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HomeMy WebLinkAbout5A Attachment OCR VUE Palm Springs PROJECT REPORT Prepared by: AGUA CALIENTE BAND OF CAHUILLA INDIANS 5401 Dinah Shore Drive Palm Springs, CA 92264 January 4, 2021   VUE Palm Springs Project Report January 4, 2021 i  TABLE OF CONTENTS Sections I. INTRODUCTION ..................................................................................................................... 1  II. EXISTING CONDITIONS ........................................................................................................ 2  III. STATEMENT OF PROJECT ...................................................................................................... 2  IV. ARCHITECTURAL AND LANDSCAPE CONCEPT ................................................................... 5  V. ENVIRONMENTAL ANALYSIS ................................................................................................ 6  VI. TENTATIVE TRACT MAP NO. 38004 ...................................................................................... 6  VII. FISCAL IMPACT ANALYSIS ................................................................................................... 6    Tables TABLE 1 DEVELOPMENT STANDARDS COMPARISON .......................................................... 4 Exhibits EXHIBIT A PROJECT SITE LOCATION ........................................................................................ 7 EXHIBIT B EXISTING SITE CONDITIONS .................................................................................... 8 EXHIBIT C PROJECT SITE PHOTOS ............................................................................................ 9 EXHIBIT D SITE PLAN ............................................................................................................... 11 EXHIBIT E ARCHITECTURAL ELEVATIONS............................................................................... 12 EXHIBIT F FLOOR PLANS ........................................................................................................ 29 EXHIBIT G PRELIMINARY LANDSCAPE PLAN ......................................................................... 35 EXHIBIT I TENTATIVE TRACT MAP NO. 38004 ....................................................................... 48   Appendices APPENDIX A TEPA/NEPA Environmental Assesment   VUE Palm Springs Project Report January 4, 2021 1  I. INTRODUCTION VUE Palm Springs (the “Project”) is a 46 unit single-family residential development proposed to be constructed on approximately 7.6 acres of Tribal Trust land (the “Project Site”) of the Agua Caliente Band of Cahuilla Indians (the “Tribe”). The Project Site is located within Section 14, Township 4 South, Range 4 East of the San Bernardino Base and Meridian, Palm Springs, California, on the Agua Caliente Indian Reservation at the southeast corner of Tahquitz Canyon Way and Hermosa Drive. (See Exhibit A, Project Site Location Map). As part of the project approval process and pursuant to the terms of the Agreement for Tribal/City Land Use Coordination on Certain Parcels (the “Land Use Coordination Agreement”) with the City of Palm Springs (the “City”) dated December 15, 1998, the Tribe has prepared this report on the VUE Palm Springs (the “Project Report”) for the City’s administrative review. The following key Tribal and/or City actions establish the project approval process for Tribal lands: 1. On July 26, 1977, the Tribe and the City entered into Agreement No. 1324 (the “Land Use Agreement”) adopted by City Council Resolution No. 12298. Pursuant to the Land Use Agreement, the parties agreed that applications for issuance of permits and development pertaining to Indian Trust lands would initially be processed through the City, with the City collecting its normal fees and charges. Any party aggrieved by an action of the City Council in any such planning and zoning matters was given the right to appeal any action of the City to the Tribal Council, with the Tribal Council having the ability, following a noticed hearing, to affirm, reverse, or modify any decision of the City Council on any matter affecting Indian Trust lands, with the decision of the Tribal Council being final, after considering the recommendation of the Indian Planning Commission, as well as applicable Federal and Tribal law. 2. On January 5 and July 27, 1995, the City and the Tribe amended the Land Use Agreement with Supplement Nos. 3 and 4, respectively, which exempted certain Tribal lands from the Land Use Agreement. 3. On December 15, 1998, the Tribe and City entered into the aforementioned Land Use Coordination Agreement, which provides for City review and comment on projects exempted from the Land Use Agreement, while retaining the Tribe’s final approval and authority over projects on Tribal land. 4. On February 3, 1999, the City and the Tribe amended the Land Use Agreement with Supplement No. 5, which exempted all Tribal lands from the Land Use Agreement subject to the Land Use Coordination Agreement process. 5. On October 17, 2018, the City and the Tribe entered into an Amended and Restated Land Use Contract (the “Contract”) that superseded all prior agreements regarding land use between the Tribe and the City, including the Land Use Agreement and all supplements and amendments. As with the prior   VUE Palm Springs Project Report January 4, 2021 2  Land Use Agreement, the Contract exempts all Tribal lands which are then subject to the Land Use Coordination Agreement process. This Project Report serves as an expanded project description and goes “hand in hand” with other submittal documents including technical reports and other pertinent information. The proposed Project will be developed to the standards of development identified in this Project Report. II. EXISTING CONDITIONS Project Site As shown on Exhibit B, Existing Site Conditions Map, the Project Site is vacant undeveloped land covered with scattered creosote brush. Curbs, gutters, and public sidewalks are installed along the western and northern edges of the Project Site. (See Exhibit C, Project Site Photos). Utility connections for water, sewer, natural gas, electricity, and telecommunication services are available, and the public streets fronting the Project Site include Hermosa Drive to the west and Tahquitz Canyon Way to the north. Surrounding Land Uses Land uses on adjacent properties include:  North – Courtyard by Marriott and Extended Stay Hotels  West – Commercial Development  Southwest – Single-Family Residential Development (Enclave at Baristo)  South – Vacant Land and Interim College of the Desert Palm Springs Campus  Southeast – Condominium Development (48 @ Baristo)  East – Vacant Land III. STATEMENT OF PROJECT GHA Communities (the “Developer”), through a lease with the Tribe, is proposing to build a gated residential community comprised of 46 detached single-family homes with the following features:  1,886 – 2,649 square feet, one- and two-story homes  Two bedroom with 2.5 bath & three bedroom with 3.5 bath floor plans  Attached two-car garages  18-20 foot driveways with parking for two additional vehicles  Enclosed private yards with optional spools  Minimum 5,000 square foot lots  Modern Architecture   VUE Palm Springs Project Report January 4, 2021 3  The Site Plan for the Project is included as Exhibit D, and the Architectural Elevations and unit Floor Plans are provided as Exhibits E and F, respectively. The Preliminary Landscape Plan for the Project is included as Exhibit G. The Project will be gated with the homes fronting internal 25-foot wide private roadways. Two entrances/exits provide access to the Project via Hermosa Drive: a central main driveway with enhanced paving, and a secondary emergency access point to the north. In addition to the two-car garages and 18-20 driveways provided for each home, twenty-seven parallel public parking spaces are positioned throughout the development. A landscape parkway with six-foot privacy walls is provided along the Project street frontages, and a decorative six foot wall will be installed along the southern and eastern property boundaries. The Developer is acquiring a development lease from the Tribe, and upon the sale of homes to retail buyers, the applicable lot will be released from the development lease and the buyer will enter into a direct homebuyer lease with the Tribe. There will be a homeowner association in place to maintain the Project common areas and private roadways. A. Property Development Standards Pursuant to the Land Use Coordination Agreement, the Project Report shall include “an analysis of the compatibility of the proposed Project with the City's and the Tribe's development standards,…and a statement identifying any manner in which the Project would be exempt from, or not conform to, any ordinance, rule, regulation, or standards of the City or of the Tribe.” While the Project is located within the Section 14 Specific Plan (the “Specific Plan”) area, it is located on Tribal lands that are not subject to City land use regulations. As a result, the Specific Plan serves as a guiding framework, but does not bind the Tribe in its decision to approve the Project. Under the Specific Plan, the Project Site is designated Resort Attraction (RA) where multi-family residences are allowed subject to a Conditional Use Permit (CUP); however, single-family residences are not currently permitted. If this Project were subject to City standards/regulations, an amendment to the Specific Plan or change of zone would be required as outlined below. Section 14 Specific Plan Amendment  Amend Table 6-1 to allow single-family residences in the RA and Retail- Entertainment-Office (REO) zones, subject to a CUP, at a minimum density of 5 units per acre consistent with the regulations and standards of the High Density Residential (HR) land use zone; and  Amend Table 6-3 to state the provisions of the R-1-E single family residential zone shall apply to single family residences.   VUE Palm Springs Project Report January 4, 2021 4  Change of Zone  Change the land use designation/zoning of the Project Site from RA to HR. With or without the above identified amendment or change of zone, the Project supports the Specific Plan’s residential vision by contributing to the “healthy variety of residential use types” in Section 14, and by offering a product that “will attract permanent residents, including seniors, who will be served by the expanded services provided in the area.” The Project Site is also directly “connected by an enhanced walkway/bikeway network that leads to the streets with commercial activity.” Table 1 below compares the proposed development standards for the Project against the allowed/required standards of the current RA Zone, and with the above- identified Specific Plan amendment or change of zone.    Table 1 – Development Standards Comparison     Section 14 Specific Plan  Property Development Standard  Currently  Allowed/  Required  With Specific Plan  Amendment or  Change of Zone      Proposed  Complies?  (yes/no)  Minimum Lot Size    Minimum Width    Minimum Depth  2 acres  130’  155’  5,000 sf  50’  90’  5,000 sf  50’  100’  Yes  Yes  Yes  Maximum Lot Coverage N/A 45%  44.4% 1 Yes  Minimum Open Space 45% N/A N/A N/A  Maximum Building Height 35’ 35’ 25’5” Yes  Minimum Distance Between Buildings  15’  10’ 10’ Yes  Yards (individual single‐family lots)    Front Setback    Side Setback    Rear Setback  N/A  N/A  N/A    15’  6’  15’    10’  5’  5’  Yes2  Yes2  Yes2  Property Setbacks    Tahquitz Canyon Way    Hermosa Drive    Interior  20’  20’  20’    20’  20’  20’    20’  20’  10’  Yes  Yes  Yes2  Maximum Wall Height    Project Perimeter    Individual Lots (side/rear yards)    6’  6’    6’  6’    6’  6’    Yes  Yes  Parking Spaces3    Per Unit    Guest Spaces  94  12    94  12    184  27  Yes  Yes  1 Maximum Lot Coverage calculated for the entire Project Site based on the average lot coverage for the individual lots including common  landscape areas and excluding the internal street rights‐of‐way and parallel bay parking spaces. 2 With reduced setback requirements through the approval of a CUP per Table 6‐3 of the Specific Plan.  3 Per PSMC 93.06.00(31.)(b.). Parking for each unit includes two driveway spaces in addition to the two‐car garage provided.    VUE Palm Springs Project Report January 4, 2021 5  As Table 1 illustrates, with the exception of meeting certain minimum setback requirements, the Project complies with all other development standards that would be established through the Specific Plan amendment or change of zone process. The Specific Plan, however, also allows reductions to setback requirements for single-family residential development if it can be demonstrated through the CUP process that the reductions are necessary or desirable, and are not detrimental to neighboring uses (existing or future permitted). The reductions to the individual single-family lot setbacks are necessary to reach the density required to achieve the highest and best use of Tribal land consistent with the purpose and intent of the Specific Plan. The setback reductions along the eastern and south boundaries of the Project would not be detrimental to neighboring uses as that land is currently vacant, and similar setback reductions could be applied to future development on those properties. B. Circulation A central gated entrance off Hermosa Drive provides access to the Project, with an additional secondary emergency access point located to the north. Internal circulation is provided by 25' wide private streets with 27 parallel bay parking spaces positioned throughout the development, all of which will be maintained by the homeowners association formed for the Project. Minimum 10 to 12 foot wide public sidewalks adjacent to landscape parkways will provide pedestrian connectivity along the Hermosa Drive and Tahquitz Canyon Way, which streets are fully built out along the Project frontage with sharrows/bike lanes. IV. ARCHITECTURAL AND LANDSCAPE CONCEPT The Project will be constructed in the modern architectural style that has become popular in Palm Springs. The style of this Project will somewhat resemble the Vibe project located off Ferrell Drive and Baristo Road that is currently under construction by the Developer, but will have its own unique architectural features. The Project will provide a mix of one- and two-story single-family detached homes with varying architectural schemes. (See Exhibits D, F, and G). As shown on Exhibit H, the project landscaping includes a variety of low maintenance plant species that meet water efficiency requirements. The landscape parkways along Tahquitz Canyon Way and Hermosa Drive provide shade for pedestrians, screening for the rear yards of the adjacent homes, and will include social seating areas and opportunities for Indian heritage interpretive signage. The landscaping along Tahquitz Canyon Way includes Washintonia filifera palm trees at 60 foot intervals and the Section 14 street light fixtures required by the Specific Plan. On Hermosa Drive, a linear park provides an opportunity for a dog run and/or picnic use adjacent to another social seating area and formal garden. In addition to the requirements of the Tribal Property Maintenance Standards Ordinance, the homeowners association formed for the Project will be bound to   VUE Palm Springs Project Report January 4, 2021 6  maintain all common area landscaping including the landscape parkways along Tahquitz Canyon Way and Hermosa Drive. V. ENVIRONMENTAL ANALYSIS A draft Environmental Assessment (EA) has been prepared for the Project and is included as Appendix A. The draft EA analyzes the potential effects of the proposed Project including impacts related land and water resources, air quality, living resources, cultural resources, socio economic conditions, land use, transportation, noise, recreation, public safety, and climate change. Based on the analysis contained in the draft EA and the mitigation measures it incorporates into the proposed Project, no adverse environmental impacts are anticipated. VI. TENTATIVE TRACT MAP NO. 38004 A tentative tract map has been prepared for the proposed Project consisting of 46 individual single-family residential lots with 17 lettered lots for the internal streets, public right-of-way, and common landscape areas (see Exhibit I). VII. FISCAL IMPACT ANALYSIS The Project will be conditioned to pay the standard development impact fees typically imposed by the City of Palm Springs, including, but not limited to, sewer and drainage fees, public art fees, park (Quimby Act) fees, regional traffic impact (in-lieu TUMF) fees, school fees, etc. In addition, a Community Facilities District (CFD) will be formed, or the Project will be annexed to an existing CFD, under which a special tax will be levied on all residences in the Project. This special tax pays for new police, fire protection and suppression, and life safety services of the City required to sustain the service delivery capability for emergency and non- emergency services to new growth areas. Therefore, with the incorporation of these fees and taxes, the Project will have a negligible impact on public services, while having a beneficial impact to the local economy by providing more housing opportunities in the City.   VUE Palm Springs Project Report January 4, 2021 7  EXHIBIT A – PROJECT SITE LOCATION        VUE Palm Springs Project Report January 4, 2021 8  EXHIBIT B – EXISTING SITE CONDITIONS      VUE Palm Springs Project Report January 4, 2021 9  EXHIBIT C – PROJECT SITE PHOTOS   Southwest Corner looking Northeast      Northwest Corner looking Southeast      Northeast Corner looking Southwest       VUE Palm Springs Project Report January 4, 2021 10                    THIS PAGE IS INTENTIONALLY LEFT BLANK        VUE Palm Springs Project Report January 4, 2021 11 EXHIBIT D – SITE PLAN I..ECEIO NCTE so·~E ITEMS fJAY ~Ol BE APR.J:~Bi.f fCR THE LO-SiOWN HE~EON F;r.,•-.'·\·c:.'J l!ARDSCAPf dJ]) PAD ELEVATION P/1. PROPERTY W[ R/W RICHr OF WAY S/W SWCWAUC L/A LANDSCAPE ARE.A EX. CXIST!HG TC TOP Ofa/ft(J P12 PAAKJN<i SPACE NW.IBE'R PLJBLJC UTILITY EASafENT -S-5£lilO?lOJN SE"McR LATrR~L -SD-S10R'-' DRJ,JN MA.IN WALLS AJV FENCfNG ~~ BlOCKWAll. ~~ RfTAINW WAt.L ----'---i_}----~TE --i.,.--FrnCC TYPICAL STRl=ET SECTIONS '•1 EAST R/W SASE" COUR'SE . Q EX. WA YER MAIN _I O-,--fX 5£""1< UA!N BOIJ1H I-ERMOBA DRIVE EAST P/L I '-TYPEA3 CURB WATER SEWER MAJN /N1ERtOR 8TfEET MArN NEPBURNWAY WATER INTERIOR EmEEr =!NIE SE.,;R MAIN LOT UNE ,·1 50' LOT . • ~--7 \ 5' 'BUILDING'.: SETBACK ~ LINE I TYPICAL LOT I I ~BUILDING,\ I SETBACK _l -~E-\, ~ 50' -~LOT UNE -----,--LOT UN~ TYPICAL BlJILD/NG SETBACK LINES LOT UN£ STAGGERED BlDCKWAl.L I J I I I ~ I I J D ------------------------------------------------------~--------------------------= 41725 COOK smE.CT F'ALJ.1 DESERT, CA 92211 (760) 57,4-5472 0 15 JO 60 ~----GRAPHIC SCALE: 1"• 30' .. HEITEC I····"""'"'·"· S..it.309 117E""lT.ihq,,~z0.inyonWoy f>alm$prlnp.CaWlornla !12262 _.----....C • N 9 U LT ING Phoa•:160.3409060 '-'•C .• -..... _ ::.1,CK[f<· .. '"~.r...:.I:. ,VO. 55606 1-z <( ~ 12• I "VUE" PALM SPRINGS TENTATIVE TRACT MAP 38004 DECEMBER 15, 2020 VICINITY MAP NO SCALE PROJECT SUMMARY ACREAGE... 7.59 NET (EXCLUDES PUBLIC RIGHT OF WAY EASEMENTS) EXISTING ZONE. .................................... RA LL PARALLEL PARKING SPACES PRO~DEO (9'X24')... 27 SPACES RESIDENTIAL LOTS..... . .... 46 LOTS AVERAGE LOT ..................................... 50' X 100' AVERAGE sa.n......... . .............. s,ooo so.n. PLAN 1 (2,371 SQ.FT.*) 13 HOMES .... 47'1: LOT COVERAGE PLAN 2 (2,524 SQ.FT.•) 19 HOMES ... 50% LOT COVERAGE PLAN 3 (2,373 S.F.*) 14 HOMES ........ 47~ LOT COVERAGE NOTE: SQUARE FOOTAGE SHOWN IS FOR LOT COVERAGE PURPOSES ONLY. ACl\.JAL LIVING SPACE SQUARE FOOTAGE DIFFERS. NOTE: REFER TO LANDSCAPE ARCHITECT DRAWINGS FOR THE FOLLO'MNG INFORMATION: WALL AND FENCE LOCATION ANO DETAILS PROPOSED LIGHTING ALONG EAST TAHOUITZ CANYON WAY r -----,--,-------w-TYPICAL LOT DIMENSIONS SCALE: 1•-20• DEVB.OFER/Af'f'I./CANT GHA VUE PS, LLC PREPARED BY HEITEC CONSULTING J0875 DATE PALM ORM SUITE C-2 777 EAST TAHQIJITZ CANYON WAY SUITE ."509 CATHEDRAf_ aTY, CA 9223• TELE: 750.969.1"400 PALM SPRINGS, C.11 92252 "TELE: 760.340.9060 AOUA CALEWE BAIO OF CAhULLA H)IANS 8"E FLAN FOR T1M 38004 GOVERNMENT LOTB 168 AND A POR. OF 167 Affle 508-w-o:J8 AND 040 C3     VUE Palm Springs Project Report January 4, 2021 12  EXHIBIT E.1 – ARCHITECTURAL ELEVATIONS (PLAN ONE) FRONT ELEVATION 'A' SCHEM E 1 l/4"=1/-0" FRONT ELEVATION 'B' SCHEM E 4 l /4" = l/-0" FRONT ELEVATION 'C ' SCHEM E 7 1/4" = 1/-0" 10.16 .20 PLAN ONE I FRONT ELEVATIONS O' 4' 8 ' GHA VUE P .S., LLC GHA-2001 PALM SPRINGS , CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS !~ l"Jll"WINIA .....,,11,n!NOtOfO• DEIICN DEV!'I CIPMI-Nl AtOl'l!F,UldlN.o.WY~IIJOIEI ONI> AHO Mt NOi JO 111:UIEOfO'! ANl Ql,ot~ •I.Pll"03,f, iUCH M ... M l'IOT!INCQII ANAi {~A<l'f1'"C, COl'llll,:;t;1 WOC:O.f'r "fi041!'CRJIV,l CK)I.IP', NC. IHt"lOV.'MNC-\ ,....., HOik UROOROlll'\.«;AIRl W'll1'0111 u.'EIPlifS$ W""1tN 11'•'""-'ilOHOf'"'OOOl.fJ .UCl4!Kll/l,',1 "'°""'•tt;r, ,..- c olotado / / 731 southpol'k dr. suite B little ton, co 80120 / 303 683.7231 colif ornia // 2943 pullman st. suite A sant a ana, ca 92705 / 949 553.89 I 9 A-2   VUE Palm Springs Project Report January 4, 2021 13 EXHIBIT E.2 – ARCHITECTURAL ELEVATIONS (PLAN ONE A) ROOF PLAN 'A' 1/8"= 1/-0' REAR ELEVATION 'A' 1/4" 0 1/-CT' 10.16.20 O' 4' ----8' 1.0.PLATE 1.0.WIN. RIGHT ELEVATION 'A' 1/4"~ 1/-0" LEFT ELEVATION 'A' 1/4" C 1/-0" PLAN ONE I ELEVATION 1A1 GHA VUE P.S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS GHA-2001 l.O. PLATE ,.,, colorodo I I 731 southpork dr. s.uite B littleton, co 80120 / 303 683.7231 californio // 2943 pullman st. suite A santa ana, ca 92705 / 949553.8919 A-3   VUE Palm Springs Project Report January 4, 2021 14 EXHIBIT E.3 – ARCHITECTURAL ELEVATIONS (PLAN ONE B) ,-------------ROOF PLAN 'B' 1/8" = 1/-0' • • • REAR ELEVATION 'B' 1/4" = 1/-CT' 10.16.20 O' 4' ----8' • T.O.PLATE RIGHT ELEVATION 'B' 1/4" = 1/-0" • • i • • • 1 LEFT ELEVATION 'B' 1/4" = 1/-0" PLAN ONE I ELEVATION 181 GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS JHE\l'D!!AWl"(.:;A.[INiWIJ[Of()fll)fl,l(,f<()t'l~Ol''-"'>11 MD~•ffiM-~!l\JOll:!OM.T..,;oM[N<;lll()M'lll!l)IO-~Oll6~WC/!A,lt<All'LOm--ic;Oll-[,,o:;,,'4(Ett<IC. COl"l_.-Wooetll'~llll!Al(,llr;;>Ur".t<C P1Bl'llr~~MAYNl")IM'U'l[tlotl()IJl'UC,,l~DWID"l()Ul1"1'fl!'IIB:l'l<IITTEl-l!'Ui1,U<;j()fl0fWOQO(.FfM(;Hrn;:TlllJILG-tOUI',~ GHA-2001 T.O. PLATE ,.,, woodlev. architect.ural group,1nc colorado // 731 southpark dr. suite B littleton, co 80120 / 303 683.7231 california // 2943 pullman st. suite A santa ana, ca 92705 / 949 553.8919 A-4   VUE Palm Springs Project Report January 4, 2021 15 EXHIBIT E.4 – ARCHITECTURAL ELEVATIONS (PLAN ONE C) ROOF PLAN 'C' 1/8"= 1/-0' REAR ELEVATION 'C' 1/4" 0 1/-CT' 10.16.20 O' 4' ----8' 1.0.PLAT· 1.0.WIN. RIGHT ELEVATION 'C' 1/4"~ 1/-0" LEFT ELEVATION 'C' 1/4" C 1/-0" PLAN ONE I ELEVATION 'C' GHA VUE P.S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS GHA-2001 l.O. PLATE ,.,, colorodo I I 731 southpork dr. s.uite B littleton, co 80120 / 303 683.7231 californio // 2943 pullman st. suite A santa ana, ca 92705 / 949553.8919 A-5     VUE Palm Springs Project Report January 4, 2021 16  EXHIBIT E.5 – ARCHITECTURAL ELEVATIONS (PLAN TWO) FRONT ELEVATION 'A' SC H EME 2 1/4''= 1/-0' T.O.PLATE T.O.PLATE FRONT ELEVATION 'B' SC HE ME 5 1/4"" 1/--0' FRONT ELEVATION 'C' SC HE ME 8 1/4"= 1/-0 ' 10.16 .20 PLAN TWO I FRONT ELEVATIONS O' 4' 8' GHA VUE P.S., LLC GHA-2001 PALM SPRINGS , CALIFORNIA NOTE : SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METl-10DS ·~ DIIA-"""C! .... ~ ... ,n_o f()f OOIGH t>fVl'lOl'tl\f."1 oU<lnJ'I.OdlH .... 'ITIJDl('I CII""-¥ '-NO .... HO! JO i!e~st'D!'l:)o: .WY o, ... ~""'°-'I,', :\UeM A,S AN.Ai MOl'l'INCOII flNAt f~•H....C COM..--woocu'Y uou ~n,• .... eaou', HC IHOfn«l,WIN(",\ ...... , HOIM' IJW) C>II E)I.IP\l""IRI wm<Olll .... 6'P'RfS~w trnt .. P'n.-SS:V,0,W(IQOl.f'f' .O,ll(: .. !'l't11 11.-1 r,;,,o,.P,...- .. , colorado // 73 1 southpark dr. su ite B littleton, co 80 I 20 I 303 683.723 I c o li torn ia // 2943 pull man st . suite A sant o ana, ca 92705 / 949 553.89 19 A-7   VUE Palm Springs Project Report January 4, 2021 17 EXHIBIT E.6 – ARCHITECTURAL ELEVATIONS (PLAN TWO A) ROOF PLAN 'A' 1/8" = 1/-0' REAR ELEVATION 'A' 1/4''=1/-CT' 10.16.20 O' 4' ' -w 8' 10 PLATE T.O. PLATE RIGHT ELEVATION 'A' 1/4" = 1/-0" if 111 • LEFT ELEVATION 'A' 1/4" = 1/-0" PLAN TWO I ELEVATION 'A' GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTACE M.-.Y v.-.RY BASED ON c.-.LCUL.-.TION METHODS TH[l,f D11:;.WING,S/'ol[ trn-aDfot ~O['<[iOl'MEl'f ""° l'l!UMINJJll !IUDII Or,ll• ~M[ NOT TO&f l.lSIDfot ,.,,.,,mu l'I.IRl'05C..1Ueti "5 rtl/'ol l'\.OT!t.c. Df:11'1~[1,DC,1,IEOIIIG. CONr,c,/fl Wooctf'Y /'o~UOUI', tie. Mfl,E DJJIWtlC,l ,MY t,IOT M:IJMDot DUl'UC:.,,lfD""1t10l/l mf Email WrITT[,ll'flMlSIOt!OI' WOOOI.EY AACHTl"CMIIL c.lOIJl'. INC GHA-2001 T.O. PLATE colorado / / 731 southpark dr. suite B litt1eton. co 80120 / 303 ~83.7231 california // 29-'13 pullman st. suite A santa ana, ca 92705 / 949 553.8919 A-8   VUE Palm Springs Project Report January 4, 2021 18 EXHIBIT E.7 – ARCHITECTURAL ELEVATIONS (PLAN TWO B) ROOF PLAN 'B' 1/8" = 1/-0' REAR ELEVATION '8' 1/4''= 1/-0' 10.16.20 O' 4' ----8' TO PLATE ,..-1----T.O.PLATE RIGHT ELEVATION 'B' 1/4" = 1/-0" LEFT ELEVATION '8' 1/4" = 1/-0" PLAN TWO I ELEVATION 181 GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS JHE\l'D!!AWl"(.:;A.[INiWIJ[Of()fll)fl,l(,f<()t'l~Ol''-"'"'1 MD~•ffiM-~!l\JOll:!0M.l..,;oM[N<;lll()M'lll!l)I0-~0Jl6~WC/!A,lt<All'l0m--ic;Oll-f,,o:;,,'4(Ett<IC. COl"l_.-Wooetll'~llll!Al(,llr;;>Ur".t<C P1Bl'llr~~MAYNl")IM'U'l[tlotl()IJl'UC,,l~DWID"l()Ulntl'fl!'IIB:l'l<IITTEl-l!'Ui1,U<;j()fl0fWOQO(.FfM(;Hrn;:TlllJILG-tOUI',~ ri ,, '' ,, II II II II 11 11 II GHA-2001 T.O. PLATE ,.,, woodlev. architect.ural group,1nc colorado // 731 southpark dr. suite B littleton, co 80120 / 303 683.7231 california // 2943 pullman st. suite A santa ana, ca 92705 / 949 553.8919 A-9   VUE Palm Springs Project Report January 4, 2021 19 EXHIBIT E.8 – ARCHITECTURAL ELEVATIONS (PLAN TWO C) ROOF PLAN 'C' 1/8" = 1/-0' REAR ELEVATION 'C' 1/4" = 1/-CT' 10.16.20 O' 4' 'w---8' • 10 PLATE l.O.rLATE RIGHT ELEVATION 'C' 1/4" = 1/-0" LEFT ELEVATION 'C' 1/4" = 1/-0" PLAN TWO I ELEVATION 1C' GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VA'RY BASED ON CALCULA OON METHODS MllDll"W~,--'llN"O'aDfOfl~OE\IB.DrME!fl ,u,IC"ruMINAlll~illlDlllo,ll•,.,,..,M!l"Ol TOllfUIIH>fOl!,.,..OlHf.l'l!ltl'Ol,f.KIC~Mf..,_,,LP'tOm-,c Ollll'll\l.OON[!fto:.. COl'llllC.HTWOODlFf,.l'(;ltfll'ClWAlCIIOVP',IOC, TI1l!!C>l,._C-l,,,....fi'IOlllflhWOIIIDUf'IJCJ\Tf[)"'f1HOUllllf!OftMWIIITTENP'l'IM~OfWOODlff,JK;HJK:n.,-Lc;..ao.J~,t,IC-GHA-2001 T.O,PLATE ,..