for the purposes and uses described
for the Project are unique.
Further, the Parties acknowledge that, for the reasons set forth above (particularly
because of the lack of monetary damages available to Developer), in connection with any
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judicial proceeding regarding the performance of this Agreement, rights, or the interests
and duties of the Parties hereunder, it is appropriate to, and the Parties shall, cooperate
in requesting (whether by stipulations or otherwise) the court to proceed expeditiously
and to retain jurisdiction until the underlying conflict or dispute has been fully resolved.
8.5 Legal Actions and Litigation.
8.5.1 Jurisdiction and Venue.
Any action at law or in equity brought by either Party hereto for the purpose of
enforcing, construing, or interpreting the validity of this Agreement or any provision hereof
shall be brought in the Superior Court of the State of California in and for the County of
Riverside, or such other appropriate court in said county, and the Parties hereto waive all
provisions of law providing for the filing, removal, or change of venue to any other court.
Notwithstanding the foregoing paragraph, the Parties consent to the jurisdiction
and venue of the Bankruptcy Court to the extent this Agreement (or any other of the La
Quinta Amended Development Agreements or subsequent agreements between the
Parties) and/or any dispute that arises between the Parties under this Agreement (or any
other of the La Quinta Amended Development Agreements or subsequent agreements
between the Parties) relates to the Bankruptcy Lawsuit, and the Bankruptcy Court has
retained jurisdiction for purposes of oversight and judicial enforcement of any orders
issued by the Bankruptcy Court in the Bankruptcy Lawsuit.
8.5.2 Service of Process.
In the event that any legal action is commenced by Developer against City, service
of process on City shall be made by personal service on the City Clerk (or City Clerk’s
Office) pursuant to applicable California law. In the event that any legal action is
commenced by City against Developer, service of process on Developer shall be made
by personal service upon any officer of Developer, whether made within or outside the
State of California, or in such other manner as may be provided by law.
8.5.3 Inaction Not a Waiver of Default.
Any failures or delays by either Party in asserting any of its rights and remedies as
to any Default shall not operate as a waiver of any Default or of any such rights or
remedies, or deprive either such Party of its right to institute and maintain any actions or
proceedings which it may deem necessary to protect, assert or enforce any such rights
or remedies.
8.5.4 Applicable Law.
The internal laws of the State of California shall govern the interpretation and
enforcement of this Agreement without regard to conflicts of law principles.
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8.5.5 Attorneys’ Fees.
In any action between the Parties to interpret, enforce, reform, modify, rescind, or
otherwise in connection with any of the terms or provisions of this Agreement, the
prevailing Party in the action shall be entitled, in addition to damages, injunctive relief, or
any other relief to which it might be entitled, reasonable costs and expenses including,
without limitation, litigation costs, reasonable attorneys’ fees and expert witness fees.
8.5.6 Appointment of Judicial Referee.
A Party initiating legal action hereunder may request that such action be heard by
a referee appointed by the Riverside County Superior Court pursuant to the reference
procedures of California Code of Civil Procedure Section 638 et seq. Developer and City,
in such case, shall use their best efforts to agree upon a single referee who shall then try
all issues, whether of fact or law, and report a finding and judgment thereon and issue all
legal and equitable relief, as permitted pursuant to this Agreement and appropriate under
the circumstances of the controversy. The referee shall be a retired judge from either the
California Superior Court, the California Court of Appeal, the California Supreme Court,
the United States District Court or the United States Court of Appeals with significant and
recent experience in resolving land use and real property disputes. If Developer and City
are unable to agree upon a referee within ten (10) days of a written request to do so by
any Party, any Party may seek to have a referee appointed pursuant to Section 640 of
the California Code of Civil Procedure. The cost and fees of such proceeding including
the referee’s fees and the court reporter’s fees (exclusive of the attorney’s fees and cost
of the Parties) shall be borne equally by the Parties; provided, however, that the costs
and fees for such proceeding, including any initiation fee, shall be ultimately borne by the
non-prevailing Party if there is an award of attorney’s fees as provided for in Section 8.5.5
of this Agreement. Any referee selected pursuant to this Section shall be considered a
temporary judge appointed pursuant to Article 6, Section 21 of the California Constitution.
The statement of decision of the referee shall be binding upon the parties, and upon filing
of the statement of decision with the clerk of the court (or with the judge where there is
no clerk), judgment may be entered thereon in the same manner as if the action had been
tried by the court. The decision of the referee shall be appealable as if rendered by the
court. In the event that an alternative method of resolving disputes concerning the
application, enforcement or interpretation of development agreements is provided by
legislative or judicial action after the Effective Date, the Parties may, by mutual
agreement, select such alternative method.
9. MORTGAGEE PROTECTION; CERTAIN RIGHTS OF CURE
9.1 Liens Recorded Against the Property and Project.
This Agreement shall not prevent or limit Developer from encumbering the
Property or any portion thereof or any improvements thereon with Lien in which the
Property, or a portion thereof or interest therein, is pledged as security, and contracted
for in compliance with this Agreement and in good faith securing financing with respect to
the construction, development, use or operation of the Project.
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9.2 Mortgagee Protection.
This Agreement shall be superior and senior to, with priority over, any Lien
recorded against the Property or any portion thereof after the Development Agreement
Reinstatement Date. Notwithstanding the foregoing, and provided the Lien (including any
Construction Loan Deed of Trust and Infrastructure Loan Deed of Trust) is recorded and
entered into in compliance with this Agreement, no Default or MAE Defaultof this
Agreement shall defeat, render invalid, diminish, or impair the Lien made in good faith
and for value, and any acquisition or acceptance of title or any right or interest in or with
respect to the Property or any portion thereof by a holder of a beneficial interest under a
Lien, or any successor or assignee to said holder (a “Mortgagee”), whether said
acquisition or acceptance of title is pursuant to foreclosure, trustee’s sale, deed in lieu of
foreclosure, lease termination, or otherwise, shall be subject to all of the terms and
conditions of this Agreement.
9.3 Mortgagee Obligations and Relief Therefrom.
With respect to any Mortgagee that is a Lender for any Construction Loan or
Infrastructure Loan entered into pursuant to this Agreement, the terms and conditions set
forth in Article 4 (including Section 4.3.5) of this Agreement, among other provisions, shall
govern said Lender’s rights and obligations with respect mortgage protections offered
under this Agreement.
No Mortgagee or other Lender will have any obligation or duty under this
Agreement to perform the obligations of Developer or other affirmative covenants of
Developer hereunder, or to guarantee such performance; provided, however, that to the
extent that any covenant to be performed by Developer is a condition to the performance
of a covenant by City, the performance thereof shall continue to be a condition precedent
prior to the City’s performance under this Agreement and, as applicable, under the Option
Agreement and TOT Covenant Agreement (and implementing agreements attached as
exhibits to these respective agreements).
10. TRANSFERS OF INTEREST IN PROPERTY, PROJECT, OR AGREEMENT
10.1 Developer Unique and Material Term to this Agreement.
Developer acknowledges and agrees that the qualifications and identity of
Developer are of particular importance to City. Developer further recognizes and
acknowledges that City has relied and is relying on the specific qualifications and identity
of Developer in entering into this Agreement with Developer and, as a consequence,
Transfers are permitted only as expressly provided in this Agreement. Developer shall
promptly notify City in writing of any and all changes whatsoever in the name of the
business entities comprising the majority of and/or in control of Developer, as well as any
and all changes in the majority interest or the control of Developer, of which information
Developer is notified or may otherwise have knowledge or information.
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10.2 Transfers Generally Prohibited Without Prior City Approval.
Except for Permitted Transfers for which Developer delivers to City a fully executed
and Assignment and Assumption Agreement, Developer may not Transfer or otherwise
assign this Agreement or its interest in title to the Property without the prior written consent
of City, which shall not be unreasonably withheld, delayed or conditioned.
10.2.1 Obtaining City Approval for Transfers.
Developer represents to City that it has not made and agrees that it will not make
or create, or suffer to be made or created, any Transfer other than a Permitted Transfer
without the prior written consent of the City (which shall not be unreasonably withheld,
delayed or conditioned), either voluntarily, involuntarily or by operation of law. In deciding
whether to approve or disapprove any proposed Transfer, City may consider the
proposed financial strength and the experience of the proposed transferee and its senior
management in undertaking and successfully completing projects of a similar type and
size as the Project or that portion of the Project proposed to be transferred (it being
acknowledged that such financial strength and experience may be held by direct or
indirect investors or affiliates of the transferee). Any Transfer made in contravention of
this Article 10 and Agreement shall be voidable at the election of City, and the City shall
have any remedy at law or in equity as a result thereof;, subject to the notice and cure
rights provided in Section 8.1.
10.2.2 Request for City Approval of Transfer.
Unless more time is otherwise required under this Agreement, Developer shall
provide City no less than thirty (30) days prior written notice (or, for a Permitted Transfer,
no less than ten (10) days prior written notice) of any proposed Transfer which Developer
desires to enter into. Developer shall have the burden of demonstrating to City’s
reasonable satisfaction that the proposed Transfer meets the conditions and
requirements of this Agreement with respect to any Transfer that is not a Permitted
Transfer.
10.2.3 Costs for Review of Proposed Transfer.
In connection with City’s review of any request for approval of any proposed
Transfer under this Article 10 or of any Lender or Loan pursuant to this Agreement,
Developer agrees to reimburse City for those reasonable out of pocket third party costs
and expenses incurred by City in connection with its review of Developer’s request for
approval, including, without implied limitation, the reasonable fees and costs of those
outside consultants and legal counsel retained by City to assist it in its review of
Developer’s request, including the City Attorney.
10.2.4 Assignment and Assumption Agreement.
Except for Permitted Transfers that are expressly released in this Agreement from
the obligation of executing and recording an Assignment and Assumption Agreement,
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every Transfer, including any Permitted Transfer, of all or any portion of the Property,
Project, or this Agreement, shall be memorialized by an assignment and assumption
agreement, subject to the consent of the City and in substance and form substantially
similar to that attached hereto as Exhibit L and incorporated herein by this reference
(“Assignment and Assumption Agreement”). No Transfer of all or any portion of the
Property, Project, or this Agreement shall be operative or effective unless and until an
Assignment and Assumption Agreement, is fully executed and recorded in the Recorder’s
Office against the Property (or portion thereof) to which the Transfer applies. The parties
agree that any such Transfer may be for the entire Property or any one (1) or more Project
Components either in a single transaction or multiple transactions, as elected by
Developer. In the event of any such Transfer(s), if as a result of any multiple Transfers,
Developer shall constitute more than one (1) Person (i.e., if Developer’s interests in
different Project Components are Transferred to different Persons), then each such
Person shall only be liable for (and the applicable Assignment and Assumption
Agreement shall solely apply to) the rights and obligations under this Agreement as they
relate to the portion of the Property then-owned by such transferee.
10.2.5 Permitted Transfers.
Notwithstanding anything to the contrary contained herein, the following Transfers
shall not require prior approval from the City for the purported Transfer (each, a
“Permitted Transfer”):
(A) The conveyance or dedication of any portion of the Property
to an appropriate federal, state, or local (including City) governmental agency, or the
granting of easements or permits to facilitate construction and operation of the Project
(depending on the type of conveyance or dedication, the Transfer may be exempted from
the requirement of an Assignment and Assumption Agreement);
(B) The sale by Developer of any completely constructed
residential dwelling unit(s), whether single-family detached or condominium unit, to a
bone fide third party purchaser/individual buyer (such sale and conveyance shall be
exempted from the requirement of an Assignment and Assumption Agreement);
(C) The sale by Developer of any precisely-graded unimproved
custom single-family luxury residence Lot pursuant to Section 3.2.7 of this Agreement to
a bone fide third party purchaser/individual buyer;
(D) Any Transfer that is a Transfer Exemption (provided
Developer requires the transferee by written agreement or arrangement to be bound by
the terms and conditions of this Agreement, such Transfer is be exempted from the
requirement of an Assignment and Assumption Agreement);
(E) Any Transfer to a Permitted Affiliate Assignee;
(F) Any Transfer to a Permitted Hotel Operator;
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(G) Any Transfer to a Permitted Lender;
(H) Any Transfer to a Permitted Development/Operational
Transferee.
10.2.6 Partial Release of Obligations from Transferor.
Upon the Transfer in whole or in part of Developer’s right and interest to all or any
portion of the Property, Project, or this Agreement, which shall be evidenced by the
recording of an Assignment and Assumption Agreement pursuant to this Agreement, then
Developer may obtain from City for a release from Developer’s obligations hereunder with
respect to the portion of the Property, Project, or this Agreement, so Transferred. City
shall approve the partial or full release if: (A) Developer has complied with the obligations
in this Article 10 relating to Transfers; (B) Developer is not in MAE Default of this
Agreement at the time of the request for release, or provides adequate assurances to the
satisfaction of City that it will cure any breach prior to the Transfer; (C) Developer and the
transferee have executed and recorded against the portion of the Property to which the
Transfer applies an Assignment and Assumption Agreement applicable to the portion of
the Property being Transferred, and (D) the transferee has duly assumed all obligations
of Developer under this Agreement with respect to the portion of the Property so
transferred with respect to matters occurring after the effective date of such Transfer.
Failure to obtain City consent when required hereunder shall not negate, modify or
otherwise affect the liability under this Agreement of any transferee or future owner of any
portion of the Property. Developer shall remain responsible for all obligations set forth in
the Agreement that are not subject to an Assignment and Assumption Agreement in
accordance with this Article 10. A Party proposing to assign its obligations under this
Agreement (i) shall remain liable for the obligations hereunder until and unless City has
received a fully executed Assignment and Assumption Agreement, and (ii) shall remain
liable for any MAE Default hereunder that occurred prior to the effective date of the
assignment. Developer or Developer’s successor agrees to reimburse City for those third
party costs and expenses incurred by City in connection with its review of any Assignment
and Assumption Agreement, including, without implied limitation, the reasonable fees and
costs of those outside consultants and legal counsel retained by City to assist it in its
review of Developer’s Transfer , including the City Attorney.
10.3 Successors and Assigns.
All of the terms, covenants and conditions of this Agreement shall be binding upon
Developer and its permitted successors and assigns. Whenever the term “Developer” is
used in this Agreement, such term shall include any other permitted successors and
assigns as herein provided. Notwithstanding anything to the contrary contained herein,
Developer may assign this Agreement (pursuant to the Assignment and Assumption
Agreement) either in its entirety to a single assignee, or separately to separate assignees
as to each Project Component or groups of Project Components as elected by Developer,
so long as Developer or Affiliates of Developer continue to own an interest in, and are
involved in the control and/or management of, Developer, and such assignment is made
to an Affiliate of Developer identified on the Developer Entities Organization Chart (any
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such assignee, a “Permitted Affiliate Assignee”). It is acknowledged that each
separate assignee (if applicable pursuant to the foregoing) may consist of different
investors and/or management and no consent by the City shall be required as long as
Developer is a Permitted Affiliate Transferee.
10.4 Developer Entities Documentation.
City shall have the right to request from Developer written documentation and
evidence confirming a proposed Permitted Affiliate Assignee is consistent with those
entities identified on the Developer Entities Organization Chart. No later than thirty (30)
days prior to the proposed assignment from Developer to a proposed Permitted Affiliate
Assignee, Developer shall deliver written notice thereof to City, and City shall thereafter
have five (5) days to request documentation and evidence (as may be recommended by
Developer and consistent with industry standards for confirming affiliated entities, such
as proposed limited liability company operating agreements, management agreements,
or similar documentation) to review solely for the purpose of confirming the proposed
Permitted Affiliate Assignee is one that is identified and consistent with those entities
identified on Developer Entities Organizational Chart. Nothing in this Section limits or
prevents Developer from modifying or supplementing the Developer Entities
Organizational Chart to add or remove proposed Affiliates of Developer, as may be
necessary or proper during the Term of this Agreement and development (and completion
of development) of the various Project Components.
10.5 Assignment by City.
City may assign or transfer any of its rights or obligations under this Agreement
with the approval of Developer, which approval shall not be unreasonably withheld;
provided, however, that City may assign or transfer any of its interests hereunder to a
joint powers authority in which City is a member at any time without the consent of
Developer.
11. MISCELLANEOUS
11.1 Notices, Demands and Communications Between the Parties.
Any approval, disapproval, demand, document or other notice (“Notice”) which
either Party may desire to give to the other Party under this Agreement must be in writing
and shall be sufficiently given if (i) delivered by hand, (ii) delivered by reputable same-
day or overnight messenger service that provides a receipt showing date and time of
delivery, or (iii) dispatched by registered or certified mail, postage prepaid, return receipt
requested, to the principal offices of City and Developer at the addresses specified below,
or at any other address as that Party may later designate by Notice.
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To City: City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Attn: City Clerk
With a copy to: Rutan & Tucker, LLP
18575 Jamboree Road, 9th Floor
Irvine, California 92612
Attn: William H. Ihrke
Email: bihrke@rutan.com
To Developer: TBE RE Acquisition Co II LLC
c/o Turnbridge Equities
4 Bryant Park, Suite 200
New York, New York 10018
Attention: General Counsel and Michael
Gazzano
Email: jw@turnbridgeeq.com and
mg@turnbridgeeq.com
with a copy to:
DLA Piper
1251 Avenue of the Americas
New York, New York 10020
Attention: Todd Eisner
Email: todd.eisner@us.dlapiper.com
with a copy to:
Procopio
200 Spectrum Center Drive, Suite 1650,
Irvine, CA 92618
Attn: James Vaughn
Email: james.vaughn@procopio.com
Any written notice, demand or communication shall be deemed received immediately if
personally delivered or delivered by delivery service, and shall be deemed received on
the fifth (5th) day from the date it is postmarked if delivered by registered or certified mail.
11.2 Force Majeure.
In addition to specific provisions of this Agreement, performance by either Party
hereunder shall not be deemed to be in MAE Default or Default, and all performance and
other dates specified in this Agreement shall be extended, where delays, MAE Defaults
or Defaults are due to causes beyond the control or without the fault of the Party claiming
an extension of time to perform, which include the following (each, a “Force Majeure”):
war; insurrection; acts of terrorism; strikes; lockouts; riots; floods; earthquakes; fires;
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casualties; acts of God; acts of the public enemy; condemnation of property by a federal
or state agency; mob violence; natural disasters; any pandemic or epidemic; unusual
disruption to national or international transport services; governmental shut-downs and
“stay at home” mandates or other public health restrictions; quarantine restrictions; and
nation-wide freight embargoes. Notwithstanding anything to the contrary in this
Agreement, an extension of time for any such cause shall only be for the period of the
delay and shall commence to run from the time of the commencement of the cause, if
notice by the Party claiming such extension is sent to the other Party within thirty (30)
days of the commencement of the cause. Times of performance under this Agreement
may also be extended in writing by the mutual agreement of City and Developer.
11.3 Binding Effect.
This Agreement, and all of the terms and conditions hereof, shall be binding upon
and inure to the benefit of the Parties, any subsequent owner of all or any portion of the
Project or the Property, and their respective assigns or successors in interest, whether or
not any reference to this Agreement is contained in the instrument by which such person
acquired an interest in the Project or the Property.
11.4 Independent Entity.
The Parties acknowledge that, in entering into and performing this Agreement,
each of Developer and City is acting as an independent entity and not as an agent of the
other in any respect.
11.5 Agreement Not to Benefit Third Parties.
This Agreement is made for the sole benefit of the Parties, and no other person
shall be deemed to have any privity of contract under this Agreement nor any right to rely
on this Agreement to any extent for any purpose whatsoever, nor have any right of action
of any kind on this Agreement nor be deemed to be a third party beneficiary under this
Agreement.
11.6 Covenants.
The provisions of this Agreement shall constitute mutual covenants which shall run
with the land comprising the Site for the benefit thereof, and for the benefit of City’s
adjoining properties, and the burdens and benefits hereof shall bind and inure to the
benefit of each of the Parties hereto and all successors in interest to the Parties hereto
for the term of this Agreement.
11.7 Non-liability of City Officers and Employees.
No official, officer, employee, agent or representative of City, acting in his/her
official capacity, shall be personally liable to Developer, or any successor or assign, for
any loss, costs, damage, claim, liability, or judgment, arising out of or connection to this
Agreement, or for any act or omission on the part of City.
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11.8 Amendments or Modifications of Agreement.
11.8.1 Amendments. This Agreement may be amended from time to time
by mutual consent of the original Parties or such party to which Developer assigns all or
any portion of its interest in this Agreement, in accordance with the provisions of the City’s
Development Agreement Ordinance and Government Code Sections 65867 through
65868.
11.8.2 Determination of Insubstantial Modifications. For each proposed
modification to this Agreement, the City Manager or his/her designee shall determine, in
his/her sole discretion: (1) whether, in his/her reasonable judgment, the requested
modification constitutes an “Insubstantial Modification,” as defined in this Agreement; (2)
whether the requested modification is consistent with the Applicable Rules and Project
Approvals (other than that portion of this Agreement sought to be modified); and (3)
whether, in his/her reasonable judgment, the requested modification tends to promote the
goals of this Agreement. If the City Manager or his/her designee determines that the
requested modification is an “Insubstantial Modification,” the proposed modification may
be reviewed and acted upon by the City Manager, and a written modification will be
executed by the Parties and attached to this Agreement. Any such Insubstantial
Modification shall not be deemed an “amendment” to this Agreement under Government
Code Section 65858, but the document memorializing an approved Insubstantial
Modification shall be recorded in the Recorder’s Office no later than thirty (30) days after
complete execution of said amendment or other agreement. Any modification of which
the City Manager, in his/her reasonable discretion, determines not to be an “Insubstantial
Modification” shall be an amendment to this Agreement.
11.8.3 Costs of Processing and Memorializing Amendments or
Insubstantial Modifications. Developer shall be required to reimburse City for all costs
City incurs in negotiating, preparing, and processing any alterations, changes, or
modifications to this Agreement requested by Developer or any lender or investor. In
connection with any request for an alteration, change or modification, Developer shall
deposit with City the sum of Ten Thousand Dollars ($10,000). Notwithstanding the
foregoing, the City Manager shall have the discretion to authorize a lesser deposit, in the
event he or she determines the proposed alteration, change or modification is minor. In
the event the funds on deposit are depleted, City shall notify Developer of the same, and
Developer shall deposit with City an additional Five Thousand Dollars ($5,000) to
complete processing of the requested alteration, change or modification. Developer shall
make additional deposits to City, as needed, pursuant to the foregoing process, until the
requested alteration, change, or modification is finalized. Within sixty (60) days after such
alteration, change or modification is finalized, City shall reimburse Developer any unused
sums.
11.9 Amendment or Cancellation by Mutual Consent.
Except as expressly stated to the contrary herein, this Agreement may be
amended or canceled in whole or in part only by mutual consent of the Parties and in the
manner provided for in Government Code Sections 65867–65868 and the Development
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Agreement Ordinance. Notwithstanding the foregoing, in the event that any portion of the
Property is under different ownership at some time during the Term hereof, City and the
then-owner of such portion may amend the terms of this Development Agreement and
the Project Approvals with respect to said portion, without obtaining the approval or
consent of the owners of the other portions of the Property.
11.10 No Waiver.
No waiver of any provision of this Agreement shall be effective unless in writing
and signed by a duly authorized representative of the Party against whom enforcement
of a waiver is sought and referring expressly to this Section. No delay or omission by
either Party in exercising any right or power accruing upon non-compliance or failure to
perform by the other Party under any of the provisions of this Agreement shall impair any
such right or power or be construed to be a waiver thereof, except as expressly provided
herein. No waiver by either Party of any of the covenants or conditions to be performed
by the other Party shall be construed or deemed a waiver of any succeeding breach or
nonperformance of the same or other covenants and conditions hereof.
11.11 Severability.
If any term, provision, covenant or condition of this Agreement is held by a court
of competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of
this Agreement shall continue in full force and effect, to the extent that the invalidity or
unenforceability does not impair the application of this Agreement as intended by the
Parties.
11.12 Cooperation in Carrying Out Agreement.
Each Party shall take such actions and execute and deliver to the other all such
further instruments and documents as may be reasonably necessary to carry out this
Agreement in order to provide and secure to the other Party the full and complete
enjoyment of its rights and privileges hereunder.
11.13 Estoppel Certificate.
Either Party may, at any time, deliver written notice to any other Party requesting
such Party to certify in writing that, to the best knowledge of the certifying Party (which, if
so requested by a Party, shall inure to the benefit of any Lender, Hotel Operator or
Permitted Transferee and their respective successors and assigns), (i) this Agreement is
in full force and effect and a binding obligation of the Parties, (ii) this Agreement has not
been amended or modified either orally or in writing, or if so amended, identifying the
amendments, (iii) the requesting Party is not in default in the performance of its obligations
under this Agreement, or if in default, describing the nature and amount of any such
defaults, and that to the knowledge of the requesting Party, the other party is not in default
(or specifying any such defaults) and (iv) any other reasonable information requested. A
Party receiving a request hereunder shall execute and return such certificate within thirty
(30) days following approval of the proposed estoppel certificate by the City Attorney,
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which approval shall not be unreasonably withheld or delayed. The City Manager or
authorized designee is authorized to sign and deliver an estoppel certificate on behalf of
City. City acknowledges that a certificate hereunder may be relied upon by transferees
and Mortgagees and other Lenders.
11.14 Construction.
The terms of this Agreement shall be construed in accordance with the meaning
of the language used and shall not be construed for or against either Party by reason of
the authorship of this Agreement or any other rule of construction that might otherwise
apply. As used in this Agreement, and as the context may require, the singular includes
the plural and vice versa, and the masculine gender includes the feminine and vice versa.
11.15 Recordation.
This Agreement shall be recorded in the Recorder’s Office at Developer’s cost, if
any, within the period required by this Agreement or, if not specified herein, per
Government Code Section 65868.5. Amendments and Insubstantial Modifications
approved by the Parties, Assignment and Assumption Agreements, and any cancellation
or termination of this Agreement, shall be similarly recorded.
11.16 Captions and References.
The captions of the paragraphs and subparagraphs of this Agreement are solely
for convenience of reference, and shall be disregarded in the construction and
interpretation of this Agreement. Reference herein to a paragraph or exhibit are the
paragraphs, subparagraphs and exhibits of this Agreement.
11.17 Time.
Time is of the essence in the performance of this Agreement and of each and every
term and condition hereof as to which time is an element.
11.18 Computation of Days.
Unless expressly identified as being subject to “business days,” the computation
for performance and word “Days” and “days” shall mean calendar days, continuously
calculated and without exclusion of weekends or holidays; provided, however, that if the
last “day” were to fall on a weekend day or official holiday recognized under federal or
state law, then the time for performance on that last day shall be extended to the next
business day. For purposes of this Agreement, “business day” means every day of the
calendar year except Saturdays, Sundays, and official holidays recognized under federal
or state law and for which City Hall is closed to the general public.
11.19 Recitals & Exhibits Incorporated; Entire Agreement.
The Recitals to this Agreement and all of the exhibits and attachments to this
Agreement are, by this reference, incorporated into this Agreement and made a part
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hereof. This Agreement, including all Exhibits attached hereto, constitutes the entire
agreement between the Parties with respect to the subject matter of this Agreement, and
this Agreement supersedes all previous negotiations, discussions and agreements
between the Parties, and no parole evidence of any prior or other agreement shall be
permitted to contradict or vary the terms hereof.
11.20 Exhibits.
Exhibits A-M to which reference is made in this Agreement are deemed
appropriated herein in their entirety. Said exhibits are identified as follows:
A. Legal Descriptions Subject to this Agreement
A-1 Legal Description of Phase 1A Property
A-2 Legal Description of Phase 1B Property
A-3 Legal Description of Phase 2 Property (City-Owned Option Property)
A-4 Legal Description of City-Owned Ahmanson Ranch Property
A-5 Legal Description of City-Owned Golf Course Property
B. Site Maps
C. Project Description
D. Scope of Work / Scope of Development
E. Project Schedule / Schedule of Performance
F. List of Pre-Bankruptcy Subdivision Maps and Permits
G. Form of Certificate of Completion
H. Developer Entities Organizational Chart
I. Post-Bankruptcy Sale Permitting Processes
J. Reinstated Covenant Affecting Real Property (Ahmanson Ranch House)
K. Reinstated Covenant Affecting Real Property (Golf Course Use)
L. Form of Assignment and Assumption Agreement
M. Short-Term Vacation Rental Regulations (Ch. 3.25 of La Quinta Mun. Code)
[end of list of Exhibits]
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11.21 Authority to Execute; Representations and Warranties.
Developer warrants and represents that (i) it is duly organized and existing, (ii) it is
duly authorized to execute and deliver this Agreement, (iii) by so executing this
Agreement, Developer is formally bound to the provisions of this Agreement, (iv)
Developer’s entering into and performance of its obligations set forth in this Agreement
do not violate any provision of any other agreement to which Developer is bound, and (v)
there is no existing or threatened litigation or legal proceeding of which Developer is
aware, other than the Bankruptcy Lawsuit, which could prevent Developer from entering
into or performing its obligations set forth in this Agreement.
11.22 City Approvals and Actions by City Manager.
City shall maintain authority of this Agreement and the authority to implement this
Agreement through the City Manager. Except as otherwise provided in this Agreement
or as required by applicable law (including the La Quinta Municipal Code), the City
Manager (or authorized designee) shall have the authority to make approvals, issue
interpretations, waive provisions, negotiate and enter into amendments to this Agreement
and/or negotiate and enter into implementing agreements or documents on behalf of City
so long as such actions do not materially or substantially change the business terms of
this Agreement or the uses or development permitted on the Property, or materially or
substantially add to the costs incurred or to be incurred by City as specified herein. Such
approvals, interpretations, waivers, amendments, and/or implementing agreements or
documents may include extensions of time to perform as specified in the Schedule of
Performance. All other material and/or substantial interpretations, waivers, or
amendments shall require the consideration, action and written consent of the City
Council. Wherever the approval of the City is required under this Agreement, other than
approvals required of the City acting in its governmental capacity, such approval shall not
be unreasonably withheld, conditioned or delayed, unless expressly stated to the contrary
in this Agreement. Nothing in this Section limits or precludes the City Manager from
presenting to the Planning Commission and/or City Council, as applicable, for review and
consideration any matters to which the City Manager otherwise may act on behalf of City
pursuant to this Section.
11.23 No Brokers. Each of the City and the Developer represents to the other
party that it has not engaged the services of any finder or broker and that it is not liable
for any real estate commissions, broker’s fees, or finder’s fees which may accrue by
means of this Agreement and agrees to hold harmless the other party from such
commissions or fees as are alleged to be due from the party making such representations.
11.24 Counterpart Signature Pages.
This Agreement may be signed in multiple counterparts which, when signed by all
Parties, shall constitute a binding agreement. This Agreement shall be executed in two
(2) originals, each of which is deemed to be an original.
[end – signature page follows]
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IN WITNESS WHEREOF, Developer and City have executed this Agreement as
of the Reference Date.
