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6/1/2005 - STAFF REPORTS (2)
'2 c V N 4<�FORN, City Council Staff Report DATE: June 1, 2005 Public Hearing SUBJECT: CASE 5.1024, PD-306 AND TENTATIVE TRACT MAP (TTM) 32675, AN APPLICATION BY CONTEMPO HOMES FOR APPROVAL OF THE ALEXANDER COUNTRY CLUB ESTATES, TO SUBDIVIDE A 6.06 GROSS ACRE SITE INTO TWENTY FIVE (25) RESIDENTIAL LOTS AND FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT FOR THE CONSTRUCTION OF TWENTY-FIVE (25) DETACHED SINGLE FAMILY RESIDENCES AT THE PALM SPRINGS COUNRTY CLUB, AND VACATION OF THE NORTHERLY 115' OF RIGHT OF WAY OF WHITEWATER CLUB DRIVE, LOCATED AT 2800 WITEWATER CLUB DRIVE, ZONE RGA (8), SECTION 1, T4S, R4E, APN 501191012 FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The Planning Commission recommends that the City Council adopt a mitigated negative declaration of environmental impact pursuant to CEQA, and approve Case 5.1024, PD- 306 and Tentative Tract Map 32675 to subdivide a 6.06 gross acre site into twenty-five (25) lots and a Preliminary Planned Development for the construction of twenty five (25) detached single family residences in the Palm Springs County Club, and the vacation of the northerly 115' foot of right of way of Whitewater Club Drive, subject to the attached conditions of approval. RECOMMENDATION: Adopt Resolution No. which contains the following actions: 1. Adoption of a mitigated negative declaration of environmental impact pursuant to CEQA; 2. Approval of Tentative Tract Map 32675 to subdivide a 6.06 gross acre site into twenty-five (25) lots: 3. Approval of Case 5.1024, PD-306, a Preliminary Planned Development for the construction of twenty five (25) detached single family residences in the Palm Springs County Club; and Item No. 1 . B . City Council Staff Report June 1, 2005) -- Page 2 5.1024-PD Contempo 4. Find the vacation of the northerly 115' foot of right of way of Whitewater Club Drive to be consistent with General Plan. STAFF ANALYSIS: The project site has General Plan land use designation of M-8, Medium Density Residential with a maximum density of 8 units per acre. Pursuant to General Plan Policy 3.6a, appropriate residential development under this designation includes traditional single family homes and garden apartments. The following project design attributes are consistent with the identified General Plan policy: • Garage (covered) parking (GP Policy 3.6.1.a); • Ample common space due to the golf course setting (GP Policy 3.6.1.b); • Covered entries, patios, and overhanging roofs (GP Policy 3.6.1.c); • Color and material palate and roof design (GP Policy 3.6.1.d); and • Low-slung building mass (GP Policy 3.6.2). The project is proposed at a density of 4.12 units per acre and will be developed with single-family homes and is therefore consistent with the Medium Density Residential Designation of the General Plan. Pursuant to Section 65402 of California Planning and Zoning Law, state law requires that a finding of conformity with the adopted General Plan be made prior to vacation of the right of way. Whitewater Club Drive is not a General Plan designated roadway. Therefore, the proposed right of way vacation would be consistent with the General Plan. The PD proposes modifications to the following standards: lot area, lot width, lot depth, front setbacks, side yard setbacks and rear yard setbacks. Table 2 in the attached Planning Commission staff report contains a detailed comparison of the RGA (8) zone standards and the proposed development standards. As proposed, the PD exceeds the required open space for the RGA (8) zone and has an overall density of 4.12 dwelling units per acre. Neighborhood informational meetings were held by the applicant on this project on June 9, 2004 and on July 7, 2004. On December 20, 2004, the AAC reviewed this project and voted to recommend approval. The Planning Commission reviewed this project during a public hearing on May 11, 2005. At that meeting, several individuals spoke in support of the project. One concern of neighbors residing in the Palm Springs Country Club was the issue of walls. Specifically, the neighbors were concerned that the proposed subdivision and 0^ City Council Staff Report June 1, 2005) -- Page 3 5.1024-PD Contempo preliminary planned development district included walled, single family residences, in an environment where existing development is open and without walls. As proposed, the applicant intends to provide walled yards for each of the residences. This would be inconsistent with established open and accessible development patterns at the Palm Springs Country Club. The historic pattern of development in this community has been common opens space and no property line walls. Minimal patio walls, a maximum of 2'-0" to 3'-0" in height, are provided at individual patios. Approval of walled yards as part of this project would be inconsistent with existing development at the Palm Springs Country Club and defeat the sense of openness and expansiveness previously achieved as part of this overall development. To this effect, a condition (#18) has been included which would limit fencing only to that required by the Uniform Building Code for pools. Pool safety fencing is generally accomplished by five foot tall wrought iron or tubular steel fence around pools. Following discussion on this issue, the Planning Commission voted to recommend approval of the project, after amending condition # 18, to ensure that the project architect work with staff to eliminate unnecessary walls throughout the project. FISCAL IMPACT: No fiscal impact. Gary Wayne, Dir" for of 11nnin6 Services David H. Ready, City Ivl ger Attachments: 1. Vicinity map 2. Hearing notice 3. Planning Commission staff report, May 11, 2005 4. Correspondence 5. Initial Study 6. Plans 7. Photos 8. Resolution 9. Conditions AFFIDAVIT OF MAILING NOTICES I, James Thompson, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing, Case 5.1024, Preliminary Planned Development District 306, Tentative Tract Map 32675, Notice of Intent to Adopt a Mitigated Negative Declaration, Alexander Country Club Estates, Contempo Homes, 2800 Whitewater Club Drive, at 6:00 p.m., on June 1, 2005, was mailed to each and every person set forth on the attached list on the 19th day of May, 2005, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 19th day of May, 2005. JAMESTHOMPSON y Clerk PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp (2015.5.C.C.P) STATE OF CALIFORNIA County of Riverside --------------------------------------------- I am a citizen of the United States and a resident of Proof of Publication oi' the County aforesaid;I am over the age of eighteen ------------------_---------------------------- years,and not a party to or interested in the No.21B1 above-entitled matter.I am theprincipal clerk of a CITY OF PALM SPRINGS NOTICE OF PUBLIC HEARING printer of the,DESERT SUN PUBLISHING CITY COUNCIL COMPANY a newspaper of general circulation, CASE 5.1024-PRELIMINARY PLANNED DEVELOPEMNT DISTRICT-306 printed and published in the city of Palm Springs, TENTATIVE TRACT MAP 32675 County of Riverside,and which newspaper has been NO110E OF INTENT TO ADOPT A adjudged a newspaper of general circulation by the MITIGATED NEGATIVE DECLARATION Superior Court of the County of Riverside,State of ALEXANDER COUNTRY CLUB ESTATES CONTEMPO HOMES California under the date of March 24, 1988.Case 2800 WHITEWATER,CLUB DRIVE Number 191236;that the notice,of which the NOTICE IS HEREBY GIVEN that the City council annexed is a printed copy(set in type not smaller of the Cdy of Palm Springs, California,will hold a public hearing at its meeting of June 1,¢005.The than non panel,has been published in each regular CHy Ceunctl meeting begins at 6:00 p m. in the Counctl Chamher at City Hall, 3200 E. Tahqultz and entire issue of said newspaper and not in any Canyon Way, Palm Springs. supplement thereof on the following dates,to wit: -Tire,4-P rpose of the hearing is to consider Case 5.10 D-306 and TTM 32675,an a placation by Contempo Homes for the vacation otpthe norther- May 21",2005 ly 115'of right of way of Whltewater Club Drive,a prelimmary planned development district and ten- 1 ______________________________________________________________ tative tract map to subdivide 6.06 acres into 25 residences, and approval of related architectural and landscape plans for development of 25 de- tached resldnc ees within the Palm Springs Codn- - - --- - - - -- --- try Club, located at 2800 Whdewater Club drive, All in the year 2005 Zone RGA(8), Section 1, APN 4501-191-012. I certify(or declare)under penalty of perjury that The Pursuant to CEOA, the City has Prepared an-Ini- tial Study and a Mitigated Negative Declaration. . foregoing Is true and correct. The City Council will consider adopting a Mitigat- ed Negative Declaration for this project. Dated at Palm Springs,California this-----I`i----day Response to this notice may be made verbally at the public hearing and/or in writing before the Of---------- uric- hearing. Written comments may be made to the #,t ,2005 City Council e letter(mail or hand delivery)to: ---` --- _ ' James Thompson, City Clerk (� 3200 East Tahqultz Canyon Way I4 i Jj �yy' Palm Springs, CA 92282 _ _-------------------_____________________ If any individual or group challenges the action In �,,,,,,,� = court, issues raised may be limited to only those Signature Issues raised at the public hearing described in this notice or In written correspontlence at or ppri- or to the meeting. Notice of Public Hearing Is be- tag sent to all property owners within four hun- dred (400) feet of the subject property. An opportunity will be given at said hearings for all intereated persons to be heard. questions re- gardin this case may be directed to Alex Meye off, f� r- rinclpal Planner. Department of Planning Services, (760) 323-8245. Si necesna ayuda con Is Ciudad de Palm pestagg carts, porfavor Ilame a Nadine Fieger(760) 323 8364. puede hablar can James Thompson City Clerk, PUB: May 21, 2005 ' q Jn 'A `k Y �, �• S! � NOTICE OF PUBLIC HEARING CITY COUNCIL CASE 5.1024-PRELIMINARY PLANNED DEVELOPEMNT DISTRICT-306 TENTATIVE TRACT MAP 32675 NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION ALEXANDER COUNTRY CLUB ESTATES CONTEMPO HOMES 2800 WHITEWATER CLUB DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of June 1, 2005. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider Case 5.1024-PD-306 and TTM 32675, an application by Contempo Homes for the vacation of the northerly 115' of right of way of Whitewater Club Drive, a preliminary planned development district and tentative tract map to subdivide 6.06 acres into 25 residences, and approval of related architectural and landscape plans for development of 25 detached residences within the Palm Springs Country Club, located at 2800 Whitewater Club Drive, Zone RGA(8), Section 1, APN #501-191-012. Pursuant to CEQA, the City has prepared an Initial Study and a Mitigated Negative Declaration. The City Council will consider adopting a Mitigated Negative Declaration for this project. Response to this notice may be made verbally at the public hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (mail or hand delivery) to: James Thompson, City Clerk 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the meeting. Notice of Public Hearing is being sent to all property owners within four hundred (400) feet of the subject property. An opportunity will be given at said hearings for all interested persons to be heard. Questions regarding this case may be directed to Alex Meyerhoff, Principal Planner, Department of Planning Services, (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger (760) 323-8364. %J,emes Thompson — ity Clerk City of Palm Springs 01j Office of the City Clerk CITY OF PALM Sr"?Ir:GS P. O. Box 2743 - — - - Patin Springs,California 92263-2743 2005 t _ `l,i�i A1 10: 39 ".,j :_j. I 'r GL:. . 501-500-037 qp� Pachon Ventures Ltd J 1555 Stevens Rd San Bernardino, CA 92408 r!Ily url![!1!tl!:!1!I!!11!11 1!!I Cary ©f Palm Springs - Office of the City Clerk p EJV E } P0.Box 2743 ( {{rY0Fr4.Li1 , Palm Springs, California 92263ST _- 2QD 74 ii 2� All R �� l�j� Y _ l senoen (p1,�Q� 501-500-012 Eric A&Karen Hehmeyer �.41f�IC�➢Cb!P4 -.. i - - i 6 F City of Palm Springs Office of the City Cleric o21i":�5 2.c � P. O.Box 2743 '�, i Palm Springs, California 92263-2743 i Li��� ,fL�fd 22 - C11TY I I 501-500-032 (9 Dorothea Coogan .P^r 7817- Garfield Ave-- --- - Huntington Beach, CA 92648 CORWARD E.Xp�i.i.R it+TO Gx+ OS/�310 1 1'-ORWARU `f:S M� C�T;P R"i N '7"O Sf_iwlA COOGAN PO BOX 1�841 I-1UN'TINGYON 5EA0H CA 90648'-0a6b I �e. Y t� C.�+ay,rrc.� �• �/. �s �a. �/. r3 '� S'. CJ� � f'4 3C� 501-191-034 501-261-023 501-500-023 Thomas R & Margo Demaeyer Roy W Rigsby Marie I Hatten 41 Stone Row Ln 56 7Th Ave 7C PO Box 9095 Oak Ridge, NJ 07438 New York, NY 10011 Jupiter, FL 33468 i i 501-191-012 501-190-012 ,,-' KM 501-191-033 Vincent & Louise Baldas *M* Palm Sp�ngs Golf Course & Cc Wilfred & Mary Stanhaus *M* 1285 Luther Ln 3233 ,NrArlington Htgs 103 2500 Indigo Ln 352 Arlington Hei, IL 60004 Arlington Hei, IL 60004 Glenview, IL 60025 . 501-500-002 501-500-016 501-500-033 Willie Kellum James C & Anna Gifford *M* Leslie & Erika Klein I 2477 S Victor St B 429 Coral Sea St 322 N June St I Aurora, CO 80014 Henderson, NV 89014 Los Angeles, CA 90004 i 501-241-024� 41,4 501-254-002 501-254-003 James F k�'Joan Taylor Umberto Savone Umberto Savone 1046 N-"Orlando Ave 1046 N Orlando Ave 1046 N Orlando Ave Lo 'Angeles, CA 90069 Los Angeles, CA 90069 Los Angeles, CA 90069 1 I I 501-191-035 501-254-001 501-191-008 Cedric J Booker Thomas H & Tara Corley Kevin & Hilda Pelivanian i 4019 E Marcelle St 616 27Th St 1204 Chestnut Ave Compton, CA 90221 Manhattan Beach, CA 9026G Manhattan Beach, CA 90266 I i I 501-500-011 501-500-009 501-191-029 I Richard A & Audrey Lindholm John W & Kristin Martin Henry T & Mary Mendoza 2568 Colt Rd 4207 Admirable Dr 13216 Admiral Ave G Palos Verdepe, CA 90275 Rancho Palos , CA 90275 Marina Del Rey, CA 90292 I 501-500-013 501-500-027 501-500-007 John D & Patricia Mccutchan Marshall E Reddick Diran H & Ayda Zenian 1052 17Th St 4538 Pepperwood Ave 1018 Delaware Rd Santa Monica, CA 90403 Long Beach, CA 90808 Burbank, CA 91504 501-500-019 501-254-006 501-500-004 Silvia G Berossian Pacific Coast Warehouse Corp Frances M & Manuel Castaneda 1217 N Myers St 5125 Schaefer Ave 3242 El Sebo Ave Burbank, CA 91506 chino, CA 91710 Hacienda Heights, CA 91745 501-500-008 501-500-022 501-191-030 Dennis H & Pamela Pulido William & Dorothy Demmers S V D P Managementinc 2292 Palomira Ct 6535 Avenida Del Paraiso 3350 E St Chula Vista, CA 91915 Carlsbad, CA 92009 San Diego, CA 92102 501-191-037 501-191-002 501-191-009 S V D P Management Inc E L & Annie Price John S Schumacher 3350 E St 68735 Panorama Rd 2665 N Whitewater Club Dr San Diego, CA 92102 Cathedral City, CA 92234 Palm Springs, CA 92262 501-191-001 501-191-003 501-191-004 21✓J Marilyn H Henderson Salvatore & Gloria Cursincerc Robert T eborah Christens( 2697 N Whitewater Club Dr 2689 N Whitewater Club Dr 2687 % itewater Club Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palpisprings, CA 92262 501-191-005 501-191-010 501-191-013 Rocky B & Raymonda Harris Rafael A Garcia Emil & Marie Bazzo 2685 N Whitewater Club Dr 2663 N Whitewater Club Dr 2645 N Whitewater Club Dr ' Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 I I 501-191-032 501-191-036 501-480-010 Claude C & Gertrude Fross John J & Mary Koch Mark Dana 2673 N Whitewater Club Dr 2693 N Whitewater Club Dr 2561 N Whitewater Club Dr B Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-480-040 501-500-006 501-500-019" Palm Springs Country Club Jack Cretney Jason R ock 2500 N Whitewater Club Dr 2537 N Whitewater Club Dr C 2603 Whitewater Club Dr D Palm Springs, CA 92262 Palm Springs, CA 92262 Pa m Springs, CA 92262 501-500-012 501-500-015 501-500-017 Eric A & ,K-gren Hehmeyer Gerald M & Allan Errico Dominic F & Alice Dellemonac} 2620 N--Whitewater Club Dr B 2620 N Whitewater Club Dr D 2624 N Whitewater Club Dr A P1m Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-500-018 501-500-021 501-500-024 Josephine M King B Florence E & Sharlene Anderson 2616 N Whitewater Club Dr B N Whitewater Club(2616B) Dr 2602 N Whitewater Club Dr A Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-500-025 501-500-0 501-500-028 Emile R & Rosemary Gelinas Rcgell Ida Vanwyk Irene Maas 2602 N Whitewater Club Dr B 2556 Whitewater Club Dr C 2556 N Whitewater Club Dr D Palm Springs, CA 92262 P m Springs, CA 92262 Palm Springs, CA 92262 501-500-029 501-500-031 r 501-500-035 Sayoko Uyeno Max Schneck Robert C & Sara Kittrell 2556 N Whitewater Club Dr A 2548 N Whitewater Club Dr A 2560 N Whitewater Club Dr C Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-500-036 // 501-500-044 501-252-012 Stuart A & aanis Kaufman Palm Springs Country Club Tr Mcmillan 2552 N itewater Club Dr A 2500 N Whitewater Club Dr 2496 E Hildy Ln Pal prings, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 i 501-253-012 501-261-011 501-241-025 Leslie S & Jamie Pricer Basheir A & Malahat Karimi Bettye Cotton 2490 E Francis Dr 2485 E Francis Dr 3060 N Farrell Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 ' 10. 