-woodlev. architectural group,1nc colorado / / 731 southpark dr. suite B littleton, co 80120 / 303 683.7231 califomia // 2943 pullman st. suite A santa ana, ca 92705 / 949 553.8919 A-10     VUE Palm Springs Project Report January 4, 2021 20  EXHIBIT E.9 – ARCHITECTURAL ELEVATIONS (PLAN TWO-X) FRONT ELEVATION 'A' SC H EME 2 1/4" = 1/-()' T.0.PAliA FRONT ELEVATION 'B' SC HE ME 5 1/4"= 1/-IY' FRONT ELEVATION 'C' SC HE ME 8 1/4"= 1/-rJ ' 10.16 .20 PLAN TWO-X I FRONT ELEVAT IONS O' 4' 8' GHA VUE P.S., LLC GHA-2001 PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS !~ l"Jll"WINIA .....,,11,n!NOtOfO• DEIICN DEV!'ICIPMI-Nl AtOl'l!F,UldlN.o.WY~IIJOIEI ONI> AHO Mt NOi JO 111:UIEOfO'! ANl Ql,ot~ •I.Pll"03,f, iUCH M ... M l'IOT!INCQII ANAi {~A<l'f1'"C, COl'llll,:;t;1 WOC:O.f'r "fi041!'CRJIV,l CK)I.IP', NC. IHt"lOV.'MNC-\ ,....., HOik UROOROlll'\.«;AIRl W'll1'0111 u.'EIPlifS$ W""1tN 11'•'""-'ilOHOf'"'OOOl.fJ .UCl4!Kll/l,',1 "'°""'•tt;r, ,..- c olotad o / / 731 southpol'k dr. suite B little ton, co 80120 / 303 683.7231 coliforn ia // 2943 pullman st. suite A sant a ana. ca 92705 I 949 553.89 I 9 A-13   VUE Palm Springs Project Report January 4, 2021 21 EXHIBIT E.10 – ARCHITECTURAL ELEVATIONS (PLAN TWO-X A) I I I I I I !--------------I I I ~":.,.• .. ------------ROOF PLAN 'A' 1/8" = 1/-0" REAR ELEVATION 'A' 1/4" = 1/-0' 10.16.20 O' 4' ~--8' I L-----, • FIN RR T.0.PLATE T.O,WlN, RIGHT ELEVATION 'A' 1/4" = 1/-0' LEFT ELEVATION 'A' 1/4"= 1/-0' PLAN TWO-X I ELEVATION 'A' GHA VUE P.S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOT ACE MAY VARY BASED ON CALCULATION METHODS n<SfC"'-'"l.-G!,IJl[...,_l"CltDBC/',ICl:'>UOl've'IT>->JDl'l!!lMllMYS,.OISO,,n>.tJCAJ!EtlO'IIOU!V!!mr<111"11Yeit9Nlll'OSE. rucr1.o.srt1~1 l'\OT!kGCC,m,.j_ftlCl--.::C. COf''flt'GllrWOOctEY~l~/41.~ l"C. IICR:Dl""'"t'G!>M~tlC>T!EIJS{l)(;«OOl'l<CAIEll"'nllOUT!tlfC,:""[35"'1t!fltNP'OMl!-!'totJOfWOOD!c-t/4tcll!Ea..ll!-"lGl!Oll~ ..C.. r, 11 II II 1: " II II II II CIIA-2001 ... -colorado // 731 southpark dr. suite B litlleton, co 80120 / 303 683.7231 caltfornla // 2943 pullman sf. suite A sonto ono, ca 92705 / 949 553.8919 A-14   VUE Palm Springs Project Report January 4, 2021 22 EXHIBIT E.11 – ARCHITECTURAL ELEVATIONS (PLAN TWO-X B) I • " I I I I ~---------------~ ROOF PLAN 'B' 1/8" = 1/-0" REAR ELEVATION 'B' 1/4" = 1/..(J' 10.16.20 O' 4' ~--8' Cl FIN RR T.0.PLATE T.O.WlN, RIGHT ELEVATION 'B' 1/4" = 1/..(J' ] E I • LEFT ELEVATION 'B' 1/4" = 1/-0' PLAN TWO-X I ELEVATION 'B' GHA VUE P.S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOT ACE MAY VARY BASED ON CALCULATION METHODS n<SfC"''"l.-G!AA[...,_l"CltDBC/',ICl:'>nOl've'IT>->JDl'l!!lMllMYS,.OISOfJn>.tJCAJ!EtlO'IIOU!V!!mr<111"11Yeit9Nlll'OSE. rucr1.o.srt1~1 l'\OT!kGCC,m,.j_ftlCl--.::C. COf''flt'GllrWOOctEY.UCI~""-~ l"C. IICR:Dl""''t'G!M>-~tlC>T!EIJS{l)(;«OOl'l<CAIEll"'nllOl./lltlfC,:""[35"'1t!fltNP'OMl!.!'totJOfWOOD!E'l..tcll!Ea..ll!>.I.Gl!Oll~ ..C.. C1 !! II II II 11 II 11 II CIIA-2001 J. .PU,,IE Du ... -colorado // 731 southpark dr. suite B lilllelon. co 80120 / 303 683.7231 caltfornla // 2943 pullman sf. suite A sonto ono, ca 92705 / 949 553.8919 A-15   VUE Palm Springs Project Report January 4, 2021 23 EXHIBIT E.12 – ARCHITECTURAL ELEVATIONS (PLAN TWO-X C) ROOF PLAN 'C' 1/8" = 11·0' REAR ELEVATION 'C' 1/4" = 1/-0' 10.16.20 O' 4' ~ 8' • FIN.Flit T .• PLATE T.O.WIN. RIGHT ELEVATION 'C' 1/4" = 1/-0" LEFT ELEVATION 'C' 1/4" = 11-0' PLAN TWO-X ELEVATION 'C' GHA VUE P.S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOT 1'.CE MAY VARY BASED ON CALCULATION METHODS 11(.lftAl"'Wlt<Gt JJl(:~Droro,-oaio,, r:cvtl.O ..... ti'II A"l)r,QM,>AJl!Ytl1JOC CNlY .U,C, ARl,t'O'fTO l'CUJ.tl)f"<W /,.~ ont:• "ll~C. $0CII ~ r,....._ "I.O'!TNG 0, rtw.tNGtJllR!,JG. COT'mGlff WOOOI.O AlC!lltCTIJl.AJ.. GlOC.11' t<'C. IIOl:OllAWl<G$-Y >IOI M i.nct)Ol!OUl't)CJ,.1tl)Wffl!Olfl111CC(""IJI WfflTO,l mt,al!,iO,,Of'wooorn' ~lf!OC'I\Jl-'l G•~ NC GHA-2001 1.0.PlAIE ... -colorado // 731 southpark dr. suite B littleton, co BO 120 / 303 683.7231 colHornla // 2943 pullman s.t. suite A sanla ana. ca 92705 / 949 553,8919 A-16     VUE Palm Springs Project Report January 4, 2021 24  EXHIBIT E.13 – ARCHITECTURAL ELEVATIONS (PLAN THREE) FRONT ELEVATION 'A' SC HE ME 3 1/4" = 1/-C/' FRONT ELEVATION 'B' SC HE ME 6 1/4"= 1/-C/' FRONT ELEVATION 'C' SC HE ME 9 1/4"= 1/-C/' 10.16.20 PLAN THREE I FRONT ELEVATIONS O' 4' 8' GHA VUE P.S., LLC GHA-2001 PALM SPRINGS , CALIFORNIA NOTE: SQ UARE FOOTAGE MAY VARY BASED ON CALCULATION METJ,ODS •H™!~Aww<-s>J~IN1!WOfOFOIIOl!l10>1Wfl.oP .. -.. ..,~ ...... sr,lf'.ll!SONIY .. H(lAlfW0,1/)M'U~-..... ,o""'•~~lSIJCH""AN"'-"'-Qfb,iC.OII,.,. ..... (~ <:;o<"<,t,C.t<IW(>OOl.~Y•IIOt1l'OIJl ... li';,tOlll'.O«<; ll-laf't>fc•Wlhl('.1 '-'"'"0'~UW)Ol'l)UPUc:•Ta>~IHl'&;l'l ~i w ""f,l ... •-0,WOOOlf ' All(;MfltCn)IIAI ~-W: ,..- colorodo // 731 southpark dr. suite B littleton, co 80120 / 303 683.723 I c oliforni o // 2943 pullman st. suite A son to ono, co 92705 / 949 553.89 t 9 A-19   VUE Palm Springs Project Report January 4, 2021 25 EXHIBIT E.14 – ARCHITECTURAL ELEVATIONS (PLAN THREE A) II II t-'---- - - - - - - ----.. ' ' ' ' ' ,_ ,-~----, r : ___ , J : I ~:;;; -------------~-J ROOF PLAN 'A' 1/8"= 1/-0'' REAR ELEVATION 'A' 1/4" = 1/-CT' 10.16.20 O' 4' ----8' : ' ' ' ' ' I I ~--:--~----~ FIN.FL RIGHT ELEVATION 'A' 1/4" = 1/-0'' LEFT ELEVATION 'A' 1/4" = 1/-0" PLAN THREE I ELEVATION 'A' GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY SAS ED ON CALCULATION METHODS THE~DIIA,Wll<C-,l>-"1:"'1'L'ID!:D~~O(V£l0PME>ll .....0~911,<IN-"'1•11UDll~O~Y",NOAAEM:llTOlll:l/$EOfOltNIT01111:~P~E,.SUCH~flll>-ll't0ffl'IOOlt~A,lct4ClN[fl!fN:.. COf"ll!l(;HTWOODI.Fl>-11C~lltCll!OO~.INC. IHESf~-CSIAAr>QTN:l.llfOOlll~UC.Olf0Wl1t-l')IJl"IHll:!~SW"TTE1'1~•MS5l()Jl~WOODlEYAl!Cl-lllC~lG'°'-J~.K ii ,, ,, '' '' ,, ,, ,, ,, ,, '' Du GHA-2001 TO PLATE 1.0.PlAT[ ,..-woodlev. architect.ural group,1nc colorado // 731 southpark dr. suite B liltteton, co 80120 / 303 683.7231 california // 2943 pullman st. suite A santa ana, ca 92705 / 949 553.8919 A-20   VUE Palm Springs Project Report January 4, 2021 26 EXHIBIT E.15 – ARCHITECTURAL ELEVATIONS (PLAN THREE B) FIN.HR. RIGHT ELEVATION 'B' 1/4" = 1/-0" ROOF PLAN 'B' 11s"= 11-a· Cl REAR ELEVATION 'B' LEFT ELEVATION 'B' 1/4" = 1/-a' 1/4" = 1/-0" 10.16.20 PLAN THREE I ELEVATION 1B1 O' 4' 8' GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOT>GE MAYV>RY BA:::.EDON CALCULATION METHODS M'>EDII .. WINU,-~INlOIDEDf<)tDESlUll)[IIEI.Ol'l,IWl..,,Ofe[Ul,ll/,IAJl~5ruollO..t...ioM![NOl'IOM'll!IDFOt...«Ollt'.tPIJl<l"05l.~~..Sfl!<,-Ll't.O'm,IC,Dl:ll,l"'-Ei,::.>1[~ COJ'~W,.fl!WOO!ll.nA..c»r!ECTUl!.<.l~OUl'.lol<:.~~ .. wtlGSMJ.~tJOTM'USEDO.Dll'OC,.!EDW-IHE[W~aswt1TTE~l"Ei~OlWOOOUY•RCKIK.TlllAL~.~ Du GHA-2001 TO PLATE T.O.PI.ATE I II __ ... -colorodo / / 731 ~uthpark dr. suite 13 litt1eton. co 80120 / 303 683.7231 californic / / 2943 pull man st. suite A santa ana. ca 92705 / 949 553.8919 A-21   VUE Palm Springs Project Report January 4, 2021 27 EXHIBIT E.16 – ARCHITECTURAL ELEVATIONS (PLAN THREE C) ROOF PLAN 'C' REAR ELEVATION 'C' 1/4" = 1/-CT' 10.16.20 O' 4' ----8' , FIN, FtR. RIGHT ELEVATION 'C' 1/4" = 1/-0" IC] LEFT ELEVATION 'C' 1/4" = 1/-0" PLAN THREE I ELEVATION 'C1 GHA VUE P .S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS JH[!,fDfll/,.Wl!->(;1;"'111[..-UUOfOIID[S!C.f<ot\l~~M!c>IJ MD!'fl!IJl.'INM~ll\JOICIOM•....,,ONt[NOllOl!:UIW!O!!,.,.,.OllB-WC.~.-"3!tl,._Ll'Wn....O.:l'll'M.Lf ..... r-lE~. COf'fl!IC,lflW~A~~N.c:.IIOIJr",tfC. 1'1!:l!Dfll~~IMrNOTM:~!DOltOUl'OC,,lEDWITT10l/TfHe!~~Wtllll!l'l"Ul,U540rlOl'WOODL!"fMCHIK-..,L~.NC ii '' ,, '' ,, '' '' '' ,, ,, '' Du GHA-2001 TO PlATE l,Q_P[AlT-,..-woodlev. architect.ural group,1nc colorado // 731 southpark dr. suite B littteton. co 80120 / 303 683.7231 californio / / 2943 pull man st. suite A santa ana. ca 92705 / 949553.8919 A-22   VUE Palm Springs Project Report January 4, 2021 28 EXHIBIT E.17 – ARCHITECTURAL ELEVATIONS (COLOR SCHEME) SCHEME l Elevation A SCHEME 4 Elevation B SCHEME 7 10.16.20 Elevation C SCHEME 2 /'RIMA!!~ $1UCCO SCHEME 5 SCHEME 8 COLOR SCHEME EXHIBIT GHA VUE P.S., LLC PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOT ACE MA"f VAl<Y SASED QNC,1,.LCULATIONMFTHOOS 't<ESt~~n!i~I-OIIDtllCf<01,•8.~~0PHl.-~n'I.CllES0Nlf.-.,.,CIAIE!'!()!l0111i:VSfO~t/lNf0""8!P\Jlllf'OSfSIJC'1>J~•10TT,;GOIIIF,<,._f,lCNEEl!II<, CGf'Yl!CHT.,..ooc..r-.-.te"'1lCMl,IG.tOl.l',..C.I-Cll:M•""NGS1M¥~lE\.1$l!DOl:W1.<:,._liO~IIHEIEo:H!BtWfltmN"lll:ll!$1lO!oOf••O:OU>~IIJIKM.o.l~INC SCHEME 3 P!hMAR'r' STUCCO SCHEME 6 SECONDARY STUCCO SCHEME 9 GHA-2001 ... , colorado // 731 soulhpark dr. suite 8 littleton. co 80120 / 303 683.7231 caltfornla // 2943 pullman st. suite A sanlo ona. ca 92705 / 949 553.891 'j A-23   VUE Palm Springs Project Report January 4, 2021 29 EXHIBIT F.1 – FLOOR PLANS (PLAN ONE) -1""b 50'-0" MIN. LOT "P/ ~ / 40'-0" ~ I 11 f"Ne7 HIGH WDW J f SEAT • t;, " ,--L~----S• • :oo~ . .------------., DRYOFF I I •~====',a--,il:oPT BARN 1 i"DOOR M/\ISTER IS-6"1X 17'-0" 6 : / /~ 1 12'-0' CLG / /l) I ~ cs-~ @ l I I I I I I I I I I I /1/I •1: ''.,, ,,---,,o, ![]! I--------+--0 • ,------______________ ., .. _o_~ :::: : / '"1 1111 3: I ~ 1111 /I--/0 I / ,I 1111 1 m ~ : --~ :::: . ~ ~ : : I I: ~---1---1: W I I 1111 I (/J/ u J < ' / w ffi' I w ~ / (/J w ...,___,,~_,..,,__,.., ~ 1/ ::::> ! ~ ~ ~~~=-b 1/ ~ '-r----4'-?'--'-i'l"--r ~ !~ll-l-~~ f r% ~: ~ 9 ~ o 0 OPT FP I L ____ J I COVERED PATIO -,n,n-.. -IU--Ux:27'-7" • • . 0 00: : I 5'-0" l"t'\ 5'--0" ~ ·1/ 1-z w . ~ '/~ /; ::::> N ./ 2 STORAGE : t1 1\ II II I I I I I I I I I I I j' I I IT ASHI I I I~ I 1T ASH1 I I -c J I I \ I \ f \ I \ I \ I \ I I / 2-~A Y GA~A~E ,' 1 20'-l" X 20'77" 1 1 l 9'-0"CLC. I I I I I I \ f I I \ I \ I \ I I r \ I \ J I J \ • I I / I I I I I / I / I I I I 1 I I I \ L----------J ~----------J I----GUES +--------n~~ 14'6" 13'6" ~ ~ ~ .~ .. ~~.,.. ~ <;> '° 0 ~ TWO-CAR DRl\iEWA Y I ' I@ L---------~ • •-:---' ED -~---~ .. 41) PLAN NOTES 2 BEDROOMS 2.5 BATHS OFFICE / BEDROOM 3 GREAT ROOM 11.25.20 FIRST FLOOR TOTAL LIVING 1886 SQ. FT. 1886 SQ. FT. PLAN ONE I 1886 SQ. FT. -0' 4' ____, 8' VUE I GHA COMMUNITIES PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION rvlETHODS BEDROOM 3 ILO OFFICE _.; colorado // 73\ southpark dr. suite B littleton, co 80120 / 303 683.7231 califomla / / 2943 pullman sf. suite A scnta ono, ca 92705 / 949 553.8919   VUE Palm Springs Project Report January 4, 2021 30 EXHIBIT F.2 – FLOOR PLANS (PLAN TWO) ~~ 50'-0" MIN. LOT .,-t-,. 5'-0" I ,d 40'-0" ~ ~YI~ IJt-~ I /~,~DI I ~ ~ I/~ I I ' ~ ~ i ::::::o::?~;f ~ 0 / ' f-I /i ~ >-/ /i I ~1/)' KITCHEN ____ _ ~: ---9 s /~~~~r•~ / /~-/~---------:_~ --~H I I TRASH I I 1 TRASH I [[> -----~ co II II II II I 1 I I I I I I I \ I I I I J \ I \ I \ J \ I 1 I I I I I I I 1 /2-B/;\ Y GARAGE ,' \ 21'-0'X20'-5'1 \ 1 1 9'-0"CLG, 1 I I I I I \ I \ I \ I I I I ! \ ! , f 1 f \ I \ I I I I I I I I I I I 1 I 1 I l I I I I ., ______ ----.. .. ----------J ------------L®Jl,b 11 I IL@l MASTER 18'-2'' X 14'-2'' ~~ ~ Oo 0 • • • ci--------------' I COVERED PATIO • • 9'-0" X 36'-6" rQ1 ::: < ~ ~ 0 •+--a FOYER I I / )=• • • • • ~ OFFICE/ OPT BED 3 0 5-0 'f/4'/1,-~ / 1t "/~/ w /~ ::::, J --0Pl101'(AL DOOR 1 ====::I ~ TWO-CAR IDRIVEW A Y ~ ED I ·----~-----··-$ PLAN NOTES 2 BEDROOMS 2.5 BATHS OFFICE / BEDROOM 3 GREAT ROOM 11.25.20 o· 4· ____, 8' I FIRST FLOOR TOTAL LIVING 2072 SQ. FT. 2072 SQ. FT. PLAN TWO I 2072 SQ. FT. VUE I GHA COMMUNITIES PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION rvlETHODS I T-•r,.,,.,, ...... , ... .,.,, -"""" ,, ~-..·~•Ft,U r ••-,,~,~ .. --.. , '"'n" •. , .•• ,.,.,...,.., ,~•--.• -~'"OTHFUIII .-,..-•• ~. ,,., ' L .,,., ,,._,,_, ,,. ··"''"···' ,. ....... ,-, ~,-.•• , ....... ,, .......... ' ~ "•'"".-.-"' ··' ' .llfl .,m,·. T"'t<. '""'--·" """''··~"·-,n . .rir, ... M" ,,~ ., ,.,..r _.; colorado // 73\ southpark dr. suite B littleton, co 80120 / 303 683.7231 califomla / / 2943 pullman sf. suite A scnta ono, ca 92705 / 949 553.8919   VUE Palm Springs Project Report January 4, 2021 31 EXHIBIT F.3 – FLOOR PLANS (PLAN TWO-X) PLAN NOTES 3 BEDROOMS 3.5 BATHS OFFICE/ BEDROOM 4 GREAT ROOM ZOOM LOFT BALCONY 11.25.20 o· 4· ____, 8' _ill 50'-0" MIN. LOT 'f;_-/~i/ 40-0" / 5-0 /11 1/f ~------" ! () l111i-ii-~½~~ (.') I / / 1//f 1/ ~ >-/ dS . ~/ ·/~/ ---------,------+----+--+---/~ ~ W 0 V) " /~ 0 I /i ~/ I MASTER 18'-2" X 14'-2' <o~ -l • ci--------------' I COVERED PATIO 9'-0" X J0'-4 • • • • • co ;:, >-/~ /~ [±]~: 0 0' I • • •-~ I KITCHEN z ' I ~: 9 C) 0 I / / I I I ,--OFFI E/ 171 OPT B D 41-Jl !• l2'-5"x I -C@ ~ 1111-----iiiiiik'.'.:__J I / 1/,/H I I TRASH I I 1TRASH I [[> /1 I\ II JI II j \ I I / \ I I I \ J I I \ I I FOYER Uf 14"-0"CLG i « t \ I \ I \ I \ I I 1 \ ,,:2-B~ Yi-~!-~AdE ~/~1~ ,' \ 9'-0"CLG/ \ •-t-t---+--1/ 6 : \ I \ ~~r~~~~JI / \ / \ Jlqp'~IJ'I\ 11_ , \ ; 1 Pf:::===-• nrm1•.i11lij ,' I / ', -•::: /1"\ I I \ ____ :_.::~~~~~::~_/_-________ ', [@]_ --Gu Eh su1T5'.J (1 ~I 1 12'-f"xll'-O' I!= OPTIO"(AL r,:g:; -~::R=~ ~ ~ -TWO-CAR IDRIVEWA Y ~ ED I .. ---~-----··-$ FIRST FLOOR SECOND FLOOR TOTAL LIVING 2172 SQ. FT. 477 SQ. FT. 2649 SQ. FT. PLAN TWO-X I 2649 SQ. FT. VUE I GHA COMMUNITIES PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION rvlETHODS -_.; colorado // 73\ southpark dr. suite B littleton, co 80120 / 303 683.7231 califomla / / 2943 pullman sf. suite A scnta ona, ca 92705 / 949 553.8919   VUE Palm Springs Project Report January 4, 2021 32 EXHIBIT F.4 – FLOOR PLANS (PLAN TWO-X) PLAN NOTES 3 BEDROOMS 3.5 BATHS OFFICE/ BEDROOM 4 GREAT ROOM ZOOM LOFT BALCONY 11.25.20 o· 4· ____, 8' ~ 0 ~ I 0 I •• HIGHWDW HIGH WDW FIRST FLOOR SECOND FLOOR TOTAL LIVING ~ 0 ~ I 0 I HIGHWDWS HIGH WOWS 2172 SQ. FT. 477 SQ. FT. 2649 SQ. FT. PLAN TWO-X I 2649 SQ. FT. VUE I GHA COMMUNITIES PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION rvlETHODS _.; colorado // 73\ southpark dr. suite B littleton, co 80120 / 303 683.7231 califomla / / 2943 pullman sf. suite A scnta ono, ca 92705 / 949 553.8919   VUE Palm Springs Project Report January 4, 2021 33 EXHIBIT F.5 – FLOOR PLANS (PLAN THREE) rD 'f~_;k~ HIGH WDWS // 50'-0" MIN. LOT 40'-()" L@Jjb 11 I IL®J MASTER I4'-0"x 16'-8'' 10'-()"CLG ---···•j ~ I ~ ~ 0m . / , ,-, , jfl---+--J_ 1--=fi,i,.,~.:::;+...::O::'...'..M~ : > / /21:,, ii ii '--'-''----"----""""-1 i-i// ~I_ : :: :: : :C )·, _ .,:I 1: I Q 1 ' ✓111 11 :c : ~~~:: :: I 11 11 ~ ,, ,, 01-~! ~ :i';--_=_=_=t7:=_i-_ _J_ ,=j_1L~_=J:"1= I~---_-_)_-:--: : .....,_ Z 3: l~I ~ w /5 :2: Z 2 'i' '''-' ~-w :o\ PORCH I I I ~-/(/) -,-r S'I ~-/ I 0 (/) ~ :::i / .--+-1-1--1--J-LJ. OE /.~~~~ 0 ("~ri"'rn (j " I I I I • ~ - ---If I \ II II I\ I I I \ I I 1 I TRASH I I \ I \ I \ I \ I \ I I I L---------------------, I I TRASH I [D i;, in <-I 0 2-BAY GARAG~ I OPT 8'-0' SLIDER \LU~.~:~~; .. ,, \ \ I \ \ / \ c/4s11A J ~ t--\ I I ----~ \ I \ 0 I I \ I \ I I \ -------~ '-----------~ q in • ~ ffi 5'-()"1~ PLAN NOTES Eb _______ L__...i.._ _._ ____ ....J,.. ____ .• ~ 2 BEDROOMS ----q::7 CASITA 3.5 BATHS GREAT ROOM OFFICE BALCONY OPTIONAL DECK 11.25.20 O' 4' ~ 8' FIRST FLOOR SECOND FLOOR TOTAL LIVING 1928 SQ. FT. 391 SQ. FT. 2319 SQ. FT. PLAN THREE I 2319 SQ. FT. VUE I GHA COMMUNITIES -PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION rv-ETHODS • --,. •r,·, H,11n,,.-m,.-..r,, ... .. •~•.,,u-r '" ,.~,~H · .. , r,".-.,,--,.,..,...,..,,,,. •·• -~--rn~'""' •·· ,,., , . •·••• ,-., __ ..,.,,,.._,. ,_,.., ... _.,,,,.-, __ ·"' ~•-• ., __ ,.-.,,.,_ .,.,., ·, . · · ·,--,,.--.-, ... •,.n, -'"1--»•(l· ,H. f"><"'"'"--'""""'""• .. •·'''· ,,-, __ .-,,., ,, ,.-~· ,,,. -, c,.-, .. ,,,v _., colorado // 73\ southpark dr. suite B littleton. co 80120 / 303 683.7231 californla // 2943 pullman sf. suite A sent• ano, ca 92705 / 949 553.8919   VUE Palm Springs Project Report January 4, 2021 34 EXHIBIT F.6 – FLOOR PLANS (PLAN THREE) PLAN NOTES 2 BEDROOMS CASITA 3.5 BATHS GREAT ROOM OFFICE BALCONY OPTIONAL DECK 11.25.20 o· 4· ____, 8' HIGHWDWS <OPEN TO BELOW) ill~llll[l Hll=!I -•·• OFFICE 14'-2"x5'-5" Qp1·· BARN DOOR °'11 ITF I BALCONY 13'-3'x4'-10" J • '' . I II OPT DECK I 8'-4"x 24'-lO' IU " I .. ' I FIRST FLOOR SECOND FLOOR TOTAL LIVING 1928 SQ. FT. 391 SQ. FT. 2319 SQ. FT. I I PLAN THREE I 2319 SQ. FT. VUE I GHA COMMUNITIES PALM SPRINGS, CALIFORNIA NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION rvll:THODS lUDN ~ DECK OPTION DECK 8'-4" X 24'-10' _.; colorado // 73\ southpark dr. suite B littleton, co 80120 / 303 683.7231 califomla / / 2943 pullman sf. suite A scnta ono, ca 92705 / 949 553.8919   VUE Palm Springs Project Report January 4, 2021 35 EXHIBIT G.1 – PRELIMINARY LANDSCAPE PLAN w > a: Cl < .,, 0 :ii: a: w ::z::: ::z::: 1-::, 0 .,, t-OVERALL ILLUSTRATIVE SITE PLAN VUE PALM SPRINGS, CA LEGEND 0 Gated Community Entry with Enhanced Paving f) Community Monument 0 Washingtonia filifera Palm Trees C, Social Plaza with Indian Heritage Interpretive signage opportunity 0 Perimeter Wall with Decorative Fence Panel Connection 0 Linear Park with Social Seating Area and Formal Garden f) Emergency Vehicular Access Gate with Turf Block Q Accent Landscape Node C) Desert Oasis Planting 0 15· Jo· 60' ~ 1130.2020 r2 C2 ICollaborative LANDSCAPE ARCHITECTURE L-2   VUE Palm Springs Project Report January 4, 2021 36 EXHIBIT G.2 – PRELIMINARY LANDSCAPE PLAN HEPBURN WAY -soUTH HITMO~DRrv-E COMMUNITY ENTRY ENLARGEMENT VUE PALM SPRINGS, CA LEGEND 0 Gated Community Entry with Enhanced Paving f) Vehicular Call Box C) Theme Entry Wall 8 Date Palm Trees in Tree Grate 9 Entry Walk Trellis 0 Pedestrian Gate with Trellis 0 Entry Date Palm Tree Grove KEY MAP 0 S' 10' 20' J;;iiK', ~ ~ 113070200 C21Collaborative LANDSCAPE ARCHITECTURE L-3   VUE Palm Springs Project Report January 4, 2021 37 EXHIBIT G.3 – PRELIMINARY LANDSCAPE PLAN COMMUNITY ENTRY ELEVATION SCALE: 1/4";1'-0" COMMUNITY ENTRY ELEVATION VUE PALM SPRINGS, CA LEGEND 0 Entry Vehicular Gates f) Community Monument f) PerimeterWall C, Entry Date Palm Tree Grove 0 Pedestrian Gate with Trellis e Entry Canopy Trees KEY MAP 11 30 2(00 r2 C2 ICollaborative LANDSCAPE ARCHITECTURE L-4   VUE Palm Springs Project Report January 4, 2021 38 EXHIBIT G.4 – PRELIMINARY LANDSCAPE PLAN COMMUNITY CORNER MONUMENT ELEVATION SCALE: 114"=1'-0" COMMUNITY CORNER MONUMENT ELEVATION VUE PALM SPRINGS, CA LEGEND 0 Low Monument Wall 0 Community Logo embossed on Metal Panel f) LED Light Recessed into Monuemnt Wall C, Date Palm Trees C, Adjacent Desert Oasis Planting 8 Privacy Wall behind 11 30.2020 r2 C2 ICollaborative LANDSCAPE ARCHITECTURE L-5   VUE Palm Springs Project Report January 4, 2021 39 EXHIBIT G.5 – PRELIMINARY LANDSCAPE PLAN :J:: a: 0 3: > ct :J:: LEGEND 0 Open Turf Panel with Shade Tree Planter for dog run and picnic use 8 Social Seating area in Crushed Gravel Paving 8 Formal Garden in Rock Gravel Bed C, Entry Palm Tree Grave 0 Informal Shade Tree Planting 0 Perimeter Burnished Block Wall at Street-Front Side with Decorative Fence Panel Connection 0 Existing Public Sidewalk e Community Gated Entry SOUTH HERMOSA DRIVE LINEAR PARK ON SOUTH HERMOSA ENLARGEMENT VUE PALM SPRINGS, CA KEY MAP 0 4' 8' 16' ~ S~ale: 114'= 11-0" 1130.2020 r2 C2 !Collaborative LANDSCAPE ARCHITECTURE L-6   VUE Palm Springs Project Report January 4, 2021 40 EXHIBIT G.6 – PRELIMINARY LANDSCAPE PLAN EAST TAHQUITZ CANYON WAY SOCIAL PLAZA ON EAST TAHQUITZ CANYON WAY VUE PALM SPRINGS, CA LEGEND 0 Washingtonia filifera Palm Trees f) Decor Street Light Poles on Tahquitz Canyon Way 8 Perimeter Wall with Decorative Fence Panel Connection C, Desert Oasis Planting 0 Social Plaza with Indian Heritage Interpretive signage opportunity KEY MAP o s· 10· 10· ~ S~ale: 10'-= 1'-0'" 1130.2020 r2 C2 !Collaborative LANDSCAPE ARCHITECTURE L-7   VUE Palm Springs Project Report January 4, 2021 41 EXHIBIT G.7 – PRELIMINARY LANDSCAPE PLAN LU > cc: 0 ct V, 0 ::::E cc: LU :c :c I-::) 0 V, MASTER LANDSCAPE PLAN VUE PALM SPRINGS, CA LANDSCAPE NOTES The landscape design vision is to create a commu-nity with meaningful outdoor room and a sense of destination for the residents. The landscape design with a variety of low maintenance plant species will meet state and local water efficient require-ments. A variety of heights and colors of plant materials refreshes and reinforces the communi-ty entry, provides shading for the pedestrian on streetscape and screening & privacy to adjacent developments, while complimenting the order and clean lines of architectures. 0 15· Jo· 60' ~ 1130.2020 r2 C2 ICollaborative LANDSCAPE ARCHITECTURE L-8   VUE Palm Springs Project Report January 4, 2021 42 EXHIBIT G.8 – PRELIMINARY LANDSCAPE PLAN TREE SCHEDULE: SHRUB & GROUNDCOVER SCHEDULE: SYMBOL BOTANICAL NAME COMMON NAME SIZE FORM WUCOLS SYMBOL BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS HTS X WIDTHS Street/Canopy Tree Baccharis spp. Dwarf Coyote Brush 1 gal 48" o.c. 2' X 4' Bougainvillea spp. Bougainvillea 1 gal 48" o.c. 2' X 4' Cercidium x 'Desert Museum' Desert Museum Palo Verde 24" Box Standard Buxus microphyllea japonica Japanese Boxwood 1 gal 18" o.c. M 2' X 2' Olea europaea Swan Hill Olive 48" Box Standard Caesalpinia spp. Mexican Bird of Paradise 5 gal 48" o.c. 4' X 5' Prosopis chilensis Chilean Mesquite 36" Box Standard Calliandra haematocephala Pink Powder Puff 5 gal 36" o.c. 3' X 5' Rhus la ncea African Sumac 24" Box Standard Dalea pulchra Indigo Bush 5 gal 36" o.c. 3' X 4' Quercus virginiana Southern Live Oak 24" Box Standard Encelia farinosa brittlebush 5 gal 36" o.c. 3' X 4' Accent Trees Feijoa sellowiana Pineapple Guava 15 gal per plan 12' X 12' Chamaerops humilis Medierranean Fan Palm 24" Box Standard M Hesperaloe parviflora Red Yucca 1 gal 30" o.c. 3' X 3' Chilopsis linearis Desert Willow 24" Box Standard Lantana spp. Lantana 1 gal 36" o.c. 2' X 6' Chitalpa X tashkentenis Chitalpa 24" Box Standard Ligustrum Texas Privet 5 gal 36" o.c. M 4' X 4' Salvia spp Sage 1 gal 30" o.c. 3' X 4' Palm Trees Verbena spp. Verbena 1 gal 36" o.c. 2' X 6' Phoenix dactyl if era Date Palm 14' BTH M ~ Washrngtonia frlrfera California Fan Palm 18' BTH M Sodded Turf (for special fountional use only) Bermuda Tifgreen 328 Bermuda Grass CACTI & SUCCULENTS SCHEDULE: SYMBOL BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS HTS X WIDTHS Agave americana Century Plant 5 gal per plan 4' X 4' Agave parryi Parry's Agave 5 gal per plan 2' X 2' Agave victorra-reginae Queen Vrctoria Agave 5 gal per plan 12" X 12" Agave vilmoriniana Octopus Agave 5 gal per plan 12" X 12" Aloe arborescens Tree Aloe 15 gal per plan 4' X 4' Aloe vera Aloe Vera 1 gal per plan 2' X 2' Dasylirion wheeleri Desert Spoon 5 gal per plan 4' X 4' Echinocactus grusonii Golden Barrel Cactus 1 gal per plan 2' X 2' fouquieria splendens Ocotillo 15 gal per plan 3' X 6' Portulacaria afra Elephant's food 5 gal per plan 12" X 12" Stenocereus thurberi Organ Pipe Cactus 15 gal per plan 2' X 10' Yucca spp. Yucca 1 gal per plan 3' X 4' Sedum spp. 5tonecrop 1 gal per plan 12"x 24" MASTER PLANT LEGEND 1130.2020 r2 VUE C2 I Collaborative LANDSCAPE ARCHITECTURE PALM SPRINGS, CA L-9   VUE Palm Springs Project Report January 4, 2021 43 EXHIBIT G.9 – PRELIMINARY LANDSCAPE PLAN I.LI > a: C ct V'I 0 :E a: I.LI ::c ::c I-::, 0 V'I EAST TAHQUITZ CANYON WAY BACALL WAY MASTER WALL AND FENCE PLAN VUE PALM SPRINGS, CA LEGEND Entry Wall Accent Wall Decorative Fence Panel Private Wall 0 15' JO' 60' ~ S~ale: 1·\,.J0' 1130.2020 r2 C2 !Collaborative LANDSCAPE ARCHITECTURE L-10   VUE Palm Springs Project Report January 4, 2021 44 EXHIBIT G.10 – PRELIMINARY LANDSCAPE PLAN Entry Wall • 6' ht. maximum • Burnished block 8x16 in stacked bond pattern. Refer to block colors. • 2" burnished block cap. Color to match wall block. Accent Wall • 6' ht. maximum • Precision block 8x16 with one vertical score in stacked bond pattern. Refer to block colors. • 2" precision block cap. Color to match wall block. Decorative Fence Panel • Metal decorative panel or Louver Fence • 6' ht. maximum to match perimeter wall Private Wall • 6' ht. maximum • Precision block in stacked bond pattern. Refer to block colors. • 2" precision block cap. Color to match wall block. X ro E "' X ro E '° X "' E "' WALL AND FENCE DESIGN DETAILS VUE PALM SPRINGS, CA BURNISHED BLOCK COLORS Gray LW Natural Gray MW .. ,. -. ,:.,, ;· >. -·-·.·. Wheat MW White MW PRECISION BLOCK COLORS ·,· .. -.-· .. -., ·'.·i:1~~\\<-_-:_··-: ~1• .-• •• ... • ' Gray Wheat PAINT COLOR SW 7048 Urban Bronze (or equal) PRECISION BLOCK COLORS Gray Wheat 11.30.2020 r2 C2 !Collaborative LANDSCAPE ARCHITECTURE L-11   VUE Palm Springs Project Report January 4, 2021 45 EXHIBIT G.11 – PRELIMINARY LANDSCAPE PLAN Decorative Gravel • Gravel all planting areas a minimum of 3" in depth • Gravel to be Mojave Gold or equivalent color at 1/2" minimum size. Vehicular Paving at Entry • Precast concrete pavers in running bone or herringbone pattern. • 80 mm thickness minimum Pedestrian Paving and Driveways • Natural gray concrete with broom finish and tool joints is the minimum standard • Top Cast concrete with saw cut joints or pavers are recommended for driveway enhancements • Pavers, exposed aggregate, seeded aggregate or Top Cast are encouraged in courtyards, pedestrian entry ways and areas of frequent use where accents a re desired Gold Eye HARDSCAPE DESIGN DETAILS VUE PALM SPRINGS, CA Desert Gold Mojave Gold Running Bone Herringbone I 30 20,J r2 C2 I Collaborative LANDSCAPE ARCHITECTURE L-12   VUE Palm Springs Project Report January 4, 2021 46 EXHIBIT G.12 – PRELIMINARY LANDSCAPE PLAN LU > a:: 0 <( V'> 0 ~ a:: LU :::i::: :::i::: 1-:, 0 V'> i-:,;-._...1..,,.:....._~,;-._._'--::--_ __.,__ ______ _ BACALL b b MASTER LIGHTING PLAN VUE PALM SPRINGS, CA LEGEND • Street Light on East Tahquitz Canyon Way • Bollards -Flood Light '/ Tree Uplight l!l Tree Down Lights (Pendant Light) _._ Shade Structure Down Light 0 15' 30' 60' ~ Scale: 1""=30' 11.30.2020 r2 C21Collaborative LANDSCAPE ARCHITECTURE L-13   VUE Palm Springs Project Report January 4, 2021 47 EXHIBIT G.13 – PRELIMINARY LANDSCAPE PLAN I I FXLuminaire. NP Up Light · Expert,y f!f'IQJ"leeredw1:h4S•or60"shr0Ud cptlons 10 l~(lmll"atea~"lel)'Of~esln\,3,6, or9L:o Aro~GBW vers on ts also a val !tbltc forusewltti _wcor10CS)'!,I€~ Qu!cl-.Facts • Die cn~t.:i!uMJILm • Two i.,.