Date:____________________, 2025
“DEVELOPER”
TBE RE Acquisition Co II LLC, a Delaware
limited liability company and affiliate of
Turnbridge Equities
By: ______________________________
Its: ______________________________
By: ______________________________
Its: ______________________________
Date:____________________, 2025
“CITY”
CITY OF LA QUINTA, a California municipal
corporation and charter city
By: ___________________________
Jon McMillen, City Manager
ATTEST:
Monika Radeva, City Clerk
APPROVED AS TO FORM
RUTAN & TUCKER, LLP
William H. Ihrke, City Attorney
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A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
State of California )
County of Riverside )
On _________________________, before me, ,
(insert name and title of the officer)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
State of California )
County of Riverside )
On _________________________, before me, ,
(insert name and title of the officer)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT A
LEGAL DESCRIPTIONS SUBJECT TO THIS AGREEMENT
[attached]
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EXHIBIT A-1
LEGAL DESCRIPTION OF PHASE 1A PROPERTY
All that certain property located in the City of La Quinta, County of Riverside, State of
California, described as follows:
PARCEL A:
THAT PORTION OF PARCELS 4 AND 18 OF PARCEL MAP NO. 37207, IN THE CITY
OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY
A MAP FILED IN BOOK 242, PAGES 72 THROUGH 87, INCLUSIVE OF PARCEL
MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY,
DESCRIBED AS
FOLLOWS:
LOT "C" OF LOT LINE ADJUSTMENT NO. 2020-0010, AS DISCLOSED BY GRANT
DEED RECORDED JULY 15, 2021 AS INSTRUMENT NO. 20210426711 OF
OFFICIAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, AS
DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APNs 777-490-058, 777-490-063, 777-490-064, 777-490-065 AND 777-490-066
(OLD APNs PORTION OF 777-490-041 and 777-490-051)
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PARCEL B:
THAT PORTION OF PARCELS 3 AND 4 OF PARCEL MAP NO. 37207, IN THE CITY
OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY
A MAP FILED IN BOOK 242, PAGES 72 THROUGH 87, INCLUSIVE OF PARCEL
MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY,
DESCRIBED AS FOLLOWS:
LOT "B" OF LOT LINE ADJUSTMENT NO. 2020-0010, AS DISCLOSED BY GRANT
DEED RECORDED JULY 16, 2021 AS INSTRUMENT NO. 20210428113 OF
OFFICIAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, AS
DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B
PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW THE
SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APNs 777-490-037, 777-490-057, 777-490-059 AND 777-490-068
(OLD APNs PORTION OF 777-490-040 AND 777-490-041)
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PARCEL C:
PARCEL 5 OF PARCEL MAP NO. 37207 AS SHOWN BY A MAP ON FILE IN BOOK
242 OF PARCEL MAPS, PAGES 72 THROUGH 87, INCLUSIVE, TOGETHER WITH
PORTIONS OF PARCELS A AND B OF LOT LINE ADJUSTMENT NO. 2020-0005,
RECORDED SEPTEMBER 2, 2021 AS DOCUMENT NO. 2021-0527060 OF OFFICIAL
RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS:
PARCEL "A" OF LOT LINE ADJUSTMENT NO. 2023-0003 OF THE CITY OF LA
QUINTA, AS DISCLOSED BY GRANT DEED RECORDED MAY 4, 2023 AS
INSTRUMENT NO. 2023-0128115 OF OFFICIAL RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, AS DESCRIBED THEREIN.
EXCEPTING FROM PARCEL 5 ABOVE, ALL OIL, GAS, HYDROCARBON
SUBSTANCES, AND MINERALS OF EVERY KIND AND CHARACTER LYING MORE
THAN FIVE HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE
RIGHT TO DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF
THE PHASE 1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500)
FEET BELOW THE SURFACE THEREOF FOR ANY AND ALL PURPOSES
INCIDENTAL TO THE EXPLORATION FOR AND PRODUCTION OF OIL, GAS,
HYDROCARBON SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B
PROPERTY OR OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE
EITHER THE SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY
PORTION THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR
ANY PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND
1B PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE
USE OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY
THE CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND
CHARTER CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS
INSTRUMENT NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS
INSTRUMENT NO. 2017-0463950, BOTH OF OFFICIAL RECORDS.
APNs: 777-490-042, 777-490-076 AND PORTIONS OF 777-490-072 AND 777-490-073
(OLD APNs PORTION of 777-490-043 and 777-490-044)
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PARCEL D:
PORTIONS OF PARCELS A THROUGH C, INCLUSIVE, OF LOT LINE ADJUSTMENT
NO. 2020-0005, RECORDED SEPTEMBER 2, 2021 AS DOCUMENT NO. 2021-
0527060 OF OFFICIAL RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS:
PARCEL "B" OF LOT LINE ADJUSTMENT NO. 2023-0003 OF THE CITY OF LA
QUINTA, AS DISCLOSED BY GRANT DEED RECORDED MAY 4, 2023 AS
INSTRUMENT NO. 2023-0128115 OF OFFICIAL RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, AS DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APN: 777-490-074 AND PORTIONS OF APNs 777-490-072, 777-490-073, 777-490-
075,
777- 490-077, 777-490-079 AND 777-490-080
(OLD APNs PORTION of 777-490-043, 777-490-044 AND 777-490-045)
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PARCEL E:
THAT PORTION OF PARCELS 9, 10, 11 AND 19 OF PARCEL MAP NO. 37207, IN
THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS
SHOWN BY A MAP FILED IN BOOK 242, PAGES 72 THROUGH 87, INCLUSIVE OF
PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY,
DESCRIBED AS FOLLOWS:
PARCEL "A" OF LOT LINE ADJUSTMENT NO. 2020-0007, AS DISCLOSED BY
GRANT DEED RECORDED AUGUST 20, 2021 AS INSTRUMENT NO. 2021-0500015
OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, AS
DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APNs: 777-490-046, 777-490-071, 777-060-082, AND 777-060-084
(OLD APNs PORTION of 777-490-052, 777-060-076 and 777-060-077)
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PARCEL F:
PORTIONS OF PARCELS B AND C OF LOT LINE ADJUSTMENT NO. 2020-0005,
RECORDED SEPTEMBER 2, 2021 AS DOCUMENT NO. 2021-0527060 OF OFFICIAL
RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS:
PARCEL "C" OF LOT LINE ADJUSTMENT NO. 2023-0003 OF THE CITY OF LA
QUINTA, AS DISCLOSED BY GRANT DEED RECORDED MAY 4, 2023 AS
INSTRUMENT NO. 2023-0128115 OF OFFICIAL RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, AS DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
PORTION APN: 777-490-075, 777-490-077, 777-490-078, 777-490-079 AND 777-490-
080
(OLD APNs PORTION of 777-490-044 AND 777-490-045)
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PARCEL G:
PORTIONS OF PARCEL C OF LOT LINE ADJUSTMENT NO. 2020-0005, RECORDED
SEPTEMBER 2, 2021 AS DOCUMENT NO. 2021-0527060 OF OFFICIAL RECORDS
OF SAID COUNTY, DESCRIBED AS FOLLOWS:
PARCEL "D" OF LOT LINE ADJUSTMENT NO. 2023-0003 OF THE CITY OF LA
QUINTA, AS DISCLOSED BY GRANT DEED RECORDED MAY 4, 2023 AS
INSTRUMENT NO. 2023-0128115 OF OFFICIAL RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, AS DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B
PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW THE
SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS
INSTRUMENT NO. 2017-0463950, BOTH OF OFFICIAL RECORDS.
PORTION APN: 777-490-079
(OLD APN PORTION of 777-490-045)
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PARCEL H:
LOTS 1 THROUGH 29 AND LOTS A THROUGH L, OF TRACT NO. 37730, IN THE
CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, FILED IN
BOOK 479, PAGES 27 THROUGH 33 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
EXCEPT ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND MINERALS OF
EVERY KIND AND CHARACTER LYING MORE THAN FIVE HUNDRED (500) FEET
BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO DRILL INTO, THROUGH,
AND TO USE AND OCCUPY ALL PARTS OF THE PHASE 1A PROPERTY LYING
MORE THAN FIVE HUNDRED (500) FEET BELOW THE SURFACE THEREOF FOR
ANY AND ALL PURPOSES INCIDENTAL TO THE EXPLORATION FOR AND
PRODUCTION OF OIL, GAS, HYDROCARBON SUBSTANCES OR MINERALS FROM
SAID PHASE 1A PROPERTY OR OTHER LANDS, BUT WITHOUT, HOWEVER, ANY
RIGHT TO USE EITHER THE SURFACE FROM SAID PHASE 1A PROPERTY OR
ANY PORTION THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE
FOR ANY PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A PROPERTY, AS RESERVED BY THE CITY OF
LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER CITY, IN
THE GRANT DEED RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO. 2017-
0463950 OF OFFICIAL RECORDS.
APNs: 777-510-001 THRU -023; 777-510-025; 777-520-001 THRU -018
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PARCEL I:
Parcels E, F and G of Parcel Map No. 37207, in the City of La Quinta, County of
Riverside, State of California, as shown by a Map filed for Record May 3, 2017 in Book
242, Pages 72 through 87, inclusive of Parcel Maps, in the Office of the County
Recorder of said County.
Excepting all oil, gas, hydrocarbon substances, and minerals of every kind and
character lying more than five hundred (500) feet below the surface, together with the
right to drill into, through, and to use and occupy all parts of the Phase 1A and 1B
property lying more than five hundred (500) feet below the surface thereof for any and
all purposes incidental to the exploration for and production of oil, gas, hydrocarbon
substances or minerals from said Phase 1A and 1B property or other lands, but without,
however, any right to use either the surface from said Phase 1A and 1B property or any
portion thereof within five hundred (500) feet of the surface for any purpose or purposes
whatsoever, or to use the Phase 1A and 1B property in such a manner as to create a
disturbance to the use or enjoyment of the Phase 1A and 1B property, as reserved by
The City of La Quinta, a California Municipal Corporation and Charter City, in the Grant
Deed recorded November 28, 2018, as Instrument No. 2018-0464674, of Official
Records.
FOR INFORMATIONAL PURPOSES ONLY: APN: 777-490-053, 777-490-054, 777-
490-055
[End of legal description for Phase 1A Property]
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EXHIBIT A-2
LEGAL DESCRIPTION OF PHASE 1B PROPERTY
All that certain property located in the City of La Quinta, County of Riverside, State of
California, described as follows:
PARCEL 1:
THAT PORTION OF PARCEL 10 OF PARCEL MAP NO. 37207, IN THE CITY OF LA
QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY A MAP
FILED IN BOOK 242, PAGES 72 THROUGH 87, INCLUSIVE OF PARCEL MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
PARCEL "B" OF LOT LINE ADJUSTMENT NO. 2020-0007, AS DISCLOSED BY
GRANT DEED RECORDED AUGUST 20, 2021 AS INSTRUMENT NO. 2021-0499856
OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, AS
DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 18
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APN 777-060-083
[continues on next page]
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PARCEL 2:
THAT PORTION OF PARCEL 11 OF PARCEL MAP NO. 37207, IN THE CITY OF LA
QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY A MAP
FILED IN BOOK 242, PAGES 72 THROUGH 87, INCLUSIVE OF PARCEL MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
PARCEL "C" OF LOT LINE ADJUSTMENT NO. 2020-0007, AS DISCLOSED BY
GRANT DEED RECORDED AUGUST 20, 2021 AS INSTRUMENT NO. 2021-0499856
OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, AS
DESCRIBED THEREIN.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APN 777-060-085
[continues on next page]
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PARCEL 3:
PARCEL 12 OF PARCEL MAP NO. 37207, AS SHOWN BY A MAP FILED IN BOOK
242, PAGES 72 THROUGH 87, INCLUSIVE OF PARCEL MAPS, IN THE CITY OF LA
QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN THE OFFICE OF
THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES, AND
MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN FIVE
HUNDRED (500) FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO
DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE PHASE
1A AND 1B PROPERTY LYING MORE THAN FIVE HUNDRED (500) FEET BELOW
THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE
EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON
SUBSTANCES OR MINERALS FROM SAID PHASE 1A AND 1B PROPERTY OR
OTHER LANDS, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE EITHER THE
SURFACE FROM SAID PHASE 1A AND 1B PROPERTY OR ANY PORTION
THEREOF WITHIN FIVE HUNDRED (500) FEET OF THE SURFACE FOR ANY
PURPOSE OR PURPOSES WHATSOEVER, OR TO USE THE PHASE 1A AND 1B
PROPERTY IN SUCH A MANNER AS TO CREATE A DISTURBANCE TO THE USE
OR ENJOYMENT OF THE PHASE 1A AND 1B PROPERTY, AS RESERVED BY THE
CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION AND CHARTER
CITY, IN THE GRANT DEED RECORDED NOVEMBER 28, 2018, AS INSTRUMENT
NO. 2018-0464674 AND RECORDED NOVEMBER 6, 2017, AS INSTRUMENT NO.
2017-0463950, BOTH OF OFFICIAL RECORDS.
APN 777-060-075 AND APN 777-060-078
[end of legal description for Phase 1B Property]
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EXHIBIT A-3
LEGAL DESCRIPTION OF PHASE 2 PROPERTY
All that certain property located in the City of La Quinta, County of Riverside, State of
California, described as follows:
[TO BE INSERTED]
NOTE: NOTWITHSTANDING THE ABOVE-REFERENCED LEGAL DESCRIPTION,
THE PHASE 2 PROPERTY DOES NOT INCLUDE SILVERROCK PARK AND
RETENTION BASIN, AS SET FORTH IN THE REINSTATED DEVELOPMENT
AGREEMENT, RECITAL D AND DEFINITIONS OF “PHASE 2 PROPERTY” / “CITY
OWNED OPTION PROPERTY”
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EXHIBIT A-4
LEGAL DESCRIPTION OF CITY-OWNED AHMANSON RANCH PROPERTY
All that certain property located in the City of La Quinta, County of Riverside, State of
California, described as follows:
[TO BE INSERTED]
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EXHIBIT A-5
LEGAL DESCRIPTION OF CITY-OWNED GOLF COURSE PROPERTY
All that certain property located in the City of La Quinta, County of Riverside, State of
California, described as follows:
[TO BE INSERTED]
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EXHIBIT B
SITE MAPS
[attached]
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GENERAL VICINITY MAP
(Phase 1A, Phase 1B, and Phase 2 Properties)
*General Location of Phases pictured above
[Site Maps Continue on Next Page]
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GENERAL SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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ANNOTATED SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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PHASE 1A DETAILED SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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SITE MAP BY PLANNING AREAS (PAs)
(2025 SilverRock Master Plan)
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SITE MAP OF PHASE 2 PROPERTY
(2025 SilverRock Master Plan)
Orange area is Phase 2 Property (i.e., City-Owned Option Property) appx. 193+/- acres
[Site Maps Continue on Next Page]
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SITE MAP OF EXISTING SILVERROCK PARK AND RETENTION BASIN
(Not Included in the Phase 2 Property)
SilverRock Park and Retention Basin, appx. 24+/- acres
[End of Exhibit B - Site Maps]
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EXHIBIT C
EXHIBIT C
PROJECT DESCRIPTION
(2025 SilverRock Master Plan)
The 2025 SilverRock Master Plan reconfigures the hotel, resort residential, commercial, golf
course and related ancillary support uses planned to complement the existing public golf course
and related public facilities on the SilverRock site in La Quinta.
The 2025 Master Plan includes a 154-room Luxury Resort Hotel with supporting facilities, 192
single-family and condominium resort residential units and a new clubhouse for the existing
public golf course in the first phase development areas.
The second phase will include the development of an 18-hole private golf course, 253
residential units and 40,000 square feet of commercial development. (The second phase is
contingent upon the completion of the Luxury Resort Hotel and Public Golf Clubhouse being
constructed and open for business to the general public, and upon the valid exercise of an
option to purchase the Phase 2 Property from the City pursuant to that certain “Option
Agreement” as defined in the Reinstated Development Agreement.)
The 2025 Master Plan is consistent with the SilverRock Specific Plan as approved by the City in
2006. As shown in the attached table, the amount of development planned is consistent with,
and less intensive, than analyzed in the City’s prior environmental review documents for the
SilverRock Resort Project, including the 2002 Mitigated Negative Declaration (MND) adopted at
the time the City acquired the property; the 2006 Addendum to the Adopted MND evaluating the
Specific Plan; the 2014 Addendum to the Adopted MND analyzing the Master Plan proposed at
that time; and the 2018 Master Plan in Amendment No. 3 to the Purchase, Sale and
Development Agreement (PSDA).
[End of Project Description]
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EXHIBIT D
SCOPE OF WORK / SCOPE OF DEVELOPMENT
This Reinstated Development Agreement governs the pre-development, development,
land uses, operations, maintenance and repair of the Phase 1 Property, and the “work”
includes any and all activities necessary and property to complete the Project on the
Phase 1 Property. Pursuant to Section 6.2.2 of this Reinstated Development
Agreement, the Phase 2 Property (i.e., City-Owned Option Property) shall be subject to
either an amendment to this Agreement or new development agreement to provide
(among other terms and conditions) more detail on the Scope of Work for the Phase 2
Property, which pursuant to this Agreement will correspond to the work to be completed
in Planning Area 8.
All work for the Project shall be conducted and completed in accordance with the
Project Approvals as defined in this Reinstated Development Agreement. The work is
to be completed in phases as provided in this Agreement and according to the Schedule
of Performance, with the phases of the work to be organized and completed in eight (8)
Planning Areas as depicted in the Site Maps by Planning Areas (PAs).
The work by Planning Area is generally described as follows:
Planning Area 1 - SilverRock Golf Course (existing)
Planning Area 1 consists of approximately 173 acres, which consists primarily of the
existing Arnold Palmer Classic Golf Course. The Planning Area also contains the
existing Ahmanson Ranch House, which sits on a 1.5-acre parcel, and the 3-acre golf
course maintenance facility site located at the southern boundary of the SilverRock
Resort Area adjacent to 54th Avenue. As currently contemplated by the project, the
Golf Course will receive upgrades performed by the Developer and will have the right,
but not the obligation, to conduct golf course improvements during City's ownership.
Planning Area 2 - Luxury Branded Residences Phase 1A
Planning Area 2 consists of approximately 14 acres and 29 residential lots and a private
street. It is anticipated that the residences will range from approximately 4,000sf -
5,500sf. A portion of the existing residential lots have partially-constructed
improvements on them that will likely be demolished. The residential lots will be
branded with the Luxury Hotel and be sold to private buyers. Developer may build a
few speculative homes as model homes, but as contemplated, each residential lot buyer
will build their own home with the oversight of Developer and/or Hotel Manager.
Additionally, each residential lot will be permitted as a Short-Term Vacation Rental, but
Developer, Hotel Owner, Hotel Manager will have final say over which lots can be
entered into the rental pool.
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Planning Area 3 & 5 - Luxury Hotel
Planning Area 3 consists of approximately 23 acres and currently has partially-
constructed improvements for the prior Luxury Hotel. Some of the existing
improvements may stay as part of the new Luxury Hotel and some may be demolished.
The new Luxury Hotel will include approximately 250,000sf of buildings, including a
lobby building with restaurant, bar, retail, and back of house uses, spa, fitness,
wellness, pools, cabanas, pool bar, guest rooms, and ancillary uses.
Planning Area 5 consists of approximately 9.1 acres and currently has partially-
constructed improvements for the prior Luxury Hotel including a Conference Center and
Shared Services building. Some of the existing improvements may stay as part of the
new Luxury Hotel and some may be demolished. The new Luxury Hotel will include
approximately 55,000sf of banquet and back-of-house buildings plus parking and
outdoor event areas and hotel amenities. In addition, it is currently conceived to extend
the existing Ahmanson Way to the northern portion of SilverRock Way between
Planning Areas 4 & 5.
Planning Area 4 - Public Golf Clubhouse
Planning Area 4 consists of approximately 3.3 acres and previously contemplated as
parking for the Luxury Hotel. The project currently conceives relocating the Public Golf
Clubhouse to Planning Area 4 so that it is more accessible to the public as they enter
the SilverRock Resort Area off of Avenue 52 and will be adjacent to the Public Park and
golf course. The Public Golf Clubhouse will be approximately 16,000sf and planned to
serve the Silver Rock Golf Course in Planning Area 1.
Planning Area 6 - Luxury Branded Condominiums
Planning Area 6 consists of approximately 18.4 acres and previously contemplated as
the Lifestyle Hotel and Public Golf Clubhouse. The project currently conceives
demolition of the partially-constructed Public Golf Clubhouse and to be replaced with
approximately 70 luxury branded condominium units, a private branded-residences
clubhouse, amenities, and private streets. The approximately 70 condominiums will
range from approximately 2,000 - 3,500sf each. The condominiums will be built in
phases across multiple buildings as opposed to one large building. Each condominium
building will have covered parking and up to three levels of condominium units. The
private branded residences clubhouse will be approximately 20,000sf and include a
fitness area, meeting space, F&B, and amenities areas. Other residential amenities
include a pool, tennis, pickleball, padel, and kids area.
Planning Area 7 - Luxury Branded Residences Phase 1B
Planning Area 7 consists of approximately 65.8 acres and 93 residential lots and private
streets. It is anticipated that the residences will range from approximately 4,000sf -
5,500sf. The residential lots will be branded with the Luxury Hotel and be sold to private
buyers. Developer may build a few speculative homes as model homes, but as
contemplated, each residential lot buyer will build their own home with the oversight of
Developer and/or Hotel Manager. Additionally, each residential lot will be permitted as
a Short-Term Vacation Rental, but Developer, Hotel Owner, Hotel Manager will have
final say over which lots can be entered into the rental pool.
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Planning Area 8 - Phase 2 - Golf, Residential, Commercial
Planning Area 8 consists of approximately 200 acres and as currently contemplated will
be developed with a private 18-hole golf course, 253 private residential lots, 40,000sf of
commercial, with new private streets. (Any work in Planning Area 8 for Phase 2 is
contingent upon the completion of the Luxury Resort Hotel and Public Golf Clubhouse
being constructed and open for business to the general public, and upon the valid
exercise of an option to purchase the Phase 2 Property from the City pursuant to that
certain “Option Agreement” as defined in the Reinstated Development Agreement.)
[End of Scope of Work]
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EXHIBIT E
PROJECT SCHEDULE / SCHEDULE OF PERFORMANCE
[Attached]
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Project Component Start Date Completion Date¹
1. Existing Improvements
With a goal to better understand the quality
and functionality of the existing
improvements, Developer will evaluate
onsite improvements to determine if
preservation is appropriate
Within 6 months of Reinstatement Date,
Developer to start engineering and testing
of existing improvements. If determined
to preserve an existing improvement and
work is required to be completed in order
to preserve an improvement, then
Developer to start the preservation work
within 6 months of determination.
12 months after preservation
work commences.
2. Luxury Hotel Project Component
Includes Lobby, Guest Room Buildings, Spa,
Wellness, Fitness, Banquet, BOH (“Back of
House”)
Within 24 months of Reinstatement
Date;²
Commencement of the Luxury Hotel
Project Component is a “Project
Milestone”
40 months after Start Date;
Completion of the Luxury Hotel
Project Component is a “Project
Milestone”
3. Public Golf Clubhouse Project Component
Includes public golf clubhouse building,
parking lot, pro shop, F&B
Within 24 months of Reinstatement
Date;²
Commencement of the Public Golf
Clubhouse Project Component is a
“Project Milestone”
36 months after Start Date;
Completion of the Public Golf
Clubhouse Project Component is
a “Project Milestone”
4. Condos (to be phased, below identifies the first condo phase)
Applicable to the first condo phase with a
minimum of six units. Subsequent condo
building phases will commence after pre-
sale targets are met and market conditions
allow for subsequent phases.
Within 24 months of Reinstatement Date² 30 months after Start Date
5. Resi Lots Phase 1A (29 lots)
Residential lots in Phase 1A to include
approximately 29 lots. To be sold as
finished lots to private buyers.
Within 24 months of Reinstatement Date² 18 months after Start Date
6. Phase 1B Residences
TO BE INSERTED
7. Phase 1 Property Completion of
Construction
TO BE INSERTED
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[End of Schedule of Performance]
¹ Definitions of “Completion Date”: For the Luxury Hotel and Public Golf Clubhouse Project Components, Completion Date shall be
defined as substantially open for use by hotel guests and public golf clubhouse guests. “Substantially open” shall mean: (a) City issuance
of a final Certificate of Occupancy, or temporary Certificate of Occupancy with only “punch list” items remaining to obtain a final
Certificate of Occupancy, and (b) regular operations are in place to market to and receive payments from guests, or if there is a “soft
opening,” regular operations are anticipated to commence for marketing and receiving payments within three (3) to six (6) months of the
purported “soft opening” date. For the Condos (Phase 1A Luxury Branded Condominiums Project Component), Completion Date shall be
defined as the City issuance of a Temporary Certificate of Occupancy for the first condo unit. Subsequent Condo phases will be
completed after pre-sale targets are met and market conditions allow for subsequent phases. For the Phase 1A Residential Lots (Phase
1A Luxury Branded Residences Project Component), Completion Date shall be defined as certified lots (legal lot, graded, utilities brought
to lot line) for the first condo phase, provided Developer and Permitted Hotel Operator have binding agreement in place for the completion
of construction of Luxury Hotel-affiliated single family residences for all Lots in Planning Area 2. For the Phase 1B Residential Lots (Phase
1B Luxury Residential Project Component), all subsequent phases will be completed after pre-sale targets are met and market conditions
allow for subsequent phases.
² “Reinstatement Date” for purposes of this Schedule of Performance only is defined as the later of (i) the Development Agreement
Reinstatement Date as defined in Section 1.3 of the Reinstated Development Agreement, and (ii) the running of the statute of limitations
and referendum petition deadlines to challenge the adoption of the Reinstated Development Agreement with no legal challenges or
petition having been filed or submitted, or if filed or submitted, successfully resolved to the satisfaction of Developer and City.
Note: If Developer provides evidence reasonably satisfactory to the City that then existing market conditions do not allow fo r the
development on economically feasible terms and orderly absorption of such product type to the point of completion as specified above,
then such period shall be extended for up to five 1-year periods, subject to the prior written approval of the City Manager with reasonable
discretion exercised for a determination that is consistent with completion of construction for all of Phase 1 Property by the outside
Completion Date (above). The extension(s) set forth in this NOTE shall not be applicable to or available for the Luxury Hotel and Public
Golf Clubhouse Project Components.
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EXHIBIT F
PRE-BANKRUPTCY SUBDIVISION MAPS AND PERMITS
The below-listed Project Site Development Permits (as defined in this Agreement) were
approved before the Bankruptcy Lawsuit was filed and shall be deemed to remain valid,
to the extent any Scope of Work by Developer for Developer’s Project may be facilitated
by the below-listed permits.
PARCEL AND TRACT MAPS
NUMBER RESOLUTION DESCRIPTION LOCATION APPLICANT
PM 33367 2007-113 Conditional Final
Parcel Map
Approval & Time
Ext
Generally
located south
of Avenue
52, east of
Coral Reef
Mountains,
west of
Jefferson
Street, north
of Avenue 54
City of La Quinta
Redevelopment
Agency
PM 37207 2017-012
Conditional Final
Parcel Map
Approval -
Recorded
05/03/2017
SWC of
Jefferson
Street and
Avenue 52
SilverRock
Development
Company, LLC
TTM2020-
0006
PC 2020-011
*Approved
9/14/2021
*Expiration
Extension to
3/14/2026 (AB
2729 (2024))
Approving
Tentative Tract
Map TTM2020-
0006 (TTM 37929)
Map for 10
residential lots on
18.37 acres (former
Lifestyle bungalow
residences)
Former
Planning
Area 10A-1
SilverRock
Development
Company, LLC
TR 37730
CC 2021-012
*Conditionally
Approved
4/20/2021
Approval of final
tract map and
subdivision
improvement
agreement for TR
37730; authorizing
a time extension for
completion
Planning
Area 2;
Luxury
Residences
SilverRock Phase
I, LLC
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TR 37730
CC 2021-021
*Approved
6/15/2021
Approval of final
tract map and
subdivision
improvement
agreement for TR
37730
Former (and
current)
Planning
Area 2;
Luxury
Residences
SilverRock Phase
I, LLC
LOT-LINE ADJUSTMENTS
LLA NUMBER RECORDING INFORMATION
LLA No.
2020-0005
Evidenced by Grant Deed, Recorded Sept. 2, 2021, Document No.
2021-0527060 of the Official Records in Riverside County, CA
LLA No.
2020-0007
Evidenced by Grant Deed, Recorded Aug. 20, 2021, Document No.
2021-0500015 of the Official Records in Riverside County, CA
LLA No.
2020-0010
Evidenced by Grant Deed, Recorded July 16, 2021, Document No.
2021-0428113 of the Official Records in Riverside County, CA
LLA No.
2023-0003
Evidenced by Grant Deed, Recorded May 4, 2023, Document No.