501-242-011 501-251-011 501-251-012 Aristides & Donna Valentis Marjorie Lauderdale Cynthia E Peck 3063 N Farrell Dr 2499 E Finley Rd 2494 E Rogers Rd Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-254-004 501-254-005 501-254-006 Thoma Nicolls Dennis M & Arlene Donovan Donn T & Janice Westom 2970 N Farrell Dr 2956 N Farrell Dr 2900 N Farrell Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 i /� 501-264-0� /CM 501-264-00 eX,�zX 501-264-003 Ralph 5R,,&� M Regnell Warren Fayola Mauch Charles & Norma Danca I 2890,,N Farrell Dr 2844 Farrell Dr 2800 N Farrell Dr P�Vlm Springs, CA 92262 P�Springs, CA 92262 Palm Springs, CA 92262 I � _ I 501-191-006 501-500-020 501-253-011 Stephen & Thomas Grenning Michael & Shirley Vulpe David & Liba Dymanus PO Box 8 PO Box 4549 PO Box 8791 Palm Springs, CA 92263 Palm Springs, CA 92263 Palm Springs, CA 92263 501-500-003 501-500-037 501-500-038 Marilyn Bolton Pachon Ventures Ltd John & Donna Janewicz 2059 E Sonora Rd 1555 Stevens Rd 15458 Golden Star Ave Palm Springs, CA 92264 San Bernardino, CA 92408 Riverside, CA 92506 501-500-032 501-190-011 501-191-011 Dorothea Coogan Burnett Development Corp Jerrell T Richards 7817 Garfield Ave 1300 Bristol St N 200 355 Via Lido loud Huntington Beach, CA 92648 Newport Beach, CA 92660 Newport Beach, CA 92663 501-191-007 501-252-011 501-191-031 Ann Kershnar Norma D Sanchez Irving Bronstein 10462 Grove Oak Dr 937 E Amber Ave 1609 Whipple Rd Santa Ana, CA 92705 Orange, CA 92865 Hayward, CA 94544 501-500-0 501-500-014 501-500-030 Jose armo `� pi.esS George C & Norma Reece Sunsong Group 10 9 S Foothill Blvd 3010 W Lake Sammamish Pky Se PO Box 608 upertino, CA 95014 Bellevue, WA 98008 Edmonds, WA 98020 501-480-00 501-S00-005 ^^x" 86 Printed *'* Beulah nd �'M John T Huxley 900 radian E 19 PO Box 201811 Mylton, WA 98354 Anchorage, AK 99520 Z9ZZ6 V0 's6uudS wled 404Z6 V0 '06910 ueS 9UPt, HO 'all!ASBUO3;S a# 'anua 9nI03a1enna;14M 'N 099Z leeJIS la3nel 'M 6Z9 peo�l head 49Li4 OwaeO V asor 1000 a uose[• JE)A9Wy9H ualeA 'Q V Ou3 17EO-009-40g 040-009-40g Z40-009-40g 2677 Whitewater Club Drive Palm Springs, 92262 James Thompson, City Clerk 3200 Bast Tahquitz Canyon Way Palm Springs, Ca 92262 Dear Mr. Thompson: I purchased my home in Palm Springs Country Club as a retirement home and selected it from other sites because of the life style I hoped to have three years from now when I retire. For many of us the Palm Springs Country Club was desirable because it had a clubhouse that served meals on site, a driving range, putting green and inexpensive and accessible golf. It is not without making other financial sacrifices that several of us E including myself paid for this dream to date. We gave up other amenities available at other condo communities in the desert(including private garages)because of the recreational aspects we understood would be ongoing at this site. Mr. Burnett himself assured many of us that he would maintain a golf course on site. I hope that the city will support the homeowners investment and insist Mr. Burnett keeps his promise. Without a golf course, whether 9 or 18 holes and a clubhouse the value of our investments in our home will be significantly diminished; this would make selling and moving elsewhere difficult to secure the lifestyle we purchased when we bought at the PSCC. In view of Mr. Burnetts promises I would think it would open avenues for those of us who lose condo value to pursue civil claims to recoup our losses . This would be a most unfortunate stalemate for both the condo owners and Mr. Burnett. I hope the city can arbitrate a reasonable solution to this serious problem that affects some 400 owners in the PSCC. Sincerely yours, Ann K. Kershnar L.. U Other address: 10462 Groveoak Drive -' Santa Ana, Ca 92705 714 832-2855 (H) 562 940-4762 (q v i i �{� ��� �I is���� V1 � �� ������ ,� %;% _ �i, �.___� Icy V•� �' �',�`� � ���" � �`.�� P ���. � Department of planning Services ,,,, E r y Vicinity Map 1 Legend �J SITE �500•McliuB i i J W LPL PRANCIS DR _ � s WHTEWA-rER CLUE DR I CITY OF PALM SPRINGS CASE NO.: 5.1024-PD-306, TTM 32675 DESCRIPTION: Application by Contempo Homes for the Alexander Country Club Estates, for 25 residences APPLICANT: Contempo Homes on 6.06 acres; located on Whitewater Club Drive, Zone RGA(8), Section 1. DATE: May 11, 2005 TO: Planning Commission FROM: Director of Planning Services CASE 5.1024, PD-306 AND TENTATIVE TRACT MAP (TTM) 32675, AN APPLICATION BY CONTEMPO HOMES FOR APPROVAL OF THE ALEXANDER COUNTRY CLUB ESTATES, TO SUBDIVIDE A 6.06 GROSS ACRE SITE INTO TWENTY FIVE (25) RESIDENTIAL LOTS AND FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT FOR THE CONSTRUCTION OF TWENTY-FIVE (25) DETACHED SINGLE FAMILY RESIDENCES AT THE PALM SPRINGS COUNRTY CLUB, AND VACATION OF THE NORTHERLY 115' OF RIGHT OF WAY OF WHITEWATER CLUB DRIVE, LOCATED AT 2800 WITEWATER CLUB DRIVE, ZONE RGA (8), SECTION 1, T4S, R4E, APN 501191012 RECOMMENDATION That the Planning Commission recommend that the City Council adopt a mitigated negative declaration of environmental impact pursuant to CEQA, and approve Case 5.1024, PD-306 and Tentative Tract Map 32675 to subdivide a 6.06 gross acre site into twenty-five (25) lots and a Preliminary Planned Development for the construction of twenty five (25) detached single family residences in the Palm Springs County Club, and the vacation of the northerly 115' foot of right of way of Whitewater Club Drive, subject to the attached conditions of approval. BACKGROUND The application was submitted to the Planning Department on October 21, 2004 This project was presented to the Architectural Advisory Committee December 20, 2004, at which time the AAC voted to recommend approval of preliminary planned development district. The applicant is Contempo Homes. PROJECT DESCRIPTION The proposed project consists of a Tentative Tract Map and a Planned Development District for the construction of twenty five (25) detached single family residences at 2800 Whitewater Club Drive, within the M-8 General Plan land use designation and the R-G-A (8) zone, Section 1. TTM 32675 proposes the subdivision of a 6.06 acre site into twenty-five (25) numbered lots for detached single-family residential development, ranging in size from 6,242 to 10,727 square feet with an average of 7,801 square feet. The density is 4.12 dwelling units per acre, consistent with that allowed by the general plan. Pursuant to Section 65402 of California Planning and Zoning Law, state law requires that a finding of conformity with the adopted General Plan be made prior to vacation of the right of way. Whitewater Club Drive currently exists through a portion of the site. The proposed subdivision renders the northernmost 115' of Whitewater Club Drive obsolete. The applicant has requested vacation of this excess right of way. In its place, a looped street would be constructed. One retention basin, Lot "C" is proposed. A condition of approval has been included (Engineering Condition 963) requiring on-site retention facilities for the increased storm-water runoff generated by the development of this property. A preliminary hydrology study has been ' prepared by the applicant to determine the precise size and configuration of the retention basin. The project site is located in the Palm Springs Country Club and consists of previously graded flat, vacant land. The site is open to the golf course on three sides and residential uses to the south. The project site is zoned R-G-A (8) (Garden Apartment and Residential Cluster). A Planned Development District is proposed because the project does not meet all the minimum development standards for this zone. PDD are intended "to insure compliance with the General Plan and good zoning practices, while allowing certain desirable departures from the strict provisions of specific zone classifications."The surrounding properties are described below. TABLE 1 GENERAL PLAN, ZONING AND LAND USE GENERAL PLAN ZONING LAND USE NORT PR (Park and Recreation) O (Open Space) Golf course H and Golf Course SOUT M8( Medium Density Res. R-G-A-8 (Garden Condominiums H 8/du/ac Apartment and Residential. Cluster) 8/du/ac EAST PR (Park and Recreation) O (Open Space) Golf course and Golf Course WEST PR (Park and Recreation) O (Open Space) Golf course and Golf Course To the south of the project, Whitewater Club Drive is fully improved with curb and gutter and there are and electricity, water, gas and sewer connections are all available to the project site.-A single point of vehicular access will be provided to the project from Whitewater Club Drive, a private street with a 36' right-of-way. A loop road with cul-de-sac is proposed for internal circulation. The architectural style proposed is a re-creation of the mid-century modernist (international) Alexander style buildings, which has been updated to meet current building codes and requirements. Three models, all single story, are proposed, ranging in size from 1,840 to 2,116 square feet with 462 to 473 square foot garages. The 1,840 square foot model has two bedrooms and two and a half baths and is available in two elevations, which are identified by roof type, the long gable (EW2) and the modified (GV2). The 1,932 square foot model features three bedrooms, two and one half baths and is offered in five elevations, the modified folded plate (PVE3), the long view (AE3), long gable (LPE3), single slope (RCE3) and butterfly (ECE3). Lastly, the 2,116 square foot prototype has three bedrooms and two and one half baths and has two elevations, modified folded plane (MVE3) and butterfly (RDE3). Each home will have a pool. Neighborhood meetings for the project were held on June 9, 2004 and July 7, 2004. The response to this project was generally positive, with comments in support of the low profile, low density design. 2 ) �'�'? The proposed project was reviewed by the Architectural Advisory Committee on December 20, 2004. At that meeting the applicant was congratulated for the project's architecture and landscape design and the Committee voted to recommend approval of the project. The architectural style proposed is a re-creation of the mid-century modernist (international) Alexander style buildings. The Alexander style features elements of modern design including flat roofs with wide eaves turned down in long sunscreens at the edge. Walls are typically ornamented with patterned concrete block and precisely laid rows of brick deeply struck to catch i the sun and shadow. Butterfly roofs, natural stone walls, clerestory windows and carports are also typical of this architecture. ANALYSIS The proposed project is located in a private gated country club, the Palm Springs Country Club, and surrounded on three sides by golf course and on the fourth by multi-family condominiums. General Plan The project site has General Plan land use designation of M-8, Medium Density Residential with a maximum density of 8 units per acre. Pursuant to General Plan Policy 3.6a, appropriate residential development under this designation includes traditional single family homes and garden apartments. The following project design attributes are consistent with the identified General Plan policy: • Garage (covered) parking (GP Policy 3.6.1.a); • Ample common space due to the golf course setting (GP Policy 3.6.1.b); • Covered entries, patios, and overhanging roofs (GP Policy 3.6.1.c); • Color and material palate and roof design (GP Policy 3.6.1.d); and • Low-slung building mass (GP Policy 3.6.2). The project is proposed at a density of 4.12 units per acre and will be developed with single- family homes and is therefore consistent with the Medium Density Residential Designation of the General Plan. Pursuant to Section 65402 of California Planning and Zoning Law, state law requires that a finding of conformity with the adopted General Plan be made prior to vacation of the right of way Whitewater Club Drive is not a General Plan designated roadway. Therefore, the proposed right of way vacation would be consistent with the General Plan. Zoning and Planned Development District The Zoning Code Section 94.03.00 establishes the regulations for the Planned Development District. This purpose of this designation is to provide for various types of land use which can be compatibly combined as part of a comprehensive planned development. It is the intent of this designation to allow for flexibility in the strict interpretation of the Code, while ensuring compliance with the General Plan through the adoption of a precise development plan with a specific time limit for commencement of construction. 3 _r The PD proposes modifications to the following standards: lot area, lot width, lot depth, front setbacks, side yard setbacks and rear yard setbacks. As proposed, the PD exceeds the required open space for the RGA (8) zone and has an overall density of 4.12 dwelling units per acre. Staff recommends approval of the PD, based upon the following standards. A table summarizing code requirements and the proposed development standards follows. TABLE 2 i COMPARISON OF R-G-A (8)AND PD DEVELOPMENT STANDARDS Standard Existing R-G-A (8) Proposed PID i MINIMUM LOT AREA • Min. Lot Area See Footnotes'z 6,242 s.f. MINIMUM LOT WIDTH • Interior Lot 165 feet 80 feet • Siding on Local/Collector 135 feet 80 feet MINIMUM LOT DEPTH • Backing on Interior Lot or Local/Collector St. 135 feet 75 feet MINIMUM FRONT YARD SETBACKS • Fronting on Cul-de-sac 25 feet 20 feet • Fronting on Local/Collector street 25 feet 20 feet MINIMUM SIDE YARD SETBACKS • Interior Lot 10 feet 6 feet • Corner Lot on Local/Collector Street 20 feet 20 feet MINIMUM REAR YARD SETBACKS • Lot to Lot 20 feet 8 feet • Backing on Interior Lot or Local/Collector St. 20 feet 15 feet BUILDING REQUIREMENTS • Min. Dwelling Size (excluding garage/carport) See Footnotes',z 1,840 s.f. • Building Height 15 feet3 1 story 14 feet OPEN SPACE Required 50% 61.6% to 77.3% 1. Each lot shall have a minimum lot area of two (2) gross acres 2. There shall be a minimum of five thousand (5,000) square feet of lot area for each dwelling unit. Any area over the required five thousand (5,000) square feet per unit qualifies for an additional unit 4 Walls and Fences Because of the unique project setting in a golf course community, staff has one concern with respect to the project design. As proposed, the applicant intends to provide walled yards for each of the residences. This would be inconsistent with established open and accessible development patterns at the Palm Springs Country Club. The historic pattern of development in this community has been common opens space and no property line walls. Minimal patio walls, a maximum of 2'-0"to T-0" in height, are provided at individual patios. Approval of walled yards as part of this project would be inconsistent with existing development at the Palm Springs Country Club and defeat the sense of openness and expansiveness previously achieved as part of this overall development. To this effect, a condition has been developed which would limit fencing only to that required by the Uniform Building Code for pools. Pool safety fencing is generally accomplished by five foot tall wrought iron or tubular steel fencing around pools only. As proposed the tentative map and its design and improvement are consistent with a city's General Plan and physically suitable for the type and density of development. The City of Palm Springs Engineering, Fire and Building Departments have reviewed this application. The Building and Fire Departments will review the construction plans for consistency with the approved site plan. ENVIRONMENTAL ASSESSMENT AND NOTIFICATION Pursuant to CEQA, an Initial Study was prepared by the City and distributed to responsible agencies. Based upon this study, the project would have no impact or less than significant impact in the following environmental impact areas: aesthetics, agricultural resources, biological resources, geology and soils, hazards and hazardous materials, mineral resources, noise (long- term), hydrology/water quality, population and housing, land use and planning, recreation and trans portation/traffic. The project has the potential to cause significant impact on air quality, cultural resources, noise (Short term construction related impact) pubic services and utilities, unless the mitigation measures proposed are adopted. According to the CEQA guidelines, a mitigated negative declaration MND is appropriate for the propose project, because after incorporation of the recommended mitigation measures, all potentially significant impacts would be eliminated or reduced to a level of less than significant. Staff recommends that the Planning Commission find that, with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and that the Planning Commission recommend adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program for the project. All property owners within a 400 foot radius of the project have been notified. As of the writing of this report, staff has not received any public comment. (AM) 5 2597 A Whitewater Club Drive Palm Springs, CA 92262-2668 May 13, 2005 Mr. Gary Wayne Interim Director of Planning City of Palm Springs Department of Planning and Zoning 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Dear Mr. Wayne: Thank you for your letter dated May 9, 2005 regarding the rumors about the future use of the (public) Palm Springs Country Club Golf Course. As you noted,"the site is designated by the General Plan as Park and Recreational Uses and Golf Course.... The Open Space zones `are intended to provide for areas of scenic beauty, areas reserved for parks, recreation, open space and governmental public uses..."' We know that the golf course owner has not applied for any development and we know he does not have immediate plans to do so. This was expressed to us by his representative in a meeting a few weeks ago. Our short-term concern is that the golf course manager will be leaving as of the end of May. We have met with the golf course owner,Mr.L. Burnett or his representative three times since last October. We have expressed our concerns about the maintenance of the golf course and he has not indicated any plans on keeping the golf course watered and i maintained after the golf course management company leaves. The result, of course, is that the area will no longer be an area of"scenic beauty" or"recreation" and will go to weeds, dust, and home for vermin very soon. i Is there anything that the homeowners surrounding the golf course (both inside the golf course—Palm Springs Country Club condominiums, and on the perimeter of the golf course—Verona Avenue and Farrell Avenue homeowners) can do to force the golf course owner to keep the area watered and maintained after the golf course manager leaves? Sincerely, Fred Fabricant Member of the Board of Directors of Phase II Member of the Interphase Committee Palm Springs Country Club c, City of Palm Springs ra f David H. Ready, City Manager 3200 Tahgnitz Canyon Way • Palm Springs,CaLfomia 92262 TEL:(760)323-8201 • PAX:(760)323-8207 •TDD:(760)864-9527 '�"�VolVd�lgf',amur,�'t` May 11, 2005 i Mr. John W. Martin 2603 B Whitewater Club Drive Palm Springs, CA 92262 Re: Patin Springs Country Club Golf Course Dear Mr. Martin: The City has received your conununication expressing concern over rumors regarding the future uses proposed for the golf course. To date, the City of Palm Springs has not received an application for development on the golf course l at Palm Springs Country Club. The site is designated by the General Plan as Park and Recreational Uses and Golf Course. The site has two Open Space Zoning designations, Zone "O" and "0-5". The Open Space zones "are intended to provide for areas of scenic beauty, areas reserved for parks, recreation, open space and governmental public uses . . .... An application for residential uses on the golf course would require a General Plan Amendment, a Zone change, a Subdivision map and potentially other development applications. All applications would be subject to environmental review under the California Enviromnental Quality Act (CEQA). If an application is reviewed by the City, a notice will be mailed to all property owners within 400 feet of the property. Interested parties and property owners located further than 400 ft. from the subject property may