~er ni.:111n!! ~ ,rnocl.utlonoodpc;iW;,'f to.t!lfnhh • C,~ lr.tq.r.i·ee LE~ • Pr~m"'ad~tibllitt •TM'l~r~bnt~".'1 • Co1C1etel1'Cf'1atr.1ren11~ • (.orrwtllt-.~wllh UJ"(or1' cech"'I0<>1zy • P!'l;t5CmodPWMcfrTil.lblr: •tnr-,l.Y01t.:gci01!,\/ Tree Uplight lt/JA(ll'll,Lh-Jlils ./ I ... ----• FXLuminaire. PB _Ip Light l·i&i!d:IH·.tt Medium-sized wall wash light 1n 1 or .3 LED. Available In brass construction. RGBW capable with Luxo!' ZOC system-s. Qui k Fads • 8t.SS(Qf1StrvetJon • N:itu~torantlquGtlrass flnisnes • Croo6imegr.itOOLEDs • ProAim"'ad;ustabrllty • Tamp~·reSlstant ft.cature$ • Coloru1"l)erature1111.ars • Cofl'll:itlbliwlthl.W.or t,g,::hnology • PhaseandPWMdlmrnable • lnputvcttage: l0·15V -Flood Light + FXLuminaire. JB: Down Light lANlSCA.fl( UCHlllt': HELIO"B0LLARD P'ORMS<-SURFACES" •r:t,..,, C.,,,,g-i(,.(E01'"".W~J8og,e<>1d,aad,,,-!,g,I r11-w1tndfkulla,ui! Fcu,~«l4wS/;,l'Oll)de d~n.,.JOboUfyf,,,!lplW<lif'fl,tfr,g,.H>l!CU JO,ooo~ .. ..,.. lO,an~..... !ll,ooo~ ... vz Shade Structure Down Light LIGHT FIXTURE SCHEDULE VUE PALM SPRINGS, CA Chapl:er 5: Circulation and Streetscape Tahqlitz Canion Way -Lightit11 Tal'lqullz. canyan, Wf/1/ aal'Y88 aa 1M primary llnk tletWMn Downiown Palm Sprlngl and tt'la Pam Sp1nge rntematlOnel AlfPOlt. Giv•n the pr\'1111,y role that "" roedwaJ pla)'a In 11'1• drculBIJon pdams bolh wtt,!n th• Cly of F'alm Springs and Sactlon 14, lte roaclwly II envisioned• fie 'Grand 8clulevwd d Indian Cull.ft•. A significant ocmponent rA the urban doeilJl for tha R1!Ktway iD tho iff'll'lamontation DI' 11nhaooad lllrNI and pc,dc,elriml lilltrling for thltc:oniclorwillinSecticwl 14. Thi grapt'licsbelow iNullrlltel~ixti.ra propanclonT1hquiR Canyon W,,, ~UI _, 14. Tllo Typo A and B -oholl bo -lod al approximately 40 foot alllernEO,g lnlervala. 1 ,..,.. P.,g,e.S-30 l --~ .. -o, .. ~-,,... Secnoo 14 Speofic pjar, • Street Light on East Tahquitz Canyon Way FXLuminaire I LE: Down Light tMl/11\~U (Qn/4,,m,iqt~afp;Xrlr,:imooc,1,q~r/>o!r.1rior,;,id ltorolf8/J"-mcu!t.Cmx,•o,nou,,I l'o!.-11«:M\_"" ..,.,,.,,11M,urtkrlrJ!'\"~~.U('\,'IT>l)'IQ4."!' I/Ub'rJl'>:IPV$.VJlflllll','411'(ol.J/l,/ffflt'ld~l<A •f'J>m:"fl"')ht"9 .... ;,d l!l Tree Down Light (pendant light) 11 3Ci202ll rl C21Collaborative LANDSCAPE ARCHITECTURE L-14   VUE Palm Springs Project Report January 4, 2021 48 EXHIBIT I – TENTATIVE TRACT MAP NO. 38004 (ID) PAO ELEVAT}(W © EASCI.ICN1 R/W RIGH1 OF WAY PR<i'. PROPOSrn EX. E11SDNG SF S()IJARE rrrr (XJSTI/JG EASCUENT PROPOSID PUBLJC UTILITY CASEMEIH PROPEfflY EXCEP110NS 1. WATER RIGHTS, CLAIMS DI< TITLE TO WATER, WHETHER OR NOT DISCLOSED B'r' TI,[ PUBLIC RE:CORIJS. 2-EASDIIEJH(S) IN FAVOR OF TliE PUBLIC OVER ANY E)(ISTING ROADS LYING WITHIN SAID LAND. @ ~ ~~T1~°t::J/g~ :~oi~sO~l~N~Ni:u:i~ ~~~J~R~~~o 6~Ji:T GRAN1£0 TO THE CITY OF PALU SPRINGS, APPROVOl AUGUST 06, 1981, PURSUANT TO 11,E ACT OF FEBRUAAY 05, 1948 (S2 STAT. 17), 1'$ TO SAID LAND. DOCUMENT NU~BER' 5B4RW37500574. © ~R~~%-~( [f~r~~N~N~~~o~g ~~;~i~i ~~P~~~~TP~~o~JH· JJNE 14, 1957, PURSUANT TO THE ACT <lf FEBRU.l.RY 05, 1948 (62 STAT. 17), AS TO SAID L1'ND. DOCU"4ENT NUMBER 37400010PS. ® ~~~~E~~~Ys6:m1R~o~ 1~Dr~~ci~ C:~~TED5~6E~E 0~~~ p~ SPRINGS, APPROVED ~AY 15, 1959, PURSUANT TO THE ACT OF' FEBRUAAY 05, 1948 (62 STAT. 17), 1'5 TO SAIIJ LANIJ, DOClJMENT NlJf.lBER' 584:57500144PS. 6. 1' CERTIFICATE OF ACCEPTANCE EXECUTED BY ™E CITY Of PALM SPRINGS DAl!D f.tAY 29, 1959 AND RECORDED .l!NE 02, 1959 IN BOOK 2484, PAGE 126 OF OFFICIAL RECORDS Of' RIVERSIDE CC)JNTY. CALJFORNIA 7. INTEN1lDH1'LLY OMITTED. ® ~~~~Tiil ;Ef r:~~:p:s~&iJ~DT~ BELOW AND RIGHTS INCIOENT"1. IN FAVOR Of' THE CITY OF PALM SPRINGS PURPOSE· STREET RIGHTS or WAY 1'ND PUBLIC UTUTIES R[C<JRDING DAT£: AUGUST 11, 1981 RECORDING NO: 152.370 OF OFACIAL RECORDS AFFE:CTS: PARCEL 1, AS DESCRIBED TI-IEREIN 9. ANY FACTS, RlCtHS, 11.ffERESTS, 00 CLAIMS "'"ICH ARE NOT SHO\lrl'I BY THE PUBLIC RECORDS ~ICH CllUlD BE ASCERTAINED BY M...i<INC INQUIRY Of' THE LESSOR OR HIS SlJCC£SSORS IN INITTEST IN Tl-![ LEASE REFERRED TO HEREIN OR OF THE IJEP~TMENT Of' THE INTERIOR, BURE.-.U OF INDIAN AfTAIRS SUBSEOOENT ID 11,E DATE OF THE L1'ST Tlll.£ STA1lJS REPORT PROVIDED, APRIL 18, 2018. 10 Tl,[ TRANSACTION CONTEMPLATED IN OONNECTION il'ITH THIS REPORT IS SIJl3...CCT TO TI-IE R(YIEW ANO APPROVAL if n-tE COI.IP"-NYS CORPORAT[ UtlDERWRITING DEPARTl.tENT. THE COMP"-NY RESERVES TI,E RIGHT TO AOD AOOTIONAL ITEMS OR MAKE FURTHER REOUIREf.tENTS AF1ER SUCH REVIEW. 11. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY Of'Et-1 DEEDS OF TRUST or RECORD. IF YOU SHOULD HAYE KN0\111...EDGE OF ANY OUTSTANOING OBUGATIOIII, PLEASE COIIITACT THE Tin.E DEPMTMEIIIT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSIIIIC. 12 ANY RIGHTS OF TI-IE PARTIES IN PO'SSESSION OF A POl<TION OF, OR 1'l1-Of', SAID LANO, Wr-llCH RIGHTS AR£ NOT DISCl.OSEO B'r' THE PUBUC RECORDS. TH[ COMPANY Will. REQUIRE, FOO REVIEW, A FULL i'.ND COMPLETE COPY or ANY UNRECORDED AGREEMENT, CONlRACl. UCENSE AND/OR LEASE. lOGElHER WITH AU SUPPLEMENTS, ASSIGNMENTS ANO Af.lEHDMENTS THEflETO, BEFORE ISSUINC ~y FOL.ICY OF TlllE INSUR.A.NCE WITHOUT EXCEPTING THIS ITEl/1 FR~ COVER1'0C. THE COMPANY RESERVES THE RICt,T TO EXCEPT 1'0Dlll0t4AL m:Ms ,1,t.lD/<JR MAKE ,l,OOITIOOAL REOUlll'EMENTS ,i,FlER REVIEW1NG SAID DOCUMENTS. \3 DISCREPANCIES, CONFllCTS IN BOUNDARY UNES, SHORTAGE IN AREA, ENCROACHMENIB, OR ANY On-tER MA.TTrnS WHICH 1' CORRECT SlJRVEY WOIJLD DISCLOSE AND 'MilCH ARE NOT SHOWN 8Y THE PUBLIC RECORDS. \4 f.lAITERS M-IICH ~AY BE DISCLOSED BY AN INSPECllON AND/OR BY A CORRECT ALTAft/SPS LAND TITL[ SURVEY ~ SAID LAND TMAT IS SATISFACTORY TO THE C()t.(PANY, AIIID/OR BY INOUIRY OF Tl-I[ PARTIES IN POSSESSION THEREOF. \5 ANY EASEMENTS NOT DISQ.OSED BY THE PUBLIC RECORDS AS TO MATTERS AFTECTING TITl£ TO Rt:AL PROPERT'T', WHETHER OR NOT SAID EAS04ENTS ARE Vl~BLE AND APPARENT. DFSfRI WAJFB AGfNC't'. 1100 S. GENE AUlRY TRAIL PALM SPRINGS, CA 92262 (760) 323-4971 SQ CAI lfORNtA EDISON 36100 CAlHEDRAI. CANYON DR CATHEOR'AL CITY. CA Q22.J.4 (760) 202-~291 sw:ll!l!ll. 41725 COOK SlRHT PALM DESERT, CA Q2211 (760) 674-5472 -290 N. SUNRISE w.-,y PALM SPRINGS, CA 92262 (800) 463-4000 So CAI lfi?RNIA CAS CAMPANY 211 N. SUNRISE WAY PALM SPRINGS, CA 92262 (800) 427-2200 OTY OF PALM SPRINGS C/0 VECMJA WAifB (SEWEB) P.O. 80)( 2703 3200 TAHQUITZ CANYON WAY PALM SPRINGS, CA 92262 (760) J23-8166 EXT. 2 "VUE" PALM SPRINGS © !l 5,104 SF $1' LOl" K ,., @) 5,400 SF '"' " z a:: ::::> ~ co "' c.. w I " -----~✓ E ARENAS RD v 12,843 SF ,,,. 10 !! 12 ~ (fill ® 5,107 SF 5,112 SF ,,>' " " I'-~ ~ ~ ✓~ !l ~8 29 .,. ~ 36 ® 5,000 SF 37 ~-V) § @) I'-5,000 SF "' m 0 ® ® 5,000 SF 5,000 35 34 33 @) !! (ill) !! 5,000 SF 5,000 SF @,-__ " ., VUE PLACE LOT B ~ !! 39 @) 5.000 SF 5,000 SF r " .,. .,. ., ., WAY ,.. LOT A SF LOT p OWI\ER TI1E UNITED STA TES OF AMERICA IN TRUST F'OR TI1[ AGUA CALIENTE BAND or CAHUILLA INDIANS, A FEDERALLY ORGANIZED INOIAN TRIBE 5401 DINAH SHORE DRIVE F'AlM SPRINGS, CA 9225+ TEL[; 760,699.6800 ~ • I "' :;; 31 ~ m. @) ::::;: 5,000 SF :;, I-~ 0 ~ -' ": • " ,, ~~ '• t" ~ ~ " ~~ " z I-0 ..J " ,, ~ .;:. ~ ,, " LESSEE{DE'fB-OPER GHA VUE PS, LLC 30875 OA TE PALM DRIVE SUITE C-:1 CA ntEDRAL alY, C1' ll22J4 lEJ.E: 760.9511.1400 I . •.1_,c;..;_r_~. ·, .. ,, .... --r&~ 17 @) j; 6,157 SF' ,.,,, ~ 18 ~ @) 5,310 SF ,,.. i,'g @) 5,311 SF • 20 ~ ® •• 5,311 SF t • "'' ,..,,, 2 Q@ 0 SF 22 ~ 5,310 SF ,,., '""}3 ( ,. 5, 09 SF "" ~ 25 Qij) 5,308 SF PREPARED BY HEITEC CONSULTING • 777 (AST TAHQUITZ CANl'ON W1'Y SUITE 3<l9 PALU SPRINGS, C1' 112262 TELE: 76D.J40.11060 IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP 38004 BEING A PORTION OF THE NW1/4, OF THE NE 1/4. OF THE SE 1/4. SECTION 14, TOVll'NSHIP 4 SOUTH. RANGE 4 EAST. S.B.M. DECEMBER 15, 2020 FOR LEASE: PURPOSES VICINITY MAP NO SCALE LEGAL DESCRJPTJON THE LANO REfERRED TO HEREIN BELOW IS SITUATEO IN 'THE CITY ~ PAW SPRINGS IN THE COUNTY or RIVERSIDE. STATE OF CALIFORNIA, 1'NV IS DESCRIBED AS FOLLO~: ~ THE WEST HALF' or THE NORTHWEST CLIARTER or THE NORTHEAST OIJARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOl/iNSHIP 4 SOUTI-1, RANGE 4 EAST, SAN BERNARDINO BASE ANO r.lERIOIAN, IN Tl,E CITY OF PALM sPRlNGS, COUNTY OF RIVERSIDE. STAT£ OF Cl'ILJFORNIA. ACCORDING TD GOVEHNr.lENT TOWl',ISHIP PLAT THEREOF SAID LAND IS ALSO DESCRIBED AS BLOCK 2J7, SECTION 1+, TOWNSHIP 4 SOIJTH, RANGE 4 EAST; SAN BERN.-.R01NO BASE AND l,IERIOlAA, ACCORDINC TO GO!JERNMENT TO\',Nsi.JIP PLAT T\-IEREor SAID LAND IS ALSO DESCRIBED AS GO\IEJ!N!t,-,[NT LOT 168. APN: 508-100-038 AP<> ~ THE l'IEST HALF Of' TliE EAST HALF OF THE NORTI,WEST QUARTER OF TI,[ NORTHEAST QUARTER OF TliE SOIJTHE.-.ST QUARTER AND THE WEST HMF OF THE EAST HALF OF TH£ EAST HA.LF OF THE NORTHWEST QUARTER OF TrtE NORTHEAST QUARTER Of THE SOUTHEAST QUARTER OF SECTIOl't I+. TO\IINSHIP 4 soon,, fMNGE 4 EAST, SAN BERNARDINO BASE AND ~ERIDIAN, IN THE CITY OF PALIII SPRINGS, COUNTY or R1vtRSIDE, ST.-.TE OF CALIFORNIA, ACCOA~NC TO OOvtRNt,IENT TOWNSHII" PLAT THEREOF, SAID LAND 15 ALSO DESCRIBED A.S A PORTION OF 13LOCK 238, SECTION 14, TO'ffl4SlilP 4 SOUTH, RANGE 4 EAST, SAN BERN-"RDINO BASE AND r.lERIDIA!-1, ,1,CCORDING TO G<WERNMENT TOWNSHIP PL_.,T THEREOF SAID LANO IS M.SO DESCRIBED AS A PORTION OF COvERN~ENT LOT 167. APN: 50B-1D0-04il LOTS ft THROUGtt F !IRE PRII/ATE STREETS TO 8[ RETAINED BY TliE HOMEOWNERS ASSOCIAllON. PUBLIC UllLll'I' EASD,1ENT PROPOSED fOF< UTILITY PURPOSES ON LOTS A THROUGH f. TO BE RECORDED BY SEPARATE INSTRUMENT. LOTS G 11-IROUGH J ARE LANDSCAPE AND REl!NllOO LOTS TO BE RETAINED BY THE HOMEOY,NERS -"SSOCIATION. LOTS K 'THROUGH M ARE LANOSCftPE, RETENTION, ANO PARKING LOTS TO BE RETAINED BY 1l,E HOMEOWNERS ASSOCIATION. LOT P 15 1' DRAINAGE. LANDSCAPE AND PARKING LOT TO BE RETAINED BY THE HOIIIEOYINERS -"SSOCIAllON. LOT Q 15 AN EASEMENT FOR PUBUC RIGHT DF WAY AND PUBUC UTILITY PURPOSES TO BE RECORDED BY SEPARATE INSTRUMENT. f'ROJECT CONTAINS e.sa GROSS ACRES (377,915 SF) PROJECT CONTAINS 7.59 NET ACRES (J30,B30 Sf') (EXCLUDES PUBLIC RIGHT~ WAY EASEMENTS) EXISTINC ZONE: RA 1.L o 1s Jo eo ----1ENrA1TVE 11!ACT MAP 36004 OOVERNI.IEN1' LOTS 188 AND A POR. OF 167 APNo 508-100-C38 AND 040 3EING A ro~1:i, :lF r1:: MIi' l/4 Cf THE t,I( 1/4, ~ 1/4. SECTI:l~ 1". TO~NSl-,f' 4 SOvr~. RANGC 4 C"-ST, S.e.~• c·,1.•.•,·;-, ,-:~c :,:o . 120 I C2   VUE Palm Springs Project Report January 4, 2019   APPENDIX A NEPA/TEPA ENVIRONMENTAL ASSESMENT Draft TEPA/NEPA Environmental Assessment for the Proposed VUE Palm Springs Tentative Tract Map 38004 Palm Springs, CA December 2020 Prepared for: Agua Caliente Band of Cahuilla Indians 5401 Dinah Shore Drive Palm Springs, CA 92264 Bureau of Indian Affairs 2800 Cottage Way Sacramento, CA 95825 Prepared By: Terra Nova Planning & Research, Inc.® 42635 Melanie Place, Suite 101 Palm Desert, California 92211 VUE Palm Springs Environmental Assessment 2 TABLE OF CONTENTS 1.0 PURPOSE AND NEED ........................................................................................................ 4 2.0 PROJECT ALTERNATIVES AND COMPARISON .................................................... 23 2.1 No Action Alternative ................................................................................................. 23 2.2 Allowed by Zone Alternative ...................................................................................... 23 2.3 Preferred Alternative ................................................................................................... 25 3.0 ENVIRONMENTAL IMPACTS ...................................................................................... 27 3.1 Land Resources ........................................................................................................... 27 A. Topography ............................................................................................................ 27 B. Soils ....................................................................................................................... 27 C. Geologic Hazards .................................................................................................. 27 3.2 Water Resources .......................................................................................................... 31 3.3 Air Quality ................................................................................................................... 35 3.4 Living Resources ......................................................................................................... 40 A. Wildlife .................................................................................................................. 41 B. Vegetation .............................................................................................................. 42 C. Ecosystems ............................................................................................................ 42 D. Agriculture ............................................................................................................. 43 3.5 Cultural Resources ....................................................................................................... 43 3.6 Socioeconomic Conditions .......................................................................................... 46 A. Employment and Income ....................................................................................... 46 B. Demographic Trends ............................................................................................. 46 C. Lifestyle and Cultural Values ................................................................................ 46 D. Community Infrastructure ..................................................................................... 47 E. Environmental Justice ........................................................................................... 49 3.7 Resource Use Pattern ................................................................................................... 49 A. Hunting, Fishing, Gathering .................................................................................. 49 B. Timber Harvesting ................................................................................................. 50 C. Agriculture ............................................................................................................. 50 D. Minerals ................................................................................................................. 50 E. Recreation .............................................................................................................. 50 F. Transportation ........................................................................................................ 50 G. Land Use Plan ........................................................................................................ 54 3.8 Other Values ................................................................................................................ 54 A. Wilderness ............................................................................................................. 54 B. Noise ...................................................................................................................... 55 C. Visual and Light .................................................................................................... 57 D. Public Health and Safety ....................................................................................... 58 E. Climate Change (Greenhouse Gasses) .................................................................. 59 F. Indian Trust Assets ................................................................................................ 61 G. Hazardous Materials .............................................................................................. 61 VUE Palm Springs Environmental Assessment 3 4.0 MITIGATION .................................................................................................................... 63 4.1 Land Resources Mitigation .......................................................................................... 63 4.2 Air Quality Mitigation ................................................................................................. 63 4.3 Living Resources Mitigation ....................................................................................... 64 4.4 Cultural Resources Mitigation ..................................................................................... 64 4.5 Resource Use Mitigation ............................................................................................. 65 4.6 Other Values Mitigation .............................................................................................. 65 5.0 LIST OF CONTRIBUTORS ............................................................................................. 66 6.0 CONSULTATION .............................................................................................................. 66 7.0 BIBLIOGRAPHY ............................................................................................................... 66 APPENDICES Appendix A Air Quality and Greenhouse Gas Emission Outputs for the VUE Palm Springs CalEEMod Version 2016.3.2 .................................................................................. 68 EXHIBITS Exhibit 1 Regional Location Map .............................................................................................. 6 Exhibit 2 Vicinity Map ............................................................................................................... 7 Exhibit 3 Project Location Map ................................................................................................ 8 Exhibit 4 Project Site Plan ......................................................................................................... 9 Exhibit 5 Conceptual Landscape Plan ...................................................................................... 10 Exhibit 6A Floor Plan 1 .............................................................................................................. 11 Exhibit 6B Floor Plan 2 .............................................................................................................. 12 Exhibit 6C Floor Plan 2x ............................................................................................................ 13 Exhibit 6D Floor Plan 3 .............................................................................................................. 14 Exhibit 7A Plan 1 Facades .......................................................................................................... 15 Exhibit 7B Plan 1 Typical Elevations ......................................................................................... 16 Exhibit 7C Plan 2 Facades .......................................................................................................... 17 Exhibit 7D Plan 2 Typical Elevations ......................................................................................... 18 Exhibit 7E Plan 2X Facades ....................................................................................................... 19 Exhibit 7F Plan 2X Typical Elevations ...................................................................................... 20 Exhibit 7G Plan 3 Facades .......................................................................................................... 21 Exhibit 7H Plan 3 Typical Elevations ......................................................................................... 22 Exhibit 8 USGS Geological Map ............................................................................................. 30 Exhibit 9 FEMA Flood Hazard Maps ...................................................................................... 34 TABLES Table 1 Proposed Floor Plans ........................................................................................................ 4 Table 2 Water Demand at Project Buildout ................................................................................ 32 Table 3 Maximum Daily/Annual Construction-Related Emissions Summary ........................... 38 Table 4 Maximum Daily Operational-Related Emissions Summary (pounds per day) .............. 39 Table 5 Estimated Solid Waste Disposal at the Project Buildout ............................................... 48 Table 6 Level of Service Definitions for Roadway Segments .................................................... 52 Table 7 Existing Segment Daily Level of Service ...................................................................... 53 Table 8 Representative Environmental Noise Levels .................................................................. 56 Table 9 Projected GHG Emissions Summary (Metric Tons) ...................................................... 61 VUE Palm Springs Environmental Assessment 4 1.0 PURPOSE AND NEED This Environmental Assessment (EA) has been prepared to comply with the Agua Caliente Band of Cahuilla Indians (the “Tribe”) Tribal Environmental Policy Act (TEPA) Ordinance No. 28, and with the National Environmental Policy Act (NEPA) of 1969, as amended (40 CFR 1500), and the Bureau of Indian Affairs (BIA) NEPA Guidebook 59 IAM3. The EA will analyze the potential effects of the proposal by GHA VUE PS, LLC to develop the proposed residential project known as VUE Palm Springs (the “Project”). The Project is proposed on 7.59+/- net acres of vacant land located on Agua Caliente Band of Cahuilla Indians Tribal Trust land. The Project site is located in the City of Palm Springs, on the southeast corner of East Tahquitz Canyon Way and South Hermosa Drive. See Exhibits 1-4 at the end of this chapter. The Tribe will serve as the lead agency for the Project and will use the EA to determine if the proposed development on Tribal property would significantly impact the quality of the natural environment. The Bureau of Indian Affairs is the lead agency for the land lease between the Tribe and GHA VUE PS, LLC. The development of the Project will generate income for the Tribe, and broaden its economic base by adding a long term revenue stream to Tribal enterprises. Proposed Project (Preferred Alternative) GHA VUE PS, LLC proposes the construction of 46 single family detached residences on approximately 7.59 acres of vacant land. The Project will consist of three one- or two-story home plans with reverse plans throughout the site (see Table 1 below). The residential lot sizes range from 4,998 to 6,146 square feet, with the smaller lots (under 5,100 square feet) located in the middle and southwest corner of the site. Each home will have attached two car garages with two- car driveways and enclosed private yards. All plans will be constructed in a modern architectural style with unique architectural features. Front yard landscaping will feature drought tolerant desert- scape. Rear/side yards will be screened with trees, hedge and/or decorative panels to maintain privacy and avoid impacts to surrounding views. Development Permit, Design Review and Tract Map applications for the Project will be processed through the Tribe. Table 1 Proposed Floor Plans Living Area (Square Feet) Number of Units Number of Bedrooms Number of Bathrooms Casita Features Plan 1 1,886 13 3 (Bedroom 3 can be office) 2.5 N/A One story, covered patio Plan 2 or 2X 2,072 or 2,649 19 3 or 4 (Bedroom 4 can be office) 2.5 or 3.5 N/A Plan 2: One story, covered patio Plan 2X: Adds second story guest suite. Plan 3 2,319 14 2+ 1 3.5 1 (with bathroom) Two-story, second floor office, guest suite, and optional deck VUE Palm Springs Environmental Assessment 5 The Project also includes private roadways with two entrances/exits accessible via South Hermosa Drive – a central main driveway, and a secondary emergency access point near the northern boundary. In addition, the northerly east-west roadway could connect to future development to the east of the site, on property that is currently vacant. The Project proposes a linear park with social seating area and formal garden and landscaping improvements along the existing sidewalk of surrounding streets. The Project will result in added housing units on Tribal land in the City of Palm Springs, expanding the housing inventory for both Tribal members and the residents of the City. The Project will also broaden the Tribe’s economic development portfolio, and provide added long-term revenues in the form of land lease revenues. Timeframe The Project proponent anticipates the beginning of home construction to be in mid-May of 2021. Build out of the Project will depend on market conditions, but is expected within about two years of the start of construction. General Setting The Project site is 7.59+/- acres of vacant property located on Tribal Trust land in the City of Palm Springs. The Project site is located in the center of the City of Palm Springs, in an urbanized area within the City’s downtown. The site is within the Agua Caliente Band of Cahuilla Indians’ Reservation, which includes 31,500 acres in the western Coachella Valley. This property is Tribal land, but the Reservation also includes Allotted and Fee land in a checkerboard pattern in Palm Springs, Cathedral City and Rancho Mirage, and portions of unincorporated Riverside County. The Project site is zoned as Tribal Enterprise by the Agua Caliente Indian Reservation Tribal Land Use Ordinance, with permitted uses subject to Tribal Council determination. Access to the Project site is provided by South Hermosa Drive on the western border of the property. An emergency vehicular access is provided north of the main access on South Hermosa Drive and gated with turf block. The site is located between East Tahquitz Canyon Way and the east prolongation of East Arenas Road. Adjacent land uses include a mix of uses and vacant land, with surrounding development as follows: Courtyard by Marriot and Extended Stay hotels on the north, vacant land to the east, condominium units to the southeast, commercial development on the west, and the temporary location of College of the Desert’s Palm Springs campus to the south. The Project site is currently vacant with sparse desert vegetation. PACIFIC OCEAN ® -- ... Desert Hot Springs P!!!!,n...