2023-0128115 of the Official Records in Riverside County, CA
LLA NUMBER DESCRIPTION PARCEL OR TRACT MAP
LLA 2016-0007 Parcels A, B & C PM 33367
LLA 2020-0005 Parcels A, B & C PM 37207
LLA 2020-0007 Parcel A PM 37207
LLA 2020-0007 Parcel D PM 37207
LLA 2020-0007 Parcels B & C PM 37207
LLA 2020-0010 Parcel A PM 37207
LLA 2020-0010 Parcel B PM 37207
LLA 2020-0010 Parcel C PM 37207
LLA 2020-0010 Parcel D PM 37207
LLA 2023-0003 Parcel 5 - A, B, C & D PM 37207
[continues on next page]
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SITE DEVELOPMENT PERMITS
PROJECT
NUMBER
RESOLUTION DESCRIPTION LOCATION APPLICANT
SDP 2016-
0005
PC 2016-016
*Approved
10/25/2016
SRR-Luxury Hotel,
Spa, Residences,
Conference Center
Former
Planning
Areas 2, 3, 4
SilverRock
Development
Company, LLC
SDP 2016-
0005
CC 2016-051
*Approved
12/20/2016
SRR-Luxury Hotel,
Spa, Residences,
Conference Center,
Bighorn Sheep
Fence
Former
Planning
Areas 2, 3, 4
SilverRock
Development
Company, LLC
SDP 2016-
0009
CC 2017-001
*Approved
1/3/2017
SRR-Luxury Hotel,
Golf Course, Golf
Villas
Former
Planning
Areas 5, 6,
10A-1
SilverRock
Development
Company, LLC
SDP 2017-
0013
CC 2017-056
*Approved
11/7/2017
SRR Temp. Golf
Clubhouse
Former
Planning Area
10A
SilverRock
Development
Company, LLC
SDP 2018-
0010
CC 2018-051
*Approved
10/16/2018
SRR-Luxury Hotel,
Spa, Residences,
Conference Center
(SDP 2016-0005
Time Ext. 1)
Former
Planning
Areas 2, 3, 4
SilverRock
Development
Company, LLC
SDP 2018-
0011 CC 2018-052
SRR-Talus Hotel,
Golf Course, Golf
Villas (SDP 2016-
0009 Time Ext. 1)
Former
Planning
Areas 5, 6,
10A-1
SilverRock
Development
Company, LLC
SIGN PERMITS
PERMIT NO. DESCRIPTION LOCATION APPLICANT
SA
2007-1113
SilverRock Resort Semi-
Permanent Sign (6)
*approved 3/28/2007
Various
locations along
Jefferson Street
and Avenue 52
LDD SilverRock,
LLC
[continues on next page]
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MODIFICATION BY APPLICANT PERMITS
PERMIT NO. DESCRIPTION LOCATION APPLICANT
MBA
2020-0005
Former Luxury Hotel & Shared
Services Complex
*approved 5/7/2020
within the
SilverRock
Specific Plan
SilverRock
Development
Company, LLC
MBA
2020-0006
Former Lifestyle Hotel &
Residences
*approved 5/12/2020
within the
SilverRock
Specific Plan
SilverRock
Development
Company, LLC
BUILDING PERMITS AND PLANS
TYPE SUBTYPE PERMIT NO. APPROVED ISSUED STATUS
Building
Commercial
(BC)
n/a BCOM2019-
0029 6/24/2019 6/25/2019
FINALED
BC (Web) Garage BCOM2019-
0028 6/19/2019 6/26/2019 ISSUED
BC (Web) Hotel/Motel
(H/M)
BCOM2019-
0056 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0034 7/21/2021 7/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0044 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0045 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0046 7/21/2021 3/16/2022 ISSUED
BC (Web) H/M BCOM2021-
0047 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0048 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0049 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0050 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0051 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0052 7/21/2021 APPROVED-
CONDITIONS
[Building Permits and Plans continued on next page]
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TYPE SUBTYPE PERMIT NO. APPROVED ISSUED STATUS
BC (Web) H/M BCOM2021-
0053 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0054 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0055 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0056 7/21/2021 APPROVED-
CONDITIONS
BC (Web) H/M BCOM2021-
0057 7/21/2021 6/3/2022 ISSUED
BC (Web) H/M BCOM2021-
0058 7/21/2021 6/3/2022 ISSUED
BC (Web) H/M BCOM2021-
0059 7/21/2021 5/31/2022 ISSUED
BC (Web) H/M BCOM2021-
0060 7/21/2021 5/31/2022 ISSUED
BC (Web) H/M BCOM2021-
0061 7/21/2021 3/16/2022 ISSUED
BC (Web) H/M BCOM2021-
0062 7/21/2021 3/16/2022 ISSUED
BC (Web) H/M BCOM2021-
0063 7/21/2021 3/16/2022 ISSUED
BC (Web) H/M BCOM2021-
0064 7/21/2021 3/16/2022 ISSUED
BC (Web) H/M BCOM2021-
0065 7/21/2021 3/16/2022 ISSUED
BC (Web) H/M BCOM2021-
0066 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0067 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0068 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0069 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0070 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0071 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0072 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0073 7/21/2021 10/22/2021 ISSUED
[Building Permits and Plans continued on next page]
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TYPE SUBTYPE PERMIT
NO.
APPROVED ISSUED STATUS
BC (Web) H/M BCOM2021-
0074 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0075 7/21/2021 10/22/2021 ISSUED
BC (Web) H/M BCOM2021-
0076 7/21/2021 10/22/2021 ISSUED
BC (Web) Other Non-
Residential
(Other N-R)
BCOM2019-
0070 10/4/2021 10/4/2021 ISSUED
BC (Web) Other N-R BCOM2019-
0072 EXPIRED
BC (Web) Other N-R BCOM2021-
0035 7/21/2021 7/22/2021 ISSUED
BC (Web) Other N-R BCOM2021-
0036 7/21/2021 7/22/2021 ISSUED
BC (Web) Other N-R BCOM2021-
0092 10/14/2021 10/14/2021 ISSUED
BC (Web) Other N-R BCOM2021-
0093 10/14/2021 10/14/2021 ISSUED
BC (Web) Other N-R BCOM2021-
0094 10/14/2021 10/14/2021 ISSUED
BC (Web) STORES/
CUSTOMER
SERVICE
BCOM2021-
0037 7/21/2021 7/22/2021 ISSUED
BUILDING
CONSTRUCTION
PLAN REVIEW
(BCPR) (WEB)
OTHER
CONSTRUCTION
BCPR2019-
0004 7/6/2020 10/25/2021 APPROVED-
CONDITIONS
BCPR (WEB) OTHER
CONSTRUCTION
BCPR2019-
0006 7/21/2021 10/25/2021 APPROVED-
CONDITIONS
BCPR (WEB) OTHER
CONSTRUCTION
BCPR2019-
0012 4/17/2020 EXPIRED
BCPR (WEB) TRACT
RESIDENTIAL
BCPR2019-
0003 6/24/2021 12/31/2022 EXPIRED
BCPR (WEB) TRACT
RESIDENTIAL
BCPR2019-
0011 EXPIRED
BCPR (WEB) TRACT
RESIDENTIAL
BCPR2019-
0013 EXPIRED
BCPR (WEB) TRACT
RESIDENTIAL
BCPR2022-
0012 REVISIONS
REQUESTED
[Building Permits and Plans continued on next page]
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TYPE SUBTYPE PERMIT
NO.
APPROVED ISSUED STATUS
BUILDING
PERMIT
APPLICATION -
COMMERCIAL
(WEB)
NEW BUILDING BCOM2022-
0029 n/a n/a
UNDER
REVIEW
(applied on
5/25/2022)
BUILDING
RESIDENTIAL
(BR) (WEB)
DWELLING -
SINGLE FAMILY
DETACHED
(D-SFD)
BRES2021-
0312 6/24/2021 6/24/2021 ISSUED
BR (Web) D-SFD BRES2021-
0313 6/24/2021 6/24/2021 ISSUED
BR (Web) D-SFD BRES2021-
0314 6/24/2021 6/24/2021 ISSUED
BR (Web) D-SFD BRES2021-
0529 EXPIRED
BR (Web) D-SFD BRES2021-
0530 11/22/2021 11/22/2021 ISSUED
BR (Web) D-SFD BRES2021-
0531 11/22/2021 11/22/2021 ISSUED
BR (Web) D-SFD BRES2021-
0532 11/22/2021 11/22/2021 ISSUED
BR (Web) D-SFD BRES2021-
0533 11/22/2021 11/22/2021 ISSUED
BR (Web) D-SFD BRES2021-
0534 11/22/2021 11/22/2021 ISSUED
ELECTRICAL BELC2019-
0066 6/10/2019 6/10/2019 EXPIRED
ELECTRICAL
(WEB) BELC2019-
0015 3/21/2019 3/21/2019 FINALED
ELECTRICAL
(WEB) BELC2021-
0101 EXPIRED
ELECTRICAL
(WEB) BELC2021-
0114 9/20/2021 9/20/2021 ISSUED
ELECTRICAL
(WEB) BELC2021-
0136 EXPIRED
ELECTRICAL
(WEB) BELC2021-
0139 EXPIRED
ELECTRICAL
(WEB) BELC2022-
0117
UNDER
REVIEW
(applied on
7/6/2022)
[Building Permits and Plans continued on next page]
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TYPE SUBTYPE PERMIT
NO.
APPROVED ISSUED STATUS
PLUMBING -
WATER HEATER
CHANGEOUT
(WEB)
BPLB2019-
0086 EXPIRED
PLUMBING
(WEB) BPLB2019-
0075 5/22/2019 5/23/2019 FINALED
PLUMBING
(WEB) BPLB2022-
0079 UNDER
REVIEW
PLUMBING
(WEB) BPLB2022-
0080 UNDER
REVIEW
POOL
CONSTRUCTION
(WEB)
PRIVATE BPOL2022-
0045 2/27/2022 3/3/2022 ISSUED
POOL
CONSTRUCTION
(WEB)
PRIVATE BPOL2022-
0046 2/27/2022 3/3/2022 ISSUED
POOL
CONSTRUCTION
(WEB)
PRIVATE BPOL2022-
0047 2/27/2022 3/3/2022 ISSUED
POOL
CONSTRUCTION
(WEB)
PUBLIC BPOL2020-
0120 10/8/2020 10/8/2021 ISSUED
POOL
CONSTRUCTION
(WEB)
PUBLIC BPOL2020-
0121 10/8/2020 EXPIRED
POOL
CONSTRUCTION
(WEB)
PUBLIC BPOL2020-
0123 10/8/2020 8/18/2021 ISSUED
POOL
CONSTRUCTION
(WEB)
PUBLIC BPOL2020-
0162 1/26/2021 12/22/2021 ISSUED
POOL
CONSTRUCTION
(WEB)
PUBLIC BPOL2020-
0221 EXPIRED
POOL
CONSTRUCTION
(WEB)
WATER
FEATURE
BPOL2020-
0122 10/8/2020 10/14/2021 ISSUED
SIGN PERMIT
(WEB) SA2021-
0036 11/18/2021 11/19/2021 FINALED
STRUCTURE
OTHER THAN
BUILDING (WEB)
BOTH2022-
0001 2/14/2022 2/16/2022 ISSUED
TEMPORARY
TRAILER BTTR2022-
0001 ON HOLD
[Building Permits and Plans continued on next page]
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TYPE SUBTYPE PERMIT
NO.
APPROVED ISSUED STATUS
WALL/FENCE
(WEB)
SPECIAL/ENGINEERED
DESIGN
BWFE2022-
0014 3/1/2022 3/2/2022 ISSUED
WALL/FENCE
(WEB)
SPECIAL/ENGINEERED
DESIGN
BWFE2022-
0020 3/10/2022 3/24/2022 ISSUED
WALL/FENCE
(WEB)
SPECIAL/ENGINEERED
DESIGN
BWFE2022-
0021 3/10/2022 3/24/2022 ISSUED
WALL/FENCE
(WEB)
SPECIAL/ENGINEERED
DESIGN
BWFE2022-
0096 3/10/2022 3/24/2022 ISSUED
WALL/FENCE
(WEB)
SPECIAL/ENGINEERED
DESIGN
BWFE2022-
0098 3/3/2022 3/24/2022 ISSUED
WALL/FENCE
(WEB)
SPECIAL/ENGINEERED
DESIGN
BWFE2022-
0132 5/13/2022 5/13/2022 ISSUED
[End of Building Permits and Plans]
ADDITIONAL SILVERROCK APPROVALS AND PLANS
Additional Prior Project Approvals are available at the following Weblink on the City’s
Website (collectively, the “Additional Prior Project Approvals”):
https://laqlaserweb.laquintaca.gov/WebLink/Browse.aspx?id=599873&dbid=1&repo=Cit
yofLaQuinta
The Additional Prior Project Approvals are categorized by type according to the
following folders:
To the extent any of the previously issued Additional Prior Project Approvals have not
expired or would have expired after August 5, 2024, the date when the Bankruptcy
Lawsuit was filed, those Additional Prior Project Approvals shall remain issued and not
expired.
Furthermore, for any previously issued Additional Prior Project Approvals that have
expired, Developer may apply for reinstatement and reissuance pursuant to any
applicable provisions in the La Quinta Municipal Code. Any and all such applications for
reinstatement and reissuance of an expired Additional Prior Project Approval shall
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expressly reference this Reinstated Development Agreement and expressly describe in
sufficient detail the portion of the Project for which reinstated and reissued approval would
be used.
*NOTE: Some of the Pre-Bankruptcy Subdivision Maps and Permits, listed above, are
also including in the folder of the Additional Prior Project Approvals.
[End of Exhibit F]
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EXHIBIT G
FORM OF CERTIFICATE OF COMPLETION
[Attached]
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Clerk
Space Above This Line for Recorder’s Use
(Exempt from Recording Fee per Gov’t Code §6103
and §27383)
CERTIFICATE OF COMPLETION
THIS CERTIFICATE OF COMPLETION (the “Certificate”) is made by the CITY OF
LA QUINTA, a California municipal corporation and charter city (the “City”), in favor of
____________________, a ________________ and affiliate of Turnbridge Equities (the
“Developer”), and dated as of _________________________,
RECITALS
A. City and Developer have entered into that certain Reinstated and Amended
Development Agreement (the “Reinstated Development Agreement”) dated
_____________, 2025, and recorded as Document No. ______________ in the Official
Records of Riverside County, California, concerning the development of certain real
property situated in the City of La Quinta, California, a portion of which is more fully
described in Exhibit “A” attached hereto and made a part hereof (the “Property”). [NOTE:
the “Property” shall be only the portion of the real property tied to the applicable
Project Component (as defined in the Reinstated Development Agreement) subject
to this Certificate.]
B. As referenced in Section 1.1 [Definitions] and Section 3.4 of the Reinstated
Development Agreement (among other sections), upon Developer’s request, City is
required to furnish Developer or its successor-in-interest with a Certificate of Completion
upon Developer’s completion of construction of the following Project Component as
defined in the Reinstated Development Agreement: ___________________________
(“Applicable Project Component”) [Insert applicable Project Component, as that term
is described in the Reinstated Development Agreement]
C. Also pursuant to the Reinstated Development Agreement, a Certificate of
Completion is required to be in such form as to permit it to be recorded in the Recorder’s
Office of Riverside County, California. Upon full execution, notarizing, and recording, this
Certificate is conclusive determination of satisfactory completion of the construction and
development required by the Reinstated Development Agreement for the Applicable
Project Component cited herein.
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D. The City has conclusively determined that such construction and development of
the Applicable Project Component on the Property cited herein has been satisfactorily
completed.
E. Except as otherwise defined in this Certificate, capitalized words shall have the
same meaning ascribed to them in the Reinstated Development Agreement.
NOW, THEREFORE, based on the Recitals above, which are a substantive party
of this Certificate, the City hereby certifies as follows:
1. The Applicable Project Component cited herein that is to be constructed by
Developer has been fully and satisfactorily completed in conformance with the Reinstated
Development Agreement. Any operating requirements and all use, maintenance or
nondiscrimination covenants contained in the Reinstated Development Agreement, and
other documents executed and recorded pursuant to the Reinstated Development
Agreement shall remain in effect and enforceable according to their terms and conditions.
2. This Certificate does not constitute evidence of compliance with or
satisfaction of any obligation of Developer to any holder of a mortgage or any insurer of
a mortgage security money loaned to finance the work of construction if improvements
and development of the Property, or any part hereof.
3. This Certificate does not denote completion of any work required to be
completed, other than on the Property for the Applicable Project Component.
4. This Certificate is not a notice of completion as referred to in Sections 8186
or 9204 of the California Civil Code.
5. Nothing contained in this instrument shall modify in any other way any other
provisions of the Reinstated Development Agreement.
[signatures on next page]
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IN WITNESS WHEREOF, the City has executed this Release as of the date set
forth above:
Date:____________________, 20___
“DEVELOPER”
_____________________ LLC, a _______
limited liability company and affiliate of
Turnbridge Equities
By: ______________________________
Its: ______________________________
By: ______________________________
Its: ______________________________
Date:____________________, 20___
“CITY”
CITY OF LA QUINTA, a California municipal
corporation and charter city
By: ___________________________
City Manager
ATTEST:
City Clerk
APPROVED AS TO FORM:
RUTAN & TUCKER, LLP
City Attorney
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EXHIBIT H
Developer Entities Organizational Chart
***
536
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EXHIBIT I
POST-BANKRUPTCY SALE PERMITTING PROCESSES
With the adoption of the Ordinance enacting this Reinstated Development Agreement,
the permitting processes listed below shall be and herby are modified. Upon a complete
application being filed by Developer (or Developer’s authorized representative pursuant
to the La Quinta Municipal Code in effect at the time of filing of said application) with the
City, with City retaining all authorization to review and determine an application’s
completeness in accordance with the La Quinta Municipal Code (and, if applicable, state
law), then the following permitting processes shall apply:
1. Notwithstanding the provisions in La Quinta Municipal Code, Sections 9.200.020
[and Table 9-23 therein], 9.210.010(D), and 9.210.020(D) to the contrary,
Developer may request as part of an application that the Director of the City’s
Design and Development Department (“Director”) will be the “decision making
authority” for any Site Development Permit (SDP) and/or Conditional Use Permit
(CUP) that may be necessary or proper for Developer’s work in connection with
the assessment and preservation of EXISTING IMPROVEMENTS as described in
the Schedule of Performance, Item #1 [Existing Improvements]. If the Director is
the “decision making authority” for a SDP and/or CUP pursuant to this
Paragraph 1, no public hearing shall be required and a decision may be issued
Administratively by the Director, subject to the inclusion of any and all provisions
in the La Quinta Municipal Code required for issuance of a decision on a SDP
and/or CUP (such as conditions of approval); provided, however, the Director shall
retain the discretion to notice and hold a public hearing, based on the scope of
anticipated work set forth in an application for a SPD and/or CUP, with said public
hearing to be held before the Director. It is the expressed intent of the City Council
with the modifications for permitting set forth in this Paragraph 1 to expedite review
and approval of SDPs and CUPs necessary or proper for Developer to evaluate
the partially constructed onsite improvement to determine if preservation is
appropriate, and to facilitate said preservation, and, where preservation may not
be feasible or is not pursuant to the Scope of Work, to facilitate removal or
relocation of partially constructed onsite improvements. Nothing in this
Paragraph 1 does or may be construed to lessen or modify any requirements
under state law for the issuance of any demolition permit, or similar permit that
may be required along with a SDP and/or CUP under the La Quinta Municipal
Code.
2. Notwithstanding the provisions in La Quinta Municipal Code Sections 9.200.110
[introductory paragraph], 9.210.010(F), and 9.210.020(G) to the contrary, the
“board of appeals” for any appeal taken of a decision issued by the Director
pursuant to Paragraph 1 (above) shall be the City Council. All other provisions
0relating to administrative appeals in Sections 9.200.110, 9.210.010, and
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9.210.020, including the appeal procedure and time limits for filing an appeal, shall
apply.
3. Solely for the purposes of changing the street names from the names adopted on
July 19, 2022, by Case No. SNC 2022-0002, City Council Reso. No. 2022-026 and
modifying Parcel Map 37207 [changing from "Ahmanson Lane" to "Painted Peak
Lane" and from "SilverRock Way" to "Talus Way"], Developer may request by
submitting an application to the City Manager that the Director initiate a street
name change for said streets. If so applied for by Developer, then, notwithstanding
any other parts of the La Quinta Municipal Code to the contrary (including
Chapter 14.08 and, specifically, Section 14.08.110), the Director may, for any
reason it deems in the public interest and necessity, recommend directly to the
City Council that those street names be changed. The recommendation may be
made without complying with the requirements of La Quinta Municipal Code
Sections 14.08.020 through 14.08.080, and the recommendation shall be in the
form of an Administrative Request directed to the City Council. Thereafter the City
Council shall take such action as it deems appropriate at a public hearing for the
purpose thereof. Notice of the public hearing for the City Council’s consideration
of the Director’s Administrative Request shall be provided by at least one (1)
publication in a newspaper of general circulation within the City at least ten (10)
days prior to the hearing date. The action taken by the City Council shall be
adopted by Resolution.
4. Notwithstanding La Quinta Municipal Code Section 9.250.020(C)(13)(a), the City
Manager, City Attorney, or City Clerk may authorize the recording of this
Reinstated Development Agreement to occur concurrently with the closing of the
escrow for the Developer’s acquisition from Debtors (SDC) of the Phase 1
Property. Furthermore, and notwithstanding La Quinta Municipal Code Section
9.250.020(C)(13)(a), the City Manager, City Attorney, or City Clerk may authorize
the recording of this Reinstated Development Agreement against the City-Owned
Ahmanson Ranch Property and City-Owned Golf Course Property to occur
concurrently with the closing of the escrow for the Developer’s acquisition from
Debtors (SDC) of the Phase 1 Property. Furthermore, and notwithstanding La
Quinta Municipal Code Section 9.250.020(C)(13)(a), the City Manager, City
Attorney, or City Clerk may authorize the recording of this Reinstated Development
Agreement to occur concurrently with the closing of the escrow for Developer’s
purchase from City of an option to potentially purchase the City-Owned Option
Property (Phase 2 Property) in accordance with the Option Agreement (as
referenced in Recital F of the Reinstated Development Agreement).
[End of Exhibit I]
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EXHIBIT J
REINSTATED AND AMENDED COVENANT AFFECTING REAL PROPERTY
(AHMANSON RANCH HOUSE)
[Attached]
539
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Clerk
Space Above This Line for Recorder’s Use
(Exempt from Recording Fee per Gov’t Code §6103
and §27383)
REINSTATED AND AMENDED
COVENANT AFFECTING REAL PROPERTY
(AHMANSON RANCH HOUSE)
BY AND BETWEEN
THE
CITY OF LA QUINTA
AND
TBE RE ACQUISITION CO II LLC
AN AFFILIATE OF
TURNBRIDGE EQUITIES
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TABLE OF CONTENTS
Page
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1. GENERAL PROVISIONS ............................................................................................. 8
1.1 Definitions ................................................................................................ 8
1.2 Effective Date .......................................................................................... 9
1.3 Amendment or Cancellation by Mutual Consent .................................... 10
1.4 Covenants Run With the Land; Expressed Condition of Ahmanson
Ranch House Use in Grant Deeds and Other Similar Instruments;
Rights of Reverter or Re-Entry ............................................................... 10
1.5 Recording and Priority of Covenant ....................................................... 11
1.6 Covenant Parcels Free of Mechanic’s Liens .......................................... 12
2. AUTHORIZED USES OF AHMANSON RANCH HOUSE ........................................... 12
2.1 Ahmanson Ranch Property .................................................................... 12
2.2 Ahmanson Ranch House Access/Operations Parcels ........................... 12
2.3 Dedications and Improvements ............................................................. 13
3. PRESERVATION OF HISTORICAL RESOURCE ...................................................... 13
3.1 Conveyance of Ahmanson Ranch House and Improvements ................ 13
3.2 Collection and Receipt of Charges; Allowance for Third-Party
Operator ................................................................................................. 13
3.3 City Council Approvals to Preserve Historic Resource and
Aesthetics .............................................................................................. 14
4. DEFAULT AND REMEDIES ....................................................................................... 14
4.1 City Rights ............................................................................................. 14
4.2 Notice and Cure of Default ..................................................................... 14
5. MISCELLANEOUS ..................................................................................................... 14
5.1 Notices, Demands and Communications Between the Parties .............. 14
5.2 Force Majeure ........................................................................................ 15
5.3 Binding Effect ......................................................................................... 16
5.4 Non-liability of City Officers and Employees .......................................... 16
5.5 Covenant Against Discrimination ........................................................... 16
5.6 Attorney’s Fees and Costs for Prevailing Party ...................................... 16
5.7 Severability ............................................................................................ 17
5.8 Time ....................................................................................................... 17
5.9 Recitals & Exhibits Incorporated ............................................................ 17
5.10 Authority to Execute; Representations and Warranties ......................... 17
5.11 City Approvals and Actions .................................................................... 17
5.12 Governing Law ....................................................................................... 18
5.13 Termination of Original Covenant .......................................................... 18
5.14 Counterpart Signature Pages ................................................................ 18
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REINSTATED AND AMENDED
COVENANT AFFECTING REAL PROPERTY
(AHMANSON RANCH HOUSE)
This REINSTATED AND AMENDED COVENANT AFFECTING REAL
PROPERTY (AHMANSON RANCH HOUSE) (the “Ahmanson Ranch Covenant”) is
entered into as of the ___ day of ____________, 2025 (the “Ahmanson Ranch
Covenant Effective Date”), by and between the CITY OF LA QUINTA, a California
municipal corporation and charter city (“City”), and TBE RE Acquisition Co II LLC, a
Delaware limited liability company and affiliate of Turnbridge Equities (“Developer”), with
reference to the following:
RECITALS:
A. As of the Ahmanson Ranch Covenant Effective Date, Developer has a legal
or equitable interest in fee title to that certain real property and improvements thereon
comprised of a flagship luxury hotel and related ancillary uses that include (but are not
limited to) a spa and fitness area, restaurants, conference and banquet facilities, pool and
recreational facilities, and “back-of-house” facility area that are part of the “Luxury Hotel
Project Component” as defined in the Reinstated Development Agreement (defined
below), and more particularly described in the legal description attached hereto as
Exhibit A and incorporated herein by this reference (the “Luxury Hotel Property”). The
Luxury Hotel Property is a portion of real property and improvements thereon referred to
as the “Phase 1A Property” as defined in the Reinstated Development Agreement
(defined below) to which Developer also has a legal or equitable interest in fee title as of
the Ahmanson Ranch Covenant Effective Date. [NOTE: ONLY THE PARCELS WITH
THE LUXURY HOTEL ARE THE LEGAL DESCRIPTIONS TO BE ATTACHED AS
EXHIBITS, AND NOT THE ENTIRETY OF THE PHASE 1A PROPERTY]
B. As of the Ahmanson Ranch Covenant Effective Date, City owns all of the
fee title to that certain real property and improvements thereon comprised of: (i) the
Arnold Palmer Classic Golf Course, commonly known as the SilverRock Golf Course,
more particularly described in Exhibit A-1 attached hereto and incorporated herein by this
reference (the “Golf Course”), and (ii) the Ahmanson Ranch House that used as an
events building and ancillary facility for the Golf Course, consisting of approximately 0.6+/-
acres and more particularly described in Exhibit A-2 attached hereto and incorporated
herein by this reference (the “City-Owned Ahmanson Ranch Property”). The City-
Owned Ahmanson Ranch Property includes easement rights over parcels for access to
the Ahmanson Ranch House (the “Ahmanson Ranch House Access/Operations
Property.”) The Luxury Hotel Property, Golf Course and City-Owned Ahmanson Ranch
Property are referred to herein as the “Ahmanson Ranch Covenant Properties.”
[NOTE: ONLY THE GOLF COURSE, NOT ALL OF THE “CITY-OWNED GOLF COURSE
PROPERTY” IS ATTACHED HERE BECAUSE AHMANSON RANCH DOES NOT
SERVE CLUBHOUSE OR COURSE MAINTENANCE PARCELS]
C. On _______________, 2025, the La Quinta City Council adopted
Ordinance No. ___, approving pursuant to applicable State and City laws that certain
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Reinstated and Amended Development Agreement, with reference date _____________,
2025, between City and Developer (the “Reinstated Development Agreement”).
Among other terms and conditions, the Reinstated Development Agreement vests
development and use rights to Developer, prescribes rights and obligations of Developer
for the resumption and completion of construction, and the continuous operation and use,
of specified “Project Components” that include, among others, a luxury hotel with related
ancillary amenities and luxury single-family detached and condominium residential
dwellings available for use as short-term vacation rentals, as more particularly set forth
therein. The Reinstated Development Agreement governs Developer’s development and
use rights and obligations for the Phase 1 Property. The Reinstated Development
Agreement was recorded in the Recorder’s Office of or about even date as this Ahmanson
Ranch Covenant, with said Reinstated Development Agreement to remain with priority
over this Ahmanson Ranch Covenant.
D. Prior to City and Developer entering into this Ahmanson Ranch Houses
Covenant (among other agreements and instruments), the following relevant history is
hereby recited:
1. Except for portions of land previously transferred to SilverRock
Development Company, LLC, a Delaware limited liability company (or one of its affiliated
companies, which are referred to herein collectively as “SDC” or “Debtor(s)”)2 as
explained below in the next Recital Subparagraph, City owns fee title to that certain real
property of approximately 525 acres located at the southwest intersection of Jefferson
Street and Avenue 52, in the City of La Quinta, California, generally referred to as the
“SilverRock Resort Area”, which is depicted in the Site Maps (defined below) and
subject to a Specific Plan adopted by the La Quinta City Council and enforceable as a
land use governing document pursuant to the Planning and Zoning Law, California
Government Code section 65000 et seq. (the “SilverRock Specific Plan”);
2. On or about November 19, 2014, City and SDC entered into that
certain Purchase, Sale, and Development Agreement (the “Original SDC PSDA”),
pursuant to which, among other terms and conditions, City agreed to sell to SDC and
SDC agreed to purchase from City specified parcels and planning areas (PAs) to
thereafter construct, complete, and operate thereon a commercial project containing a
luxury resort hotel and spa and associated branded luxury residential units, a lifestyle
hotel and associated lifestyle branded residential units, a conference and shared service
facility, a temporary and permanent clubhouse for the SilverRock Resort’s Arnold Palmer
2 Debtors were SilverRock Development Company, LLC and affiliated entities that, on August
5, 2024, filed for voluntary bankruptcy protection under chapter 11 of the U.S. Bankruptcy Code,
with case number(s) identified in the Title of this Agreement along with the last four digits of each
Debtor’s federal tax identification number, as applicable, are: SilverRock Development Company,
LLC (5730), RGC PA 789, LLC (5996), SilverRock Lifestyle Residences, LLC (0721),
SilverRock Lodging, LLC (4493), SilverRock Luxury Residences, LLC (6598) and SilverRock
Phase I, LLC (2247) (collectively, referred to herein as the “Bankruptcy Lawsuit” in the
“Bankruptcy Court”).
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Classic Golf Course, a mixed use village, a resort residential village, and associated
amenities, all as further described in the Original SDC PSDA and referred to as various
project components, as more particularly described therein. Concurrent with the Original
SDC PSDA, on or about November 19, 2014, City and SDC entered into Development
Agreement 2014-1001 (the “Original SDC Development Agreement”) pursuant to the
Development Agreement Law, which agreement, among other terms and conditions,
required SDC to develop the planning areas and project components in accordance with
the SDC PSDA, vested with SDC specified development obligations, memorialized the
potential for the future acquisition of additional City-owned property in the SilverRock
Resort Area as incorporated vis-à-vis the SDC PSDA, and subjected SDC to City’s rights
and oversight for those portions of the SilverRock Resort Area to be conveyed to SDC.
