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HomeMy WebLinkAbout3/21/2001 - STAFF REPORTS (12) DATE: March 21, 2001 TO: City Council FROM: Director of Planning and Building REVISION TO PLANNED DEVELOPMENT DISTRICT 231 - CONTRACT SERVICES AGREEMENT FOR PROCESSING AN APPLICATION, INCLUDING ENVIRONMENTAL ASSESSMENT, FOR A REVISION TO PLANNED DEVELOPMENT DISTRICT 231, ALSO KNOWN AS CODA, AND ASSOCIATED TENTATIVE TRACT MAP, FOR A RESORT GOLF DEVELOPMENT, LOCATED ON THE EAST SIDE OF GENE AUTRY TRAIL SOUTH OF VISTA CHINO. RECOMMENDATION That the City Council approve the attached Minute Order approving the Contract Service Agreement with Dudek and Associates to process an application, including preparation of an environmental assessment, for a revision to Planned Development District 231, also known as CODA, and an associated tentative tract map. SUMMARY If approved, Dudek and Associates will process the application for a revision to the Planned Development and the Tentative Map. This will include preparation of all required environmental analysis. The property consists of 369 acres. The proposal includes a resort hotel with 400 guest suites, and 30,000 square feet of meeting and banquet space. Additionally, 150 vacation ownership units are proposed, 13,000 square feet of retail space, and 1099 residential units. Planning staff recommends using Dudek and Associates because this firm has extensive experience in land use planning and environmental analysis. Additionally, Dudek Principal Michael Peroni prepared the Final Environmental Impact Report for the Palm Springs Classic. All costs will be paid by the applicant Palm Spring Leisure Properties, LLC. The contract amount is $116,985. The City's administrative fee is 12 percent of the contract amount or 14,038 dollars. Director of fanning and Building City Manager i Attachments: 1. Scope of Services. 2. Minute Order. REVIEWED BY DEPT�.-O-F�FINANCE Alf Dudek and Associates SCOPE OF SERVICES I. Overview The proposed project is similar to the Palm Springs Classic Planned Development District in terms of intensity of land use but that the location and types of land uses have been altered somewhat from the original plan (PDD 231). The proposed project would include revisions to the existing entitlements, including the adopted PDD 231 and associated Tentative Tract Map. The revised development entitlements will be consistentwith the City of Palm Springs General Plan and Zoning Ordinance. Revisions to the Tentative Map will reflect the changes to the overall land development, including grading, roads, drainage, and landscaping. The City's discretionary approval of these documents will create a consistent set of City policies and regulations and establish the necessary framework for subsequent construction and occupancy permitting. The City is requesting that Dudek and Associates provide planning consulting services including preparation of an Environmental Assessment for the project. The analysis will be tiered-off of the Certified Palm Springs Classic Final Environmental Impact Report(1994) and supporting technical studies, as well as the Palm Springs General Plan Environmental Impact Report (1992). Dudek&Associates will be responsible for contracting and managing the project sub- consultant team, consisting of biologist(Jim Cornett),and an traffic/air/noise consultant(Endo Engineering), to prepare updated Biology, Traffic, Noise&Air Quality analysis for inclusion in the Environmental Assessment, based upon their previous studies. Along with these consultants, it is assumed that the applicants design team will work at Dudek & Associates direction to facilitate the project. The developers design team will provided items like infrastructure analysis,and descriptive project design information necessary to clearly describe the proposed action. It is further understood that the developers design team will work with Dudek &Associates to develop mitigation strategies as determined necessary. Dudek&Associates will serve as supporting staff to the City of Palm Springs (Lead Agency), by managing the project, coordinating with sub-consultants, and preparing the associated Mitigation Monitoring Plan, Resolutions,and Staff Reports. These documents are required for the Public Hearing process and are scheduled to be prepared to be available for the hearings. A previous version of this project on the same site was the subject of the Palm Springs Classic Environmental Impact Report(1994), and the broad impacts of development in the area are addressed in the City's General Plan Environmental Impact Report(1992). In its decision to require an Environmental Assessment for the revised Planned Development District, the City has anticipated that, due to the similar intensity of land use, the impacts of the revised project will be similar to or less than the