§P,rings .. ......... -- - r-.., ® ~ ....4 TERRA NOVA PLANNING & RESEARCH , INC. Cathedral City Rancho Mirage Palm Desert ,., Indian Wells ~ _ .................. N~(Oft,I ~g_~nta .. ......_ ® Indio ., Coachella ® cou VUE Palm Springs Regional Location Map Palm Springs, California - N o A~ r'" ,., ® ~ _...TERRANOVA PLANNING & RESEARCH, INC. VUE Palm Springs Vicinity Map Palm Springs, California Exhibit 0 0 C\J 0 C\J Cl) C ell 'i5 .E ~ ·:5 .c ell (.) 0 -0 C ell co .l!l C .!!2 co (.) ell :::, ;f Q) ~ :::, 0 (/) .~ 00 ~~-AGUA CALIENTE INDIAN RESERVATION iq; J T4SR4E SECTION 14 "-"' VUE PAlM SPRINGS N l=:J Pro}edSite A 0 200 400 .., ® ~TERRANOVA PLANNING & RESEARCH, INC. 600 VUE Palm Springs Project Aerial Palm Springs, California N 0 A~ Exhibit 0 ~ NOTE: SOME ITEMS MAY NOT BE APPLICABLE FOR 1lfE LOT StiO~ HEREON. ~ HARDSCAPf <ID> PAD ELEVA 110N P/1. PROPERTY LINE R/W RIGHT OF WAY S/W SIDEWALK LI• LANDSCAPE ARtA fX. EXISTING TC TOP OF CURB Pl2 PARKING SPACE NUM8ER PUBUC UTILJTY EASEMENT -s-SElt£R MAIN SEl'tf"R LA 'TfRAL -SD--STORM DRAIN MAIN ~ TOP 2: I st.OF'f" (OR 011-ICR*Sf TOE HOJlO) WALLS A.IC) FENCING BLOCK WALL -=-=-=-RfTAINING WALL =t.F" c,,r --v--m,c,: TYPICAL STREET SECTIONS NOR!H R/W 9' B' S/W .,. EX. LANDSCAPED MEDIAN .$ NOT TO $CAL£ 41' EX. AC. PVMT. I SOU!H R/W 9' LOT UN£ STAGGERED BLOCK WALL TAHOUITZ CANYON WAY EX.COMPACTEDSUBGRADE 0 C\J 0 C\J Cl C E :::, Cl) C 0 (.) 0 2 ·a5 ::c Q) ~ :::, 0 CJ') TYPEA3 CURB V,,:ST R/W ,o· S/W £X. WATER 20' MAIN INTERIOR STREET HEPBURN WAY SEWER MAIN COMPACTED SUBGRAOE INTERIOR STREET CAGNEY LANE 50' "' £AST P/1. ! BASE COURSE SEWER MAIN LOT ,T ~--7 s' \_BUILDING --\_:'' I SETBACK 'I I LINE I I I MOUNTABLE CURB I TY~6~AL I §I I § LOT LINE I I I I BUILDING \! I t1tr:AcK I ....1 ____ I q 50' LOT LINE LOT LINE -t -- TYPICAL BUILDING SETBACK LINES r--.., ..._ ~TERRANOVA® PLANNING & RESEA RCH, INC. EAST R/W SEWER MAIN LOT UN£ STAGGERED BLOCK WALL BASE COURSE WATER INTERIOR STREET MAIN BACALL WAY, VUE PLACE, AND HAYWORTH WAY I ~ I I J I I I I 1 D VUE Palm Springs Project Site Plan Palm Springs, California I "VUE "PALMSPRINGS TENTATIVE TRACT MAP 38004 VICINITY MAP NO SCALE PROJECT SUMMARY ACREAGE.............................................. 7.59 NET (EXCLUDES PUBLIC RIGHT OF WAY EASEMENTS) EXISTING ZONE..................................... RA 1.L. PARALLEL PARKING SPACES ~ PROVIDED (9'X24').. 27 SPACES RESIDENTIAL LOTS ............................. 46 LOTS AVERAGE LOT... 50' X 100' AVERAGE SQ.FT ................................... 5,000 SQ.FT. PLAN 1 (2,371 SQ.FT.•) 13 HOMES ..... 47% LOT COVERAGE PLAN 2 (2,524 SQ.FT.•) 19 HOMES .... 50% LOT COVERAGE PLAN 3 (2,373 S.F.•) 14 HOMES ....... 47% LOT COVERAGE NOTE, SQUARE FOOTAGE SHOWN IS FOR LOT COVERAGE PURPOSES ONL Y. ACTUAL LIVI NG SPACE SQUARE FOOTAGE DIFFERS. NOTE: REFER TO LANDSCAPE ARCH ITECT DRAWINGS FOR TH E FOLLOWING INFORMATION, WALL AND FENCE LOCATION AND DETAILS PR OPOSED LIGHTING ALONG EAST TAHQUITZ CANYON WAY TYPICAL LOT DIMENSIONS SCALE; 1~=20 ' 0 15 JO ~--60 120 I Exhibit 8 ... > 0:: C <( V'I ~ U~-t--:::id~-t'II 0:: ... :c :c ... ::, 0 V'I ,.. .., ® ~ -""TERRANOVA PLAN NING & RESEARCH , INC. VUE Palm Springs Conceptual Landscape Plan Palm Springs, California LEGEND 0 Gated Community Entry with Enhanced Paving f) Community Monument f) Wash ingtonia fil ife ra Palm Trees 0 Social Plaza with Indian Heritage Inte rpretive signage opportunity 0 Perimeter Wall w ith Decorative Fence Panel Connection 0 linear Park with Social Seating Area and Fo rma l Garden f) Eme rgency Vehicu lar Access Gate with Turf Block 8 Accent Landscape Node 0 Desert Oasis Planting 0 IS' 30' fH --N 0 A~ Exhibit 0 50'-0" M IN . LOT 5·.,:r 40'-0'' 5'.(f / 1"1 ~ 111, / 1•1, 0 ______________ _, 111, 11 1, / 111 , 11 1, ,11, 111, 111, z 11 1, /LJ.J / 111 1 . ~ 1•1, / I ~ ~ I -/~ / /~/4 COVERED /~ ::::, ;: /::::, / ~ PA TI O :c 10'--0''x27'-7' / ~ / ~ / i;, cg <> / I-~ 0 -' oq t,,/ 0 (\J 0 (\J <.i ..5 ci. :, e (!) ~ :, ti .& :c ~ cl: >, Cl) '6 0 0 s: Cl) ~ ~ I A5HI I ==~ I A5HI I -c1 I ._ ____ _, I STORAGE II II I\ I\ I I / I I\ I \ I I I I I I I I / I I I I I / I I I I I / 2-BA Y GARAGE : \ '2<J-1"x'20'{7' ~ 1 1 9'-0' CLG 1 I I I I I I I I I I I I I I I I I \ I I I I I I I I / I I I I I I I I I I I I I I \ I \ '-----------~ '-----------~ TWO-CAR DR I EWAY :~ '---------------.. I Cl G UES SU ITE 14'-6" 13'-6" ® l!I ' ._ ________ _ :, 0 Cl) PLAN ONE I 1886 SQ . FT . ~ ..., ® ii... ....4 TERRA NOVA PLANNING & RESEARCH, INC. VUE Palm Springs Floor Plan 1 Palm Springs, California BEDROOM3 ILO O FFICE PLAN NOTES 2BEDROOMS 2.5 BATHS OFFICE/ BEDR OOM 3 GREAT ROOM FIRSTFLOOR 1886 SQ. FT. TOTAL LIVIN G 1886 SQ. FT. O' 4' ----8' I 0 C'! ... 0 c,,i ... Exhibit 8 50'-0" MIN . LOT L@. I I I ®I !'.:..I MASTER 18'-2''x 14'-2'' ' ' ' ' ' ' ' ' ' , ______ I _________ J . . . COVERED PATIO : 9' -0' X 36' -6" ' ' If -' ,_, ,_,,_, ,_ -....✓ / s·-a· /s·-0'/ - TWO-CAR DRIVEWAY .. -----~-~ ________ .. IT\ PLAN TWO I 2072 SQ. FT. '-V ~ ..., ® ii... ....4 TERRA NOVA PLANNING & RESEARCH, INC. VUE Palm Springs Floor Plan 2 Palm Springs, California , ___ I ------------ PLAN NOTES 2 BEDROOMS 2 .5 BATHS O FFI CE/ BEDROOM 3 GREAT ROOM FIRST FLOOR 2072 SQ. FT. TOTAL LIVING 2072 SQ. FT. =-- 0' 4' -----8' I 0 C'! ... 0 c,,i ... Exhibit G ~ FIRST FLOOR 50'-0" MIN. LOT ,.,,/~/ / S'-<:r / 40'-0' / // HIGHWDW / SEAT ;_, n la\ la\••• \ I 1TRASH I I 1TRASH I TWO-CAR DRIVEWAY l@I I I L'Q_,c'.J MAS TE R 18'-2"x 14'-2'' <6 ! : ci --------: COVERED PATIO . 9'-0' X 30'-4" : . . : 7 ------------: ;5:,: : OFFI C E/ ] : OPT B~D LI !O 12'-S'x lp·@ II '-V / / s·-0· /s·-0"/ ::, 0 Cl) -+/'-+"-+-----'--. ' _ ___,_ ___ __._ _ __._ ' . __._..__ ______ . ' /'I'\ '-./ '-./ ~ .., ® ~ ~TERRANOVA PLANNING & RESEARCH, INC. PLAN NOTES 3 BEDROOMS 3 .5 BATHS OFF ICE / BEDROOM 4 GREAT ROOM ZOOM LOFT BALCONY FIRST FLOOR 2 172 SQ . FT. SECO ND FLOOR 477 SQ . FT . TOTAL LIVING 264 9 SQ. FT. PLAN TWO-X 2649 SQ. FT. O' 4' 8' ~ VUE Palm Springs Floor Plan 2X Palm Springs, California ~ 0 ~ :,: \2 :,: HIGHWDW HIGHWDW ;:;;;;., IIHJlU ~ 0 ;:;;iu1u11 '¥ !Ul I /I I BARN"' -C @l DOOR -- -GUES SUI TE 2 -15'-2' X 14'-7" ~ -~ I I I BALC bNir' I I I O' __j' 8' tt,:a;;;;;;;;;;;;;;~_::rr~------------------, <OPEN TO u/ BELOW) /\ <: i', - t)) l<OPEN TO Z1DOM l~FT BELOW) :::::: :::::::: I I I I I I I I I I I I I I I I I I I I I HIG H WDWS DN>-t--t-t--t-t--t-t--< '= HIGH WOWS ~ 0 ~ :,: <.'.) J: ,=;- L-----------, I - SECOND FLOOR ~ ... 0 N ... Exhibit 0 0 C\I 0 C\I c.i ..5 ci:. ::::, e c:, ~ ::::, 0 2 :c e <( >-Q) =a 0 ~ ~ ::::, 0 Cl) 50'-0" MIN. 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FRONT ELEVATION 'A' FRONT ELEVATION 'B' FRONT ELEVATION 'C' VUE Palm Springs Floor Plan 1 Facades Palm Springs, California SC HE M E 1 SC HE ME 4 SC HE ME 7 C N M "": ... ... Exhibit G r -------------"' '-------------, l r-------T---------~ '------, 'I '---------------,, '--------I: : O I O I I ROOF PLAN 'A' REAR ELEVATION 'A' Source: Woodley Architectural Group, Inc., 2020 ~ .., ® ~ ~TERRANOVA PLANNING & RESEARCH, INC. TO PLATE 1.0.WJN. RIGHT ELEVATION 'A' LEFT ELEVATION 'A' PLAN ONE I ELEVATION 'A1 VUE Palm Springs Plan 1 Typical Elevations Palm Springs, California T.O . PLATE O' 4' 8' ~ --r-----C'? "": ,.. ,.. Exhibit G r'""., ® ~ ....4 TERRA NOVA PLANNING & RES EARCH, INC. FRONT ELEVATION 'A' FRONT ELEVATION 'B' FRONT ELEVATION 'C' VUE Palm Springs Floor Plan 2 Facades Palm Springs, California SC HEME 2 SC HE M E 5 SC HEME 8 C N M "": ... ... Exhibit G TO PLATE T.O. PLATE • ROOF PLAN 'B ' REAR ELEVATION 'B' Source: Woodley Architectura l Group, Inc., 2020 r--.., ® ~ ~TERRANOVA PLANNING & RESEARCH, INC. RIGHT ELEVATION 'B' LEFT ELEVATION 'B' PLAN TWO I ELEVATION 'B' VUE Palm Springs Plan 2 Typical Elevations Palm Springs, California ' .. ~.__ __ n 11 11 11 11 11 1 1 1 1 1 1 11 11 T.0. PLATE O' 4' 8' Exhibit G o· 4• ----8' I r'""., ® ~ ....4 TERRA NOVA PLANNING & RESEARCH, INC. LJL1IO FRONT ELEVATION 'A' FRONT ELEVATION 'B' FRONT ELEVATION 'C ' VUE Palm Springs Floor Plan 2X Facades Palm Springs, California SC HE ME 2 SC HEME 5 SC HE ME 8 C N M "": ... ... Exhibit 0 T.0.PLATE I l _____ • ROOF PLAN 'C' REAR ELEVATION 'C' Source: Woodley Architectural Group, Inc., 2020 r"" .., ...._ ~ TERRA NOVA® PLANNING & RESEARCH, INC. RIGHT ELEVATION 'C' LEFT ELEVATION 'C' PLAN TWO-X I ELEVATION 'C' VUE Palm Springs Plan 2X Typical Elevations Palm Springs, California O' 4' T.O .PLATE 8' "": ,.. ,.. Exhibit 0 o· 4' i...r--8' I r""., ® ~ ....4 TERRA NOVA PLANNING & RESEARCH, INC. FRONT ELEVATION 'A' FRONT ELEVATION 'B ' FRONT ELEVATION 'C' VUE Palm Springs Floor Plan 3 Facades Palm Springs, California SC HEME 3 SC HE ME 6 SC HE ME 9 C N M "": ... ... Exhibit G ROOF PLAN 'C' REAR ELEVATION 'C' r -•--------- 1 I I I I I I I I I I I .. __ ,:--.,_ ___ _ Source: Woodley Architectural Group, Inc., 2020 r"" .., ...._ ~ TERRA NOVA® PLANNING & RESEARCH, INC. T.O. PLATE T.O.WIN. AN. FLR. E 111 \ij 5 RIGHT ELEVATION 'C' ,p \11 • • LEFT ELEVATION 'C' PLAN THREE I ELEVATION 'C' VUE Palm Springs Plan 3 Typical Elevations Palm Springs, California 11 \11 291 !• n 11 11 11 1 1 11 11 1 1 1 1 11 11 Du O' 4' TO PLATE T.O. PLATE 8' ,.. Exhibit G VUE Palm Springs Environmental Assessment 23 2.0 PROJECT ALTERNATIVES AND COMPARISON 2.1 No Action Alternative The No Action Alternative would leave the Project site in its existing vacant condition. The No Action Alternative would not diversify Tribal enterprises, and would not increase the Tribe’s long term income opportunities. This alternative would not support the Tribe’s economic development goals, but provides a baseline for the analysis of the other alternatives considered in this Environmental Assessment. 2.2 Allowed by Zone Alternative The Project is located within the planning area of the City’s Section 14 Specific Plan, but is not subject to it due to the Tribal Trust land status. The Project site is under the Specific Plan’s Resort- Attraction (RA) land use designation, and the Allowed by Zone Alternative considers a hotel development that is a permitted use under the RA designation. The Specific Plan estimated a development potential of 2,867 rooms on the 124.4 acres under Resort-Attraction designation, which equates to 23 rooms per acre. Using that average, this alternative would consist of a 175- room hotel on 7.59 acres. This alternative would comply with all commercial development standards applicable to hotel uses in the Section 14 Specific Plan. The hotel buildings would consist of two floors with a maximum height of 35 feet and potential rooftop structures such as a partially covered bar and entertainment area. Event space would total up to 1,800 square feet including the rooftop venue. The hotel would provide 40% (3.04 acres) open space that would consist of usable landscaped area and outdoor living and recreation area, including a 1,000 square foot pool area. A total of 165 parking spaces would be provided for all uses, including 10 EV charging spaces and 6 handicapped spaces, and 50% of all spaces would be shaded with trees. The infrastructure (water, sewer and storm drain) required to serve this alternative is available in surrounding streets, and would be capable of serving the hotel use based on the limited number of hotel rooms proposed. Because of the more intense use associated with 175 hotel rooms, this alternative would have greater impacts than the Preferred Alternative, such as traffic, noise and air; but impacts to natural resources would be similar insofar as the Allowed by Zone Alternative would disturb the same land area as the Preferred Alternative. Therefore, impacts associated with biological, cultural and land resources would be similar under both alternatives. Land Resources Both the Preferred Alternative and the Allowed by Zone Alternative would disturb the entire site, and require similar amounts of grading, soil compaction and compliance with seismic requirements. Soils, geology and topography would be impacted equally under either alternative. Water Resources The 175 hotel rooms that would occur under the Allowed by Zone Alternative would result in substantially greater water use than the Preferred Alternative’s 46 single family homes because of the greater number of units. VUE Palm Springs Environmental Assessment 24 Impacts associated with surface water and flooding would be similar under either alternative because the entire site would be disturbed and built upon in either case. The same standards for flood control and surface water pollution protection would be applied to either alternative, and the method of flood control, which would require connection to the City’s storm drain in Hermosa Drive, would be implemented for both alternatives. Air Quality Both the Preferred and Allowed by Zone Alternatives would have similar air quality impacts during the construction period, since grading areas and construction equipment use would be similar in both cases. Operational emissions over the life of either project would be higher under the Allowed by Zone Alternative, as would cumulative air quality impacts, because of the higher traffic volumes generated by 193 hotel rooms, rather than 46 single family homes. Living Resources There are no agricultural lands in Palm Springs, so impacts to those resources would not occur under either the Preferred or Allowed by Zone Alternatives. Impacts to wildlife, vegetation and ecosystems would be similar for either alternative, since the site will be fully graded and currently occurring living resources would be removed. However, the site occurs in an urbanized area, and the species expected to occur on the site are common species. In addition, projects under both alternatives would be required to contribute the mitigation fee required for the Valley Floor under the Tribal Habitat Conservation Plan, which is designed to lower impacts to sensitive species. Cultural Resources Potential impacts on historical, archaeological and religious resources will be similar for both alternatives. Both alternative projects would be required to undertake consultation with the Tribal Historic Preservation Office prior to disturbance of the site. The Tribal Historic Preservation Office also requires, as a standard requirement, that there be Tribal monitoring during the grading and trenching phases of both the Allowed by Zone and Preferred Alternatives. Socioeconomic Conditions The Allowed by Zone Alternative would likely generate greater revenue than the Preferred Alternative, due to the generation of sales and transient occupancy tax, in addition to the likely greater value associated with a commercial lease of Tribal lands. The costs associated with police, fire and utilities would be somewhat greater for the Allowed by Zone Alternative due to the more intense land use. The Allowed by Zone Alternative will also generate new jobs at the site, both for Tribal members and residents of Palm Springs in general. Although some jobs will be generated by the Preferred Alternative, these would be limited to service jobs associated with maintenance of both private residences and common areas. Resource Use Patterns Neither the Allowed by Zone or the Preferred Alternatives would have any impact on hunting, timber or mineral resources, insofar as neither hotel nor residential projects would generate a need for these activities. VUE Palm Springs Environmental Assessment 25 Transportation The Preferred Alternative would have lower impacts on traffic than the Allowed by Zone Alternative, due to the intensity of development associated with the hotel. Both Hermosa Drive and Tahquitz Canyon Way are paved, improved roadways that are fully built out. Both alternatives would be required to provide curbs, sidewalks and parkway improvements, as necessary, as part of Project construction. Both alternatives would have access to SunLine Transit bus routes which currently operate on Tahquitz Canyon Way. Because of the higher trip generation associated with the Allowed by Zone Alternative, it would have a greater impact on the City’s street system, but as identified in the Section 14 Specific Plan EIR/EIS and subsequent Environmental Assessment for the Specific Plan’s 2014 Update, the impacts were to be less than significant on area roadways for development consistent with the Allowed by Zone Alternative. Therefore, since the Preferred Alternative would generate fewer trips, it also would have less than significant impacts on area roadways. Other Values The Allowed by Zone Alternative would have greater impacts associated with noise, light and visual resources because of the greater intensity of development, and the mass of a hotel building, when compared to 46 single family homes which would be mostly single story and smaller structures. Also, the activity level associated with the Preferred Alternative would be less, resulting in lower noise impacts and public health and safety impacts. The use of hazardous materials associated with cleaning and pool maintenance products would be greater for the Allowed by Zone Alternative than the Preferred Alternative, again due to the scale of development. The Allowed by Zone Alternative would generate higher levels of greenhouse gases than the Preferred Alternative because of the higher number of trips associated with that alternative. However, the quantity expected to be generated by both alternatives would be below the 3,000 Metric Tons of CO2-equivalent emissions per year threshold established by SCAQMD. Both alternatives would improve Tribal assets, insofar as they would result in increased revenues to the Tribe. As discussed above, the Allowed by Zone Alternative would result in higher revenues than the Preferred Alternative, due to sales and transient occupancy tax revenues associated with a hotel use. 2.3 Preferred Alternative As summarized above, and described in greater detail in Section 3 of this document, the Preferred Alternative would not result in any significant impacts to the human environment, with the inclusion of the Tribe’s standard conditions, and the mitigation measures included in Section 4 of this document. The No Action Alternative would have no impact on the human environment because no construction would occur, but this alternative would also not provide the Tribe with any revenue stream, nor would it expand available housing stock in the region. The Allowed by Zone Alternative would provide increased revenues to the Tribe, but would result in greater impacts than either the No Action or Preferred Alternatives. The Tribe has marketed the Project site for hotel or commercial use for some time, and has not seen an interest in this type of development. Therefore, the likelihood for development of the Allowed by Zone Alternative is very low. The City and region are experiencing a high demand for housing, which the Preferred VUE Palm Springs Environmental Assessment 26 Alternative will provide, while providing the Tribe with a steady long-term revenue stream. The Preferred Alternative has therefore been identified as the most effective in meeting the purpose and need for the Project. VUE Palm Springs Environmental Assessment 27 3.0 ENVIRONMENTAL IMPACTS 3.1 Land Resources A Project specific Geotechnical Analysis was generated to address specific site improvements. The consulting geologist conducted site reconnaissance, percolation/infiltration and other lab testing, analyzed site soils, and reviewed aerial photographs and background information from other sites in the area. The geotechnical investigation did not identify any soils or seismic issues which would limit the development of the proposed Project. The site consists of vacant desert land with scattered native and non-native vegetation. A. Topography The Project site is generally flat with no discernible surface gradients. The site slopes slightly from northwest to southeast, having an elevation of about 435 feet above mean sea level at its northwest corner, and 427 feet at its southeast corner. The site’s surroundings are at similar elevations, as the area is part of the Coachella Valley floor, whose topography is relatively flat. No natural ponding of water or surface seeps were observed at or near the site during the field investigation conducted on July 29, 2020. Site drainage under current conditions consists of sheet flow and surface infiltration. Groundwater The site is within the Whitewater Subbasin and no groundwater was encountered to a maximum explored depth of approximately 51 feet below ground surface during the geotechnical field investigation. The Project Geotechnical Investigation concluded that groundwater should not be a factor during construction of the proposed Project. B. Soils The Project site and vicinity have been mapped to be immediately underlain by undifferentiated Quaternary-age alluvium (Qal). During the field investigation, the geologist found a thin mantle of disturbed soil generally less than two feet in depth within each of the six exploratory boreholes he completed. Alluvium was encountered below the disturbed soil and consisted primarily of gravelly sand (SP) with minor portions of silty sand (SM), with cobble scattered across the property. Based on the laboratory testing results, the surface materials underlying the site are considered to have a very low expansion potential. Static settlement resulting from the anticipated foundation loads should be minimal provided that the recommendations included in the geotechnical report are considered in foundation design and construction. C. Geologic Hazards The proposed Project is located in the highly seismic Southern California region within the influence of several fault systems that are considered to be active or potentially active. The Project site is located within the Salton Trough, a northwest-southeast trending structural depression extending from the Gulf of California to the Banning Pass. The Salton Trough is dominated by several northwest trending faults, most notably the San Andreas Fault system. The Salton Trough is bounded by Santa Rosa and San Jacinto Mountains on the southwest, San Bernardino Mountains on the north, and Little San Bernardino – Chocolate – Orocopia Mountains on the east and extends beyond the Coachella Valley, through the Imperial Valley into the Gulf of California on the south. VUE Palm Springs Environmental Assessment 28 Seismic Faults The closest known active fault is the San Andreas Fault Zone, located approximately 7.58 miles north of the Project site and capable of producing earthquakes at a maximum 7.2 on the Richter scale. No known faults are mapped on or projecting towards the site. No signs of active surface faulting were observed during the review of non-stereo digitized photographs of the site and site vicinity, and no signs of active surface fault rupture or secondary seismic effects (lateral spreading, lurching etc.) were identified on-site during the geological field investigation. The Project Geotechnical Investigation concluded that risks associated with primary surface ground rupture should be considered negligible. Seismic Groundshaking The Project site has been subjected to strong seismic shaking related to San Andreas Fault Zone activity. Strong groundshaking from nearby active faults is expected to occur on the Project site during the design life of the proposed Project. Based on site-specific ground motion parameters developed for the property, the site’s modified peak ground acceleration is estimated to be 0.679. Homes proposed for the site will be required to be constructed in accordance with the Tribal Building and Safety Code, which incorporates the most recent edition of the California Building Code (CBC) to provide collapse-resistant design. According to the CBC, Site Class D may be used to estimate design seismic loading for the proposed structures. Conformance with the site-specific seismic design parameters will ensure that Project-related impacts associated with seismic ground shaking will be less than significant. The site is situated on relatively flat ground and not immediately adjacent to any slopes or hillsides. No signs of slope instability in the form of landslides, rock falls, earthflows or slumps were observed at or near the subject site. The potential for landslides, rock fall or debris flows is therefore negligible. No signs of flooding or erosion were observed during the geologic field investigation. Development of the Project site has the potential to result in the erosion of soils during site preparation, grading, and building construction. However, the applicant will be required to adhere to erosion control measures including SCAQMD Rule 403.1 that requires a fugitive dust control plan. At buildout, there would be a low potential for soil erosion due to the relatively level topography and the construction of buildings, impervious roads and stabilized landscaped areas. The Project geologist did not observe any signs of subsidence on the site, nor has subsidence been observed in the area of the Project site. Subsidence occurs when groundwater basins have been significantly drawn down; however, Desert Water Agency and Coachella Valley Water District recharge the aquifer with Colorado River water to minimize overdraft. Therefore, land subsidence is not expected to occur at the Project site. The main geotechnical concerns are the presence of loose disturbed and potentially compressible near surface native soil. This includes susceptibility of surface soil to caving in deeper excavations, and unconsolidated soils. As a result, the geotechnical investigation recommended that remedial grading work within the proposed residential building areas include over-excavation and re- compaction of the primary foundation bearing soil, and standard CalOSHA excavation criteria. These recommendations will be incorporated into grading plans, and implemented through the Tribe’s grading permit process at the time construction is initiated for the proposed Project. These requirements will assure that the structures proposed for the Project will be constructed on stable soils. VUE Palm Springs Environmental Assessment 29 Liquefaction Liquefaction occurs during seismic events when soils and water mix, causing the formation of loose, moving sands. In order for liquefaction to occur, water levels must be within 50 feet of the ground surface, and the soils on a site are susceptible to