After entering into the Original SDC PSDA and Original SDC Development Agreement,
the following relevant events, very briefly summarized, occurred:
i. Pursuant to the Original SDC PSDA, City and SDC had the
authority to amend by mutual agreement of the parties. Between October 29, 2015, and
November 16, 2023, City and SDC entered into five amendments thereto, dated October
29, 2015 (“First Amendment”), April 18, 2017 (“Second Amendment”), November 28,
2018 (“Third Amendment”), October 12, 2021 (“Fourth Amendment”), and November
16, 2023 (“Fifth Amendment,” and the Original SDC PSDA as amended by all five
amendments is referred to herein as the “SDC PSDA”);
ii. Pursuant to the SDC PSDA and consistent with boundaries
established by applicable subdivision maps and lot line adjustments, City conveyed to
SDC the Property for the pre-development, development, operation, and use of a project
that was eventually re-named “Talus” and consisted of the following project components
(all as defined in the SDC PSDA): Luxury Hotel, Luxury Branded Residential
Development, Lifestyle Hotel, Lifestyle Branded Residential Development, Conference
and Shared Services Facility (including spa and other amenities), Permanent Golf
Clubhouse, Promenade Mixed-Use Village/Resort Residential Village (on Planning Areas
7,8,9), as well as a specified Golf Course Realignment and corresponding Master Site
Infrastructure Improvements (MSII). These project components on the Property, pursuant
to the SDC PSDA, were divided into Phase 1A project components on the Phase 1A
Property and the Phase 1B project components on the Phase 1B Property respectively,
as described in the SDC PSDA;
iii. Pursuant to the Third and Fourth Amendments to the SDC
PSDA, SDC commenced pre-development and development on the Property for the
Phase 1A project components, which as of the Reference Date of this Agreement, in
various degrees, were partially constructed after SDC failed to continue to make
payments to various contractors, subcontractors, and other interested parties in the
development of the Talus project. Multiple lawsuits, including lawsuits seeking payments
pursuant to mechanic’s lien or various loan or investment agreements, and a City lawsuit
against SDC for unlawful and unapproved conveyances in secured interests or
mechanic’s liens, were filed against SDC;
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iv. Pursuant to the requirements of the SDC PSDA, the City and
SDC entered into a “Covenant Affecting Real Property (Ahmanson Ranch House) By And
Between The City Of La Quinta and SilverRock Development Company, LLC” (Riverside
County Recorder No. 2017-0189769), which was recorded on May 11, 2017 (the
“Original Covenant”);
v. On August 5, 2024, SDC (Debtors) filed the Bankruptcy
Lawsuit, and, pursuant to Bankruptcy Court-approved Bid Procedures, Debtors retained
a Chief Restructuring Officer (Douglas Wilson Companies) and marketing professional
(JLL) for the purposes of, among other items, marketing the sale of the Debtors estate
(which and is primarily comprised of the Property) and soliciting proposals for the: (a)
acquisition of the Debtors estate, (b) use, re-use, and/or substitution of the partially
constructed improvements on the Property, (c) potential replacement project for a world-
class hotel and residential destination resort with related amenities on the Property that
complement the existing Arnold Palmer Classic Golf Course surrounding the Property
and real property owned by the City (defined below as the City-Owned Option Property),
and (d) possible acquisition in the future of the City-Owned Option Property (defined
below) in the SilverRock Resort Area (previously referred to as the Future Option Property
in the SDC PSDA and generally referred to in the Bankruptcy Lawsuit and marketing
materials as the “Phase 2 Property”) for possible future development that would also
complement a world-class hotel and residential destination resort;
3. Pursuant to Bankruptcy Court order [Bankruptcy Lawsuit Docket
No. ____], among other provisions: (i) Developer was authorized to purchase the
Property, (ii) the Original SDC Development Agreement was required to be reinstated and
amended and memorialized by the Reinstated Development Agreement, and (iii) An
escrow to facilitated the purchase and sale of the Debtors’ estate (which includes the
Property) was authorized, which, among other terms and conditions, included the transfer
of funds and recording of documents (such as the Reinstated Development Agreement).
E. Developer submitted a proposal in response to the marketing materials,
and, pursuant to the Bankruptcy Court-approved Bid Procedures, Debtors and City
approved Developer’s proposal, which, among other terms and conditions, included a
modified “Project” (as more particularly defined and memorialized in the Reinstated
Development Agreement) on the Phase 1 Property as well as possible acquisition in the
future of the City-Owned Option Property (also referred to therein as the Phase 2
Property) for possible future development that would also complement a world-class hotel
and residential destination resort, all as more particularly set forth in the Reinstated
Development Agreement.
F. The Reinstated Development Agreement and Specific Plan, among other
land use governing documents, permits, and entitlements, are centered around the
existing use and enjoyment, by residents, guests of the City, and members of the public,
of the Golf Course in the SilverRock Resort Area.
G. This Ahmanson Ranch Covenant is intended to and does bind City and any
and all successors in interest to the City-Owned Ahmanson Ranch Property (or any
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portion thereof), as more particularly set forth herein. Likewise, this Ahmanson Ranch
Covenant is intended to and does bind Developer and any and all successors in interest
to the Luxury Hotel Property (or portion thereof), as more particularly set forth herein.
H. Pursuant to and as more particularly set forth the Reinstated Development
Agreement, upon conveyance of the City-Owned Ahmanson Ranch Property from City to
Developer if Developer satisfies specified conditions in the Reinstated Development
Agreement, Developer is required, among other provisions relating to land use covenants,
to continuously operate and maintain, and have open and available for use and
enjoyment, the Golf Course and ancillary improvements and amenities, as more
particularly set forth in this Ahmanson Ranch Covenant.
I. This Covenant is being recorded to ensure that the Ahmanson Ranch
House facilities and amenities are available for use by guests of the Luxury Hotel Property
and incorporate certain complementary improvements and uses as agreed upon by City
and Developer, and to further ensure that if such improvements and uses are not
completed, that the Ahmanson Ranch House facilities and amenities are available for La
Quinta residents and members of the public visiting the Golf Course.
J. City is the owner by dedication of those certain public streets located in the
City and known as Avenue 52 and Jefferson Street. The portions of said public streets
that are adjacent to the SilverRock Resort Area, as depicted on the Parcel Map, in
addition to any and all other real property owned by the City for public use (collectively,
the “City-Benefitted Property”), is benefited by this Covenant, and serves as the
“benefited estate” for purposes of this Covenant, and the terms and conditions, as more
particularly set forth herein. Furthermore, the Ahmanson Ranch Covenant Properties are
burdened by this Ahmanson Ranch Covenant, serve as the “burdened estate” for
purposes of this Ahmanson Ranch Covenant, and are subject to its terms and conditions,
as more particularly set forth herein.
AGREEMENT:
NOW, THEREFORE, in consideration of the foregoing Recitals, which are
incorporated herein by this reference, the mutual covenants and agreements contained
herein, and other good and valuable consideration, the receipt and legal sufficiency of
which is hereby acknowledged, the Parties do hereby agree as follows:
12. GENERAL PROVISIONS
12.1 Definitions. In addition to the terms that may be defined elsewhere in this
Covenant, the following terms when used in this Ahmanson Ranch Covenant shall be
defined as follows:
12.1.1 “Ahmanson Ranch Covenant” means this Reinstated and
Amended Golf Course Covenant Affecting Real Property (Ahmanson Ranch House).
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12.1.2 ““Ahmanson Ranch Covenant Properties ” shall have the
meaning in Recital B of this Ahmanson Ranch Covenant.
12.1.3 “Ahmanson Ranch House” means the SilverRock Resort’s
Ahmanson Ranch House and uses and all operations related thereto, in its current
location, as of the Ahmanson Ranch Covenant Effective Date, subject to the
improvements under the Project and any other reconfiguring, modification, repair,
replacement and/or uses approved by the City from time to time.
12.1.4 “Ahmanson Ranch House Access/Operations Property ” shall
have the meaning in Recital B of this Ahmanson Ranch Covenant.
12.1.5 “City” means the City of La Quinta, a charter city and municipal
corporation, including each and every agency, department, board, commission, authority,
employee, and/or official acting under the authority of the City, including without limitation
the City Council and the Planning Commission.
12.1.6 “City-Benefitted Property” shall have the meaning in Recital J of
this Ahmanson Ranch Covenant.
12.1.7 “City Council” means the City Council of the City and the
legislative body of the City pursuant to California Government Code Section 65867.
12.1.8 “City Manager” means the individual duly appointed to the position
of City Manager of City, or his or her authorized designee.
12.1.9 “City-Owned Ahmanson Ranch House Property ” shall have the
meaning in Recital B of this Ahmanson Ranch Covenant.
12.1.10 “Covenant” means this Ahmanson Ranch Covenant.
12.1.11 “Developer” means the Developer identified in the Preamble of this
Ahmanson Ranch Covenant.
12.1.12 “Effective Date” shall the “Ahmanson Ranch Covenant Effective
Date.”
12.1.13 “Golf Course” means the SilverRock Resort’s Arnold Palmer
Classic Course and all operations related thereto, in its current location, as of the Golf
Course Effective Date of this Covenant, subject to reconfiguring and realignment pursuant
to any reconfiguring approved by the City from time to time, and the real property
improved with the Golf Course as described in Recital B of this Ahmanson Ranch
Covenant.
12.1.14 “Luxury Hotel Property” shall have the meaning in Recital A of
this Ahmanson Ranch Covenant.
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12.1.15 “Parties” means collectively Developer and City, and their
respective successors and assigns. Each may be referred to in the singular as a “Party”.
12.1.16 “Recorder’s Office” means the Riverside County, California,
Office of Official Records.
12.1.17 “SilverRock Resort Area” has the same meaning in the
Reinstated Development Agreement and Recital C(1), which refers to the approximately
525 acres of real property located at the southwest intersection of Jefferson Street and
Avenue 52 in the City of La Quinta, California 92253, depicted in the Site Maps.
12.1.18 “Site Map(s)” means the maps of the SilverRock Resort Area,
which is attached hereto as Exhibit C and incorporated herein by this reference.]
12.1.19 “Specific Plan” means the SilverRock Resort Specific Plan,
approved by the City Council of City on July 18, 2006, as may be amended from time to
time.
12.2 Effective Date.
This Ahmanson Ranch Covenant shall be effective and of full force and effect upon
complete execution by the Parties, which shall be inserted in the preamble, and shall be
perfected as binding against any and all owners of the Ahmanson Ranch Covenant
Properties upon recording in the Recorder’s Office.
12.3 Amendment or Cancellation by Mutual Consent.
Except as expressly allowed herein, this Ahmanson Ranch Covenant shall not be
amended or canceled in whole or in part without the prior written consent of the City, and,
except when the City Manager may amend this Ahmanson Ranch Covenant as expressly
allowed herein, any cancellation or amendment of this Ahmanson Ranch Covenant shall
require the approval of the City Council by not less than a majority vote of the total
membership.
12.4 Covenants Run With the Land; Expressed Condition of Ahmanson Ranch
House Use in Grant Deeds and Other Similar Instruments; Rights of Reverter or Re-Entry.
In any grant deed or other instrument conveying any right, title, or interest in any
or all of the Ahmanson Ranch Covenant Properties (or portion thereof) from the grantor
(including the City) to the grantee (including Developer), words shall be included in such
grant deed or other instrument signifying that such right, title, or interest, and any such
estate created by such conveyance, shall be subject to the terms and conditions of this
Ahmanson Ranch Covenant. Furthermore, such grant deed or other instrument shall
expressly condition that the City, and its heirs and assigns, shall have a right of reverter
and/or right to re-enter any or all City-Owned Ahmanson Ranch House Property upon an
uncured Developer default under this Ahmanson Ranch Covenant.
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This Ahmanson Ranch Covenant is intended to be and shall be construed as a
restrictive covenant that limits, restricts, and burdens the use of the City-Owned
Ahmanson Ranch House Property. The City, as owner in fee of the Ahmanson Ranch
House Property, hereby declares that this Ahmanson Ranch Covenant, and the
covenants, conditions, and restrictions of use on the City-Owned Ahmanson Ranch
House Property as set forth herein, is intended to and shall run with the land in perpetuity,
and each and every successor of the City that has any ownership interest or right of
ownership interest in the City-Owned Ahmanson Ranch House Property (or portions
thereof), including Developer, shall be subject to this Ahmanson Ranch Covenant, which
is intended to be and shall be construed as placing a reasonable burden on the use of
the City-Owned Ahmanson Ranch House Property, which, among other provisions, were
developed for use and enjoyment as the Ahmanson Ranch House as more particularly
described in this Ahmanson Ranch Covenant. To the maximum extent permitted by law,
this Ahmanson Ranch Covenant shall be construed as an expressed, valid, and
enforceable deed restriction, restrictive covenant, or other similarly described
encumbrance that runs with the Ahmanson Ranch Covenant Properties. This Covenant
shall be binding upon any person or entity that acquires any right, title, or interest in or to
any portion or all of the Ahmanson Ranch Covenant Properties.
Furthermore, this Ahmanson Ranch Covenant is designed to create equitable
servitudes and covenants running with the land, in accordance with the provisions of Civil
Code Section 1468. The covenants, conditions, restrictions, reservations, equitable
servitudes, liens, and charges set forth herein shall run with the Ahmanson Ranch
Covenant Properties, as the “burdened property,” and shall be binding upon all persons
or entities having any right, title or interest in the Ahmanson Ranch Covenant Properties
(or portion thereof) and their heirs, successive owners and assigns, and shall be binding
upon the Developer, and its successors and assigns. Furthermore, the covenants,
conditions, restrictions, reservations, equitable servitudes, liens, and charges set forth
herein shall run with the City-Benefitted Property, as the “benefitted property,” and shall
inure to the benefit of the City and its successors and assigns, and may be enforced by
the City and its successors and assigns. The Developer hereby declares its
understanding and intent that the burden of the covenants set forth herein touch and
concern the land and that the Developer’s interest in the Ahmanson Ranch Covenant
Properties is rendered less valuable thereby. The Developer hereby further declares its
understanding and intent that the benefit of such covenants touch and concern the land
by enhancing and increasing the enjoyment and use of the Ahmanson Ranch Covenant
Properties and by furthering public purposes for the City.
In amplification and not in restriction of the provisions hereinabove, it is intended
and agreed that the City is deemed a beneficiary of the covenants provided herein both
for and in its own right and also for the purposes of protecting the interests of the
community. All covenants without regard to technical classification or designation shall
be binding for the benefit of the City and such covenants shall run in favor of the City,
without regard to whether the City is or remains the owner of the City-Benefitted Property
or of any land or interest therein to which such covenants relate. However, all such
covenants and restrictions shall be deemed to run in favor of all real property owned by
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the City, which real property shall be deemed the benefited property of such covenants.
The City shall have the right, in the event of any breach of this Ahmanson Ranch
Covenant, to exercise all rights and remedies, and to maintain any action at law or in
equity or other proper proceeding to enforce the curing of such breach of this Ahmanson
Ranch Covenant.
12.5 Recording and Priority of Covenant.
Upon complete execution and notarizing of this Ahmanson Ranch Covenant,
Developer shall record or cause to be recorded in the Recorder’s Office this Ahmanson
Ranch Covenant. The Covenant shall be recorded against each and every one of the
Ahmanson Ranch Covenant Properties and the City-Benefitted Property. This Ahmanson
Ranch Covenant shall be recorded as provided for in the Reinstated Development
Agreement, and this Ahmanson Ranch Covenant shall have priority over and shall not be
made subordinate to any mortgage, deed of trust, or other encumbrance recorded against
the Ahmanson Ranch Covenant Properties.
12.6 Covenant Parcels Free of Mechanic’s Liens.
The owner of the Ahmanson Ranch Covenant Properties (or any portion thereof)
shall pay when due all claims for labor performed and materials furnished in connection
with the Ahmanson Ranch Covenant Properties during such owner(s)’s period of
ownership. No mechanics’, materialmen’s or other professional services liens (as
contrasted with consensual monetary liens such as construction and/or permanent
financing approved by the City and subject to this Covenant) shall be permitted against
the Ahmanson Ranch Covenant Properties (or any portion thereof) for any work done or
materials furnished in connection with the performance of any contractor or construction
work to be completed on the Ahmanson Ranch Covenant Properties; provided, however,
that the owner of the Ahmanson Ranch Covenant Properties (or portion thereof) may
contest the validity of any such lien, but upon a final determination of the validity thereof,
the owner of the Ahmanson Ranch Covenant Properties (or portion thereof) subject to
such a lien shall cause the lien to be satisfied and released of record. The owner of the
Ahmanson Ranch Covenant Properties (or portion thereof) shall, within thirty (30) days
after receipt of written notice of any encumbrance by any such lien or claim of lien arising
during such owner’s period of ownership, (i) cause any such outstanding lien or claim of
lien to be released of record or transferred to bond in accordance with applicable law, or
(ii) give such assurance as would enable a title insurance company to insure over such
lien or claim of lien.
13. AUTHORIZED USES OF AHMANSON RANCH HOUSE
13.1 Ahmanson Ranch Property.
Subject to the rehabilitation and related terms and conditions in the Reinstated
Development Agreement for the Ahmanson Ranch House, and any other rehabilitation,
repair, replacement, modifications, and/or uses upon which City and Developer mutually
agree, the City-Owned Ahmanson Ranch House Property and all improvements thereon
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shall remain open and available as a public restaurant and banquet facility while owned
by the City, and upon ownership transferring to Developer, the Ahmanson Ranch House
Property shall be used as a restaurant or other hospitality-related uses that are consistent
with the SilverRock Resort Area, the Specific Plan, and other permits, licenses, approvals
and entitlements of the Ahmanson Ranch House and uses that are beneficial to the
Luxury Hotel Property.
13.2 Ahmanson Ranch House Access/Operations Parcels.
Subject to temporary closures or restricted use of access for periodic special
events or permitted uses at the Ahmanson Ranch House, the Ahmanson Ranch House
Access/Operations Property shall be available for use by the general public, residents,
and guests of the Golf Course and Ahmanson Ranch House in the same manner as they
were used and available for use as of the Ahmanson Ranch Covenant Effective Date, for
so long as owned by the City, according to the following:
(A) The Ahmanson Ranch House shall have access
(vehicular and pedestrian ingress and egress) from the City-Benefitted Property at
all times on, over, and through some or all of Ahmanson Ranch House
Access/Operations Property; provided, however, such access may be modified
pursuant to a subdivision map or other City action, pursuant to any applicable law,
that maintains access to the Ahmanson Ranch House from the City-Benefitted
Property.
(B) The Ahmanson Ranch House Access/Operations
Property shall allow access to the Ahmanson Ranch House for the City residents,
City officials and employees, and any and all other persons and members of the
general public.
13.3 Dedications and Improvements.
Nothing in this Ahmanson Ranch Covenant shall release or relieve Developer from
making any offers of dedications to the City or other applicable public agency, or complete
those public improvements in connection with the development of the SilverRock Resort
Area, as may be required by any conditions of approval, parcel map, or any other
requirement imposed by the City.
14. PRESERVATION OF HISTORICAL RESOURCE
14.1 Conveyance of Ahmanson Ranch House and Improvements.
The City may convey the City-Owned Ahmanson Ranch House Property pursuant
to the Reinstated Development Agreement, in which case, City shall no longer be owner
in fee. City shall have and retain all regulatory authority over the Ahmanson Ranch House
in accordance with applicable laws.
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14.2 Collection and Receipt of Charges; Allowance for Third-Party Operator.
The owner of the Ahmanson Ranch House shall have the obligation to collect and
right to keep moneys charged for any and all services at the Ahmanson Ranch House
during City ownership, consistent with this Ahmanson Ranch Covenant; provided,
however, if City owns the Ahmanson Ranch House but contracts with Developer or a third
party operator of the Ahmanson Ranch House for the administration of the Ahmanson
Ranch House, Developer and/or the third party operator shall have the obligation to
collect and right to keep moneys charged.
14.3 City Council Approvals to Preserve Historic Resource and Aesthetics.
Unless another use is approved by City in accordance with applicable laws, the
Ahmanson Ranch House shall be preserved as a historic resource of the City, and the
general architectural style for both the exterior and interior should be attempted to be
preserved.
Any and all alterations, structural improvements, fixtures, furnishings, equipment,
repair, replacement, or any other modification to the Ahmanson Ranch House shall be
applied for by the current owner (or authorized agent) and reviewed by the City Council
in its regulatory and design review capacity, and pursuant to applicable federal, state, or
local law.
15. DEFAULT AND REMEDIES.
15.1 City Rights.
In the event of failure by Developer or any successor in interest that has any
ownership interest in the Ahmanson Ranch Covenant Properties (or any portion thereof)
to perform any material term or provision of this Ahmanson Ranch Covenant, the City
shall have those rights and remedies provided in this Ahmanson Ranch Covenant and
shall have any and all rights and remedies available at law or in equity, including but not
limited to immediate and permanent injunctive relief.
15.2 Notice and Cure of Default.
Upon the receipt of the notice of default by the City, the defaulting party shall
promptly commence to cure, correct, or remedy the identified default at the earliest
reasonable time after receipt of the notice of default and shall complete the cure,
correction or remedy of such default not later than thirty (30) days after receipt of the
notice of default, or, for such defaults that cannot reasonably be cured, corrected or
remedied within thirty (30) days, such Party shall commence to cure, correct, or remedy
such default within such thirty (30) day period, and shall continuously and diligently
prosecute such cure, correction or remedy to completion, provided that such cure,
correction or remedy is completed within ninety (90) days following expiration of the initial
thirty (30) day cure period.
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16. MISCELLANEOUS
16.1 Notices, Demands and Communications Between the Parties.
Any approval, disapproval, demand, document or other notice (“Notice”) which
either Party may desire to give to the other Party under this Ahmanson Ranch Covenant
must be in writing and shall be sufficiently given if (i) delivered by hand, (ii) delivered by
reputable same-day or overnight messenger service that provides a receipt showing date
and time of delivery, or (iii) dispatched by registered or certified mail, postage prepaid,
return receipt requested, to the principal offices of City and Developer at the addresses
specified below, or at any other address as that Party may later designate by Notice.
To City: City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Attn: City Manager
With a copy to: Rutan & Tucker, LLP
18575 Jamboree Road, 9th Floor
Irvine, CA 92612
Attn: William H. Ihrke
To Developer: TBE RE Acquisition Co II LLC
c/o Turnbridge Equities
4 Bryant Park, Suite 200
New York, New York 10018
Attention: General Counsel and Michael
Gazzano
Email: jw@turnbridgeeq.com and
mg@turnbridgeeq.com
with a copy to:
DLA Piper
1251 Avenue of the Americas
New York, New York 10020
Attention: Todd Eisner
Email: todd.eisner@us.dlapiper.com
with a copy to:
Procopio
200 Spectrum Center Drive, Suite 1650,
Irvine, CA 92618
Attn: James Vaughn
Email: james.vaughn@procopio.com
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Any written notice, demand or communication shall be deemed received immediately if
personally delivered or delivered by delivery service, and shall be deemed received on
the third day from the date it is postmarked if delivered by registered or certified mail.
16.2 Force Majeure.
Notwithstanding any other provision set forth in this Ahmanson Ranch Covenant
to the contrary, in no event shall a Party be deemed to be in Default of its obligations set
forth herein where delays or failures to perform are due to a Force Majeure, as defined in
the Reinstated Development Agreement. Notwithstanding anything to the contrary in this
Ahmanson Ranch Covenant, an extension of time for any such cause shall only be for
the period of the enforced delay and shall commence to run from the time of the
commencement of the cause, if notice by the Party claiming such extension is sent to the
other Party within thirty (30) days of the commencement of the cure. Times of
performance under this Ahmanson Ranch Covenant may also be extended in writing by
the mutual agreement of City and Developer.
16.3 Binding Effect.
This Ahmanson Ranch Covenant, and all of the terms and conditions hereof, shall
be binding upon and inure to the benefit of the City, any subsequent owner of all or any
portion of the Ahmanson Ranch Covenant Properties, and their respective assigns, heirs
or successors in interest, whether or not any reference to this Ahmanson Ranch Covenant
is contained in the instrument by which such person acquired an interest in the Ahmanson
Ranch Covenant Properties.
16.4 Non-liability of City Officers and Employees.
No official, officer, employee, agent or representative of City, acting in his/her
official capacity, shall be personally liable for any loss, costs, damage, claim, liability, or
judgment, arising out of or connection to this Ahmanson Ranch Covenant, or for any act
or omission on the part of City.
16.5 Covenant Against Discrimination.
Developer covenants by and for itself and any successors in interest that there
shall be no discrimination against or segregation of any person, or group of persons on
any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as
those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1)
of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the
sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the Property, or
any part thereof, nor shall Developer, or any person claiming under or through him or her,
establish or permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
subtenants, sublessees or vendees of the Property, or any part thereof. The foregoing
covenants shall run with the land.
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16.6 Attorney’s Fees and Costs for Prevailing Party.
If either Party to this Ahmanson Ranch Covenant is required to initiate or defend,
or is made a party to, any action or proceeding in any way connected with this Ahmanson
Ranch Covenant, the Party prevailing in the final judgment in such action or proceeding,
in addition to any other relief which may be granted, shall be entitled to reasonable
attorney’s fees. Attorney’s fees shall include reasonable costs for investigating such
action, conducting discovery, retaining expert witnesses, and all other necessary costs
the court allows which are incurred in such litigation.
16.7 Severability.
If any term or condition of this Ahmanson Ranch Covenant is held by a court of
competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of
this Ahmanson Ranch Covenant shall continue in full force and effect, to the extent that
the invalidity or unenforceability does not impair the application of this Ahmanson Ranch
Covenant to condition the use of the Ahmanson Ranch House most similar to those uses
as of the Ahmanson Ranch Covenant Effective Date.
16.8 Time.
Time is of the essence in the performance of this Ahmanson Ranch Covenant and
of each and every term and condition hereof as to which time is an element.
16.9 Recitals & Exhibits Incorporated.
The Recitals to this Ahmanson Ranch Covenant and all of the exhibits and
attachments to this Ahmanson Ranch Covenant are, by this reference, incorporated into
this Ahmanson Ranch Covenant and made a part hereof.
16.10 Authority to Execute; Representations and Warranties.
Developer warrants and represents that (i) it is duly organized and existing, (ii) it is
duly authorized to execute and deliver this Ahmanson Ranch Covenant, (iii) by so
executing this Ahmanson Ranch Covenant, Developer is formally bound to the provisions
of this Ahmanson Ranch Covenant, (iv) Developer’s entering into and performance of its
obligations set forth in this Ahmanson Ranch Covenant do not violate any provision of
any other agreement to which Developer is bound, and (v) there is no existing or
threatened litigation or legal proceeding of which Developer is aware which could prevent
Developer from entering into or performing its obligations set forth in this Ahmanson
Ranch Covenant.
16.11 City Approvals and Actions.
Whenever a reference is made in this Ahmanson Ranch Covenant to an action or
approval to be undertaken by the City, the City Manager or his or her authorized designee
is authorized to act on behalf of the City unless this Ahmanson Ranch Covenant
specifically provides otherwise, including but not limited to provisions in this Ahmanson
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Ranch Covenant when the City Council must review and take action, or the law requires
otherwise. The City Manager shall have the authority to implement this Ahmanson Ranch
Covenant, including the authority to negotiate and sign on behalf of the City implementing
agreements and other documents, so long as the substantive provisions of this
Ahmanson Ranch Covenant are maintained. Nothing in this Section limits or precludes
the City Manager from presenting to the Planning Commission and/or City Council, as
applicable, for review and consideration any matters to which the City Manager otherwise
may act on behalf of City pursuant to this Section.
16.12 Governing Law.
The internal laws of the State of California shall govern the interpretation and
enforcement of this Covenant without regard to conflicts of law principles. Any action at
law or in equity brought by for the purpose of enforcing, construing, or interpreting the
validity of this Covenant or any provision hereof shall be brought in the Superior Court of
the State of California in and for the County of Riverside, or such other appropriate court
in said county.
16.13 Termination of Original Covenant.
On and after the Ahmanson Ranch Covenant Effective Date, and pursuant to order
from the Bankruptcy Court, the Original Covenant (as defined above) shall be deemed
reinstated and amended as provided for in this Ahmanson Ranch Covenant.
Furthermore, City covenants and agrees that the Original Covenant is no longer of any
force and effect, and on and after the Ahmanson Ranch Covenant Effective Date, it is
expressly understood and agreed by the Parties that this Ahmanson Ranch Covenant
(along with all other agreements, including the Reinstated Development Agreement,
between City and Developer resulting from the purchase and sale of the Phase 1A
Property vis-à-vis the Bankruptcy Lawsuit) governs the Ahmanson Ranch Covenant
Properties.
16.14 Counterpart Signature Pages.
For convenience the Parties may execute and acknowledge this Covenant in
counterparts and when the separate signature pages are attached hereto, shall constitute
one and the same complete Covenant.
[end – signature page follows]
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IN WITNESS WHEREOF, Developer and City have executed this Ahmanson
Ranch Covenant as of the Ahmanson Ranch Covenant Effective Date.
