HomeMy WebLinkAbout1789 ORDINANCE NO. 1789
AN ORDINANCE OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING THE CHANGE OF ZONE,
ADOPTING THE COLLEGE OF THE DESERT WEST
VALLEY CAMPUS SPECIFIC PLAN ESTABLISHING NEW
DEVELOPMENT STANDARDS AND GUIDELINES FOR
THE PROPOSED TEN (10) INDIVIDUAL PLANNING
AREAS LOCATED WEST OF INDIAN CANYON DRIVE,
EAST OF HIGHWAY 111, NORTH OF SAN RAFAEL DRIVE
AND SOUTH OF THE CHINO CREEK/WHITEWATER
RIVER FLOOD CONTROL LEVEE.
City Attorney Summary
This Ordinance adopts the College Park Specific Plan and related
amendments to the City of Palm Springs General Plan and Zoning
Ordinance.
WHEREAS, the City of Palm Springs initiated preparation of the College Park
Specific Plan on February 4, 2009; and
WHEREAS, at its regularly scheduled meeting of March 9, 2011, the Planning
Commission considered the College Park Specific Plan and after hearing all public
testimony and considering all written materials presented, recommended to the City
Council approval of the Specific Plan; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms
of the California Environmental Quality Act ("CEQA"), and an Environmental Impact
Report was prepared and circulated for public comment from December 15, 2010 to
January 28, 2011; and
WHEREAS, the Environmental Impact Report found that the proposed project
will have significant impacts on the environment relating to air quality; and
WHEREAS, at its regularly scheduled meeting of April 20, 2011, the City Council
conducted a duly-noticed public hearing, during which hearing, the Council considered
the College park Specific Plan, Final Environmental Impact Report, Statement of
Overriding Considerations and Mitigation Monitoring program, as well as all public
testimony, and all written materials presented; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the meeting on the project, including but not
limited to the staff report, and all written and oral testimony presented; and
Urdinance No. 1189
Page 2
WHEREAS, the City Council finds that changes or alterations have been made in
the proposed project which delete certain actions, including amendments to the General
Plan Circulation Element; and
WHEREAS, the City has determined that Findings and a Statement of Overriding
Considerations is required pursuant to CEQA Guidelines 15093; and
WHEREAS, the City Council independently reviewed and considered the
information contained in the Final EIR, consisting of the Draft EIR, comments on the
Draft EIR and Response to Comments, prior to its review of this Project and the Final
EIR reflects the City Councils independent judgment and analysis.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1: The City Council certifies that the Final EIR has been completed in
compliance with CEQA and is a complete and adequate description of the
environmental consequences of the proposed project.
SECTION 2: The City Council adopts the Findings of Fact attached to this Resolution as
Exhibit A.
SECTION 3: The City Council adopts the Statement of Overriding Considerations
attached to this Ordinance as Exhibit B, including the specific finding that the benefits of
implementation of the College Park Specific Plan outweigh the significant and unavoidable
air quality impacts associated with the development of the project.
SECTION 4: The City Council finds that the mitigation measures included in the Final EIR
are appropriate and shall be implemented, and adopts the Mitigation Monitoring and
Reporting Program included in the Final EIR, and attached to this Ordinance as Exhibit C.
SECTION 5: Pursuant to the provisions of Chapter 3 (commencing at Section 65450) of
Title 7 of the Government Code of the State of California and pursuant to the 2007 Palm
Springs General Plan, adopted by City Council Resolution No. 22077, the College Park
Specific Plan, on file in the Office of the City Clerk, is approved and adopted, subject to
the incorporation of the following revisions of the City Council in the specific plan as
summarized and itemized at the time the Ordinance was introduced:
a. Modifying the Specific Plan for the abandonment of the extension of Sunrise
Parkway, providing for the trails and the right-of-way, and the abandonment of
the setback requirement,
b. Revising references to the College of the Desert West Valley Campus from
"Master Plan" to "Preliminary Development Plan" throughout the Specific Plan
and EIR,
Ordinance No. 1789
Page 3
C. Revising the Specific Plan Section X.G. to incorporate the entire definition of
"Educational Uses" set forth in the approved Property Transfer and Development
Agreement into this section of the Specific Plan,
d. Other minor revisions to the Specific Plan as requested by the College of the
Desert and recommended by the Planning Commission and City staff.
PASSED, APPROVED AND ADOPTED BY THE PALM SPRINGS CITY COUNCIL
THIS 4th DAY OF MAY, 2011.
Stephen P. Pougnet, Wayor
AIIEST:
s'-
mes Thompson, City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do
hereby certify that Ordinance No. 1789 is a full, true, and correct copy, and was
introduced at a regular meeting of the Palm Springs City Council on the 20th day of
April, 2011, and adopted at a regular meeting of the City Council held on the 4th day of
May, 2011 by the following vote:
AYES: Councilmember Foat, Councilmember Hutcheson, Councilmember Mills,
Mayor Pro Tern Weigel, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
• go yt,��. Gar—
amen Thompson, City Clerk
City of Palm Springs, California
Ordinance No. 1789
Page 4
EXHIBIT "A"
CEQA FINDINGS AND STATEMENT OF FACTS
FOR THE
COLLEGE PARK SPECIFIC PLAN
A. INTRODUCTION
CEQA Requirements
The College Park Specific Plan constitutes a "project" under the California
Environmental Quality Act of 1970 (CEQA), as amended, and the State Guidelines for
the implementation of CEQA, as amended. Therefore, the City has prepared an
Environmental Impact Report (EIR) that identifies certain unavoidable significant effects
which may occur as a result of the project, or which may occur on a cumulative basis in
conjunction with the project and other past, present, and reasonably foreseeable future
projects.
CEQA and the State Guidelines require that no public agency approve or carry out a
project for which an EIR has been certified and which identifies one or more significant
environmental effects of the project unless the public agency makes one or more written
findings for each of the significant effects, accompanied by an explanation of the
rationale supporting each finding. The possible findings include the following:
1. Changes or alterations have been required in, or incorporated into, the
project, which avoid or substantially lessen the significant environmental
effects as identified in the EIR.
2. Such changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such
changes have been adopted by such other agency or can and should be
adopted by such other agency.
3. Specific economic, legal, social, technological, or other considerations,
including provision of employment opportunity for highly trained workers,
make infeasible the mitigation measures or project alternatives identified
in the EIR.
Ordinance No. 1789
Page 5
The City has determined that the EIR is complete and has been prepared in accordance
with CEQA and the CEQA Guidelines. Therefore, the City of Palm Springs proposes to
approve the College Park Specific Plan, and the findings set forth herein.
Project Description, Location, and Objectives
Project Location
The EIR analyzed a proposed project, which consists of contiguous lands generally
occurring at the northernmost portion of the urbanized limits of the City of Palm Springs.
The project area is generally bounded on the west by Highway 111, on the south by W.
San Rafael Road, on the east by Indian Canyon Drive, and on the north by Chino
Creek/Whitewater River Flood Control Levee. The planning area can also be described
as all of the southeast '/4, a portion of the southwest '/4, all of the south '/2 of the
northeast '/, and a portion of the south '/2 of the northwest '/4 of Section 34, Township 3
South, Range 4 East; a portion of the northeast '/4 of the northwest '/4, a portion of the
northwest '/4 of the northeast '/4, and a portion of the northeast '/4 of the northeast '/4 of
Section 3, Township 4 South, Range 4 East, SBB&M.
Project Description
The College Park Specific Plan has been prepared to plan for future development and
redevelopment of approximately 510 acres in the northern portion of urban Palm
Springs. The planning area is largely developed, but includes approximately 184 acres
of vacant land, of which 119 acres is proposed for the development of the College of the
Desert West Valley Campus (COD WVC) and associated renewable energy plant.
Other vacant lands include approved but unbuilt projects for new residential,
commercial, and industrial uses, and unentitled lands. The College Park Specific Plan is
a comprehensive master planning effort intended to establish long-term development
goals, new standards and guidelines for the planning area, facilitate development of the
COD WVC and associated renewable energy generation plant, and provide new
employment opportunities in the planning area.
The Specific Plan also proposes the development of additional multi-family housing,
new development and redevelopment of an existing industrial park that focuses on
sustainable technologies, and planned commercial development along Indian Canyon
Drive. The Specific Plan also provides opportunities for second unit development, or
accessory dwelling units, on existing single-family residential lots. The Specific Plan is
divided into ten Planning Areas:
Planning Area 1 (PA1) includes vacant lands and the existing DWA well sites in
the northernmost portion of the planning area, located north of Tramview Road,
west of Indian Canyon Drive, south of the Whitewater/Chino Creek flood control
levee, and east of the Mountain Gate Neighborhood. Planning Area 1 includes
1.2 acres devoted to the DWA facilities, and 118.2 acres proposed for the
development of COD WVC and associated renewable energy generation plant.
urainance No. 1t8Y
Page 6
• Planning Area 2 (PA2) is located immediately south of Planning Area 1, and
includes 17.6 acres devoted to the existing James O. Jessie Community Center
and Desert Highland Park.
• Planning Area 3 (PA3) is on the eastern portion of the Specific Plan, and is
located west of Indian Canyon Drive, north of Rosa Parks Boulevard, east of El
Dorado Boulevard and south of Tramview Road. Planning Area 3 includes
existing commercial uses, and is approved for approximately 3.0 acres for the
new Palm Springs Gardens commercial project, and proposes an additional 3.9
acres for the proposed Plaza del Mundo commercial center.
• Planning Area 4 (PA4) includes the central portion of the College Park Specific
Plan, and is located west of El Dorado Boulevard, south of Tramview Road, east
of the Mountain Gate Neighborhood, and north of Rosa Parks Road. This
planning area includes the existing Desert Highland Neighborhood, which is
made up primarily of single-family and multi-family family residential.
• Planning Area 5 (PA5) is located in the southeastern portion of the College Park
Specific Plan, south of Rosa Parks Road, west of Indian Canyon Drive, north of
San Rafael Drive, and east of McCarthy Road. This planning area is
predominantly industrial in nature, and includes 57.9 acres of existing industrial,
7.0 acres of existing Business Park, 6.5 acres approved for the Desert Oasis
Industrial Lofts, and 3.8 acres proposed for the new Agave East & West
Business Park. Approved residential development in Planning Area 5 includes
59 multi-family units for the Rosa Gardens affordable housing project at the
northwest corner of McCarthy Road and Radio Road.
• Planning Area 6 (PA6) is the southernmost portion of the planning area, located
south of W. San Rafael Drive, west of Indian Canyon Drive, north of Santa
Catalina Road, and east of Virginia Road. Planning Area 6 is currently vacant,
but approximately 58 multi-family residential units are proposed for the 7.3-acre
San Rafael Gardens residential project.
• Planning Area 7 (PA7) is located in the southwest portion of the planning area,
located east of Highway 111, north of W. San Rafael Drive, west of McCarthy
Road, and south of the Gateway Estates neighborhood. This planning area
includes the existing Palm Springs Villa II Condos, and proposes approximately
77 new multi-family units on 5.1 acres for the McCarthy Place residential
development.
• Planning Area 8 (PA8) is located in the western portion of the planning area,
north of Planning Area 7, west of Planning Area 5, and south and east of
Planning Area 9. Planning Area 8 includes existing single-family residential units,
and is currently built out.
urainance No. 1R59
Page 7
• Planning Area 9 (PA9) is located in the far western portion of the College Park
Specific Plan planning area, and is bound by Highway 111 on the west, Planning
Area 1 and 10 on the north, and Planning Area 7 and 8 on the south. This
planning area includes the established Mountain Gate Neighborhood, and is built
out with single-family units.
• Planning Area 10 (PA10) is located in the northwest portion of the planning area,
located south of the Whitewater/Chino Creek flood control levee, east of Highway
111, north of Mountain Gate Neighborhood, and west of Planning Area 1. This
area is proposed for the future extension of Sunrise Parkway.
Project Objectives
The primary goal of the College Park Specific Plan is to provide a comprehensive and
cohesive planning tool that facilitates development of the College of the Desert West
Valley Campus and which leverages and optimizes campus development for expanded
educational and cultural opportunities, and neighborhood revitalization in the College
Park area of the City.
The College Park Specific Plan objectives include the following:
1. Establish a planning context and provide development standards and guidelines
for the future development of the College Park planning area, including the COD
West Valley Campus, consistent with the City General Plan's goal of providing
lifelong learning opportunities for the City's residents.
2. Provide for land use, infrastructure and economic synergies between the COD
West Valley Campus and surrounding lands that enhance and improve the
material, social, cultural and economic well being of the planning area and the
City.
3. Provide a vision for the College Park planning area that considers and integrates
all aspects of sustainable communities in land use, transportation, energy and
water use, and environmental quality, and that furthers the City's Path to
Sustainability.
4. Provide enhanced development opportunities and guidance for new residential,
commercial, industrial, business park and institutional development that supports
existing, approved, and future land uses.
5. Provide a community-planning document that expands economic resources,
creates new jobs in sustainable technologies, and improves the social and
economic environment of the planning area.
6. Provide development standards and guidelines that will enhance community and
neighborhood cohesiveness within the Specific Plan area.
Ordinance No. 1789
Page 8
7. Encourage the development of land uses that address community needs, and
that are accessible to, and enhance and protect the public health and safety of,
local residents, businesses and users of the College.
8. Provide guidance for the development of coordinated and adequately
sized infrastructure to serve the development potential of the Specific Plan area.
B. EFFECTS DETERMINED TO HAVE NO IMPACT
The CEQA Guidelines Environmental Checklist Form was used to prepare an Initial
Study, which was used by the City of Palm Springs to determine that all required
environmental issues would be addressed in the EIR. The City determined that the
proposed project would have no impact on agricultural resources or mineral resources.
In addition, the Initial Study determined that there would be no impact associated with
the proposed project for the following specific categorical thresholds of concern:
Biological Resources
c) Have a substantial adverse effect on federally protected wetlands as defined by
Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological interruption, or
other means.
Geology and Soils
e) Have soils incapable of adequately supporting the use of septic tanks or
alternative waste disposal systems where sewers are not available for the
disposal of wastewater.
Hazards and Hazardous Materials
d) Be located on a site, which is included on a list of hazardous materials sites
compiled pursuant to Government Code Section 65962.5 and, as a result, would
create a significant hazard to the public or environment.
f) For a project within the vicinity of a private airstrip, would the project result in a
safety hazard for people residing or working in the project area?
Hydrology and Water Quality
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures which would impede or
redirect flood flows?
i) Inundation by seiche, tsunami, or mudflow?
Land Use and Planning
a) Physically divide an established community?
Noise
f) For a project within the vicinity of a private airstrip, would the project expose
people residing or working in the project area to excessive noise levels?
Population and Housing
b) Displace substantial numbers of existing housing, necessitating the construction
of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the construction of
replacement housing elsewhere?
Transportation/Traffic
c) Result in a change in air traffic patterns, including either an increase in traffic
levels or a change in location that results in substantial safety risks?
Ordinance No. 1789
Page 10
4. EFFECTS DETERMINED TO BE LESS THAN SIGNIFICANT
This section addresses issues areas found in the EIR that would result in less than
significant impacts.
Aesthetic Resources Impacts
The proposed Specific Plan would be implemented within the 510± acre planning area,
of which approximately 60 percent has already developed. Most of the planning area is
developed and new structures and landscaping will generally "infill" pockets of vacant
lands within existing development.
The existing visual character of the area has already been impacted by dilapidated and
poorly maintained industrial and commercial buildings, haphazard and illegal parking,
and unscreened vehicle and materials storage areas.
The planning area contains no historic buildingsa or rock outcroppings, and there are
few large trees in the area with the exception of palms in existing landscaping and
tamarisk trees on the WVC site. There are no scenic highways in the area, however
Highway 111 is currently designated as an "Eligible Scenic Highway — Not Officially
Designated". The planning area is east of Highway 111, and impacts on scenic
resources along Hwy 111, therefore, are expected to be less than significant.
Air Quality Impacts
The South Coast Air Quality Management District (SCAQMD) is responsible for
establishing air quality measurement criteria and relevant management policies for the
SSAB and neighboring air basins including the South Coast Air Basin (SCAB). The
2007 Air Quality Management Plan sets forth policies and other measures designed to
help the District achieve federal and state ambient air quality standards. The SCAQMD
also monitors daily pollutant levels and meteorological conditions throughout the
District. The Coachella Valley Association of Governments (CVAG) and its member
cities, which include Palm Springs, have taken an active role in the control and
reduction of suspended particulate matter (PM10) through the implementation of the
State Implementation Plan (SIP) for PMio in the Coachella Valley.
The College Park Specific Plan will be required to abide by the Palm Springs General
Plan. Palm Springs, as a member of CVAG, is required to implement the strategies and
goals of the 2007 AQMP and SIP for PM1o. Palm Springs, CVAG, and its member cities
have worked to implement policies and programs that aid in regulating and reducing
particulate matter. Impacts associated with obstructing the implementation of AQMP,
therefore, will be less than significant.
"Historical Archaeological Resources Surrey Report: College of the Desert Western Coachella Valle}-
Campus Project and College Park Specific Plan,"prepared by CRNI Tech.May's,2009.
Ordinance No. 1789
Page 11
The implementation of the land use plan within the Specific Plan area will result in a mix
of land use predominated by the College of the Desert. As identified in the EIR, traffic
levels of service will not be significantly impacted, with the implementation of mitigation
measures. There will therefore not be significant increases in idling in and around the
Specific Plan area, which is the primary source of pollutant concentration. As a result,
impacts associated with pollutant concentrations will be less than significant.
The build out of the College Park Specific Plan will result in a broad range of land uses,
including redeveloped industrial land uses. However, the City's development standards,
and requirements for enclosed buildings for industrial uses, will limit the potential for
odors generated by these uses. Impacts associated with objectionable odors are
therefore expected to be less than significant.
Construction activities will result in the generation of greenhouse gas emissions.
Greenhouse gas emissions from construction activities will end once construction is
complete. With adherence to SCAQMD, local and regional development principals and
best control measures, emission of greenhouse gases are expected to be minimized.
Therefore, impacts from the emission of greenhouse gas as a result of construction
activities are expected to be less than significant.
Biological Resources Impacts
The City does not have its own biological resource protection ordinance, including a tree
preservation ordinance; the City does participate in regional resource conservation
efforts. The project site is within the planning area for the CVMSHCP, under which the
City is a "Permittee." Although outside any designated conservation areas, development
facilitated by the Specific Plan will be subject to conditions set forth in the CVMSHCP,
especially planning area lands adjacent to the Whitewater Floodplain Conservation
Area. Impacts related to conflicts with local policies or ordinances protecting biological
resources, therefore, are less than significant.
Cultural Resources Impacts
The project cultural resources study was prepared by CRM Tech to determine the
presence of cultural resources on lands owned by the BLM and proposed for sale to the
City of Palm Springs for the proposed COD West Valley Campus. The Area of Potential
Effect (APE) consisted of the proposed campus site, although literature searches
associated with the study covered the APE vicinity, including the balance of the CPSP
planning area. The cultural resources survey conducted on the proposed COD West
Valley campus site found a single prehistoric pottery shard, which was recorded as an
isolate. Such isolates lack contextual integrity and do not qualify as archaeological sites.
They do not constitute potential "historic properties." The balance of the project area
outside the proposed COD site has been extensively disturbed, and has limited
potential for archaeological resources. Therefore, implementation of the proposed
Specific Plan is not expected to result in impacts to any historic properties.
Geology and Soils Impacts
rage 1c
Much of the CPSP planning area is developed and the geological conditions and
potential geotechnical risks on-site are well understood. Geotechnical investigations
conducted for existing development, as well as mapping prepared for the General Plan
and the Riverside County Soils Survey, provide extensive information regarding
conditions on the site and vicinity. Based on data provided by the aforementioned
resources, future development on the College Park area is feasible from a geotechnical
standpoint, with the implementation of mitigation measures set forth below. As set forth
in the City General Plan, future development, including the College of the Desert West
Valley Campus, will be subject to completion of site-specific geotechnical surveys prior
to approval of grading plans and issuance of building permits.
Liquefaction is seismically induced ground failure that occurs when loose, saturated,
granular soils behave like a fluid when subjected to high-intensity ground shaking.
Manifestation of liquefaction generally occurs when groundwater levels are within 50
feet of the ground surface and the soils within the saturated zone are susceptible to
liquefaction. Depth to ground water in the planning area is expected to be greater than
100 feet; therefore, the potential for liquefaction is considered negligible. The site lies
within a low liquefaction probability zone based on mapping in the Palm Springs
General Plan. Due to depth to groundwater, the planning area is considered to have a
low risk of liquefaction. Therefore, potential impacts are expected to be less than
significant.
The planning area is located on the valley floor and exhibits little topographical relief.
There is little to no risk of landslide on the project site.
Portions of the valley, including canyon areas in the City of Palm Springs, are underlain
by water-borne and wind-borne sediments that are largely composed of granular soils
(silty sand, sand, gravel, cobble and boulders). Such units are typically in the very low to
low range for expansion potential. Based on characteristics described in their USGS
soils classifications, planning area soils have low shrink-swell (expansion) potential. As
noted previously, the soils on the project site are expected to have a very low expansion
potential, and little vulnerability to shrinking and swelling. Impacts associated with
expansive soils are expected to be less than significant.
Hazards and Hazardous Materials Impact
The eastern 40± percent of the CPSP planning area is located within the Airport Land
Use Compatibility Plan (APLUCP) of the of the Palm Springs International Airport, with
portions being in the Zones D and E. CPSP lands located with Zone D of the APLCP
include the eastern portion of the COD West Valley Campus and Desert Highland
residential neighborhood, and a portion of commercial and industrial lands just west of
Indian Canyon Drive. Zone D finds low-density residential and non-residential densities
of up to 100 persons per acre, and light industrial uses to be compatible. The balance of
these lands are designated Zone E and are considered generally compatible uses.
Ordinance No. 1789
Page 13
Therefore impacts related to the Palm Springs International Airport will be less than
significant.
Development facilitated by the Specific Plan is not expected to result in transportation or
other barriers that might interfere with any adopted emergency response plan or
emergency evacuation plan. The backbone transportation system will be built out and
will result in additional roadway improvements and remediation of certain areas where
the roadway network is currently constrained. It is expected that all future development
will be required to ensure adequate primary and secondary (emergency) access and
shall be subject to review by the City Fire Marshal to ensure consistency with evolving
emergency response and evacuation needs.
The project site is not located within a wildland area, and surrounding lands to the south
and southeast are primarily developed with urban and semi-urban uses, or have been
approved for such uses. Vacant lands in the planning area are primarily comprised of
sandy soils with sparse desert vegetation.
Future development in the planning area will be required to provide adequate fire
protection measures including sprinkler systems within buildings, and will be required to
establish an emergency response and evacuation plan. The College will carry out
comparable activities on the campus site. Future development in the planning area is
not expected expose people or structures to a significant risk of loss, injury, or death
involving wild land fires. Therefore, impacts will be less than significant.
Hydrology and Water Resources Impacts
Hydrology
On-site drainage and surface runoff have the potential to convey a variety of pollutants
that could conceivably enter the groundwater basin and compromise water quality
standards or exceed wastewater discharge requirements. All projects implementing the
Specific Plan will be required to implement Best Management Practices (BMPs) and to
conform to the existing NPDES water quality program and the State Water Resources
Control Board (SWRCB) General Construction Activity Storm Water Permit process.
Therefore, cumulative water quality impacts would also be less than significant.
Build out of the College Park Specific Plan will result in the construction of new multi-
family and single-family dwelling units, new commercial and industrial development, and
institutional/community college campus. All these developments will result in impervious
surfaces, which will increase stormwater runoff. However, due to the already extensive
urban development that has taken place in and surrounding the CPSP planning area,
build out of the CPSP area will not significantly change area drainage patterns.
The build out of the Specific Plan area will not substantially alter the existing drainage
pattern of the area or result in new conditions that would result in on-site or off-site
flooding. The City-required means of drainage management assure that there will be no
Urdinance No. 1789
Page 14
substantial increase in the rate of surface runoff that result in on-site or off-site flooding.
Therefore impacts to drainage will be less than significant.
The planning area is not served by storm drains, although a subsurface storm drain
system capable of conveying the 10-year storm is shown on the City Master Drainage
Plan. Currently, runoff from developed lands exceeding certain volumes is typically
directed into the adjacent streets, where it flows to the nearest drainage improvements.
The nearest surface discharges for local drainage is the Whitewater River in the vicinity
of Gene Autry Trail.