impacts identified in the previous reports. Determinations made by the City with respect to significant impacts and feasible mitigation in the previous reports and related resolutions will be presumed to apply to similar impacts of the revised project. II. Scope of Services A. Environmental Assessment Hydrology/Flood Control Dudek & Associates will work with the applicants consultant who will prepare an updated Ild _ Dudek and Associates: Scope of Services March 21, 2001 Page 2 analysis of the project's hydrological impacts based upon the revised project description (especially the drainage plan) and site plan. Dudek & Associates will then draft an Environmental Assessment section,which analyzes the proposed project's drainage plan and identifies significant adverse impacts and mitigation measures required to address the impacts. Water Quality Dudek &Associates will utilize data based upon the prior technical analysis prepared for the original project,the City of Palm Springs General Plan Environmental Impact Report,the Palm Springs Classic Environmental Impact Report,and project description materials provided by the applicant's consultants(especially the pesticide management plan). These resources will be used to document the project areas existing surface water and groundwater quality conditions, and to determine project related impacts. Impacts identified as significant will be addressed with mitigation measures. Geology Soil Erosion Seismic Safety Dudek&Associates will utilize data based upon the prior technical analysis undertaken by the project geologist,the City of Palm Springs General Plan Environmental Impact Reportand the Palm Springs Classic Environmental Impact Report. The project geologist will prepare and letter of update to his prior report that analyzes the revised project for impacts related to geotechnical considerations on the project site. Based on this input,an impact analysis will be provided which identifies any significant adverse impacts which may occur as a result of project implementation, and mitigation measures will be developed to address identified impacts. Biology Dudek &Associates will review existing recently prepared biology studies and work with the project's biological consultant(James W. Cornett,)to provide an Environmental Assessment section which analyzes the proposed project, identifies significant adverse impacts and proposes mitigation measures required to address the impacts. Dudek&Associates will hire, supervise, coordinate and scope the work of the biological consultant, who will provide an updated analysis based upon the prior technical study, including any available recent biological reports prepared for the general area, and project description materials provided by the applicant.The biologistwill also conduct record search for any sensitive biological resources which are listed on the California Natural Diversity Data Base. Dudek and the Biological consultant will meet with California Department of Fish and Game and U.S. Fish and Wildlife Service and documentthe people in attendance and the results of the meeting(this may be the CVAG Interim Project Review Meeting). Cultural/Historical Dudek&Associates will base the cultural analysis on the previous technical report prepared for the Palm Springs Classic EIR. The proposed project will then be analyzed for impacts related to cultural considerations of the project site based on the previous site survey. Impacts and concerns will be identified, and mitigation will be provided as necessary. Traffic and Circulation Dudek & Associates will be responsible for contracting and working with the project traffic consultant(Endo Engineering) to prepare an updated analysis of the project's traffic impacts based upon the revised project description and site plan. A trip generation forecast will be made and compared to the Palm Springs Classic project's trip generation forecast so that expected increases or decreases in traffic impacts can be discussed. The internal circulation concept will be evaluated for consistency with City standards as well as approved traffic/engineering practices. An Environmental Assessment section will be prepared based upon the revised study and technical data. Potential impacts identified will be discussed and mitigation measures 1143 Dudek and Associates: Scope of Services March 21, 2001 Page 3 will be developed to mitigate potentially significant impacts. Air Quality Dudek & Associates will be responsible for contracting and working with the air quality consultant(Endo Engineering)to prepare an updated analysis of the project's air quality impacts based upon the revised project description and site plan. Dudek&Associates will review the Palm Springs Classic Environmental Impact Report and discuss project impacts proportionally in comparison to the original project's