Date:____________________, 2025
“DEVELOPER”
TBE RE Acquisition Co II LLC, a
Delaware limited liability company and affiliate of
Turnbridge Equities
By: ___________________________
Its:_________________________
By: ______________________________
Its: ______________________________
Date:____________________, 2025
“CITY”
CITY OF LA QUINTA, a California municipal
corporation and charter city
By: ___________________________
Jon McMillen, City Manager
ATTEST:
Monika Radeva, City Clerk
APPROVED AS TO FORM
RUTAN & TUCKER, LLP
William H. Ihrke, City Attorney
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A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
State of California )
County of Riverside )
On _________________________, before me, ,
(insert name and title of the officer)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
State of California )
County of Riverside )
On _________________________, before me, ,
(insert name and title of the officer)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT A
LEGAL DESCRIPTION AND DEPICTION OF LUXURY HOTEL PROPERTY
(DEVELOPER OWNED)
[to be inserted]
[possible include depiction on plotted parcel map]
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EXHIBIT B-1
LEGAL DESCRIPTION OF GOLF COURSE
[to be inserted]
[possible include depiction on plotted parcel map]
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EXHIBIT B-2
LEGAL DESCRIPTION OF CITY-OWNED AHMANSON RANCH PROPERTY
[to be inserted]
[possible include depiction on plotted parcel map]
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EXHIBIT C
SITE MAPS
(Attached)
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GENERAL SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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ANNOTATED SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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PHASE 1A DETAILED SITE MAP
(2025 SilverRock Master Plan)
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SITE MAP BY PLANNING AREAS (PAs)
(2025 SilverRock Master Plan)
[End of Site Maps]
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EXHIBIT K
REINSTATED AND AMENDED COVENANT AFFECTING REAL PROPERTY
(GOLF COURSE USE)
[Attached]
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Clerk
Space Above This Line for Recorder’s
Use
(Exempt from Recording Fee per Gov’t
Code §6103 and §27383)
REINSTATED AND AMENDED
COVENANT AFFECTING REAL PROPERTY
(GOLF COURSE USE)
BY AND BETWEEN
THE
CITY OF LA QUINTA
AND
TBE RE ACQUISITION CO II LLC
AN AFFILIATE OF
TURNBRIDGE EQUITIES
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TABLE OF CONTENTS
Page
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1. GENERAL PROVISIONS ......................................................................................................... 6
1.1 Definitions ............................................................................................................ 6
1.2 Effective Date ...................................................................................................... 8
1.3 Amendment or Cancellation by Mutual Consent ........................................... 8
1.4 Covenants Run With the Land; Expressed Condition of Golf Course
Use in Grant Deeds and Other Similar Instruments; Rights of
Reverter or Re-Entry .......................................................................................... 9
1.5 Recording of Covenant .................................................................................... 10
1.6 Covenant Parcels Free of Mechanic’s Liens ............................................... 10
2. USE GOLF COURSE AND ANCILLARY ACCESS AND MAINTENANCE .................... 11
2.1 Golf Course Property ....................................................................................... 11
2.2 Golf Course Access/Operations Property .................................................... 12
2.3 Luxury Hotel Property ...................................................................................... 12
2.4 Dedications and Improvements ..................................................................... 12
3. RESIDENT ACCESS AND USE OF THE GOLF COURSE .............................................. 13
3.1 Resident Access Cards for Qualifying Persons .......................................... 13
3.2 Terms and Conditions of Use; Revocable License ..................................... 13
3.3 Obligation to Honor Valid Resident Access Cards ..................................... 14
3.4 Minimum Privileges Granted to Valid Resident Access Card
Holders ............................................................................................................... 14
3.5 Collection and Receipt of Resident Rate Charges ..................................... 16
3.6 Additional Privileges Permissible to Resident Access Card Holders ....... 17
4. DEFAULT AND REMEDIES ................................................................................................... 17
4.1 City Rights ......................................................................................................... 17
4.2 Notice and Cure of Default ............................................................................. 17
5. MISCELLANEOUS................................................................................................................... 17
5.1 Notices, Demands and Communications Between the Parties ................ 17
5.2 Force Majeure ................................................................................................... 18
5.3 Binding Effect .................................................................................................... 19
5.4 Third Party Beneficiaries ................................................................................. 19
5.5 Non-liability of City Officers and Employees ................................................ 19
5.6 Covenant Against Discrimination ................................................................... 19
5.7 Attorney’s Fees and Costs for Prevailing Party ........................................... 19
5.8 Severability ........................................................................................................ 20
5.9 Time .................................................................................................................... 20
5.10 Recitals & Exhibits Incorporated .................................................................... 20
5.11 Authority to Execute; Representations and Warranties ............................. 20
5.12 City Approvals and Actions ............................................................................. 20
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5.13 Future Golf Covenant ...................................................................................... 21
5.14 Governing Law .................................................................................................. 21
5.16 Counterpart Signature Pages ......................................................................... 22
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REINSTATED AND AMENDED
COVENANT AFFECTING REAL PROPERTY
(GOLF COURSE USE)
This REINSTATED AND AMENDED COVENANT AFFECTING REAL
PROPERTY (GOLF COURSE USE) (the “Golf Course Covenant” or “Covenant”) is
entered into as of the ___ day of ____________, 2025 (the “Golf Course Covenant
Effective Date”), by and between the CITY OF LA QUINTA, a California municipal
corporation and charter city (“City”), and TBE RE Acquisition Co II LLC, a Delaware
limited liability company and affiliate of Turnbridge Equities (“Developer”), with reference
to the following:
RECITALS:
A. As of the Golf Course Covenant Effective Date, Developer has a legal or equitable
interest in fee title to that certain real property and improvements thereon
comprised of (i) a flagship luxury hotel and related ancillary uses that include (but
are not limited to) a spa and fitness area, restaurants, conference and banquet
facilities, pool and recreational facilities, and “back-of-house” facility area that are
part of the “Luxury Hotel Project Component” as defined in the Reinstated
Development Agreement (defined below), and more particularly described in the
legal description attached hereto as Exhibit A-1 and incorporated herein by this
reference (the “Luxury Hotel Property”), and (ii) a golf clubhouse and pro shop
for the Golf Course (defined below) to be open and available for use and services
to the general public as well as guests and visitors to the luxury hotel and part of
the “Public Golf Clubhouse Project Component” as defined in the Reinstated
Development Agreement (defined below), and more particularly described in the
legal description attached hereto as Exhibit A-2 and incorporated herein by this
reference (the “Public Golf Clubhouse Property”). The Luxury Hotel Property
and Public Golf Clubhouse Property are portions of real property and
improvements thereon referred to as the “Phase 1 Property” as defined in the
Reinstated Development Agreement (defined below) to which Developer also has
a legal or equitable interest in fee title as of the Golf Course Covenant Effective
Date. [NOTE: ONLY THE PARCELS WITH THE LUXURY HOTEL AND PUBLIC
GOLF CLUBHOUSE ARE THE LEGAL DESCRIPTIONS TO BE ATTACHED AS
EXHIBITS, AND NOT THE ENTIRETY OF THE PHASE 1A PROPERTY]
B. As of the Golf Course Covenant Effective Date, City owns all of the real property
improved with the Golf Course and ancillary improvements and amenities,
comprised of approximately 170+/- acres and more particularly described in
Exhibit B attached hereto and incorporated herein by this reference (the “City-
Owned Golf Course Property”). The City-Owned Golf Course Property consist
of (i) the Arnold Palmer Classic Golf Course, commonly known as the SilverRock
Golf Course (the “Golf Course”), (ii) access, operations, and maintenance parcels
of real property appurtenant to the Golf Course (the “Golf Course
Access/Operations Property”), and (iii) location for a driving range to be part of
the Golf Course (the “Golf Course Driving Range Property”). The Luxury Hotel
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Property, Public Golf Clubhouse, and City-Owned Golf Course Property are
referred to herein as the “Golf Course Covenant Properties.” [NOTE: LEGAL
DESCRIPTION FOR THE DRIVING RANGE MAY NEED TO BE ADJUSTED TO
BE ONLY A PORTION OF EXISTING PARCEL(S) TO MATCH DEPICTION OF
DRIVING RANGE LOCATION IN SITE PLAN]
C. On _______________, 2025, the La Quinta City Council adopted Ordinance
No. ___, approving pursuant to applicable State and City laws that certain
Reinstated and Amended Development Agreement, with reference date
_____________, 2025, between City and Developer (the “Reinstated
Development Agreement”). Among other terms and conditions, the Reinstated
Development Agreement vests development and use rights to Developer,
prescribes rights and obligations of Developer for the resumption and completion
of construction, and the continuous operation and use, of specified “Project
Components” that include, among others, a luxury hotel with related ancillary
amenities and luxury single-family detached and condominium residential
dwellings available for use as short-term vacation rentals, as more particularly set
forth therein. The Reinstated Development Agreement governs Developer’s
development and use rights and obligations for the Phase 1 Property. The
Reinstated Development Agreement was recorded in the Recorder’s Office of or
about even date as this Golf Course Covenant, with said Reinstated Development
Agreement to remain with priority over this Golf Course Covenant.
D. Prior to City and Developer entering into this Golf Course Covenant (among other
agreements and instruments), the following relevant history is hereby recited:
1. Except for portions of land previously transferred to SilverRock
Development Company, LLC, a Delaware limited liability company (or one
of its affiliated companies, which are referred to herein collectively as “SDC”
or “Debtor(s)”)3 as explained below in the next Recital Subparagraph, City
owns fee title to that certain real property of approximately 525 acres
located at the southwest intersection of Jefferson Street and Avenue 52, in
the City of La Quinta, California, generally referred to as the “SilverRock
Resort Area”, which is depicted in the Site Maps (as defined herein), and
subject to a Specific Plan adopted by the La Quinta City Council and
enforceable as a land use governing document pursuant to the Planning
3 Debtors were SilverRock Development Company, LLC and affiliated entities that, on
August 5, 2024, filed for voluntary bankruptcy protection under chapter 11 of the U.S.
Bankruptcy Code, with case number(s) identified in the Title of this Agreement along with
the last four digits of each Debtor’s federal tax identification number, as applicable, are:
SilverRock Development Company, LLC (5730), RGC PA 789, LLC (5996), SilverRock
Lifestyle Residences, LLC (0721), SilverRock Lodging, LLC (4493), SilverRock Luxury
Residences, LLC (6598) and SilverRock Phase I, LLC (2247) (collectively, referred to
herein as the “Bankruptcy Lawsuit” in the “Bankruptcy Court”).
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and Zoning Law, California Government Code section 65000 et seq. (the
“SilverRock Specific Plan”);
2. On or about November 19, 2014, City and SDC entered into that certain
Purchase, Sale, and Development Agreement (the “Original SDC PSDA”),
pursuant to which, among other terms and conditions, City agreed to sell to
SDC and SDC agreed to purchase from City specified parcels and planning
areas (PAs) to thereafter construct, complete, and operate thereon a
commercial project containing a luxury resort hotel and spa and associated
branded luxury residential units, a lifestyle hotel and associated lifestyle
branded residential units, a conference and shared service facility, a
temporary and permanent clubhouse for the SilverRock Resort’s Arnold
Palmer Classic Golf Course, a mixed use village, a resort residential village,
and associated amenities, all as further described in the Original SDC
PSDA and referred to as various project components, as more particularly
described therein. Concurrent with the Original SDC PSDA, on or about
November 19, 2014, City and SDC entered into Development Agreement
2014-1001 (the “Original SDC Development Agreement”) pursuant to the
Development Agreement Law, which agreement, among other terms and
conditions, required SDC to develop the planning areas and project
components in accordance with the SDC PSDA, vested with SDC specified
development obligations, memorialized the potential for the future
acquisition of additional City-owned property in the SilverRock Resort Area
as incorporated vis-à-vis the SDC PSDA, and subjected SDC to City’s rights
and oversight for those portions of the SilverRock Resort Area to be
conveyed to SDC. After entering into the Original SDC PSDA and Original
SDC Development Agreement, the following relevant events, very briefly
summarized, occurred:
i. Pursuant to the Original SDC PSDA, City and SDC had the
authority to amend by mutual agreement of the parties.
Between October 29, 2015, and November 16, 2023, City and
SDC entered into five amendments thereto, dated October 29,
2015 (“First Amendment”), April 18, 2017 (“Second
Amendment”), November 28, 2018 (“Third Amendment”),
October 12, 2021 (“Fourth Amendment”), and November 16,
2023 (“Fifth Amendment,” and the Original SDC PSDA as
amended by all five amendments is referred to herein as the
“SDC PSDA”);
ii. Pursuant to the SDC PSDA and consistent with boundaries
established by applicable subdivision maps and lot line
adjustments, City conveyed to SDC the Property for the pre-
development, development, operation, and use of a project
that was eventually re-named “Talus” and consisted of the
following project components (all as defined in the SDC
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PSDA): Luxury Hotel, Luxury Branded Residential
Development, Lifestyle Hotel, Lifestyle Branded Residential
Development, Conference and Shared Services Facility
(including spa and other amenities), Permanent Golf
Clubhouse, Promenade Mixed-Use Village/Resort
Residential Village (on Planning Areas 7,8,9), as well as a
specified Golf Course Realignment and corresponding Master
Site Infrastructure Improvements (MSII). These project
components on the Property, pursuant to the SDC PSDA,
were divided into Phase 1A project components on the Phase
1A Property and the Phase 1B project components on the
Phase 1B Property respectively, as described in the SDC
PSDA;
iii. Pursuant to the Third and Fourth Amendments to the SDC
PSDA, SDC commenced pre-development and development
on the Property for the Phase 1A project components, which
as of the Reference Date of this Agreement, in various
degrees, were partially constructed after SDC failed to
continue to make payments to various contractors,
subcontractors, and other interested parties in the
development of the Talus project. Multiple lawsuits, including
lawsuits seeking payments pursuant to mechanic’s lien or
various loan or investment agreements, and a City lawsuit
against SDC for unlawful and unapproved conveyances in
secured interests or mechanic’s liens, were filed against SDC;
iv. Pursuant to the requirements of the SD PSDA, the City and
SDC entered into a “Covenant Affecting Real Property (Golf
Course Use) By And Between The City Of La Quinta and
SilverRock Development Company, LLC” (Riverside County
Recorder No. 2017-0189004), which was recorded on May
11, 2007 (the “Original Covenant”);
v. On August 5, 2024, SDC (Debtors) filed the Bankruptcy
Lawsuit, and, pursuant to Bankruptcy Court-approved Bid
Procedures, Debtors retained a Chief Restructuring Officer
(Douglas Wilson Companies) and marketing professional
(JLL) for the purposes of, among other items, marketing the
sale of the Debtors estate (which and is primarily comprised
of the Property) and soliciting proposals for the: (a) acquisition
of the Debtors estate, (b) use, re-use, and/or substitution of
the partially constructed improvements on the Property, (c)
potential replacement project for a world-class hotel and
residential destination resort with related amenities on the
Property that complement the existing Arnold Palmer Classic
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Golf Course surrounding the Property and real property
owned by the City (defined below as the City-Owned Option
Property), and (d) possible acquisition in the future of the City-
Owned Option Property (defined below) in the SilverRock
Resort Area (previously referred to as the Future Option
Property in the SDC PSDA and generally referred to in the
Bankruptcy Lawsuit and marketing materials as the “Phase 2
Property”) for possible future development that would also
complement a world-class hotel and residential destination
resort;
3. Pursuant to Bankruptcy Court order, Bankruptcy Lawsuit Docket No.
[___], among other provisions: (i) Developer was authorized to purchase
the Property, (ii) the Original SDC Development Agreement was required to
be reinstated and amended and memorialized by the Reinstated
Development Agreement, and (iii) An escrow to facilitated the purchase and
sale of the Debtors’ estate (which includes the Property) was authorized,
which, among other terms and conditions, included the transfer of funds and
recording of documents (such as the Reinstated Development Agreement).
E. Developer submitted a proposal in response to the marketing materials, and,
pursuant to the Bankruptcy Court-approved Bid Procedures, Debtors and City
approved Developer’s proposal, which, among other terms and conditions,
included a modified “Project” (as more particularly defined and memorialized in
the Reinstated Development Agreement) on the Phase 1 Property as well as
possible acquisition in the future of the City-Owned Option Property (also referred
to therein as the Phase 2 Property) for possible future development that would also
complement a world-class hotel and residential destination resort, all as more
particularly set forth in the Reinstated Development Agreement.
F. The Reinstated Development Agreement and Specific Plan, among other land use
governing documents, permits, and entitlements, are centered around the existing
use and enjoyment, by residents, guests of the City, and members of the public,
of the Golf Course in the SilverRock Resort Area.
G. This Golf Course Covenant is intended to and does bind City and any and all
successors in interest to the City-Owned Golf Course Property (or any portion
thereof), as more particularly set forth herein. Likewise, this Golf Course Covenant
is intended to and does bind Developer and any and all successors in interest to
the Luxury Hotel Property (or portion thereof) and the Public Golf Clubhouse
Property (or portion thereof), as more particularly set forth herein.
H. Pursuant to and as more particularly set forth the Reinstated Development
Agreement, upon conveyance of the City-Owned Golf Course Property from City
to Developer if Developer satisfies specified conditions in the Reinstated
Development Agreement, Developer is required, among other provisions relating
to land use covenants, to continuously operate and maintain, and have open and
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available for use and enjoyment, the Golf Course and ancillary improvements and
amenities, as more particularly set forth in this Golf Course Covenant.
I. This Covenant is being recorded to, among other things, ensure that the City-
Owned Golf Course Property is maintained and used solely as a first-class golf
course that is open to the public, and that residents of the City retain the same
quality and level of access to the Golf Course that they have as of the Golf Course
Covenant Effective Date which, generally, is one-third (1/3) of all tee times from
the time the Golf Course opens until 1:00- p.m., which is approximately 15,000
rounds of golf, all as more specifically set forth in this Covenant.
J. City is the owner by dedication of those certain public streets located in the City
and known as Avenue 52 and Jefferson Street. The portions of said public streets
that are adjacent to the SilverRock Resort Area, as depicted on the Parcel Map, in
addition to any and all other real property owned by the City for public use
(collectively, the “City-Benefitted Property”), is benefited by this Covenant, and
serves as the “benefited estate” for purposes of this Covenant, and the terms and
conditions, as more particularly set forth herein. Furthermore, the Golf Course
Covenant Properties are burdened by this Golf Course Covenant, serve as the
“burdened estate” for purposes of this Golf Course Covenant, and are subject to
its terms and conditions, as more particularly set forth herein.
AGREEMENT:
NOW, THEREFORE, in consideration of the foregoing Recitals, which are
incorporated herein by this reference, the mutual covenants and agreements contained
herein, and other good and valuable consideration, the receipt and legal sufficiency of
which is hereby acknowledged, the Parties do hereby agree as follows:
17. GENERAL PROVISIONS
17.1 Definitions. In addition to the terms that may be defined elsewhere in this
Covenant, the following terms when used in this Covenant shall be defined as follows:
17.1.1 “City” means the City of La Quinta, a charter city and municipal
corporation, including each and every agency, department, board, commission, authority,
employee, and/or official acting under the authority of the City, including without limitation
the City Council and the Planning Commission.
17.1.2 “City-Benefitted Property” shall have the meaning in Recital J of
this Golf Course Covenant.
17.1.3 “City Council” means the City Council of the City and the
legislative body of the City pursuant to California Government Code Section 65867.
17.1.4 “City Manager” means the individual duly appointed to the position
of City Manager of City, or his or her authorized designee.
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17.1.5 “City-Owned Golf Course Property” shall have the meaning in
Recital B of this Golf Course Covenant.
17.1.6 “Covenant” and “Golf Course Covenant” means this Reinstated
and Amended Golf Course Covenant Affecting Real Property (Golf Course Use).
17.1.7 “Daily Resident Rate Cap” shall have the meaning set forth in
Section 3.4.2(B) of this Covenant.
17.1.8 “Developer” means the Developer identified in the Preamble of this
Golf Course Covenant.
17.1.9 “Effective Date” shall the “Golf Course Covenant Effective Date.”
17.1.10 “Golf Course” means the SilverRock Resort’s Arnold Palmer
Classic Course and all operations related thereto, in its current location, as of the Golf
Course Effective Date of this Covenant, subject to reconfiguring and realignment pursuant
to any reconfiguring approved by the City from time to time.
17.1.11 “Golf Course Access/Operations Property” shall have the
meaning in Recital B of this Golf Course Covenant.
17.1.12 “Golf Course Covenant” means this Reinstated and Amended
Golf Course Covenant Affecting Real Property (Golf Course Use).
17.1.13 “Golf Course Covenant Properties” shall have the meaning in
Recital B of this Golf Course Covenant.
17.1.14 “Golf Course Driving Range Property ” shall have the meaning in
Recital B of this Golf Course Covenant.
17.1.15 “Luxury Hotel Property” shall have the meaning in Recital A of
this Golf Course Covenant.
17.1.16 “Parties” means collectively Developer and City, and their
respective successors and assigns. Each may be referred to in the singular as a “Party”.
17.1.17 “Project Component” shall have the same meaning as defined in
the Reinstated Development Agreement.
17.1.18 “Public Golf Clubhouse Property” shall have the meaning in
Recital A of this Golf Course Covenant
17.1.19 “Recorder’s Office” means the Riverside County, California,
Office of Official Records.
17.1.20 “Reinstated Development Agreement” shall have the meaning in
Recital C of this Golf Course Covenant.
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17.1.21 “Resident Access Card(s)” means cards issued by the City to
qualifying persons, based on establishing a residence in the City among other criteria as
the City may establish from time to time, that grant such cardholders preferred rates of
play and scheduling of tee times at the Golf Course.
17.1.22 “Resident Base Rate” means the rate charged to a holder of a
valid Resident Access Card for each round of golf played at the Golf Course as either
(i) the rate set by the City Council for so long as the City owns the Golf Course Parcels,
or (ii) the rate set by the City Council as of the date of the conveyance of any right, title
or interest in the Golf Course Parcels to Developer or any other third party that is not the
City or City-affiliated agency, as may be modified as set forth this Golf Course Covenant.
17.1.23 “Resident Rate” means the rate charged to each holder of a valid
Resident Access Card for each round of golf played at the Golf Course, as further
governed under Section 3.4.2 of this Golf Course Covenant.
17.1.24 “Resident Rate Annual Percentage Increase” shall have the
meaning set forth in Section 3.4.2(C) of this Golf Course Covenant.
17.1.25 “Resident Rate Ten-Year Adjustment” shall have the meaning
set forth in Section 3.4.2(D) of this Golf Course Covenant
17.1.26 “SilverRock Resort Area” has the same meaning in the
Reinstated Development Agreement and Recital C(1), which refers to the approximately
525 acres of real property located at the southwest intersection of Jefferson Street and
Avenue 52 in the City of La Quinta, California 92253, depicted in the Site Maps.
17.1.27 “Site Map(s)” means the maps of the SilverRock Resort Area,
which is attached hereto as Exhibit C and incorporated herein by this reference.
17.1.28 “Specific Plan” means the SilverRock Resort Specific Plan,
approved by the City Council of City on July 18, 2006, as may be amended from time to
time.
17.1.29 “Tee Time Block Schedule Example“ shall have the meaning in
Section 3.4.1 of this Golf Course Covenant, and as depicted in Exhibit D attached hereto
and incorporated herein by reference.
17.2 Effective Date.
This Golf Course Covenant shall be effective and of full force and effect upon
complete execution by the Parties, which shall be inserted in the preamble, and shall be
perfected as binding against any and all owners of the Golf Course Covenant Properties
upon recording in the Recorder’s Office.
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17.3 Amendment or Cancellation by Mutual Consent.
Except as expressly allowed herein, this Golf Course Covenant shall not be
amended or canceled in whole or in part without the prior written consent of the City, and,
except when the City Manager may amend this Covenant as expressly allowed herein,
any cancellation or amendment of this Golf Course Covenant shall require the approval
of the City Council by not less than a majority vote of the total membership.
17.4 Covenants Run With the Land; Expressed Condition of Golf Course Use in
Grant Deeds and Other Similar Instruments; Rights of Reverter or Re-Entry.
In any grant deed or other instrument conveying any right, title, or interest in any
or all of the Golf Course Covenant Properties (or portion thereof) from the grantor
(including the City) to the grantee (including Developer), words shall be included in such
grant deed or other instrument signifying that such right, title, or interest, and any such
estate created by such conveyance, shall be subject to the terms and conditions of this
Golf Course Covenant. Furthermore, such grant deed or other instrument shall expressly
condition that the City, and its heirs and assigns, shall have a right of reverter and/or right
to re-enter any or all of the City-Owned Golf Course Property upon its ceasing to be used
for a golf course pursuant to the terms and conditions of this Golf Course Covenant.
This Golf Course Covenant is intended to be and shall be construed as a restrictive
covenant that limits, restricts, and burdens the use of the Golf Course Covenant
Properties. The City, as owner in fee of the City-Owned Golf Course Property, and as
owner of all Golf Course Covenant Properties when the prior Covenant Affecting Real
Property (Golf Course Use) was originally recorded prior to it being reinstated by the
Bankruptcy Court vis-à-vis this Golf Course Covenant, hereby declares that this Golf
Course Covenant, and the covenants, conditions, and restrictions of use on the Golf
Course Covenant Properties as set forth herein, is intended to and shall run with the land
in perpetuity, and each and every successor of the City and Developer that has any
ownership interest or right of ownership interest in the Golf Course Covenant Properties
(or portions thereof), including Developer, shall be subject to this Golf Course Covenant,
which is intended to be and shall be construed as placing a reasonable burden on the
use of the Golf Course Covenant Properties, which, among other provisions, recognize
that the City-Owned Golf Course Property was developed for use and enjoyment as the
Golf Course for the benefit of the Luxury Hotel Property and the residents of the City of
La Quinta. To the maximum extent permitted by law, this Covenant shall be construed
as an expressed, valid, and enforceable deed restriction, restrictive covenant, or other
similarly described encumbrance that runs with the Golf Course Covenant Properties.
This Covenant shall be binding upon any person or entity that acquires any right, title, or
interest in or to any portion or all of the Golf Course Covenant Properties.
Furthermore, this Golf Course Covenant is designed to create equitable servitudes
and covenants running with the land, in accordance with the provisions of Civil Code
Section 1468. The covenants, conditions, restrictions, reservations, equitable servitudes,
liens, and charges set forth herein shall run with the Golf Course Covenant Properties, as
the “burdened property,” and shall be binding upon all persons or entities having any right,
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title or interest in the Golf Course Covenant Properties (or portion thereof) and their heirs,
successive owners and assigns, and shall be binding upon the Developer, and its
successors and assigns. Furthermore, the covenants, conditions, restrictions,
reservations, equitable servitudes, liens, and charges set forth herein shall run with the
City-Benefitted Property, as the “benefitted property,” and shall inure to the benefit of the
City and its successors and assigns, and may be enforced by the City and its successors
and assigns. The Developer hereby declares its understanding and intent that the burden
of the covenants set forth herein touch and concern the land and that the Developer’s
interest in the Golf Course Covenant Properties is rendered less valuable thereby. The
Developer hereby further declares its understanding and intent that the benefit of such
covenants touch and concern the land by enhancing and increasing the enjoyment and
use of the Golf Course Covenant Properties and by furthering public purposes for the
City.
In amplification and not in restriction of the provisions hereinabove, it is intended
and agreed that the City is deemed a beneficiary of the covenants provided herein both
for and in its own right and also for the purposes of protecting the interests of the
community. All covenants without regard to technical classification or designation shall
be binding for the benefit of the City and such covenants shall run in favor of the City,
without regard to whether the City is or remains the owner of the City-Benefitted Property
or of any land or interest therein to which such covenants relate. However, all such
covenants and restrictions shall be deemed to run in favor of all real property owned by
the City, which real property shall be deemed the benefited property of such covenants.
The City shall have the right, in the event of any breach of this Covenant, to exercise all
rights and remedies, and to maintain any action at law or in equity or other proper
proceeding to enforce the curing of such breach of this Covenant.
17.5 Recording of Covenant.
Upon complete execution and notarizing of this Golf Course Covenant, Developer
shall record or cause to be recorded in the Recorder’s Office this Golf Course Covenant.
The Covenant shall be recorded against each and every one of the Golf Course Covenant
Properties and the City-Benefitted Property. This Covenant shall be recorded as provided
for in the Reinstated Development Agreement, and this Covenant shall have priority over
and shall not be made subordinate to any mortgage, deed of trust, or other encumbrance
recorded against the Golf Course Covenant Properties.
17.6 Covenant Parcels Free of Mechanic’s Liens.
The owner of the Golf Course Covenant Properties (or any portion thereof) shall
pay when due all claims for labor performed and materials furnished in connection with
the Golf Course Covenant Properties during the period of its ownership. No mechanics’,
materialmen’s or other professional services liens (as contrasted with consensual
monetary liens such as construction and/or permanent financing approved by the City
and subject to this Golf Course Covenant) shall be permitted against the Golf Course
Covenant Properties (or any portion thereof) for any work done or materials furnished in
connection with the performance of any contractor or construction work to be completed
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on the Golf Course Covenant Properties; provided, however, that the owner of the Golf
Course Covenant Properties (or portion thereof) may contest the validity of any such lien,
but upon a final determination of the validity thereof, the owner of the Golf Course
Covenant Properties (or portion thereof) subject to such a lien shall cause the lien to be
satisfied and released of record. The owner of the Golf Course Covenant Properties (or
portion thereof) shall, within thirty (30) days after receipt of written notice of any
encumbrance by any such lien or claim of lien, (i) cause any such outstanding lien or
claim of lien to be released of record or transferred to bond in accordance with applicable
law, or (ii) give such assurance as would enable a title insurance company to insure over
such lien or claim of lien.
18. USE GOLF COURSE AND ANCILLARY ACCESS AND MAINTENANCE
18.1 Golf Course Property.
The City-Owned Golf Course Property shall be used as a golf course with
allowance for appurtenant maintenance yard and facilities, and related golf course
amenities, according to the following:
(A) The Golf Course shall be open and available for play as
was customarily the practice as of the Golf Course Covenant Effective Date. In
explanation of the preceding sentence, the hours of operation, closures for routine
maintenance or periodic upgrades, and other factors relating to the services and
operations provided, while the Golf Course was open and while it was closed, shall
be similar to the practices used annually and regularly, before the Golf Course
Covenant Effective Date.
(B) The Golf Course at all times shall be of the caliber,
reputation, difficulty, design (including any allowable golf course improvements or
realignment design), maintenance, and general “golf experience” that the Golf
Course has as of the Golf Course Covenant Effective Date. The Golf Course shall
maintain a designation as an “Arnold Palmer” (or successor name/similar caliber
designation or better) golf course.
(C) The City-Owned Golf Course Property shall be available
for use and enjoyment by City residents and the general public pursuant to the
terms and conditions of this Golf Course Covenant, and any other applicable laws,
the Reinstated Development Agreement, the rules and policies imposed by the
operator of the Golf Course, and any and all City permits, licenses, approvals, and
entitlements, and other agreements relating to the Golf Course.
(D) The maintenance yard and facilities shall be and remain
on the parcel of the City-Owned Golf Course Property as of the Golf Course
Covenant Effective Date.
(E) The Golf Course shall be open and available for use on
such days and times as generally were in practice as of the Golf Course Covenant
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Effective Date, subject to occasional closures or interruption for tournaments and
special events, as customary in the industry for golf courses of similar caliber.
(F) The Golf Course shall have a clubhouse that shall be
open to the public. The clubhouse shall have at a minimum the same services and
operations (such as food and beverage services, golf equipment and clothing, golf
carts, and other similar amenities customarily available at a first-class golf course
and resort) as were available as of the Golf Course Covenant Effective Date with
expectation of improvement pursuant to Developer’s proposed improvements to the
Public Golf Clubhouse under the Reinstated Development Agreement. The
clubhouse shall be constructed, operated, and maintained in accordance with all
applicable laws, the Reinstated Development Agreement, and any and all City
permits, licenses, approvals, and entitlements, and any other agreements relating
to the clubhouse.
18.2 Golf Course Access/Operations Property.
The Golf Course Access/Operations Property, or alternative access to and from
the City-Benefitted Property with comparable functionality, shall be used and be available
for use in the same manner as they were used and available for use as of the Golf Course
Covenant Effective Date, according to the following:
(A) The Golf Course shall have access (vehicular and
pedestrian ingress and egress) from the public street segments comprising a
portion of the City-Benefitted Property at all times on, over, and through some or all
of Golf Course Access/Operations Property; provided, however, such access may
be modified pursuant to a subdivision map or other City action, pursuant to any
applicable law, that maintains access to the Golf Course from the public street
segments comprising a portion of the City-Benefitted Property.
(B) The Golf Course Access/Operations Property shall
allow access to the Golf Course for City residents, City officials and employees, and
any and all other guests of the Golf Course Property.
18.3 Luxury Hotel Property.
The Luxury Hotel Property shall be used in connection with the Golf Course. Prior
to and after the completion of construction of the Luxury Hotel, as evidenced by the
Certificate of Completion for the Luxury Hotel Project Component as provided in the
Reinstated Development Agreement, this Golf Course Covenant shall be binding against
the Luxury Hotel Property.
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18.4 Dedications and Improvements.
Nothing in this Golf Course Covenant shall release or relieve Developer from
making any offers of dedications to the City or other applicable public agency, or complete
those public improvements in connection with the development of the SilverRock Resort
Area, as may be required by any conditions of approval, parcel map, or any other
requirement imposed by the City.
19. RESIDENT ACCESS AND USE OF THE GOLF COURSE
19.1 Resident Access Cards for Qualifying Persons.
City shall provide a process and program available to qualifying persons to apply
for and receive Resident Access Cards. City may contract with Developer or a third party
operator of the Golf Course for the administration of the Resident Access Card process
and program. City shall establish eligibility requirements, which may be modified from
time to time in City’s reasonable discretion and subject to the terms and conditions of this
Golf Course Covenant, under which City shall administer and issue to qualifying persons
the Resident Access Cards. The eligibility requirements shall be the same as were in
place as of the Golf Course Covenant Effective Date unless City modifies those
requirements pursuant to this Golf Course Covenant. Eligibility requirements applicable
to all Resident Access Cards, which may be modified by City, include but are not limited
to:
(A) Reasonable methods to prove and verify residency in
the City, such as a requirement that an applicant for a Resident Access Card
provide to the City a property tax bill or residential lease with the applicant’s name
on that property tax bill or residential lease.