As buildout continues, only limited additional cumulative runoff, primarily from public
streets, would be generated in the area. The City requires that the net increase in run-
off from all new development be stored on-site either in retention basins or subsurface
capture systems. Therefore, cumulative impacts to the existing or planned drainage
conditions would be less than significant.
The northern portion of the CPSP planning area is protected from 100-year storm flows
by the Chino Creek/Whitewater River flood control levee. Documentation for this levee
has been submitted to the US Anny Corps of Engineers as a part of a nation-wide levee
certification process implemented following Hurricane Katrina. This levee is expected to
remain effective protection against the 100-year flood threat in this area of the City.
Water Resources
Development of projects within the College Park Specific Plan planning area will comply
with all existing and forthcoming water quality standards and regulations. A Storm Water
Pollution Prevention Plan (SWPPP) will be prepared and implemented for individual
projects implementing the Specific Plan; and a Notice of Intent will be filed with State
Water Resources Control Board (SWRCB). This action will assure that planning area
projects are covered by the General Permit and are in compliance with the National
Pollution Discharge Elimination System (NPDES) permit. Therefore, the Specific Plan
will not impact water quality in the vicinity or region, including groundwater resources.
Any potential impacts to water quality as a result of build out of the Specific Plan are
expected to be less than significant.
Land Use and Planninq Impacts
Impacts to the subject and adjacent land uses associated with adoption and
implementation of the proposed Specific Plan are not anticipated to be
significant. The proposed land use plan incorporates a mix of land uses
thoughtfully developed to be compatible with one another and with the
surrounding environment.
Spatial organization of the lands within the Specific Plan area involved logical transition
of adjoining residential densities from areas of lower to higher densities. The proposed
land use plan recognizes the need to insulate sensitive land uses (residences, schools,
etc.) from areas of transportation noise by establishing a buffer of less sensitive uses,
Ordinance No. 1789
Page 15
such as the business park buffer between the Desert Highland neighborhood and
industrial uses.
As discussed in the Biological Resources discussion in section III-D of the EIR, the
College Park Specific Plan is located within the boundaries of the Coachella Valley
Multiple Species Habitat Conservation Plan (MSHCP), which also includes a Natural
Community Conservation Plan (NCCP). The MSHCP provides incidental take coverage
for development on the valley floor, including the proposed project.
The College Park Specific Plan lies outside the boundaries of but is adjacent to the
Whitewater Flood Plain Conservation Area established by the MSHCP. The proposed
CPSP project does not conflict with the Coachella Valley MSHCP, associated NCCP or
other applicable habitat conservation plan. Therefore impacts on the MSHCP will be
less than significant.
Mineral Resources Impacts
Preliminary geotechnical analysis indicates that the northern/undeveloped portion of the
College Park planning area contains useable aggregate and other sand and gravel
materials and that on-site mining and processing of these materials, including cobble
and boulders is feasible. Although sand and gravel aggregate is present onsite, the
existing adjacent land uses (residential and community park) would be greatly impacted
by any mining operation. Significant sand and gravel resources have also been
identified elsewhere in the region, as noted within the EIR, and extensive resources are
currently permitted for mining elsewhere. The Mineral Report concludes that mining
operation are not practical at this location and that the development of these lands
would not result in the loss of significant mineral resources.
Noise Impacts
The CPSP planning area is located approximately 5.5 miles north of the nearest airport,
the Palm Springs International Airport. The General Plan shows that the 60 dBA airport
noise contour extends to a point southeast of San Rafael Road and does not impact the
planning area. Most of the eastern portion of the site is within the "primary traffic
patterns" zone as shown in the City General Plan. While portions of the planning area
may potentially be exposed to noise from aircraft overflights, these impacts are not
expected to be substantial given the area's distance from the airport and modeled future
noise contours shown in the General Plan.
Population and Housing Impacts
Development facilitated by the College Park Specific Plan has potential to induce limited
population growth in the area through in-fill residential, industrial, commercial and
business park development as well as through development of COD WVC. According to
Table III-3 (Built and Approved But Unbuilt Components) in the College Park Specific
Plan EIR, the Plan includes 324,604 square feet of approved, but unbuilt, commercial
Ordinance No. 1789
Page 16
and industrial units, 650,000 square feet of proposed COD WVC, and 89,098 square
feet proposed for Commercial and Business Park uses. These uses will create new
jobs, which may encourage new growth into the area. As far as new residential uses,
the CPSP Plan includes 137 approved, but unbuilt, single-family units, and 59
approved, but unbuilt multi-family units. The Specific Plan also proposes 235 additional
multi-family units on top of what has already been approved. Approximately 100 of
these units include studio units built in conjunction with single-family homes in the
Desert Highland and Gateway Estates neighborhoods, as second-story garage studio or
attached units.
The Palm Springs 2007 General Plan estimates that the Land Use plan has a capacity
for 51,406 housing units within the City limits and its Sphere-of-Influence, and that these
housing units will result in a population of 94,950 at General Plan build out. The College
Park Specific Plan will provide 196 already approved residential units, and 235
additional units, for a total of 431 units. In total, the proposed project will generate only
1.0% of the potential units anticipated in the Palm Springs General Plan. Therefore,
impacts related to substantial population growth are expected to be less than significant,
and can be accommodated by available lands in the planning area and immediate
vicinity approved for residential development.
The Specific Plan does not propose the removal of existing housing, although
redevelopment of the area may result in the consolidation of lots, and eventual
development of new housing. Should this occur, however, it will be as a result of market
influences, and will not displace homes or residents unless they have sold their property
to private parties. Impacts associated with the displacement of people or housing are
expected to be less than significant.
Transportation and Traffic Impacts
Primary access to the planning area is taken from Indian Canyon Drive to the east and
San Rafael Drive. The Specific Plan provides development standards and design
guidelines to ensure adequate emergency access, and will be subject to review by the
City fire and police departments. Impacts are expected to be less than significant
The College Park planning area is well served by public transportation provided by
SunLine with SunBus Lines 14, 24, and 111 extending through the study area. Transit
service is provided between 5:24 AM and 11:26 PM. SunLine Transit has bicycle racks
on every bus in its fleet. These bike racks can carry up to three bicycles per bus.
There are existing and planned bikeways within and surrounding the CPSP planning
area, as discussed in detail in Section III: Master Circulation Plan. A transit station is
located north of the CPSP site off of Indian Canyon Drive, at the end of Train Station
Road. Amtrak train and Greyhound buses serve this station. Build out of the proposed
project is not expected to have any significant impact on the existing public
transportation structure, as the service presently provided by the SunLine Transit
VIUIIICHIGG IVU. 1!0V
Page 17
Agency has available capacity.
Utility/Service Systems
Water
The proposed project will not substantially deplete groundwater supplies or interfere
with groundwater recharge. Project-specific water saving design strategies assure that
new water demand in the planning area is minimized, thereby limiting the need for
groundwater supplies. In addition, the Specific Plan has the potential to help realize
water use reductions from existing development through City and COD sustainability
programs, which would further reduce the planning area's overall water demand and
limit groundwater extraction.
Solid Waste
The City of Palm Springs contracts with Palm Springs Disposal Services (PSDS) to
provide for the City's recycling. Currently, the program includes both commercial and
residential (single-family and multifamily) recycling through a separate bin collection.
PSDS is responsible for complying with all federal, state and local statutes regulating
solid waste. Impacts related to federal, state, and local statutes related to solid waste,
therefore, will be less than significant.
raye 10
B. EFFECTS MITIGATABLE TO A LEVEL OF INSIGNIFICANCE
Aesthetic Impacts
Future development in the planning area, especially the COD campus, has the potential
to significantly affect viewsheds as seen from public rights-of-way. With the
implementation of mitigation measures set forth in this EIR, as well as the application of
Specific Plan guidelines for building setbacks, building design and exterior finishes,
landscape, walls and fences, and exterior lighting, these impacts are expected to be
reduced to less than significant levels. The project preserves substantial viewsheds
and, given the relatively flat topographic relief of the site and vicinity, along with the
aforementioned measures and Specific Plan guidelines, impacts are less than
significant with the mitigation measures listed below.
The proposed Specific Plan will create new sources of light and glare from interior and
exterior lighting sources, windows and other reflective building materials, project-related
vehicular traffic and parking lots, and street lighting. Future commercial, industrial,
business park development, as well as that on the COD West Valley Campus, have the
potential to generate high lighting levels from parking lots and safety and security
lighting. Enjoyment of the night sky is especially important to desert dwellers and can be
adversely impacted by excessive lighting. Further, such lighting can intrude onto
adjoining properties, and the project's contribution to lighting in the vicinity may be
evident on the valley floor during evening and nighttime hours.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate these impacts to less than significant
levels. The EIR includes mitigation measures designed to reduce the potential
impacts to scenic vistas and light and glare to less than significant levels, as
follows:
a. Individual project site plans, grading and drainage plans, architecture and
landscape architecture designs shall conform to the design guidelines set
forth in the College Park Specific Plan, as reviewed and approved by the
City of Palm Springs.
b. Landscaping plans and materials applied to the perimeter of individual
projects, including the boundary between the College of the Desert
campus and adjacent lands, shall serve to create a harmonious transition
between the natural and built environment. Consistent with local
conditions, native and appropriate non-invasive non-native plants shall be
utilized to the greatest extent practicable. Visual order to landscape
designs and materials should be used to establish or enhance visual order
Ordinance No. 1789
Page 19
to streetscapes, parking areas, building perimeters and common open
space areas.
c. As prescribed in the Specific Plan, walls and fences shall be constructed
as so as to maintain open vistas to the greatest extent practicable, and to
define and delineate surrounding areas. Where walls and fences are
planned they shall incorporate landscaping to frame views, obscure or
soften hard edges and enhance security. Internal security fencing shall
use quality materials, and perimeter walls and fences shall not exceed six
feet in height except as otherwise approved by the City.
d. All outdoor lighting shall be in compliance with the dark sky requirements
of Section 93.21.00 of the Palm Springs Municipal Code and the Specific
Plan Design Guidelines. Other lighting recommendations include the
following:
i. Outdoor lighting shall be limited to the minimum height, number and
intensity of fixtures needed to provide security and identification,
taking every reasonable effort to preserve the community's night
skies.
ii. Lighting fixtures shall be of appropriate scale, style and character of
the architecture. No lighting which incorporates flashing, pulsing or
is otherwise animated shall be permitted.
iii. The intensity of light at the boundary of any development shall not
exceed seventy-five (75) foot lamberts from a source of reflected
light.
iv. All lighting shall be directed onto the site and away from adjacent
properties.
e. Elevated lighting, including but not limited to parking lot lighting, shall be
full-cutoff fixtures. Drop or sag lens fixtures shall not be permitted.
f. All development plans, including grading and site plans, detailed building
elevations and landscape plans shall be submitted to the City for review
and approval prior to the issuance of building permits.
g. The development shall provide adequately and appropriately screened
outdoor storage/loading areas, truck storage, trash storage and other
service areas.
h. To the extent practicable, new development shall provide protected and
enhanced outdoor seating areas, appropriate levels of lighting, limited
Ordinance No. 1789
Page 20
signage, and the thoughtful use of landscaping that preserves and
enhances visual resources.
i. All project signage shall be in compliance with the Design Guidelines set
forth in the College Park Specific Plan. Signage shall be limited to the
minimum size, scale and number needed to provide adequate exposure
for identification and to provide direction, while minimizing impacts on
traffic safety, streetscape, scenic viewsheds and the aesthetic character of
the development.
j. Each development shall provide detailed site planning, building massing,
preliminary architecture, color and materials, signage and lighting
program, that serve to reduce visual impacts on the surrounding
environment to a less than significant level.
Air Quality Impacts
Construction activities result in potential impacts to air quality from grading
activities and ground disturbance, operation of heavy equipment, trenching,
paving, building construction and application of architectural coatings.
Construction emission projections as forecast using the Urbemis 2007 software
represent daily air quality emissions averaged over entire construction period.
With the implementation of mitigation measures emissions will be below
established thresholds for all criteria pollutants during construction activities.
Therefore, emissions for all criteria pollutants during construction activities are
expected to have less than significant impacts to air quality with the
implementation of mitigation measures.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with air quality during construction to less than significant levels,
as follows:
a. Grading and development permits shall be reviewed and conditioned to
require the provision of all reasonably available methods and technologies
to assure the minimal emissions of pollutants from the development,
including proper vehicle maintenance and site watering schedules.
b. To reduce construction-related traffic congestion, the developer and
contractors shall configure construction parking to minimize traffic
interference; provide a flag person to ensure safety at construction sites,
as necessary; and schedule operations affecting roadways for off-peak
hours, as practical.
rage i
c. In response to requirements of SCAQMD to monitor air quality impacts
associated with fugitive dust from site disturbance and grading activities,
all construction activities within the project boundary shall be subject to
Rule 401 Visible Emissions, Rule 402 Nuisance, and Rule 403 Fugitive
Dust. The City shall coordinate with the project developers to encourage
the phasing and staging of development to assure the lowest construction-
related pollutant emission levels practical. As part of the grading permit
process, the applicant shall concurrently submit a dust control plan as
required by SCAQMD in compliance with Rule 403.
d. To reduce PMIo emissions, the developer shall implement appropriate and
effective measures, including those described in the following menu, and
which should be followed to the greatest extent practicable:
1. chemically treat soil at construction sites where activity will cease
for at least four consecutive days,
2. pave on-site construction access roads as they are developed;
extend paving at least 120 feet from roadway into construction site and
clean roadways at the end of each working day,
3. restore vegetative ground cover as soon as construction activities
have been completed,
4. chemically treat unpaved roads that carry 20 vehicle trips per day
or more,
5. plant tree windbreaks utilizing non-invasive species on the
windward perimeter of construction projects, where feasible,
6. cease all construction grading operations and earth moving
operations shall cease when winds exceed 30 miles per hour,
7. prior to turf raking, implement effective PM,()control programs for
turf over-seeding as outlined in the CV-SIP,
8. water site and equipment morning and evening and during all earth-
moving operations,
9. spread soil binders on site, unpaved roads, and parking areas,
10. operate street-sweepers on paved roads adjacent to site,
11. re-establish ground cover on construction site through seeding and
watering or other appropriate means,
12. pave construction access roads that are to become permanent
paved areas, as appropriate.
e. To minimize construction equipment emissions, the developer and
Urdinance No. 1789
Page 22
contractors shall implement the following:
13. wash off trucks leaving the site,
14. require trucks to maintain two feet of freeboard,
15. properly tune and maintain construction equipment,
16. use low sulfur fuel for construction equipment.
f. To reduce construction-related traffic congestion, the developer and
contractors shall implement the following:
17. configure construction parking to minimize traffic interference,
18. provide a flag person to ensure safety at construction sites, as
necessary,
19. schedule operations affecting roadways for off-peak hours, as
practical.
Biological Resources Impacts
Although currently vacant lands within the Specific Plan are subjected to low to high
levels of human disturbance, and are located between existing residential development
and the man-made Whitewater Floodplain flood control levee, the vegetation
communities and habitat present remain suitable for some special status biological
resources.
One federally listed endangered plant species, Coachella Valley milkvetch, occurs in the
planning area. Other sensitive species may also occur in the planning area but were not
detected. No special status animal species were observed on-site; however, suitable
burrowing owl habitat was identified on the West Valley Campus portion of the planning
area. Burrowing owls are known to inhabit the adjacent Whitewater Floodplain
Conservation Area north of the CPSP planning area. Payment of the CVMSHCP
development/mitigation fee would serve as partial mitigation for impacts to the
burrowing owl and other covered species under the MSHCP. The Take Permit
authorized in the CVMSHP has additional compliance requirements for the burrowing
owl and other non-listed bird species not fully covered under the MSHCP but protected
by the Migratory Bird Treaty Act (MBTA). Mitigation measures will reduce impacts to
less than significant levels.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts to
Ordinance No. 1789
Page 23
special status species, sensitive communities and migratory wildlife to less
than significant levels, as follows:
a. Burrowing Owl and the Migratory Bird Treaty Act (MBTA)
Given that suitable burrowing owl habitat has been observed on the future
West Valley Campus site, it is recommended that a focused survey for
burrowing owl, in accordance with agency-accepted protocol, be
conducted at this location to conclusively determine presence or absence
on-site. A relocation effort acceptable to the resource agencies may be
required if active burrows are found during pre-development surveys.
Payment of the CVMSHCP development/mitigation fee and adherence to
the MBTA and owl relocation requirements, if located, will reduce potential
environmental consequences to burrowing owls to less than significant
levels.
Also excluded from coverage under the CVMSHCP are a variety of
common bird species that are also protected by the MBTA. This includes
virtually all native migratory and resident bird species, including the
loggerhead shrike and black-tailed gnatcatcher, which are known to occur
in the vicinity. Avoidance of impacts to nesting migratory birds is a
requirement of 10(A)(1)(B) Take Permit issued for the CVMSHCP
Permittees, which includes the City. In order to avoid impacting nesting
birds, either avoidance of project-related disturbance during the nesting
season (generally from January 15 through July 31 for the Coachella
Valley) or nesting bird surveys conducted by a qualified ornithologist or
biologist immediately prior to site disturbance during the nesting season
would likely be required.
b. CVMSHCP Development Impact Fee
Under the CVMSHP, land development/mitigation fees shall be collected
prior to the initiation of site grading to support the assembly of a preserve
system for the covered species and natural vegetation communities within
areas identified as having high conservation value. The
development/mitigation fees are $5,730 per acre for non-residential
(commercial, industrial, institutional, etc.) projects. Fees for residential
development projects vary according to how many units are proposed for
the site. A fee of $1,284 per dwelling unit shall be paid for projects having
0-8 units per acre proposed; a fee of $533 per dwelling is required for
projects having 8.1-14 units built; and a fee of $235 per dwelling for
projects with 14 or more units per acre.
c. CVMSHCP Land Use Adiacency Guidelines
As noted above, the Whitewater Floodplain Conservation Area is
contiguous to the northern portion of the CPSP planning area. The
adjacency of this CVMSHCP Conservation Area to the future West Valley
Campus will require that development, use and observation of Land Use
Ordinance No. 1789
Page 24
Adjacency to avoid or minimize potential "edge effects". These guidelines,
which herein serve as mitigation measures, are as follows:
Drainage: Development projects adjacent to or within a Conservation
Area shall incorporate plans to ensure that the quantity and quality of
runoff discharged to the adjacent Conservation Area is not altered in an
adverse way when compared with existing conditions. Stormwater
systems shall be designed to prevent the release of pollutants (e.g.,
toxins, chemicals, petroleum products, exotic plant materials) or other
elements that might degrade or harm biological resources or ecosystem
processes within the adjacent Conservation Area.
Toxics: Land uses, including development adjacent to or within a
Conservation Area, that use chemicals or generate toxic or potentially
toxic bioproducts (e.g., manure) or may adversely impact native wildlife
and plant species, their habitat, or water quality, are required to
incorporate measures to ensure that application of such chemicals does
not result in any discharge to the adjacent Conservation Area.
Liqhtinq: Lighting in areas proposed for development that are adjacent to
or located within Conservation Areas, shall be shielded and directed away
from the Conservation Area, toward the developed areas. Landscape
shielding or other appropriate methods shall be incorporated in project
designs to minimize the effects of lighting adjacent to or within the
adjacent Conservation Area in accordance with the guidelines included in
the Implementation Manual.
Noise: Noise generated from development projects adjacent to or within a
Conservation Area in excess of 75 dBA shall incorporate setbacks, berms,
or walls, as appropriate, to minimize the effects of noise on the adjacent
Conservation Area according to Implementation Manual guidelines.
Invasives: Landscape plans for development projects and land uses that
are located adjacent to or within a Conservation Area are required to not
use invasive, non-native plant species in their design. Prohibited invasive
ornamental plant species are listed in Table 4-113 of the CVMSHCP (see
CV MSHCP Appendix 4). To the maximum extent feasible, Coachella
Valley native plant species listed in Section V of the College Park Specific
Plan and Table 4-112 of the CVMSHCP will be incorporated into
landscape design within or adjacent to Conservation Areas.
d. Project design shall include the predominant use of native and other
drought-tolerant landscaping plants to provide suitable habitat for
indigenous animal species. The individual landscape palette for each
development within the Specific Plan shall conform to that set forth in the
Ordinance No. 1789
Page 25
Specific Plan, and shall avoid invasive and other undesirable plants set
forth in the Coachella Valley MSHCP.
Cultural Resources Impacts
The site is within the Traditional Use Area of the Agua Caliente Band of Cahuilla
Indians. Although no significant surficial resources were identified, should buried cultural
materials be encountered during any ground disturbance associated with construction
on the site, impacts to those resources could be significant without mitigation. Similarly,
although no known burial site has been identified, it is possible that human remains
could be identified when grading occurs. Mitigation measures have been included to
ensure that impacts to these resources are reduced to less than significant levels.
The planning area is located on surface soils mapped of Holocene (recent) age which
are expected to extend to at least a depth of 10 feet and perhaps deeper. In the
absence of data generated by boring logs, depth of these recent age surface soils
cannot be determined. Should excavation for the project components extend to a
greater depth, it is possible that paleontological resources could occur. As a result,
mitigation measures are required to assure that impacts are less than significant.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts to
archaeological and paleontological resources, as well as human remains, to
less than significant levels, as follows:
a. An approved Cultural Resources Monitor shall be present during all
ground disturbing activities. Should buried cultural materials be discovered
during grading and/or other construction activities, all work in that area
should be halted or diverted until a qualified archaeologist can evaluate
the nature and significance of the finds.
b. Should buried human remains be discovered, in accordance with State
law, the County coroner shall be contacted. If the remains are determined
to be of Native American origin, the Native American Heritage
Commission shall be contacted to determine the Most Likely Descendent
(MLD). The City shall work with the designated MLD to determine the final
disposition of the remains.
c. Copies of any cultural resources documentation, including reports and site
records, that are generated in connection with the project shall be
provided to the Agua Caliente Tribal Historic Preservation Officer (THPO)
for inclusion in the Agua Caliente Cultural Register.
Ordinance No. 1789
Page 26
d. A qualified paleontologist shall periodically monitor earth-moving activities
on the project site during grubbing and grading when excavation is
required at depths of greater than 10 feet.
e. Should paleontological resources be discovered, the monitor shall, upon
discovery of any fossils, quickly salvage them as they are unearthed to
avoid construction delays. The monitor shall remove samples of
sediments that are likely to contain the remains of small fossil
invertebrates and vertebrates. The monitor shall have the authority to
temporarily halt or divert grading equipment to allow for removal of
abundant or large specimens.
f. Collected samples or specimens should be washed to recover small
invertebrate and vertebrate fossils. Recovered specimens should be
prepared so_that they can be identified and permanently recovered.
g. Specimens should be identified, curated, and placed into a repository with
permanent retrievable storage.
h. Upon completion of the steps outlined above, the project paleontologist
shall prepare and submit to the City of Palm Springs a report of findings,
including an itemized inventory of recovered specimens and discussion of
significance of all recovered specimens, upon completion of the steps
outlined above. The report and inventory, when submitted to the
appropriate Lead Agency, will signify completion of the program to
mitigate impacts to paleontological resources.
Geology and Soils Impacts
The CPSP planning area is located near the Coachella Valley segment of the active
San Andreas Fault Zone, as well as other nearby active faults that could cause
moderate to intense ground shaking, including the San Jacinto, Elsinore, and Banning
faults. There is a 10% chance of seismic activity in the region that could produce a
magnitude weighted peak ground acceleration of 0.58g in the next 50 years. This level
of ground acceleration poses potential impacts to on-site structures. Although fault
rupture is not anticipated, development of the project site would be subject to moderate
to severe groundshaking, resulting in risks to public safety and potentially significant
damage to structures and other property, which require mitigation.
Wind erosion and blowsand are a potential concern for the planning area, given its
location near the Chino Creek and Whitewater River flood plains, and the presence of
the silt component found in on-site surface soils. Future development in the planning
area, including the COD West Valley Campus and other currently vacant lands, will
result in grading and other ground disturbance that has the potential to result in wind
erosion, blowing sand and loss of topsoil. Wind erosion plans and mitigation measures
will be required prior to issuance of grading permits for future development in the
Ordinance No. 1789
Page 27
planning area. Additionally, future development projects will be required to submit a
Fugitive Dust Plan to the City prior to initiation of grading. Mitigation measures are
included to assure that wind erosion impacts are reduced to less than significant levels.
Based on previous geotechnical investigations within the planning area, risk of
seismically induced ground subsidence is considered slight to moderate. Planning area
soils are primarily sand, silty sands and gravel. Strong ground shaking can cause such
soils to settle and densify, particularly in areas of uncompacted fill. Therefore, mitigation
measures are required to ensure that impacts are reduced to less than significant
levels.