liquefaction. The Project geotechnical investigation found that groundwater in the area of the Project site is more than 100 feet below ground surface. Therefore, risks associated with liquefaction and liquefaction related hazards should be considered negligible. Paleontological Resources The site is underlain by alluvium, and not suitable for paleontological resources. The Riverside County General Plan Draft EIR (Figure 4.9.3) designates the City as low sensitivity area for paleontological resources. No deep excavation is expected for the proposed single-family residential development, and potential impacts on paleontological resources are expected to be negligible. Conclusion Overall, incorporation of the Project-specific geotechnical recommendations and compliance with building codes and other applicable regulations and standard requirements will ensure that the Project structures can be safely constructed and that future development of the site as proposed would not result in any increase of geologic hazards to the proposed Project. Source : Sladden Engineering, 2020 r--.., ® ~ ~ TERRA NOVA PLANN ING & RESEARCH, INC. VUE Palm Springs USGS Geological Map Palm Springs, California ,... ci ,... Exhibit 0 VUE Palm Springs Environmental Assessment 31 3.2 Water Resources Surface Water and Drainage The Project site lies within the level valley floor portion of the Coachella Valley where the average rainfall is approximately 3.76 inches per year. Several watersheds drain the adjoining elevated terrain of the San Jacinto and Santa Rosa Mountains towards the valley floor. Drainage planning for Section 14, including the Project site, is provided in the Palm Springs Master Drainage Plan and the Riverside County Flood Control and Water Conservation District. Drainage is primarily generated by the San Jacinto Mountains to the west, where storm water flows through the Tachevah and Tahquitz Canyons into retention/debris basins constructed on the valley floor at the terminus of both canyons. Basin overflow is collected in the Tachevah outlet and Line 15 storm drains, and conveyed into Section 14 to the Baristo Channel, through to Tahquitz Creek and Palm Canyon Channel. Tahquitz Creek and Palm Canyon Channel merge with the Whitewater River, the major drainage course in the region. The Project site is relatively flat with a gentle slope to the south-southeast. Under current conditions, sheet flows across the site flow southerly and into the City’s MS4 drainage system to the Baristo Channel and eventually to the Whitewater River to the east. The Project site is projected to generate 100 year storm flows of 22.12 cubic feet per second when the Project is constructed. Drainage on the Project site will integrate into the existing drainage system. Two drainage areas have been established by the Project engineer. For the frontage of the Project along Hermosa and Tahquitz Canyon, the planned landscape parkways will be designed to retain localized flows. The balance of the site, which consists of 7.07 acres, will be designed to allow storm flows to drain to the south, where they will be collected into catch basins proposed at the south Project property line. The catch basins have been designed to accommodate the 10 year storm. In order to accommodate the 100 year storm, a channel and under-sidewalk drain will be provided from the catch basins to Hermosa, where they will be conveyed through the existing storm drainage system to the Baristo Channel and the Whitewater River. The drainage system has been designed in accordance with applicable state and local ordinances. Water quality will be protected by the installation of Filterra catch basins, which will intercept storm flows on site and remove pollutants. Therefore, if developed as planned, the drainage from this site will not adversely affect persons or property onsite or downstream. Flooding No signs of flooding or erosion were observed during the geotechnical field investigation. The Project site is bounded by South Hermosa Drive on the west and East Tahquitz Canyon Way on the north, both with existing curb and gutter on the site’s boundaries. Given that drainage within the Section 14 area generally flows southeasterly until intercepted by the Baristo Flood Control Channel, minimal surface flows may impact the site in its current state with curb and gutter diverting flows from the north and west away from entering the site. The Federal Emergency Management Agency (FEMA) has mapped the Project site in Flood Insurance Rate Map (FIRM) Number 06065C1558G and 06065C1559G, dated August 28, 2008. The FIRM indicates that the property is within Zone X, Area of Minimal Flood Hazard. (See VUE Palm Springs Environmental Assessment 32 Exhibit 8) As described above, the Project’s hydrology study includes a plan to control and convey on-site flows created by the Project into the existing drainage system. The Project will not generate flooding on- or off-site. Groundwater The upper portion of the Whitewater River Subbasin of the Coachella Valley Groundwater Basin is the aquifer that serves Palm Springs. The Project site and the City are served by the Desert Water Agency (DWA), which pumps water from 29 active wells throughout the western Coachella Valley to supply domestic water to the majority of Palm Springs, part of Cathedral City, and the southern part of Desert Hot Springs. Natural recharge to the region’s groundwater basins occurs through surface runoff and recharge. The bulk of groundwater recharge takes place through artificial means through three operating recharge facilities, two of which are located within the Whitewater River Subbasin, and one located within the Mission Creek Subbasin. The Coachella Valley Groundwater Basin had been in an overdraft condition since the 1930s, but after implementation of groundwater recharge programs, water conservation efforts, and the processing and use of tertiary treated water over several decades, rising water levels in the Palm Springs area and slowing water level declines in the mid-Valley portion of the Whitewater River (Indio) subbasin have occurred. Local and regional water agencies have developed and are implementing long-range plans and programs to assure the availability and provision of adequate high-quality water for the future. DWA programs are largely focused on expanding water conservation efforts and groundwater recharge and replenishment activities. Water Use The proposed Project will require water for domestic use and landscape irrigation. The Water Research Foundation (WRF) has developed demand factors for land use categories including residential uses. According to the Project water budget, the public landscaped area totals 59,467 square feet, yielding a water demand of 3.1 acre-feet per year. As shown in Table 2, buildout of the proposed Project has the potential to generate a demand of 10.21 acre-feet per year, approximately 0.02% of the 2020 total projected demand (42,708 acre-feet) for DWA. Table 2 Water Demand at Project Buildout Proposed Land Use Max/Min Allowed Water Consumption Factor Water Demand (gpd) Total Water Demand At Buildout (AFY) Single-Family Residential 46 DU 138 gallons per unit per day 6,348 7.11 Landscaping 59,467 sq.ft. Varies based on vegetation type - 3.1 TOTAL 10.21 The DWA Urban Water Management Plan (2020) demonstrates that with the reliability of its groundwater, surface water, and recycled water supplies, DWA can meet demands through 2040 during normal, single dry year, and multiple dry year periods. VUE Palm Springs Environmental Assessment 33 The development of 46 single-family residences is not expected to result in a significant increase in demand for local water resources which would impact the local groundwater resources. Further, the Project, which will result in fewer units and less development intensity than currently allowed on the site under the Section 14 Specific Plan, will also result in reduced water demand. In addition, improvements in water efficiency related to the proposed homes would help reduce the Project’s overall demand. Less than significant impacts are anticipated. Water Quality The US Environmental Protection Agency (EPA) administers and implements the Clean Water Act of 1972, as amended. The purpose of the Act is to protect water quality from the discharge of pollutants generated by the man-made environment. The programs established under the Act include the National Pollution Discharge Elimination System (NPDES), which is a program that protects receiving waters from surface water pollution. Although the Tribe is not required to be a permittee under the NPDES, the Project will generate surface water flows which will enter the City of Palm Springs’ drainage system, and the City will require that these flows comply with its permit requirements. The City operates under the Whitewater River Watershed plan (MS4), under permit by the Colorado River Basin region of the Water Quality Control Board. The regulatory requirements include the preparation of a Water Quality Management Plan (WQMP) and Stormwater Pollution Prevention Plan (SWPPP) for Project-specific surface water management. Both the WQMP and the SWPPP will include best management practices (BMPs) that control, manage and/or eliminate pollution in surface waters. The Project-specific BMPs will be included in Project designs, and could include a wide range of structural and non-structural measures, including sand fences, sand bags and filtration ponds. These measures will be fully developed prior to the approval of grading plans for the Project, and will assure that impacts to regional water quality, including the water quality of storm flows entering the Baristo Channel and the Whitewater River, are less than significant. National Flood Hazard Laver FIRMette 116°32'10"W 33°49'37"N 0 C\J 0 C\J ,: Cl) ;;: Cl) > ::J' J: IL ~ Q) >, co ...J "E co ~ J: "O 0 0 ii: co C 0 ~ z -"' cl: ~ w IL Cl) !: :::, 0 0 250 500 Cl) 1 ,000 1,500 ,. .., ® ti... ~TERRANOVA PLANNING & RESEAR CH, INC. e)FEMA VUE Palm Springs FEMA Flood Hazard Map Palm Springs, California Legend SEE FIS REPORT FOR DETAILED LEGEND ANO INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOO I HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V. A99 With BFE or Depth Zone AE. AO, AH. \£. AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood wi th average depth l ess than one foot or with d rainage areas of less than one square mile zone x Future Conditions 1% An nual Chance Flood Hazard Zone X Area with Reduced Flood Risk due to Levee. See Notes. zone x OTHER AREAS OF FLOOD HAZARD ,, , ~ Area with Flood Risk due to Leveezoneo NO SCREEN Area of Minimal Flood Hazard ZoneX C=:I Effective LOMRs OTHER AREAS Area of Undetermined Flood Hazard Zone o GENERAL Channel, Culvert, or Storm Sewer STRUCTURES 1 1 1 1 1 1 1 Levee, Dike, or Floodwa ll 20•2 Cross Sections with 1 % Annual Chance ----1L! Water Surface Elevation (!r --Coastal Transect -,u-Base Flood Elevation Line (BFE) = Li mit of Study ---Jurisdiction Boundary •·-•·-Coastal Transect Baseline OTHER ---Profile Baseline FEATURES ___ Hyd rographic Feature • Digita l Data Avai lable N MAP PANELS • No Digital Data Available + f2l Un mapped This map complies with FEMA's standard s for t he use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards Th e flood hazard i nformation is derived directly from the authoritat ive NFHL web services provided by FEMA. This map was exported on 10/19/2020 at 1:.55 PM and does not reflect changes or amendments s ubsequent to this date and time. The NFHL and effective inform ation may change or become superseded by new data over time. This map image is void if t he one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scal e bar, m ap creation date, community identifiers, FIRM panel number, and FIRM effect ive date. Map images for unmapped and unmoderni zed areas cannot be used for regulatory purposes. N 0 A~ Exhibit 0 VUE Palm Springs Environmental Assessment 35 3.3 Air Quality The Project site lies within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Existing air quality is measured at established SCAQMD air quality monitoring stations and evaluated in the context of ambient air quality standards. The State of California and the U.S. Environmental Protection Agency (EPA) have established ambient air quality standards (AAQS) for seven most common air pollutants, known as criteria pollutants: ground-level ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), particulate matter with a diameter of 10 microns or less (PM10), particulate matter less than 2.5 microns (PM2.5), and lead (Pb). California has also set limits for sulfates, hydrogen sulfide (H2S), vinyl chloride, and visibility-reducing particles. The Coachella Valley is designated as both a federal and state non-attainment area for ozone and PM10 according to the most recent California Air Resources Board (CARB) area designation maps (October 2020). In order to achieve attainment for PM10 in the region, the 2003 Coachella Valley PM10 Management Plan was adopted, which established strict standards for dust management for development proposals. Regulatory Setting National Environmental Policy Act (NEPA) The National Environmental Policy Act of 1969 requires federal agencies to evaluate the environmental and related social and economic effects of a proposed action, including the potential to significantly impact air quality. To determine the level of significance under NEPA, the annual direct and indirect project-related emissions of all criteria pollutants resulting from the project’s construction and operation activities were compared to the applicable EPA General Conformity de minimis levels. De minimis levels are defined in 40 CFR § 93.153 as the minimum threshold for which a conformity determination must be performed for various criteria pollutants in a nonattainment or maintenance area. (See the General Conformity and De Minimis Levels discussion, below). Federal Clean Air Act (CAA) The Federal Clean Air Act (CAA), as amended, is the primary federal law that governs air quality. The CAA, and related regulations by the U.S. Environmental Protection Agency (U.S. EPA), set standards for the concentration of pollutants in the air known as National Ambient Air Quality Standards (NAAQS). The EPA has established NAAQS for six common criteria pollutants that have been linked to potential health concerns, including carbon monoxide (CO), lead, ground-level ozone (O3), particulate matter (PM10 and PM2.5), nitrogen dioxide (NO2), and sulfur dioxide (SO2). A national standard also exist for lead (Pb). The NAAQS are set at levels that protect public health with a margin of safety, and are subject to periodic review and revision. Federal air quality standards and regulations provide the basic scheme for project-level air quality analysis under the National Environmental Policy Act (NEPA). General Conformity and De Minimis Levels The General Conformity Rule is established under section 176(c) of the CAA and requires Federal agencies to assure that their actions conform to applicable implementation plans for achieving and maintaining the NAAQS for criteria pollutants. Under this Rule, federal agencies must work with VUE Palm Springs Environmental Assessment 36 state, tribal and local governments in a nonattainment or maintenance area to ensure that federal actions conform to the air quality plans established in the applicable state or tribal implementation plan. Conformity requirements apply only in nonattainment and “maintenance” (former nonattainment) areas for the NAAQS, and only for the specific NAAQS that are or were violated. U.S. EPA regulations at 40 Code of Federal Regulations (CFR) 93 govern the conformity process. The General Conformity Rule applies to all federally funded or approved actions within nonattainment or maintenance areas with three exceptions: (1) actions covered by the Transportation Conformity rule, (2) actions with associated emissions below specified de minimis levels; and (3) other actions which are either exempt or presumed to conform. Exempt actions include: (1) federal actions covered by the Transportation Conformity; (2) actions with total direct and indirect emissions below specified de minimis levels; (3) actions specifically listed as exempt in the rule; or (4) actions included on any list of Presumed-to-Conform actions. Conformity requirements do not apply in unclassifiable/attainment areas for NAAQS. Tribal Authority Rule (TAR) The EPA is responsible for the implementation of the Clean Air Act on Tribal lands. The EPA’s Tribal Authority Rule (TAR) provides federally recognized tribes the opportunity to develop and implement only those parts of the Clean Air Act that are appropriate for their lands, including air quality management programs. Indian Tribes are not required to adhere to state or local agency implementation plans, such as CARB or SCAQMD. Instead, a tribe may voluntarily comply with state/local regulations as they see fit. Greenhouse Gases The Council on Environmental Quality (CEQ) was established under NEPA and provides guidance and recommendations in line with national policies and goals intended to improve environmental quality. On June 26, 2019, CEQ published the draft 2019 NEPA Guidance on Consideration of Greenhouse Gas Emissions that will supersede the final 2016 version of the guidance document, if finalized. Per the CEQ guidance document: “Agencies should attempt to quantify a proposed action’s projected direct and reasonably foreseeable indirect GHG emissions when the amount of those emissions is substantial enough to warrant quantification, and when it is practicable to quantify them using available data and GHG quantification tools.” Existing Conditions Meteorological conditions in the Project vicinity are largely attributable to the low desert geographic setting and the mountains surrounding the region that isolate the Coachella Valley from moderating coastal influences and create a hot and dry low-lying desert condition. As the desert heats up a large area of thermal low pressure develops, which draws dense, cooler coastal air through the narrow San Gorgonio Pass and into the valley, generating strong winds that cross the most active fluvial (water-related) erosion zones in the valley. 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 region is also subject to seasonal northeasterly Santa Ana winds that are associated with high pressure parked over Nevada and the four corners region. VUE Palm Springs Environmental Assessment 37 Air inversions, where a layer of stagnant air is trapped near the ground and is loaded with pollutants from motor vehicles and other sources, occasionally occur in the Coachella Valley due to local geological and climatic conditions. Inversions create conditions of haziness caused by suspended water vapor, dust, and a variety of chemical aerosols. Due to local climactic conditions, inversion layers generally form 6,000 to 8,000 feet above the desert floor. Alternative Transportation As discussed in the Transportation section of the document, the Section 14 Specific Plan identifies existing Class II Bike Routes in both directions on E. Tahquitz Canyon Way adjacent to the Project site. This bike lane includes a buffer to separate bicycle and auto traffic on Tahquitz Canyon Way, and future Class III bike facilities are also planned for Hermosa Drive adjacent to the Project site. From the Project site, bicyclists are able to access at least two established Bike Routes within Palm Springs, the Citywide Loop and the Canyon Country Club Loop. The Project site is also on the Sunline Transit Agency Bus Route 14, which provides service on Tahquitz Canyon Way. An existing bus stop occurs on westbound Tahquitz Canyon at Hermosa, immediately across Tahquitz Canyon from the Project. Line 14 connects Palm Springs to Desert Hot Springs, and connects to two other SunLine bus routes, Line 24 and 30, which provide service within Palm Springs and to Cathedral City, respectively. SunLine utilizes clean/alternative fuel vehicles. Project Emissions The Project proposes to develop 46 Single Family Residential (SFR) Units. According to the Institute of Transportation Engineers (ITE) Trip Generation (9th Edition, 2012), proposed Project will generate 438 average daily trips (ADT) at buildout. For purposes of analysis, it is assumed that construction will occur over a 12-month period starting mid-2021 with buildout in 2022. The California Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to project air quality emissions that will be generated by the proposed Project (Appendix A). Criteria air pollutants will be released during both construction and operation phases of the proposed Project, as shown in Tables 3 and 4. Table 3 summarizes short-term construction-related emissions, and Table 4 summarizes ongoing emissions generated during operation. Impact Significance Considerations Construction Impacts The construction period includes all aspects of project development, including site preparation, grading, paving, building construction, and application of architectural coatings. As shown in Table 3, emissions generated by construction activities will not exceed SCAQMD thresholds for any criteria pollutant during construction. The data reflect average daily unmitigated emissions over the 1-year construction period, including summer and winter weather conditions. The analysis assumes cut of 3,000 cubic yards and fill of 3,000 cubic yards of dirt/soil materials per the Project specific preliminary grading plan. Applicable standard requirements and best management practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCAQMD Rule 403 and phased application of VUE Palm Springs Environmental Assessment 38 architectural coatings and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113. The dust control and management plan will include methods of maintaining/cleaning construction equipment, soil stabilization and wind fencing. Proposed permanent hardscape and landscaping for the development will help reduce the future levels of fugitive dust in the area. Table 3 shows the de minimis levels for ozone and PM10, for which the Coachella Valley is designated as non-attainment areas. De minimis levels defined in 40 CFR § 93.153 as the minimum threshold for which a conformity determination must be performed for various criteria pollutants in a nonattainment or maintenance area. Project actions with total direct and indirect emissions specified de minimis levels are assumed to conform to Federal Implementation Plans and are not subject to a conformity determination. With the application of standard best management practices during construction, the mitigated emissions of ozone and PM10 during the 12-month construction period would be below the General Conformity de minimis levels, and therefore a conformity determination is not required. Table 3 Maximum Daily/Annual Construction-Related Emissions Summary Construction Emissions CO NOx ROG SO2 PM10 PM2.5 Daily Maximum1 (pounds/day) 21.82 40.56 73.87 0.08 9.24 5.79 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Annual Maximum (tons/yr) 1.24 1.56 0.84 0.0027 0.27 0.16 De minimis levels (40 CFR § 93.153) - - 102 - 703 - Exceeds? - - No - No - 1 Average of winter and summer emissions. Standard dust control measures have been applied to the PM emissions. 2 The most strict standard is 10 tons/year for Extreme NAAs. 3 The most strict standard is 70 tons/year for Serious NAAs. Emission Source: CalEEMod model, version 2016.3.2. The City of Palm Springs requires specific air quality construction mitigation through its General Plan. Although the Project is subject to the Tribe’s, and not the City’s requirements, the Tribe has voluntarily imposed these requirements on projects located in the City within its jurisdiction, and will in this case. These requirements include Tier 1 or higher construction equipment, the preparation of dust management plans, and other measures enumerated in Section 4 of this document. Operational Impacts Operational emissions are ongoing emissions that will occur over the life of the Project. They include area source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions. Table 4 provides a summary of projected emissions during operation of the proposed Project at build out. As shown below, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants for operations. The operational emissions of ozone and PM10 would be below the General Conformity de minimis levels, and therefore a conformity determination is not required. Project-related operational impacts are expected to be less than significant. In addition, the Project will have access to existing and planned bike routes and Sunline bus routes, which will encourage the use of alternative transportation sources and help decrease vehicle miles traveled and associated emissions. VUE Palm Springs Environmental Assessment 39 Table 4 Maximum Daily Operational-Related Emissions Summary (pounds per day) Operational Emissions CO NOx ROG SO2 PM10 PM2.5 Daily Total (pounds/day)1 14.14 9.21 4.02 0.04 2.30 0.69 SCAQMD Thresholds 550.00 55.00 55.00 150.00 150.00 55.00 Exceeds? No No No No No No Annual Total (tons/yr) 2.00 1.54 0.69 0.0068 0.39 0.11 De minimis levels (40 CFR § 93.153) - - 102 - 703 - Exceeds? - - No - No - 1 Average of winter and summer emissions. 