impacts. Mitigation measures will be based upon the prior study and the City of Palm Springs General Plan Environmental Impact Report. An Environmental Assessment section documenting project impacts and required mitigation for air quality will be prepared. Noise Dudek&Associates will be responsible for contracting and working with the noise consultant (Endo Engineering)to prepare an updated analysis of the project's noise impacts based upon the revised project description and site plan. The existing noise environment will be updated to account for any new noise sources, increases/decreases in average daily traffic volumes, and discuss the potential for on site noise impacts related to future aircraft overflights associated with the Palm Springs International Airport. Dudek&Associates will compare the Palm Springs Classic Plan to the revised project and provide a discussion of the relative increase/decrease in noise levels on a general basis. An Environmental Assessment section will be prepared which documents project noise impacts relative to the previously evaluated project and mitigation measures will be provided for impacts identified as significant. Visual Aesthetics Utilizing data from existing reports such as the Palm Springs Classic Environmental Impact Report,City of Palm Springs General Plan Environmental Impact Report,and project description materials provided bythe applicant's consultants(especially bulking characteristics), Dudek& Associates will analyze the proposed project for impacts related to uses proposed on the site. A qualitative impact analysis will be provided which identifies significant adverse impact and mitigation measures required to address the impacts. Jobs/Housing Utilizing data from the State Department of Finance, City of Palm Springs Economic Development Department, including existing reports such as the Palm Springs Classic Environmental Impact Report,City of Palm Springs General Plan Environmental Impact Report, and project description materials provided by the applicant's consultants(especially descriptions of proposed uses and employees required), Dudek & Associates will analyze the proposed project for impacts related to proposed uses. An impact analysis will be provided which identifies significant adverse impacts and mitigation measures required to addressthe impacts. Risk of Upset Utilizing data from existing reports such as the Palm Springs Classic Environmental Impact Report,City of Palm Springs General Plan Environmental Impact Report,and project description materials provided by the applicant's consultants(especially descriptions of proposed uses and circulation plan), Dudek&Associates will analyze the proposed project for impacts related to natural disasters, hazardous spills, gas leaks, and fire. An impact analysis will be provided which identifies significant adverse impacts and mitigation measures required to address the impacts. Public Utilities Utilizing data from existing reports such as the Palm Springs Classic Environmental Impact '14 Y Dudek and Associates: Scope of Services March 21, 2001 Page 4 Report,City of Palm Springs General Plan Environmental Impact Report, and project description materials(including public utilities analysis), provided bythe applicant's consultants, Dudek& Associates summarize estimates of the consumption of electricity,natural gas,telephone,cable and water and generation of sewage effluent. Dudek&Associates will prepare a discussion of project impacts related to each of the utilities and provide mitigation measures to reduce, avoid or eliminate impacts identified as significant. In coordination with the project description materials provided by the project engineer, Dudek&Associates will contact the Desert Water Agency and obtain their input regarding the requirements for a new water delivery system needed to serve the project. This work effort does not include an extensive analysis nor technical report associated with the issue of energy. Public Services Utilizing data from existing reports such as the Palm Springs Classic Environmental Impact Report,City of Palm Springs General Plan Environmental Impact Report,and project description materials provided bythe applicant's consultants, Dudek&Associates will estimate the project demands created on schools, libraries, parks, hospitals, fire and police services. Impacts identified as significant will be addressed with mitigation measures developed by Dudek & Associates. B. Environmental Assessment Mitigation Monitoring Program Dudek&Associates will prepare,with the cooperation of City staff and the project applicant, a Mitigation Monitoring Program which summarizes state requirements concerning the program, and identifies the mitigation measure, implementation method, and compliance record (i.e., timing)for each mitigation measure identified