Findinqs:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with significant ground shaking and rupture, wind erosion and
unstable soils to less than significant levels, as follows:
a. Future development within the College Park Specific Plan planning area
shall be required to conduct site-specific geotechnical investigations to
include soil testing and determination of appropriate soils engineering and
foundation design is warranted.
b. Development sites in the Specific Plan area shall be cleared of all
undocumented fill, vegetation, aeolian and alluvial deposits, and
potentially compressible materials prior to grading. Vegetation and over
sized material will be properly removed and disposed of, and remaining
holes shall be filled using appropriate material.
c. To enhance structural integrity, a 2-foot (or otherwise prescribed)
minimum layer of compacted fill shall be integrated into the soil surface
layer beneath proposed footings. Additionally, a 4-foot vertical layer of
compacted granular fill shall be placed above areas that contain a wet
alluvium.
d. Excavated soils may be used as fill material so long as they are free of
organic debris, moisture-conditioned or dried to obtain above-optimum
moisture content, and recompacted. Prior to integrating reconditioned fill
soil onto needed sites, receiving areas shall be scarified, brought to near
optimum moisture conditions, and recompacted to at least 90% relative
compaction (based on American Society for Testing and Materials Test
Method D1557).
e. In order to reduce the effects of differential settlement associated with
cut/fill segments, a minimum (unless otherwise prescribed) of 4 vertical
Ordinance No. 1789
Page 28
feet and to at least one half the maximum fill thickness not to exceed 15
vertical feet should be overexcavated from the cut portion and extend a
least 5 horizontal feet outside of the proposed building footprint.
f. Finish cut slopes generally shall not be greater inclined steeper than 2:1
(horizontal to vertical). The stability of temporary slopes may be
compromised due to the recommended depth of remedial grading and the
relatively high groundwater table. Attempts to excavate near-vertical
temporary cuts for retaining walls or utility installations in excess of 5 feet
may result in gross failure of the cut and may possibly damage equipment
and injure workers. All cut slopes must be inspected during grading to
provide additional recommendation for safe construction
g. In the case that imported soils are necessary they shall consist of clean
granular soils that have an expansion index of 20 or less. A sample of the
imported soil should be provided to the geotechnical consultant for
analyses at least 2 days prior to planned use.
h. Use of expansive soil shall be avoided within 4 vertical feet of proposed
structures; however, if this is not possible additional mitigation measures
shall be provided. At the completion of grading, soils shall be tested to
determine relative expansion potential if expansive soils are used.
i. Proper structural engineering, which takes into account the forces that will
be applied to structures by anticipated ground motions, shall provide
mitigation for ground shaking hazards. Seismic design shall be in
accordance with the most recently adopted editions of the Uniform
Building Code and/or International Building Code, and the seismic design
parameters of the Structural Engineers' Association of California.
j. Additional site-specific geotechnical surveys may be necessary in order to
refine engineering design parameters regarding specific site preparation,
grading, foundation design, etc., to assure design criteria responsive to
on-site soils and the effects of differential settlements resulting from
identified ground shaking potential. All necessary refinements to
geotechnical analysis shall be completed prior to the approval of the
development plans.
k. All grading permit requests shall include a soil erosion prevention/dust
control plan. Blowing dust and sand during grading operations shall be
mitigated by adequate watering of soils prior to and during grading, and
limiting the area of dry, exposed soils during grading. To mitigate against
the effects of wind erosion after site development, a variety of measure
shall be provided including maintaining moist surface soils, planting
stabilizing vegetation, establishing windbreaks with non-invasive
vegetation or perimeter block walls, and using chemical soil stabilizers.
raye/_y
I. During site grading, all existing vegetation and debris shall be removed
from areas that are to receive compacted fill. Any trees to be removed
shall have a minimum of 95% of the root system extracted. Man-made
objects shall be over excavated and exported from the site. Removal of
unsuitable materials may require excavation to depths ranging from 2 to 4
feet or more below the existing site grade.
m. Finish fill slopes generally shall not be greater inclined steeper than 2:1
(horizontal to vertical). Fill slope surfaces shall be compacted to 90% of
the laboratory maximum density by either over-filling and cutting back to
expose a compacted core, or by approved mechanical methods.
n. Retaining walls shall be constructed to adopted building code standards
and inspected by the building inspector.
o. Foundation systems that utilize continuous and spread footing are
recommended for the support of one and two-story structures.
Foundations for higher structures must be evaluated based on structural
design and on-site soil conditions.
p. Positive site drainage shall be established during finish grading. Finish lot
grading shall include a minimum positive gradient of 2% away from
structures for a minimum distance of 3 feet and a minimum gradient of 1%
to the street or other approved drainage course.
q. An adequate subdrain system shall be constructed behind and at the base
of all retaining walls to allow for adequate drainage and to prevent
excessive hydrostatic pressure.
r. Utility trench excavations in slope areas or within the zone of influence of
structures should be properly backfilled in accordance with the following
recommendations:
i. Pipes shall be bedded with a minimum of 6 inches of pea gravel or
approved granular soil. Similar material shall be used to provide a
cover of at least 1 foot over the pipe. This backfill shall then be
uniformly compacted by mechanical means or jetted to a firm and
unyielding condition.
ii. Remaining backfill may be fine-grained soil. It shall be placed in lifts
not exceeding 6 inches in thickness or as determined appropriate,
watered or aerated to near optimum moisture content, and
mechanically compacted to a minimum of 90% of the laboratory
maximum density.
Ordinance No. 1789
Page 30
iii. Piped in the trenches within 5 feet of the top of slopes or on the
face of slopes shall be bedded and backfilled with pea gravel or
appropriate granular soils as described above. The remainder of
the trench backfill shall comprise typical on-site fill soil mechanically
compacted as described in the previous paragraph.
s. Post-construction slope planting, hydroseeding and other erosion
controlling methods shall be implemented to minimize slope erosion and
improve slope stability.
t. To reduce blowsand windbreaks, walls, fences, vegetation groundcover,
rock, or other stabilizing materials, and installation of an irrigation system
or provision of other means of irrigation shall be utilized.
u. Prior to issuance of grading permits, the project applicant shall submit final
grading plans for review by the City of Palm Springs Building and Safety
Department.
Hazards and Hazardous Materials Impacts
Buildout of the College Park Specific Plan project could result in an increase in the
generation or disposal of hazardous materials. Planned development includes a 118-
acre community college and associated renewable energy park (GreenPark), both of
which will involve the use of potentially hazardous and/or toxic materials. The College
will store a wide range of chemicals for buildings and facilities maintenance, for
classroom laboratories and research facilities, and for central plant operations. On-
campus business incubators may also use hazardous or toxic materials in the
development of equipment and technologies.
There are a number of commercial and industrial businesses within the planning area
that are known to store, use, and/or generate potentially hazardous materials. Fuel
releases have been reported at two of the properties within or immediately adjacent to
the planning area. New development has the potential to introduce new sources of
hazardous and toxic materials to the planning area, and could have Mitigation measures
are required to assure that impacts from hazardous and toxic materials are reduced to
less than significant levels.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with hazardous materials' use, transport or disposal, or sites which
may have buried hazardous materials to less than significant levels, as
follows:
rays ai
a. Due to the possible presence of unknown releases at other onsite
commercial and industrial properties, comprehensive Phase I
environmental site assessments (per ASTM Standard E1527-05) shall be
conducted at each onsite commercial and light industrial property prior to
consideration of their redevelopment. These properties include, but are
not limited to, the fuel station (Valero), metal plating shop (Palm Springs
Plating), and automotive repair/maintenance facilities.
b. Project proponents for future development within the Specific Plan area
shall comply with all applicable federal, state and regional permitting
requirements for hazardous and toxic materials generation and handling,
including the following:
i. If it is determined that hazardous wastes are, or will be, generated
by any proposed operations, the wastes must be managed in
accordance with the California Hazardous Waste Control Law
(California Health and Safety Code, Division 20, chapter 6.5) and
the Hazardous Waste Control Regulations (California Code of
Regulations, Title 22, Division 4.5). If so, the proposed facility shall
obtain a US EPA Identification Number by contacting (800) 618-
6942.
ii. If hazardous wastes are (a) stored in tanks or containers for more
than ninety days, (b) treated onsite, or (c) disposed of onsite, then a
permit from the Department of Toxic Substances Control (DTSC)
may be required. If so, the proposed facility shall contact DTSC at
(818) 551-2171 to initiate pre application discussions and
determine the permitting process applicable to the facility.
iii. In addition, certain hazardous waste treatment processes may
require authorization from the Local Certified Unified Program
Agency (CUPA). Information about the requirement for
authorization can be obtained by contacting the local CUPA, which
includes the City Fire Department and the County Environmental
Health Division.
c. During project construction and implementation, the handling, storage,
transport, and disposal of all chemicals, including herbicides and
pesticides, runoff, hazardous materials and waste used on, or at, the
project site, shall be in accordance with applicable local, state, and federal
regulations.
d. If existing structures or facilities within the area are found to contain
potentially hazardous materials (such as: asbestos-containing material,
lead-based paint, and mercury or PCB-containing material) such materials
shall be removed properly prior to any further site disturbance in the
Ordinance No. 1789
Page 32
affected area, and disposed of at appropriate landfills or recycled, in
accordance with the regulatory guidance provided in California Code of
Regulation (CCR) and following the requirements of the Universal Waste
Rule (40 CFR part 9).
e. Project proponents for future development within the Specific Plan area
shall coordinate with the City Fire Department to reduce the level of risk
and facilitate fire department response to emergency events.
f. Project proponents for future development within the Specific Plan area
shall ensure that storage of hazardous materials and waste shall be
secured so as to minimize risk of upset in the event of groundshaking
associated with earthquakes.
g. The onsite groundwater wells shall be monitored for water quality by the
Desert Water Agency.
Hydrology and Water Resources Impacts
The Specific Plan does provide for the development of housing on lands located at the
discharge point of the drainage and remnant levee located immediately north of the
Palm Springs Villas development. The likely discharge from this facility is not known,
and there is no evidence of the levee and drain system conveying runoff at least in
recent years. It appears that the drainage area for this channel is quite limited, with the
construction of the Chino Canyon diversion levee and the limited watershed potentially
draining to this facility. Nonetheless, prior to any development planning on lands located
at the northwest corner of McCarthy Road and San Rafael Drive, a hydrology study
must be prepared to quantify runoff and rates of discharge that must be accommodated.
Findinqs:
1. Changes, alterations, and other measures have been made in or incorporated
into the project, which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with drainage patterns to less than significant levels, as follows:
a. Development projects implementing the Specific Plan shall comply with
specific design criteria for retention basins and the direct discharge of
runoff in accordance the requirements of the City and RCFCWCD.
b. Retention basin design shall, at a minimum, provide 100% on-site storage
of the net increase in 100-year flood 24-hour storm runoff, generated by
and within the project boundaries.
Ordinance No. 1789
Page 33
c. On-site stormwater retention facilities shall be designed and developed as
integral parts of the street parkway and/or adjoining development site, in a
manner consistent with the College Park Specific Plan.
d. The City and RCFCWCD shall assure that adequate evacuation routes, as
well as ingress and egress access for emergency response vehicles and
personnel, are clearly marked and available to residents during a major
flooding event.
e. All roof and canopy drainage shall be conveyed to the street or off-site in
an approved, non-erosive manner. Drainage from the development site,
whether from retention basins or streets, shall be conveyed in an
approved manner that prevents erosion or instability. Water from off-site
sources shall not be allowed to be diverted onto adjoining lands, but shall
be conducted through the site in a non-erosive manner.
f. Future flood control plans required of the project developer shall include
specific recommendations and/or designs regarding pollution control
techniques to be applied to keep pollutants, including herbicides,
pesticides and hydrocarbons, out of surface water and groundwater.
Mitigation measures may include specifically designed open space areas
such as artificial bio-filters where nuisance and otherwise potentially
contaminated on-site runoff shall be retained.
g. Pollution control techniques/facilities shall be incorporated into each
implementing project's design to keep pollutants out of surface and ground
waters. Mitigation measures shall include periodic street cleaning, the
careful control/monitoring of pesticides and fertilizers, and the intercepting
and/or pre-treatment of urban runoff within retention areas and prior to
percolation. Each applicant shall be required to prepare a State Water
Pollution Prevention Plan (SWPPP) and submit the plan to the local office
of the California Regional Water Quality Control Board.
h. The City shall coordinate and cooperate with RCFCWCD in achieving
optimum multiple use of major drainage facilities, including area flood
control facilities, and designing safe and attractive recreational facilities,
which are consistent with the functional requirements of these facilities.
i. The City and RCFCWCD shall continue to update hydrologic conditions in
the City and Specific Plan study area, and plan and, as necessary, pro-
actively coordinate with other responsible agencies in upgrading the local
and regional drainage system.
j. A detailed hydraulic analysis of proposed conveyances, retention areas
and points of discharge shall be reviewed and approved by the City and/or
RCFCWCD. Plans and quantitative analysis for each project drainage
Urdinance No. 1789
Page 34
facility shall be submitted to the appropriate agency and approved prior to
the issuance of building permits.
k. Each applicant shall develop interim measures to control and contain
sediment and debris during grading and construction. These measures
shall be submitted to the City and/or RCFCWCD for approval. Near and
long-term measures that are responsive to National Pollutant Discharge
Elimination System (NPDES) requirements must also be approved by the
appropriate agencies.
I. Strategic placement of fill and structures, and the integration of depressed
areas, shall be optimized to provide naturalized and accessible open
space areas that provide retention for the 100-year 24-hour storm.
m. Both cut and fill from site grading may be used as a sacrificial erosion
buffer to mitigate lateral erosion. A minimum buffer may be appropriately
provided in those areas consistent with criteria set by the City and/or
RCFCWCD.
n. Sidewalks and pedestrian and bike paths shall be constructed in such a
manner as to avoid obstruction of storm flows in the curb and elsewhere in
the street right-of-way, and to resist erosion to the greatest extent
practicable.
Noise Impacts
Noise associated with implementation of the Specific Plan will include short-term and
long-term impacts. Short-term impacts are those related to demolition of some existing
buildings in the industrial area, as well as grading and construction of new development.
While these activities are expected to result in intermittent, intrusive noise levels, they
are not expected to cause severe or long-term effects. Noise impacts associated with
these activities are temporary and will cease when construction is complete.
Construction activities are limited to days and hours set forth in the City municipal code.
Noise impacts associated with demolition and construction and demolition activities may
include clearing, grading, hauling, framing, and completion of structures. There will also
be noise associated with transport of workers, equipment and building materials to and
from the site. Earth moving equipment, such as bulldozers, backfillers, and front
loaders, could generate noise levels of between 73 and 96 dBA at 50 feet. The erection
of structures can generate noise levels between 79 to 89 dBA at 50 feet. The highest
noise levels are generally associated with the foundation phase of construction, with
ranges of 88 to 96 dBA at 50 feet. Mitigation measures will reduce temporary
construction noise impacts to less than significant levels.
There are several sensitive receptors in the planning area and vicinity, including
residential development, churches, and the Desert Highland Park, JOJ Unity Center and
Even Start Center. A public Head Start Program is also located near the park.
Ordinance No. 1789
Page 35
Construction activities will include those associated with the College of the Desert West
Valley Campus, as well as approved and proposed projects in the planning area. The
extension of the Sunrise Parkway west of Indian Canyon Drive will also be required to
serve the initial and subsequent phases of the West Valley Campus; traffic on this
roadway could result in traffic noise impacts to the campus.
Implementation of the Specific Plan will also result in long-term noise impacts
associated with operation of land uses in the Specific Plan area. These include but are
not limited to increased noise associated with commercial, industrial and business park
operations and noise associated with on-campus activities at the COD WVC. The most
notable long-term impacts will be from noise from increased motor vehicle traffic
associated with the project. Perceptible noise increases (greater than 3.0 dBA) are
projected along five roadway segments in the study area. These are listed as follows
and are further discussed below.
• Sunrise Parkway: 3.2 dBA
• Tramview Road: 7.6 dBA
• Corozon Road: 7.6 dBA
• Rosa Parks Road: 4.9 dBA
• Radio Road: 4.6 dBA
Based on these projections, along Sunrise Parkway east of North Palm Canyon Drive,
the unattenuated 65 dB CNEL contour will extend 250 feet from centerline. Rear yard
perimeter walls along the northern portion of the Mountain Gate neighborhood are
located approximately 180 feet from the future centerline. Therefore, the rear yards of
these lots would be within the 65 dB CNEL contour for noise from motor vehicle traffic
along this roadway segment. The 70 dB CNEL contour would be located 79 feet from
centerline.
Noise impacts from traffic along Sunrise Parkway to the COD West Valley Campus
were modeled using a variety of scenarios. Variable factors included average speed
and vehicle mix, including trucks. The worst-case scenario of an average speed of 45
mph and an 8% truck mix for year 2030, with full enrollment (10,000 FTES) at the COD
WVC was used. Based on this scenario, noise levels at 50 feet from the centerline are
projected at 75.5 CNEL, with a 65 dB CNEL contour at 493 feet from the centerline.
Findinqs:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with short and long term noise levels, to less than significant
levels, as follows:
a. Construction activities shall comply with the hours of operation and noise
levels identified in the City Noise Ordinance. Construction activities on-site
Ordinance No. 1789
Page 36
shall be restricted to the hours between 7:00 a.m. and 7:00 p.m. on
weekdays and the hours of 8:00 a.m. and 5:00 p.m. on Saturday to
minimize the potential for noise impacts during more sensitive time
periods, as specified by Palm Springs Municipal Code, Section 8.04.220.
No construction will be permitted on Sundays or on Thanksgiving Day,
Christmas Day, New Years Day, July 4th, Labor Day or Memorial Day.
b. Future on-site development shall comply with all relevant development
standards and Palm Springs Municipal Code requirements to ensure that
grading and construction activities and site operations do not create
adverse noise impacts beyond the site boundaries, as specified in the
Noise Ordinance (Palm Springs Municipal Code Chapter 11.74).
Consistent with City General Plan policies, construction activities shall
incorporate feasible and practical techniques that minimize the noise
impacts on adjacent uses, such as the use of mufflers and intake silencers
no less effective than originally equipped.
c. Prior to issuance of any grading or building permits, specifications shall be
prepared that identify contract requirements regarding the attenuation of
noise from construction vehicles and activities. The specifications shall
include but not be limited to the following:
i. Project developers shall develop and submit for approval a
construction traffic routing plan that demonstrates, to the extent
feasible, avoidance of routes with adjacent noise sensitive
receptors.
ii. The contractor shall comply with all local sound control and noise
level rules, regulations and ordinances that apply to any and all
work performed pursuant to the contract.
iii. Each internal combustion engine, used for any purpose on the job
or related to the job, shall be equipped with a muffler of a type
recommended by the manufacturer. No internal combustion engine
shall be operated on the project site without said muffler.
iv. Construction activities shall incorporate feasible and practical
techniques that minimize noise impacts on adjacent uses.
V. All construction equipment, fixed or mobile, should be equipped
with properly operating and maintained mufflers.
vi. Stationary equipment should be placed such that emitted noise is
directed away from noise-sensitive receptors.
vii. Stockpiling and vehicle staging areas should be located as far as
Ordinance No. 1789
Page 37
practical from noise-sensitive receptors.
viii. Every effort should be made to create the greatest distance
between noise sources and sensitive receptors during construction
activities.
ix. The noisiest construction operations shall be arranged to occur
together in the construction program to avoid continuing periods of
greater annoyance.
X. All construction equipment shall be in proper working order and
maintained in a proper state of tune to reduce backfires.
A. Parking, refueling and servicing operations for all heavy equipment
and on-site construction vehicles shall be located as far as practical
from existing homes, churches, and other noise-sensitive land
uses.
On-Site Operational and Stationary Noise
a. Future on-site development shall comply with all relevant noise policies
set forth in the Noise Element of the Palm Springs General Plan to
minimize operational noise impacts, including but not limited to the
following:
i. Truck access routes and hours shall be reviewed and limited to
minimize the potential for adverse impacts on the adjacent
community related to trucks entering and leaving the site to make
deliveries.
ii. Early morning trash pickup shall be restricted to less sensitive land
use areas where possible, and early morning pickup areas shall be
rotated where restrictions are not possible.
iii. Access to loading and trash enclosures shall be located at the
maximum practical distance from residential parcels. When detailed
designs are being developed for the campus, future noise levels
should be evaluated for design purposes by a qualified noise
consultant to insure that the site design minimizes noise intrusion
into the campus from Sunrise Parkway and Indian Canyon Drive
and incorporates the necessary noise mitigation to meet City noise
standards for institutional uses.
b. Specific site planning and architectural design techniques shall be
incorporated in detailed plans for the West Valley Campus of the College
of the Desert to minimize the potential for noise levels generated within
Ordinance No. 1789
Page 38
the campus and by vehicles traveling to and from the campus to impact
the adjacent community.
c. New residential developments shall be constructed in areas within the
CPSP site exposed to noise levels greater than 60 dB CNEL only if
appropriate mitigation measures are included such that applicable noise
standards are met.
d. Parking for commercial uses adjacent to residential areas shall be
enclosed within a structure or separated by a solid wall with quality
landscaping as a visual buffer.
Public Services
Fire Protection
Future increases in population are expected to require one additional Fire Department
staff to maintain current staffing levels. Future campus development will result in
increased activity and may require additional staff beyond that needed to serve the
buildout population of the CPSP. Increases in population, construction of new structures
associated with new development, including the COD campus, and campus-related
activities may require additional fire stations, equipment, firefighters and personnel.
Construction of the campus site is expected to require an extension of the water main
and the installation of fire hydrants. In order to reduce potential demand for fire
protection services, mitigation measures are required.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with fire protection to less than significant levels, as follows:
a. Prior to issuance of building permits for development projects within the
Specific Plan area, developers shall submit, as appropriate, standard
facility plans and shall demonstrate conformance with Uniform Building
Code, Uniform Fire Code, and all applicable fire regulations and codes
and the requirements of the City Fire Department.
b. Fire codes and all other applicable fire protection standards shall be
enforced through the City's planning review process.
c. The citing of facilities that may involve the use and/or storage of
hazardous, flammable, or explosive materials shall be conducted in such a
Ordinance No. 1789
Page 39
manner that ensure the highest level of safety, and strict conformance with
the Uniform Fire Code and other applicable codes and regulations.
d. All plans for sprinklers, fire alarms and other fire protection measures shall
be submitted to the Division of the State Architect and/or the City Fire
Marshall, as required.
e. Prior to submittal of new building plans to the Division of the State
Architect, the College shall submit, as appropriate, standard facility
identification plans to the Palm Springs Fire Department that demonstrate
conformance with all applicable fire regulations and codes and the
requirements.
f. Fire protection measures for the COD West Valley Campus shall be
provided in accordance with Division of the State Architect, NFPA, UFC
and UBC or any recognized Fire Protection Standards.
g. The City and the Desert Community College District shall continue to
confer with the Desert Water Agency to assure adequate water supplies
and pressure for existing and proposed development.
Police Protection
Build-out of the College Park Specific Plan is expected to generate an increased
demand for police protection services in the City through development of new
residential, commercial, industrial and business park uses, as well as the COD campus.
Based on the standards set forth above and a potential increase in population of 905,
buildout of non-campus development in the planning area is expected to require one
additional police staff. As required by the City, all new development will be designed to
incorporate defensible space. Mitigation measures are set forth below to further reduce
impacts to police services.
Findinqs:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with police protection to less than significant levels, as follows:
a. As part of the planning review process, the City Planning Department, the
Palm Springs Police Chief, and, where appropriate, College security
personnel, shall evaluate project development plans from a "defensible
space" perspective to maximize safety.
Ordinance No. 1789
Page 40
b. The College should develop a coordinated program that allows the City
Police Department to augment and work in coordinated efforts with
campus security.
c. The College shall implement a security system in accordance with the
provision of the Campus Standards Handbook.
Schools
Based on the number of and type of units expected at buildout of the Specific Plan,
implementation of the CPSP is not expected to generate a substantial increase in the K-
12 student population in the planning area. As a generator of new jobs, the project may
contribute to a limited cumulative increase in the population of the City of Palm Springs.
However, this is not expected to result in significant adverse impacts on the educational
facilities in the area. Future development will be required to pay the State mandated
school impact fees in place at the time of issuance of building permits. These fees are
designed to offset the demand for facilities placed on the PSUSD by new development.
The payment of the fees will assure that impacts associated with additional students will
be less than significant.