2 The most strict standard is 10 tons/year for Extreme NAAs. 3 The most strict standard is 70 tons/year for Serious NAAs. Emission Source: CalEEMod model, version 2016.3.2. Toxic Air Contaminant (TAC) Emissions Toxic Air Contaminants (TAC) emissions are generally associated with heavy equipment or diesel trucks, and high volume roadways. The Project will result in 46 single family homes, which will not generate diesel truck use. In addition, neither Hermosa nor Tahquitz Canyon are high volume roadways. Therefore, the residents of the Project are not expected to be exposed to TACs over the life of the project. Objectionable Odors The Project could generate odors during the construction period, particularly those odors associated with heavy equipment use, asphalt or tar installation, and similar construction activities. These odors, however, will dissipate quickly with distance and wind, generally in an easterly direction, where there is currently no development. Construction odors are expected to be of short duration, and their impacts to be less than significant. Over the life of the Project, odors associated with residential development typically include cooking, pool and home maintenance and similar odors. The Project will include 46 homes, which will not generate concentrations of such odors beyond that expected in any residential development. Operational odors are expected to result in less than significant impacts. Cumulative Impacts A significant impact could occur if the Project would make a considerable cumulative contribution to federal or State non-attainment pollutants. The Coachella Valley portion of the SSAB is classified as a “non-attainment” area for PM10 and ozone. Cumulative air quality analysis is evaluated on a regional scale (rather than a neighborhood scale or city scale, for example) given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions and air management districts. Any development project or activity resulting in emissions of PM10, ozone, or ozone precursors will contribute, to some degree, to regional non-attainment designations of ozone and PM10. VUE Palm Springs Environmental Assessment 40 The SCAQMD does not currently recommend quantified analyses of construction and/or operational emissions from multiple development projects, nor does it provide methodologies or thresholds of significance to be used to assess the significance of cumulative emissions generated by multiple cumulative projects. However, it is recommended that a project’s potential contribution to cumulative impacts should be assessed utilizing the same significance criteria as those for project-specific impacts. Furthermore, SCAQMD states that if an individual development project generates less than significant construction or operational emissions, then the development project would not generate a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment. As shown in the tables above, Project-related PM10, CO, NOx, and ROG emissions are projected to be below established SCAQMD thresholds. The annual maximum criteria pollutant emission levels are projected to be below the General Conformity de minimis levels. Therefore, the proposed Project will result in incremental, but not cumulatively considerable impacts on regional PM10 or ozone levels. As described above and in Section 4 of this document, the Tribe will apply conditions of approval to assure that the Project meets City requirements for construction emissions. These regulations will further ensure that Project impacts are less than significant individually and cumulatively. Conclusion The proposed residential development is considered ‘less intense’ than a typical development (e.g. hotel) under the Resort-Attraction designation in the Section 14 Specific Plan or the Tourist Resort Commercial (86 rooms per net acre on Indian Land) in the City’s General Plan. The Project therefore does not conflict with the AQMP. Overall, assuming conformance (including less intense development) with local planning documents, pollutant emissions associated with construction and operation of the Project and surrounding projects are not expected to exceed SCAQMD thresholds of significance. The CalEEMod results confirm that neither SCAQMD thresholds for criteria pollutants nor the General Conformity de minimis levels for ozone/VOC and PM10 will be exceeded during construction and operation of the Project. Future development of the site as proposed would not result in significant increases in local and regional air pollutant emissions, including Project-related indirect operational emissions from motor vehicles. 3.4 Living Resources The Project site is presently vacant and does not appear to have been previously developed. Although there are undeveloped vacant parcels in the Project vicinity, these parcels, including the Project site itself, are ‘islands’ surrounded by urban development. The biological resources study for the Section 14 Specific Plan EIS/EIR found that the Sonoran creosote bush scrub community dominates the vegetation of undisturbed portions of Section 14, including the Project site, and is the pervasive plant community throughout the Colorado Desert of California. The field investigation as part of the Project geotechnical study identified a thin mantle of disturbed soil generally less than two feet in depth. The Project site supports sparse native vegetation, but has been impacted by off-road vehicle use, and pedestrian cut-throughs, as evidenced by the trails that cross the property. VUE Palm Springs Environmental Assessment 41 Regulatory Background Section 14 is located within the boundaries of the Tribal Habitat Conservation Plan (THCP), and together with the Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP) they provide a regional framework for the conservation of special status species and their habitat while providing for streamlined development permitting. The THCP was released and adopted by the Tribal Council as Tribal Law in 2010. The THCP encompasses 88,258 acres of the Reservation and off-Reservation lands owned by or held in trust for the Agua Caliente Band of Cahuilla Indians, along with certain other lands over which the Tribe may have authority during the permit period within three cities (Palm Springs, Cathedral City and Rancho Mirage) and the County of Riverside. The THCP was established to protect and manage natural resources and habitat within the Tribe’s jurisdictional territory, and to establish consistency and streamline permitting requirements with respect to protected species. Its primary conservation mechanisms include creation of a Habitat Preserve; adoption of avoidance, minimization, and mitigation measures to enhance the habitats and survivability of Covered species; and payment of a mitigation fee that funds Tribal acquisition and management of replacement habitat. The THCP covers 19 sensitive wildlife species and 3 sensitive plant species that occur or have potential to occur within its Plan Area. Eight of these species are listed as threatened or endangered under the Endangered Species Act (ESA). The USFWS has not yet approved the THCP or issued a 10(a) Incidental Take Permit; however, the Tribe has independent authority to implement the THCP to mitigate impacts to sensitive resources on Reservation lands. Under the THCP, the Project site is part of the Valley Floor Planning Area (VFPA) and is identified for having stabilized and partially stabilized shielded sand fields that are dominated by creosote bush scrub. There are no blue-line streams, wetlands or riparian areas on the Project site. The Coachella Valley region also contains potential habitat for the Western Burrowing Owl, which is protected in the United States by the Migratory Bird Treaty Act (MBTA) of 1918. The MBTA prohibits the take of migratory birds (or any part, nest, or eggs of any such bird). EO 13168 (Sep 22, 2000) requires that any project with federal involvement address impacts of federal actions on migratory birds. A. Wildlife There are also no watercourses located in Section 14 that could be utilized by migratory aquatic species. The THCP identifies the Project site as Stabilized and Partially Stabilized Shielded Sand Fields containing habitat for burrowing owl (Athene cunicularia). Burrowing owl is designated as a Bird of Conservation Concern by the U.S. Fish and Wildlife Service and take of this species is prohibited under the Migratory Bird Treaty Act (MBTA). Burrowing owls are sensitive to excessive noise and activities such as grading and operation of heavy equipment up to 500 feet away and may abandon nests or burrows if/when such activities occur. To mitigate any potential impacts to burrowing owls, Section 4 below provides a mitigation measure requiring pre- construction burrowing owl surveys and appropriate relocation, if applicable. VUE Palm Springs Environmental Assessment 42 Section 14 is not identified as having viable habitat for any other species identified as a candidate, sensitive, or special status by the U.S. Fish and Wildlife Service, and no habitat for covered species is located within the vicinity of the Project site. Therefore, other than burrowing owls, no protected plant or animal species, or unique habitats, are expected to be present within the Project boundaries and vicinity. Funding for conserving habitat elsewhere is acquired through payment of the Valley Floor Planning Area (VFPA) Fee from future development projects including the proposed Project. The Project site is vacant, but surrounded on two sides by existing roadways. Lands to the south are developed for residential and institutional uses, and lands to the east include commercial development. Therefore, the site provides minimal opportunities for the movement of terrestrial wildlife. B. Vegetation As noted above, the Project site is a vacant parcel in urban surroundings that consists of disturbed topsoil dominated by the creosote bush scrub community. According to the Section 14 Specific Plan EIR/EIS, the vegetation of disturbed areas in Section 14 is dominated by weed species that germinate and grow following the damage or removal of native vegetation. The Project site, although still in its native condition, has been impacted by these invasive species, which have been blown onto the site by prevailing winds. In addition, as described above, a number of trails cross the site, created by off-road vehicles and pedestrians using the property to cut through the area. The THCP identifies Section 14 as not having viable habitat for any plant species identified as a candidate, sensitive, or special status by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service, and no habitat for covered species is mapped within the vicinity of the Project site. C. Ecosystems Most of the land within Section 14, including the Project site, has already been developed, and the remaining vacant land consists of highly fragmented parcels that are either partially or completely disturbed. Section 14 does not contain any riparian features or habitat, and according to the federal National Wetlands Inventory it does not contain any wetlands1. The Project site sits on an alluvial fan covered with alluvial sediment washed down from the surrounding San Jacinto and Santa Rosa Mountains. The proposed Project would not disturb any waters of the U.S. as defined by Section 404 of the Clean Water Act, or alter any streams as defined in Section 1600 of the California Fish and Wildlife Code, because no streams, wetlands or riparian areas occur on the property. The closest federally recognized wildland to the Project site is the Santa Rosa and San Jacinto National Monument, which occurs 1.12 miles west of the Project site at its closest point, and extends north and south along the western boundary of the Coachella Valley. The Tribe’s Indian Canyons occur 5 miles south of the Project site. No federally designated parks, monuments or forests will be impacted by the proposed Project. 1 United States Fish and Wildlife Service, National Wetlands Inventory. https://www.fws.gov/wetlands/data/mapper.html, accessed October 1, 2020. VUE Palm Springs Environmental Assessment 43 D. Agriculture According to “California Important Farmland: 1984-2018” published by the California Department of Conservation, the Project site and the surrounding areas have not supported agricultural uses. The Farmland Mapping and Monitoring Program does not identify the site as being of agricultural importance, and has placed a designation of “Urban and Built-Up Land” on the property. Neither the Project site nor any portion of Section 14 is designated for agricultural use. No impacts to agriculture will occur. Conclusion As described above, the Project will be required to pay the VFPA mitigation fee in place at the time that development occurs, to mitigate for impacts associated with biological resources within the boundary of the THCP. Mitigation will be required to reduce potential impacts to burrowing owls. The standard requirement and mitigation measure, provided in Section 4 of this document, will assure that impacts to living resources will be less than significant. 3.5 Cultural Resources2 The subject property is part of the original Agua Caliente Reservation and is located in the northeast quarter of the southeast quarter of Section 14 T4S, R4E, SBBM. In 1876, Section 14 and a portion of Section 22 (Tahquitz Canyon) were set aside as the Agua Caliente Indian Reservation, which was extended to cover the even numbered sections in three townships in 1877 and was patented by Congress in 1891. The Mission Indian Relief Act of 1891 authorized allotments from the acreage comprising the Reservation. The Reservation totaled more than 31,000 acres. Palm Springs and the Coachella Valley are situated in the Colorado Desert and are part of the Sonoran Life Zone. The Sonoran Life Zone is characterized by the creosote brush scrub plant community (Hall and Grinnel 1919, Munz 1974; Schenherr 1992) which includes creosote bush, mesquite, brittlebush, cholla, prickly pear cacti, chuparosa, desert lavender, sage and various grasses (Bean and Saubel 1972). Development within Section 14 began in the vicinity of the hot springs near the northwest Section corner, and was at first limited to the western half of the section. Early uses included residences, riding stables and hangers (part of Palm Springs’ first airport in the 1930s). Other businesses included rooming houses, a market, a secondhand store, four cafes, a grocery store and a bakery. The first Catholic church in Palm Springs was erected in 1917 on the Reservation in Section 14, approximately 0.51 miles to the west of the Project site and changed its name to Our Lady of Guadalupe in 1948. The Project site is currently vacant, and is surrounded by two adjacent public roads and vacant land, as well as existing development including hotels, offices, condominiums and assisted living facilities. 2 Background information from the Section 14 Specific Plan EIR/EIS and the Agua Caliente Tribal Historic Preservation Office. VUE Palm Springs Environmental Assessment 44 Cultural Setting The City of Palm Springs and the Coachella Valley are in the western end of the Colorado Desert. The prehistory of the Colorado Desert is poorly understood; however, ongoing discoveries contribute to the existing record. Archaeologists organize specific cultural sequences to describe cultural materials discovered through time and across space. The earliest time period of human occupancy is the Paleoindian (ca. 8,000 to 10,000-12,000 B.P.), when small groups of hunters and gatherers settled on mesas and terraces overlooking larger washes. Flaked stone tools and fluted projectile points are the typical artifacts associated with this era, also referred to as the San Dieguito complex. There are few discoveries of the San Dieguito complex in the Coachella Valley, resulting in very little evidence for this time period (Vaughan 1982; Warren 1967, 1984). This era notes a distinct lack of milling stone implements which archaeologists believe to be evidence of diminished reliance on plant resources. However, contrary to the archaeological evidence, ethnographic observations and oral testament include discussion of historic use of wooden mortars and pestles for plant food processing. This gap in the archaeological record in the Coachella Valley may indicate an absence of water at Lake Cahuilla during this time period (Stanton and Kremkau 2017). According to archaeologists, the population dwindled in the Early Archaic Period (ca. 8,000 to 4,000 B.P.) and seemed to have left very little archaeological evidence. With the onset of a cooler climate at the beginning of the ensuing Late Archaic Period, people began to reoccupy the region (Love and Dahdul 2002; Schaefer 1994). This period was characterized by groups of flexible sizes in low population densities that settled near available seasonal food resources and relied on opportunistic hunting. The discovery of rock lined storage pits and hearths at Indian Hill Rockshelter in the 1990s added information and supportive evidence, with radiocarbon dates placing the occupation of the site to approximately 4,000 years ago (McDonald 1992). Additionally, the Tahquitz Canyon rockshelter contained rock lined pits and an artifacts assemblage similar to Indian Hill Rockshelter, although no radiocarbon dating was conducted at the site (Schaefer 2002). Evidence from both sites suggests highly nomadic groups utilizing a wide variety of resources. The hunting livelihood continued into the Late Prehistoric Period (ca. 1500 to 200 B.P.) associated with the Yuman or Patayan agricultural groups, when ceramics and the bow and arrow were introduced into the region. The seasonal settlement pattern associated with weather extremes continued and human activity was associated with the cultural patterns which relied more heavily on the availability of seasonal wild plants and animal resources. From about 800 years ago to just before contact with Europeans, there is evidence of extensive contact and trade with tribes of the Colorado River. This included the distribution of pottery, an innovation of peoples of the Colorado River, across the upper Colorado and Mojave Deserts. It is from this period that ethnic or tribal affiliations are best known. The Coachella Valley encompasses a wide range of environments, which have been exploited by different indigenous groups over thousands of years. These included the low desert freshwater lakes of the various stands of Ancient Lake Cahuilla, the palm oases and mesquite vegetation associated with fault zones and other areas of high groundwater, alluvial fan areas, mountain canyons, and the mountains themselves. VUE Palm Springs Environmental Assessment 45 The Holocene Lake Cahuilla, an occasional freshwater lake in the present-day eastern Coachella Valley, provided abundant resources to nearby settlements when the basin was filled to the 40-foot elevation level extending into what is now Indio and La Quinta. When the lake was present, native encampments took advantage of the fish and wildlife. When it receded, the native population relocated toward canyons, rivers, streams and mountains. The Agua Caliente Cahuilla have maintained year round home sites in proximity to the year around water sources in Palm Springs—mostly snow and rain runoff drainages emanating from the adjacent San Jacinto Mountains to the west and the Santa Rosa Mountains to the south. The Project site is not located near a native water source, and does not contain the food-bearing plants usually found in and near native encampments. As a result, the Project site is unlikely to have been used by Tribal members for ongoing activities. Ethnohistoric and Historic Context Anthropological literature suggests that the Cahuilla people are organized by lineages or clans that belonged to one of the moieties (main divisions) that interacted with others through trade, ceremonies and intermarriage. The leading anthropological works on the Cahuilla culture and history include Kroeber (1925), Strong (1929), Bean (1978), and Bean and Smith (1978). The first recorded Cahuilla and European encounter occurred during the Juan Bautista de Anza expedition in 1775-1776. By 1819, several mission outposts were established near the Cahuilla territory and the Cahuilla began to adopt Spanish practices and traits such as cattle ranching, agriculture, trade, language and religion. The Spanish and later, American presence and involvement, severely impacted the native population and culture due to the introduction of European diseases such as smallpox for which the native peoples had no immunity. There was trading between Arizona tribes and the California missions documented as early as 1821, and one of the trading routes likely passed through the Palm Springs Cahuilla area and the most important route in the region was later renamed and known as the Bradshaw Trail around 1862. The Bradshaw Trail traversed a similar course to that of present-day State Route 111. The construction of the Southern Pacific Railroad in the late 1870’s was incentivized by granting most of the odd-numbered sections for several miles on either side of the selected alignment. This federal action set the stage for the “checkerboard” land ownership pattern of the Agua Caliente and other Indian tribes along the route when those reservations were established. Cultural Resource Impacts at the Project Site As described above, the Project site is not likely to have been the location of significant Tribal activities. Although vacant and in its natural state, the likelihood of significant resources on the site is low. This does not preclude, however, the potential for resources to occur on the site, particularly because of the sand transport that occurs through natural wind storms through the area. The Tribe requires, as a standard condition contained in Section 4 of this document, the presence of Tribal monitors during the clearing, grading and excavation of land within the Reservation. This requirement is designed to assure that any buried resource can be identified and protected during the construction process. The Project will be required to implement this requirement, and will therefore have a less than significant impact on cultural resources. VUE Palm Springs Environmental Assessment 46 3.6 Socioeconomic Conditions A. Employment and Income According to the American Community Survey (ACS) 5-Year Estimates for Palm Springs, in 2018, 19,536 persons (46.3%) of the total civilian noninstitutionalized population (age 16 and over) was employed; the unemployment rate was at 9.2%. The median household income for Palm Springs was $50,361. The Tribe implements a number of programs for Tribal members through the revenues it generates from its various Tribal enterprises, including the Indian Canyons, gaming facilities, and lease revenues associated with residential projects in Palm Springs. The proposed Project would add to these revenues and broaden the economic base of the Tribe to maintain and expand its Tribal programs. B. Demographic Trends The 2018 ACS data estimates the population of Palm Springs at 47,525 persons, an approximately 6.7% increase from 2010 (44,552 persons according to the Decennial Census). The 2018 ACS data identifies the median age in Palm Springs at 54.8 years. 56.5% of the City’s population is 18 to 64 years of age, representing the majority of the City’s total population. 