request notification pursuant to City procedures. Thank you for interest in the property. I, Sincerely, i David H. Ready City Manager cc: Alex Meyerhoff, Principal Pla ner`X APR 2 8 2005 March 30, 2005 John W.Martin 2603B Whitewater Club Drive Palm Springs, CA 92263 Mayor Ron Oden City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs,CA 92263 Mayor Oden, For the past 24 years our family has enjoyed the city Palm Springs,the weather,the bicycling, shopping and golf, So much so that over 10 years ago we purchased a condo in the Palm Springs Country Club—phase III. Over these past 10 years of being a resident we have grown even closer to the town joining a church and doing most of our major purchasing during our time in PS. One problem we have encountered is that we frequently have to go to ' neighboring cities to play golf, which brings me to the point of my letter the golf course at Palm Springs Country Club. I believe it would not be in the city's best interest to allow the golf course property to be used to build homes. I believe this for several reasons. i First, as I have already mentioned there are very few public golf courses in Palm Springs where people can play. Most of the courses are in neighboring communities and this draws golfers out of Palm Springs—along with their money and the jobs the course creates. Second, when people are looking for property in the Coachella Valley many want to be close to golf courses, allowing Palm Springs Country Club to be used for development would only encourage prospective buyers to move on to other communities in the valley. Third, I believe that the Palm Springs Country Club's history is part of the city's heritage and should be maintained not discarded. Fourth,the Palm Springs Country Club is an established golf course should the council allows it to be developed there will not be another one to replace it. Fifth, Palm Springs Country Club golf course is one of the few courses in the valley were beginners are welcomed and families can afford to play. I believe the council has a responsibility to promote and allow development but not without concern for the entire community needs, such as recreation, schools, and open space. With the new developments on the north end of town shouldn't some of the land be preserved for recreation? Not only the golf course but open areas and walking paths? On a more personal note one of the reasons we selected our condo in the Palm Springs Country Club was for the golf course. Should you allow the course to be developed I am confident that we would look for other property—most likely not in Palm Springs but in another valley community. I would hate for this to happen. Don't allow some outsider to ruin the wonderful community of Palm Springs, please keep it a place families want to come. ( S n rely /wl John W. Ma n r tVNLMSo �° n NCity of Palm Springs V Department of Planning and Zoning * aaOR iEd 3200 L.Tali Way Canyon ay ' Palm Springs, California 92262 C < TEL:(760)323-3245 • PAX p60)322-S360 ^ TDD pC,nl 96 9527 BFn'3R� May 9, 2005 Mr. Fred& Kathy Fabricant 2597A Wlutewater Club Drive Palm Springs, CA 92262 Re: Palm Springs County Club Drive Dear Mr. & Mrs. Fabricant: ' The City has received your communication expressing concern over rumors regarding the future uses proposed for the golf course. To date, the City of Palm Springs has not received an application for development on the golf course at Palm Springs Country Club. The site is designated by the General Plan as Park and Recreational Uses and Golf Course. The site has two Open Space Zoning designations, Zone "O" and "0-5". The Open Space zones "are intended to provide for areas of scenic beauty, areas reserved for parks, recreation, open space and govermnental public uses . . .". An application for residential uses on the golf course would require a General Plan Amendment, a Zone change, a Subdivision map and potentially other development applications. All applications would be subject to enviromnental review under the California Environmental Quality Act (CEQA). If an application is reviewed by the City, a notice will be mailed to all property owners within 400 feet of the property. In+crested parties and property owners located further than 400 ft. font the subject property may request notification pursuant to City procedures. Thank you for interest in the property. Sincerely, Gary Wayne Interim Director of Planning cc: Alex Meyerhoff, Principal Planner �. ;, 1� : �a�-fin. spa a•.+�ti� l La%ut �' rm m� i2a�u�� lh�z� �',Z ca��S t kt -Vo v'oLct )OPH 60A L""AA d vrtt - c ez � etaGu h a 071t- Lam ' � 1�1eUnc ' Deul��re/f L Dui lr��P Wo o-ddtw aa-bjj Lo Y e.a^_� � � ff ( l ko • -�-�6J>�1� �� }�.ez.M,� i�;-/t--� .,�a'L �'��S C'�I�, G-�_���� of �] t�/�Zd�sl r.L2�,� TU �r ✓J c P 1 1 ,w� S O�� czU�� %'t-c Lr6/,c 1,) e-- c ��u�L �P✓ 'tLc(cc ih LE LL. Ge v l� e e biuJ t �2 C GJ[ 4t2kG C��I��A �Ci��a 1 � i GJ yr ( ` O ,L t P. ;t`'/uat fY/_r'1,3� [E.2 .! I. [�Z/a; 6 72l.�r.-1� L .?,i;',_ iu i '� �, -t:��'L -4uti _.u ?- 6 (LIGr"11:3j'!7V'ZL,'"yCAI l - C , L � ���, V ��,i✓Y� r��G- X� G"_ Y74. Cr�L fY1,cP �NI CN " 1X P!. �;>CLr2,e y � ,tj' �l�V";� • �U.0 L?'•�z�L?� �cJ`'�- Va �> zo r� CuL'o cc1 t `,v G,CA /eC, v li 1 r L;�l/LL.L �,-tU'� '�itG�(.!t•�( %i;�1'`Jr2,``.{}litiy�.l�.�L�J (JJ ✓�'1.R�4.(� -f�� J�/.�i:-iL(:y,j Gu.'L�CI� S�� �;�i/;U,t ii�.ii.i tA,)CLVj C./'i�l�i�!J t-v'�-1•I'�.��1 C.%iiVLc'� 6nl.?'i_i:UJ i1.G /lam,CL l V\lk /GOul ,P l (L IG�.) !�1'' arty v� LJ-,M �''J2%LTLL�L�� ,� C . noZ December 14, 2004 City Council City of Palm Springs 3200 F. Tahquitz Canyon Way Palm Springs, CA 92262 Attention: Ron Oden, Mayor Ginny Foat, Councilwoman : Steve Pougnet, Councilman Chris Mills, Councilman Mike McCulloch, Councilman Re: Palm Springs Country Club Dear Council members: I am a homeowner residing in Phase V of the Palm Springs Country Club. When I purchased my condominium in 1994, one of the deciding factors was the golf course surrounding the property. I am an active ri emlier of the Palm`Springs Women's Golf Club, and served a two- year term as president in 2002 and 2003. While not all of the homeowners play golf here, we do enj'oy,the proximity of the course. For those of us who do play golf, this course is an important part of our life. Last spring the golf course property was sold to Lynn Burnett of I Burnett Developers with the intent of building homes adjacent to the course. I further understand that Mr. Burnett now intends to reconfigure the property in order to build houses on the existing course itself: The current course manager, American Golf, will cease its management and course maintenance responsibilities in May 2005; therefore, if Mr. Burnett chooses to discontinue watering and maintenance at that time to further his development goal, the greens and trees'would quicld die. One, of the oldest golf courses in Palen Springs,and a bit of history would be lost. s While I can readily understand the economics of Mr. Burnett's situation, I urge you to carefully consider the ramifications that any zoning changes would have on those of as who reside here. Sincerely, Lyn Henderson 2697 Whitewater Club Drive Palm Springs, CA 92262 cc: Planning Commission I CITY OF PALM SPRINGS DEPARTMENT OF PLANNING SERVICES INITIAL STUDY Application No(s): PD, TTM, Case No. 5.1024-PD-306, TTM 32675 iAlexander Country Club Estates ! Date of Application: i Date of Completed Application: Lead Agency: City of Palm Springs Lead Agency Contact: Alex Meyerhoff, Principal Planner (760-323-8245) Name of Applicant: Contempo Homes Abbreviated Project Description: The proposed project involves the development of 25 single-family residential lots on approximately 6.03-acres in north Palm Springs. City approval of a tentative tract map (to subdivide the property), a change of zone from R-G-A (8) to PD (to allow deviation of development standards), a preliminary planned development district (to implement the PD zone) and the vacation of the northerly —115 feet of Whitewater Club Drive are required. A detailed project description is provided in Section 3 of this Initial Study. Location of Project: The project site is located at the north end of Whitewater Club Drive in the Palm Springs Country Club, in Palm Springs, California. i Existing General Plan Designation(s): M8 (Medium Density Residential, eight dwelling units per acre) Proposed General Plan Designation(s): No change proposed Present Land Use(s): The project site is currently vacant and has been previously disturbed. Whitewater Club Drive, an asphalt road, travels through the center of the site and ends in a cul-de-sac near the northwest border. Existing Zoning: R-G-A (8) (Garden Apartment and Cluster Residential Zone) Proposed Zoning: PD (Planned Development District) No. 306 City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study SECTION 1 - INTRODUCTION i 1.1 CALIFORNIA ENVIRONMENTAL QUALITY ACT CONCLUSIONS The following information is provided to determine whether the proposed action is a "project" as defined by CEQA, and whether the project would be exempt from CEQA. I • Is the proposed action a "project" as defined by CEQA? 0 Yes ❑No ❑ N/A I (See section 2.6 of State CEQA Guidelines. If more than one project is present in the same area, cumulative impacts should be considered). I If "yes" above, does the project fall into any of the ❑ Yes ■ No ❑ N/A Emergency Projects listed in Section 15269 of the State CEQA Guidelines? !I If "no" in Il, does the project fall under any of the Ministerial Acts listed in Section 15268(b) of the State o Yes ■ No ❑ N/A CEQA Guidelines? • If "no" on III, does the project fall under any of the ❑ Yes ■ No ❑ N/A Statutory Exemptions listed in Article 18 of the State CEQA Guidelines? • If "no" on IV, does the project qualify for one of the ❑ Yes ■ No ❑ N/A Categorical Exemptions listed in Article 19 of the State CEQA Guidelines? (Where there is reasonable probability that the activity will have a 'significant effect due to special circumstances, a categorical exemption does not apply). Based on the information provided above, the proposed action is a project, and would not be exempt From CEQA. 1.2 PURPOSE/USE OF THE INITIAL STUDY The purpose of this Initial Study (IS) is to describe the proposed "Alexander Country Club Estates" residential project, Case No. 5.1024-PD-306 (Tentative Tract Map 32675 and Preliminary Planned Development District #306) and provide a preliminary evaluation of potential environmental effects associated with the project's short term construction and ongoing use. The IS has been prepared pursuant to the California Environmental Quality Act (CEQA), as amended (Public Resources Code §21000 et seq.), and in accordance with the State CEQA Guidelines (California Code of Regulations §15000 et seq.). Pursuant to Section 15367 of the State CEQA Guidelines, the City of Palm Springs is the lead agency for the project. The lead agency is the public agency that has the principal May2, 2005 Page 1 II\USHRSVPLANVC9�A EwuovvmnlnlACw,rurt P,olactsWexwdu Country Mb➢s,nlcsM-0404 AI..,de Conniry Club C+slsls Lvhol Smdy dao I City of palm Springs 'Alexander CC Estates-(TTM 32675), Case No. 5-f 024-PD-306 Initial Study responsibility for carrying out or approving a project. The City of Palm Springs, as the lead agency, shall have the authority for project approval and certification of the accompanying environmental documentation and is expected to use the information contained in this Initial Study during deliberations regarding the proposed project. CITY OF PALM SPRINGS The following actions will be considered with approval of the project. ■ Adoption of the Mitigated Neqative Declaration - Prior to approval of the project, the City shall consider the Mitigated Negative Declaration (MND) together with any • comments received during the public review process. The City shall adopt the MND only if it finds on the basis of the whole record before it that no substantial evidence exists supporting a fair argument that the project will have a significant effect on the environment and that the MND reflects the City's independent judgment and analysis. ■ Adoption of the Mitigation Monitorinq Program - In order to ensure the mitigation measures and/or project revisions identified in the projects ! Mitigated Negative Declaration are implemented, the City shall adopt a Mitigation Monitoring Program pursuant to CEQA Guidelines Section 15097. ■ Zone Chanqe - In order to provide zoning which conforms to the design reflected on Tentative Tract Map 32675, a zone change is required. The proposed project requires a change of the current zoning from R-G-A(S) to PD No. 306 (Planned Development District). ■ Tentative Tract Map - The project applicant is requesting the approval of Tentative Tract Map No. 32675. ! IN Preliminary Planned Development District No. 306 - The project applicant is requesting the approval of a Preliminary Planned Development District to implement the proposed PD zoning. i ■ Riqht-of-Way Vacation - The project applicant is requesting the vacation of the northerly --116 feet of the Whitewater Club Drive right-of-way. Subsequent approvals by the City of Palm Springs may include: ■ Final Development Plan ■ Grading permits IN Building permits RESPONSIBLE AND TRUSTEE AGENCIES May 2, 2005 Page 2 �y, t, r q RS IIAUSE \PLAMCLQA HmwmncnlxlACurteutAola[sVAleem,der Connuy CWb E,tl[.W5-04-04 Alcnmder Country Club ElM.lmdnl SWdy d., (.,, I -," '� City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study This IS/MND will also provide environmental information to responsible agencies and other public agencies that may be required to grant approvals in support of project implementation. These agencies include, but are not limited to, the following: ■ State of California, Regional Water Quality Control Board. Pursuant to the Federal Clean Water Act [Section 402(g)] and state General Construction Activity Storm Water Permit, a National Pollution Discharge Elimination System (NPDES) permit and storm water pollution prevention plan will be required from the California Regional Water Quality Control Board (RWQCB) for grading and construction in areas greater than one acre. Pursuant to the NPDES permit requirements, a Notice of Intent must be submitted to the State Water Resources Control Board. 1.3 SUMMARY OF FINDINGS Based on the analysis contained herein, the proposed project would have no impact or less than significant impacts in the following environmental impact areas: aesthetics; agricultural resources; biological resources; geology Er soils; hazards E- hazardous materials; mineral resources; noise (long term impacts); hydrology/water quality; population/housi.ng; land use/planning; recreation; and transportation/traffic. The proposed project has the potential to cause significant impacts on air quality; cultural resources; noise (short-term construction-related impacts); public services and utility/service systems unless the mitigation measures, identified herein are complied with. According to the CEQA Guidelines, it is appropriate to prepare a mitigated negative declaration (MND) for the proposed project because, after incorporation of the recommended mitigation measures, all potentially significant environmental impacts would be eliminated or reduced to a level considered less than significant. 1.4 CONSISTENCY SUMMARY The project is consistent with the following plans: City of Palm Springs General Plan ■ Yes ❑ No ❑ N/A Applicable Specific Plan ❑ Yes ❑ No ■ N/A City of Palm Springs Zoning Ordinance ❑ Yes G No ❑ N/A South Coast Air Quality Management Plan ■ Yes ❑ No ❑ N/A Airport Part 150 Noise Study o Yes ❑ No ■ N/A Draft Section 14 Master Development Plan ■ Yes ❑ No o N/A May 2, 2005 Page 3 HVUSERS\PEAMCEOA Co11LL, AEstA.V05-04-04AW.,&Co t,Clvb Uates City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Note: The proposed project, if approved, will amend the Zoning Map whereby the "No" response would be changed to "Yes". 1.5 REQUIRED STUDIES The following studies have been required by the City of Palm Springs for this project, which are listed in Section 5, References. 1. Soils Report ■ Yes ❑ No 2. Slope Study ❑Yes ■ No 3. Geotechnical Report ■Yes ❑ No 4. Traffic Study ❑ Yes ■ No 5. Air Quality Study ❑ Yes ■ No 6. Hydrology ■ Yes ❑ No i 7. Sewer Study ❑ Yes ■ No 8 Biological Study ■ Yes ❑ No 9. Noise Study ❑ Yes ■ No 10. Hazardous Materials Study ■Yes ❑ No 1 1 . Housing Analysis ❑ Yes ■ No 12. Archaeological Report ■Yes ❑ No 13. Groundwater Analysis ❑ Yes ■ No 14. Water Quality Report ❑ Yes ■ No 15. Other ❑ Yes ■ No 1.6 PROJECT REVIEW AND ACTION There will be a 20-day public review period for the IS and proposed MND, The review period has been established in accordance with §15073 of the CEQA guidelines. Notices of availability of the IS and MND for review and comment have been published in the newspaper and at the City of PaIrn Springs. Referenced documents are available for review at the City of Palm Springs. In reviewing the IS and proposed MND, affected public agencies and the interested public should focus on the sufficiency of the docurnent in identifying and analyzing the potential impacts on the environment and ways in which the significant effects of the project are May 2, 2005 Page 4 -,-ar ).7 H\US➢RSVI'LN�CSQA➢uvuowucnlulACurren Pm�cetsVsloxnndei Cannuy Club PslubeM-404 Alexander Caunuy Club➢sluNs lnrtml 5 Ludy,doa ("'� r'"J City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 initial Study proposed to be avoided or mitigated. Comments on the analysis contained herein may be sent to the following: Mr. Alex Meyerhoff, Principal Planner City of Palm Springs Department of Planning Services P.O. Box 2743 Palm Springs, CA 92263-2743 Following receipt and evaluation of comments from agencies, organizations, and/or individuals, the City of Palm Springs will determine whether any substantial new ' environmental issues have been raised. If not, the project and environmental documentation are scheduled to be submitted to the City's Planning Commission and City Council. 