Findinqs:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with police protection to less than significant levels, as follows:
a. Project developers shall pay the statutory school mitigation fees of $3.29
per square foot of residential development and $0.42 per square foot of
commercial development.
Parks & Recreation
The City has established standards for provision of parkland, which are set forth in the
General Plan. For single-family residential developments, a minimum of 5 acres of
developed parkland is required per 1,000 residents. Of these lands, 2.5 acres are to be
allocated towards community parks and 2.5 acres for neighborhood parks. Currently,
the City exceeds this standard for full-time and seasonal residents.
The land use plan proposes development of up to 235 multi-family residential units, of
which approximately 100 units could be second units within existing single-family
neighborhoods. Future proposed new multi-family residential projects will occupy
approximately 12.4 acres. As noted above, open space allocation standards set forth in
the Specific Plan provides for up to 30% of multi-family development to be set aside as
usable open space, including outdoor living and recreation areas space. Based on this
standard, new multi-family development will be required to provide approximately 3.72
acres of open space and parklands.
Findings:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with parks to less than significant levels, as follows:
a. Developers of multi-family projects in the CPSP planning area shall be
encouraged to dedicate 30% of net developable lands to usable
landscaped open space, including outdoor living and recreation areas,
pools, sand volleyball courts and community recreation building.
b. Residential development shall adhere to requirements of the City General
Plan standard for implementation of the Quimby Act, to ensure adequate
recreational facilities in each residential subdivision, and which in
conjunction with public parklands provides a minimum of 5 acres of active
recreational amenities for each 1,000 increase in project population
Transportation and Traffic Impacts
At buildout in year 2030, the College Park Specific Plan is projected to generate
approximately 19,100 new trip-ends on a typical weekday as a result of the proposed
future development. Of that total, 1,800 trip-ends would be generated during the
morning peak hour (1,085 inbound and 715 outbound), and 1,823 trip-ends would be
generated during the evening peak hour (1,082 inbound and 741 outbound). Primary
access to the College Park Specific Plan area is from Indian Canyon Drive, with San
Rafael Drive also providing essential access to the east and west, including convenient
access to Highway 111 and 1-10 westbound.
The intersection of Indian Canyon Drive and San Rafael Drive is the only signalized
intersection in the planning area; none of the other intersections adjacent to the project
site along Indian Canyon Drive are currently signalized. With CPSP buildout, traffic
signals will be required along Indian Canyon Drive at one-quarter mile intervals north of
San Rafael Drive (i.e., at Rosa Parks Road, Tramview Road, and Sunrise Parkway).
The intersection of Indian Canyon Drive and Radio Road is unsignalized and the level of
service is expected to drop for the eastbound motorists from LOS C to LOS E in the
evening peak hour of the year 2014. Radio Road is located too close to Rosa Parks
Road to make the intersection with Indian Canyon Drive a desirable location for a future
traffic signal.
The intersection of Indian Canyon Drive and Via Escuela is unsignalized and the level of
service is expected to drop for the eastbound motorists to LOS F in the evening peak
hour of the year 2014. Signal warrants are not expected to be met at this intersection
and alternative routes are available to motorists.
rage4L
Three of the key intersections are currently unsignalized but appear to meet rural peak
hour traffic signal warrants; they are not expected to provide acceptable levels of
service in the peak hours by the year 2014 without signalization. These three
intersections include: the intersections of Indian Canyon Drive with Sunrise Parkway,
Rosa Parks Road and Tramview Road.
At the intersection of Farrell Drive and Vista Chino a new dedicated northbound right-
turn lane will be required to accommodate the projected traffic volumes (including traffic
generated by the initial phase of CPSP development.) This will allow this intersection to
meet the City's minimum performance standard in the year 2014.
The initial 2014 phase of CPSP development will require improvements at the
intersection of Indian Canyon Drive and Sunrise Parkway. With the initial phase of
campus development, this intersection will meet signal warrants and require
signalization with or without other project—related traffic.
With one exception, no additional intersection approach lanes would be needed at any
of the unsignalized key intersections to mitigate projected traffic volume increases
between the year 2014 and the year 2030. The intersection of Avenida Caballeros and
San Rafael Drive is projected to meet traffic signal warrants and require signalization to
operate at acceptable levels of service in the year 2030 with the CPSP project.
For the year 2030 analysis, it was assumed that the General Plan land use pattern has
built out and that campus traffic was factored. The extension of Sunrise Parkway west
to North Palm Canyon Drive /Highway 111 and east to Sunrise Way is also assumed.
This roadway has been presumed necessary to carry substantial future traffic; however,
the needed capacity of this roadway, beyond the access it provided to the college, can
be served by a two-lane road. The re-distribution of approximately 4,000 vehicles per
day from this west segment onto San Rafael Drive will have a less than significant
impact on this roadway's capacity, continuing to operate at LOS A or B at 2030 General
Plan buildout.
The proposed College Park Specific Plan project is expected to have an impact on local
traffic conditions; however, with the incorporation of mitigation the overall impacts will be
reduced to levels that are less than significant and that maintain required levels of service.
Findinqs:
1. Changes, alterations, and other measures have been made in or incorporated
into the project which will mitigate impacts to less than significant levels. The
EIR includes mitigation measures designed to reduce the potential impacts
associated with increases in traffic, changes in levels of service and design
hazards to less than significant levels, as follows:
a. Continued development will increase traffic volumes on several CPSP
Ordinance No. 1789
Page 43
roadways, although some will remain stable for the long-term. To address
the roadway capacity needs of the CPSP planning area and vicinity, a
variety of actions will be needed for local roadways to meet the City
minimum performance standard in the year 2014, including signalization
and/or additional intersection approach lanes at four of the key
intersections (one of which is located outside the planning area) as
detailed below.
i. Indian Canyon Drive at Tramview Road (4)
1. Add a southbound right-turn deceleration lane*
2.Restripe an eastbound left-turn lane*
3. Signalize intersection and provide northbound left-turn phasing
* These improvements are recommended but not required to
achieve LOS D in the peak hours.
ii. Indian Canyon Drive at Rosa Parks Road (6)
1. Signalize intersection and provide northbound left-turn phasing
iii. Farrell Drive at Vista Chino (20)
1. Add a dedicated northbound right-turn lane
iv. Indian Canyon Drive at Sunrise Parkway (22)**
1. Add a southbound right-turn lane
2. Restripe a southbound left-turn lane
3. Restripe westbound approach to provide a right-turn lane,
through lane, and a left-turn lane
4. Stripe a northbound right-turn lane
5.Stripe a northbound left-turn lane
6. Add an eastbound shared through/right lane
7. Add an eastbound left-turn lane
8. Signalize intersection with left-turn phasing for all four directions
** Although the 2014 peak hour intersection analysis assumed that
the intersection of Indian Canyon Drive at Sunrise Parkway
would be improved to its ultimate configuration when the
intersection is modified to provide access to the College of the
Desert, the configuration shown above represents the minimum
lane configuration to accommodate year 2014 volumes with
CPSP traffic generated by the Preferred Alternative.
b. Actions and improvements needed to meet the City of Palm Springs
minimum performance standard in the year 2030 include signalization
and/or additional intersection approach lanes beyond existing
improvements at seven of the key intersections, as detailed below. Three
of these intersections abut the planning area and will facilitate site access.
The intersection improvements, which were identified as year 2014
improvements above, are identified with brackets below.
rage'+'+
i. Indian Canyon Drive at Tramview Road (4)
1. Add a southbound right-turn deceleration lane]
2. Restripe an eastbound left-turn lane]
3. Signalize intersection and provide northbound left-turn phasing]
ii. Indian Canyon Drive at Rosa Parks Road (6)
1. Signalize intersection and provide northbound left-turn phasing]
iii. Indian Canyon Drive at Vista Chino (11)
1. Add a dedicated northbound right-turn lane
2. Add a dedicated westbound right-turn lane
iv. Avenida Caballeros @ San Rafael Drive (12)
1. Signalize intersection
v. Sunrise Way at Vista Chino (18)
1. Add a second southbound left-turn lane
vi. Farrell Drive at Vista Chino (20)
1. Add a second southbound left-turn lane
2. Add a westbound dedicated right-turn lane
3. Add a second westbound left-turn lane
4. Add a northbound right-turn lane]
vii. Indian Canyon Drive at Sunrise Parkway (22)
1. Add a southbound right-turn lane]
2. Restripe a southbound left-turn lane]
3. Restripe westbound approach to provide a right-turn lane,]
4. Through lane, and a left-turn lane]
5. Stripe a northbound right-turn lane]
6. Stripe a northbound left-turn lane]
7. Add an eastbound shared through/right lane]
8. Add an eastbound left-turn lane]
9. Signalize intersection with left-turn phasing for all four directions]
10. Add a second southbound through lane
11. Add a second westbound through lane
12. Add a second northbound through lane
13. Add an eastbound right-turn lane
14. Add a second eastbound through lane
15. Add a second eastbound left-turn lane
c. Individual project proponents shall dedicate appropriate rights-of-way to
accommodate the ultimate improvement of the master planned roadways
within and abutting the CPSP planning area (i.e., Indian Canyon Drive,
Ordinance No. 1789
Page 45
San Rafael Drive, Sunrise Parkway, McCarthy Road, Radio Road, and
Tramview Road).
d. Master planned street or half-street improvements (as appropriate) will be
made in conjunction with the future CPSP development and additional off-
site improvement may be required to assure safe operating conditions.
e. LOS D or better operation shall be maintained at the signalized key
intersections in the peak hours on weekdays during the peak season.
f. Indian Canyon Drive at Corozon Avenue and Radio Road: Upon General
Plan build-out conditions, the minor-street approaches with the most delay
at three of the four unsignalized key intersections are projected to operate
at LOS E or F. If traffic volumes on Indian Canyon Drive at Corozon
Avenue or Radio Road increase to the point that it is no longer feasible to
safely make an eastbound left-turn from the minor-street approach across
the flow of traffic on Indian Canyon Drive, the median break on Indian
Canyon Drive may need to be closed or channelized to create a
directional median opening that restricts the eastbound left-turn
movement. If the median opening on Indian Canyon Drive is modified in
this manner, it may be feasible to provide additional access to Planning
Area 5 via a new one-way (northbound) roadway connecting Radio Road
to Rosa Parks Road near Indian Canyon Drive.
g. Via Escuela at Indian Canyon Drive: The intersection of Indian Canyon
Drive and Via Escuela currently operates at LOS D on the minor-street
approach (Via Escuela) with the most delay, but this approach is expected
to operate at LOS E or F as traffic volumes increase on Indian Canyon
Drive. The approach volumes on the minor street are not projected to be
sufficient to exceed the minimum volume threshold necessary to warrant a
traffic signal, and may never be sufficient to satisfy signal warrants. As the
minor-street approach delay increases, motorists may divert to other
routes to avoid the delay at this intersection. It may not be necessary to
ever signalize this intersection since there are parallel routes with
sufficient capacity available which also have a traffic signal control at
Indian Canyon Drive.
h. San Rafael Drive: The City shall secure additional rights-of-way along
San Rafael Drive to allow its buildout at General Plan standards. To fully
improve San Rafael Drive to its master planned cross-section, some of the
existing industrial buildings along the north side of San Rafael Drive would
have to be removed. The north side of San Rafael Drive, 950 feet west of
Indian Canyon Drive, is occupied by industrial developments, which
intrude into the future 44-foot north right-of-way of this roadway up to the
master planned centerline of San Rafael Drive. Paved improvements in
this area are restricted to the southern half of the San Rafael Drive, and
urainance N0. 1169
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westbound motorists are currently forced to swerve to the south around
the industrial development located on the north side of this roadway.
i. San Rafael Drive and Indian Canyon Drive: As currently developed, the
southbound approach at the intersection of San Rafael Drive and Indian
Canyon Drive provides two southbound through lanes, but does not
provide on-street parking. Neither does it provide pavement for an
exclusive right-turn lane or a bike lane at this location. If the Julian's
Market property is planned for redevelopment the City shall take the
opportunity to address the reduced right-of-way along Indian Canyon
Drive and determine whether additional rights-of-way should be secured.
j. San Rafael Place: The City shall initiate an effort to acquire additional
land to provide a connection between the western terminus of San Rafael
Place and Del Sol Road to the north, as shown in Section VII of the
College Park Specific Plan. Long-term planning for this area proposed in
the Specific Plan shall also be pursued in conjunction with the securing of
remaining needed rights-of-way for San Rafael Drive.
k. Individual project proponents will comply with City requirements regarding
the provision of master planned bikeways adjacent to the project site. The
project proponent will also coordinate with the SunLine Transit Agency
regarding the need for and design features of public transit facilities within
the CPSP site.
Utilities and Service Systems
Water Quality &Water Supply
The quality of the groundwater is dependent on a number of factors, including the
source of the water, the type of water-bearing materials in which it occurs, hydrologic
factors such as groundwater recharge, and the quality of well maintenance. The
California Regional Water Quality Control Board implements federal and state laws to
assure that water quality standards are met. Planning, management, and enforcement
of these laws have resulted in good to excellent water quality in the Whitewater River
Subbasin.
A Water Supply Assessment was conducted for the College Park Specific Plan,
quantifies the estimated water demand associated with existing land uses, and projects
the future water demand that will be generated by new development within the Specific
Plan planning area. Construction of the new development described in the College Park
Specific Plan will result in approximately 431 residential units, 650,000 square feet of
institutional development for the proposed College of Desert West Valley Campus,
82,170 square feet of commercial development, 44,928 square feet of business park,
and 286,604 square feet of light industrial land uses. The proposed land uses will result
Ordinance No. 1789
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in an annual water demand of 382 acre-feet per year or 0.34 million gallons per day
(mgd). To meet this need, water will come from the local groundwater aquifer.
Surface water, recycled water, imported water and groundwater are the water supply
sources available within DWA's service area. DWA has existing water entitlements,
rights and contracts to meet future demand as needed over time, and has committed
sufficient capital resources and planned investments in various water programs and
facilities to serve existing and planned customers. Development of the proposed project
will not result in an adverse effect to any of the water supply sources available to DWA
or CVWD.
Findings:
1. Changes, alterations, and other measures have been made in or
incorporated into the project which will mitigate impacts to less than
significant levels. The EIR includes mitigation measures designed to
reduce the potential impacts associated with water facilities and water
supply to less than significant levels, as follows:
a. Drought tolerant and native desert landscaping shall be used in all
non-turf areas of project landscaping. Boulders, cobble, gravels and
crushed granitic materials, shall be used throughout landscaped areas
to naturalize the design, provide additional structure and pattern, and
eliminate or reduce the need for water in these areas.
b. Turf areas shall be limited to areas of maximum human contact,
such as recreation and sports areas or areas with heavy foot traffic or
activity. Large, non-functional turf areas, such as those fronting
roadways, shall be prohibited.
C. Landscaped areas shall utilize efficient irrigation systems that
minimize runoff and evaporation, and maximize effective watering of
plant roots. Landscape areas shall be outfitted with moisture detectors
and ET controllers to maximize irrigation efficiency. Landscape plans
shall be approved by the City and DWA prior to installation.
d. The use of low-flush toilets and water-conserving shower heads
and faucets shall be required in conformance with Section 17921.3 of
the Health and Safety Code, Title 20, California Code of Regulations
Section 1601(b), and applicable sections of Title 24 of the State Code.
e. In accordance with the General Construction Activities Stormwater
Permit issued by the California State Water Resources Control Board,
project proponents shall develop and implement a stormwater pollution
prevention plan (SWPPP) specifying best management practices
Urdinance No. 1189
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(BMPs) to reduce construction-related stormwater runoff pollution to
acceptable levels.
f. Project proponents shall contribute to funds to Desert Water
Agency for the purpose of purchasing additional water supplies to be
imported into the basin.
g. In order to increase efficient water use within existing development
the City and DWA shall encourage the installation of water efficient
landscaping and replacing older appliances with water efficient models,
installing low flush toilets, showers, and faucets, can greatly reduce
water demand.
Wastewater
Existing development in the planning area is adequately served by existing wastewater
collection and treatment facilities, and future development in the planning area will
connect to the existing network of wastewater collection lines. The COD campus site
will connect to existing lines within roadways bordering the campus site via laterals
extending to existing lines.
Based on estimated demand at project buildout, increased demand for wastewater
collection and treatment services are not expected to be significant. The City-owned
wastewater treatment plant has additional capacity to serve future development in the
near to mid-term. Nevertheless, demand for these facilities and services will increase as
the planning area builds out. Buildout of the planning area is expected to occur
gradually and in phases, with campus buildout through year 2030. Increased demand
will occur over an extended period.
Findinqs:
2. Changes, alterations, and other measures have been made in or
incorporated into the project which will mitigate impacts to less than
significant levels. The EIR includes mitigation measures designed to
reduce the potential impacts associated with wastewater treatment
capacity to less than significant levels, as follows:
a. The City, DWA, COD and other project developers shall continue to
coordinate to ensure that there are adequate wastewater collection
and treatment facilities to serve the planning area.
b. The City, COD, and other project developers shall coordinate with
DWA to monitor demand for tertiary treated water within the planning
area, and shall investigate the feasibility of providing tertiary treated
water to meet the demand.
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C. Prior to the issuance of grading permits, future development shall
be required to prepare and submit plans to secure all necessary
approvals prior to initiating construction of on-site sewage collection
systems.
Solid Waste
Much of the solid waste collected in Palm Springs is transported to the Edom Hill
Transfer Station (EHTS), formerly the site of the Riverside County Landfill. The EHTS is
owned and operated by Burrtec Waste. As a transfer station, EHTS is permitted to
receive 2,600 tons of waste per day. Solid waste from the transfer station is disposed of
at one of three landfills. Approved and proposed land uses proposed under the Specific
Plan will generate approximately 1,607 tons of solid waste annually. Although this does
not represent an unusually high quantity, it will result in an increase in the volume of
solid waste generated overtime.
Findings:
1. Changes, alterations, and other measures have been made in or
incorporated into the project which will mitigate impacts to less than
significant levels. The EIR includes mitigation measures designed to
reduce the potential impacts associated with landfill capacity to less than
significant levels, as follows:
a. Developers and COD shall implement recycling programs for all
components of the development projects, including but not limited to
commercial, industrial, institutional and residential uses. Recycling
programs should include separate recycling containers (i.e. glass-only,
aluminum-only, and paper-only dumpsters).
b. Project developers, COD and homeowners and property owners
associations shall contract for landscaping services from a company which
composts its waste for landscaping debris generated by development in
the planning area. Several landscaping firms in the Coachella Valley are
currently utilizing composting for waste disposal. On-site composting and
grass recycling (whereby lawn clippings are left on the lawn) is also
encouraged, wherever possible.
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D. SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL IMPACTS
Air Qualitv Impacts
Operational emissions of criteria pollutants are associated with day-to-day operations of
the proposed project at buildout, including power plant emissions, area source
emissions, and mobile source emissions under the business as usual development.
Three threshold criteria pollutants are expected to be exceeded without the application
of mitigation measures; these include carbon monoxide, nitrogen oxides, and reactive
organic gasses. These impacts can be mitigated to a certain degree, but cannot be
reduced to levels below the SCAQMD thresholds. Although emissions from operation
will be mitigated to the greatest extent practicable, thresholds for CO, NOx, and ROG
from moving sources are expected to be significant and unavoidable.
Build out of the proposed project is estimated to generate 35,110 metric tons of carbon
dioxide equivalent per year of greenhouse gases. The implementation of sustainable
design strategies included in the Specific Plan and proposed for the College Master
Plan, will help reduce emissions from electricity and natural gas. These proposed
sustainable design strategies will help reduce greenhouse gases to 24,886 CO2e per
year. The implementation of the proposed project, however, will still increase GHG
emissions, which is inconsistent with the requirements of SB32, to reduce GHG
emissions to 1990 levels. The impacts of build out of the proposed project on GHG
emissions will therefore be significant, even with the implementation of mitigation
measures.
Mitigation measures shall be applied to all phases of project development. However,
operational air quality impacts from moving sources and greenhouse gas emissions are
expected to be significant, even with the implementation of the following mitigation
measures.
1. Grading and development permits shall be reviewed and conditioned to require
the provision of all reasonably available methods and technologies to assure the
minimal emissions of pollutants from the development, including proper vehicle
maintenance and site watering schedules.
2. To reduce construction-related traffic congestion, the developer and contractors shall
configure construction parking to minimize traffic interference; provide a flag person
to ensure safety at construction sites, as necessary; and schedule operations
affecting roadways for off-peak hours, as practical.
3. In response to requirements of SCAQMD to monitor air quality impacts
associated with fugitive dust from site disturbance and grading activities, all
construction activities within the project boundary shall be subject to Rule 401
Ordinance No. 1789
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Visible Emissions, Rule 402 Nuisance, and Rule 403 Fugitive Dust.b The City shall
coordinate with the project developers to encourage the phasing and staging of
development to assure the lowest construction-related pollutant emission levels
practical. As part of the grading permit process, the applicant shall concurrently
submit a dust control plan as required by SCAQMD in compliance with Rule 403.
4. To minimize indirect source emissions, the developer shall:
• install low-polluting and high-efficiency appliances;
• install energy-efficient street lighting; and
• landscape with native and other appropriate drought-resistant species to reduce
water consumption and to provide passive solar benefits.
5. To minimize building energy requirements, the developer may also implement
the following:
• assure the thermal integrity of buildings and reduce the thermal load with
automated time clocks or occupant sensors;
• use efficient window glazing, wall insulation and ventilation methods;
• install light colored "cool" roofs and cool pavement;
• introduce efficient heating and other appliances, such as water heaters, cooking
equipment, refrigerators, furnaces and boiler units;
• incorporate appropriate passive solar design, including solar heaters, and solar
water heaters, to the greatest extent feasible;
• use devices that minimize the combustion of fossil fuels; and
• capture waste heat and re-employ this heat, where feasible.
6. Architecture and building design and materials for College of the Desert facilities
shall utilize green buildings and alignment principals, including standards as defined
in the Leadership in Energy and Environmental Design (LEED) Green Building
standards, the use of solar panels, and other appropriate sustainable design
strategies to assure that a net zero energy demand is realized.
7. Onsite buildings and development, other than the college, including substantial
remodeling of existing development, shall exceed Title 24 requirements by a
minimum of 20%.
8. The College should offer educational programs and demonstration gardens to
inform the public and businesses of energy and water efficient techniques and
sustainable practices.
9. Recycling and composting facilities and programs shall be made available to
divert the landfill waste stream.
n "Final 2003 Coachella Valley PA110 State Implementation Plan,"prepared by the South Coast Air Quality
Management District,August 1,2003,
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10. The following design strategies will reduce reliance on traditional automobiles for
transportation:
• provide interconnecting pedestrian and bicycle paths among residential,
commercial, recreational, and institutional land uses;
• establish comprehensive public transit routes that provide shaded seats at bus
stop areas;
• promote the use of electric vehicles and alternative modes of transport by
providing safe and convenient bicycle parking and preferential plug-in stations for
electric vehicle parking; and
• incorporate recreational open space adjacent to residential land uses.
11. To reduce PM10 emissions, the developer shall implement appropriate and
effective measures, including those described in the following menu, and which
should be followed to the greatest extent practicable:
• chemically treat soil at construction sites where activity will cease for at least four
consecutive days,
• pave on-site construction access roads as they are developed; extend paving at
least 120 feet from roadway into construction site and clean roadways at the end
of each working day,
• restore vegetative ground cover as soon as construction activities have been
completed,
• chemically treat unpaved roads that carry 20 vehicle trips per day or more,
• plant tree windbreaks utilizing non-invasive species on the windward perimeter of
construction projects, where feasible,
• cease all construction grading operations and earth moving operations shall
cease when winds exceed 30 miles per hour,
• prior to turf raking, implement effective PM10 control programs for turf over-
seeding as outlined in the CV-SIP,
• water site and equipment morning and evening and during all earth-moving
operations,
• spread soil binders on site, unpaved roads, and parking areas,
• operate street-sweepers on paved roads adjacent to site,
• re-establish ground cover on construction site through seeding and watering or
other appropriate means,
• pave construction access roads that are to become permanent paved areas, as
appropriate.
12. To minimize construction equipment emissions, the developer and contractors
shall implement the following:
• wash off trucks leaving the site,
• require trucks to maintain two feet of freeboard,
• properly tune and maintain construction equipment,
• use low sulfur fuel for construction equipment.
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13. To reduce construction-related traffic congestion, the developer and contractors
shall implement the following:
• configure construction parking to minimize traffic interference,
• provide a flag person to ensure safety at construction sites, as necessary,
• schedule operations affecting roadways for off-peak hours, as practical.