(B) A minimum period during which an applicant for a
Resident Access Card must be physically present in the City at a residence in the
City, such as a requirement that an applicant is or plans to be physically present in
the City for at least six months of each year.
19.2 Terms and Conditions of Use; Revocable License.
All Resident Access Cards shall be a license subject to revocation pursuant to
terms and conditions established from time to time in City’s reasonable discretion and
subject to the terms and condition of this Golf Course Covenant. The terms and
conditions attached to all currently issued Resident Access Cards as of the Golf Course
Covenant Effective Date shall be the same as were in place as of the Golf Course
Covenant Effective Date, and the terms and conditions for all Resident Access Cards
applied for and issued after the Golf Course Covenant Effective Date shall be the same
as were in place as of the Golf Course Covenant Effective Date unless the City modifies
those requirements pursuant to this Golf Course Covenant. Terms and conditions
applicable to all Resident Access Cards, which may be modified from time to time by City,
shall include:
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(A) The period for which a Resident Access Card remains
valid, which shall be three (3) years from date of issuance.
(B) The cost to purchase a Resident Access Card, which,
as of the Golf Course Covenant Effective Date, is One Hundred Fifty Dollars
($150.00). The cost to purchase a Resident Access Card may increase no more
than Ten Dollars ($10) per calendar year, commencing in the year of the Effective
Date of this Covenant.
(C) If City conveys all right, title, and interest in the City-
Owned Golf Property to Developer or any successor in interest, the City Council
shall retain the right to set an amount for the purchase of a Resident Access Card
that would be the same or similar to the setting of an amount that would be
consistent with the setting of such amount as of the Golf Course Covenant Effective
Date.
19.3 Obligation to Honor Valid Resident Access Cards.
The owner of the City-Owned Golf Course Property (or any portion thereof,
including the Golf Course), including Developer and any successor in interest, shall honor
any and all valid Resident Access Cards and, at a minimum, shall honor the privileges
set forth in this Golf Course Covenant to any qualifying person holding a valid Resident
Access Card.
19.4 Minimum Privileges Granted to Valid Resident Access Card Holders.
If the City owns the Golf Course, the minimum privileges established by the City
as of the Effective Date of this Golf Course Covenant shall apply to each qualifying person
who holds a valid Resident Access Card. If the City is not the owner of the Golf Course,
then each qualifying person who holds a valid Resident Access Card shall have the
following privileges available for use and enjoyment of the Golf Course:
19.4.1 Booking Tee Times. Until such time as City is no longer the owner
of the Golf Course, either of the processes set forth in paragraphs (A) and (B) below shall
be available to a holder of a valid Resident Access Card when booking a tee time. At
such time as City is no longer the owner of the Golf Course, this Golf Course Covenant
shall be automatically modified to delete paragraph (A) below, and thereafter the process
set forth in paragraph (B) below shall be available to a holder of a valid Resident Access
Card when booking a tee time.
(A) The same process and ability to book a tee time as in
place as of the Effective Date of this Golf Course Covenant; and/or
(B) No less than one week in advance of the day of play,
blocks of reserved tee times representing no less than one-third (1/3) of all tee times
from the Golf Course’s opening time until 1:00 p.m. each day the Golf Course is
open for play, reasonably and proportionately scheduled throughout that
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opening/1:00 p.m. time period, shall be made available to holders of valid Resident
Access Cards.
In the absence of a modified procedure approved by City, the time at which a tee
time may be booked shall commence at 6:00 a.m. on the day by which a reservation must
be made; for example, if the holder of a Resident Access Card wants to book a tee time
for a Saturday pursuant to the one (1)-week advance reservation provision in
Section 3.4.1(B) above, the earliest time at which to make that reservation would be
6:00 a.m. the Saturday before the Saturday of play.
Subject to the terms and conditions in this Section 3.4.1, the scheduling of tee
times, and the implementation of blocks of reserved tee times, shall follow or be similar
to the schedule matrix set forth in the Tee Time Block Schedule Example.
Notwithstanding anything to the contrary in this Golf Course Covenant, tournaments and
other similar group play shall take priority over other reservations, provided that the “one-
third (1/3) of all tee times” requirement described in paragraph (B) above is satisfied on a
monthly basis.
In the absence of a modified procedure approved by the City, tee times that have
been “blocked-off” for Resident Access Card holders, but have not been booked by a
Resident Access Card holder two (2) days prior to the date of play, may be made available
to the general public (including guests at the SilverRock Resort) on a first-come, first-
served basis.
19.4.2 Reduced Rate for Golf Course Play. The rate charged to each
holder of a valid Resident Access Card for each round of golf played at the Golf Course
(the “Resident Rate”) shall be governed according to the following:
(A) In the absence of a different Resident Rate charged
pursuant to this Golf Course Covenant, the Resident Rate shall be the Resident
Base Rate.
(B) The Resident Rate shall not exceed, on any given day
the Golf Course is open for play, fifty percent (50%) of the actual combined rate
paid by hotel guests staying at any hotel at the SilverRock Resort Area and by the
general public (who are not holders of Resident Access Cards) for that same day
that the Golf Course is open for play, as determined by the Developer or operator
of the Golf Course (if not Developer) in their sole and absolute discretion; for
example (and example only), if the actual combined rate for hotel guests and
general public playing on March 1 of any given year is $100, the maximum Resident
Rate for that March 1 is $50. The fifty percent (50%) cap described in this
paragraph is referred to as the “Daily Resident Rate Cap.” The Daily Resident
Rate Cap shall only apply for golf course play during the “prime season months”
from November 1 through March 31 of every year.
(C) Subject to the Daily Resident Rate Cap, the Resident
Rate may increase annually by a specified percentage (the “Resident Rate Annual
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Percentage Increase”). In the absence of a different annual percentage increase
approved by the City, the percentage increase shall not be more than a three
percent (3%) increase per year, unless the City and Developer agree to reset the
Resident Base Rate to a market rate at such time. For example (and example only)
if Resident Base Rate is $60, the following Resident Rates would apply for the
following years 1-10 to the extent the Resident Base Rate has not be reset to a
market rate by the mutual agreement of the City and Developer:
Notwithstanding the foregoing, prior to the conveyance of the Golf Course from the City
to the Developer, the City and Developer shall meet and in good faith agree upon a
maximum Resident Rate, taking into account the cost of capital improvements made or
to be made to the Golf Course by Developer.
(D) Subject to the Daily Resident Rate Cap, after the first
consecutive ten (10)-year period commencing from conveyance of all right, title,
and interest in the Golf Course from City to Developer or any successor in interest,
any increase in the Resident Rate starting in year 11 may not exceed the
percentage increase in the Consumer Price Index (or similar nationally recognized
inflationary index) (the “CPI”) for All Urban Consumers, not seasonally adjusted, for
the Riverside-San Bernardino-Ontario statistical area (or subsequent similar index
for similar area in which City is located), averaged for the twelve (12) month period
commencing fifteen (15) months prior to the applicable ten-year adjustment date
and ending three (3) months prior to that applicable ten-year adjustment date (the
“Resident Rate Ten-Year Adjustment”). Each year after the Resident Rate Ten-
Year Adjustment, any annual increase in the Resident Rate may not exceed the
CPI.
(E) There shall be no “service charge,” or any other amount
added to the Resident Rate permitted under this Covenant. In explanation of the
foregoing, there shall be no “weekend rate” or other kind of “service charge” added
to the Resident Rate.
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(F) For purposes of determining any increase or adjustment
to the Resident Rate, each year shall be based on a calendar year. The first day
on which any increase in the Resident Rate may occur is January 1, and for
purposes of any increase in the Resident Base Rate, the first day on which such an
increase may occur is January 1 of the year following the year of the Golf Course
Covenant Effective Date.
19.5 Collection and Receipt of Resident Rate Charges.
The owner of the Golf Course shall have the obligation to collect and right to keep
moneys charged at Resident Rates; provided, however, if the City owns the Golf Course
but contracts with Developer or a third party operator of the Golf Course for the
administration of the Resident Access Card process and program, Developer and/or the
third party operator of the Golf Course shall have the obligation to collect and right to keep
moneys charged at Resident Rates.
19.6 Additional Privileges Permissible to Resident Access Card Holders.
Nothing in this Covenant prevents the owner of the City-Owned Golf Course
Property (or portion thereof) or manager of the Golf Course from granting additional
privileges to holders of valid Resident Access Cards, including but not limited to discounts
on food and merchandise available at the clubhouse.
20. DEFAULT AND REMEDIES.
20.1 City Rights.
In the event of failure by Developer or any successor in interest that has any
ownership interest in the Golf Course Covenant Properties (or any portion thereof) to
perform any material term or provision of this Golf Course Covenant, the City shall have
those rights and remedies provided in this Golf Course Covenant and shall have any and
all rights and remedies available at law or in equity, including but not limited to immediate
and permanent injunctive relief.
20.2 Notice and Cure of Default.
Upon the receipt of the notice of default by the City, the defaulting party shall
promptly commence to cure, correct, or remedy the identified default at the earliest
reasonable time after receipt of the notice of default and shall complete the cure,
correction or remedy of such default not later than thirty (30) days after receipt of the
notice of default, or, for such defaults that cannot reasonably be cured, corrected or
remedied within thirty (30) days, such Party shall commence to cure, correct, or remedy
such default within such thirty (30) day period, and shall continuously and diligently
prosecute such cure, correction or remedy to completion, provided that such cure,
correction or remedy is completed within ninety (90) days of the expiration of the initial
thirty (30) day cure period.
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21. MISCELLANEOUS
21.1 Notices, Demands and Communications Between the Parties.
Any approval, disapproval, demand, document or other notice (“Notice”) which
either Party may desire to give to the other Party under this Golf Course Covenant must
be in writing and shall be sufficiently given if (i) delivered by hand, (ii) delivered by
reputable same-day or overnight messenger service that provides a receipt showing date
and time of delivery, or (iii) dispatched by registered or certified mail, postage prepaid,
return receipt requested, to the principal offices of City and Developer at the addresses
specified below, or at any other address as that Party may later designate by Notice.
To City: City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Attn: City Manager
With a copy to: Rutan & Tucker, LLP
18575 Jamboree Road, 9th Floor
Irvine, California 92612
Attn: William H. Ihrke
Email: bihrke@rutan.com
To Developer: TBE RE Acquisition Co II LLC
c/o Turnbridge Equities
4 Bryant Park, Suite 200
New York, New York 10018
Attention: General Counsel and Michael
Gazzano
Email: jw@turnbridgeeq.com and
mg@turnbridgeeq.com
with a copy to:
DLA Piper
1251 Avenue of the Americas
New York, New York 10020
Attention: Todd Eisner
Email: todd.eisner@us.dlapiper.com
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with a copy to:
Procopio
200 Spectrum Center Drive, Suite 1650,
Irvine, CA 92618
Attn: James Vaughn
Email: james.vaughn@procopio.com
Any written notice, demand or communication shall be deemed received immediately if
personally delivered or delivered by delivery service, and shall be deemed received on
the third day from the date it is postmarked if delivered by registered or certified mail.
21.2 Force Majeure.
Notwithstanding any other provision set forth in this Golf Course Covenant to the
contrary, in no event shall a Party be deemed to be in Default of its obligations set forth
herein where delays or failures to perform are due to a Force Majeure, as defined in the
Reinstated Development Agreement. Notwithstanding anything to the contrary in this
Golf Course Covenant, an extension of time for any such cause shall only be for the
period of the enforced delay and shall commence to run from the time of the
commencement of the cause, if notice by the Party claiming such extension is sent to the
other Party within thirty (30) days of the commencement of the cure. Times of
performance under this Golf Course Covenant may also be extended in writing by the
mutual agreement of City and Developer.
21.3 Binding Effect.
This Golf Course Covenant, and all of the terms and conditions hereof, shall be
binding upon and inure to the benefit of the City, any subsequent owner of all or any
portion of the Golf Course Covenant Properties, and their respective assigns, heirs or
successors in interest, whether or not any reference to this Golf Course Covenant is
contained in the instrument by which such person acquired an interest in the Golf Course
Covenant Properties.
21.4 Third Party Beneficiaries.
A holder of a valid Resident Access Card shall be deemed and is expressly a third
party beneficiary under this Golf Course Covenant, and shall have the right, but not the
obligation, to seek enforcement of this Golf Course Covenant’s terms and conditions.
Except for the Parties to this Golf Course Covenant, which includes any successors in
interest, and holders of valid Resident Access Cards, no other persons or entities have
any right of action of any kind under this Golf Course Covenant.
21.5 Non-liability of City Officers and Employees.
No official, officer, employee, agent or representative of City, acting in his/her
official capacity, shall be personally liable for any loss, costs, damage, claim, liability, or
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judgment, arising out of or connection to this Golf Course Covenant, or for any act or
omission on the part of City.
21.6 Covenant Against Discrimination.
Developer covenants by and for itself and any successors in interest that there
shall be no discrimination against or segregation of any person, or group of persons on
any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as
those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1)
of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the
sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the Property, or
any part thereof, nor shall Developer, or any person claiming under or through him or her,
establish or permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
subtenants, sublessees or vendees of the Property, or any part thereof. The foregoing
covenants shall run with the land.
21.7 Attorney’s Fees and Costs for Prevailing Party.
If either Party to this Golf Course Covenant is required to initiate or defend, or is
made a party to, any action or proceeding in any way connected with this Golf Course
Covenant, the Party prevailing in the final judgment in such action or proceeding, in
addition to any other relief which may be granted, shall be entitled to reasonable
attorney’s fees. Attorney’s fees shall include reasonable costs for investigating such
action, conducting discovery, retaining expert witnesses, and all other necessary costs
the court allows which are incurred in such litigation.
21.8 Severability.
If any term or condition of this Golf Course Covenant is held by a court of
competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of
this Golf Course Covenant shall continue in full force and effect, to the extent that the
invalidity or unenforceability does not impair the application of this Golf Course Covenant
to condition the use of the Golf Course for a golf course and the Golf Course
Access/Operations Property to provide access and operations for use as a golf course.
21.9 Time.
Time is of the essence in the performance of this Golf Course Covenant and of
each and every term and condition hereof as to which time is an element.
21.10 Recitals & Exhibits Incorporated.
The Recitals to this Golf Course Covenant and all of the exhibits and attachments
to this Golf Course Covenant are, by this reference, incorporated into this Golf Course
Covenant and made a part hereof.
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21.11 Authority to Execute; Representations and Warranties.
Developer warrants and represents that (i) it is duly organized and existing, (ii) it is
duly authorized to execute and deliver this Golf Course Covenant, (iii) by so executing
this Golf Course Covenant, Developer is formally bound to the provisions of this Golf
Course Covenant, (iv) Developer’s entering into and performance of its obligations set
forth in this Golf Course Covenant do not violate any provision of any other agreement to
which Developer is bound, and (v) there is no existing or threatened litigation or legal
proceeding of which Developer is aware which could prevent Developer from entering
into or performing its obligations set forth in this Golf Course Covenant.
21.12 City Approvals and Actions.
Whenever a reference is made in this Golf Course Covenant to an action or
approval to be undertaken by the City, the City Manager or his or her authorized designee
is authorized to act on behalf of the City unless this Golf Course Covenant specifically
provides otherwise, including but not limited to provisions in this Golf Course Covenant
when the City Council must review and take action, or the law requires otherwise. The
City Manager shall have the authority to implement this Golf Course Covenant, including
the authority to negotiate and sign on behalf of the City implementing agreements and
other documents, so long as the substantive provisions of this Golf Course Covenant are
maintained. Nothing in this Section limits or precludes the City Manager from presenting
to the Planning Commission and/or City Council, as applicable, for review and
consideration any matters to which the City Manager otherwise may act on behalf of City
pursuant to this Section.
21.13 Future Golf Covenant.
Pursuant to the Reinstated Development Agreement and that certain agreement
entitled Option to Purchase Real Property dated of or about even date as this Golf Course
Covenant by and between City and Developer (the “Phase 2 Property Option
Agreement”), Developer has an option to purchase certain real property that is part of
the SilverRock Resort Area and owned in fee by City, defined in the Reinstated
Development Agreement as the “Phase 2 Property” (also referred to as the “City-Owned
Option Property”) on which the Golf Course Driving Range Property is located. City and
Developer acknowledge and agree that in the event Developer timely exercises the option
pursuant to the Phase 2 Property Option Agreement, a subdivision map may be
processed and recorded to subdivide the specific portion of the Phase 2 Property that
constitutes the Golf Course Driving Range Property improved with the Golf Course
Driving Range. Concurrently with, and as a condition to, City’s conveyance of the Golf
Course Driving Range Property to Developer as part of the Phase 2 Property Option
Agreement, City and Developer shall execute and record against the newly subdivided
Golf Course Driving Range Property an amendment to this Golf Course Covenant (and
any other requested releases or terminations) that releases the portions of the Phase 2
Property that are not the newly subdivided Golf Course Driving Range Property, and
ensures that City residents continue to have access to the Golf Course Driving Range
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Property in a manner that is consistent with residents access to the Golf Course pursuant
to this Golf Course Covenant.
21.14 Governing Law.
The internal laws of the State of California shall govern the interpretation and
enforcement of this Covenant without regard to conflicts of law principles. Any action at
law or in equity brought by for the purpose of enforcing, construing, or interpreting the
validity of this Covenant or any provision hereof shall be brought in the Superior Court of
the State of California in and for the County of Riverside, or such other appropriate court
in said county.
21.15 Termination of Original Covenant.
On and after the Golf Course Covenant Effective Date, and pursuant to order from
the Bankruptcy Court, the Original Covenant (as defined above) shall be deemed
reinstated and amended as provided for in this Golf Course Covenant. Furthermore, City
covenants and agrees that the Original Covenant is no longer of any force and effect, and
on and after the Golf Course Covenant Effective Date, it is expressly understood and
agreed by the Parties that this Golf Course Covenant (along with all other agreements,
including the Reinstated Development Agreement, between City and Developer resulting
from the purchase and sale of the Phase 1A Property vis-à-vis the Bankruptcy Lawsuit)
governs the Golf Course Covenant Properties.
21.16 Counterpart Signature Pages.
For convenience the Parties may execute and acknowledge this Golf Course
Covenant in counterparts and when the separate signature pages are attached hereto,
shall constitute one and the same complete Golf Course Covenant.
[end – signature page follows]
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IN WITNESS WHEREOF, Developer and City have executed this Golf Course
Covenant as of the Golf Course Covenant Effective Date.
Date:____________________, 2025
“DEVELOPER”
TBE RE Acquisition Co II LLC, a Delaware
limited liability company and affiliate of
Turnbridge Equities
By: ______________________________
Its: ______________________________
By: ______________________________
Its: ______________________________
Date:____________________, 2025
“CITY”
CITY OF LA QUINTA, a California municipal
corporation and charter city
By: ___________________________
Jon McMillen, City Manager
ATTEST:
Monika Radeva, City Clerk
APPROVED AS TO FORM
RUTAN & TUCKER, LLP
William H. Ihrke, City Attorney
[End of signatures]
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A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
State of California )
County of Riverside )
On _________________________, before me, ,
(insert name and title of the officer)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
State of California )
County of Riverside )
On _________________________, before me, ,
(insert name and title of the officer)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California
that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT A-1
LEGAL DESCRIPTION OF LUXURY HOTEL PROPERTY
[to be inserted]
[possible include depiction on plotted parcel map]
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EXHIBIT A-2
LEGAL DESCRIPTION OF PUBLIC GOLF CLUBHOUSE PROPERTY
[to be inserted]
[possible include depiction on plotted parcel map]
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EXHIBIT B
LEGAL DESCRIPTION OF CITY-OWNED GOLF COURSE PROPERTY
[to be inserted]
[possible include depiction of parcels on plotted parcel map]
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EXHIBIT C
SITE MAPS
(Attached)
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GENERAL SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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ANNOTATED SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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PHASE 1A DETAILED SITE MAP
(2025 SilverRock Master Plan)
[Site Maps Continue on Next Page]
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SITE MAP BY PLANNING AREAS (PAs)
(2025 SilverRock Master Plan)
[End of Site Maps]
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EXHIBIT D
TEE TIME BLOCK SCHEDULE EXAMPLE
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EXHIBIT L
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
[ attached ]
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REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Attn: City Manager
Exempt From Recording Fee Pursuant to Government Code § 27383
ASSIGNMENT AND ASSUMPTION AGREEMENT
This Assignment and Assumption Agreement (“Assignment”) is entered into
this ____ day of ____ by and between _______________, a _________ limited
liability company [TBE RE ACQUISITION CO II LLC, a Delaware limited liability
company] [OR, INSERT OTHER TURNBRIDGE ENTITY] and affiliate of
Turnbridge Equities (“Assignor”) and _______________________________, a
____________________________________ (“Assignee”) with reference to the
following:
RECITALS
A. Assignor is the owner in fee simple of certain real property located at the
southwest intersection of Jefferson Street and Avenue 52 in the City of La Quinta,
California (the “Site”). The Site is more particularly described on Exhibit A, which
is attached hereto and incorporated herein by this reference.
B. On _______________________ the Assignor and the City of La Quinta, a
California municipal corporation and charter city (“City”) entered into that certain
Development Agreement, which was recorded against the [Site or Development
Property] in the Official Records of the County of Riverside on
_________________ 2025, as Instrument No. ______________________ (the
“Development Agreement”).
C. Pursuant to the terms of the Development Agreement, the Site was to be
used for a ___________________ (the “Project”).
D. City and Assignor further entered into that certain
_______________________________ [insert other applicable documents
encumbering the Site, such as Option Agreement, Agreement to Share
Transient Occupancy Tax Revenue, and/or Agreement Containing
Covenants, Conditions, and Restrictions Affecting Real Property] (collectively
with the Development Agreement, the “Project Agreements”).
E. Assignor now desires to transfer the Site to Assignee, and concurrently
therewith, to transfer to Assignee all of Assignor’s rights and responsibilities under
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the Project Agreements [to the extent that such rights and responsibilities relate to
the Site].
NOW, THEREFORE, in consideration of the foregoing Recitals, which are
incorporated herein by this reference, and for good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, the parties agree as
follows:
1. Assignor hereby assigns to Assignee all of Assignor’s rights and
responsibilities under the terms of the Project Agreements, [but only to the
extent that such rights and responsibilities arise from the ownership of the
Project and/or Site] from and after the “Effective Date” (as that term is
defined in Section 4 below) of this Assignment (collectively, the “Assigned
Rights and Obligations”).
2. Assignee hereby accepts the foregoing assignment of the Assigned Rights
and Obligations, and agrees to be bound by the terms of the Project
Agreements [to the extent that such terms affect or are affected by
ownership of the Site].
3. The parties hereto acknowledge and agree that Assignee shall not be
responsible for any of the obligations of the Project Agreements which arise
from ownership of any portion of the Site and which arise prior to the
Effective Date hereof. As such, a default by Assignor under any of the
Project Agreements prior to the Effective Date hereof (“Assignor’s Default”)
shall not be deemed a default by Assignee, and Assignor shall indemnify,
defend and hold harmless Assignee from any and all losses, claims or
liability, including without limitation reasonable attorneys’ fees and costs,
arising from an Assignor’s Default. A default by Assignee under any of the
Project Agreements with respect to the Site after the Effective Date hereof
(“Assignee’s Default”) shall not be deemed a default by Assignor, and
Assignee shall indemnify, defend and hold harmless Assignor from any and
all losses, claims or liability, including without limitation reasonable
attorneys’ fees and costs, arising from an Assignee’s Default.
4. This Assignment shall be deemed effective upon the last of the following
events to occur: (a) conveyance of the Site to Assignee as evidenced by
the recording of the grant deed therefor in the Official Records of the County
of Riverside, California, and (b) the written consent to this Assignment by
the City with respect to the Assigned Obligations arising under the Project
Agreements (herein referred to as the “Effective Date”).
5. Except as otherwise described in paragraph 4 above, the parties hereto
each warrant and represent that they have taken all necessary corporate
action to authorize the execution and performance of this Assignment and
that the individuals executing this document on behalf of the parties are
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authorized to do so, and by doing so, create binding obligations as
described herein of the party represented.
6. This Assignment shall be governed by the internal laws of the State of
California, without regard to conflict of law principles.
7. This Assignment may be signed in counterparts which, when signed by both
parties hereto, shall constitute a binding agreement.
[End – Signature page follows]
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WHEREFORE, the parties hereto have executed this Assignment on the
date first written above.
Date:____________________, 20___
“ASSIGNOR”
TBE RE ACQUISITION CO II LLC, a
Delaware limited liability company, and
affiliate of Turnbridge Equities
By: ______________________________
Its: ______________________________
By: ______________________________
Its: ______________________________
Date:____________________, 20___
“ASSIGNEE”
________________________
By: ___________________________
_____________________________
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CONSENT
By execution below, the City hereby consents to the foregoing assignment.
Date:____________________, 20___
CITY OF LA QUINTA, a California
municipal corporation and charter city
By:
Its: City Manager
ATTEST:
City Clerk
APPROVED AS TO FORM:
RUTAN & TUCKER, LLP
City Attorney
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EXHIBIT A
LEGAL DESCRIPTION OF THE SITE
[ attachment to Assignment and Assumption Agreement ]
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EXHIBIT M
SHORT-TERM VACATION RENTAL REGULATIONS
For Reference Purposes Only – See Agreement
[Attached]
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Title 3 - REVENUE AND FINANCE
Chapter 3.25 SHORT-TERM VACATION RENTALS
La Quinta, California, Municipal Code Created: 2025-08-21 07:38:34 [EST]
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Chapter 3.25 SHORT-TERM VACATION RENTALS
3.25.010 Title.
This chapter shall be referred to as the "Short-Term Vacation Rental Regulations."
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1,
2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.020 Purpose.
A. The purpose of this chapter is to establish regulations for the use of privately owned residential dwellings as
short-term vacation rentals that ensure the collection and payment of transient occupancy taxes (TOT) as
provided in Chapter 3.24 of this code, and minimize the negative secondary effects of such use on
surrounding residential neighborhoods.
B. This chapter is not intended to provide any owner of residential property with the right or privilege to violate
any private conditions, covenants and restrictions applicable to the owner's property that may prohibit the
use of such owner's residential property for short-term vacation rental purposes as defined in this chapter.
C. The requirements of this chapter shall be presumed to apply to any residential dwelling that has received a
short-term vacation rental permit. A rebuttable presumption arises that, whenever there is an occupant(s),
paying rent or not, of a residential dwelling that has received a short-term vacation rental permit, the
requirements of this chapter shall apply, including but not limited to any suspension or other modifications
imposed on a short-term vacation rental permit as set forth in this chapter. The city manager or authorized
designee shall have the authority to implement any necessary or appropriate policies and procedures to
apply the rebuttable presumption set forth in this section.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 607, Exh. A, 12-5-2023; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 §
1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.030 Definitions.
For purposes of this chapter, the following words and phrases shall have the meaning respectively ascribed to
them by this section:
"Advertise," "advertisement," "advertising, "publish," and "publication" mean any and all means, whether verbal or
written, through any media whatsoever whether in use prior to, at the time of, or after the enactment of the
ordinance adding this definition, used for conveying to any member or members of the public the ability or
availability to rent a short-term vacation rental unit as defined in this section, or used for conveying to any
member or members of the public a notice of an intention to rent a short-term vacation rental unit as defined in
this section. For purposes of this definition, the following media are listed as examples, which are not and shall not
be construed as exhaustive: verbal or written announcements by proclamation or outcry, newspaper
advertisement, magazine advertisement, handbill, written or printed notice, printed or poster display, billboard
display, e-mail or other electronic/digital messaging platform, electronic commerce/commercial Internet websites,
and any and all other electronic media, television, radio, satellite-based, or Internet website.
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"Applicable laws, rules and regulations" means any laws, rules, regulations and codes (whether local, state or
federal) pertaining to the use and occupancy of a privately owned dwelling unit as a short-term vacation rental.
"Applicant" means the owner of the short-term vacation rental unit.
"Authorized agent or representative" means a designated agent or representative who is appointed by the owner
and is also responsible for compliance with this chapter with respect to the short-term vacation rental unit.
"Booking transaction" means any reservation or payment service provided by a person or entity who facilitates a
home-sharing or vacation rental (including short-term vacation rental) transaction between a prospective
occupant and an owner or owner's authorized agent or representative.
"City manager" means that person acting in the capacity of the city manager for the City of La Quinta or authorized
designee.
"Declaration of non-use" means the declaration described in Section 3.25.050.
"Dwelling" has the same meaning as set forth in Section 9.280.030 (or successor provision, as may be amended
from time to time) of this code; "dwelling" does not include any impermanent, transitory, or mobile means of
temporary lodging, including but not limited to mobile homes, recreational vehicles (RVs), car trailers, and camping
tents.
"Estate home" is defined as a single-family detached residence with five (5) or more bedrooms, subject to
evaluation criteria and inspection of the property pursuant to Section 3.25.060(D)(1). An estate home is a sub-type
of short-term vacation rental unit and shall be subject to a general short-term vacation rental permit, primary
residence short-term vacation rental permit, or homeshare short-term vacation rental permit, as applicable,
pursuant to this chapter.
"General short-term vacation rental permit" is a type of short-term vacation rental permit that is neither a
homeshare short-term vacation rental permit nor a primary residence short-term vacation rental permit.
"Good neighbor brochure" means a document prepared by the city that summarizes the general rules of conduct,
consideration, and respect, including, without limitation, provisions of this code and other applicable laws, rules or
regulations pertaining to the use and occupancy of short-term vacation rental units.
"Homeshare short-term vacation rental permit" is a type of short-term vacation rental permit whereby the owner
hosts visitors in the owner's dwelling, for compensation, for periods of thirty (30) consecutive calendar days or
less, while the owner lives on-site and in the dwelling, throughout the visiting occupant's stay.
"Hosting platform" means a person or entity who participates in the home-sharing or vacation rental (including
short-term vacation rental) business by collecting or receiving a fee, directly or indirectly through an agent or
intermediary, for conducting a booking transaction using any medium of facilitation, including but not limited to
the Internet.
"Large lot" means a single "parcel," as defined in Section 9.280.030 (or successor provision, as may be amended
from time to time) of this code, that meets all of the criteria set forth in subsection (A) of Section 3.25.057.
"Local contact person" means the person designated by the owner or the owner's authorized agent or
representative who shall be available twenty-four (24) hours per day, seven (7) days per week with the ability to
respond to the location within thirty (30) minutes for the purpose of: (1) taking remedial action to resolve any
complaints; and (2) responding to complaints regarding the condition, operation, or conduct of occupants of the
short-term vacation rental unit. A designated local contact person must obtain a business license otherwise
required by Sections 3.24.060 and 3.28.020 (or successor provisions, as may be amended from time to time) of this
code.
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"Management company" means any individual or entity, whether for profit or nonprofit, and regardless of entity
type, such as a limited liability company, corporation, or sole proprietorship, that is retained by an owner to be the
owner's authorized agent or representative, or is the owner of a short-term vacation rental unit subject to this
chapter, and is engaged in or represents itself to be engaged in the business of managing real property.