31.1% of the total population is over 65. Ethnically, residents who categorize themselves as white (83.3%) comprise the largest race/ethnicity of the population in Palm Springs. Residents of “American Indian and Alaska Native” heritage make up 0.8%, and 27.8% of the total population are Hispanic or Latino residents. C. Lifestyle and Cultural Values The Agua Caliente are an integral part of the City of Palm Springs. Tribal enterprises and activities range from the nearly completed Cultural Plaza in the heart of downtown to the Palm Springs, Rancho Mirage and Cathedral City casinos. Other Tribal enterprises also include the Indian Canyons Golf Resort, the Village Traditions-Vallera and 18 @ Twin Palms residential developments, and the Tahquitz and Indian Canyons Parks. The Tribe consists of more than 400 members who strive to preserve and enhance their history and cultural values through education and outreach. The Cultural Plaza includes not only a museum, but also protects the sacred mineral springs through the Spa at Séc-he, and provides for a public gathering space for events and educational programs. Tribal enterprises enable broad based community support and charitable donations across Palm Springs and the Coachella Valley. The expansion of these activities, including the lease revenues from the proposed Project, will enable the Tribe to continue and expand these activities, as well as social and economic support programs for its members. VUE Palm Springs Environmental Assessment 47 D. Community Infrastructure Public Safety Services The Project site, and the City as a whole, are served by the Palm Springs Fire Department and the Palm Springs Police Department. The Departments respond to calls on Reservation lands, including Tribal and Allotted Trust land projects. The Fire Department operates five fire stations throughout the City, including the headquarters station on El Cielo, which also serves the Palm Springs International Airport. The department has four engine companies, one truck Company, and a Battalion Chief on duty at all times. The Fire Department provides fire and rescue operations, basic and advanced paramedic emergency medical service and educational services. Fire services will be provided to the proposed Project by Fire Station 1, located at 277 N Indian Canyon Drive, 0.81 miles to the northwest of the Project site. Construction of all homes and structures at the Project will be required to comply with all current Tribal building and fire codes in place at the time development occurs. Palm Springs Police Department is currently authorized 93 sworn police officer positions, which include the Chief, two captains, four lieutenants and 14 sergeants. These personnel are assigned to Administration, Patrol, Investigations, Traffic, Airport, Bicycle Patrol, and other specialized details. The Police Department also provides educational and outreach programs to the community. The proposed Project will result in 46 single family homes on 7.59 acres in the City’s urban core. The Project plans will be reviewed by both the Fire and Police departments for compliance with their standards, which are consistent with building code standards enforced by both the Tribe and the City. The Project will also be required through conditions of approval to participate in a Community Facilities District for the provision of police and fire services, to assure that its impacts will be mitigated as both departments grow. These standard requirements will assure that the proposed Project will not significantly impact public safety. Utilities The Project site will be served by Desert Water Agency (DWA), which supplies domestic water to the majority of Palm Springs, and parts of Cathedral City and Desert Hot Springs. Groundwater has historically been the principal source of domestic water in the region. DWA’s replenishment water comes from the Colorado River Aqueduct through two connections located at Whitewater and Mission Creek to fill the recharge basins. DWA’s total water supply was 29,931 acre-feet in 2017. It has approximately 78 million gallons per day in well capacity and 3 million gallons per day from surface stream supplies. The City provides wastewater collection and treatment services to the Project site. The City’s public sewer system includes approximately 265 miles of sewer pipeline ranging in size from 6 to 42 inches in diameter, and 5 lift stations3. The City contracts with Veolia North America to operate its wastewater treatment plant (WTP) on Mesquite Avenue. The WTP is responsible for removing contaminants from sewage wastewater. The WTP has a capacity of 10.9 million gallons per day (mgd) and treats approximately 6 mgd. The City sends approximately 75% of the treated sewage 3 “City of Palm Springs Sewer Master Plan,” February 2009. VUE Palm Springs Environmental Assessment 48 annually to Desert Water Agency (DWA) for further filtration and disinfection. Once treated to all state and federal recycled water standards, DWA delivers the recycled water for irrigation of the City's municipal golf courses, Demuth Park, Palm Springs High School and other locations. The remaining 25% of treated sewage flows into percolation ponds where it seeps into the ground to recharge groundwater. DWA’s recycling facility has a capacity of about 10 million gallons per day. The Project site will connect to existing 8-inch water main and 8-inch sewer main pipelines located under South Hermosa Drive. The Project wastewater discharges will be typical of residential uses and would not exceed wastewater treatment requirements of the City or Regional Water Quality Control Board. Less than significant impacts are expected related to the proposed Project. See Section 3.2 Water Resources for additional discussion. Palm Springs Disposal Services (PSDS) provides solid waste collection and disposal services to the City and Project. PSDS implements a recycling program that collects and processes a wide range of products, including green waste. Non-hazardous solid wastes are transported to the Edom Hill Transfer Station (EHTS), located at the site of the former Riverside County Edom Hill Landfill in Cathedral City. EHTS is owned and operated by Burrtec Waste Management, and is permitted to receive 3,500 tons of waste per day. Waste is sorted before entering the Riverside County Waste Management waste stream and sent to Lamb Canyon Landfill in Beaumont. Lambs Canyon is permitted to receive 5,000 tons of waste per day, with a remaining capacity of 19,242,950 cubic yards and a projected closing date of 2029. The Project would be required to achieve 50 percent waste diversion in accordance with Riverside County’s Integrated Waste Management Plan (CIWMP); based on this requirement, the total solid waste generation for the Project will be approximately 51.34 tons per year as shown below. Table 5 Estimated Solid Waste Disposal at the Project Buildout Land Use CIWMB Disposal Rates* Proposed Solid Waste Disposal (pounds per day) Solid Waste Disposal (tons per year) Residential 12.23 pounds/household /day 46 DU 562.58 102.67 TOTAL (with 50% diversion) 51.34 *Estimated Solid Waste Generation Rates by CalRecycle, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, accessed October 2020. At buildout, the proposed Project will contribute annually an approximate 0.01% of the Lamb Canyon Landfill’s remaining capacity.4 Less than significant impacts are anticipated. Southern California Edison (SCE) provides electrical service to the City and the Project site. There are existing electrical transmission lines located under South Hermosa Drive and East Tahquitz Canyon Way surrounding the Project site. 4 Assumes that 1 CY of residential solid waste is equivalent to 95 lbs. “Volume to Weight Conversion Factors,” US EPA Office of Resource Conversion and Recovery. April 2016. VUE Palm Springs Environmental Assessment 49 Southern California Gas Company (SCG) will provide natural gas to the Project. Natural gas mains are currently well distributed throughout the developed areas of Section 14, including under North Hermosa Drive north of East Tahquitz Canyon Way near the northwest corner of the Project site. The City’s Section 14 Specific Plan EIR/EIS determined that given the capacity of their facilities within and around Section 14, SCE and SCG anticipate providing continued and increased service with no significant impact. Landline phone and internet services in the City are mainly provided by Frontier Communications Corporation and Charter Spectrum. The Section 14 Specific Plan EIR/EIS indicated that there are currently adequate telecommunication facilities to serve the needs of Section 14. Impacts to telephone and cable services are expected to be less than significant with implementation of the proposed Project. The Project will be required through conditions of approval to pay connection and development impact fees for sewer and drainage, public art, utility connections, Quimby, TUMF, school fees, etc. These fees are designed to reduce the impacts of new development on existing services and facilities. Overall, the Project is expected to have less than significant impact on Community Infrastructure. E. Environmental Justice CalEnviroScreen 3.0 is a science-based database created by CalEPA and the Office of Environmental Health (OEHHA) to identify California communities that are most affected by pollution and especially vulnerable to the effects of pollution. It aggregates environmental, health, and socioeconomic data to generate a numerical score for each census tract in the State. Higher scores indicate higher pollution burden and population vulnerability. Census tracts with scores of 75% or higher are designated as “disadvantaged communities.” According to the most recent CalEnviroScreen 3.0 database update (June 2018), there are no disadvantaged communities in the City of Palm Springs. The nearest disadvantaged communities are in the cities of Indio and Coachella, 16+ miles to the east. The proposed Project does not include any industrial and other potentially hazardous land uses, and will not place any residential uses near those land uses. There are no low-income or minority populations in the vicinity of the proposed Project that would be negatively impacted by the Project. Impacts are expected to be less than significant. 3.7 Resource Use Pattern A. Hunting, Fishing, Gathering There are no designated hunting, fishing or gathering resources on or near the Project site. The site is located in Palm Springs’ urban core, and is surrounded by urban development. The proposed Project would have no impact on hunting, fishing or gathering. VUE Palm Springs Environmental Assessment 50 B. Timber Harvesting As described above, the Project site is located on the Coachella Valley floor, about 1 mile west of the nearest slopes of the San Jacinto mountains. There are no timber resources on or in the vicinity of the Project site, and no timber will be removed as a result of the proposed Project. There will be no impact to timber harvesting from the Project. C. Agriculture According to “California Important Farmland: 1984-2018” published by the California Department of Conservation, the Project site and the surrounding areas have not supported agricultural uses. The Farmland Mapping and Monitoring Program does not identify the site as being of agricultural importance, and has placed a designation of “Urban and Built-Up Land” on the property. Neither the Project site nor any portion of Section 14 is designated for agricultural use. No impacts to agriculture will occur. D. Minerals Mineral resource zones in the City’s General Plan are defined consistent with the Surface Mining and Reclamation Act of 1975 (SMARA), managed by the California Department of Conservation, Division of Mines and Geology. Section 14, including the Project site, is designated as a zone MRZ-3, which is described as: “MRZ-3: Areas where the significance of mineral deposits cannot be evaluated from the available data. Hilly or mountainous areas underlain by sedimentary, metamorphic, or igneous rock types and lowland areas underlain by alluvial wash or fan material are often included in this category. Additional information about the quality of material in these areas could either upgrade the classification to MRZ-2 or downgraded it to MRZ-1.” The City’s General Plan does not identify any locally important mineral resources in the area, nor are any mining facilities located in Section 14. The proposed Project will not mineral resources. E. Recreation The City owns and maintains 156 acres of developed parkland, 160 acres of City-owned golf courses open to the public, as well as miles of developed greenbelts along major thoroughfares throughout the City. The City is also home to privately owned golf courses, many of which are also open to the public. These parks and recreational areas contain an array of amenities. In addition to the Indian Canyons Golf Resort and Tahquitz Canyon Park which are located in the City, the Tribe also owns and maintains the Indian Canyons Park adjacent to the City’s southern border. The Project will result in the development of 46 single family residences and will not induce substantial population growth that will result in significant impacts to existing neighborhood and regional parks or other recreational facilities. Less than significant impacts are expected. F. Transportation The Project site is located at the southeast corner of E. Tahquitz Canyon Way and South Hermosa Drive. It is surrounded on two sides by existing paved streets. Hotel and commercial uses are located to the north, west, and further east, and residential and institutional uses are found to the south and southeast. VUE Palm Springs Environmental Assessment 51 The main access to the Project site is provided from South Hermosa Drive on the westerly boundary of the property. A secondary emergency access point is also on South Hermosa Drive and north of the main access. East Tahquitz Canyon Way is designated as Major Thoroughfare (4-lane divided), and South Hermosa Drive is designated as a Collector Roadway in the Palm Springs General Plan as indicated within the General Plan Update Traffic Analysis. A major thoroughfare serves mostly through-traffic with some local access allowed; in most cases, they do not allow on-street parking except in the downtown. Major thoroughfares can be either divided six-lane or divided four-lane roads, within a 100 foot right of way. They form the backbone of the City’s circulation system, connecting Palm Springs to regional highways and tying together different areas of the City. Landscaped medians must be provided on major thoroughfares, and currently exist on Tahquitz Canyon Way. A Collector Roadway consists of two travel lanes that carry traffic from secondary and major thoroughfares into local neighborhoods. On-street parking is permitted. Typical right-of-way for a collector is 60 feet. Both E. Tahquitz Canyon Way and South Hermosa Drive are fully paved with curb, gutter and sidewalk along the Project boundaries. Alternative Transportation The City’s Section 14 Specific Plan proposes a range of bicycle facilities improvements to further the Plan’s goal of “complete streets”. E. Tahquitz Canyon Way has an existing buffered Class II Bike Route in both directions adjacent to the Project site. The Section 14 Specific Plan also proposes Class III bike facilities on Hermosa Drive, and from the Project site bicyclists are able to access at least two established Bike Routes within Palm Springs, the Citywide Loop and the Canyon Country Club Loop. The Project site is also on the Sunline Transit Agency Bus Route 14, which provides service on Tahquitz Canyon Way. An existing bus stop occurs on westbound Tahquitz Canyon at Hermosa, immediately across Tahquitz Canyon from the Project. Line 14 connects Palm Springs to Desert Hot Springs, and connects to two other SunLine bus routes, Line 24 and 30, which provide service within Palm Springs and to Cathedral City, respectively. SunLine utilizes clean/alternative fuel vehicles. The Project proposes a 46-unit single family residential use, which is considered less intense than the Section 14 Specific Plan anticipated for the Project site (Resort-Attraction designation). As stated previously, the Project site could be developed with 175 rooms as a hotel use. Trip generation for 175 hotel rooms, regardless of hotel type, would greatly exceed 46 single family residences according to ITE’s Trip Generation Rates (9th Edition). Therefore, transportation impacts would be less than those studied in the Section 14 Specific Plan EIR/EIS and subsequent Environmental Assessment. A more detailed discussion of traffic impacts associated with the proposed Project is provided below. VUE Palm Springs Environmental Assessment 52 The Project will have no effect on the Palm Springs International Airport or air traffic in general, or on waterborne traffic or rail service, as it is a residential development of one- and two-story units. Existing Daily Level of Service (LOS) The City and Tribe traditionally have measured traffic flow using Level of Service (LOS). The LOS standards establish a hierarchy for traffic flow which ranges from free-flow to gridlock. Table 6 describes LOS and corresponding Volume to Capacity (V/C) ratios for roadway segments. Table 6 Level of Service Definitions for Roadway Segments Level of Service Volume to Capacity Ratio Definition A 0.00 - 0.60 EXCELLENT. Free flow, light volumes B 0.61 - 0.70 VERY GOOD. Free to stable flow, light to moderate volumes C 0.71 - 0.80 GOOD. Stable flow, moderate volumes, freedom to maneuver noticeably restricted D 0.81 - 0.90 FAIR. Approaches unstable flow, moderate to heavy volumes, limited freedom to maneuver E 0.91 - 0.99 POOR. Extremely unstable flow, heavy volumes, maneuverability and psychological comfort extremely poor F Varies (≥ 1.00) FAILURE. Forced or breakdown conditions, slow speeds, tremendous delays with continuously increasing queue lengths Source: Highway Capacity Manual Special Report 209, Transportation Research Board, 2000 The City’s policy, established in its General Plan, is that roadways and intersections must operate at LOS D or better. This also allows the City to maintain consistency with the Riverside County Congestion Management Plan (CMP), in which the City participates. General Plan Existing (2012) Traffic Volumes Level-of-service (LOS) designations for roadway operations are calculated considering the daily volume-to-capacity ratio, where the capacity of each roadway segment is based on its classification (facility type) and number of lanes. In the immediate Project vicinity, two roadway segments are included in the Section 14 Specific Plan Traffic Analysis and currently operating at LOS “A”. South Hermosa Drive is a two-lane undivided collector road and was not included in the traffic counts. The traffic analysis determined that daily volume is accommodated within existing lane geometry and all of the segments analyzed in the Section 14 study area currently operate at an acceptable level of service according to City of Palm Springs standards. VUE Palm Springs Environmental Assessment 53 Table 7 Existing Segment Daily Level of Service Roadway Segment Lanes (1) Volume Capacity V/C Ratio LOS Tahquitz Canyon Way east of Avenida Caballeros 4D 8,832 35,900 0.246 A Baristo Road east of Avenida Caballeros 2U 2,802 13,000 0.216 A Source: Agua Caliente Band of Cahuilla Indians Traffic Impact Analysis – Section 14 Specific Plan Update prepared on December 7, 2013. 1. U = Undivided; D = Divided The Section 14 traffic impact analysis also considered intersections within the Specific Plan area, including the intersection of Hermosa and Tahquitz Canyon. Under existing conditions, this intersection operates at LOS D, with a two-way stop sign for the north-south traffic flow, and free- flow for east-west traffic. The intersection of Avenida Caballeros and Tahquitz Canyon currently operates at LOS B, and the intersection of Sunrise Way and Tahquitz Canyon Way operates at LOS C. These are all acceptable LOS for City intersections. Project and Cumulative Impacts The Project includes 46 single family homes. The Institution of Transportation Engineer (ITE) trip rate for single family homes is 9.52 average daily trips per unit. Using this trip rate, the proposed Project will generate 438 daily trips at buildout, including 35 trips during AM peak hour and 46 trips during PM peak hour. Consistent with Riverside County traffic impact guidelines, a traffic impact analysis is generally required when a proposed project will add 50 or more peak hour trips to an adjacent intersection. Therefore, a traffic impact analysis is not required nor was one conducted for the Project. If the Project were built out to the Allowed By Zone Alternative (175-room hotel), the ITE Hotel rate would be 8.17 trips, which would result in 1,430 ADT. This would represent an increase of 992 daily trips over the proposed Project’s trip generation. Since the traffic impact analysis for the Section 14 Specific Plan Update found that the build out of the site under the Resort Attraction designation would not result in significant impacts, with the implementation of improvements as described below, the Project’s reduction of 992 trips, and net traffic generation of 438 daily trips will also not result in negative impacts to the traffic system in the immediate future. The Section 14 traffic impact analysis analyzed the long term (build out) impact of the Specific Plan on traffic at intersections within the Specific Plan area, including the intersection of Hermosa and Tahquitz Canyon. This analysis included not only build out of the Specific Plan area itself, but also of surrounding projects in the area in order to demonstrate the cumulative impacts of all development in the area at the anticipated build out year. At build out of the Specific Plan (2033), without improvements and assuming a Resort Attraction land use such as a hotel, the intersection of Hermosa and Tahquitz Canyon would operate at LOS F. This is due to the increased intensity of land uses and based on the continued use of a two-way stop sign. However, since the Project site and the adjacent site approved with the Living Out project are not being developed at intensities assumed by the Specific Plan, this intersection may VUE Palm Springs Environmental Assessment 54 operate in the future at an acceptable LOS with a two-way stop sign. The traffic impact analysis further found that Avenida Caballeros and Tahquitz Canyon and Sunrise Way and Tahquitz Canyon will operate at LOS A and LOS C, respectively, in 2033. Therefore, given the limited peak hour and daily trips generated by the proposed Project, current stop-controlled movements at this intersection will not significantly impact the intersection of Hermosa and Tahquitz Canyon. The Project occurs within the boundaries of the City of Palm Springs, but located on Tribal lands within the Reservation. The City participates in the Transportation Uniform Mitigation Fee (TUMF) program administered by the Coachella Valley Association of Governments (CVAG). The TUMF program applies Coachella Valley-wide, and provides for the payment of fees by new developments in order to construct, improve and maintain regional roadways. This fee distributes the responsibility for regional roadway improvements across all development. As a result, the Tribe will require through conditions of approval that the Project pay an in-lieu TUMF fee prior to the initiation of Project construction. The Tribe will forward the payment to CVAG for inclusion in regional TUMF fee payments. G. Land Use Plan The Project proposes the development of 46 single family homes on small lots in the City’s urban core. The Project is designed to provide a close-in urban environment for residents. The Project is located on Tribal Trust land and subject to the Agua Caliente Band of Cahuilla Indians Land Use Ordinance. The subject property is designated as Tribal Enterprise Zoning District, with permitted uses subject to Tribal Council determination. Based on the interest expressed by the Tribe in the Project’s design and product type, the Project is consistent with the Tribe’s goals for the future of residential development within its properties. Within the context of the City’s planning documents, the Project area is located within the Resort Attraction District envisioned in the Section 14 Specific Plan. The Project site is immediately south of the Plan’s Residential High District, the area identified as primarily residential. The proposed Project is a gated single-family residential community. The plan shows 46 detached units on separate lots ranging from 4,998 to 6,146 square feet with each lot providing its own parking, yard and landscape areas. The proposed houses range from 1,886 to 2,649 square feet with four floor plans. Two plans provide single story homes, and two have second stories which occupy only a portion of the mass of the structure, so as to provide visual interest and relief. The Project will provide an urban, small lot living environment in close proximity to the City’s downtown, and introduce a single family residential product in an area where these opportunities are currently limited. In addition, the Project will expand the Tribe’s economic base and diversify its portfolio of built properties. 3.8 Other Values A. Wilderness The proposed Project occurs on the Valley floor, in the City of Palm Springs’ urban core. The site is surrounded on two sides by existing paved City streets, as well as commercial, hotel and residential projects. The Project is not adjacent to, or in the vicinity of a wilderness area. VUE Palm Springs Environmental Assessment 55 The closest federally recognized wilderness to the Project site is the Santa Rosa and San Jacinto National Monument, which occurs 1.12 miles west of the Project site at its closest point, and extends north and south along the western boundary of the Coachella Valley. The Bureau of Land Management and the US Forest Service manage the 280,000 acre Monument lands. The San Jacinto mountains also include the State owned and managed Mount San Jacinto State Park, in the same vicinity as the Monument. In addition to the National Monument, the Tribe’s Indian Canyons occur approximately 6 miles south of the Project site. These lands, managed by the Tribe, hold important biological, cultural and ethnographic resources that are significant in the Tribe’s history. These federal, state and Tribal areas have been preserved as native open space in order to protect ecological, geologic and cultural resources, including species covered in both the Tribal Habitat Conservation Plan and the Coachella Valley Multiple Species Habitat Conservation Plan. Both plans rely on the acquisition and preservation of mountain lands for the protection of Peninsular bighorn sheep, among others. The Project site is designated part of the Valley Floor Planning Area (VFPA) in the THCP, and is defined by urban development which does not contain habitat for any species covered in the Plan other than the burrowing owl. Mitigation under THCP guidance will be required to avoid and reduce potential impacts to burrowing owls. The development of the 7.59 acres for the proposed Project will not impact the implementation of the THCP because the site does not occur on land planned for conservation; however, Project will be required to pay the VFPA mitigation fee, which is designed to allow the Tribe to conserve and preserve lands within conservation areas in the VFPA. Please also see the Living Resources section above. B. Noise Sound is a pressure wave which is created by a vibrating object. It is technically described in terms of amplitude (loudness) and frequency (pitch).5 The standard unit of sound amplitude measurement is the decibel (dB). The decibel scale is a logarithmic scale that describes the physical intensity of the pressure vibrations that make up any sound. The pitch of the sound is related to the frequency of the pressure vibration. Since the human ear is not equally sensitive to a given sound level at all frequencies, a special frequency-dependent rating scale has been devised to relate noise to human sensitivity. The A-weighted decibel scale (dBA) provides this compensation by discriminating against frequencies in a manner approximating the sensitivity of the human ear. Noise is typically defined as unwanted sound. A typical noise environment consists of a base of steady ambient noise that is the sum of many distant and indistinguishable noise sources. Superimposed on this background noise is the sound from individual local sources. These can vary from an occasional aircraft or train passing by to virtually continuous noise from traffic on a major highway. Table 8 illustrates representative noise levels in the environment. 