14. To minimize indirect source emissions, the developer shall:
• install low-polluting and high-efficiency appliances and lighting,
• install energy-efficient street lighting,
• landscape with native and other appropriate drought-resistant species to reduce
water consumption and to provide passive solar benefits.
15. To minimize building energy requirements, the developer may also implement
the following:
• assure the thermal integrity of new and retrofitted buildings, and reduce the
thermal load with automated time clocks or occupant sensors,
• use efficient window glazing, wall insulation and ventilation methods,
• introduce efficient heating and other appliances, such as water heaters, cooking
equipment, refrigerators, furnaces and boiler units,
* incorporate appropriate passive solar design, including solar gain and shade, and
solar water heaters, to the greatest extent feasible,
• use devices that minimize the combustion of fossil fuels,
• capture waste heat and re-employ this heat, where feasible.
Findings:
The City of Palm Springs hereby finds that impacts from nitrogen oxide, carbon
monoxide, ROG and GHG emissions during operation of the project at build out
constitute a significant unavoidable impact to air quality. Even with the
implementation of mitigation measures, air quality impacts associated with
carbon monoxide, nitrogen oxides and ROG will exceed SCAQMD thresholds;
and GHG emissions will be greater than those on the project site in 1990. All
reasonable and feasible mitigation measures that can substantially reduce
impacts have been included in the EIR. No other feasible mitigation measures
are available to further reduce emissions.
The City of Palm Springs finds that the remaining unavoidable significant effects
are acceptable based on the inclusion of mitigation, the overall inability to
mitigate the impacts despite inclusion of mitigation, the benefits associated with
the proposed project, objectives established for the proposed project, and
specific overriding considerations described in the Statement of Overriding
Considerations.
E. FINDINGS REGARDING ALTERNATIVES
CEQA requires the analysis of "a range of reasonable alternatives to the project, or to
the location of the project, which would feasibly attain most of the basic objectives of the
project but would avoid or substantially lessen any of the significant effects of the
project." (Guidelines, Section 15126.6(c). Therefore, three alternatives were analyzed in
the EIR including: the "No Project" Alternative, which considers impacts associated with
existing General Plan land uses and densities; Alternative I, the "Less Intense" Project
Alternative; and Alternative II the "More Intense" Project Alternative.
A. No Project Alternative
1. Description of Alternative: Under the No Project Alternative, the BLM will retain
ownership of approximately 119.37 acres in the northern portion of the planning
area. Approved entitlements on all other lands in the planning area will remain in
place and be constructed as currently approved. Future development will
complete build out of the planning area at maximum allowable densities provided
for in the General Plan. This would allow 199 new residential units, including 12
new units in Low Density Residential, 77 units in Medium Density Residential,
and 110 new units in Mixed-Use/Mulit-Use Residential. Buildout of the existing
General Plan would also allow for 142,659 square feet of commercial, including
59,459 sq. ft. of Commercial, and 83,200 sq. ft. of Mixed Use/Multi-Use Service
Industrial. Finally, the No Project Alternative does provide for Institutional uses on
118.2 acres, however this alternative does not propose the COD
WVC/Alternative Energy development.
2. Comparison of Effects:
Aesthetics and Visual Resources: The No Project Alternative proposes no urban
development of vacant lands in the northernmost portion of the site, in contrast
with all of the other alternatives. These lands will remain under BLM ownership,
and based on the uses allowed under current BLM land classification, and
consistent with City development standards, it is assumed they would be used for
development of alternative energy uses, most likely solar arrays. Impacts would
vary based on the intensity of these uses.
The visual character of these neighborhoods is expected to remain generally as it
is currently, with in-fill of single-story residential development occurring on vacant
lots, including on lands in the northern portion of PA 4 along Tramview Road.
Future development under the No Project Alternative will be subject to existing
General Plan standards for heights and setbacks, which are to some extent more
restrictive than those proposed in the Specific Plan. Overall, the No Project
Alternative is expected to result in the least impacts to visual resources in the
planning area because of the limitations on use of the BLM property to the north.
rayu as
Air Quality: Construction impacts for the No Project Alternative are expected to
be less than construction impacts projected for the Preferred Alternative. This is
because the No Project alternative results in less intense land development.
Under the No Project Alternative, air quality emissions during operation at build
out would not exceed any of the SCAQMD thresholds, except for CO. All other
criteria pollutant emissions would result in less than significant impacts to air
quality.
Under the No Project alternative, greenhouse gas emissions are projected to be
less. With the implementation of sustainable design strategies, including
development of the onsite solar park, the No Project alternative would result in
greenhouse gas emission offsets through the production of onsite alternative
energy.
Biological Resources: The No Project alternative will have comparable impacts to
the Preferred Alternative. All vacant lands would be expected to eventually
develop, with native vegetation would be replaced by landscape materials, some
of which could be native plants. The potential impacts to the Whitewater Flood
Plain Conservation Area may be modestly reduced due to the assumed
development of solar energy arrays instead of the campus on the 119± acre PA
1. Under this alternative, the Sunrise Parkway would eventually be built and
would generate at least some impacts to the adjoining Conservation Area.
Cultural Resources: Impacts associated with this alternative would be generally
similar in terms of cultural and paleontological resources. Mitigation measures
would apply as they do for the Preferred Alternative.
Geology and Soils: Under this alternative, there will be 830 new residents and up
to 395 new residential units. This is approximately 8.3% less than the Preferred
Alternative, and therefore represents a slightly lower risk of exposing people and
structures to significant earthquake and associated hazards. This alternative
would also not result in development of the COD West Valley Campus, thereby
eliminating potential exposure of campus users at this site.
Hazardous and Toxic Materials. The No Project Alternative would see the
continued buildout of the General Plan, but the campus lands would develop as a
119± acre solar array, and while a solar array may bring its own complement of
materials to the site, the potential impacts would be expected to be appreciably
less than those associated with campus development.
Hydrology: Although the No Project alternative would eliminate the campus and
replace it with solar arrays, the net effect would not differ since either
development will be required to store the difference generated in runoff on the
project site. Therefore, the flooding and hydrology impacts associated with this
Ordinance No. 1789
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project are expected to be the same for each of the four alternatives.
Water Quality and Resources: New water demand for the No Project Alternative
would be approximately 186 acre-feet per year. Water demand for the No Project
Alternative is less than half of the water demand estimated for the Preferred
Alternative. Although the no project alternative would require less water
compared to the Preferred Alternative, neither alternative is expected to
substantially deplete groundwater supplies, interfere with groundwater recharge,
or violate water quality standards.
Land Use and Planning: Under the No Project Alternative, the BLM will retain
ownership of approximately 119.37 acres in the northern portion of the planning
area, which would be developed as a renewable energy generating facility
generating up to 20 megawatts. Approved entitlements on all other lands in the
planning area will remain in place and be constructed as currently approved.
Future development will complete build out of the planning area at maximum
allowable densities provided for in the General Plan.
This alternative still results in the development of a large-scale renewable energy
facility, but otherwise does not change or address the land use compatibility
issues raised by the current Mixed-Use/Multi-Use land use designation. The
current, somewhat uncoordinated mix of land uses would continue, with land use
compatibility being determined on a case by case basis. The potential for land
use incompatibilities remains the same.
Mineral Resources: There are no known mineral leases, claims or prospects
located on vacant lands in the planning area. These resources will no longer be
assumed available under any alternative considered.
Noise: The No Project Alternative will result in construction of fewer homes and
less commercial, industrial/mixed use development than the Preferred
Alternative. Under this alternative, the COD West Valley Campus will not be
developed. It will generate less traffic, and therefore is projected to generate a
lower level of noise-related impacts than the Preferred Alternative.
Population and Housing: The No Project Alternative would result in less
development within the project area, and would therefore result in less growth.
This alternative would slightly reduce the potential for induced growth, although
this potential is less than significant in the Preferred Alternative as well. This
alternative would not displace housing or people, similar to the Preferred
Alternative.
Recreational Resources: This alternative will result in an overall population and
potential recreational users that is approximately 9% less than the Preferred
Alternative scenario. The No Project alternative is subject to City open space
requirements for multi-family residential projects that are slightly higher than
Ordinance No. 1789
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those set forth in the Specific Plan and would therefore result in additional private
open space lands in multi-family development. There would be no new
development on vacant lands at the City-owned Desert Highland Park under the
No Project alternative. In the overall, the No Project and Preferred Alternatives
result in a similar level of impacts to recreational resources.
Transportation and Traffic: The No Project alternative has a greater trip reducing
effect when compared to the Preferred Alternative. Some roadway segments are
expected to carry the same traffic as the Preferred Alternative, while others have
a 12% or more decrease in volumes. From a volume analysis perspective, the
No Project is the least impacting.
Utilities/Service Systems and Public Services: Under the No Project Alternative,
approved and proposed development will increase population in the planning
area by 830. Based on the existing staff-to-population ratio in the City, one new
fire personnel will be required. The COD WVC would not be developed under
this alternative. From the perspective of fire protection staff and resources, this
alternative is slightly superior to other alternatives. However, this alternative does
not provide improvements to emergency access or other enhancements to
safety, as does the Preferred Alternative.
Under the No Project Alternative, one new police officer would be required,
based on the standard set forth in the General Plan. Overall the No Project
Alternative is slightly superior to other alternatives in terms of demand for police
services.
The No Project Alternative and the Preferred Alternative are the most similar in
terms of student generation, with the No Project generating slightly fewer
students.
The No Project Alternative will result in the consumption of 9,464,241 kilowatt
hours of electricity per year. This is the lowest demand of all the alternatives, and
is 6,772,446 kwh/year less than the Preferred Alternative.
Under the No Project Alternative, natural gas consumption is estimated at
3,257,862 cubic feet/month (cf/mo), including approved and future development.
This is 3,111,870 cf/mo less than the Preferred Alternative and represents the
least demand for natural gas resources of all alternatives.
Total solid waste generation for the No Project Alternative will be 1,230 tons per
year. The No Project Alternative is expected to generate the lowest amount of
solid waste of all the development alternatives.
The No Project Alternative will generate approximately 83,070 gallons of
wastewater per day. None of the alternatives is expected to generate wastewater
flows in excess of the capacity of the City treatment plant.
rage08
3. Findings: As discussed above, and confirmed in the EIR, the City of Palm
Springs compared the relative impacts and benefits of the proposed project and
the No Project Alternative, and did not select this Alternative. The Proposed
Project, as described in Section C of these Findings, incorporates monitored
mitigation measures and other features that will substantially reduce the
environmental effects of the proposed project.
4. Facts: The objectives of the project, as well the policies and programs of the
General Plan, and the goals of the College Park Specific Plan would not be
implemented with this alternative. Although this alternative would reduce impacts
to a greater degree than the other alternatives, the benefits of this alternative
would not be comparable. This alternative would not generate the levels of
employment of the other alternatives, would not create the College of the Desert
West Valley Campus, and would not provide the redevelopment opportunity
associated with the Preferred Alternative.
B. Alternative I: Less Intense Alternative
1. Description of Alternative: Under the Less Intense Alternative, all existing
entitlements will remain in place. These include buildout of the Desert Highland,
Gateway Estates and Mountain Gate neighborhoods, as well as all approved
residential, commercial and industrial development. The BLM land sale to the
City will occur, however, the COD WVC will not be developed; instead, these
lands will be developed for Very Low Density Residential at an average density
of 3 du/ac. A General Plan Amendment will be required to change the current
General Plan land use designation, "School" to "Very Low Density Residential".
Proposed multi-family, commercial and business park development will be
constructed as described under the Preferred Alternative but at less intense
levels. This alternative would allow 531 new residential units, including 354
single-family residential units, and 177 new multi-family residential units. Buildout
would also allow for 19,000 sq. ft. of commercial, and 36,608 sq. ft. of business
park.
2. Comparison of Effects:
Aesthetics and Visual Resources: The Less Intense Alternative will most notably
alter the visual character of the site through development of 354 single-family
residential units on currently vacant BLM lands to the north. Under the Preferred
Alternative these lands are proposed for campus and alternative energy
development. Whereas the Preferred Alternative provides for a relatively low
visual-impact use (solar arrays) along the western portion of the COD site
nearest the existing Mountain Gate community, the Less Intense Alternative
would place homes in this area.
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Potential impacts to sensitive viewsheds include mountain and valley views from
Mountain Gate, impacts to privacy for both residential communities, and the
creation of new sources of light and glare. Since the elevations on the respective
properties are approximately the same, future development plans will need to
incorporate design features such as building orientation and massing,
landscaping and screening, to ensure privacy while retaining desirable
viewsheds. Mitigation measures would be applied similar to those for the
Preferred Alternative.
Air Quality: Construction impacts for the Less Intense Alternative are expected to
be slightly less than construction impacts projected for the Preferred Alternative.
This is due to the somewhat decreased intensity of land development proposed
under this alternative. Operational air emissions would exceed SCAQMD
thresholds for CO and ROG. All other criteria pollutant emissions would result in
less than significant impacts to air quality. Compared to the proposed
alternatives, the Less Intense Alternative results in slightly fewer air quality
impacts under the business as usual condition. It should be mentioned that even
with the implementation of sustainable design strategies CO and ROG thresholds
would still be exceeded.
Biological Resources. Under this alternative, biological species would likely be
similarly impacted as under the Preferred Alternative. Currently vacant lands
would be replaced by neighborhoods, commercial areas, and limited open
spaces. Compared to the campus development, 360 homes at this location
adjacent to the Conservation Area would have potentially greater impacts than
the campus, with the increased potential for roving dogs and cats, and more
likely human intrusion into these lands.
Cultural Resources. Impacts associated with this alternative would be generally
similar in terms of cultural and paleontological resources. Mitigation measures
would apply as they do for the Preferred Alternative.
Geology and Soils: The Less Intense Alternative would result in development of
1,527 units, and a population increase of 727, an approximately 83.9% increase
over the Preferred Alternative. However, the COD West Valley would not be
developed under this alternative so neither 10,000 FTES nor staff would be
present on the site in the event of a major earthquake.
Hazardous and Toxic Materials: This alternative would result in the development
of an additional 354 dwelling units in PA 1, where the College is planned under
the Preferred Alternative. This increases the buildout population in the planning
area, and therefore arguably increases the scope of exposure to any potential
release. The amount of potential new industrial development is the same under
all alternatives.
Hydrology: The same basic management approach will be imposed on all
urdinance No. 1189
Page 60
development in the planning area, regardless of the land use scenario that builds
out. Therefore, the flooding and hydrology impacts associated with this project
are expected to be the same for each of the four alternatives.
Water Quality and Resources: The Less Intense Alternative water demand is
projected to be 382 acre-feet per year. Compared to the Preferred Alternative,
this alternative would demand an equal quantity of water. Thus, the Less Intense
Alternative is expected to have similar impacts to water resources as the
Preferred Alternative, in that the Less Intense Alternative will not substantially
deplete groundwater resources, impact water quality, interfere with groundwater
recharge, or violate water quality standards.
Land Use and Planning: Under the Less Intense Alternative, all existing
entitlements will remain in place. The Less Intense alternative lacks the formative
and catalytic effects of the community college campus. There is also a loss in
land use and infrastructure efficiencies with lower density residential
development. The synergistic effects expected from the Preferred Alternative
would not be realized in the Less Intense alternative and "business as usual",
along with its existing undesirable traits, would be perpetuated.
Mineral Resources: There are no known mineral leases, claims or prospects
located on vacant lands in the planning area. These resources will no longer be
assumed available under any alternative considered.
Noise: As compared with the Preferred Alternative, the Less Intense Alternative
reduces noise impacts along several roadway segments; these decreases are
less than 1 dBA and are therefore considered insignificant. It also increases
impacts along some segments, again by less than 1 dBA. The Less Intense
Alternative results in audible decreases in noise impacts along two modeled
roadway segments, as compared with the Preferred Alternative.
Population and Housing: The Less Intense Alternative would result in less
development within the project area, and would therefore result in less growth.
This alternative would slightly reduce the potential for induced growth, although
this potential is less than significant in the Preferred Alternative as well. This
alternative would not displace housing or people, similar to the Preferred
Alternative.
Utilities/Service Systems and Public Services: The Less Intense Alternative will
result in an increase in the planning area population of 1,527, which could require
the addition of two fire staff. While this alternative does not provide for
development of the COD WVC, it proposes residential uses on those lands,
which will increase demand for fire protection services and potentially increase
response times.
Ordinance No. 1789
Page 61
The Less Intense Alternative will result in an increased population of 1,527 and
would require the addition of two sworn police officers. While this alternative does
not provide for development of the COD WVC, it proposes residential uses on
those lands, which will increase demand for police services and potentially
increase response times.
The Less Intense Alternative has the greatest potential for additional student
generation, in that it proposes construction of 531 residences. Each project
alternative would be subject to developer impact fees to be calculated based on
current State requirements. It is estimated that the Less Intense Alternative
would be required to pay the largest amount of fees, given the level and type of
development that would occur.
The Less Intense Alternative will generate demand for 10,558,012 kwh/year of
electricity, or 5,678,675 kwh/year less than the Preferred Alternative. Here too,
the potential exists for on-home PV systems, although these are not assumed in
the Less Intense Alternative.
The Less Intense Alternative is projected to consume 5,281,532 cf/mo, or
1,088,200 cf/mo less than the Preferred Alternative.
Total solid waste generation for the Less Intense Alternative would be
approximately 1,768 tons annually.
The Less Intense Alternative will generate approximately 122,109 gallons of
wastewater per day. Development of the proposed COD site, either for campus
uses or residential development, as proposed under the Less Intense Alternative,
will require the extension of new sewer lines from existing laterals in the planning
area. None of the alternatives is expected to generate wastewater flows in
excess of the capacity of the City treatment plant.
The Less Intense Alternative will consume approximately 382.8 acre-feet of
water per year. DWA has a network of water mains and distribution lines
throughout developed portions of the planning area, from which laterals will be
extended to serve new development on the site.
Recreational Resources: This alternative results in 68.7% increase in population
over the Preferred Alternative, based on approved and proposed residential
development. New single-family residential development would replace proposed
campus uses. Based on City standards for provision of parklands, 3.7 acres of
open space would be required to serve the buildout population of these new
units. Open space requirements for new multi-family units would be the same as
for the Preferred Alternative.
Transportation and Traffic: The traffic impacts associated with the Less Intense
alternative are comparable to or modestly less than those associated with the
Ordinance No. 1789
Page 62
Preferred Alternative. Decreases in link volumes are as high as 10%, and in
some locations the volumes are the same. The Less Intense Alternative is
moderately superior to the Preferred Alternative.
3. Findings --As discussed above, and confirmed in the EIR, the City of Palm
Springs compared the relative impacts and benefits of the proposed project and
Less Intense Alternative, and did not select this Alternative. The Preferred
Alternative, as described in Section C of these Findings, incorporates monitored
mitigation measures and other features that will substantially reduce the
environmental effects of the proposed project.
4. Facts — The Less Intense Alternative does not meet the objectives of the
proposed project or the General Plan, and does not meet many of the benefits
associated with the proposed project, as outlined in Section A of these Findings.
Therefore, the City rejected the Less Intense Alternative.
C. Alternative II: More Intense Alternative
1. Description of Alternative. Development proposed under the More Intense
Development Scenario is the same as for the Preferred Alternative, with the
exception that development intensities are increased. All existing entitlements will
remain in place, however, under this alternative it is assumed that the 32@Agave
project will build out as follows:
• Built units: 3 single-family on approximately 0.5 ac @ 6 du/ac
• Unbuilt units will be developed as multi-family on remaining lands,
approximately 4.8 acres, @ 15 du/ac: 72 du. Note that since the
transmittal of the CPSP NOP, this project has received new approvals
(now called Vista San Jacinto) for 72 apartments and three single family
homes)
The More Intense Alternative (Alternative II) provides for development of the
COD WVC, however, the core campus development would be increased by
approximately 325,000 square feet (77%) and is therefore expected to
accommodate an additional 6,000 full-time equivalent (FTE) students for a total
of 16,000. Approximately 300 multi-family dwelling units will be developed at a
density of 15 du/ac on 20± acres on the campus site. While the precise location
of these apartments has not been identified, access would be provided by
Sunrise Parkway extended. These units will be for use by COD faculty, staff and
students.
2. Comparison of Effects:
Aesthetics and Visual Resources: The More Intense Alternative is expected to
generate the highest level of impacts to visual resources of all the development
Ordinance No. 1789
Page 63
scenarios. The More Intense Alternative proposes a similar, albeit slightly
reduced level of Business Park and Commercial land uses as compared with
either the Preferred Alternative or the No Project Alternative. In the overall, these
uses, which will occur within PA 3 and PA 5, are expected to result in similar
impacts to visual resources in the planning area. For all alternatives, they are
consistent with existing uses and the existing visual character of the area.
Overall, the More Intense Alternative will generate the greatest level of impacts to
visual resources.
Air Quality: Construction impacts for the More Intense Project Alternative are
expected to be slightly greater than construction impacts projected for the
Preferred Alternative. This is due to the somewhat increased intensity of land
development proposed under this alternative. Although emissions associated
with construction activities from the More Intense Alternative may be slightly
elevated compared to the Preferred Alternative, construction related air quality
impacts are expected to be less than significant and remain below established
thresholds for all criteria pollutants. Likewise, greenhouse gas emissions from
construction operations are expected to be less than significant, although
quantities may be somewhat elevated compared to the Preferred Alternative.
The More Intense Alternative would result in similar impacts to air quality as the
Preferred Alternative, in that CO, NOx, and ROG thresholds would be exceeded
under operational activities. Even with implementation of sustainable design
strategies that reduce stationary source emissions, moving sources are projected
to result in significant and unavoidable impacts to CO, ROG, and NOx.
Greenhouse gas emissions for the More Intense Project Alternative, are
projected to increase compared to the Preferred Alternative. Impacts to air quality
as a result of greenhouse gas emissions would be considered significant due to
moving source emissions.
Biological Resources: This alternative would result in the development of all
vacant lands and would see a general intensification in land use. Furthermore,
this alternative allows for the development of up to 300 residential units on the
campus, which would contribute the same sort of edge effects of roving pet and
uncontrolled human intrusion into the Conservation Area as in the Less Intense
Alternative.
Cultural Resources: Impacts associated with this alternative would be generally
similar in terms of cultural and paleontological resources. Mitigation measures
would apply as they do for the Preferred Alternative.
Geology and Soils: Under the More Intense Alternative, there would be 1,697
dwelling units and a population increase of 851. This is a 97.4% increase over
the Preferred Alternative. The COD West Valley Campus would generate an
additional 6,000 full-time equivalent students (FTES) than would the Preferred
Ordinance No. 1789
Page 64
Alternative. In terms of potential risk to people and structures from geotechnical
hazards, therefore, the More Intense Alternative has the greatest potential to
expose people and structures to injury and damage from earthquake hazards.
Hazardous and Toxic Materials: This alternative would result in the highest
residential density in the planning area at buildout of all the alternatives. In the
vicinity of the industrial uses, residential densities would be maximized. In the
overall, this alternative increases the risk of exposure to hazardous and toxic
materials.
Hydrology: Based upon the analysis set forth in Section III of the EIR, and current
implementation of the Master Drainage Plan, it appears that all of the project
alternatives will have much the same impacts on regional hydrology and facilities.
The same basic management approach will be imposed on all development in
the planning area, regardless of the land use scenario that builds out.
Water Quality and Resources: This alternative would increase water demand to
503 acre-feet per year, which is an increase of 24% compared to the Preferred
Alternative. Due in part to the large quantity of groundwater in storage, it is
expected that there would be sufficient groundwater supplies available to meet
the water demand projected under the More Intense Alternative without
substantially depleting groundwater supplies or interfering with groundwater
recharge. As development strategies would be similar to the Preferred
Alternative, the More Intense Alternative is not expected to violate water quality
standards or substantially impact water quality.
Land Use and Planning: Development proposed under the More Intense
Development Scenario is the same as for the Preferred Alternative, with the
exception that development intensities are increased. There would be no
freestanding alternative energy generation facilities on the COD WVC site.
However, development is expected to integrate renewable energy systems.
While the intensity of land uses in greater under the More Intense alternative, the
net effects of land use compatibility are essentially the same as those for the
Preferred Project.
Mineral Resources: There are no known mineral leases, claims or prospects
located on vacant lands in the planning area. These resources will no longer be
assumed available under any alternative considered.
Noise: Under this alternative, as compared with the Preferred Alternative,
potentially audible differences are projected along two roadway segments. In the
overall, the More Intense Project has the greatest potential to generate noise
impacts along study area roadways.