1.7 ORGANIZATION OF THE INITIAL STUDY The IS is organized into the following sections: ' ■ Section 9 - Introduction. This section provides an introduction of the project and overview describing the conclusions of the IS. ' ' ■ Section 2 - Project Location and Environmental Setting. This section provides a brief ' description of the project location and describes the existing environmental setting of the project area. I IN Section 3 - Project Description. This section provides a detailed description of the proposed project, physical and operational characteristics, and necessary discretionary I approvals. ■ Section 4 - Environmental Evaluation. This section includes the completed City of Palm Springs checklist, and an analysis of environmental impacts. This section also outlines the mitigation program required to eliminate potential significant effects or reduce them to a level that is considered less than significant. The mitigation program consists of three components: (a) self-mitigating design features of the project, (b) standard City Conditions of Approval or other mandatory regulations applied during the City's normal development review processes and, (c) if mitigation is required beyond the first two components, special mitigation measures intended to mitigate impacts to a less than significant level or reduce them to the maximum extent feasible. ■ Section 5- References. This section identifies those references used in preparation of the IS. SECTION 2 - LOCATION AND SETTING May 2, 2005 Page 5 II\UCElMPLAN\CEQA Guvumrullu tConeut P,Ws\Alexundct Country Club Estate,\05-04-04 Alo%uudei CeuuOy Club Pslutee Imhof S Ludy,doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study 2.1 PROJECT LOCATION The project site is located in the City of Palm Springs, Riverside County, California. It is bounded on the south by single family homes. The Palm Springs Country Club golf course surrounds the site to the north, east and west. The regional location and local vicinity of the project site are depicted on Exhibits 1 and 2, respectively. Whitewater Club Drive provides vehicular access to the project site. State Highway 111 and the Interstate 10 Freeway provide regional access to the area. 2.2 ENVIRONMENTAL SETTING The project site is located at the interface between existing urban development and disturbed vacant desert land. SITE SETTING - SALTON TROUGH The project site is located in the Coachella Valley portion of the Salton Trough physiographic province. The Salton Trough is a geologic structural depression resulting from large scale regional faulting. The trough is bounded on the northeast by the San Andreas Fault and Chocolate Mountains and the southwest by the Peninsular Range and Faults of the San Jacinto Fault Zone. The Salton Trough represents the northward extension of the Gulf of California, containing both marine and non-marine sediments since the Miocene Epoch. Tectonic activity that formed the trough continues at a high rate as evidenced by deformed young sedimentary deposits and high levels of seismicity. The surrounding regional geology includes the Peninsular Ranges (Santa Rosa and San Jacinto Mountains) to the south and west, the Salton Basin to the southeast, and the Transverse Ranges (Little San Bernadine and Orocopia Mountains) to the north and east. Hundreds of feet to several thousand feet of Quaterny fluvial, lacustrine, and Aeolian soil deposits underlay the Coachella Valley. The southeastern part of the Coachella Valley lies below sea level. In the geologic past, the ancient Lake Cahullla submerged the area. Calcareous tufa deposits may be observed along the ancient shoreline as high as elevation 45 to 50 feet MSL along the Santa Rosa Mountains from La Quinta southward. Lacustrine (lake bed) deposits comprise the subsurface soils over much of the eastern Coachella Valley with alluvial outwash along the flanks of the valley. SITE SETTING - PALM SPRINGS COUNTRY CLUB The project site "notches" into the Palm Springs Country Club, adjoining residential lots to the south. Development of the Palm Springs Country Club was initiated in 1957, and is the second oldest golf resort in Palm Springs. The club was designed with five phases for residential development. The project parcel is Phase Four which has remained vacant of residential development all of these years. May 2, 2005 Page 6 11WSEPSVPLWCEQA Couni,y Club EsLM.W5-04-04Alex ide Country Club Esmluu ImlmlSWdy doc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Exhibit 1 - Regional Map 1 I May 2, 2005 Page 7 II Counuy Club 6sWLc A05-04-04 Al.audet Counvy Club Edam,Lntu.l Study dou City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study SITE CHARACTERISTICS The project site is irregularly shaped in plan view, is relatively flat-lying and consists of 6.03 acres of previously disturbed vacant desert land. The ground surface of the property is characterized by loose to medium dense gravelly sands. Moderate vegetation consisting of small bushes, dry grasses and cactus cover the site. Large tamarisk trees are located along the west, north and east borders of the site. Oleander bushes and block wall fences separate the site from the adjacent properties to the south. Whitewater Club Drive, an asphalt road, travels through the center of the site and ends in a cul-de-sac near the northeast boundary. A small asphalt driveway leads onto the golf course from the cul-de-sac near the northeast boundary of the site. Several debris piles consisting of dry vegetation, construction debris and household items are located throughout the site. The project site lies at an elevation of approximately 500 feet above mean sea level (msl) in the Coachella Valley portion of the California low desert. i Table 1 identifies the land uses surrounding the project site as well as the surrounding general plan and zoning designations. TABLE 1 SURROUNDING CONDITIONS North South East West Palm Springs Surrounding Palm Springs Country Club Palm Springs Palm Springs Land Use Country Club Single-Family Country Club Country Club Golf Golf Course Housing Golf Course Course General Plan PR M8 PR PR Zoning O R-G-A (8) O O General Plan- PR (Parks and Recreation), M8 (Residential Medium, 8 UPA) Zoning R-G-A(8) (Residential Garden Apartments 8 DU/A), O (Open Space) May2, 2005 Page 9 C J1AUSGRS@LANVCEQA 5m vonmevrtolACnn eul PioleelsVAlzev,da Connlry Club Hste[eaAOS-04-0A Ale,,n&r Counny Club U,nl.imlml SWdy d., City of Palm Springs 'Alexander CC Estates`(TTM 32675), Case No. 5-1024-PD-306 Initial Study Exhibit 3 -Aerial Photograph May 2, 2005 H\USERSVELAMCCQA Euvn,.e mhGCu,eni Frapc(sWexander Commy Cnb Es[alesV05-04-04 Ak%mdec ComVry Cnb➢gala hudal Study doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study SECTION 3 - PROJECT DESCRIPTION 3.1 PRIMARY PROJECT COMPONENTS The proposed project involves the development of the approximate 6.03-acre project site with 25 residential lots, common areas, retention basins, and interior private streets. The proposed project involves the following primary discretionary actions by the City, which are described below and evaluated in the attached Initial Study: • Approval of Zone Change 6.1024 from R-G-A (8) (Residential Garden Apartments/ 8 dwelling units per acre), to PD No. 306 (Planned Development District) ■ Approval of Tentative Tract Map No. 32675 • Approval of Preliminary Planned Development District No. 306 • Vacation of a portion of Whitewater Club Drive ZONECHANGE The project proposed by the applicant includes Change of Zone 5.1024. The Palm Springs Zoning Code designates the site as R-G-A (8) (Residential Garden Apartments / 8 dwelling units per acre). In order to provide zoning which conforms to the design reflected on Tentative Tract Map 32675 (to allow deviation of development standards), a planned development district application is proposed. Per Section 94.03.00 of the City's zoning code, "The planned development district is designed to provide various types of land use which can be combined in compatible relationship with each other as part of a totally planned development. It is the intent of this district to insure compliance with the general plan and good zoning practices while allowing certain desirable departures from the strict provisions of specific zone designations." In essence, the PD zone provides the City with extensive controls over all aspects of project planning and design, including architecture, as well as the ability to require amenities that would not otherwise be included in exchange for increased flexibility in meeting zone requirements. PRELIMINARY PLANNED DEVELOPMENT DISTRICT The project proposed by the applicant includes Preliminary Planned Development District No. 306 to implement the proposed PD zoning and illustrate building siting, architectural treatments and landscape architectural amenities for the project. As allowed by the PD District, the preliminary development plan proposes standards that deviate from the R-G-A (8) Zone. In exchange, the PD zone provides the City with extensive controls over the project design, including architecture, as well as the ability to require the provision of amenities not otherwise included. Since the project design is consistent with the City's General Plan residential land use and density requirements as well as existing development in the vicinity of the project, use of the PD zone is allowed. Residential Lot sizes range from 6,242 to 10,727 square feet and average 7,801 square feet. A comparison of the project to the R.-G-A (8) zone standards is provided in Table 2. May 2, 2005 Page 11 A\USERS\PLAN\CEQA Eummvmenfnl\Cuncm P1o,ccfsWenuvdoi Country Club Esmfcs\05-04-04 Ak,.d,�Country Club Eefules 1.6 Swdy,doe City of Palm Springs 'Alexander CC Estates-(TTM 32675), Case No, 5-1024-PD-306 Initial Study TABLE 2 COMPARISON OF R-G-A (S)AND PD DEVELOPMENT STANDARDS Existing R.G-A Standard (8) Proposed PD MINIMUM LOT AREA • Min. Lot Area See Footnotes"' 6,242 s.f, MINIMUM LOT WIDTH • Interior Lot 166 feet 80 feet • Siding on Local/Collector 135 feet 80 feet • Siding on Secondary Thoroughfare 121 feet 80 feet • Siding on Major Thoroughfare 121 feet 80 feet MINIMUM LOT DEPTH • Backing on Interior Lot or Local/Collector St. 135 feet 75 feet • Backing on Secondary Thoroughfare 121 feet 75 feet • Backing on Major Thoroughfare 121 feet 75 feet MINIMUM FRONT YARD SETBACKS i • Fronting on Cul-de-sac 25 feet 20 feet • Fronting on Local/Collector street 25 feet 20 feet MINIMUM SIDE YARD SETBACKS Interior Lot 10 feet 6 feet • Corner Lot on Local/Collector Street 20 feet 20 feet MINIMUM REAR YARD SETBACKS • Lot to Lot 20 feet 8 feet • Backing on Interior Lot or Local/Collector St. 20 feet 15 feet • Backing on Secondary Thoroughfare 20 feet 15 feet • Backing on Major Thoroughfare 20 feet 15 feet BUILDING REQUIREMENTS • Min. Dwelling Size (excluding garage/carport) See Footnotes ',2 1,840 s.f. • Building Height 15 feet2 1 story 14 feet 1. Each lot shall have a minimum lot area of two (2) gross acres 2 Thalia shall be a minimum of five thousand (5,000) square feet of lot area for each dwelling unit Any area over the required five thousand (5,000)square feet per unit qualifies fol an additional unit 3. Buildings and structures may have a height not to exceed twenty-four feet and two (2) stories; provided ' that, the second story and the area of the buildings with a height over fifteen n 5)feet does not exceed more than fifty(50) percent of the enclosed ground floor area May 2, 2005 Page 12 II AOSEIisAPLANVCEQA 6nvuonmenmpCnucnt PolectxVAlexandei Cotm�y Club NtatuV05-04-04 Alexuuder Conelry Club Cstams WWI Shidydoc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study TENTATIVE TRACT MAP The project proposed by the applicant includes Tentative Tract Map (TTM) 32676. The TTM identifies the configuration of 25 proposed single family lots on 6.03 acres, the building pad and proposed elevation of each lot, proposed open space lots, proposed infrastructure, the proposed internal street pattern and representative street sections. RIGHT-OF-WAY VACATION The project proposes to vacate the northerly —115 feet of the Whitewater Club Drive right-of- way. 3.2 PROJECT DEVELOPMENT FEATURES The following discussion provides a description of the main components of the proposed project. The proposed development concept for the project is shown on Exhibit 4. RESIDENTIAL AND OPEN SPACE The proposed project includes 4.4 acres of residential development and 1.39 acres of interior public streets. Table 3 provides a statistical breakdown of the proposed land uses, as well as key development features. As shown on Table 3, the project would subdivide the property into 25 single-family residential lots. Residential lot sizes range from 6,242 square feet to 10,727 square feet and average approximately 7,801 square feet. The project design locates 2 smaller common area lots (D,E) around the project entry way with a retention basin (C) lot located generally interior to the project. The project is consistent with and less than the overall general plan density standard of eight dwelling units per gross acre for the M-8 designation. TABLE 3 LAND USE STATISTICS Land Use Lots Area Area as % (Acres) Of Site RESIDENTIAL • Single Family Lots 1-25 4.44 74% STREETS • Interior Public Streets A,B 1.39 23% COMMON AREAS AND RETENTION • Common Areas/Retention Basins C,D,E 0.20 3% TOTAL 6.03 100% May 2, 2005 Page 13 11 WSERSTLANVCEQA EnvunnmcnaulACuvcnl?,cclsWe.%mdcr Country Club EsmresV05-04-04 Alcmndei CoI nWI Chub E,mtu Inipnl SWdy d.o City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No, 5-1024-PD-306 Initial Study SITE GRADING The project would require minimal grading of the property to create building pads for home sites. Cut and fill would be balanced onsite and no import or export soil is anticipated. Grading operations would last between three to four months and would be conducted during daytime hours in compliance with the City's Noise Ordinance. CIRCULATION SYSTEM Regional access to the area is provided by Interstate 10 and State Highway 111/North Palm Canyon Drive/E. Vista Chino (Major Thoroughfare on City General Plan). Public roads providing local and primary access to the site include Verona Road (Collector Street on City General Plan) and Whitewater Club Drive (local street). As shown on Exhibit 5, the proposed interior circulation system is designed as a looped, connected road system, with its own primary un-gated entry from Whitewater Club Drive. All interior streets will be privately maintained by the project Homeowners Association. INFRASTRUCTURE In addition to the circulation system discussed above, the proposed project includes the infrastructure needed for storm drainage, sewer, water, and utilities (electric, gas, phone, cable, etc.). Sewer Sewer service will be provided by the City of Palm Springs. The project proposes 8-inch sewer lines within interior streets to collect waste water from the homes on site. Public utility easements would be granted over sewer lines within the project to provide the City with access and maintenance rights over their lines. The project would then gravity flow to existing sewer lines in Whitewater Club Drive Wa ter Water service would be provided by the Desert Water Agency (DWA). The project proposes 8-inch water lines within interior streets to deliver water to the homes on site. Public utility easements would be granted over water lines within the project to provide DWA with access and maintenance rights over their lines. The project would then connect to existing water lines in Whitewater Club Drive. Storm Drain The Alexander Country Club Estates project has been designed to provide storm drainage retention for the 100- year storm event. The site will be graded to drain to a retention pond near the southeast corner of the site adjacent to the natural low point of the project. The proposed improvements to the proposed internal street sections (curb, gutter and paving) will allow the 100-year, 1 hour storm to be contained within the street right of way without the necessity for storm drain piping. The existing Palm Springs Country Club golf course has sufficient capacity to convey the emergency overflow from the onsite retention pond. May 2, 2005 Page 15 C 7 II AllSHRS\PLANVCLQA Nojmtsl4leam,dui Conmry Clnb 2sletuVOS-04A4 Alem�der Coov�iy Club moles Gunel SWdy doo City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Natural Gas Natural gas proposed to serve the project would be provided by Southern California Gas. Natural gas lines (2-inch) are located at the property boundary within Whitewater Club Drive. Natural gas would be extended from the aforementioned connection point to each lot via the interior street system. Dry Utilities Dry utility facilities proposed to serve the project would be provided by the utility service providers (Southern California Gas, Southern California Edison, General Telephone Company and Time-Warner Cable) in accordance with service application agreements to be obtained by the developer. Proposed utility facilities would be constructed underground. No additional offsite construction is required since electric, telephone and cable are available at the property boundary. LANDSCAPE CONCEPT Landscape Concept The representative landscape concept is shown on Exhibits 6a. and 6b. The Alexander Country Club Estates project focuses on developing images of the desert region that will complement the project site. The landscape concept seeks to develop the association by utilizing desert plant materials, trees and boulders as depicted on the conceptual landscape plan. Walls and fences would be constructed by the builder to assure architectural compatibility in design and materials. ARCHITECTURAL CONCEPT In 1955, the father and son construction team of George and Robert Alexander began building "tract estates" in Palm Springs. Wanting to create something truly exceptional for the desert, the Alexander Construction company hired the well-known architectural firm of Palmer and Krisel. These legendary homes are known as the "Alexander Homes." The Alexanders began with a basic and functional floor plan, a concept of "inside-outside" living, floor-to-ceiling glass, and oversized sliding doors. The "post and beam" building design created dramatic gabled and cathedral ceilings. Alexander Country Club Estates homeowners will be given the freedom to create their own special look by selecting from a wide array of designer upgrades. Exterior styles, architectural integrity and rooflines will remain consistent with and inspired by the Alexander style. The architectural concept for the project proposes 25 one story single family residential buildings with a maximum height of about 14 feet. As shown on Exhibits 5a. thru 5c., multiple floor plans would be offered with a range of exterior options 3,3 PROJECT CONSTRUCTION/PHASING May 2, 2005 Page 16 i FI AOS5R5VPWNVC9QA CounLy Club L'slatesA05A4A4 Alexande,Country CWb Lsloles InIhaLSmdy doc City of Palm Springs Alexander CC Estates"(TTM 32676), Case No. 5-1024-PD-306 Initial Study It is expected that grading would begin in mid 2006, and would last approximately three to four months (preparing site for home construction). It is anticipated that the project developer would also be the home builder. Home construction would occur in a single phase over approximately two years, subject to market conditions. The project site is gently sloping and would result in approximately 20,000 cubic yards of earth work to implement the tract design and related infrastructure. 