5 Noise and its Measurements by EPA (1961). VUE Palm Springs Environmental Assessment 56 Table 8 Representative Environmental Noise Levels Common Outdoor Activities Noise Level (dBA) Common Indoor Activities -110- Rock Band Jet Fly-over at 100 feet 105 -100- Gas Lawnmower at 3 feet 95 -90- 85 Food Blender at 3 feet Diesel Truck going 50 mph at 50 feet -80- Garbage Disposal at 3 feet Noisy Urban Area during Daytime 75 Gas Lawnmower at 100 feet -70- Vacuum Cleaner at 10 feet Commercial Area 65 Normal Speech at 3 feet Heavy Traffic at 300 feet -60- 55 Large Business Office Quiet Urban Area during Daytime -50- Dishwasher in Next Room 45 Quiet Urban Area during Nighttime -40- Theater, Large Conference Room (background) Quiet Suburban Area during Nighttime 35 -30- Library Quiet Rural Area during Nighttime 25 Bedroom at Night, Concert Hall (background) -20- 15 -10- 5 Lowest Threshold of Human Hearing -0- Lowest Threshold of Human Hearing Source: California Department of Transportation, Technical Noise Supplement, October 1998. http://www.dot.ca.gov/hq/env/noise/pub/Technical%20Noise%20Supplement.pdf, accessed February 2019. Environmental noise levels are generally considered low when the CNEL is below 45 dBA, moderate in the 45–60 dBA range, and high above 60 dBA. Noise levels greater than 85 dBA can cause temporary or permanent hearing loss. Generally, a difference of 3 dBA over 24 hours is a barely-perceptible increase to most people. A 5 dBA increase is readily noticeable, while a difference of 10 dBA would be perceived as a doubling of loudness. Noise levels from a particular source generally decline as distance to the receptor increases. A commonly used rule of thumb for roadway noise is that for every doubling of distance from the source, the noise level is reduced by about 3 dBA. Noise from stationary or point sources is reduced by about 6 dBA for every doubling of distance. Noise levels may also be reduced by intervening structures; generally, a single row of buildings between the receptor and the noise source reduces the noise level by about 5 dBA.6 6 Highway Traffic Noise Analysis and Abatement Policy and Guidance, U.S. Department of Transportation, https://www.fhwa.dot.gov/environMent/noise/regulations_and_guidance/polguide/polguide02.cfm, accessed March 2019. VUE Palm Springs Environmental Assessment 57 The Project will generate noise during both its construction and operation. Each is discussed separately below. Noise will be generated at the Project site during construction. Noise sources during the grading and excavation phase will primarily consist of heavy equipment, including graders, bulldozers and similar vehicles, as well as the vehicle noise associated with workers’ trips to and from the site. Noise associated with construction of the homes will be less loud, and consist of tools, generators and painting equipment. The Project site is surrounded on two sides by existing City roadways. West of Hermosa, an office complex currently exists. North of Tahquitz Canyon Way, two hotels occur. On the east side of the Project, lands are vacant, with commercial development occurring beyond. Land to the south is also vacant, with the temporary College of the Desert Palm Springs campus occurring beyond. An existing condominium project occurs to the southeast of the site, beyond vacant land. Therefore, the construction of the Project will not occur immediately adjacent to any sensitive receptors. The distance between the Project and the condominiums to the southeast will attenuate noise levels at the site. In addition, the Tribe will require that the Project construction hours be limited to those required by the City, which will limit construction to between 7 a.m. and 7 p.m. on weekdays and 8 a.m. to 5 p.m. on Saturdays. No construction will be permitted on Sundays and Holidays. Because of the distance between the Project site and sensitive receptors, and the limitation of construction hours during the less sensitive daytime hours, impacts associated with construction noise emanating from the proposed Project are expected to be less than significant. The City has established exterior noise standards for residential land uses at 65 dBA CNEL. The Palm Springs General Plan EIR determined that noise levels in 2025 on Tahquitz Canyon Way, between Hermosa and Sunrise, would be 65 dBA CNEL at 125 feet from centerline, and 70 dBA at 58 feet from centerline, without any mitigation. Tahquitz Canyon Way is a 100 foot wide street, so the 70 dBA noise contour can be expected to occur within the Project site, without mitigation. The Project, however, proposes a perimeter wall on Tahquitz Canyon Way, 6 feet in height and of solid masonry construction. Such a wall will provide attenuation of between 6 and 10 dBA from the road noise on the street, reducing exterior noise levels in the rear yards of the homes closest to the roadway to 60 to 64 dBA CNEL. Noise levels for lots further away from the roadway would be even lower, and well within the City standard. This noise level is considered acceptable in the City, and consistent with the noise standards imposed on both fee and trust lands for projects in Palm Springs. Therefore, with the installation of the wall planned as part of the proposed Project, long term noise impacts on the Project would be less than significant. The Project will consist of single family homes, which do not generate unusually high noise levels. The residents can be expected to increase noise at the site, which is currently vacant, but the noise associated with vehicle ignition, back yard play and similar domestic activities will not impact surrounding properties, particularly given the site’s position adjacent to two roadways, and surrounded on the other two sides by vacant land which separates the site from other uses. It is expected that noise levels generated by the Project will be less than significant. C. Visual and Light The Project site is located in the City’s core, and enjoys views of the San Jacinto mountains to the west, and the San Gorgonio and San Bernardino mountains to the northwest and north. The VUE Palm Springs Environmental Assessment 58 development of the site will provide residents with continued views of these mountain ranges, and will not block views of the mountains from surrounding properties, in particular because of the single and partial two-story construction proposed. Although views of the foothills of mountains to the west may be partially obstructed for future development to the east, the varied mass of the single family homes, and the distance to the mountains will allow views of the mid-range and peaks of the San Jacinto mountains for these areas. The low-rise nature of the proposed Project is expected to result in less than significant impacts to visual resources. The proposed Project will provide 46 single family homes in a Modern architectural style consistent with the architecture of the City’s downtown, and consistent with the mix of architectural styles that occur on Tahquitz Canyon Way. The construction of the Project will improve the character of this infill area, and add to the eventual build out of Section 14. The proposed height is consistent with surrounding development and will not further block any views of the San Jacinto and Santa Rosa mountains. The Project will generate light from car headlights, landscape lighting, architectural lighting and safety lights. This level of lighting is expected to be consistent with typical residential lighting through the City and Reservation. Generally, lighting fixtures are shielded so as not to result in spill-over to adjacent properties and City streets. The lighting associated with the Project will be consistent with surrounding development, and impacts will be less than significant. D. Public Health and Safety The Project site, and the City as a whole, are served by the Palm Springs Fire Department and the Palm Springs Police Department. The Departments respond to calls on Reservation lands, including Tribal and allottee projects. The Fire Department operates five fire stations throughout the City, including the headquarters station on El Cielo, which also serves the Palm Springs International Airport. The department has four engine companies, one truck Company, and a Battalion Chief on duty at all times. The Fire Department provides fire and rescue operations, basic and advanced paramedic emergency medical service and educational services. Fire services will be provided to the proposed Project by Fire Station 1, located at 277 N Indian Canyon Drive, 0.81 miles to the northwest of the Project site. The Project plans will comply with the Agua Caliente Band of Cahuilla Indians Tribal Building and Safety Code. Project plans will be subject to review and conditions by the Tribal Fire Marshall to ensure that the development is compliant with the current Tribal Fire Code and other applicable regulations. Palm Springs Police Department is currently authorized 93 sworn police officer positions, which include the Chief, two captains, four lieutenants and 14 sergeants. These personnel are assigned to Administration, Patrol, Investigations, Traffic, Airport, Bicycle Patrol, and other specialized details. The Police Department also provides educational and outreach programs to the community. VUE Palm Springs Environmental Assessment 59 The proposed Project will result in 46 single family homes on 7.59 acres in the City’s urban core. The Project plans will be reviewed by both the Fire and Police departments for compliance with their standards, which are consistent with building code standards enforced by both the Tribe and the City. An emergency access will be provided from the property’s northwestern boundary to South Hermosa Drive and. The access point will be gated with turf block, equipped with access hardware to Fire Department standards, and will provide an alternative access point for emergency vehicles. Less than significant impacts to fire protection services are expected to result from the Project. E. Climate Change (Greenhouse Gasses) Air pollution is a chemical, physical, or biological process that modifies the chemistry and other characteristics of the atmosphere. The primary contributor to air pollution is the burning of fossil fuels used in transportation, power and heat generation, and industrial processes. The byproducts from the combustion of fossil fuels can contain air polluting substances. These emissions are responsible for the poor air quality that is evident in industrial centers worldwide. Some air polluting agents are also greenhouse gases (GHG), including carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated gases (hydrofluorocarbons, perfluorocarbons and sulfur hexafluoride), which are released into the atmosphere through natural processes and human activities. GHGs are expressed in metric tons (MT) of CO2e (carbon dioxide equivalent). These gases are termed greenhouse gases due to their shared characteristic of trapping heat, and they are believed to be responsible for the global average increase in surface temperatures of 0.7- 1.5 °F that were observed during the 20th century.7 The quantity of greenhouse gases in the atmosphere has increased significantly over a relatively short period. More recently, the concentration of CO2 in the atmosphere had increased by 42%, methane by 15%, and NOx by 9% from 1990 to 2010.8 Carbon dioxide is the primary greenhouse gas that has raised the most concern of atmospheric scientists due to current atmospheric levels, current and projected emission levels, and the highly correlated temperature regression curve that has been observed, predicting a future path of rising carbon dioxide levels. Currently (2017), carbon dioxide concentrations in the atmosphere exceed 400 ppm. Comparatively, prior to the Industrial Revolution, about 250 years ago, CO2 levels were 278 ppm, and over the past 650,000 years carbon dioxide levels have fluctuated between 180 and 300 ppm, making present day atmospheric CO2 levels substantially greater than at any point in the past 650,000 years.9 State laws such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32) require all cities to reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB 32 which requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030. 7 U.S. Environmental Protection Agency, State of Knowledge, 2017. 8 U.S. Environmental Protection Agency, Figure 1: Global Greenhouse Gas Emissions by Gas, 1990-2010, May 2014. 9 “Working Group III Contribution to the Intergovernmental Panel on Climate Change Fourth Assessment Report, Climate Change 2007: Mitigation of Climate Change,” prepared by the Intergovernmental Panel on Climate Change, May 2007. VUE Palm Springs Environmental Assessment 60 GHG Thresholds On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be considered significant if it could not comply with at least one of the following “tiered” tests: • Tier 1: Is there an applicable exemption? • Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? • Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects; 3,000 MTCO2e/year for residential and commercial projects)? • Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off-site mitigation? Impact Significance Considerations The proposed Project will generate GHG emissions during both construction and operation. As described in the Air Quality section above, the California Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to quantify air quality emission projections, including greenhouse gas emissions (Appendix A). Construction activities will result in short-term GHG emissions associated with operation of construction equipment, employee commute, material hauling, and other ground disturbing activities. As shown in Table 9, the Project will generate 432.07 CO2e metric tons during the 12- month construction period. There is currently no construction related GHG emission thresholds for projects of this nature. To determine if construction emissions will result in a cumulative considerable impact, buildout GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds (see Table 9, below). At buildout, there are five emission source categories that will be contributing either directly or indirectly to operational GHG emissions, including energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. The proposed Project is a residential development and comparable to the Tier 3 SCAQMD’s residential thresholds of 3,000 MTCO2e/yr. Table 9 provides a summary of the projected short-term construction and annual operational GHG generation associated with buildout of the proposed Project. The Project complies with the Tier 3 threshold because emissions will not exceed the 3,000 MT/yr threshold. Therefore, Project impacts will be less than significant. VUE Palm Springs Environmental Assessment 61 Table 9 Projected GHG Emissions Summary (Metric Tons) Phase CO2e (MT/YR) Construction (2021-2022) Construction Total 432.07 Operation Construction: 30 year amortized 1 14.40 Annual Operation 854.41 Total Operation 868.81 SCAQMD Threshold (Residential) 3,000.00 1. Buildout construction GHG emissions were amortized over 30- years then added to buildout operational GHG emissions. 432.07/30 = 14.40 F. Indian Trust Assets The Project site is an Indian Trust Asset, insofar as it is a parcel of land owned by the Tribe that has monetary value. A Tribal Member/Allottee also holds the parcel immediately to the east of the Project site, which is currently vacant and for which there are no known development plans. Lands to the north and south are held in fee and privately owned, while the parcel to the west, across Hermosa is an Allotted parcel. The land is within Section 14, an area of the City that is Reservation land containing Tribal, Allotted and Fee parcels. The Agua Caliente Indian Reservation map of Land Use Ordinance Zoning Districts designates the Project site as Tribal Enterprise, which allows uses subject to Tribal Council determination. The Tribe in this case will lease the property for the long term development of 46 single family homes to be sold to private individuals. The land will remain Tribal Trust land, and will generate income to the Tribe in the form of annual leases for the individual lots and common areas. The Bureau of Indian Affairs has responsibility to review and approve the leases for the property, in order to protect and maintain the rights of the Tribe granted through treaties, statutes and executive orders. The build out of the Project will expand the Tribe’s portfolio of assets, and its economic base, by adding ground lease revenues on an annual basis. These revenues are expected to provide a positive impact to this Indian Trust Asset for the Tribe. G. Hazardous Materials The Section 14 Specific Plan Update IS/EA found that based upon review of the State Cortese List, a compilation of various sites throughout the State that have been compromised due to soil or groundwater contamination from past uses, Section 14 does not include any sites listed as hazardous waste and substance sites by the Department of Toxic Substances Control (DTSC), or any site listed as having an active or open leaking underground storage tank (LUFT) site by the State Water Resources Control Board (SWRCB). Section 14 does, however, have two sites listed as having a previous LUFT by the SWRCB. Both of these sites have been cleaned and their cases have been closed by the SWRCB; therefore, the impact of any future development on these sites creating a significant hazard to the public or the environment is less than significant. VUE Palm Springs Environmental Assessment 62 Database searches were conducted of the Environmental Protection Agency’s (EPA) Envirofacts information platform and the State of California Geotracker and Envirostor platforms to identify sites at or near the Project site that have previously experienced State or federal regulation. Neither the Project or surrounding sites were identified in these database searches, and no impact relating to hazardous materials is expected to occur on the Project site. VUE Palm Springs Environmental Assessment 63 4.0 MITIGATION As defined in CEQ Regulations (40 CFR 1508.20) mitigation can include: 1. Avoiding the impact altogether by not taking a certain action or parts of an action. 2. Minimizing impact by limiting the degree of magnitude of the action and its implementation. 3. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment. 4. Reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action. 5. Compensating for the impact by replacing or providing substitute resources or environments. Unless provided otherwise by Federal regulations (e.g. Clean Water Act) the enforceability of the following mitigation measures will be achieved through Project approval by the Agua Caliente Band of Cahuilla Indians. This section also includes standard conditions which the Tribe imposes on projects, and which it will impose on this Project. 4.1 Land Resources Mitigation Standard Conditions for Geotechnical: • The Project proponent shall implement the recommendations included in the “Geotechnical Investigation, Proposed VUE Residential Development,” prepared by Sladden Engineering in August 2020 and incorporate its findings in grading plans, foundation design and structural load calculations as required to assure safe project construction. 4.2 Air Quality Mitigation Standard Conditions for Air Quality: • A Fugitive Dust (PM10) Control Plan will be reviewed and approved prior to issuance of a grading permit. • The Tribe shall place a condition of approval on the Project requiring the developer to include on all grading plans a note that requires the construction contractor to implement the following measures during grading operations: o Contractors shall use Tier 1 or higher construction equipment. o Construction contractors shall maintain construction equipment engines by keeping them tuned according to manufacturers’ standards. o Contractors shall schedule construction operations to minimize traffic congestion. VUE Palm Springs Environmental Assessment 64 o Contractors shall develop a traffic plan to minimize traffic flow interference from construction activities (the plan may include advance public notice of routing, on-street signage and traffic control devices or personnel). 4.3 Living Resources Mitigation Standard Condition for Living Resources: • Prior to issuance of grading permits for the Project, the Project proponent shall pay the THCP VFPA fee that will be used to acquire and manage habitat preserve lands. Mitigation for Living Resources: • Prior to any ground or habitat disturbance on the Project site, a pre-disturbance survey will be conducted by a Qualified Biologist for the presence of burrowing owls consistent with the guidance provided in THCP: 1. Surveys and relocation, if applicable, shall be conducted between September 1 and January 31 if possible. Relocation, if necessary, should, at a minimum, comply with the standards of the California Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation (March 7, 2012). 4.4 Cultural Resources Mitigation No known historic resources are present in the APE (Area of Potential Effect), and thus no known historic properties will be affected by the undertaking as currently proposed. The implementation of the following Standard Conditions will assure that no impacts to Tribal cultural resources occur. Standard Conditions for Cultural Resources: • ACBCI THPO Monitor Required. Approved Agua Caliente Native American Cultural Resource Monitor(s) as well as archaeological monitors shall be present during all ground disturbing activities. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a qualified Archaeologist (secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the Agua Caliente Tribal Historic Preservation Office. • ARPA Compliance. To the extent a portion of Project development is located on “public lands” or “Indian lands,” as those terms are defined in 16 U.S.C. § 470bb, Client shall not excavate, remove, damage, or otherwise alter or deface, or attempt to excavate, remove, damage, or otherwise alter or deface any archaeological resource located on said lands unless such activity is pursuant to a permit issued under 43 C.F.R. § 7.8 or exempted by 43 C.F.R. § 7.5(b). As used in this Section, the term “archaeological resource” has the meaning ascribed to it in 16 U.S.C. § 470bb. VUE Palm Springs Environmental Assessment 65 • NAGPRA Compliance. To the extent a portion of Project development is located on “federal lands” or “tribal lands” as those terms are defined in 25 U.S.C. § 3001, Client shall comply with the requirements of the Native American Graves Protection and Repatriation Act (25 U.S.C. §§ 3001 et seq.), as implemented by 43 C.F.R. §§ 10.4 to 10.6, which include, but are not limited to: (i) compliance with the requirements for the intentional removal from or excavation of Native American cultural items from federal or tribal lands for the purposes of discovery, study, or removal of such items; and, in the case of inadvertent discovery, (ii) notification in writing of the applicable Secretary of the federal department, or head of any other agency or instrumentality of the United States, having primary management authority with respect to federal lands and the appropriate Indian tribe with respect to tribal lands, if known or ascertainable, if the Client knows or has reason to know that it has discovered Native American cultural items on federal or tribal lands; and (iii) cessation of activities in connection with the discovery in in the area of discovery. As used in this Section, the term “cultural items” has the meaning ascribed to it in 25 U.S.C. § 3001. Although no known resources have been identified, excavation is likely to occur to a greater depth and area. Should human remains be discovered during construction of the proposed Project, the Project contractor would be subject to the Tribe’s “Treatment of Human Rights Policy” (ACBCI Tribal Historic Preservation Organization and Policies, 2004) which is consistent with NAGPRA regarding the discovery and disturbance of human remains. In that circumstance the Cultural Monitor has the authority to halt destructive activities in the immediate area and the THPO will work with Tribal Council on treatment and disposition of the remains. 4.5 Resource Use Mitigation Standard Condition for Traffic: • Design of off-site Street Improvement Plans shall be reviewed and approved by the City of Palm Springs Engineering Department. • The Project will make an in-lieu contribution to planned off-site roadway improvements of regional benefit equivalent to the TUMF that would be required if the Project were subject to TUMF. 4.6 Other Values Mitigation Standard Condition for Noise: • Construction activities shall be allowed between 7 a.m. and 7 p. m. on weekdays and 8 a.m. to 5 p.m. on Saturdays. No construction shall be allowed during City recognized holidays. VUE Palm Springs Environmental Assessment 66 5.0 LIST OF CONTRIBUTORS Nicole Sauviat Criste Principal Terra Nova Planning & Research, Inc. 42635 Melanie Place, Ste 101 Palm Desert, CA 92211 Bitian Chen Assistant Planner Terra Nova Planning & Research, Inc. 42635 Melanie Place, Ste 101 Palm Desert, CA 92211 Kelly Clark Associate Planner Terra Nova Planning & Research, Inc. 42635 Melanie Place, Ste 101 Palm Desert, CA 92211 6.0 CONSULTATION The following resources were consulted with the preparation of this document: Dan Malcolm, AICP, Director of Planning Agua Caliente Band of Cahuilla Indians 5401 Dinah Shore Drive Palm Springs, CA 92264 Patricia Garcia-Plotkin Director of Tribal Historic Preservation 5401 Dinah Shore Drive Palm Springs, CA 92264 7.0 BIBLIOGRAPHY Palm Springs General Plan, 2007. Trip Generation Rates - 9th Edition, Institute of Transportation Engineers. CalRecycle Solid Waste Information System (SWIS) Facility Detail, accessed October 6, 2020. Energy Star Portfolio Manager Data Trends, Water Use Tracking, October 2012 by US EPA. VUE Palm Springs Environmental Assessment 67 Environmental Impact Report/Environmental Impact Statement FINAL – Section 14 Master Development Plan Specific Plan, July 2002. Section 14 Specific Plan Update Initial Study/Environmental Assessment with Finding of No Significant Impact, December 12, 2013. Section 14 Specific Plan, July 2014. Amended 2015 Urban Water Management Plan Final, Desert Water Agency, July 2020. City of Palm Springs Sewer Master Plan, February 2009. Geotechnical Investigation, Proposed VUE Residential Development, Sladden Engineering, August 2020. Percolation/Infiltration Test for On-Site Storm Water Management, Sladden Engineering, August 2020. Preliminary Hydrology and Drainage Report, Tentative Tract Map No. 38004, Heitec Consulting, October 2020. Preliminary Water Quality Management Plan, TTM No. 38004, Heitec Consulting, October 2020. California Department of Toxic Substances Control. EnviroStor. www.envirostor.dtsc.ca.gov/ public/search.asp, accessed October 14, 2020. California State Water Resources Control Board. GeoTracker. http://geotracker.waterboards. ca.gov, accessed October 14, 2020. United States Environmental Protection Agency, Envirofacts. https://enviro.epa.gov/index.html, accessed October 14, 2020. California Department of Forestry and Fire Protection. Very High Fire Hazard Severity Zones in LRA - Palm Springs, December 21, 2009. VUE Palm Springs Environmental Assessment 68 Appendix A (Available Upon Request) Air Quality and Greenhouse Gas Emission Outputs for the VUE Palm Springs CalEEMod Version 2016.3.2