Population and Housing: This alternative would result in the greatest growth in
the project area, and would therefore have greater potential to induce growth,
Ordinance No. 1789
Page 65
although impacts would still be less than significant. This alternative would not
displace housing or people, similar to the Preferred Alternative.
Utilities/Service Systems and Public Services: The More Intense Alternative
(Alternative II) will increase population in the planning area, thus requiring the
addition of two fire staff. Like the Preferred Alternative, this alternative also
provides for development of the COD WVC, which will further increase demand
for fire protection resources and staff.
The More Intense Alternative is the most demanding of all alternatives in terms of
demand for police services, in that it would require two additional officers based
on population.
The More Intense Alternative has greatest potential for additional student
generation. Each project alternative would be subject to developer impact fees to
be calculated based on State requirements.
The More Intense Alternative will generate the highest demand for electricity,
22,829,148 kwh/year. This is 6,592,461 kwh/year more than the Preferred
Alternative. It should be noted that both the More Intense and Preferred
Alternatives provide for development of the COD West Valley Campus and
associated alternative energy uses. For the More Intense Alternative, these uses
are incidental to other development on campus, with no freestanding solar arrays
such as are envisioned under the Preferred Alternative.
Natural gas consumption for the More Intense Alternative is estimated at
9,646,369 cf/mo, or 1,187,557 cf/mo more than the Preferred Alternative. This
alternative generates the most demand for natural gas.
Total solid waste generation for under the Most Intense Alternative would be
approximately 2,554 tons annually. The More Intense Alternative is expected to
result in the most solid waste generation.
The More Intense Alternative will generate approximately 215,166 gallons of
wastewater per day. This is 72,603 gallons per day, or approximately 50.9%
more than the Preferred Alternative.
The More Intense Alternative is estimated to use 502.6 acre-feet of water per
year. Of all project scenarios, the More Intense Alternative is the most
demanding in terms of water resources, while the No Project is the least
demanding. DWA has a network of water mains and distribution lines throughout
developed portions of the planning area, from which laterals will be extended to
serve new development on the site.
Recreational Resources: This alternative proposes no new single-family
residential development. It proposes an additional 20 acres of multi-family
Ordinance No. 1789
Page 66
residential development to provide staff and student housing on the COD
campus. Based on Specific Plan standards, this alternative would require
allocation of 6 acres of open space lands to serve new multi-family development.
The More Intense Alternative would generate a population that is more than twice
that of the Preferred Alternative, resulting in higher demand for recreational
facilities.
Transportation and Traffic: Although the More Intense alternative does result in a
substantial intensification of some land uses, the impact on area traffic is
comparable to or moderately greater than the Preferred Alternative; increases in
traffic are up to about 6 percent. All of the project intersections would continue to
operate at acceptable levels of service with the mitigation measures set forth for
the Preferred Alternative.
3. Findings —As discussed above, and confirmed in the EIR, the City of Palm
Springs compared the relative impacts and benefits of the proposed project and
More Intense Alternative, and did not select this Alternative. The Preferred
Alternative, as described in Section C of these Findings, incorporates monitored
mitigation measures and other features that will substantially reduce the
environmental effects of the proposed project.
4. Facts — The More Intense Alternative does not meet the objectives of the
proposed project, and does not meet many of the benefits associated with the
proposed project, as outlined in Section A of these Findings. Therefore, the City
rejected the More Intense Alternative.
D. Environmentally Superior Alternative
The No Project Alternative, which results in only limited new development, and
continuation of the General Plan policies, represents the environmentally superior
alternative. Under this alternative, impacts associated with aesthetics, air quality,
geology and soils, hydrology and water resources, hazards and hazardous materials,
noise, traffic and public services and utilities would be reduced.
However, even under this alternative, impacts associated with air quality would remain
significant, and would be unavoidable. The exception, however, is that the No
Alternative Project would only exceed CO thresholds during operation, as opposed to
the CO, NOx, and ROG pollutants, which would be exceeded with the Preferred
Alternative.
This alternative does not meet the long term goals of the City to broaden educational
opportunities to its residents, or to improve the neighborhood character of this part of
the City. This alternative would not provide the redevelopment potential of the Preferred
Alternative, or the renewable energy sources contemplated for the proposed project
area.
rageof
F. FINDINGS REGARDING MITIGATION MONITORING PROGRAM
Section 21081.6 of the Public Resources Code requires that when a public agency is
making the findings required by State CEQA Guidelines Section 15091(a) (1), codified
as Section 21081(a) of the Public Resources Code, the public agency shall adopt a
reporting or monitoring program for the changes to the proposed project which it has
adopted or made a condition of approval in order to mitigate or avoid significant effects
on the environment.
The City of Palm Springs hereby finds and accepts that the Mitigation Monitoring
Program, which is incorporated into the EIR, meets the requirements of Section 21081.6
of the Public Resources Code by providing for the implementation and monitoring of
measures intended to mitigate potential environmental impacts.
In the event of any inconsistencies between the Mitigation Measures as set forth
in the EIR and the Mitigation Monitoring and Reporting Plan, the Mitigation
Monitoring and Reporting Plan shall control.
G. SECTION 15091 AND 15092 FINDINGS
Based on the foregoing findings and the information contained in the record, the City of
Palm Springs has made one of more of the following findings with respect to the
significant effects of the proposed project:
a. Changes or alterations have been required in, or incorporated into, the proposed
project that avoid or substantially lessen the significant environmental effects as
identified in the Final Environmental Impact Report.
b. Some changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such changes
can and should be adopted by such other agency.
c. Specific economic, legal, social, technological, or other considerations, including
provision of higher education to benefit society, employment for trained workers,
and implementation of high technology alternative energy sources make
infeasible the mitigation measures or alternatives identified in the Final
Environmental Impact Report.
Based on the foregoing findings and the information contained in the record, and as
conditioned by the foregoing findings:
a. All significant effects on the environment due to the proposed project have been
eliminated or substantially lessened where feasible as discussed in Sections B
and C of these Findings.
Ordinance No. 1789
Page 68
b. The benefits of the proposed project set forth in the foregoing Statement of
Overriding Considerations, and as noted in Section D of these Findings,
outweigh any remaining significant effects of the project on the environment
found to be unavoidable.
c. The documents and materials that constitute the record of proceedings on which
these Findings have been based are located at the City of Palm Springs Planning
Department, 3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262. The
custodian for these records is the Director of Planning Services. This information
is provided in compliance with Public Resources Code section 21081.6.
OrdinanceNo. 1789
Page 69
COLLEGE PARK SPECIFIC PLAN
EXHIBIT "B"
STATEMENT OF OVERRIDING CONSIDERATIONS
The City of Palm Springs ("City") hereby adopts and makes this statement of
overriding considerations concerning the College Park Specific Plan's
unavoidable significant impacts to explain why project benefits override and
outweigh unavoidable impacts. CEQA requires the decision-making agency to
balance the economic, legal, social, technological or other benefits of a project
against its unavoidable environmental risks when determining whether to
approve the project. If the benefits of the project outweigh the unavoidable
adverse effects, those effects may be considered acceptable. CEQA requires the
agency to provide written findings supporting the specific reasons for considering
a project acceptable when significant impacts are unavoidable. Such reasons
must be based on substantial evidence in the EIR or elsewhere in the
administrative record. Those reasons are provided in this Statement of
Overriding Considerations.
The City finds that the project will create substantial economic, legal, social,
educational, technological, or other benefits that will enhance the quality of life for
residents, businesses and visitors, resulting in increased investment within the
City of Palm Springs. Each benefit set forth below constitutes an overriding
consideration warranting approval of the project, independent of other benefits,
despite each and every unavoidable impact. The following overriding
considerations apply independently to each unavoidable impact:
1. Adoption of the proposed project will provide the City with a variety of
educational, industrial, retail, office, recreational and residential opportunities,
which currently do not exist in the College Park planning area of the City.
2. The economic and social benefits of an energy-efficient mix of land uses, and
new development and redevelopment will enhance the residential, educational,
industrial, retail and service experience for residents, costumers and clients, and
attract new businesses to the City, which will promote investment and create new
employment opportunities within the City.
3. The presence of substantial residential units in the College Park planning area
will enhance the City's jobs/housing balance, by providing residents with an
opportunity to live in close proximity to their workplace.
Ordinance No. 1789
Page 70
4. The proposed project will generate substantial improvements, and increase sales
and property tax revenue for the City, which will allow the City to enhance
residents' quality of life.
5. Development of new business park and industrial enterprises, retail and office
uses will provide local and regional residents with high quality technical jobs and
professional services that are conveniently situated, thereby reducing vehicle
miles traveled, and improving air quality.
6. The College Park Specific Plan focuses on the development of education and
training in sustainable technologies, and facilitates the development of more than
10 megawatts of solar power in the planning area that will off-set impacts to local
and regional air quality and promote the development and implementation of
solar thermal and photovoltaic technologies in the planning area and throughout
the City.
7. The interaction created by the mix of uses provided for in the College Park
Specific Plan, between residential, educational, commercial and industrial uses,
will provide a social benefit centered on the public gathering place located at the
future West Valley Campus of College of the Desert and planned commercial
centers near residential neighborhoods within the planning area.
Build out of the College Park Specific Plan is projected to have a net positive effect on
the City's economy. Major revenue sources will include property tax and sales tax, and
indirect revenues from enhanced education and higher paying jobs. Additional revenue
sources will be generated from developer impact fees, building permits, utility taxes,
business licenses, and other development-related fees. The economy of the project is
expected to be self-sustaining at build out, as its annual revenues are expected to
outweigh its annual costs.
The City finds that the specific benefits associated with the proposed Specific Plan
override and outweigh the project's significant environmental impacts identified in the
EIR and in the record. In making this finding, the City has balanced the benefits of the
College Park Specific Plan against its unavoidable impacts and has determined that the
project's unavoidable impacts are acceptable in light of these benefits.
uralnance No. 1ttSU
Page 71
CITY OF PALM SPRINGS
MITIGATION MONITORING AND REPORTING PROGRAM FOR CEQA
COMPLIANCE
DATE: April 20, 2011 PROJECT LOCATION: West of
CASE NO.: College Park Specific Plan Highway 111, south of the Chino C
5.1232 Levee and generally north of San R
EIR NO: SCH No. 2009101015 APPROVAL DATE: April 20. 20
APPLICANT: City of Palm Springs
THE FOLLOR'ING REPRESENTS THE CITY OF PALM SPRINGS
MITIGATION MONITORING PROGRAM FOR THE ENVIRONMENTAL
IMPACT REPORT FOR COLLEGE PARK SPECIFIC PLAN
COLLEGE PARK SPECIFIC PLAN
INUTIGATION MONITORING AND REPORTING PROGRAM
Introduction
The College Park Specific Plan. as a«hole, has the potential to pose significant
impacts on certain environmental resources. In order to assure that impacts from
implementation of the Specific Plan are less than significant, mitigation
measures have been developed and integrated into the project.
Summary Mitigation Measures Responsible Party Timing Compliance Check
Visual Resources
1. Individual project site City Planning Application Plan submittals
plans, grading and drainage Department processing.
plans, architecture and
landscape architecture
designs shall confirm to the
design guidelines set forth in
the College Park Specific Plan submittals
Plan, as reviewed and City Planning Application
approN ed by the City of Department processing and
Palm Springs. grading plan
2. Landscaping plans and approval
materials applied to the perimeter
of individual projects, including
the boundary bet�N een the College
of the Desert campus and adjacent
lands, shall serve to create a
harmonious transition bete een the
natural and built environment.
Consistent -,tiith local conditions,
native and appropriate non-
Ordinance No. 1769
Page 72
invasive non-native plants shall be Plan submittals, site
utilized to the greatest extent inspections
practicable. Visual order to City Planning
landscape designs and materials
should be used to establish or Department Application
enhance 1 isual order to processing and
streetscapes. parking areas. grading plan
building perimeters and common approval
open space areas.
3. As prescribed in the Specific
Plan, Nvalls and fences shall be
constructed as so as to maintain
open N istas to the greatest extent
practicable, and to define and
delineate surrounding areas. Plan submittals,
Where walls and fences are building inspections
planned they shall incorporate City Planning
landscaping to frame x ie�x s, Department And
obscure or soften hard edges and Building and Application
enhance security. Inteinal security
Safety Department processing and
fencing shall use quality
materials. and perimeter Nvalls and issuance of Plan submittals,
fences shall not exceed six feet in building permits building inspections
height except as otherNise
approved by the City. City Planning
3. All outdoor lighting shall be in Department And
compliance NNith the dark sky Building and Application
requiiements of Section 93.21,00 Safety Department processing and Plan submittals,
of the Palm Springs Municipal issuance of building inspections
Code and the Specific Plan building permits
Design Guidelines.
3. All deN elopment plans, including Cite Planning
grading and site plans, detailed Department And Plan submittals.
building elevations and landscape Building and Application
plans shall be Submitted to the Safety Department processing and
City for revie« and approval prior issuance of
to the issuance of building
permits. building permits
Planning
6. The development shall provide Department Plan submittals,
adequately and appropriateh Application plan check and
scieened outdoor storage loading
areas, truck storage, trash storage processing building inspections
and other service areas
-.To the extent practicable. neNN
development shall provide planning
protected and enhanced outdoor Department
seating areas, appmpiiate levels of
lighting, limited signage, and the Application
thoughtful use of landscaping that processing
preserves and enhances visual
resources.
Ordinance No. 1789
Page 73
Plan submittals
Q, 11 project signage shall be in
compliance «ith the Design
Guidelines set forth in the College
Park Specific Plan. Signage shall
be limited to the minimum size,
scale and number needed to
pro-,ide adequate exposure for planning Plan submittals
identification and to pro,,ide Department
direction, NN hile minimizing
impacts on traffic safety, Application
streetscape. scenic viewsheds and processing
the aesthetic character of the
development.
9. Each development shall provide Planning
detailed trite planning, building Department
massing, preliminary architcctuic. Application
color and materials, signage and process
lighting program. that sen•e to
reduce visual impacts on the
surrounding environment to a less
than significant level.
10. The following design
strategies «vill reduce
reliance on traditional
automobiles for
transportation:
• provide
interconnecting,
pedestrian and bicycle
paths among
residential,
commercial,
recreational, and
institutional land uses,
• establish
comprehensive public
transit routes that
provide shaded seats at
bus stop areas,
• promote the use of
electric vehicles and
alternative modes of
transport by providing
safe and convenient
bicycle parking and
preferential plug-in
1J1u11101160 IVO. 1IOU
Page 74
stations for electric
vehicle parking; and
• incorporate
recreational open
space adjacent to
residential land uses.
Summary Mitigation Measures Responsible Party Timing Compliance Check
:fir QualitN
1. Grading and Planning :Npplication Building and Safety
development permits shall Department processing Department
be revieNved and
conditioned to require the
provision of all reasonably
available methods and
technologies to assure the
minimal emissions of
pollutants from the Planning Prior to issuance Building and Safety
development, including Department and of grading and Department
proper vehicle Building and building permits
maintenance and site Safety
watering schedules. Deopartment
2. To reduce construction-
related traffic congestion,
the developer and
contractors shall configure On-going during Building and Safety
construction parking to construction Department
minimize traffic Building and
interference; provide a Safety Department
flag person to ensure
safety at construction
sites, as necessary; and
schedule operations
affecting roadv,ays for
off-peak hours, as
practical.
3. In response to
requirements of
SCAQMD to monitor air
quality impacts associated Plan check Building and Safety
with fugitive dust from Department
Ordinance No. 1759
Page 75
site disturbance and Building and
grading activities, all Safety Department
construction activities
within the proj ect
boundary shall be subject
to Rule 401 Visible
Emissions, Rule 402
Nuisance, and Rule 403
Fugiti,,e Dust. The Citv
shall coordinate -viith the
project developers to
encourage the phasing and
staging of development to Plan check
assure the lowest College of the
construction-related Desert plan checker
pollutant emission levels College of the
practical. As part of the Desert
grading permit process,
the applicant shall
concurrently submit a dust
control plan as required by
SCAQMD in compliance Plan check
with Rule 403.
Plan check and
5. To minimize building building inspections
energy requirements, the Building and
developer may also Safety Department On-going
implement the following:
• assure the thermal
integrity of buildings College of the
and reduce the thermal Desert
load «ith automated College of the
time clocks or Desert During and
occupant sensors; foloNving
• use efficient «-indo-,v construction
glazing, wall
insulation and Site and building
Ventilation methods; inspections
• install light colored Building and Application
"cool" roofs and cool Safety Department processing and
pavement; plan check
• introduce efficient Plan check and
heating and other building inspections
appliances, such as Planning
water heaters, cooking Department,
equipment, Building and
Ordinance No 1169
Page 76
refrigerators, furnaces Safety Department
and boiler units;
6. Architecture and
building design and
materials for College of
the Desert facilities shall
utilize green buildings and
alignment principals. Application
including standards as processing and
defined in the Leadership grading plan
in Enertiy and approval Plan check and
Environmental Design building inspections
(LEER) Green Building
standards, the use of solar Building and
panels, and other Safety Department
appropriate sustainable
design strategies to assure
that a net zero energy
demand is realized.
7. Onsite buildings and
development, other than
the college, including
substantial remodeling of
eXisting development,
shall exceed Title 24
requirements by a
minimum of 20%.
S. The College should
offer educational
programs and
demonstration gardens to
inform the public and
businesses of energy and
water efficient techniques
and sustainable practices.
9. RecNcling and
composting facilities and
programs shall be made
available to divert the
landfill waste stream.
VIUIIICUwe IVV. IIV.7
Page 77
10. The following design
strategies will reduce
reliance on traditional
automobiles for
transportation:
• provide
interconnecting
pedestrian and bicycle
paths among
residential.
commercial,
recreational, and
institutional land uses;
• establish
comprehensive public
transit routes that
provide shaded seats at
bus stop areas;
• promote the use of
electric vehicles and
alternative modes of
transport by providing
safe and convenient
bicycle parking and
preferential plug-in
stations for electric
vehicle parking, and
• incorporate
rccreational open
space adjacent to
residential land uses.
11. To reduce PM,0
emissions, the developer
shall implement
appropriate and effective
measures, including those
described in the EIR, and
Ni hich should be folloNN ed
to the greatest extent
practicable.
Summary Mitigation Measures Responsible Party Timing Compliance Check
Biological Resources
l. Burrowing Owl and planning Prior to the Planning
the Migratory Bird Treaty
Ordinance No. 1789
Page 78
Act (MBTA) Given that Department issuance of Department
suitable burrowing oNN 1 grading permits
habitat has been observed
on the future West Valley
Campus site, it is
recommended that a
focused surrey for
burrowing owl, in
accordance with agency-
accepted protocol, be
conducted at this location
to conclusively determine
presence or absence on-
site. A relocation effort
acceptable to the resource
agencies may be required
if active burroNvs are
found during pre-
development surveys.
Pavment of the
CVMSHCP
development/mitigation.
fee and adherence to the
MBTA and owl relocation
requirements, if located,
«ill reduce potential
environmental
consequences to
burrowing oNN is to less
than significant levels.
Also excluded from
coverage under the
CVMSHCP are a variety
of common bird species Building and Prior to the Building and Safety
that arc also protected by Safety Department issuance of Department and
the MBTA. This includes and College of the grubbing or College of the
virtually all native Desert grading permits Desert
migratory and resident
bird species, including the
loggerhead shrike and
black-tailed gnatcatcher
which are knov n to occur
in the vicinity. Avoidance
of impacts to nesting
migratory birds is a
requirement of
ll1U11IC31II.0 IVV. I!Oa
Page 79
10(A)(1)(B) Take Permit
issued for the CVMSHCP
Permittees, which includes
the City. In order to avoid
impacting nesting birds,
either avoidance of
project-related disturbance
during the nesting season
(generally from January College of the Prior to Planning
15 through July 31 for the Desert development Department and
Coachella Valle-) or approvals College of the
nesting bird sun eys Desert
conducted by a qualified
ornithologist or biologist
immediately prior to site
disturbance during the
nesting season would
likely be required.
?. CVMSHCP
Development Impact Fee
Linder the CVNISHP, land
development+'mitigation
fees shall be collected
prior to the initiation of
site grading to support the
assembly of a preserve
system for the covered
species and natural
vegetation communities
NNithin areas identified as
having high consern ation
value. The
development,mitigation
fees are $5,730 per acre
for non-residential
(commercial, industrial,
institutional, etc.) projects.
Fees for residential
development projects vary
according to how man}'
units are proposed for the
site. A fee of $1,284 per
dwelling unit shall be paid
for projects having 0-8
units per acre proposed, a
fee of$533 per dwelling is
viUIIlaxIGG IVu. 1/OZI
Page 80
required for projects
having 8.1-14 units built;
and a fee of $235 per
dvi-elling for projects with
14 or more units per acre.
3. CVMSHCP Land Use
Adjacencv Guidelines
As noted above, the
Whitewater Floodplain
Consen-ation Area is
contiguous to the northern
portion of the CPSP
planning area. The
adjacency of this
CVMSHCP Conservation
Area to the future 'West
Valley Campus will
require that development,
use and obsen-ation of
Land Use Adjacency to
avoid or minimize
potential "edge effects".
These guidelines, which
herein serve as mitigation
measures, are as follows:
Planning
Drainage: Department and Prior to project Planning
Development projects College of the approval Department and
adjacent to or within a Desert Building and Safety
Consen ation Area shall Department
incorporate plans to
ensure that the quantity
and quality of runoff
discharged to the adjacent
Conservation area is not
altered in an adt erse way
when compared with
existing conditions.
Stormwater systenls shall
be designed to prevent the
release of pollutants (e.g.,
toxins, chemicals,
petroleum products, exotic
plant materials) or other
elements that might
degrade or harm
VIUIIIGI14C. IVU. I/U,7
Page 81
biological resources or
ecosystem processes
NNithin the adjacent
Conservation Area.
Toxics_ Land uses, including
development adjacent to
or within a Conservation
Area, that use chemicals
or generate toxic or
potentially toxic
bioproducts (e.g., manure)
or may adversely impact
native wildlife and plant
species, their habitat. or
water quality, are required
to incorporate measures to
ensure that application of
such chemicals does not
result in any discharge to
the adjacent Conservation
Area.
Lighting_ Lighting in areas
proposed for development
that are adjacent to or
located within
Conservation Areas, shall
be shielded and directed
away from the
Conservation Area.
toward the developed
areas. Landscape shielding
or other appropriate
methods shall he
incorporated in project
designs to minimize the
effects of lighting adjacent
to or within the adjacent
Conservation Area in
accordance with the
guidelines included in the
Implementation Manual.
Noise: Noise generated from
development projects
VIUIIIQIIIiG IVU. I/OU
Page 82
adjacent to or within a
Conservation Area in
excess of 75 dBA shall
incorporate setbacks,
berms, or walls, as
appropriate, to minimize
the effects of noise on the
adjacent Conservation
Area according to
Implementation Manual
guidelines.
Invasives: Landscape plans
for development projects
and land uses that are
located adjacent to or
within a Consen-ation
Area are required to not
use invasive, non-native
plant species in their
design. Prohibited
invasive ornamental plant
species are listed in Table
4-113 of the CVMSHCP
(see CV MSHCP
Appendix 4). To the
maximum extent feasible,
Coachella Valley native
plant species listed in
Section `" of the College
Park Specific Plan and
Table 4-112 of the
CVNISHCP will be
incorporated into
landscape design within or
adjacent to Conservation
Areas.
4. Project design shall
include the predominant use
of native and other drought-
tolerant landscaping plants
to provide suitable habitat for
indigenous animal species.
The individual landscape
palette for each development
within the Specific Plan shall
conform to that set forth in
uromance r4o. ito!j
Page 83
the Specific Plan, and shall
avoid invasive and other
undesirable plants set forth
in the Coachella Valley
MSHCP.
Summary Mitigation Measures Responsible Part• Timing Compliance Check
Geology/Soils
1. Future development City Engineer and Prior to the Building and Safety
«ithin the College Park Building and submittal of Department
Specific Plan planning area Safety Department grading building
shall be required to conduct plans
site-specific geotechnical
investigations to include
soil testing and
determination of
appropriate soils Building and Building and Safety
engineering and foundation Safety Department As first phase of Department
design is warranted. grubbing and
grading
3. DeN-elopment sites in
the Specific Plan area shall
be cleared of all
undocumented fill,
vegetation, aeolian and
alluvial deposits. and Building and Building and Safety
potentially compressible Safety Department During grading Department
materials prior to grading. and excavation
Vegetation and over sized actiN ities
material Ni-ill be properly
remored and disposed of,
and remaining holes shall
be filled using appropriate
material. Building and Building and Safety
Safety Department During grading Department
I To enhance structural and exca-vation
integrity, a ?-foot (or activities
otherwise prescribed)
minimum laver of
compacted till shall be
integrated into the soil
surface laver beneath
proposed footings.