"Multi-unit lock-off STVR unit" means a specific design and construction of a single-family detached dwelling or
multi-family attached unit(s) dwelling, which construction is designed to allow sections of such dwelling to be
locked-off and separated into individual stand-alone units and meets one (1) or more of the exemptions set forth
in Section 3.25.055. The design and construction of a multi-unit lock-off STVR unit provides at a minimum for:
a) Independent living facilities within the space secured by a lock-off door(s),
b) Separate access to the exterior area(s) and public right-of-way without the need to enter or walk through
the primary living area of the dwelling or other lock-off STVR units, and
c) Permanent provisions for sleeping and sanitation (bathroom) within the space secured by a lock-off
door(s).
Examples of multi-unit lock-off STVR units include a dwelling that has "hotel- or motel-like" exterior access door(s)
and interior security door(s) that can be secured from either side between two (2) stand-alone units where each
stand-alone unit has the ability to secure itself from the other adjacent unit; or, a two (2)-story dwelling (such as a
two (2)-story duplex) in which the first floor and second floor are separate lock-off STVR units, and the first and
second floors each have their own independent exterior access to the exterior areas and public right-of-way. A
multi-unit lock-off STVR unit is a sub-type of short-term vacation rental unit and shall be subject to a general short-
term vacation rental permit or primary residence short-term vacation rental permit, as applicable, pursuant to this
chapter.
"Notice of permit modification, suspension or revocation" means the notice the city may issue to an applicant,
authorized agent or representative, local contact person, occupant, owner, responsible person, or any other
person or entity authorized to be issued such notice under this code for a short-term vacation rental unit, upon a
determination by the city of a violation of this chapter or other provisions of this code relating to authorized uses
of property subject to this chapter.
"Occupant" means any person(s) occupying the dwelling at any time.
"Owner" means the person(s) or entity(ies) that hold(s) legal and/or equitable title to the subject short-term
vacation rental unit.
"Primary residence" means a dwelling where an owner spends the majority of the calendar year on the property
used as a short-term vacation rental unit, and the property is identified in the Riverside County assessor's record as
the owner's primary residence.
"Primary residence short-term vacation rental permit" is a type of short-term vacation rental permit whereby the
short-term vacation rental unit is the owner's primary residence, as defined herein in this section.
"Property" means a residential legal lot of record on which a short-term vacation rental unit is located.
"Qualified and certified large lot" has the meaning as set forth in Section 3.25.057.
"Rent" has the same meaning as set forth in Section 3.24.020 (or successor provision, as may be amended from
time to time) of this code.
"Rental agreement" means a written or verbal agreement for use and occupancy of a privately-owned residential
dwelling that has been issued a short-term vacation rental permit, including a dwelling that may have a permit
which has been or is under suspension.
"Responsible person" means the signatory of an agreement for the rental, use and occupancy of a short-term
vacation rental unit, and/or any person(s) occupying the short-term vacation rental unit without a rental
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agreement, including the owner(s), owner's authorized agent(s) or representative(s), local contact(s), and their
guests, who shall be an occupant of that short-term vacation rental unit, who is at least twenty-one (21) years of
age, and who is legally responsible for ensuring that all occupants of the short-term vacation rental unit and/or
their guests comply with all applicable laws, rules and regulations pertaining to the use and occupancy of the
subject short-term vacation rental unit.
"Short-term vacation rental permit" means a permit that permits the use of a privately owned residential dwelling
as a short-term vacation rental unit pursuant to the provisions of this chapter, and which incorporates by
consolidation a transient occupancy permit and a business license otherwise required by Sections 3.24.060 and
3.28.020 (or successor provisions, as may be amended from time to time) of this code. A short-term vacation
rental permit is one (1) of the following types: (1) general short-term vacation rental permit, (2) primary residence
short-term vacation rental permit, or (3) homeshare short-term vacation rental permit, as defined in this section.
"Short-term vacation rental unit" means a privately owned residential dwelling, such as, but not limited to, a
single-family detached or multiple-family attached unit, apartment house, condominium, cooperative apartment,
duplex, or any portion of such dwellings and/or property and/or yard features appurtenant thereto, rented for
occupancy and/or occupied for dwelling, lodging, or any transient use, including but not limited to sleeping
overnight purposes for a period of thirty (30) consecutive calendar days or less, counting portions of calendar days
as full days, by any person(s) with or without a rental agreement.
"STVR" may be used by city officials as an abbreviation for "short-term vacation rental."
"Subtenant" means any person subject to, or claiming to be subject to, an arrangement in which a privately owned
residential dwelling, rented to a lawful occupant, is in turn sub-rented or sub-leased by that lawful occupant to
another person or third party, where said arrangement allows for the use and/or occupancy of the dwelling,
whether or not said arrangement is with or without a rental agreement.
"Suspension" means that short-term vacation rental permit that is suspended pursuant to Section 3.25.090.
"Tenant" or "transient," for purposes of this chapter, means any person, including any Subtenant, who seeks to
rent or who does rent, or who occupies or seeks to occupy, for thirty (30) consecutive calendar days or less, a
short-term vacation rental unit.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 607, Exh. A, 12-5-2023; Ord. 595 § 1(Exh. A), 6-15-2021; Ord. 590 §
1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.040 Authorized agent or representative.
A. Except for the completion of an application for a short-term vacation rental permit and business license, the
owner may designate an authorized agent or representative to ensure compliance with the requirements of
this chapter with respect to the short-term vacation rental unit on his, her or their behalf. Nevertheless, the
owner shall not be relieved from any personal responsibility and personal liability for noncompliance with
any applicable law, rule or regulation pertaining to the use and occupancy of the subject short-term vacation
rental unit, regardless of whether such noncompliance was committed by the owner's authorized agent or
representative or the occupants of the owner's short-term vacation rental unit or their guests.
B. The owner shall be the applicant for and holder of a short-term vacation rental permit and business license
and shall not authorize an agent or a representative to hold a short-term vacation rental permit and business
license on the owner's behalf. The owner's authorized agent or representative may submit an application on
behalf of the owner pursuant to Section 3.25.060, but the owner's signature is required on all short-term
vacation rental application forms, and the city may prescribe reasonable requirements to verify that an
applicant or purported owner is the owner in fact.
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(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1,
2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.050 Short-term vacation rental permit—Required.
A. The owner is required to obtain a short-term vacation rental permit and a business license from the city
before the owner or the owner's authorized agent or representative may rent or advertise a short-term
vacation rental unit. No short-term vacation rental use may occur in the city except in compliance with this
chapter. No property in the city may be issued a short-term vacation rental permit or used as a short-term
vacation rental unit unless the property is a residential dwelling that complies with the requirements of this
chapter.
B. A short-term vacation rental permit and business license shall be valid for one (1) year and renewed on an
annual basis in order to remain valid.
1. A short-term vacation rental permit and business license renewal application should be submitted sixty
(60) calendar days prior to the permit's expiration date, but no later than the permit's expiration date.
Failure to renew a short-term vacation rental permit as prescribed in this section may result in the short-
term vacation rental permit being terminated.
2. A new owner of a property (or a new person and/or new entity that owns or controls a business or
organization or other entity of any kind, such as a limited liability company, which is the owner of a
property) previously operated as a short-term vacation rental unit by the former owner (or by a former
person or entity that owned or controlled the business or organization or other entity of any kind that
continues to be the owner of the property) may not renew the previous owner's short-term vacation
rental permit and shall apply for a new short-term vacation rental permit, pursuant to this chapter, if the
new owner (or new person and/or new entity that owns or controls a business or organization or other
entity of any kind that continues to be the owner of a property) wants to continue to use the residential
dwelling as a short-term vacation rental unit. For purposes of this subsection, a transfer of a short-term
vacation rental unit with a valid short-term vacation rental permit resulting from any of the following shall
not be deemed a transfer to a new owner which would otherwise trigger the requirement to apply for
and obtain a new short-term vacation rental permit:
(a) Transfers to an entity of any kind, such as a limited liability company or a trust, where the member(s)
of the entity or beneficiary(ies) of the trust is(are) the owner(s) of the real property with a valid short-
term vacation rental permit, and the proportionate interest(s) of the owner(s) are the same for the
real property placed in the entity.
(b) Transfers that take effect upon the death of an owner to an heir designated by the owner (by devise,
bequest, or similar transfer upon death) who is any of the following: (i) surviving spouse or domestic
partner; or (ii) surviving sibling related by blood or in law, such as a brother, sister, brother-in-law,
sister-in-law, step-brother, or step-sister; or (iii) surviving parent or grandparent by blood or in law,
such as a mother, father, mother-in-law, father-in-law, step-mother, step-father, grandmother,
grandfather, grandmother-in-law, grandfather-in-law, step-grandmother, or step-grandfather; (iv)
surviving child or grandchild, such as a daughter, son, daughter-in-law, son-in-law, step-daughter,
step-son, granddaughter, grandson, granddaughter-in-law, grandson-in-law, step-granddaughter, or
step-grandson.
(c) Transfers to a trust with the beneficiary(ies) identified as an heir described in subsection B(2)(b)
above.
3. If an owner or an owner's authorized agent or representative, pursuant to all applicable laws, constructs
additional bedrooms to an existing residential dwelling or converts non-bedroom spaces and areas in an
existing residential dwelling into additional bedrooms, the owner or owner's authorized agent or
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representative shall notify the city and update the short-term vacation rental unit's online registration
profile upon city approval of the addition or conversion so that the city may confirm that such conversion
is consistent with this chapter and the code, including all applicable provisions in Title 8 of the code, and
reissue the short-term vacation rental permit so that it accurately identifies the number of approved
bedrooms, if the owner wants to continue to use the dwelling as a short-term vacation rental unit. The
city may conduct an on-site inspection of the property to verify compliance with this chapter and the
code. Code compliance inspections may be billed for full cost recovery at one (1) hour for initial inspection
and in thirty (30)-minute increments for each follow-up inspection pursuant to subsection D. For purposes
of this chapter, "reissue" or "reissuance" of a short-term vacation rental permit means a permit that is
reissued by the city, with corrected information, as applicable, to be valid for the balance of the existing
one (1)-year permit and license period.
C. A short-term vacation rental permit and business license shall be valid only for the number of bedrooms in a
residential dwelling equal to the number of bedrooms the city establishes as eligible for listing as a short-
term vacation rental unit. The allowable number of bedrooms shall meet all applicable requirements under
federal, state and city codes, including, but not limited to, the provisions of Section 9.50.100 (or successor
provision, as may be amended from time to time) governing "additional bedrooms" and all applicable
building and construction codes in Title 8 of this code. A short-term vacation rental permit shall not be issued
for, or otherwise authorize the use of, additional bedrooms converted from non-bedroom spaces or areas in
an existing residential dwelling except upon express city approval for the additional bedrooms in compliance
with this code, including Section 9.50.100 (or successor provision, as may be amended from time to time),
and upon approval of an application for a new or renewed short-term vacation rental permit as provided in
subsection B.
D. A short-term vacation rental permit and business license shall not be issued, and may be suspended or
permanently revoked, if the property, or any building, structure, or use or land use on the property is in
violation of this code. The city may conduct an inspection of the property prior to the issuance or renewal of
a short-term vacation rental permit and/or business license. Code compliance inspections may be billed for
full cost recovery at one (1) hour for initial inspection and in thirty (30)-minute increments for each follow-up
inspection. For purposes of this subsection, a code violation exists if, at the time of the submittal of an
application for a new or renewed short-term vacation rental permit or business license, the city has
commenced administrative proceedings by issuing written communication and/or official notice to the
owner or owner's authorized agent or representative of one (1) or more code violations. For purposes of this
chapter, "building," "structure," and "use or land use" have the same meanings as set forth in Section
9.280.030 (or successor provisions, as may be amended from time to time) of this code.
E. A short-term vacation rental permit and business license shall not be issued or renewed, and may be
suspended or permanently revoked, if any portion of transient occupancy tax has not been reported and/or
remitted to the city for the previous calendar year by the applicable deadline for the reporting and/or
remittance of the transient occupancy tax.
F. A short-term vacation rental permit and business license shall not be issued or renewed, and may be
suspended or permanently revoked, if the residential dwelling to be used as a short-term rental unit lacks
adequate on-site parking. For purposes of this subsection, "adequate on-site parking" shall be determined by
dividing the total number of occupants commensurate with the approved number of bedrooms as provided
in the table under Section 3.25.070 by four (4), such that the ratio of the maximum allowed number of
overnight occupants to on-site parking spots does not exceed four to one (4:1). For example, a residential
dwelling with five (5) bedrooms may permissibly host a total number of ten (10) to twelve (12) overnight
occupants and therefore requires three (3) on-site parking spots. On-site parking shall be on an approved
driveway, garage, and/or carport areas only in accordance with Section 3.25.070(R), and no more than two
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(2) street parking spots may count towards the number of on-site parking spots necessary to meet the
"adequate on-site parking" requirement under this subsection.
G. An owner or owner's authorized agent or representative who claims not to be operating a short-term
vacation rental unit or who has obtained a valid short-term vacation rental permit and business license
pursuant to this chapter, may voluntarily opt-out of the requirements of this chapter, prior to the issuance or
expiration of a short-term vacation rental permit and business license that are applicable to the short-term
vacation rental unit, only upon the owner, the owner's authorized agent or representative and/or the
owner's designated local contact person submitting a written request or executing, under penalty of perjury,
a declaration of non-use as a short-term vacation rental unit, in a form prescribed by the city (for purposes of
this chapter, a "declaration of non-use"). Upon the receipt and filing with the city a written request or a fully
executed declaration of non-use, the short-term vacation rental permit and business license shall be closed
and the owner or owner's authorized agent or representative shall be released from complying with this
chapter as long as the property is not used as a short-term vacation rental unit. Use of the property as a
short-term vacation unit after the city's receipt and filing of a written request or a declaration of non-use is a
violation of this chapter. If, after a written notice or a declaration of non-use has been received and filed with
the city, the owner or owner's authorized agent or representative wants to use that property as a short-term
vacation rental unit, the owner may apply for a new short-term vacation rental permit and business license
only after twelve (12) consecutive months have elapsed from the date of the city's receipt of the written
notice or the declaration of non-use, and the owner and owner's authorized agent or representative
otherwise shall fully comply with the requirements of this chapter and the code.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. 611, § 1(Exh. A), 3-19-2024; Ord. No. 607, Exh. A, 12-5-2023; Ord. 595 §
1(Exh. A), 6-15-2021; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 577 § 1, 2019; Ord.
572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.055 Non-issuance of new short-term vacation rental permits; periodic council review.
A. Commencing May 20, 2021, which is the effective date of Ordinance No. 596 which added this section, there
shall be no processing of, or issuance for, any applications for a new short-term vacation rental permit,
required by this chapter to use or operate a short-term vacation rental unit in the city, except applications
for a new a short-term vacation rental permit covering a short-term vacation rental unit that meets one (1)
or more of the following:
1. A residential dwelling within a residential project located in the CT Tourist Commercial District zone, as
defined in Section 9.70.070 (or successor section) of this code and depicted in the city's official zoning
map.
2. A residential dwelling within a residential project located in the VC Village Commercial District zone, as
defined in Section 9.70.100 (or successor section) of this code and depicted in the city's official zoning
map.
3. A residential dwelling within a residential project subject to a development agreement with the city, or
subject to a condition of approval(s) attached to any entitlement approved by the city (including but not
limited to a specific plan, subdivision map, or site development permit), pursuant to which short-term
vacation rentals are a permitted use, and the residential dwelling's use as a short-term vacation rental is
authorized under a declaration of covenants, conditions, and restrictions (CC&Rs), for the residential
project.
4. A residential dwelling within the area covered by the SilverRock Resort Specific Plan or the Estates at
Griffin Lake Specific Plan.
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5. A residential dwelling is located adjacent to the CT Tourist Commercial District zone, as defined in Section
9.70.070 and depicted in the city's official zoning map, and within the following boundaries; west of
Avenida Obregon, south of the Avenida Fernando, east of Calle Mazatlan, and north of the driveway
access between Calle Mazatlan and Avenida Obregon that serves as a southern boundary for the La
Quinta Tennis Villas/Tennis Condos area identified on page 25 of the La Quinta Resort Specific Plan, 121
E—Amendment 5 (as may be subsequently amended from time to time). For purposes of this subsection,
"adjacent to" means across the street from or accessible by a driveway or service road designed to
provide access to area(s) within the CT Tourist Commercial District zone.
B. The city manager or authorized designee shall have the authority to implement policies or procedures to
review and verify whether an application for a new short-term vacation rental permit meets the criteria set
forth in this section.
C. This section shall not apply to applications for a homeshare short-term vacation rental permit or applications
for a renewal of an existing short-term vacation rental permit and business license, submitted in compliance
with this chapter, including when the short-term vacation rental permit is under suspension during the time
for processing the renewal application. Applications for renewals must be submitted as prescribed by this
chapter. Any short-term vacation rental unit, covered by a permit that is subject to an application for
renewal, which is under temporary suspension in violation of this chapter or any other provisions of this
code, shall not become permitted to use the dwelling as a short-term vacation rental unit until all violations
that led to the temporary suspension have been remedied and the suspension has expired. Any revoked
short-term vacation rental permit shall not be eligible for renewal or new short-term vacation rental permit.
D. The city council shall periodically review the impacts or effects, if any, caused by the non-issuance of new
short-term vacation rental permits set forth in this section. The city manager or authorized designee shall
prepare a report assessing impacts or effects, if any, for the council to review at a regular or special meeting.
E. Commencing on January 4, 2024, which is the effective date of Ordinance No. 607 adding this subsection (E),
this section may not be amended by the city council, except by no less than four-fifths (⅘) majority vote of
the city council.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 607, Exh. A, 12-5-2023; Ord. 596 § 2, 2021; Ord. 595 § 1(Exh. A), 6-15-
2021; Ord. 591 § 1(Exh. A), 4-20-2021)
3.25.057 Large Lots; exemption from non-issuance of new short-term vacation rental permits.
A. If none of the exemptions in subsection (A) or (C) of Section 3.25.055 of this code applies, the owner of a
large lot may voluntarily submit to the city an application and request to be exempted from the non-issuance
of new short-term vacation rental permits set forth in Section 3.25.055 only if, at the time of submittal of an
application for exemption pursuant to this section, all of the following criteria are met:
1. The "lot area," as defined in Section 9.280.030 (or successor provision, as may be amended from time to
time) of this code, is comprised of a single parcel that is no less than twenty-five thousand (25,000) square
feet;
2. The single parcel has at least one (1) existing dwelling, as defined in this chapter, in use or available for
use;
3. The single parcel is not, nor will the single parcel ever be for the duration of the period of any qualified
exemption under this section, subject to a subdivision under the subdivision map act in Division 2
(commencing with Section 64410) of Title 7 of the California Government Code or under Title 13 of this
code (or successor provisions, as may be amended from time to time);
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4. The single parcel is not, nor will the single parcel ever be for the duration of the period of any qualified
exemption under this section, subject to a reduction in the square footage of the lot area by lot line
adjustment, parcel merger, or other action that creates a legal parcel under the subdivision map act in
Division 2 (commencing with Section 64410) of Title 7 of the California Government Code or under Title
13 of this code (or successor provisions, as may be amended from time to time);
5. If the single parcel is within a residential project governed by a homeowners association, the use of the
single parcel as a short-term vacation rental unit is authorized under the homeowners association's
covenants, conditions, and restrictions (CC&Rs) and any other applicable governing documents for the
residential project governed by the homeowners association;
6. Use of the single parcel as a short-term vacation rental unit is not prohibited or otherwise inconsistent
with any recorded instruments governing the use of the single parcel; and
7. The single parcel has adequate on-site parking pursuant to this chapter for use as a short-term vacation
rental unit.
B. Subject to the application and review provisions in this section, if the city determines the single parcel meets
the criteria of a large lot to be exempted from the non-issuance of new short-term vacation rental permits
that otherwise applies pursuant to Section 3.25.055, the provisions regarding the non-issuance of new short-
term vacation rental permits in Section 3.25.055 shall no longer apply to, or be applicable as long as the
single parcel meets the criteria in this section, to the large lot upon certification by the city that the criteria
set forth in this section have been met.
1. Upon certification by the city that the criteria in this section have been met, then the single parcel shall be
identified as a "qualified and certified large lot" for purposes of this section and this chapter.
2. Upon certification by the city of the single parcel as a qualified and certified large lot pursuant to this
section, an owner of a residential dwelling within a qualified and certified large lot may apply for a new
short-term vacation rental permit pursuant to this chapter and shall be subject to the same requirements
of any other short-term vacation rental permit application, use, and operation governed by this chapter.
3. The city may impose any necessary or proper conditions of approval with the certification of a single
parcel as a large lot pursuant to this section, including conditions that would terminate the exemption
from compliance with Section 3.25.055 if the large lot is subdivided or used in violation of the
requirements of this section. Additionally, the city may require as a condition of approval that the owner
of the qualified and certified large lot execute a land use covenant, in a form approved by the city and
recorded in the county recorder's office against the single parcel, memorializing the terms and conditions
applicable to the large lot for use as a short-term vacation rental unit.
4. Any owner of real property that is no longer or is not in compliance with the criteria in this section to be a
qualified and certified large lot shall have no right or authority to advertise, use, or operate said real
property as a short-term vacation rental unit. Any short-term vacation rental permit (either new or
renewal permit) issued by the city in reliance of said real property having previously been located within a
qualified and certified large lot shall no longer be valid upon said real property no longer being in
compliance with this section.
5. An owner of a qualified and certified large lot who is the successor in interest to the owner who applied
for and received the certification of the single parcel as a qualified and certified large lot does not need to
re-apply for an exemption from Section 3.25.055 under this chapter as long as the single parcel
determined to be the qualified and certified large lot remains in compliance with this section.
6. It is the expressed intent of the city council that an application for exemption from Section 3.25.055,
submitted to the city pursuant to this section, need only occur one (1) time as long as the current owner
of a qualified and certified large lot remains in compliance with this section whenever a new or renewal
application for a short-term vacation rental permit is submitted to the city and for the duration of the
term of the issued short-term vacation rental permit. It is also the expressed intent of the city council that
the current owner of real property that may have previously been a qualified and certified large lot may
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be required by the city to submit a new application for exemption from Section 3.25.055, pursuant to this
section, if the real property no longer meets the criteria set forth in this section.
C. Any application submitted pursuant to this section shall be subject to any fees established by resolution of
the city council and shall identify, by addresses, assessor's parcel number (APN), and any other identifying
information requested by the city, the real property purporting to be a large lot.
D. An application submitted pursuant to this section shall be reviewed and considered as follows:
1. Submittal of Application. An application for a finding of exemption under this section and certification as a
large lot shall be completed in a form approved by the city manager or authorized designee. Applications
shall be filed with the city clerk, who shall forward to the planning department together with all maps,
plans, documents and other materials required by the city clerk or director of the planning department.
2. Determination of Completeness. The city clerk's office and planning department shall coordinate with the
applicant to make a determination whether the application is complete or incomplete. Upon the
determination that the application is complete by the city clerk, the city clerk shall schedule review and
consideration of the complete application by the city council.
3. Public Hearing and Consideration of the Application. The city council shall hold a public hearing on the
application, and the city council shall be the decision-making authority for the application. The public
hearing shall be set within ninety (90) days from the determination by the city clerk of a complete
application. The public hearing shall be noticed in accordance with Section 9.200.100(D) (or successor
provisions, as may be amended from time to time) of this code. At the public hearing, the city council shall
receive written comments and any other evidence or testimony relating to the application. At the public
hearing, the city council may take action on the application, or continue the application to a specified
date.
4. Required Findings. No application presented to the city council pursuant to this section may be approved
or conditionally approved unless all of the following findings and requirements are met:
a. The single parcel subject to the application is in a residential zone, is a legal non-conforming use, or is
in a zone that otherwise would allow for residential uses.
b. The applicant is the owner of the single parcel subject to the application.
c. The exemption under this section is required for the applicant as owner to be able to apply for a
short-term vacation rental permit and use a dwelling or dwellings on the parcel as a short-term
vacation rental unit under this chapter.
d. Approval of the application will not create conditions materially detrimental to the public health,
safety and general welfare or injurious to or incompatible with other properties or land uses in the
vicinity. Included with this assessment shall be whether approval of the application and issuance of a
certification that the single parcel is a qualified and certified large lot results in multiple exemptions
under this section being concentrated in one (1) geographic location of the city in a manner than may
be incompatible with other properties or land uses in the vicinity.
5. Decision. The city council shall approve, approve with conditions, or deny the application. With the
concurrence of the applicant, an application may be withdrawn prior to the issuance of a decision by the
city council. The decision on an application, including any required findings and any other reasons that
serve to explain the determination plus all conditions of approval, shall be in writing. An approval or
approval with conditions from the city council shall be adopted by resolution and accompanied with the
certification from the city that the single parcel subject to the application meets the criteria for a qualified
and certified large lot.
6. Appeal. The decision of the city council shall be the final decision of the city on the application.
E. Subject to the review and approval provisions in this section, the city manager or authorized designee shall
have the authority to implement policies or procedures to review and verify whether an application and
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request to be exempted from Section 3.25.055 meets the criteria set forth in this section and any other
criteria reasonably necessary for verification of such application and request.
F. The city council may periodically review the impacts or effects, if any, caused by this section concurrently
with its periodic review provided for in subsection (D) of Section 3.25.055.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 607, Exh. A, 12-5-2023)
3.25.060 Short-term vacation rental permit—Application requirements.
A. The owner or the owner's authorized agent or representative must submit the information required on the
city's short-term vacation rental permit application form provided by the city, which may include any or all of
the following:
1. The name, address, and telephone number of the owner of the subject short-term vacation rental unit;
2. The name, address, and telephone number of the owner's authorized agent or representative, if any;
3. The name and twenty-four (24)-hour telephone number of the local contact person;
4. Reserved;
5. The number of bedrooms shall not exceed the number of permitted bedrooms. The allowable number of
bedrooms shall meet all applicable building and construction requirements under federal, state and city
codes, including, but not limited to, the provisions of Section 9.50.100 (or successor provision, as may be
amended from time to time) governing "additional bedrooms" and all applicable building and
construction codes in Title 8 of this code;
6. Acknowledgement of receipt of all electronically distributed short-term vacation rental information from
the city, including any good guest brochure;
7. The owner or owner's authorized agent or representative who has applied for a short-term vacation
rental permit shall provide the city with written authorization that issuance of a short-term vacation
rental permit pursuant to this chapter is not inconsistent with any recorded or unrecorded restrictive
covenant, document, or other policy of a homeowner association (HOA) or other person or entity which
has governing authority over the property on which a short-term vacation rental unit will be operated; in
furtherance of this requirement, there shall be a rebuttable presumption that an owner or owner's
authorized agent or representative does not have written authorization for the issuance of a short-term
vacation rental permit if a HOA or other person or entity which has governing authority over the property
has submitted to the city a duly-authorized official writing, which informs the city that short-term
vacation rentals of thirty (30) consecutive days or less are not permitted on the property applying for a
short-term vacation rental permit; and
8. Such other information as the city manager or authorized designee deems reasonably necessary to
administer this chapter.
B. The short-term vacation rental permit application shall be accompanied by an application fee as set by
resolution of the city council. A short-term vacation rental permit and business license shall not be issued or
renewed while any check or other payment method cannot be processed for insufficient funds.
C. The city may determine the maximum number of bedrooms in a residential dwelling with multiple bedrooms
eligible for use as a short-term vacation rental unit upon issuance of a short-term vacation rental permit.
When determining the maximum number of bedrooms eligible for use as short-term vacation rentals, the
city shall consider the public health, safety, and welfare, shall comply with building and residential codes,
and may rely on public records relating to planned and approved living space within the residential dwellings,
including, but not limited to, title insurance reports, official county records, and tax assessor records. An
owner and/or owner's authorized agent or representative may not advertise availability for occupancy of a
short-term vacation rental unit for more than the approved number of bedrooms listed in the short-term
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vacation rental permit issued by the city pursuant to this chapter. In addition to any other rights and
remedies available to the city under this chapter, the first violation for failing to advertise the approved
number of bedrooms may be subject to a fine by an administrative citation, and a second or subsequent
violation for failing to advertise the approved number of bedrooms may result in a revocation (which may
include permanent revocation) of the short-term vacation rental permit and/or any affiliated licenses or
permits pursuant to the provisions set forth in Section 3.25.090. An owner of a residential dwelling on a lot
may apply for additional bedrooms to be included in the maximum number of bedrooms eligible for use
under a short-term vacation rental permit, subject to and only if all of the following criteria are met:
1. Only existing rooms within a dwelling may be eligible for repurposing for use as an additional bedroom.
2. Use of an existing room as an additional bedroom shall comply with all building and residential codes,
including but not limited to all applicable codes in Title 8 of this code.
3. Any use of an existing room as an additional bedroom shall result in no less than 1,000 square feet of the
remainder of the indoor habitable space within the dwelling to be used for living, eating, cooking, and
sanitation purposes. "Indoor habitable space" for purposes of this Subsection 3.25.060(C)(3) includes, for
example, kitchen, bathroom, dining room, living room, den, home-office, and hallway areas, but excludes,
for example, closets, garage, storage, attic, basement, and other areas not usually and regularly occupied
by persons in the dwelling.
4. The owner of the dwelling shall have the obligation to ensure the use of an existing room as an additional
bedroom pursuant to this Subsection 3.25.060(C) is neither inconsistent with nor a violation of any legal
or contractual obligations of the owner as the property owner of the dwelling, including but not limited to
any residential/home insurance policies, title insurance policies, or tax assessment records. Nothing in this
Subsection 3.25.060(C) does, or may be interpreted as, affecting or authorizing a use of an existing room
as an additional bedroom under any other law or regulation, except for purposes of including such
additional bedroom in the maximum number of bedrooms eligible for use under a short-term vacation
rental permit pursuant to this chapter.
D. Short-term vacation rental permit applications shall comply with the following:
1. A short-term vacation rental permit application for an estate home shall be subject to evaluation and
inspection of the property to ensure that the short-term vacation rental unit will not create conditions
materially detrimental to the public health, safety and general welfare or injurious to or incompatible with
other properties in the vicinity. Evaluation and inspection shall include, but not be limited to: verification
of the number of bedrooms, active noise monitor, adequate on-site parking spaces, availability of nearby
street parking, physical distance of an estate home from adjacent properties, such as location and
distance of outdoor gathering spaces, pools, and other living spaces from neighboring properties. The city
manager, or designee, shall have the authority to impose additional conditions on the use of an estate
home as a short-term vacation rental unit to ensure that any potential secondary effects unique to the
subject short-term vacation rental unit are avoided or adequately mitigated.
2. A short-term vacation rental permit application may be denied if the applicant has failed to comply with
application requirements in this chapter, or has had a prior short-term vacation rental permit for the
same unit revoked within the past twelve (12) calendar months. In addition, upon adoption of a resolution
pursuant to subsection H, the city may limit the number of short-term vacation rental units in a given
geographic area based on a high concentration of short-term vacation rental units. The city shall maintain
a waiting list of short-term vacation rental permit applications for such geographic areas where the city
determines, based on substantial evidence after a noticed public hearing, there is a higher than average
concentration of short-term vacation rental units that either affects the public health, safety, and welfare
or significantly negatively impacts the character and standard of living in a neighborhood within that
geographic area, or both.