sequentially in the Environmental Assessment. Each mitigation measure will be fully identified. Implementation will include identification of persons responsible, permits and/or materials required, and contacts required with pertinent agencies. The compliance record will identify when,throughout the entitlement and construction processes, and during the life of the project,the identified mitigation must be implemented,the monitoring agency(s)and the mechanism for evaluation,and the date of completion. This task includes attendance at one three-hour meeting with City staff. C. PDD Mitigation Monitoring Program Dudek & Associates will, with the cooperation of the City staff, ensure that the mitigation measures in the mitigation monitoring program are implemented in the Planned Development District (PDD). The applicant will prepare PDD materials for Dudek &Associates's review. Dudek&Associates will distribute the mitigation monitoring program components to appropriate City departments and contactthose departments to ensure that mitigation measures proposed are being implemented in the Planned Development District. The file copy of the mitigation monitoring program will be updated to show that mitigation measures are being implemented asrequired. Dudek&Associates will monitor the implementation of mitigation measures in the PDD until the preliminary PDD is approved or denied by the City. D. Public Hearing Preparation Staff Report Dudek & Associates will draft Planning Commission and City Council Staff Reports for the Environmental Assessment, General Plan amendment, Planned Development District and Tentative Map forthe project. The Planning Commission Staff Report(s)will include discussion sections on project background, project description, identification of major issues, additional permits,General Plan consistency,environmental review, and summary. The City Council Staff 11 ,450 Dudek and Associates: Scope of Services March 21, 2001 Page 5 Reportwill include the Planning Commission Staff Report, along with identification of Planning Commission recommendations(i.e.,approval,disapproval), Planning Commission action and issues raised during the Planning Commission hearing. Resolution of Approval Dudek&Associates will prepare Resolutions of Approval utilizing standard City formats for the Planning Commission and City Council adopting the Environmental Assessment, the PDD, Tentative Map, and the Mitigation Monitoring Program(s)for the project. The Resolutions will include a brief description of the project, identification of facts consistentwith resolution format, a listing of City Council findings, and the resolution. Printing Dudek & Associates will provide the following products (deliverables): • 50 copies of the Environmental Assessment. 0 10 copies of the Staff Reports with Resolutions. • 10 copies of the Mitigation Monitoring Program for the Environmental Assessment. 0 10 copies of the Mitigation Monitoring Program for the PDD. Draft documents shall be made available to City staff for review and comment prior to preparation of the deliverables. Meetings Dudek & Associates will attend and take part in four (4) public hearings and four (4) study sessions for the project (4 hours each). Each sub-consultant will attend a maximum of two meetings. E. Project Management It is assumed that Dudek & Associates will spend 10 hours a week attending to general management, consisting of fielding public and agency correspondence, coordinating subconsultant efforts, organizing,scoping up totwo designteam meetings, up to two Planning Commission meetings, and up to two City Council Meetings. It is assumed that up to 40 hours will be required to review application material for completeness. Dudek&Associates will also serve as supporting staff to the City of Palm Springs(Lead Agency), by drafting public hearing materials including; public notices, staff reports, mitigation monitoring programs, and resolutions. //*4 MINUTE ORDER NO. 6824 APPROVING CONTRACT SERVICES AGREEMENT WITH DUDEK AND ASSOCIATES FOR PROCESSING AN APPLICATION, INCLUDING ENVIRON- MENTAL ASSESSMENT, FOR A REVISION TO PLANNED DEVELOPMENT 231, ALSO KNOWN AS CODA, AND ASSOCIATED TENTATIVE TRACT MAP, FOR A RESORT GOLF DEVELOPMENT, LOCATED ON THE EASE SIDE OF GENE AUTRY TRAIL SOUTH OF VISTA CHINO. ------------------ I HEREBY CERTIFY that this Minute Order, approving contract services agreement with Dudek and Associates for processing an application, including environmental assessment, for a revision to Planned Development 231, also known as CODA, and associated tentative tract map, for a resort golf development, located on the east side of Gene Autry Trail south of Vista Chino, was adopted by the City Council of the City of Palm Springs, California, in a meeting thereof held on the 21 st day of March, 2001. PATRICIA A. SANDERS City Clerk