Additionally, a 4-foot
N-ertical layer of compacted
Urdinance No 1788
Page 84
granular fill shall be placed City Engineer, City Engineer,
above areas that contain a Building and During grading Building and Safety
wet alluvium. Safety Department and excavation Department
activities
4. Excavated soils may
be used as fill material so
long as they are free of
organic debris, moisture-
conditioned or dried to
obtain above-optimum
moisture content, and City Engineer, Cite Engineer,
recompacted. Prior to Building and During grading Building and Safety
integrating reconditioned Safety Department and excavation Department
fill soil onto needed sites, activities
receiving areas shall be
scarified, brought to near
optimum moisture
conditions, and
recompacted to at least
901% relative compaction
(based on American
Society for Testing and
Materials Test Method
D15.57). City Engineer, City Engineer,
Building and During grading Building and Safety
5. in order to reduce the Safety Department and excaN ation Department and
effects of differential and Geotechnical activities Geotechnical
settlement associated with Consultants Consultants
cut,fill segments, a
minimuni (unless otheniise
prescribed) of 4 vertical
feet and to at least one half
the maximum till thickness Building and During grading Building and Safety
not to exceed 15 N ertical Safety Department and excavation Department and
feet should be and Geotechnical activities Geotechnical
overexcavated from the cut Consultants Consultants
portion and extend a least 5
horizontal feet outside of
the proposed building
footprint. NVith submittal of
Building and building plans Building and Safety
6. Finish cut slopes Safety Department Department and
generally shall not be and Consulting Consulting
greater inclined steeper Structural Structural Engineer
than 2:1 (horizontal to Engineer
vertical). The stability of
VIU11IC2111.G IVU. IIOV
Page 85
temporary slopes may be
compromised due to the
recommended depth of
remedial grading and the
relatively high groundwater With submittal of
table. Attempts to excavate building plans
near-vertical temporary City Engineer,
cuts for retaining -,walls or City Engineer, Building and Safety
utility installations in Building and Department and
excess of 5 feet may result Safety Department Consulting
in gross failure of the cut and Consulting Structural Engineer
and may possibly damage Structural
equipment and injure Engineer
workers. All cut slopes
must be inspected during
grading to provide With submittal of
additional recommendation grading plans; on-
for safe construction going
Building and Safety
7. In the case that Department
imported soils are Building and
necessary they shall consist Safety Department
of clean granular soils that and Grading
have an expansion index of Contractor
20 or less. A sample of the
imported soil should be
provided to the
geotechnical consultant for
analyses at least Z days With submittal of
prior to planned use. grading plans; on-
going
S. Use of expansive soil Building and Safety
shall be aN oided NN ithin 4 Department
vertical feet of proposed
structures; hoNN ever. if this Building and
is not possible additional Safety Department
mitigation measures shall and Grading
be pro,ided. At the Contractor
completion of grading,
soils shall be tested to With submittal of
determine relative grading plans; on-
expansion potential if going
expansive soils are used. City Engineer,
9. Proper structural Building and Safety
engineering, which takes Department
into account the forces that
Urainance No. 1(tSU
Page 86
will be applied to structures City Engineer,
by anticipated ground Building and With submittal of
motions, shall provide Safety Department grading and
mitigation for ground and Grading building plans
shaking hazards. Seismic Contractor City Engineer,
design shall be in Building and Safety
accordance with the most With submittal of Department
recently adopted editions of grading and
the Uniform Building Code building plans
and'or International City Engineer,
Building Code, and the City Engineer, Building and Safety
seismic design parameters Building and Department
of the Structural Engineers' Safety Department
Association of California. With submittal of
10. Additional site- Fading plans
City Engineer,
specific geotechnical Building and Building and Safety
surreys may be necessary Safety Department Department
in order to refine and Consulting
engineering design Structural
parameters regarding Engineer
specific site preparation. With submittal of
grading, foundation design, grading and
etc., to assure design building plans
criteria responsive to on- Building and City Engineer,
site soils and the effects of Safety Department Building and Safety
differential settlements Department
resulting from identified With submittal of
ground shaking potential. grading and
All necessary refinements building plans
to geotechnical analysis City Engineer,
shall be completed prior to Building and Safety
the approval of the City Engineer, Department and
development plans. Building and Consulting
11. All grading permit Safety Department Engineering
requests shall include a soil Geologist
erosion prevention dust
control plan. Blo,.ring dust
and sand during grading City Engineer,
operations shall be Building and Safety
mitigated by adequate Department and
watering of soils prior to Consulting
and during grading, and Engineering
limiting the area of dry, Geologist
exposed soils during
grading. To mitigate
\/IUIIIGIIIVG IVU. I!UO
Page 87
against the effects of wind
erosion after site
development, a variety of
measure shall be provided
including maintaining
moist surface soils,
planting stabilizing
vegetation, establishing
windbreaks with non-
invasive vegetation or Submittal of
perimeter block -,walls, and grading and
using chemical soil landscape plans
stabilizers.
12. During site grading, all
existing vegetation and Submittal of Building
debris shall be removed grading Department and
from areas that are to Project Landscape
receive compacted fill. Any Architect
trees to be removed shall
have a minimum of 95% of
the root system extracted.
Man-made objects shall be Submittal of Building
over excavated and Building grading Department
exported from the site. Department and Grading
Removal of unsuitable project Landscape Contractor
materials may require Architect
excavation to depths
ranging from 2 to 4 feet or
more below the existing City Engineer,
site grade. Building Building
Department Department and
13. Finish fill slopes Grading Grading Contractor
generally shall not be Contractor
greater inclined steeper
than 2:1 (horizontal to
vertical). Fill slope surfaces
shall be compacted to 90% City Engineer.
of the laboratory maximum Building
density by either over-
Department
tilling and cutting back to Grading
expose a compacted core or Contractor
by approved mechanical
methods.
14. Retaining walls shall
be constructed to adopted
VIU111011110 IYV. 11VI7
Page 88
building code standards
and inspected by the
building inspector.
15. Foundation systems
that utilize continuous and
spread footing are
recommended for the
support of one and two-
story structures.
Foundations for higher
structures must be
evaluated based on
structural design and on-
site soil conditions.
16. Positive site drainage
shall be established during
finish grading. Finish lot
grading shall include a
minimum positive gradient
of 2""0 away from structures
for a minimum distance of
3 feet and a minimum
gradient of I% to the street
or other approN-ed drainage
course.
17. An adequate subdrain
system shall be constructed
behind and at the base of
all retaining «walls to allow
for adequate drainage and
to prevent excessive
hydrostatic pressure.
18. Utility trench
excavations in slope areas
or ,vithin the zone of
influence of structures
should be properly
backfilled in accordance
with the following
recommendations:
a. Pipes shall be bedded
with a minimum of 6
viuniaiwe rw. irv.7
Page 89
inches of pea gravel or
approN ed granular soil.
Similar material shall
be used to provide a
cover of at least 1 foot
over the pipe. This
baekfill shall then be
uin oinily compacted
by mechanical means
or jetted to a firm and
unyielding condition.
b. Remaining baekfill
may be fine-grained
soil. It shall be placed
in lifts not exceeding G
inches in thickness or
as determined
appropriate, Nvatered or
aerated to near
optimum moisture
content, and
mechanically
compacted to a
minimum of 90% of the
laboratory maximum
density.
c. Piped in the trenches
within 5 feet of the top
of slopes or on the face
of slopes shall be
bedded and backfilled
v6th pea gravel or
appropriate granular
soils as described
above. The remainder
of the trench baekfill
shall comprise typical
on-site fill soil
mechanically
compacted as described
in the pre,,-ions
paragraph.
19, Post-construction
slope planting,
Ll1UII1011VG INV. I/00
Page 90
hydroseeding and other
erosion controlling
methods shall be
implemented to minimize
slope erosion and improve
slope stability.
20. To reduce blo«sand
,�i indbreaks, xi ills, fences,
vegetation groundeover,
rock, or other stabilizing
materials, and installation
of an irrigation system or
provision of other means of
irrigation shall be utilized.
21. Prior to issuance of
grading permits, the project
applicant shall submit final
grading plans for review by
the City of Palm Springs
Building and Safety
Department.
Summary Mitigation Measures Responsible Party Timing Compliance Check
Hydrology
General Mitigation ]Measures
1. Conventional
Retention Basins: Given the City Engineer Submittal of City Engineer and
programmatic nature of the grading and Building and Safety
Specific Plan, there will be development plans Department
varying opportunities to
accommodate and store on-
site runoff. Surface or
subsurface areas «•ill need
to be identified to
incorporate retention basins
of significant size to retain
the incremental increase in
storm floxv. Future
development shall be
required to store the
incremental increase in
flood volume for the 100
Urainance No. 1tt59
Page 91
year, 24-hour storm event. City Engineer
Retention basin design may Submittal of City Engineer and
vary; how ever, any retention grading and Building and Safety
basin should be square and development plans Department
have a maximum water
depth of 5-feet, minimum
3:1 side slopes, and assume
a percolation factor of 2
inches per hour. Basin City Engineer
designs should also
incorporate a 25-foot service Submittal of City Engineer and
road transition area around grading and Building and Safety
the basin. development plans Department
2. Permeable Pavements:
Permeable pavements can
have significant benefits and
be especially effective for planning
smaller developments where Department and
expanses of open space area City Engineer
are not available. The Application Planning
project engineer shall processing, Department, City
provide for City approval all grading and Engineer and
relevant soils, design dex elopment plans Building and Safety
engineering data and planning Department
maintenance program for Department and
any proposed permeable City Engineer
pavement.
3. Sub-Surface Application Planning
Retention: Subsurface processing, Department. City
basins are an efficient way. grading and Engineer and
to store and percolate Planning development plans Building and Safety
runoff, and can be especially Department and Department
effective for smaller City Engineer
developments where
expanses of open space area
are not available. Such Application
systems can be expensive processing,
but allows a development to grading and Planning
better optimize lot area Fire Marshall, development plans Department. CAN,
while still addressing runoff Planning Engineer and
retention requirements. Department and Building and Safety
City Engineer Department
Other Mitigation Measures
1. Development projects Application
Ordinance No. 1789
Page 92
implementing the Specific processing and
Plan shall comply with City Engineer development plans
specific design criteria for Fire Marshall,
retention basins and the Planning
direct discharge of runoff in Department, City
accordance the requirements Engineer and
of the City and RCFCWCD. Application Building and Safety
2. Retention basin design processing, Department
grading and
shall, at a minimum, provide development plans
100% on-site storage of the City Engineer,
net increase in 100-year project Designers, City Engineer and
flood 24-hour storm runoff, Regional Water Building and Safety
generated by and within the Quality Control Department
project boundaries. Board
3. On-site storinwater
retention facilities shall be Application
designed and developed as processing,
integral parts of the street grading and
parkway and,'or adjoining development plans
development site, in a City Engineer and
manner consistent Nvith the Building and Safety
College Park Specific Plan. City Engineer, Department,
Project Designers, Regional Water
Regional Water Qualioty Control
4. The City and Quality Control Board
RCFCWCD shall assure that Board
adequate evacuation routes,
as «•ell as ingress and egress
access for emergency Application
response vehicles and processing,
personnel, are clearly grading and
marked and available to development plans
residents during a major
City Engineer and
flooding event.
Building and Safety
5. All roof and canopy C'ty Engineer, Department,
drainage shall be conveyed Project Designers. Regional Water
to the street or off-site in an Regional Water Qualioty Control
approved, non-erosiN e Quality Control Board
manner. Drainage from the Board
development site, -vN•hether
from retention basins or
streets, shall be conveyed in Application
an approved manner that processing,
Ordinance No. 1789
Page 93
prevents erosion or City Engineer, grading and
instability. Water from off- RCFCWCD development plans
site sources shall not be
allowed to be diverted onto
adjoining lands but shall be City Engineer and
conducted through the site Building and Safety
in a non-erosive manner. Department,
City Engineer, On-going Regional Water
6. Future flood control Project Designers, Qualioty Control
plans required of the project Planning Board
developer shall include Department
speeitic recommendations
and-or designs regarding
pollution control techniques :application
to be applied to keep processing, City Engineer,
pollutants, including grading and RCFCWCD
herbicides, pesticides and development plans
hydrocarbons, out of surface City Engineer,
,.Water and groundwater. Project Designers,
Mitigation measures may Regional Water
include specifically Quality Control
designed open space areas Board City Engineer,
such as artificial bio-filters Project Designers,
«here nuisance and :application Planning
otherwise potentially processing, Department
contaminated on-site runoff grading and
shall be retained. development plans
7. Pollution control City Engineer
teehniques,'faeilities shall be
incorporated into each
implementing projects City Engineer,
design to keep pollutants out Project Designers,
of surface and ground City Engineer.and Regional Water
waters. Mitigation measures Grading Application Quality Control
shall include periodic street Contractor processing, Board
cleaning, the careful grading and
controYmonitoring of development plans
pesticides and fertilizers,
and the intercepting and or
pre-treatment of urban City Engineer,
runoff-viithin retention areas Project Designers, :application
and prior to percolation. Planning processing, City Engineer and
Each applicant shall be Department grading and Building and Safety
required to prepare a State development plans Department
Water Pollution Prevention
�1U11ICUIGC "V. 1!Oa
Page 94
Plan (SWPPP) and submit
the plan to the local office
of the California Regional City Engineer And
Water Quality Control Application Grading Contractor
Board. processing,
grading and
S. The City shall development plans
coordinate and cooperate
-with RCFCWCD in Application
achieving optimum multiple processing, grading
use of major drainage and deN elopment
facilities, including area plans
flood control facilities, and
designing safe and attractive
recreational facilities, which
are consistent with the
functional requirements of
these facilities.
9. The City and
RCFCWCD shall continue
to update hydrologic
conditions in the City and
Specific Plan study area,
and plan and, as necessary,
pro-actively coordinate with
other responsible agencies
in upgrading the local and
regional drainage system.
10. A detailed hydraulic
analysis of proposed
conveyances, retention areas
and points of discharge shall
be reviewed and approved
by the Cite and'or
RCFCWCD. Plans and
quantitative analysis for
each project drainage
facility shall be submitted to
the appropriate agency and
approved prior to the
issuance of building
permits.
11. Each applicant shall
develop interim measures to
111VIIiQ114G IYV• 11UU
Page 95
control and contain
sediment and debris during
grading and construction.
These measures shall be
submitted to the City and/or
RCFCWCD for approval.
Near and long-term
measures that are responsive
to National Pollutant
Discharge Elimination
System (NPDES)
requirements must also be
approved by the appropriate
agencies.
12. Strategic placement of
fill and structures, and the
integration of depressed
areas, shall be optimized to
provide naturalized and
accessible open space areas
that pro%ide retention for the
100-year 24-hour storm.
13. Both cut and fill from
site grading may be used as
a sacrificial erosion buffer
to mitigate lateral erosion. A
minimum buffer ma-- be
appropriately- provided in
those areas consistent ,N ith
criteria set by the City
and/or RCFCWCD.
14. Side«alks and
pedestrian and bike paths
shall be constructed in such
a manner as to aN oid
obstruction of storm flows
in the curb and elsewhere in
the street right-of-way, and
to resist erosion to the
greatest extent practicable.
Urainance No. 1/69
Page 96
Summary Mitigation Measures Responsible Party Timing Compliance Check
Water Quality and Resources
1. Drought tolerant and
native desert landscaping Planning Submittal of Planning
shall be used in all non-turf Department grading and Department and
areas of project landscaping. development plans Building and Safety
Boulders, cobble, gravels Department
and crushed granitic
materials, shall be used
throughout landscaped areas
to naturalize the design,
provide additional structure
and pattern, and eliminate or Planning Submittal of
reduce the need for water in Department development plans Planning
these areas. Department and
Building and Safety
?. Turf areas shall be Department
limited to areas of
maximum human contact,
such as recreation and sports Planning Submittal of
areas or areas with heavy Department development plans
foot traffic or activity. And DWA Planning
Large, non-functional turf Department,
areas, such as those fronting Building and Safety
roadways, shall be Department, and
prohibited. DWA
3. Landscaped areas shall planning Submittal of
utilize efficient irrigation Department and building plans
systems that minimize Building and
runoff and evaporation, and Safety Department
maximize effective watering Building and Safety
of plant roots. Landscape
areas shall be outfitted «nth Department
moisture detectors and ET
controllers to maximize Submittal of
irrigation efficiency. City Engineer, grading plans
Landscape plans shall be project Designers,
approN ed b,,- the City and Regional Water
DWA prior to installation. Quality Control City Engineer,
4. The use of low-flush Board Building and
toilets and Nvater-conserving Safety Department.
shower heads and faucets Regional Water
shall be required in Quality Control
conformance with Section Board
Ordinance No. 1759
Page 97
17921.3 of the Health and Prior to issuance
Safety Code, Title 20, of building
California Code of Planning pennits
Regulations Section Department, D`VA
1601(b), and applicable
sections of Title 24 of the
State Code. Prior to approval Planning
Building and of building and Department, D�WA,
5. In accordance trth the Safety Department, landscape and Building and
General Construction DVVA Safety Department
Activities Storm«-ater
Permit issued by the
California State Water Building and Safety
Resources Control Board, Department, D'A'A
project proponents shall
develop and implement a
storm,tvater pollution
prevention plan (SWPPP)
specifying best management
practices (BMPs) to reduce
construction-related
stormNN ater runoff pollution
to acceptable leN,els.
6. Project proponents
shall contribute to finds to
Desert Water Agency for
the purpose of purchasing
additional water supplies to
be imported into the basin.
7. In order to increase
efficient water use within
existing development the
City and DVS"A shall
encourage the installation of
water efficient landscaping
and replacing older
appliances with water
efficient models, installing
low flush toilets, shovers.
and faucets, can greatly
reduce water demand.
Summary Mitigation Measures Responsible Party Timing Compliance Check
Hazardous and Toxic
raysya
Materials
Planning During project Planning
1. Due to the possible Department, review and prior Department,
presence of unknown County to completion of Building and Safety
releases at other onsite Department of CEQA analysis Department, County
commercial and industrial Environmental Department of
properties, comprehensive Health Environmental
Phase 1 environmental site Health
assessments (per ASTM
Standard E 1527-05) shall be
conducted at each onsite
commercial and light
industrial property prior to
consideration of their
redevelopment. These Prior to the
properties include, but are Project Proponent, issuance of
not limited to, the fuel planning grading and Project Proponent,
station (Valero), metal Department, building permits Planning
plating shop (Palin Springs Building and Department,
Plating), and automotive Safety Department, Building and Safety
repairi'maintenance Department of Department,
facilities. Toxic Substances Department of
2. Project proponents for Control, County Toxic Substances
future development within Department of Control, County
the Specific Plan area shallEm ironmental Department of
comply with all applicable Health Health
Environmental
federal, state and regional Health
permitting requirements for
hazardous and toxic
materials generation and
handling, including the
following*
a.) If it is determined
that hazardous
„,astes are, or will
bc, generated by any
proposed operations,
the wastes must be
managed in
accordance with the
California
Hazardous Waste
Control LaNv
(California Health
and Safety Code,
viuuIaiwn rvv. IrOU
Page 99
Division 20, chapter
6.5) and the
Hazardous waste
Control Regulations
(California Code of
Regulations, Title
22, Division 4.5). If
so, the proposed
facility shall obtain a During
US EPA construction
Identification inspections
Number by
contacting (800) Buidling and
618-6942. Safety Department
b.) if hazardous Buidling and Safety
Department
v,astes are (a) stored
in tanks or Prior to the
containers for more
issuance of
than ninety days, (b) demolition or
treated onsite, or (c) Buidling and building permist
disposed of onsite, Safety Department,
then a permit from Department of Buidling and
the Department of Toxic Substances Safety Department,
Toxic Substances Control, County Department of
Control (DTSC) may Department of Toxic Substances
be required. If so, Environmental Control, County
the proposed facility Health Department of
shall contact DTSC Environmental
at (818) 551-2171 to Health
initiate pre
application During project
discussions and design and prior to
determine the project approval
permitting process
applicable to the
facility. Citv Fire Marshall
c.) In addition, During project Planning
certain hazardous design and prior to Dcpartment and
waste treatment project approN al CAN, Fire Marshall
processes may
require authorisation Buidling and
from the Local Safety Department,
Certified Unified Countv
Program Agency Department of Buidling and
(CUPA).
Vralnance No. 1ttS9
Page100
Information about Environmental Safety Department,
the requirement for Health County
authorization can be Department of
obtained by Environmental
contacting the local Health
CLTPA, which
includes the City
Fire Department and
the County
Environmental
Health Division.
?. During project
construction and
implementation. the
handling, storage,
transport, and disposal of
all chemicals, including
herbicides and pesticides,
runoff, hazardous materials
and Nvaste used on, or at,
the project site, shall be in
accordance with applicable
local, state, and federal
regulations.
3. If elisting structures
or facilities Nvithin the area
are found to contain
potentially hazardous
materials (such as:
asbestos-containing
material, lead-based paint,
and mercury or PCB-
containing material) such
materials shall be removed
properly prior to any
further site disturbance in
the affected area, and
disposed of at appropriate
landfills or recticled, in
accordance with the
regulatory guidance
provided in California
Code of Regulation (CCR)
and following the
requirements of the
Urdinance No. 1f89
Page 101
Universal Waste Rule (40
CFR part 9).
4. Project proponents for
future development within
the Specific Plan area shall
coordinate with the City
Fire Department to reduce
the level of risk and
facilitate fire department
response to emergency
eN ents.
5. Project proponents for
future deN elopment within
the Specific Plan area shall
ensure that storage of
hazardous materials and
waste shall be secured so as
to minimize risk of upset in
the event of groundshaking
associated with
earthquakes.
6. The onsite
groundwater xN ells shall be
monitored for water quality
by the Desert Water
Agency.
Summary Mitigation Aleasures Responsible Party Timing Compliance Check
Noise
1. Constriction activities
shall comply v6th the hours Building and On-going Building and Safety
of operation and noise Safety Department Department
levels identified in the City
Noise Ordinance.
Construction activities on-
site shall be restricted to
the hours between 7:00
a.m. and 7:00 p.m. on
1N eekdays and the hours of
8:00 a.m. and 5:00 p.m. on
Saturday to minimize the
potential for noise impacts
urainance i,4o. ittsa
Page102
during more sensitive time On-going
periods, as specified by Building and Building and
Palm Springs Municipal Safety Department Safety Department
Code, Section 8.04.220. No
construction will be
permitted on Sundays or on
Thanksgiving Day,
Christmas Day, New Years
Day, July 4th, Labor Dav
or Memorial Day.
2. Future on-site
development shall comply
'vith all relevant
deN elopment standards and With initiation of
Palm Springs Municipal site grading and
Code requirements to Building and development; on- Building and
ensure that grading and Safety Department going Safety Department
construction activities and
site operations do not
create adN erse noise
impacts beyond the site
boundaries, as specified in
the Noise Ordinance (Palm
Springs Municipal Code
Chapter 11.74). Consistent
with City_ General Plan
policies, construction
activities shall incorporate
feasible and practical
techniques that minimize
the noise impacts on
adjacent uses. such as the
use of mufflers and intake
silencers no less effective
than originally equipped.
3. Prior to issuance of
any grading or building
permits, specifications shall
be prepared that identify
contract requirements
regarding the attenuation of
noise from construction
Vehicles and activities. The
specifications shall include
but not be limited to the
following:
a. Project developers
shall develop and submit
for approval a
construction traffic
routing plan that
demonstrates, to the
extent feasible,
avoidance of routes with
adjacent noise sensitive
receptors.
b. The contractor shall
comply with all local
sound control and noise
level rules, regulations
and ordinances that
apply to any and all
work performed
pursuant to the contract.
e. Each internal
combustion engine, used
for any purpose on the
job or related to the job,
shall be equipped with a
muffler of a type
recommended by the
manufacturer. No
internal combustion
Submittal od
engine shall be operated
Oil the project site Building and design Building and
without said muffler. Safety Department applications, on- Safety Department
and College of the going and College of the
d. Construction activities Desert Desert
shall i ncorporate
feasible and practical
techniques that
minimize noise impacts
on adjacent uses.
e. All construction
equipment, fixed or
mobile, should be
equipped with properly
operating and
maintained mufflers.
f. Stationary equipment
should be placed such
that emitted noise is
directed a-way from
noise-sensitive
receptors.
g Stockpiling and
vehicle staging areas
should be located as far
as practical from noise-
sensitii e receptors.
h. Every effort should be
niade to create the
greatest distance During camous
het,,veen noise sources College of the design and College of the
and sensitive receptors Desert approval Desert
during construction
activities.
i. The noisiest
construction operations
shall be arranged to
occur together in the
construction program to Planning With submittal of Building and Safety
avoid continuing periods Department, deN elopment plans Department
of greater annoyance. Building and and noise studies
Safety Department
j. All construction
equipment shall be in
proper working order
and maintained in a With submittal of Building and Safety
proper state of tune to Planning development plans Department
reduce backfires. Department, and noise studies
Building and
k. Parking, refueling and Safety Department
servicing operations for
all heavy equipment and
On-site construction
vehicles shall be located
as far as practical from
existing homes,
churches, and other
noise-sensitive land
uses.