3.4 HOMEOWNERS ASSOCIATION A Homeowners Association (HOA) would be established for the project. It is anticipated that the following features of the project would be maintained by the HOA established under, and subject to, current state laws: private streets, retention basins and landscaping. The City Attorney and Director of Planning Services will review the proposed HOA CCEtRs (covenants, codes, and restrictions) for adequacy and completeness. The CCErRs will outline the responsibilities of the HOA. May2, 2005 Page 17 _ L. :....�,. I+WSERSWLAN\C9@A 6nvuownonlel\Cune[rc Pmlecla\Alcx�de[Ccwlry Club 6ammsW5-09-04 Alexandci Coan[ry Club Ps[atcs Iddal SW(ly doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Exhibit 5a - Representative Architectural Elevations Floor Plans (A) May 2, 2005 Page 96 7 FT\U56R5\PLAN\CEQA EnvuomnrvLLal\Curtenl PlolectaWlexander Covnlry Club➢scores\65-09-04 Alexwrdev Conn[ry Club Eslntes lnNel SluAy doc U\ City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Exhibit 5b - Representative Architectural Elevations Floor Plans (B) May 2, 2005 Page 99 H\USHRS\PLAN\C6QA Dvvrtoninenlal\Currant Pw�eola\Nexander Couvvy Club Aem[es\OS-U4-04 Alexandu Counliy Club Estates Imt�el Slndy,doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-206 Initial Study Exhibit 5c - Representative Architectural Elevations Floor Plans (C) i May 2, 2005 Page 20 H\US➢RS\PLAMCHQA 6nvimm,nrtal\Cmmm RnJedsW loxur,der Coun(ry Club Lrafple05-04A4 Alexander Connor Clnb E,1s1.a W ticl Slndy doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Exhibit 6a - Representative Landscape Concept (A) May 2, 2005 Page 21 II AOS➢ASVPLANVCEQA Cowrtry Club AslatuVOS-04-OY Alexnnder Counhy Clnb Eem[es ImGal Study dnc City of Palm Springs Alexander CC Estates'(TTM 32675), Case No. 5-1024-PO-306 Initial Study Exhibit 6b - Representative Landscape Concept and Plant Palette (B) May 2, 2005 Page 22 r�ran hl AU9ER5TLAMCHQA Club Psla[uV05-04-04 Alexm�der Cwmry Clnb 0srntcs Imfial Sludy dac City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study SECTION 4 - ENVIRONMENTAL EVALUATION This section includes the City of Palm Springs environmental checklist with a discussion of each checklist item. At the end of each topic, project mitigations are discussed including: (a) self-mitigating design features of the project, (b) standard City Conditions of Approval and Regulations implemented during mandatory City, State and Federal development review and permitting processes and, (c) if mitigation is required beyond the first two components, special mitigation measures intended to mitigate impacts to a less than significant level or reduce them to the maximum extent feasible. Potentially Potentially Significant Less Than Significant Unless Mitigation Significant No lit lncoroor.a,, line.,t t 1. AESTHETICS Would the project: a) Have a substantial adverse effect on a scenic ❑ ❑ ■ ❑ vista? b) Substantially damage scenic resources, including, ❑ ❑ ■ ❑ but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character ❑ ❑ ■ ❑ or quality of the site and its surroundings? d) Create a new source of substantial light or glare ❑ ❑ ■ ❑ which would adversely affect day or nighttime views in the area? IMPACT ANALYSIS 1 .a. Effect on Scenic Vistas LESS THAN SIGNIFICANT IMPACT The proposed project site lies between 500 and 505 feet above mean sea level (amsl). The project site is relatively level and free of substantial variation in topographic relief. A key relevant objective and policy set forth in the General Plan regarding Scenic Corridors includes the preservation of scenic vistas. The project site is not located near or within view of any known formally designated scenic vista or highway. It is acknowledged that nearby residents will experience a change in their view of the project site as it converts from vacant to residential land use. The design proposed by the project, along with standard conditions and regulations, are considered a reasonable design response to views from May Z, 2005 Page 23 IIVWERSVPLAMCEQA E,rvvomnmwlT en[PiojeoteVileaw,do,CountryC16E,ittuV05-04-04AknMd,,Uou Iq/C10 Hs(,[s Eutd SWdy d.c City of Palm Springs Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study neighboring residences and visual impacts on adjacent homes are considered mitigated by project design features to a level of less than significant. 1 .b Damage to On-site Scenic Resources LESS THAN SIGNIFICANT IMPACT The site of the proposed project is not located along or in the vicinity of a state scenic highway and will not affect damage to any scenic resources or distinct physical features, including large, signature rock outcroppings, mature trees and/or historic buildings. Although the site contains vacant desert land, its visual character is not pristine, being influenced by proximity to single family residences and the golf course. Several debris piles consisting of dry vegetation, construction debris and household items are located throughout the site. For these reasons, project implementation will result in less than significant impacts to on-site scenic resources and no additional mitigation is required. 1 .c Degrade Visual Character of the Site or Surroundings LESS THAN SIGNIFICANT IMPACT The project site is infill located on the fringe of urban development at the northern end of the City of Palm Springs. Development of the project site as proposed would occur in an area designated by the City of Palm Springs General Plan for residential development. As discussed under the previous topic, the project site has been previously disturbed and influenced by its surroundings (i.e. "manmade" environment; The Palm Springs Country Club golf course and residences). The project would introduce an upscale residential neighborhood characterized by a cohesive design theme and landscape enhancements along project entries and interior streets. The project is required to submit a Final Planned Development that will ensure review of final architecture and landscape architecture at the construction level to ensure quality of architectural design and inclusion of desert plantings and in landscaping. In the event offsite improvements are necessary the visual impact would be negligible because lines would be installed underground. Because the project site has been previously disturbed and is already visually influenced by adjacent urban development and because the project will meet a high standard of architectural design and employs an extensive desert landscape theme, project implementation will not substantially degrade the visual character of the site or its surroundings and no additional mitigation is required. Also, see the discussion under preceding topics 1 .a and 1.b. 1.d Create Substantial Light and Glare LESS THAN SIGNIFICANT IMPACT. May2, 2005 Page 24 H\USERS\PLAN\CEQAEvvlronmemol\Cuuenl Prgects\Aleeaudei ComVry Club Estates\05-04-04 Al".des Covu[ry Club Estatr Imval Studydoc City of Palm Springs 'Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study The proposed project has the potential to create new sources of light and glare that could adversely affect adjacent residences and roadways as well as night sky visibility due to the operation of single family homes and street lights. Standard Conditions & Regulations require on-site lighting to comply with applicable provisions of the zoning code, including limiting light and glare to avoid any spill over of light or glare onto surrounding properties or create a nuisance to vehicular ' traffic. The zoning code also requires directing light downward to reduce ambient light and maintain night sky visibility. Relevant General Plan policies include: Policy 5.20.4 requires that street lighting be limited to that necessary for safety and that lighting intensity should be considered in relation to street classification, surrounding land uses and traffic volumes. Standard conditions requiring preparation of a lighting plan in compliance with the City's Outdoor Lighting Ordinance ensure that the project will achieve these requirements. Therefore, the project is consistent with this policy. For these reasons, project implementation will result in less than significant impacts due to light and glare and no mitigation is required. MITIGATION PROGRAM - AESTHETICS Project Desiqn Features PD 1-1 The project includes landscaping enhancements within the project. PD 1-2 The project includes a coordinated community theme for architecture and landscape design. PD 1-3 The project includes open public entries to encourage integration and continuity with adjacent neighborhoods. Standard Conditions & Regulations SC 1-1 A Final Planned Development District (including architectural and landscape architectural plans) shall be submitted for review and approval by the Planning Commission. SC 1-2 An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. May 2, 2005 Page 25 14,TSERSNLAMCEQA rtenl PiolcclsWoxmder Country Clnb Estits\05-04-04 Aluxmidci Ceumry Chub Esmles lmwl Slndy doc �•-°\ 3�-5 City of Palm Springs Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study Miticlation Measures After application of Project Design Features and Standard Conditions & Regulations, no significant impacts to aesthetics were identified; therefore, no additional mitigation is required. Potentially Potentially Significant Less Than Sgmficent Un/ess Mle"tien signlficant No /fit lncomoxated ll�tt 2. AGRICULTURAL RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland, or ❑ ❑ ❑ ■ Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural ❑ ❑ ❑ ■ use or a Williamson Act contract? c) Involve other changes in the existing environ- ❑ ❑ ❑ ■ ment which, due to their location or nature, could result in conversion of Farmland to non- agricultural use? IMPACT ANALYSIS 2.a Convert Prime, Unique, or Important Farmland to Non-Agricultural Uses NO IMPACT. There are no significant agricultural resources (Prime Farmland, Unique Farmland or Farmland of Statewide Importance) on site or in the immediate vicinity of the site. The project site has not been previously used for agricultural purposes. Therefore, implementation of the project would not result in conversion of agricultural lands to non-agricultural uses. For these reasons, project implementation will result in no impact on Prime Farmland, Unique Farmland or Farmland of Statewide Importance and no mitigation is required. 2.b Conflict with Agricultural Use or a Williamson Act Contract NO IMPACT. May 2, 2005 Page 26 H\US➢RS\PCAN\CHOA Hvvvovmevml\Cvnatl PiolemeW Icavidev Coim[ry Club 9slzles\05-04A4 Alexnndw Cowtry Club➢steles Lvliel S\ndy doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study There are no lands under Williamson Act contract on site or in the immediate vicinity of the site, nor has the project site been previously used for agricultural purposes. Therefore, implementation of the project would not result in a conflict with agricultural use or a Williamson Act Contract. For these reasons, project implementation will result in no impact to lands under Williamson Act contract and no mitigation is required. 2.c Cause Other Changes Resulting in the Conversion of Agriculture to Urban Uses NO IMPACT. There are no significant agricultural resources, lands under Williamson Act contract or existing agricultural operations on site or in the immediate vicinity of the site. Therefore, any environment changes caused by the project would have no effect upon agricultural resources since none are present. For these reasons, project implementation will not result in the conversion of agricultural land to urban uses and no mitigation is required. MITIGATION PROGRAM -AGRICULTURAL RESOURCES Proiect Desiqn Features There are no special design features related to agricultural resources. Standard Conditions ff Regulations There are no Standard Conditions & Regulations related to agricultural resources. Mitiqation Measures The project will not have a significant impact on agricultural resources and no additional mitigation is required. petennally Potentially Sijndicant Less TOan st"Idt, nt Unless Mm"t"n S""deant A/a leer" t 3. AIR QUALITY Would the project: a) Conflict with or obstruct implementation of ❑ ❑ ■ ❑ the applicable air quality plan? b) Violate any air quality standard or contribute ❑ ❑ ■ ❑ to an existing or projected air quality violation? c) Result in a cumulatively considerable net ❑ ❑ ■ Cl May 2, 2005 Page 27 11\USliRS\VLAMCEQA duoiimmmmalACmeem n ojt,a W exuudr,Couuny Club E91ulCSVo$-04-Q<I Aleemndei Country Club E61am9 Luhul Stud),doe City of Palm Springs Alexander CC Estates-(TTM 32675), Case No, 5-1024-PD-306 Initial Study increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ ❑ ■ ❑ pollutant concentrations? e) Create objectionable odors affecting a substantial ❑ ❑ ■ ❑ number of people? IMPACT ANALYSIS The proposed project site is located in the Coachella Valley Planning Area of the Salton Sea Air Basin. The Coachella Valley is a desert region characterized by hot, dry summers and relatively mild winters. Rainfall is scant in all seasons with an average annual precipitation ranging from 2 to 6 inches per year. Seasonal average monthly temperatures range frorn 80OF to 108OF in July and from 40OF to 570F in January. National Ambient Air Quality Standards (AAQS) were originally established by the Federal Government in 1971 for six pollution categories with states retaining the option to add other pollutants, require more stringent compliance, or to include different exposure periods. These standards establish the levels of ambient air quality considered safe, including an adequate margin of safety, to protect the public health and welfare. Air basins where ambient air quality standards are exceeded are called "non-attainment" areas under the federal Clean Air Act. The Coachella Valley is considered a "nonattainment area" for ozone and particulate matter (PM-10) being further classified as a "severe" non-attainment area for ozone and a "serious" non-attainment area for PM10. The 1977 Amendments to the Federal Clean Air Act require that designated agencies in any area of the nation not meeting national clean air standards must prepare a plan demonstrating the steps necessary to bring the area into compliance with all national standards. In 2003, such a plan was approved by the Federal Environmental Protection Agency (EPA) for the Coachella Valley. The 2003 valley-wide implementation plan sets various attainment dates to achieve federal standards including a deadline of 2006 for particulate matter and 2010 for ozone. Progress toward achieving State standards is required on a continuing basis with an attainment target of 2010 for all standards that have not been met before then. May 2, 2005 GPa'ge 28 CX. II IUSERSTLAMCBQA EavnmxmenlaKunent PmjeclaWlexavdcv Coonhy Club l3stx[ecAOS-o4-Od Alcaaudev Coumry Ciub Hswiee Initial Swdy d.c City of Palm Springs Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study 3.a Conflict with or Obstruct Applicable Air Quality Plan LESS THAN SIGNIFICANT IMPACT. The project is within the jurisdiction of the South County Air Quality Management District (SCAQMD). The SCQAMD Governing Board adopted the 2003 Air Quality Management Plan (AQMP) on August 1, 2003. The 2003 AQMP updates the attainment demonstration for federal standards for ozone and PM1o; replaces the 1997 attainment demonstration for the federal carbon monoxide (CO) standard and provides a basis for a maintenance plan for CO for the future; and updates the maintenance plan for the federal nitrogen dioxide (NO2) standard that the South Coast Air Basin has met since 1992. The revision of the AQMP points to the urgent need of additional emissions reductions (beyond those incorporated n the 1997/99 Plan) from all sources, specifically those under the jurisdiction of the California Air Resources Board and the US EPA which account for approximately SO percent of the ozone precursor emissions in the Basin (www.aqmd.qov/agmp[). The proposed project is development of 25 single-family residential lots on approximately 6.03 acres. Following construction, the main air pollutants generated in association with the proposed project would be traffic-related. Emissions from the project would be within established thresholds (refer to discussion under item b, below). Therefore, the project is not anticipated to conflict. with or obstruct implementation of 2003 AQMP. This impact is considered less than significant. 3.b Violate Air Quality Standard or Contribute to Air Quality Violation LESS THAN SIGNIFICANT IMPACT. The Federal and California State Ambient Air Quality Standards for important pollutants are summarized in Table III-1 and described in detail below. Ozone (0.) is the most prevalent of a class of photochemical oxidants formed in the urban atmosphere. The creation of ozone is a result of complex chemical reactions between hydrocarbons and oxides of nitrogen in the presence of sunshine. Unlike other pollutants, ozone is not released directly into the atmosphere from any sources. The major sources of oxides of nitrogen and reactive hydrocarbons, known as ozone precursors, are combustion sources such as factories and automobiles, and evaporation of solvents and fuels. The health effects of ozone are eye irritation and damage to lung tissues. May 2, 2005 Page 29 ]ITSERSTP MCEQA Clob E,t.eeA05-04-04 Ale,.dm Co t,CWb ExNlos Imool Smd,d., City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Table III-1 Federal and State Ambient Air Quality Standards Federal Primary' T Pollutant AVERAGING TIME Standard State Standard Ozone (03) 1-Hour 0.12 ppm 0.09 PPM 8-HOUR 0.08 ppm Carbon Monoxide 8-Hour 9.0 ppm 9.0 ppm (CO) 1-Hour 35.0 ppm _ 20.0 ppm Nitrogen Oxide Annual 0.05 ppm (NOx) 1-Hour 0.25 pprn Annual 0.03 ppm Sulfur Dioxide (SO2) 24-Hour 0.14 ppm 0.05 ppm 1-Hour 0.5 ppm PMI0 Annual 50 pg/m3 30 pg/m3 24-HOUR 150 pg/m3 50 pq/m3 PM 25 ANNUAL 15 pg/m3 24-HOUR 65 pg/m3 Lead 30-Day Avg. 1.5 pg/m3 Month Avg. 1.5 pg/m3 _ Source: California Air Resources Board, "Ambient Air Quality Standards,"January 25, 1999. ppin=parts per million pg/m3=Micrograms per Cubic Meter Carbon Monoxide (CO) is a colorless, odorless, toxic gas formed by incomplete combustion of fossil fuels. CO concentrations are generally higher in the winter, when meteorological conditions favor the build-up of directly emitted contaminants. CO health warning and emergency episodes occur almost entirely during the winter. The most significant source of carbon monoxide is gasoline powered automobiles, as a result of inefficient fuel usage in internal combustion engines. Various industrial processes also emit carbon monoxide. Nitrogen Oxides (NO.) the primary receptors of ultraviolet light initiating the photochemical reactions to produce smog. Nitric oxide combines with oxygen in the presence of reactive hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are contributors to other air pollution problems including: high levels of fine particulate matter, poor visibility and acid deposition. Sulfur Dioxide (SO,) results from the combustion of high sulfur content fuels. Fuel combustion is the major source of SOz, while chemical plants, sulfur recovery plants, and metal processing are minor contributors, Sulfates result from a relation of sulfur dioxide and oxygen in the presence of sunlight. SO, levels are generally higher in the winter than in the summer (when sunlight is plentiful and sulfate is more readily formed). May 2, 2005 r�Page 30 H\OSERS\PLAMCOQA Luvn omucnml\CURent RaiecisUlexwder Country CLb E,tets\05-04-04 Ale,.d,u Comnry CIA Elt.