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E. Short-term vacation rental permit applications may take up to, and the city shall have, thirty (30) calendar
days to process. Nothing in this subsection or chapter shall be construed as requiring the city to issue or deny
a short-term vacation rental permit in less than thirty (30) calendar days, as no permit shall be issued until
such time as application review is complete. No short-term vacation rental use may occur in the city without
a valid short-term vacation rental permit issued in accordance with this chapter.
F. Upon a change of ownership of a property (or upon a new person and/or new entity owning or controlling a
business or organization or other entity of any kind, such as a limited liability company, which is the owner of
a property) licensed to operate as a short-term vacation rental unit, the owner or owner's authorized agent
or representative shall notify the city of such change immediately. The existing short-term vacation rental
permit shall be terminated, unless subject to Section 3.25.050(B)(2), and the property must cease operating
as a short-term vacation rental immediately. Failure to comply may result in a fine of one thousand dollars
($1,000.00) per day for a continuing violation of this subsection F.
G. Immediately upon a change of an owner's authorized agent or representative, local contact, or any other
change pertaining to the information contained in the short-term vacation rental application, the owner or
owner's authorized agent or representative shall update the short-term vacation rental unit's online
registration profile used by the city for the implementation of the short-term vacation rental regulations.
Failure to immediately update this information may result in a violation of this chapter, including but not
limited to a suspension or revocation of a short-term vacation rental permit, until all information is updated.
H. The city manager or authorized designee may prepare, for adoption by resolution by the city council, a
review procedure and criteria to evaluate the limitation for issuance of STVR permits and/or STVR
applications for geographic areas within the city as set forth in subsection D.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 607, Exh. A, 12-5-2023; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 §
1(Exh. A), 12-15-2020; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.065 Short-term vacation rental permit—Grounds for denial.
A. In addition to any other grounds provided in this chapter, an application (including renewal application) for a
short-term vacation rental permit may be denied if use of the short-term vacation rental unit has been, will
be, or is apt to become any one (1) or more of the following.
1. Prohibited by any local ordinance or by any state or federal law, statute, rule or regulation;
2. A public nuisance;
3. In any way detrimental to the public interest;
4. Prohibited by zoning laws and ordinances.
B. An application (including renewal application) for a short-term vacation rental permit may also be denied on
the grounds that the applicant has knowingly made a false statement in a material matter either in
his/her/their application or in his/her/their testimony before the city manager or other body hearing such
testimony.
C. This section is intended to be, and shall be construed as being, in alignment with the grounds for denial of a
business license set forth in Section 3.28.080 (or successor section) of this code.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. 591 § 1(Exh. A), 4-20-2021)
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3.25.070 Operational requirements and standard conditions.
A. The owner and/or owner's authorized agent or representative shall use reasonably prudent business
practices to ensure that the short-term vacation rental unit is used in a manner that complies with all
applicable laws, rules and regulations pertaining to the use and occupancy of the subject short-term vacation
rental unit.
1. An estate home may be established for short-term vacation rental use subject to evaluation and
inspection of the property pursuant to Section 3.25.060(D)(1).
2. An estate home established for short-term vacation rental use is required to be equipped with a noise
monitoring device(s) that is operable at all times.
B. The responsible person(s) shall be an occupant(s) of the short-term vacation rental unit for which he, she or
they signed a rental agreement for such rental, use and occupancy, and/or any person(s) occupying the
short-term vacation rental unit without a rental agreement, including the owner, owner's authorized agent
or representative, local contact(s) and their guests. The responsible person(s) shall not sub-rent or sub-lease
the short-term vacation rental unit to a Subtenant unless said sub-rental or sub-leasing is in full compliance
with this chapter. No non-permanent improvements to the property, such as tents, trailers, or other mobile
units, may be used as short-term vacation rentals. The total number of occupants, including the responsible
person(s) and children regardless of age, allowed to occupy any given short-term vacation rental unit may be
within the ranges set forth in the table below. By the issuance of a short-term vacation rental permit, the city
or its authorized designees, including police, shall have the right to conduct a count of all persons occupying
the short-term vacation rental unit in response to a complaint or any other legal grounds to conduct an
inspection resulting from the use of the short-term vacation rental unit, and the failure to allow the city or its
authorized designees the ability to conduct such a count may constitute a violation of this chapter. The city
council may by resolution further restrict occupancy levels provided those restrictions are within the
occupancy ranges set forth below.
Number of
Bedrooms
Total of Overnight* Occupants Total Daytime** Occupants
(Including Number of Overnight
Occupants)
0—Studio 2 2—8
1 2—4 2—8
2 4—6 4—8
3 6—8 6—12
4 8—10 8—16
5 10—12 10—18
6 12—14 12—20
7 14 14—20
8 16 16—22
9 18 18—24
*Overnight (10:01 p.m.—6:59 a.m.)
**Daytime (7:00 a.m.—10:00 p.m.)
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C. The person(s) listed as the local contact person in the short-term vacation rental unit's online registration
profile shall be available twenty-four (24) hours per day, seven (7) days per week, with the ability to respond
to the location within thirty (30) minutes to complaints regarding the condition, operation, or conduct of
occupants of the short-term vacation rental unit or their guests. The person(s) listed as a local contact person
shall be able to respond personally to the location, or to contact the owner or the owner's authorized agent
or representative to respond personally to the location, within thirty (30) minutes of notification or
attempted notification by the city or its authorized short-term vacation rental designated hotline service
provider. No provision in this section shall obligate the city or its authorized short-term vacation rental
designated hotline service provider to attempt to contact any person or entity other than the person(s) listed
as the local contact person.
D. The owner, the owner's authorized agent or representative and/or the owner's designated local contact
person shall use reasonably prudent business practices to ensure that the occupants and/or guests of the
short-term vacation rental unit do not create unreasonable or unlawful noise or disturbances, engage in
disorderly conduct, or violate any applicable law, rule or regulation pertaining to the use and occupancy of
the subject short-term vacation rental unit.
E. Occupants of the short-term vacation rental unit shall comply with the standards and regulations for
allowable noise at the property in accordance with Sections 9.100.210 and 11.08.040 (or successor provision,
as may be amended from time to time) of this code. No radio receiver, musical instrument, phonograph,
compact disk player, loudspeaker, karaoke machine, sound amplifier, or any machine, device or equipment
that produces or reproduces any sound shall be used outside or be audible from the outside of any short-
term vacation rental unit between the hours of 10:00 p.m. and 7:00 a.m. Pacific Standard Time. Observations
of noise related violations shall be made by the city or its authorized designee from any location at which a
city official or authorized designee may lawfully be, including but not limited to any public right-of-way, any
city-owned public property, and any private property to which the city or its authorized designee has been
granted access.
F. Prior to occupancy of a short-term vacation rental unit, the owner or the owner's authorized agent or
representative shall:
1. Obtain the contact information of the responsible person;
2. Provide copies of all electronically distributed short-term vacation rental information from the city,
including any good guest brochure to the responsible person and post in a conspicuous location within
the short-term vacation rental unit, in a manner that allows for the information to be viewed in its
entirety; and require such responsible person to execute a formal acknowledgement that he/she/they
is/are legally responsible for compliance by all occupants of the short-term vacation rental unit and their
guests with all applicable laws, rules and regulations pertaining to the use and occupancy of the short-
term vacation rental unit. This information shall be maintained by the owner or the owner's authorized
agent or representative for a period of three (3) years and be made readily available upon request of any
officer of the city responsible for the enforcement of any provision of this code or any other applicable
law, rule or regulation pertaining to the use and occupancy of the short-term vacation rental unit.
G. The owner, the owner's authorized agent or representative and/or the owner's designated local contact
person shall, upon notification or attempted notification that the responsible person and/or any occupant
and/or guest of the short-term vacation rental unit has created unreasonable or unlawful noise or
disturbances, engaged in disorderly conduct, or committed violations of any applicable law, rule or
regulation pertaining to the use and occupancy of the subject short-term vacation rental unit, promptly
respond within thirty (30) minutes to immediately halt and prevent a recurrence of such conduct by the
responsible person and/or any occupants and/or guests. Failure of the owner, the owner's authorized agent
or representative and/or the owner's designated local contact person to respond to calls or complaints
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regarding the condition, operation, or conduct of occupants and/or guests of the short-term vacation rental
unit within thirty (30) minutes, shall be subject to all administrative, legal and equitable remedies available
to the city.
H. The owner of a short-term vacation rental unit that has a valid homeshare short-term vacation rental permit
shall occupy the dwelling during the transient stay. A violation of any provision of this chapter, this code, or
any other applicable federal, state, or local laws or codes, by the owner, owner's authorized agent or
representative and/or the owner's designated local contact person shall be subject to all administrative, legal
and equitable remedies available to the city.
I. Trash and refuse shall not be left or stored within public view, except in proper containers for the purpose of
collection by the city's authorized waste hauler on scheduled trash collection days. The owner, the owner's
authorized agent or representative shall use reasonably prudent business practices to ensure compliance
with all the provisions of Chapter 6.04 (Solid Waste Collection and Disposal) (or successor provision, as may
be amended from time to time) of this code.
J. Signs may be posted on the premises to advertise the availability of the short-term vacation rental unit as
provided for in Chapter 9.160 (Signs) (or successor provision, as may be amended from time to time) of this
code.
K. The owner, the owner's authorized agent or representative and/or the owner's designated local contact
person shall post a copy of the short-term vacation rental permit and a copy of the good guest brochure in a
conspicuous place within the short-term vacation rental unit, and a copy of the good guest brochure shall be
provided to each occupant of the subject short-term vacation rental unit.
L. Unless otherwise provided in this chapter, the owner and/or the owner's authorized agent or representative
shall comply with all provisions of Chapter 3.24 concerning transient occupancy taxes, including, but not
limited to, submission of a monthly return in accordance with Section 3.24.080 (or successor provisions, as
may be amended from time to time) of this code, which shall be filed monthly even if the short-term
vacation rental unit was not rented during each such month.
M. Guesthouses, detached from the primary residential dwelling on the property, or the primary residential
dwelling on the property, may be rented pursuant to this chapter as long as the guesthouse and the primary
residential dwelling are rented to one (1) party; provided, however, that this Subsection (M) does not apply
to multi-unit lock-off STVR units.
N. The owner and/or the owner's authorized agent or representative shall post the number of authorized
bedrooms and the current short-term vacation rental permit number at the beginning or top of any
advertisement that promotes the availability or existence of a short-term vacation rental unit; provided,
however, this requirement may be satisfied if a hosting platform used by the owner and/or owner's
authorized agent or representative provides a designated field(s) to post the number of authorized
bedrooms and the current short-term vacation rental permit number for the short-term vacation rental unit.
In the instance of audio-only advertising of the same, the short-term vacation rental permit number and the
number of authorized bedrooms shall be read as part of the advertisement.
O. The owner and/or owner's authorized agent or representative shall operate a short-term vacation rental unit
in compliance with any other permits or licenses that apply to the property, including, but not limited to, any
permit or license needed to operate a special event pursuant to Section 9.60.170 (or successor provision, as
may be amended from time to time) of this code. The city may limit the number of special event permits
issued per year on residential dwellings pursuant to Section 9.60.170 (or successor provision, as may be
amended from time to time).
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P. The city manager, or designee, shall have the authority to impose additional conditions on the use of any
given short-term vacation rental unit to ensure that any potential secondary effects unique to the subject
short-term vacation rental unit are avoided or adequately mitigated, including, but not limited to, a
mitigating condition that would require the installation of a noise monitoring device to keep time-stamped
noise level data from the property that will be made available to the city upon city's reasonable request.
Q. The standard conditions set forth herein may be modified by the city manager, or designee, upon request of
the owner or the owner's authorized agent or representative based on site-specific circumstances for the
purpose of allowing reasonable accommodation of a short-term vacation rental unit. All requests must be in
writing and shall identify how the strict application of the standard conditions creates an unreasonable
hardship to a property such that, if the requirement is not modified, reasonable use of the property as a
short-term vacation rental unit would not be allowed. Any hardships identified must relate to physical
constraints to the subject site and shall not be self-induced or economic. Any modifications of the standard
conditions shall not further exacerbate an already existing problem.
R. On-site parking shall be on an approved driveway, garage, and/or carport areas only; this section does not
impose restrictions on public street parking regulations. Recreational vehicles may be parked in accordance
with the provisions set forth in Section 9.60.130 (or successor provision, as may be amended from time to
time) of this code.
S. No "apartment," "apartment building," or "apartment project," as defined in Section 9.280.030 (or successor
provision, as may be amended from time to time) of this code shall be eligible to apply for or obtain a short-
term vacation rental permit.
T. A privately owned residential dwelling, regardless of whether it is permitted or not as a short-term vacation
rental unit, rented for a period of thirty one (31) consecutive calendar days or more, counting portions of
calendar days as full days, by any person(s), with or without a rental agreement, that is subsequently sub-
rented or sub-leased to a Subtenant for a period of thirty (30) consecutive days or less, counting portions of
calendar days as full days, constitutes use of the privately owned residential dwelling as a short-term
vacation rental unit and is subject to the provisions of this chapter. This Subsection (T) is declaratory of
existing law under this chapter.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 608, § 1, 12-5-2023; Ord. No. 607, Exh. A, 12-5-2023; Ord. 590 § 1(Exh.
A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 577 § 1, 2019; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord.
501 § 2, 2012)
3.25.080 Recordkeeping and hosting platform duties.
A. The owner or the owner's authorized agent or representative shall maintain for a period of three (3) years,
records in such form as the tax administrator (as defined in Chapter 3.24) may require to determine the
amount of transient occupancy tax owed to the city. The tax administrator shall have the right to inspect
such records at all reasonable times, which may be subject to the subpoena by the tax administrator
pursuant to Section 3.24.140 (Records) (Transient Occupancy Tax) (or successor provisions, as may be
amended from time to time) of this code.
B. Hosting platforms shall not complete any booking transaction for any residential dwelling or other property
purporting to be a short-term vacation rental unit in the city unless the dwelling or property has a current
and valid short-term vacation rental permit issued pursuant to this chapter, which is not under suspension,
for the dates and times proposed as part of the booking transaction.
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1. The city shall maintain an online registry of active and suspended short-term vacation rental permits,
which hosting platforms may reference and rely upon for purposes of complying with subsection B. If a
residential dwelling or other property purporting to be a short-term vacation rental unit matches with an
address, permit number, and/or current and valid permit dates (not under suspension) set forth in the
city's online registry, the hosting platforms may presume that the dwelling or other property has a current
and valid short-term vacation rental permit.
2. The provisions of this subsection B shall be interpreted in accordance with otherwise applicable state and
federal law(s) and will not apply if determined by the city to be in violation of, or preempted by, any such
law(s).
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord. 572 § 1,
2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
3.25.090 Violations.
A. Additional conditions. A violation of any provision of this chapter or this code by any applicant, occupant,
responsible person, local contact person, owner or owner's authorized agent or representative (including a
management company), shall authorize the city manager, or designee, to impose additional conditions on
the use of any given short-term vacation rental unit to ensure that any potential additional violations are
avoided.
B. Permit modification, suspension and revocation. A violation of any provision of this chapter, this code,
California Vehicle Code, or any other applicable federal, state, or local laws or codes, including, but not
limited to, applicable fire codes and the building and construction codes as set forth in Title 8 of this code, by
any applicant, occupant, responsible person, local contact person, owner, or owner's authorized agent or
representative (including a management company), shall constitute grounds for modification, suspension
and/or revocation (which may include permanent revocation) of the short-term vacation rental permit
and/or any affiliated licenses or permits pursuant to the provisions set forth in Section 3.25.100.
C. Notice of violation. The city may issue a notice of violation to any applicant, occupant, responsible person,
local contact person, owner, owner's authorized agent or representative (including a management
company), or hosting platform, pursuant to Section 1.01.300 (or successor provisions, as may be amended
from time to time) of this code, if there is any violation of this chapter committed, caused or maintained by
any of the above parties.
D. Two (2) strikes policy. Subject to a minor violation reprieve request, two (2) violations of any provision of this
chapter or this code within one (1) year by any applicant, occupant, responsible person, local contact person,
owner, owner's authorized agent or representative (including a management company), with respect to any
one (1) residential dwelling shall result in an immediate suspension of the short-term vacation rental permit
with subsequent ability to have a hearing before the city, pursuant to this chapter, to request a lifting of the
suspension. For purposes of this subsection, a "minor violation reprieve request" means a written request
submitted to the city's code enforcement officer for relief from counting one (1) or more violations within
the one (1) year period as a minor violation, and "minor violation" means a violation of a particular section of
this code that resulted in minimal impact on the use and enjoyment of the adjacent and nearby properties
caused by any of the following:
1. Minor debris or trash containers left in view as a first offense;
2. A short-term vacation rental permit number or bedroom count not posted on an advertisement as a first
offense;
3. A short-term vacation rental permit number or bedroom count posted in the wrong location on an
advertisement as a first offense; or
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4. Over occupancy due to a minor child not associated with a disturbance.
A determination of whether a code violation is a minor violation shall be based on substantial evidence
presented to the code enforcement officer relating to that violation.
E. Administrative and misdemeanor citations. The city may issue an administrative citation to any applicant,
occupant, responsible person, local contact person, owner, owner's authorized agent or representative
(including a management company), or hosting platform, pursuant to Chapter 1.09 (Administrative Citations)
(or successor provisions, as may be amended from time to time) of this code, if there is any violation of this
chapter committed, caused or maintained by any of the above parties. Nothing in this section shall preclude
the city from also issuing an infraction citation upon the occurrence of the same offense on a separate day.
An administrative citation may impose a fine for one (1) or more violations of this chapter in the maximum
amount allowed by state law or this code in which the latter amount shall be as follows:
1. General short-term vacation rental violations (occupancy/noise/parking).
a. First violation: one thousand dollars ($1,000.00);
b. Second violation: two thousand dollars ($2,000.00);
c. Third violation: three thousand dollars ($3,000.00).
2. Operating a short-term vacation rental without a valid short-term vacation rental permit.
a. First violation: one thousand and five hundred dollars ($1,500.00);
b. Second or more violations: three thousand dollars ($3,000.00);
c. Third or more violations: five thousand dollars ($5,000.00);
d. In addition to the fines set forth above, the first, second, third, or subsequent violation of operating a
short-term vacation rental unit without a valid short-term vacation rental permit shall be cause for an
owner (or person and/or entity that owns or controls a business or organization or other entity of any
kind, such as a limited liability company, which is the owner of a property) to be prohibited for all
time from being eligible to be issued a short-term vacation rental permit and/or business license for
use of a property as a short-term vacation rental unit.
3. Hosting a special event at a short-term vacation rental unit without a special event permit as required by
Section 9.60.170 (or successor provision, as may be amended from time to time) of this code.
a. First violation: five thousand dollars ($5,000.00);
b. Second violation: five thousand dollars ($5,000.00).
4. Advertising a short-term vacation rental without a valid short-term vacation rental permit by person(s) or
entity(ies) other than a management company.
a. First violation: one thousand dollars ($1,000.00);
b. Second violation: two thousand dollars ($2,000.00);
c. Third violation: three thousand dollars ($3,000.00).
5. Advertising a short-term vacation rental without a valid short-term vacation rental permit by a
management company.
a. First violation: one thousand and five hundred dollars ($1,500.00);
b. Second violation: three thousand dollars ($3,000.00);
c. Third or more violations: five thousand dollars ($5,000.00);
d. In addition to the fines set forth above, the first, second, third, or subsequent violation of knowingly
advertising a short-term vacation rental unit without a valid short-term vacation rental permit by a
management company shall be cause for the management company to be prohibited from being
used to advertise or operate a short-term vacation rental unit at the property identified for not
having a valid short-term vacation rental permit. Additionally, repeat violations, which is three (3) or
more violations of this subsection (E)(5), by a management company for knowingly advertising a
short-term vacation rental unit without a valid short-term vacation rental permit shall be cause for
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the management company to be prohibited for all time from being eligible to be issued a short-term
vacation rental permit and/or business license in the city for such property management purposes.
F. Public Nuisance. In addition to any and all rights and remedies available to the city, it shall be a public
nuisance for any person or entity to commit, cause or maintain a violation of this chapter, which shall be
subject to the provisions of Section 1.01.250 (Violations public nuisances) (or successor provisions, as may be
amended from time to time) of this code.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. No. 607, Exh. A, 12-5-2023; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 §
1(Exh. A), 12-15-2020; Ord. 578 § 1, 2019; Ord. 572 § 1, 2018; Ord. 563 § 1, 2017; Ord. 501 § 2, 2012)
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EXHIBIT M
3.25.100 Appeals.
A. Any person aggrieved by any decision of a city officer made pursuant to this chapter may request a
hearing before the city manager in accordance with Chapter 2.08 (or successor provisions, as may
be amended from time to time) of this code.
B. Notwithstanding any provisions in Section 2.08.230 or otherwise in the code, the decision by the
city manager of an appeal brought under this chapter shall be the final decision by the city for any
violation of a short-term vacation rental permit issued under this order, except for any
administrative citation imposing a fine, which shall be processed and subject to an administrative
appeal pursuant to Chapter 1.09 of the code.
(Ord. 619 § 1, Exh. A, 12-17-2024; Ord. 590 § 1(Exh. A), 3-16-2021; Ord. 586 § 1(Exh. A), 12-15-2020; Ord.
572 § 1, 2018; Ord. 563 § 1, 2017)
634
ATTACHMENT 1
PROJECT INFORMATION
CASE NUMBER: DEVELOPMENT AGREEMENT 2025-0001 (REINSTATED AND
AMENDED DA2014-0001)
ENVIRONMENTAL ASSESSMENT 2025-0002 (ADDENDUM NO. 3 TO
EA2002-453)
REQUEST: CONSIDER ADOPTING A RESOLUTION TO RECOMMEND CITY
COUNCIL APPROVE DEVELOPMENT AGREEMENT 2025-0001
(REINSTATED AND AMENDED DA2014-0001) AND
ENVIRONMENTAL ASSESSMENT 2025-0002 (ADDENDUM NO. 3
TO EA2002-453)
LOCATION: APN: 770-260-037; 776-150-029, -030; 777-060-008, -010, -011, -
019, -020, -062, -070, -071, -072, -074, -075, -078, -079, -080, -081, -
082, -083, -084, -085; 777-490-023, -024, -035, -037, -039, -042, -046,
-047, -048, -049, -050, -053, -054, -055, -057, -058, -059, -060, -061,
-062, -063, -064, -065, -066, -067, -068, -069, -070, -071, -072, -073,
-074, -075, -076, -077, -078, -079, -080; 777-510-001, -002, -003, -
004, -005, -006, -007, -008, -009, -010, -011, -012, -013, -014, -015, -
016, -017, -018, -019, -020, -021, -022, -023, -024, -025; 777-520-001,
-002, -003, -004, -005, -006, -007, -008, -009, -010, -011, -012, -013,
-014, -015, -016, -017, -018
CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE PROJECT MEETS THE
REQUIREMENTS OF GUIDELINES SECTIONS 15162 AND 15164
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND AN
ADDENDUM TO EA2002-453 HAS BEEN PREPARED.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL, TOURIST COMMERCIAL, OPEN
SPACE - RECREATION
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL, TOURIST COMMERCIAL, OPEN
SPACE - RECREATION
SURROUNDING
ZONING/
LAND USES: NORTH: LOW DENSITY RESIDENTIAL/CITRUS CLUB
SOUTH: LOW DENSITY RESIDENTIAL/PGA WEST
EAST: LOW DENSITY RESIDENTIAL/THE HIDEAWAY
WEST: OPEN SPACE/ SANTA ROSA MOUNTAINS
635
ATTACHMENT 2
General Location of Phases pictured above.
Vicinity Map
636
ATTACHMENT 3
Proposed Land Plan
637
ATTACHMENT 4
FINDINGS
Environmental Assessment 2025-0002
Addendum No. 3 to EA2002-453
1. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or animal community,
reduce the number, or restrict the range of rare or endangered plants or animals,
or eliminate important examples of the major periods of California history or
prehistory. Potential impacts can be mitigated to be less than significant levels with
the implementation of mitigation measures included in Previous Assessments.
2. The proposed project will not result in impacts that are individually limited or
cumulatively considerable when considering planned or proposed development in
the immediate vicinity. Potential impacts can be mitigated to be less than
significant levels.
3. The proposed project will not have environmental effects that will adversely affect
the human population, either directly or indirectly. Potential impacts are equivalent
to or less than those identified in Previous Assessments, and with the
implementation of mitigation measures included in those Previous Assessments,
can be mitigated to be less than significant.
Development Agreement 2025-0001
Reinstated and Amended DA2014-0001
1. The Development Agreement is consistent with the applicable objectives, policies,
general land uses, and programs of the La Quinta General Plan as follows:
GOAL LU-2 High quality design that complements and enhances the City.
Policy LU-2.1 Changes and variations from the Zoning Ordinance in a Specific
Plan will be offset by high quality design, amenities, and mix of
land uses.
Policy LU‐2.2 Specific Plans shall be required for projects proposing the
integration of recreation, tourist commercial, and residential uses;
and for all projects proposing flexible development standards that
differ from the Zoning Ordinance.
The proposed project continues the SilverRock Specific Plan
development and includes elements of recreation, tourist
commercial, and residential uses to provide a high quality project
consistent with the General Plan and SilverRock Specific Plan.
638
GOAL LU‐6 A balanced and varied economic base which provides a broad
range of goods and services to the City’s residents and the
region.
Policy LU‐6.3 Support and encourage the expansion of the resort industry as a
key component of the City’s economic base.
The proposed project continues the development of the
SilverRock Specific Plan area as a resort development to support
the City’s economic base.
2. The Development Agreement is compatible with the uses authorized and the
regulations prescribed for the SilverRock Specific Plan (SP2006-080) in which the
real property is located. The Specific Plan provides for the development of resort,
resort residential, and residential uses around the existing golf course. The
Specific Plan requires the implementation of high quality development and design
standards, and the continued expansion of the City’s luxury resort economic
sector. The Development Agreement helps implement the Specific Plan.
3. The Development Agreement is in conformity with the public necessity, public
convenience, general welfare, and good land use practices. The land uses
proposed are consistent with the country club developments that already occur in
the area, and will provide for the continued use of the golf course for the residents
and visitors of La Quinta. The project will generate revenues to the City, and as a
self-contained community, will not directly impact surrounding land uses. The
development of the resort and residential uses within the golf course area provides
a buffer from surrounding land uses and assures that development intensities will
not be exceeded.
4. The Development Agreement will not be detrimental to the health, safety, and
general welfare. The development of resort and residential uses within the golf
course area assures that the community will be self-contained, and will implement
infrastructure extensions that are independent of those of surrounding
development. The Development Agreement also includes and requires mitigation
measures to protect the environment and public health, both within and
surrounding the project area.
5. The Development Agreement will not adversely affect the orderly development of
property or the preservation of property values because the development planned
in the Specific Plan area is consistent with the long-term plans for this property and
expands residential and resort opportunities in the City.
6. The Development Agreement will have a positive fiscal impact on the City in that
implementation of the Development Agreement will produce revenues, including
property tax, sales tax, and transient occupancy tax for the long-term fiscal benefit
of the City.
***
639
POWER POINTS
PLANNING
COMMISSION
MEETING
SEPTEMBER 9, 2025
September 9, 2025
1
Planning Commission Meeting
September 9, 2025
5:00 p.m.
Planning Commission Meeting
September 9, 2025
PH1 – SilverRock
Development Agreement 2025-0001
Environmental Assessment 2025-0002
1
2
September 9, 2025
2
Project
Location
Je
f
f
e
r
s
o
n
St
r
e
e
t
Avenue 52
Background
• SilverRock Resort was acquired by the City’s then
Redevelopment Agency in 2002.
• Project area consists of 525± acres.
• Specific Plan and Development Agreement
approved in 2014.
• Golf course realignment, temporary clubhouse
facilities, mass grading, and various master site
infrastructure improvements have been completed.
3
4
September 9, 2025
3
Background
• Construction began on the luxury hotel and amenities, luxury
residential units, and a permanent golf clubhouse, but not
completed due to the bankruptcy of the former developer.
• The City has been actively meeting with multiple investor and
developer groups to find a replacement owner and developer
of the SilverRock Resort.
• The Reinstated and Amended Development Agreement (ADA)
would reinitiate development with a new developer, TBE RE
Acquisition Co II LLC., a subsidiary of Turnbridge Equities.
Proposal
• Development Agreement
• Reinstate and Amend Development Agreement
approved in 2014
• CEQA Analysis
• Addendum No. 3 to original 2002 Mitigated Negative
Declaration
5
6
September 9, 2025
4
Proposed Land Plan
Development Agreement
• Phase 1:
• 150±room luxury hotel (Montage location)
• Public golf clubhouse near hotel
• 29 branded residences north of the hotel, with a private
clubhouse
• 70 condos & 293 homes east of the hotel, which can be
STVRs
• Landscaping, trails, and infrastructure
7
8
September 9, 2025
5
Development Agreement
• Phase 2:
• Potential purchase of the east and south portions of the
site
• Includes private golf course, 253±residential units &
40,000 SF commercial
• Other provisions:
• Financing
• Schedule of performance
• CEQA mitigation measures
• Limiting impacts to golf play during construction
Findings
CEQA:
• The project impacts will be equal to or less than the
impacts identified in the 2002 IS/MND, and
Addendum No. 3 is recommended.
• Development Agreement
• The Development Agreement is consistent with the
General Plan, and not detrimental to public health,
safety or welfare.
9
10
September 9, 2025
6
Recommendation
• Adopt a resolution to recommend City Council adopt
Environmental Assessment 2025-0002, Addendum No.
3 to the Mitigated Negative Declaration (MND) for
Environmental Assessment 2002-453.
• Adopt a resolution to recommend City Council approve
Development Agreement (DA) 2025-0001 (Reinstated
and Amended DA2014-0001) for the SilverRock Resort.
11
12
September 9, 2025
7
2018 Land
Plan
TABLE 2-3: 2018 SILVERROCK RESORT MASTER PLAN LAND USE SUMMARY
UnitsAcresLand UsePA
179.0Golf Course (Existing)1
14020.5Luxury Hotel2
3514.0Luxury Branded residential Development3
7.5Conference and Shared Service Facility4
20010.5Lifestyle Hotel5
6610.0Lifestyle Branded Residential Development6
15010.5Promenade Mixed Use Village Area I7
16022.5Resort Residential Village8
8015.0Promenade Mixed Use Village Area II9
2551.5Golf Clubhouse & Golf Course10A-1
4613.5Residential10A-2
236.0Residential10A-3
4062.0Golf Course10B-1
195.5Residential10B-2
204.5Residential10B-3
347.0Residential10B-4
225.5Residential10B-5
245.5Residential10B-6
253ResidentialSubtotal
of PA 10
22.0Public Park11
53.5Arroyo, Trails, Canal & Streets12
1,084525.0TOTAL
13