On-Site Operational and
Stationary Noise
4. Future on-site
development shall comply
'%vith all relevant noise
policies set forth in the
Noise Element of the Palm
Springs General Plan to
minimize operational noise
impacts, including but not
limited to the following:
a.Truck access routes
and hours shall be
reviewed and
limited to
minimize the
potential for
adverse impacts on
the adjacent
community related
to trucks entering
and leaving the site
to make deliveries.
b. Early morning
trash pickup shall
be restricted to less
sensitive land use
areas where
possible, and early
morning pickup
areas shall be
rotated where
restrictions are not
possible.
C. recess to
loading and trash
enclosures shall be
located at the
maximum practical
distance from
residential parcels.
LlIU11ICUMIU IVU. 11UO
Page106
When detailed
designs are being
developed for the
campus, future
noise levels should
be evaluated for
design purposes by
a qualified noise
consultant to
insure that the site
design minimizes
noise intrusion into
the campus from
Sunrise Parkway
and Indian Canyon
Drive and
incorporates the
necessary noise
mitigation to meet
City noise
standards for
institutional uses.
5. Specific site planning
and architectural design
techniques shall be
incorporated in detailed
plans for the West 'Valley
Campus of the College of
the Desert to minimize the
potential for noise levels
generated within the
campus and by vehicles
traveling to and from the
campus to impact the
adjacent community.
Ei. New residential
deN-elopments shall be
constructed in areas within
the CPSP site exposed to
noise levels greater than 60
dB CNEL only if
appropriate mitigation
measures are included such
that applicable noise
standards are met.
Nage iut
7. Parking for
commercial uses adjacent
to residential areas shall be
enclosed within a structure
or separated by a solid wall
with quality landscaping as
a visual buffer.
Summary Alitigation Measures Responsible Part- Timing Compliance Check
Cultural and Paleontological
Resources
Planning Prior to issuance Building and Safety
1. An approN ed Cultural Department of grubbing or Department
Resources Monitor shall be grading permits;
present during all ground on-going
disturbing activities.
Should buried cultural
materials be discovered
during grading and!or other
construction activities, all
-vN-ork in that area should be City Police Building and
halted or diverted until a Department. During grading Safety Department,
qualified archaeologist can County Coroner, and construction City Police
evaluate the nature and Agua Caliente activities Department,
significance of the finds. Tribe, Native County Coroner,
American Heritage Agua Caliente
?. Should buried human Commission Tribe, Native
remains be discovered, in American Heritage
accordance Nvith State law, Commission
the County coroner shall be
contacted. If the remains
are determined to be of Done
Native American origin, Done
the Native American Done
Heritage Commission shall
be contacted to determine
the Most Likely
Descendent (MLD). The
City shall «-ork Nvith the When excavations
designated MLD to Building and exceed 10-feet in
determine the final Safety Department, depth; On-going Building and Safety
disposition of the remains. Consulting Department
3. Copies of any cultural Paleontologist
Ordinance No. 1159
Page 108
resources documentation, When excavations
including reports and site exceed 10-feet in
records, that are generated Building and depth; On-going Building and
in connection with the Safety Department, Safety Department,
project shall be provided to Grading Grading
the Agua Caliente Tribal Contractor, Contractor,
Historic Preservation Consulting Consulting
Officer (THPO) for Paleontologist Paleontologist
inclusion in the Agua
Caliente Cultural Register.
4. A qualified When excavations
paleontologist shall exceed 10-fect in
periodically monitor earth- depth and
moving activities on the resources are Consulting
project site during grubbing Consulting recovered; On- Paleontologist
and grading when Paleontologist going
excavation is required at
depths of greater than 10
When exca�ations
feet.
exceed 10-feet in
5. Should paleontological Consulting depth and Consulting
resources be discovered. Paleontologist resources are Paleontologist
the monitor shall, upon recovered; On-
discovery of any fossils. going
quickly salvage them as
they are unearthed to avoid Consulting When resources Consulting
construction delays. The Paleontologist, are recovered; Paleontologist,
monitor shall remove Planning Planning
samples of sediments that Department Department
are likely to contain the
remains of small fossil
invertebrates and
vertebrates. The monitor
shall have the authority to
temporarily halt or divert
grading equipment to allow
for removal of abundant or
large specimens.
b. Collected samples or
specimens should be
washed to recover small
invertebrate and vertebrate
fossils. Recovered
specimens should be
VI11111QII1U llw. 1Iwu
Page 109
prepared so that they can
be identified and
permanently recovered.
7. Specimens should be
identified, curated, and
placed into a repository
with permanent retrievable
storage.
8. Upon completion of
the steps outlined above,
the project paleontologist
shall prepare and submit to
the City of Palm Springs a
report of findings.
including an itemized
inventory of recovered
specimens and discussion
of significance of all
recovered specimens, upon
completion of the steps
outlined above. The report
and inventory, when
submitted to the
appropriate Lead Agency.
will signify completion of
the program to mitigate
impacts to paleontological
resources.
Summary Mitigation Measures Responsible Party Timing Compliance Check
Recreational Resources
l. Deg elopers of multi-
family projects in the CPSP Cat}'Planning With submittal of Building and Safety
planning area shall be Department. City development plans Department
encouraged to dedicate Parks and and prior to
3000 of net developable Recreation approN al
lands to usable landscaped Department.
open space, including
outdoor living and
recreation areas, pools,
sand volleyball courts and Planning
community recreation As conditions of Department and
building. Planning approval and prior Building and Safety
Urdinance No. 1189
Page110
Department and to issuance of Department
?. Residential Building and building permits
development shall adhere Safety Department
to requirements of the City
General Plan standard for
implementation of the
Quimby Act, to ensure
adequate recreational
facilities in each residential
subdivision, and which in
conjunction with public
parklands proNides a
minimum of 5 acres of
active recreational
amenities for each 1.000
increase in project
population
Summary Mitigation Measures Responsible Party Timing Compliance Check
Visual Resources
1. Indieidual protect site
plans, grading and drainage Planning During project Planning
plans, architecture and Department review and Department and
landscape architecture approval Building and Safety
designs shall conform to Department
the design guidelines set
forth in the College Park
Specific Plan, as reviewed
and approved by the City Planning
of Palm Springs. Department During project Planning
review and Department and
I Landscaping plans and approval Building and Safety
materials applied to the Department
perimeter of individual projects,
including the boundary between
the College of the Desert campus
and adjacent land,,, shall scn c to
create a haimonious transition
betN\een the natural and built
environment, Consistent «ith
local conditions. native and
appropriate non-invasive non-
native plants shall be utilized to
the greatest extent practicable.
Visual order to landscape planning
designs and materials should be Department
used to establish or enhance
Ordinance No. 1189
Page111
visual order to streetscapes, During project Planning
parking areas, building review and Department and
perimeters and common open
space areas. approval; site Building and Safety
development and Department
3, As prescribed in the building
Specific Plan, walls and fences inspections
shall be constructed as so as to
maintain open vistas to the
greatest extent practicable, and
to define and delineate
surrounding areas. Where wvalls Planning
and fences are planned they shall Department and
incorporate landscaping to frame Building and
views, obscure or soften hard
edges and enhance security. Safety Department Planning
Internal security fencing shall During project Department and
use quality materials, and review and Building and
perimeter walls and fences shall approval; site Safety Department
not exceed six feet in height
except as otherwise approved by development and
building
the City.
inspections
4. All outdoor lighting shall
be in compliance with the dark
sky requirements of Section
93.21.00 of the Palm Springs
Municipal Code and the Specific
Plan Design Guidelines. Other
lighting recommendations
include the following:
a. Outdoor lighting shall be
limited to the minimum
height, number and intensity
of fixtures needed to provide
securit-• and identification,
taking every reasonable
effort to preserve the
community's night skies.
b. Lighting fixtures shall be
of appropriate scale, style
and character of the
architecture. No lighting
which incorporates flashing.
pulsing or is otherw ise
animated shall be permitted. Planning
Department and
C. The intensity of light at the Building and
boundary of any
development shall not Safety Department Planning
exceed seventy-fire (75) Department and
foot lamberts from a source Prior to the Building and Safety
of reflected light. isuance of Department
Ordinance No. 1189
Page112
d. All lighting shall be Planning building permits
directed onto the site and Department and
away from adjacent Building and
properties.
Safety Department Planning
e. Elevated lighting,including Prior to the Department and
but not limited to parking lot isuance of Building and
lighting, shall be full-cutoff planning building permits; Safety Department
fixtures. Drop or sag lens
fixtures shall not be Department site development
perrmtted. and building
inspections Planning
5. All development plans, Department
including grading and site plans. During project
detailed building elevations and
landscape plans shall be submitted review and
to the CAN for review and approval
approN al prior to the issuance of Planning
building permits. Department
6. The deg elopinent shall Planning
provide adequately and
appropriately screened outdoor Department and
storage loading areas, truck Building and
storage, trash storage and othei During project Safety Department
service aieas.
review and
7. To the extent practicable. approval; prior to
neN\, deN elopment shall proN-ide the isuance of
protected and enhanced outdoor building permits;
seating areas. appropriate IcNels site development
of lighting, limited signage, and and building
the thoughtful use of landscaping
that preser-,es and enhances visual inspections
resources.
S. All project signage shall be
in compliance v.ith the Design
Guidelines set forth in the College
Park Specific Plan. Signage shall
be limited to the minimum size,
scale and number needed to
pro-,ide adequate exposure foi
identification and to provide
direction, «bile minimizing
impacts on traffic safety.
sticetscapc, scenic -,iewsheds and
the aesthetic chaiactcr of the
development.
9. Each development shall
prox ide detailed site planning,
building massing, preliminary
architecture, color and materials,
signage and lighting program, that
kJIUI110111.G IVU. 1/0V
Page113
sere to reduce visual impacts on
the surrounding environment to a
less than significant level,
Summary Mitigation Measures Responsible Party Timing Compliance Check
Energy and Mineral Resources
1. The Cite and'or COD
shall review and condition Planning Prior to project Planning
all implementing projects, Department approvals Department
including subdiN,ision maps
and development permit
proposals, to guarantee that
sufficient energy resources
and facilities are available
to meet the energy demand
of the proposed project and Planning Prior to project Planning
Department approvals Department
associated uses.
?. The City and,or COD
shall review and condition
all de%elopment plans to
guarantee that energy
conservation and efficiency
standards of Title 24 are
met and are incorporated
into the design of the Planning Prior to project Planning
implementing project. Department and approvals, On- Department and
Every effort shall be made College of the going College of the
throughout the Desert Desert
development review
process to assure the
highest level of energy
conservation and efficiency
practicable. Planning Prior to project Planning
Department and approvals, Prior to Department,
3. To the greatest extent College of the the issuance of Building and Safety
practicable, the College Desert building permits; Department,
and other developers shall On-going College of the
utilize alternative and Desert
renewable energy sources
and systems, including but
not limited to active and
passive solar thermal and
electric technologies, in the
VIUII101IUG IYU. 1/UV
Page 114
design and construction of
residential, institutional,
commercial and industrial Planning During project
uses. Department, review and Planning
4. Consistent with the Building and approval; prior to Department,
sustainable development Safety Department the isuance of Building and
standards and guidelines and College of the building permits; Safety Department
set forth in the Specific Desert site development and College of the
Plan and cited above, and building Desert
designers and architects of inspections
implementing projects shall
incorporate passive solar
design, including but not
limited to building
orientation for appropriate
seasonal solar access and
shade. The use of thermal
mass materials in building
floors and walls, Project Designers
appropriate landscaping, Prior to the Project Designers
natural lighting, and energy issuance of and Contractors
efficient building materials building permits.
shall also be used to the
greatest extent practicable.
5. Consistent NN-ith the project Designers
sustainable development
standards and guidelines Prior to the Project Designers
set forth in the Specific issuance of and Contractors
Plan, residential units shall project Designers, building permits.
be built and equipped to Plannning
meet the requirements of Department.
the EnergyStarT�r program Building and Prior to the Project Designers.
for ne%,v• homes. This Safety Department, issuance of Plannning
standard is 15 percent more College of the building permits. Department,
efficient than homes that Desert Building and Safety
comply ,vith the Title 24 Department,
requirements. This College of the
additional efficiency shall Desert
typically be accomplished
through the use of Project Designers, Prior to the
tight thermally efficient plannning issuance of
construction, energy-saving Department, building permits.
Avindows, improved Building and Project Designers,
insulation, most efficient Safety Department, Plamming
heating/cooling systems, College of the Department,
and the use of energy
Urdinance No. 1189
Page115
efficient appliances. Desert Building and
b. To the greatest extent Safety Department,
practicable, the College College of the
p g Desert
and other developers
implementing the Specific
plan shall utilize building
products that contain post- Prior to the
consumer recycled issuance of
materials. Such building permits.
construction material may Project Landscape
be comprised of salty aged Architects.
or refurbished materials. Planning
7. To the greatest extent Department, Project Landscape
practicable, construction DIVA, College of Architects, Planning
materials shall be obtained the Desert Department,
from local and regional Building and Safety
sources in order to limit Department, DWA,
impacts from transportation Project Landscape College of the
and to support the local Architects. Desert
economy. Planning
Department,
8. Project proponents DWA. College of
shall encourage the use of Project Designers, the Desert
reflective, EnergyStarTNI Project Contractors
cool roofs in flat roof
construction, therebv Project Designers,
reducing roofing Project Contractors
maintenance and
replacement costs, and
improve building climate
control, reducing cooling
costs and surrounding air
temperatures.
9. The following design
features shall be
incorporated into all onsite
deg elopment to the greatest
extent practicable:
• motion detectors or
dimmers to control
lighting;
• efficient security, street,
and parking lot lighting
(e.g., low pressure
• low-E windoNA s and,'or
awnings
• optimal ceiling and wall
insulation;
• Energy Management
Systems to control
HVAC
• use of natural
ventilation
to. Consistent «•ith
the Specific Plan design
standards and guidelines,
the College and other
planning area designers and
developers shall be
encouraged to use on-site
sand and gravels. cobble and
boulders as integral building
and landscape materials, to
enhance the cohesiveness of
the over all design and to
extend the physical
character of the natural into
the built environment.
i t. To the maximum
extent practicable, the
development of
implementing projects shall
rely on local building
materials and energy
resources to reduce the need
for the off-site mining and
transport of these materials.
Summary Mitigation Measures Responsible Party Timing Compliance Check
Utilities/Service Systems and
Public Ser-Oces
Fire Protection
V1411[CAIIVG 17V. 11V,7
Page117
1. Prior to issuance of
building permits for Fire Marshall; With submittal of Fire Marshall,
development projects within Planning development plans Building and Safety
the Specific Plan area, Department; COD; and energy Department,
developers shall submit, as Project Proponent modeling studies College of the
appropriate, standard facility Desert
plans and shall demonstrate
conformance with Uniform
Building Code, Uniform
Fire Code, and all applicable
fire regulations and codes
and the requirements of the Fire Marshall; With submittal of
City Fire Department. Planning development plans Fire Marshall,
Department; COD; Building and Safety
?. Fire codes and all project Proponent Department,
other applicable fire With submittal of College of the
protection standards shall be Fire Marshall; development plans Desert
enforced through the City's planning
planning review process. Department; COD; Fire Marshall,
3. The siting of facilities Project Proponent Building and Safety
that may involve the use Department,
and,'or storage of hazardous, College of the
flammable, or explosive Desert
materials shall be conducted With submittal of
in such a manner that ensure development plans
the highest level of safety, Fire Marshall,
and strict conformance with Planning
the Uniform Fire Code and Department, COD,
other applicable codes and Division of the Fire Marshall,
regulations. State Architect, Prior to submittal Planning
Project Proponent of development Department, COD,
4. All plans for plans to Division Division of the
sprinklers, fire alarms and of State Architect, State Architect,
other fire protection Fire Marshall, as applicable Project Proponent
measures shall be submitted College of the
to the Division of the State Desert, as
Architect and,or the City applicable Fire Marshall,
Fire Marshall, as required. As part of College of the
submittal of Desert, as
5. Prior to submittal of development plans applicable
new building plans to the to Divison of State
Division of the State College of the Architect, as
Architect, the College shall Desert. Division of applicable
submit, as appropriate, the State Architect
standard facility College of the
identification plans to the On-going Desert, Division of
Palm Springs Fire
urainance No. lfbbf
Page118
Department that the State Architect
demonstrate confoimance College of the
with all applicable fire Desert, Public
regulations and codes and Works
the requirements. Department, DWA College of the
Desert, Public
6. Fire protection With submittal of Works
measures for the COD West development plans Department, DWA
Valley Campus shall be and prior to
provided in accordance with issuance of
Division of the State planning building permits
Architect, NFPA, UFC and Department, Police
UBC or any recognized Fire Department,
Protection Standards. College of the Planning
7. The City and the Desert On-going Department, Police
Desert Community College Department,
District shall continue to College of the
confer with the Desert Desert
Water Agency to assure Concurrent v,,ith
adequate water supplies and Police Department, preparation of
pressure for existing and College of the development plans
proposed development. Desert
Police Department,
Police Protection College of the
College of the Prior to issuance Desert
1. As part of the planning Desert of building
review process, the City permits
Planning Department, the College of the
Palm Springs Police Chief, Desert
and, NN here appropriate,
College security personnel, Planning
shall evaluate project Department and
development plans from a Building and
"defensible space" Safety Department On-going Building and Safety
perspective to maximize Department
safety.
2. The College should On-going
deA elop a coordinated
program that alloNvs the City- City Planning
Police Department to Department and
augment and work in City Librarian City Planning
coordinated efforts with Department and
campus security. City Librarian
City Planning On-going
3. The College shall Department, City
Urdinance No. 1169
Page119
implement a security system Librarian, City City Planning
in accordance with the Council Department, City
provision of the Campus Librarian, City
Standards Handbook. Council
Schools With submittal of
development plans
1. Project developers project and prior to
shall pay the statutory Developers, issuance of
school mitigation fees of College of the building permits Project
$3.29 per square foot of Desert, SCE Developers,
residential development and College of the
S0.42 per square foot of Desert, SCE
commercial development.
Libraries Prior to final
determination and
1. The City shall continue Planning corridor
to monitor and assess library Department, City development.
usage rate and level of Engineer, Building Planning
service to determine the and Safety Department, City
need for additional services Department Engineer, Building
and facilities. and Safety
Department
2. The City shall determine On-going
whether mitigation fees are
necessary to ensure
adequate levels of library Public Works
sere ice and may incorporate Department,
such fees into its master College of the Public Works
development impact fee. Desert, SCE On-going Department,
College of the
Electricity Desert, SCE
1. Project developers and the
College of the Desert shall On-going
coordinate and cooperate with City 1HUB
Southern California Fdison to
implementing load management Coordinator,
programs to level demand load on College of the City iHUB
generating capacities and ensure Desert, SCE Coordinator.
the highest leNel of cneigy College of the
conservation practicable. Desert, SCE
2. Project developers shall be On-going
required to utilize energy efficient
design to minimize summertime SCE
solar gains, reduce air-
conditioning loads and enhance SCE
oN erall energy efficiency. The use
W1UIIIdiK.G IVU. If0V
Page120
of energy efficient lighting
fixtures in neNN development
Nrithin the planning area is also City]HUB
required.
Coordinator,
3. The City, COD and College of the City]HUB
SCE shall coordinate the Desert, SCE Coordinator,
dedication of a high voltage With submittal of College of the
transmission corridor along development plans Desert, SCE
the north property boundary and prior to
or where otherwise issuance of
determined appropriate, building permits
NV VC the COD VC Planning
solar array and the SCE grid Department,
east of Indian Canvon Building and Planning
Drive. Safety Department Department,
Building and
4. COD and SCE shall Safety Department
optimize the ]HUB to On-going
enhance the competitiveness
of the CPSP planning area
by stimulating partnerships
with SCE, COD and others,
and promote sustainable
technology-based economic
development and job Planning
creation around education Department On-going
and research clusters. Building and Building and
Safety Department Safety Department
S. SCE should provide
information on and promote
state and federal tax credit
and rebate programs
directed to the use of solar
PV and thermal energy
systems in all sectors of the
local economv. Planning
Department, Planning
6. The Citv and COD College of the On-going Department,
shall establish a strategic desert, Burrtec College of the
partnership with SCE rto Industries Desert, Burrtee
address institutional barriers Industries
and to streamline the
interconnection of small and On-going
medium-size community
power systems to the grid.
Vrainance No. 1/tSU
Page121
Natural Gas Planning
Department, Planning
1. New development shall College of the Prior to issuance Department,
use the most efficient water Desert, Burrtec of building College of the
heaters, furnaces, pool Industries permits Desert, Burrtec
heaters, and other gas-fired Industries
equipment. Throughout the
planning area, natural gas
appliances should be
encouraged within existing
development for remodels
and upgrades. For new
development, developers On-going; Prior to
shall promote the use of project approvals
kitchen appliances that use
natural gas and shall inquire Public Works
about the possibility of Department, Public Works
using alternative, rene,.i able DWA, College of On-going; Prior to Department.
energy sources, including the Desert project approvals DWA. College of
solar thermal technologies. the Desert
2. The City shall strictly
enforce Title 24 of the Public NVorks
California Code of Department, On-going; Prior to Public Works
regulations, Nihich is related DWA. College of project approvals Department,
to energy conservation for the Desert DWA, College of
new development. Every the Desert
effort should be made
throughout the development
to assure the highest level of On-going; Prior to
energy conservation City Engineer, project approvals
possible. Building and City Engineer,
Safetty Building and
Solid`'Waste Management Department Safetty Department
1. Developers and COD
shall implement recycling
programs for all components
of the development projects.
including but not limited to
commercial, industrial, Planning Planning
institutional and residential Department, City Department, City
uses. Recycling programs Engineer, DVWA Engineer, DWA
should include separate
recycling containers (i.e.
glass-only, aluminum-only, Planning Planning
Ordinance No. 1789
Page122
and paper-only dumpsters). Department, City Department, City
?. Project developers, Engineer Engineer
COD and homeowners and
property owners
associations shall contract
for landscaping services planning Planning
from a company which Departtment, Departtment, DWA
composts its waste for DN A
landscaping debris
generated by development
in the planning area. Several
landscaping firms in the On-going; Prior to
Coachella `'alley are Planning project approvals
currently utilizing Department, City
composting for waste Engineer
disposal. On-site
composting and grass
recycling (,A hereby lawn
clippings are left on the
lawn) is also encouraged,
wherever possible.
Waste-,eater Collection and
Treatment
l. The City, DWA, COD
and other project developers
shall continue to coordinate
to ensure that there are
adequate wastewater
collection and treatment
facilities to serve the
planning area.
?. The City, COD, and
other project developers
shall coordinate with DWA
to monitor demand for
tertiary treated water xvithin
the planning area, and shall
investigate the feasibility of
providing tertiary treated
water to meet the demand.
3. Prior to the issuance of
grading permits, future
WIUIIIPIIUi IMU. I/V/
Page123
development shall be
required to prepare and
submit plans to secure all
necessary approvals prior to
initiating construction of on-
site sewage collection
systems.
Water Sen-ice
1. The City and D`'VA
shall review all development
projects for potential
impacts on local
groundwater supplies.
2. The City shall require
the construction of on-site
stormy;•ater retention or
detention basins to enhance
runoff infiltration and bio-
remediation, and to
replenish the local
groundwater subbasins.
3. DVS A shall require
that ne« development pay
system connection fees and
shall review and approN e all
plans for water line
extensions to new
development. Plans shall
follow all applicable
guidelines for construction
of domestic water systems.
4. DeN-elopers shall
coordinate with the City
Engineer to secure roadway
encroachment permits in
accordance «ith the City's
standards and regulations.