(.Iwllal Study doc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Particulate Matter (PM,, and PM2,) consists of particles in the atmosphere as a by-product of fuel combustion, through abrasion such as tire wear, and through soil erosion by wind. Particulates can also be formed through photochemical reactions in the atmosphere. PM,, refers to finely divided solids or liquids such as soot, dust, and aerosols which are 10 microns or less in diameter and can enter the lungs. Fine particles are those less than 2.5 micrometers in diameter and are also referred to as PM2,6. Lead is found in old paints and coatings, plumbing and a variety of other materials. Once in the blood stream, lead can cause damage to the brain, nervous system, and other body systems. Children are most susceptible to the effects of lead. The South County Air Basin and riverside County portion of the Salton Sea Air Basin are in attainment for the federal and State standards for lead, The SCO.AMD has established significance thresholds for operational and construction-related emissions. Daily and quarterly thresholds are established. Since a project's quarterly emissions are determined by averaging over a 3-month period (including only actual working days), it is possible to not exceed the quarterly thresholds while exceeding the daily thresholds shown in Table III-2. TABLE II-2 EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA(POUNDS/DAY) Pollutant CO ROG NOx Sox PM10 Operational Emissions _ Pounds/Day 550 55 55 150 150 Construction Emissions Pounds/Day 550 75 100 _ 150 150 Tons/Quarter 24.75 2.5 2.5 6.75 6.75 Source: SCQAMD, CEQA Air Quality Handbook, November 1993 Projects in the Coachella Valley with peak (highest daily) operation-related emissions that exceed any of these emissions thresholds should be considered significant. Construction activities are a minor source of organic gas emissions. Solvents in adhesives, non-waterbase paints, thinners, some insulating materials and caulking materials would evaporate into the atmosphere and would participate in the photochemical reaction that creates urban ozone. Asphalt used in paving is also a source of organic gases for a short time after its application. The UHBEMIS-2002 for Windows (Version 7.4.2) program estimates maximum emissions from site grading, construction worker trips, stationary and mobile equipment, architectural coatings and asphalt off-gassing. May 2, 2005 Page 31 Ce , i�"c j l) 1rA11SERSTLAMCEQA HnvuovmwlapCunem P,ofeclsAlexm,dv Conal y CL,b PsLatC A05-04-d4 Ale.m,&,Cauw,Clnb Osmies IoA Smdy doc City of Palm Springs 'Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study URBEMIS 2002 was used to estimate potential emissions for the proposed project. Emissions from construction activities (grading and building), area sources (consumer products) and operations (vehicles) are provided in Table III-3. These calculations assume that no demolition will be necessary as the project site is currently vacant. TABLE III-3 ESTIMATED EMISSIONS RESULTING FROM PROJECT CONSTRUCTION ACTIVITIES(POUNDS/DAY) _ ROG NO. CO $02 PM,.TOTAL P_Mm EXHAUST PM1.DUST S/W S/W S/W S/W _ S/W S/W S/W 2006 613 46.71 4534 000 1411 2.11 12.00 Conslructon _ _ 2007 7438 69.73 8244 000 2,83 276 OA5 Construction S W S W S W S W S W 5 W S W Area Source Emissons 128 125 0.32 031 0.44 013 001 000 Del 000 _ Operafional IVehlcle) 2.25 261 288 437 3604 3135 002 002 2"94 2.94 _Emission, Sum of Area &Opemhanol 4.23 386 320 468 3648 3148 003 002 294 2.94 Em,wons Key 5=Sommer,W=Wlnler The major air quality impacts resulting from project construction would be increased ROG, NO, and CO emissions primarily from off-road diesel construction equipment and architectural coatings. However, construction emissions for each pollutant would be below thresholds during construction, with ROG at 74.38 pounds/day just below the 75 pounds/day threshold. Operational emissions are all well below significance threshold criteria. 3.c Cumulatively Increase Criteria Pollutant in Nan-Attainment Area LESS THAN SIGNIFICANT IMPACT. Since the 25 dwelling units proposed by the Alexander Estates project are consistent with the City General Plan land use and density, they represent an increment of growth that is planned by CVAG and the cumulative regional impact of project growth is considered to be less-than-significant. As discussed above, the project is also consistent with the AQMD. Air pollutants will be controlled to the maximum extent practical by adherence to the goals and policies contained in the Palm Springs General Plan along with mitigation measures described within this document. For these reasons, the project's cumulative air quality impacts are considered less than significant. 3A Expose Sensitive Receptors to Pollutant Concentrations LESS THAN SIGNIFICANT IMPACT. The small number of residential units proposed by the project will not create high pollutant concentrations. Given this, it is unlikely that realization of the proposed project would not result in exposing surrounding residents and any other sensitive May 2, 2005 Page 32 H\USERS\PLANVCEQA Er,aomrr,w.kCunout Cmnnry Club EemtmV05-04-04 Ake.J m C.mry Club Eslems LWaI Study d, City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study receptors to substantial pollutant concentrations ("hot spots"). Short term impact such as odors and pollution created by diesel engines of large equipment during construction and grading operations, may occur as a result of the development of the site but due to their short term nature these are considered to be less than significant. 3.e Create Objectionable Odors LESS THAN SIGNIFICANT IMPACT. The project proposes single family residential construction, which will cause no long term odors. Construction machinery, equipment and/or vehicles may occasionally emit diesel exhaust odors that may be detectable by area residents under certain wind conditions. These odors are short term in nature, would result infrequently, if at all, and are a potential consequence of any construction on site in conformity, with the General Plan. For these reasons, odors caused by project implementation are considered to be less than significant and no mitigation is required. MITIGATION PROGRAM - AIR QUALITY Proiect Desiqn Features There are no special design features related to air quality. Standard Conditions S Regulations SC 3-1 Prior to the issuance of grading permits, a plan to control fugitive dust through implementation of best available control measures (BACMs) identified in the Coachella Valley Dust Control Handbook shall be prepared and submitted to the City of Palm Springs. The proposed project (and mitigation plan) shall comply with the provisions of Chapter 8.50 of the Palm Springs Municipal Code which establishes minimum requirements for construction activities to reduce fugitive dust and PM10 emission. SC 3-2 Grading, hauling, and storage operations shall comply with all applicable SCAO.MD Rules and Regulations including Rule 403 insuring the clean up of construction-related dirt on approach routes to the site. Rule 403 prohibits the release of fugitive dust emissions from any active operation, open storage pile or disturbed surface area beyond the property line of the emission source. Particulate matter on public roadways is also prohibited. SC 3-3 Building construction shall comply with energy use guidelines in Title 24 of the California Administrative Code. May 2, 2005 Page 33 II.\OSERS\PLAMC➢QA➢mvomnev[ol\Cnnrurc P,,,cL,Wexavdez County Clab➢,n tos\05-04-04 Alexandut Country Club Estates Initial 9ludy dou City of Palm Springs 'Alexander CC Estates'(TTM 32675), Case No. 5-1024-PD-306 Initial Study SC 3-4 Energy efficient street lighting shall be used per the City Lighting Ordinance to reduce emissions at the power generation facility serving the area. Mitiqation Measures MM 3-1 Due to the small margin of safety between diesel NOx emissions and the adopted significance threshold also requires that all reasonably available diesel exhaust emissions be minimized. • Any construction equipment using direct internal combustion engines shall use a diesel fuel with a maximum of 0.06 percent sulfur and a four-degree retard. • Idling trucks or heavy equipment shall turn off their engines if the expected duration of idling exceeds ten (10) minutes. MM 3-2 The recommended dust control and construction activity mitigation plan shall include the following elements: • Earthwork will be balanced onsite to the extent practical to minimize truck trips for import or export of dirt. • Adequate watering techniques shall be employed to partially mitigate the impact of construction-related dust particulates. Portions of the site that are undergoing surface earth moving operations shall be watered such that a crust will be formed on the ground surface then watered again at the end of each day. Site watering will be performed as necessary to adequately mitigate blowing dust. • Any vegetative cover to be utilized onsite shall be planted as soon as possible to reduce the disturbed area subject to wind erosion. Irrigation systems required for these plants shall be installed as soon as possible to maintain good ground cover and to minimize wind erosion of the soil. • Any construction access roads (other than temporary access roads) shall be paved as soon as possible and cleaned after each work day. The maximum vehicle speed on unpaved roads shall be 15 mph. • Grading operations shall be suspended during first stage ozone episodes or when winds exceed 25 mph. May 2, 2005 Page 34 IIdU5H25WLAMCHQA Hnviionmeolal\Cunwt Pi oleclsUlcsmldec Connlry Club Hetolcs\OS-0A-OY Aloxaude�Country Club 9slores W[ial Study doc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study • Construction operations affecting off-site roadways shall be scheduled by implementing traffic hours and shall minimize obstruction of through-traffic lanes. • Perimeter walls (if any) and landscaping shall be constructed in a manner that assists in protecting the site from blowsand. All walls and landscaping shall be maintained on a regular basis to remove accumulated blowsand. After application of the Standard Conditions Et Regulations and mitigation measures outlined above, air quality impacts are determined to be mitigated to a level of insignificance. . Porentia//y Potentially Significant Less Than Significant Unless Mitigation Significant No m act /naornate tad [�pgCt 4. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect, either directly ❑ ❑ ❑ ■ or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Wildlife Service? b) Have a substantial adverse effect on any riparian ❑ ❑ ❑ ■ habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish (CDFG) and Game or U.S. Fish and Wildlife Service (USFWS)? c) Have a substantial adverse effect on federally ❑ ❑ ❑ ■ protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption or other means? d) Interfere substantially with the movement of ❑ ❑ ❑ ■ any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source 4) May2 2005 Page 35 HVUSERSTLAMCEQA EmvmunenlopCm,mtlN,.su exand.Caimtry CIA Elate,A05N-04Alc.,,.&i Cowry Club late,Wth0 S tudy doe City of Palm Springs 'Alexander CC Estates"(77M 32675), Case No. 5-1024-PO-306 Initial Study e) Conflict with any local policies or ordinances ❑ ❑ ❑ ■ protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted ❑ ❑ ❑ ■ Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? IMPACT ANALYSIS The following discussion is based on part by a Biological Field Survey prepared for the project site by Eilar Associates dated April 19"', 2004. The biological report concluded that development of this site will impact approximately 6 acres of relatively low-value disturbed habitat supporting various common species of plant and animals. The impact is considered less than significant as defined by CEQA and no specific mitigation is required. Existinq Veqetative Characterization - Twenty-eight plant taxa were identified on the project site during the field survey. All are relatively common local species. The site was previously graded and is currently surrounded by pine trees (Pious sp.) along the golf course to the west and a Salt Cedar (Tamarix aphylla) windbreak along the golf course edge to the cast. At the time of the biological study the property supported scattered Sonoran Creosote Bush Scrub community elements and invasive weedy species. Representative Plant species observed include Cheesebush (Hymenoclea salsola), Emory Dalca (Psorthalnnus emory), Sweetbush (Bobbia juncea var. aspera), Brittlebrush (Encelia farinosa), Wingscale (Airplex canescens), Sandpaper Plant (Petalonyx thurben) and Jimsonweed (Datura wrightii). Surrounding development has kept the site in a degraded condition and the current habitat value of this site as a biological resource is low. Existing Wildlife Characterization - Four vertebrates, including one reptile, two birds and one mammal were identified as occurring on or flying over the site. Many additional vertebrates probably utilize the site, particularly urban bird species and various other small vertebrates. These were not detected due to the limitations of the field survey. 4.a Direct or Indirect Impacts on Candidate, Sensitive, or Special Status Species NO IMPACT The site of the proposed project has been previously disturbed and the current habitat value of the site as a biological resource is low. Surrounding development (i.e. Palm Springs Country Club Golf Course and residences) has kept the site in a May 2, 2005 Page 36 H\USERSVPLAMCEQA Emho,vuutlnlACnnunt PtojectsWe andei Country Club EstatesA05-04-04 Alexwde,Country Club Estates Initial Study dec City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study degraded condition. The subject property was surveyed for biological resources in April 2004. None of the 30 sensitive species considered in the CVMSHCP were observed on the project site. Based on the results of the on-site field survey it can be concluded that the project site is devoid of any federal, state or locally sensitive plant or animal species of concern. For the reasons stated above, project implementation will not directly or indirectly affect any candidate, sensitive, or special status species and no mitigation is required. 4.b Impacts on Riparian Habitats or Sensitive Natural Communities NO IMPACT The project site contains only Sonoran Creosote Scrub Vegetative Community, which is widespread in the Southwest. No riparian or sensitive natural communities are present on site. For these reasons, project implementation will have no adverse effect on a riparian habitat or sensitive natural community and no mitigation is required. 4.c Impacts on Federally Protected Wetland NO IMPACT The project contains no naturally occurring springs or permanent aquatic habitats. No blue-line streams shown on the U.S. Geological Survey quadrangle maps cross the site. For these reasons, project implementation will have no adverse effect on any federally protected wetland and no mitigation is required. 4A Impacts on Wildlife Movement, Wildlife Corridor or Nursery Site NO IMPACT. The project site is bounded by residential homes to the south and Whitewater Club Drive, a paved roadway, travels through the center of the site. Because of this, the site could not function effectively as a corridor for animal movement nor is it suitable as a nursery site due to its proximity to human activities. For these reasons, project implementation will have no adverse effect on wildlife movement or nursery sites and no mitigation is required. 4.e Conflicts with Biological Protection Ordinance or Policy NO IMPACT. The area is not identified as being of special biological importance and the project lies outside any Conservation Area identified on the Draft Coachella Valley Multi- Species Habitat Conservation Plan (CVMSHCP). For these reasons, project implementation will not conflict with a biological protection ordinance or policy and no mitigation is required. May 2, 2005 Page 37 R\USEMPLAMCEQA EnvuoumentACunu¢P,ojealIW,undrs Cuunlry Club Estalo\05-04-04 Al..i&,Cwu,by Cld 2swn Ivil�el Sludy doc City of Patin Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PO-306 Initial Study 4.f Conflicts with Habitat Conservation Plan NO IMPACT. No Habitat Conservation Plan (HCP) or Natural Community Conservation Plan (NCCP) covers the project site. The Coachella Valley Association of Governments (CVAG) has prepared a draft regional "Coachella Valley Multi-Species Habitat Conservation Plan" (CVMSHCP) that encompasses threatened, endangered, and sensitive species and their habitats. Although this plan has not been approved, it shows this site as lying outside of any CVMSHCP Conservation Area and therefore, the project site is not targeted for habitat preservation. The project does not lie within Ague Caliente Tribal lands and is therefore, not included within the Tribal Habitat Conservation Plan (Tribal HCP). For these reasons, project implementation will not conflict with an approved habitat conservation plan and no mitigation is required. MITIGATION PROGRAM — BIOLOGICAL RESOURCES Project Design Features PD 4-1 The project design proposes to use native plants and boulders to re- naturalize areas within the project. Standard Conditions 5r Requlations There are no standard conditions & regulations related to biological resources. Mitigation Measures After application of Project Design Features, no significant impacts on biological resources were identified; therefore, no additional mitigation is required. Potentially Potentially Significant Less Than Significant Unless Mitigation Significant No 1�g,,t /n�orated Impact 1,gact 5. CULTURAL RESOURCES Would the project: a) Cause a substantial adverse change in the ❑ ❑ ❑ ■ significance of an historical resource as defined in 15064.5? May2, 2005 Page 38 11\OSERSTLAN\CEQA Coanlp CNb Eaml.M-04-04 Alexm¢Ier Country Chib EnW.Lmlal Smd,dn City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study b) Cause a substantial adverse change in the ❑ ❑ ❑ ■ significance of an archaeological resource pursuant to 15064.5? c) Directly or indirectly destroy a unique ❑ ❑ ❑ ■ paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those ❑ ❑ ❑ ■ interred outside of formal cemeteries? IMPACT ANALYSIS The following discussion is based on a Phase I Cultural Resources investigation prepared for the project site by The Keith Companies (Leslie Mouriquand M.A., RPA) dated December, 2004. The report concludes that no evidence of significant cultural or archeological resources exist on site. A summary of the report follows: In December 2004, The Keith Companies performed a cultural resources study on approximately 6.03 acres of vacant land in the City of Palm Springs, Riverside County, California. The property subject to study, Assessor's Parcel No. 501-191- 012, is located within the Palm Springs Country Club, consisting of a portion of Section 1, T4S R4E, San Bernardino Base Meridian. The study was prepared as part of the environmental review process for the proposed development of the property as a residential tract, known as the "Alexander Country Club Estates" project, Tentative Tract No. 32675. The purpose of the study was to provide the City of Palm Springs with the necessary information and analysis to determine whether the proposed project would cause substantial adverse changes to any historical/ archaeological resources that may exist in or around the project area, as mandated by CEOA. In order to identify and evaluate such resources, The Keith Companies conducted a historical/archaeological resources records search, pursued historical background research, and carried out an intensive-level field survey. The Keith Companies concluded that no significant prehistoric or historic cultural resources were found on the property, and accordingly recommended a finding of No Impact regarding cultural resources. It was recommended, however, that archeological monitoring be conducted, especially at depths below the existing disturbed levels. 5.a Impact on Historical Resources NO IMPACT. May 2, 2005 Page 39 ✓FJG�i'd 11 ClSCRSTLAMC5QA Pmamwu,ttAkCunum P[oj=(Ak1exuudur County Club Esute05-0404 Altx,ul&,Cuwrtry Club atates Inldal Study doo City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No, 5-1024-PD-306 Initial Study A records search, research into local/regional historic mapping and an intensive ground field survey were performed to identify any historic and archaeological resources that might be present on the project site. The records search indicated that the project site had not been surveyed for cultural resources prior to this study and, no previously recorded sites or other resources had been recorded on or adjacent to the site. No artifacts, features, buildings, structures, or other cultural resources were found on the subject property during the field study. For these reasons, project implementation will have no adverse effect on known historic resources. However, archeological monitoring is recommended in tribal comments in the cultural resource report. 5,b Impact on Archaeological Resources NO IMPACT. As discussed in Topic 5.a, no archeological resources were found during record searches or field surveys of the site. Therefore, project implementation will have no adverse effect on known archaeological resources. 5.c Impact on Unique Paleontological Resource or Geologic Feature NO IMPACT. The property does not contain any unique geologic features and the General Plan EIR does not identify the site as containing any significant paleontological resources. For these reasons, project implementation will have no adverse effect on unique geologic features or paleontological resources and no mitigation is required. 5.d Impact on Burial Sites NO IMPACT- As discussed in Topic 5.a, no burial sites were identified during record researches or field surveys of the site. Therefore, project implementation will have no adverse effect on known burial sites. Archeological monitoring is recommended, with a focus on any subsurface deposits below the disturbed area. MITIGATION PROGRAM - CULTURAL RESOURCES Project Desiqn Features There are no special project design features related to cultural resources. Standard Conditions 8- Requlations SC 5-1 During earth moving activities the property should be monitored for buried cultural resources. May 2, 2005 Page 40 H\USERS\PWIMCEQA Envuonmavml\Cnncrtt&vleds\Aleavida,Counb,Club Eelaiee\05-04-04 Aknndci Country Club Eltutce Inlonl Study doc City of Palm Springs Alexander CC Estates'(TTM 32675), Case No. 5-1024-PD-306 Initial Study a. Experience has shown that there is always,a possibility of buried cultural resources in a project area. General archaeological monitoring should be initiated during initial ground clearing/scrubbing and mass grading, with focused monitoring implemented below the area previously disturbed. Utility trenches, sewer lines and similar features should also be monitored. This monitoring program should be coordinated with the grading contractor, The City of Palm Springs and the Agua Caliente Tribal Historic Preservation Office (THPO). b. In the event that cultural resources are located during grading, construction activities must be halted in the vicinity of the find and the project archaeologist should be notified. Work should not proceed in the area of the find until a qualified archaeologist has been consulted to determine its significance. C. In the unlikely event that human remains are encountered during the project, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition of the remains pursuant to Public Resources Code 5097.98, and consultation has been completed with the Native American Heritage Committee. SC 5-2 Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department, and one copy to both the Eastern Information Center and the City Planning Services Department prior to final inspection. Mitigation Measures After application of the Standard Conditions Er Regulations listed above, no remaining significant impacts on cultural resources were identified and no additional mitigation is required, beyond archaeological monitoring. Potenha//y Potential/y Srgnrficent Lass Than Significant Unless Mrtrgation Significant No /��t /ncorgora to /fit /mgact 6. GEOLOGY AND SOILS Would the project: a) Expose people or structures to potential sub- stantial adverse effects, including the risk of May 2, 2005 Page 41 H\USURS\PLAMCEQA Unvnomnental\Cunanl ProjcolsWexender Ceunlry Club P,ats(nT5-04-04 Alexander Country Club Hatates Initul Study doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study loss, injury, or death involving: \ i) Rupture of a known earthquake fault, as ❑ ❑ ❑ ■ delineated on the most recent Alquist- Priolo Earthquake Fault Map issued by the State Geologist for the area or based on other Substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ■ ❑ iii) Seismic-related ground failure, including ❑ ❑ ■ ❑ liquefaction? iv) Landslides? ❑ ❑ ■ ❑ b) Result in substantial soil erosion or the loss of ❑ ❑ ■ ❑ topsoil? c) Be located on a geologic unit or soil that is ❑ ❑ ❑ ■ unstable, or that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in ❑ ❑ ❑ ■ Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting ❑ ❑ ❑ ■ the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? IMPACT ANALYSIS The following discussion is based on a Geotechnical Engineering Report prepared for the project site by Landmark Consultants, Inc. dated October 28, 2004. As part of this study, the upper 10 feet of subsurface soil was investigated at selected locations within the site for evaluation of physical/engineering properties. In addition to in-situ testing of site soils, laboratory testing and engineering analysis, a review of available literature and publications pertaining to local geology, faulting and seismicity was performed. The report concludes that soil conditions were not May2, 2005 Page 42 It\USERS\PLAMCEQA Huvuonmutital�Cun ent Proluom\Alemud,,Country Club 2motes\05-04-04 Alo.udu Couutry Club E ml.Wnul Sludy doo City of Palm Springs Alexander CC Estates'(TTM 32675), Case No. 5-1024-PD-306 Initial Study encountered that would preclude implementation of the proposed project provided the recommendations contained in the report are implemented in the design and construction of the project. 6.a.i Exposure of People or Structures to Fault Rupture LESS THAN SIGNIFICANT IMPACT. The project site does not lie within a State of California, Alquist-Priolo Earthquake Fault Zone. Surface fault rupture is considered to be unlikely at the project site because of the well-delineated fault lines through the Coachella Valley as shown on USGS and CDMG maps. For these reasons, project implementation will result in less than significant impacts due to fault rupture and no mitigation is required. 6.a.ii Exposure of People or Structures to Seismic Shaking LESS THAN SIGNIFICANT IMPACT. The nearest fault to the site is the San Gorgonio-Banning Branch of the San Andreas Fault, located approximately 3.3 miles to the north. Various other active faults or seismic zones lie within 62 miles of the site. The project is located within Seismic Zone 4. Because of this, substantial ground shaking can be expected at the project as is common, to varying degrees, in most of Southern California. However, compliance with adopted building code standards for Seismic Zone 4 will reduce the effects of ground shaking on structures to acceptable levels. The proposed site structures should be designed in accordance with the California Building Code for near source factors derived from a "Design Basis Earthquake" (DBE). The DBE is defined as the motion having a 10 percent probability of being exceeded in 50 years. For these reasons, project implementation will result in less than significant impacts due to seismic shaking and no mitigation is required. 6.a.iii Exposure of People or Structures to Seismic Ground Failure (Liquefaction) LESS THAN SIGNIFICANT IMPACT, Liquefaction is the loss of soil strength from sudden shock (usually earthquake shaking) causing the soil to become a fluid mass. In general, for liquefaction to be manifested at the surface, groundwater levels must be within 50 feet of the ground surface and the soils within the saturated zone must also be susceptible to liquefaction. The potential for liquefaction to occur at this site is negligible because the depth of groundwater beneath the site exceeds 50 feet. In addition, the project does not lie within the Riverside County liquefaction hazard zone. For these reasons, project implementation will result in less than significant impacts due to liquefaction and no mitigation is required. 6.a.iv Exposure of People or Structures to Landslides LESS THAN SIGNIFICANT IMPACT. The hazard of landslides is unlikely due to the regional planar topography. No ancient landslides are shown on geologic maps of the region and no indications of May 2, 2005 Page 43 IT\QSARS\PLAN\CEQA Auvuomvwlvl\Cohen[&olecls\Alexnudoi Country Club Aa[v[es\05-04-04 Aleannd,u Counhv Cplb Gsln[a Ivlhal Study doc City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study landslides were observed during the geotechnical site investigation. For these reasons, project implementation will result in less than significant exposure to landslides and no mitigation is required. 6.b Impacts due to Soil Erosion or Loss of Topsoil LESS THAN SIGNIFICANT IMPACT. Construction of the project has the potential to cause airborne and waterborne erosion during grading operations. These impacts are managed by standard protocols in place at the City during review of engineering design plans. The size of the project site will necessitate compliance with NPDES criteria, preparation of a Storm Water Pollution Prevention Plan (SWPPP), and the inclusion of appropriate best management practices (BMPs) to control soil erosion and off-site discharge of surface water pollutants during construction and operation. The project will also be required to prepare a Fugitive Dust (PM10) Mitigation Plan in compliance with adopted procedures of the Air Quality Management District and the City of Palm Springs. Compliance with these procedures will ensure that potential erosion Is controlled during the construction process. Paving of streets and planting of landscaping will stabilize soils during the long term operational phase of the project (home occupancy) For these reasons, project implementation will not result in substantial soil erosion problems or the loss of top soil and no mitigation is required. 6.c Be Located in an Area with Unstable Soils NO IMPACT. The geotechnical report prepared for the project evaluated the potential for landslide, liquefaction, and ground subsidence. In each case, it was determined that the potential for these effects was low at this location. Liquefaction potential is discussed in Section 6.1.iii. Landslide potential is discussed in Section 6.I.iv. Regarding ground subsidence, the geotechnical report states that dry sands tend to settle and densify when subjected to strong earth movement and, therefore, the potential for ground subsidence on site is low. Further, it should be noted that the project is located on similar soils and topography as adjacent residential neighborhoods that have not exhibited signs of unstable soils. For these reasons, project implementation will not create substantial risk to life or property due to unstable soils and no mitigation is required. 6.d Cause Substantial Risk to People or Property due to Expansive Soils NO IMPACT. According to the Riverside County Soil Survey the project site is classified to be in the low expansion category in accordance with Table 18A-1-B of the California (Uniform) Building Code. Consequently, project implementation will not create substantial risk to life or property due to expansive soils and no mitigation is required. May 2, 2005 Page 44 bl\OSERSTLAN\CHQA❑nvimmnentopQmenf Pi 4eds\M sx ndei Cow iy Club Estniu 06-04-04 A1o,b.&,Couulry Club&talcs huu.l SWdy doo W City of Palm Springs Alexander CC Estates-(TTM 32675), Case No. 5-t 024-PD-306 Initial Study 6.e Suitability for On-site Wastewater Disposal Systems NO IMPACT. The project proposes to dispose of wastewater by connection to the City sewer system. The use of on-site wastewater disposal systems is not proposed. For these reasons, project implementation will have no impact on the suitability of the site for onsite wastewater disposal systems and no mitigation is required. MITIGATION PROGRAM — GEOLOGY £f SOILS Proiect Design Features There are no special project design features related to geology and soils. Standard Conditions & Requlations SC 6-1 Design of structures shall conform to Uniform Building Code requirements for Seismic Zone 4. SC 6-2 Prior to issuance of grading permits, the developer shall prepare Stormwater Pollution Prevention and Fugitive Dust Mitigation Plans, to be implemented throughout all phases of construction. SC 6-3 Building and grading plans shall be reviewed by a certified engineering geologist to ensure that recommendations of the geotechnical report have been properly implemented into the design. SC 6-4 The grading contractor shall perform all grading activities in accordance with the grading ordinance of the City of Palm Springs and recommendations of the Geotechnical Investigation. SC 6-5 Observation and testing during site preparation, grading and placement of fill materials shall be performed by a certified engineering geologist as required by the CBC Sections 1701 and 3317. Mitigation Measures After implementation of Standard Conditions & Regulations, no significant impacts related to geology and soils were identified; therefore, no additional mitigation is rag u i red. May 2, 2005 Page 45 H\USERWLAN\LRQA Convtry Club Estates\05-04-04 Alexauder Couulry Club Esmua IN[ial SMdy doe City of Palin Springs 'Alexander CC Estates-(TTM 32675), Case No, 5-1024-PD-306 Initial Study Potentially Potentially Significant Less Than Significant unless Mitigation significant No li lmoact /fit 7. HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or the ❑ ❑ ❑ ■ environment through the routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the ❑ ❑ ❑ ■ environment through reasonably foreseeable upset or accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle ❑ ❑ ❑ ■ acutely hazardous materials, substances or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list ❑ ❑ ❑ ■ of hazardous materials sites compiled pursuant to Government Code Section 65962.6 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use ❑ ❑ ■ ❑ plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the public area? f) For a project located within the vicinity of a private ❑ ❑ ❑ ■ airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere ❑ ❑ ❑ ■ with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk ❑ ❑ ■ ❑ May 2, 2005 Page 46 H\W2R5\PLAN\CGQA 5nvuvvvmnfnl\Cuv enf Proleels\Aloanvdci Cv [,Clvb G,vlmesW5-04-D4 Al..,du Couufry Clvb Gsfules Ldpal5ludy dee City of Palm Springs Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study of loss, injury or death involving wildland fires, including where wildlands are adjacent to urban- ized areas or where residences are intermixed with wildlands? IMPACT ANALYSIS T a Create Hazardous Condition by Transport or Disposal of Hazardous Material NO IMPACT. Any hazardous (materials on site (e.g. gasoline for lawnmowers, pesticides and weed killers, lawn fertilizers) would be for household use and would be purchased in small quantities at retail locations. State and Federal regulations govern the transport, storage and handling of these materials and the type of materials available for retail purchase. For these reasons, the project will create no significant hazard related to the transport or disposal of hazardous materials and no mitigation is required. 7.b Create Hazardous Condition due to Upset or Release of Hazardous Material NO IMPACT. Residential uses do not inherently create hazardous conditions. Any hazardous materials on site (e.g. gasoline for lawnmowers, pesticides and weed killers, lawn fertilizers) would be for household use. The quantities kept in a residential setting would be too small to pose a hazard to the general public. For these reasons, the project will create no significant hazard related to the use, upset or release of hazardous materials and no mitigation is required. 7.c Create Hazardous Emissions in Proximity to School NO IMPACT. No existing or proposed schools occur within one-quarter mile of the project site and the emission or handling of acutely hazardous materials, substances or waste are not associated with daily residential activities. For these reasons, the project does not pose a hazard to nearby schools and no (mitigation is required. 7.d Locate Project on Hazardous Materials Site NO IMPACT. There are no known hazardous materials on the property or in the vicinity of the site based on a Phase I Environmental Site Assessment conducted by GS Lyon Consultants, Inc. in November 2004. The report concluded that: 1) the project site had been historically undeveloped desert land dating back to 1953; 2) the project site is void of any prior uses associated with the manufacture, use or storage of hazardous materials 3) no environmental risk sites were encountered within one mile of the site as indicated in the Environmental Data Resources Report (EDR). May 2, 2005 Page 47 0( c� E.\U3ERS\PLAMCEQA Gob Es[a[ M-O4-04 Al,m.LiCoenny Club Eatutes I.tlal SR,dy d.o City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study For these reasons, preexisting uses or activities do not pose a significant hazard to the public or the environment and no mitigation is required. 7.e Expose People to a Safety Hazard from a Public Airport LESS THAN SIGNIFICANT IMPACT. The Palm Springs International Airport, located approximately one mile to the south, is the nearest public use airport to the project site. Although, the project is within Zone D of the Riverside County Airport Land Use Compatibility Plan, it is exempt because the subject parcel is considered infill development2. For this reason, the project would not expose residents to safety hazards from public airport flights or operations and no mitigation is required. 7.f Expose People to a Safety Hazard from a Private Airstrip NO IMPACT. There are no private use airstrips in the vicinity of the project. For these 'reasons, the project would not expose residents to safety hazards from private airport flights or operations and no mitigation is required. 7.g Interfere with or Impair Emergency Response Plan NO IMPACT. The tentative map will be reviewed by the City Fire Department per standard City procedure to ensure consistency with emergency response and evacuation needs. Access has been incorporated into the project design to facilitate emergency response. For these reasons, the project would not impair or interfere with an emergency response plan and no additional mitigation is required. 7.h Expose People or Structures to Wildland Fire Hazard LESS THAN SIGNIFICANT IMPACT. The Fire Department's ability to fight fires at the site is relatively good since the project lies adjacent to existing development, contains gentle slopes, and has readily available access. In addition, standard City protocol requires all projects to undergo review by the Palm Springs Fire Department (PSFD). The project provides vehicular access to each lot consistent with PSFD guidelines. When completed, the project may lie outside the Fire Department's 5-minute response area (see Exhibit 15). Any structures which are determined to lie outside this area would require building sprinklers per Palm Springs Municipal Code, Section 11.02.020. Development of the project in accordance with fire department requirements (hydrant locations, fire flow volume, fire resistant construction, emergency access, vegetation management, etc.) would ensure that the potential hazard from wildland fires would be less than significant. 2 Airport Land Use Compatibility Land Use Master Plan,Volume 1, County Wide Policies, May 2, 2005 Page 48 Cr �l i:Z 11 VJSE2SAPLAMCEQA EummmnumalAQmunl PiojceteAAlo wider Country Clnb EstatcsA05-04-04 Alexmdet Country Club Estald local Study doc City of Palm Springs "Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study MITIGATION PROGRAM - HAZARDS Er HAZARDOUS MATERIALS Project Design Features PD 7-1 The project provides emergency vehicle access per PSFD guidelines. Standard Conditions Er Regulations SC 7-1 Prior to the issuance of building permits, the developer shall submit building plans for review and approval by the Palm Springs Fire Department that incorporate design techniques, including any necessary building sprinklers in accordance with the requirements of Section 11.02.020 of the Municipal Code. Mitigation Measures After application of Project Design Features and Standard Conditions Ft Regulations, no significant impacts due to hazards and hazardous materials were identified; therefore, no additional mitigation is required. Potent/ally Po[ennal/y Sig"fi""t Less Than significant Unless Mitigation Sigmflcant No �t lncaroo�a ted lit m act 8. HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards or waste ❑ ❑ ■ ❑ discharge requirements? b) Substantially deplete groundwater supplies or ❑ ❑ ■ ❑ interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern ❑ ❑ ■ ❑ of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- of off-site? May 2, 2005 Page 49 iI�JP FP\USERSTLAMCEQA Env' ,.eulal\Cuaent Coumry Club E,tcta\05-04-04 Alexander Country Club Eetalus Iniliol Study doe City of Palm Springs 'Alexander CC Estates"(7-TM 32675), Case No. 5-1024-PD-306 Initial Study d) Substantially alter the existing drainage pattern ❑ ❑ ■ ❑ of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off- site? e) Create or contribute runoff water which would ❑ ❑ ■ ❑ exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ■ ❑ g) Place housing within a 100-year flood hazard ❑ ❑ ❑ ■ area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place housing within a 100-year flood hazard area ❑ ❑ ❑ ■ structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk ❑ ❑ ❑ ■ of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Cause inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ ■ IMPACT ANALYSIS Specific topics regarding the exposure of people or structures to potential water related hazards, the project's effect on surface or subsurface hydrologic conditions, and the project's effect on water consumption and wastewater generation are discussed below: 8.a.i Violation of Waste Discharge Requirement LESS THAN SIGNIFICANT IMPACT. The proposed project will connect to the City's sanitary sewer system, which would convey wastewater generated by the project to the Palm Springs May 2, 2005 Page 50 i a�Ttn H\US ERS\PLAN\CEQA Enviiou uea¢ul\Cmmvl Piojcete\Aloxandav Country CWb 2smles\OS-O4-0A Alexend,,C..mry Club Esmt.Luhal Study d., City of Palm Springs Alexander CC Estates"(TTM 32675), Case No, 5-1024-PD-306 Initial Study Wastewater Treatment Plant. At the plant, wastewater is processed to a tertiary level of treatment. According to the City General Plan EIR, the wastewater treatment facility has a capacity of 10.9 million gallons per day (mgd) and currently processes an average daily flow of 8.5 mgd. Since proposed project densities were anticipated by the 1993 update to the City Sewer Master Plan, no expansion of the treatment plant would be required to serve the project. The Regional Water Quality Control Board regulates the operation and any future expansion of the facility. Compliance with existing NPDES regulations and discharge requirements of the Regional Water Quality Control Board will ensure that potentially significant impacts will be reduced to less than significant. Based upon these facts the proposed project will not violate water quality standards or otherwise degrade water quality. For these reasons, project implementation would not violate any waste discharge requirement on a City, State, or Federal level and no mitigation is required. 8.a.ii Violation of Water Quality Requirement LESS THAN SIGNIFICANT IMPACT. The proposed project may result in surface runoff containing additional urban pollutants during its operation (during occupancy of the housing) due to an increase in impervious surfaces. Urban runoff tends to include substances used in agriculture, such as fertilizer and pesticides associated with landscape maintenance, and other pollutants such as oils from road runoff. These chemicals may accumulate temporarily downstream in the event of improper use or high concentration (e.g. "first flush" runoff from storms after a period of drought). However because the drainage system has been designed and improved to carry significant runoff and prevent flooding, significant discharge or alteration of water quality that may degrade downstream receiving due to the proposed project is not anticipated. During construction, water quality impacts to downstream areas and adjacent properties would be reduced through the implementation of water quality Best Management Practices (BMPs) required under conditions of a section 401 Water Quality Certification issued by the California Regional Water Quality Control Board (RWQCB). The use of BMPs are intended to reduce erosion and prevent pollutant run-off during construction activities (such as grading and equipment maintenance) as well as controlling urban pollutants that accumulate over time on paved surfaces. The Coachella Valley (a desert environment) normally experiences infrequent precipitation most of the year and the risk factor associated with rainfall is low. Site specific operational and procedural BMP packages tailored to the desert environment are a required element of the SWPPP and will be developed for this project prior to site disturbance. For these reasons, project implementation would not violate any water quality standard on a City, State, or Federal level and no mitigation is required. May 2, 2005 Page 51 H UERSVPLANVCEQA D,ucune Wa Cu,, u(Pmjec[sWenw[der Country Club EsmlusV05-04-04Al..xll,County Club Ee[ul.Lu[ml Swdy dac City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study S.b Substantially Deplete Groundwater Supplies, or Reduce Aquifer Level or Volume LESS THAN SIGNIFICANT IMPACT. Project implementation would introduce additional impervious surfaces (pavement, rooftops) on the site and result in consumption of additional water supplies for residential use (drinking water and landscape irrigation). The General Plan estimates that a typical single family residence utilizes approximately 602 gallons per day (gpd) of water for all uses. Based upon this consumption factor, the proposed project would use approximately 15,060 gpd of water. This level of usage will not significantly affect the groundwater basin on a project level. Also, the site is only approximately 6.03 acres. and assuming 100% coverage (worse case scenario) of the site with impervious surfaces, the project would only cover a small fraction of the groundwater basin. There are no wells in the project vicinity and so the project would have no effect on local well levels. It should be noted, however, that the Whitewater River groundwater sub-basin is currently in an overdraft condition. Therefore, Desert Water Agency (DWA) would be contributing cumulatively to this overdraft condition by supplying water to any new project in the Coachella Valley, including this one. To address this situation and stabilize long-term ground water levels, DWA has instituted ongoing programs including artificial recharge of the groundwater basin using State Water Project supplies and other surplus water, orderly expansion of the recycled water system and aggressive investment in and promotion of conservation programs. These programs (including water purchases) are funded by a groundwater assessment fee charged against groundwater well extractions. Due to its large size, basin management is feasible with replenishment using surplus water during wet years and draw down during dry ones. The project would follow water conservation guidelines included within the Palm Springs General Plan Update FIR (Page 5-100) and the Palm Springs General Plan (Pages II-63 and JI-64) and the Water Efficient Landscape Ordinance to mitigate the impacts to public water supplies. These would include the use of drought tolerant plants in landscaping and efficient irrigation systems. For these reasons, project implementation would not substantially deplete groundwater supplies, interfere with groundwater recharge, or lower local groundwater table levels beyond that needed to support existing land uses on either a project or cumulative level and no mitigation is required, As infill development, water resources have been considered in the City's General Plan. 8.0 Substantial Drainage Alteration Resulting in Erosion or Siltation LESS THAN SIGNIFICANT IMPACT. The project will alter the entire site, including existing drainage conditiohs on-site, via grading operations to create streets and building pads. Therefore, erosion and siltation are potential impacts of the project. As discussed in Topic 8.a. above, compliance with mandatory NPDES requirements and BMPs will reduce the May 2, 2005 Page 52 14:AUSL'kSWLAMCEQ4 Courury Chd,EsNul 05 04-04 A e%mder Country Club Esww huliel Study doe City of Palm Springs Alexander CC Estates`(TTM 32675), Case No. 5-1024-PD-306 Initial Study potential of erosion and siltation during short term construction and long term operational phases of the project. The final residential project will stabilize soils on-site through the use of landscaping and appropriate ground covers and control storm water via grading design, street drainage systems, catch and retention facilities. By protecting the soil and controlling storm water, soils on the site and will not be exposed to water borne erosion. Although the project would alter the existing drainage pattern on site, self- mitigating features in the form of properly designed grading, street drainage and retention facilities (subject to review and approval by the City of Palm Springs under standard conditions of approval) have been incorporated into the project and no additional mitigation anticipated. SA Substantial Drainage Alteration Causing an Increase in Surface Runoff LESS THAN SIGNIFICANT IMPACT. A Hydrology Report, prepared by The Keith Companies, Inc., has been completed for the project site and found that based on the proximity to the Palm Springs Country Club golf course, existing development to the southwest, and the existing topographical flow patterns, there appears to be no offsite drainage affecting the site. The general direction of storm water flow for this project is from the northwest to the southeast. The site will be graded to drain into a retention basin located near the southeast corner of the site near the natural low point of the project. The emergency overflow for the basin is overland to the existing golf course. The existing Palm Springs Country Club golf course has sufficient capacity to convey the emergency overflow from the onsite retention pond. In accordance with City design regulations and State drainage laws, the basin would be designed to capture onsite flows and release them at predevelopment levels so that adjacent properties are not impacted by the concentration or diversion of Flows. In addition, proposed improvements to the internal street sections (curb, gutter and paving) will allow the I00-year, 1 hour storm to be contained within the street right of way without the necessity for storm drain piping. For these reasons, although the project would increase the rate or amount of surface runoff, mitigation in the form of properly designed retention facilities (subject to review and approval by the City of Palm Springs under standard engineering protocols) have been incorporated into the project. 8.e Exceed Drainage System Capacity or Create Polluted Runoff LESS THAN SIGNIFICANT IMPACT. No permanent or intermittent streams or rivers occur within the project _ boundaries. The incremental increase in site storm drainage from project implementation is being addressed through the placement of a retention basin as discussed in Topic 8.d. The potential for polluted runoff has been addressed by the project as discussed in Topic 8.a.ii. Therefore, by incorporating retention May 2, 2005 Page 53 FlAJSERSIPLAN\CEQA E.6u,.r.tubCu.,urt Pruec[Ml=xvdu Country Club E,iIu[ M-04-04 Alexaudet Coumry Club Ealaldluiaul Sludyd. City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 initial Study facilities and complying with mandatory regulations, the project will not exceed the capacity of an existing or planned storm drain system or generate additional sources of'polluted runoff and no additional mitigation is required. 8.f Otherwise Degrade Water Quality LESS THAN SIGNIFICANT As discussed under Topic 8.a.ii, impacts to water quality as a result of project implementation are considered less than significant and no additional mitigation is required. 8.g Place Housing within 100-Year FEMA Flood Hazard Area LESS THAN SIGNIFICANT The site lies in Zone B of the Flood Insurance Rate Map (FIRM) Panel 060267 0004 D, Map Revised: July 7, 1999 for Riverside County, Prepared by the Federal Emergency Management Agency (FEMA). Zone B represents areas between limits of the 100-year flood and 500-year flood; or certain areas subject to 100-year flooding with average depths less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by levees from the base flood. As discussed under Topic 8A above, the Alexander Country Club Estates project has been designed to provide water retention for the incremental site development for the "worst case" 100-year flood event. In addition, the project site is protected by the Whitewater River Channel to the north. 8.h Place Housing within 100-Year Flood Area that would Redirect Flood Flows NOIMPACT Major flood flows are already redirected via the Whitewater River Channel north of the project site. State drainage law requires that the project not increase or concentrate flows to downstream properties and the project includes detention Facilities subject to standard City Engineering protocols to accomplish this as discussed previously under Topic 8d. For these reasons, project implementation would not place housing within any other 100-year flood plain that would impede or redirect flood flows and no mitigation is required. 8.i Expose People or Structures to Flooding from Dam or Levee Failure NO IMPACT. The Whitewater River Channel exists north of the project site and it is stated in the Palm Springs General Plan that: The Whitewater River does not pose a threat to life or property within the Palm Springs area given a flooding situation approaching the intermediate regional stage. However, given a more serious combination of hydrologic events as in an May 2, 2005 Page 54 H\USERS\PLAMCHQA Hwlmninanlal\Cmre,a PmjeolsWlexvidec C.,v,C10 EsMte05-04-04 Alexvide,C.nW,Club Esmt.Euhal Sludy d.c City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study "approximate" standard project flood (associated with the 100 year storm), the existing levees could be breached and certain developed areas in the north end of Palm Springs would be threatened. Although the Whitewater River does not prove a significant hazard to safety in the City as a whole, it would threaten transportation and communication to the City in a high-water stage. Three major transportation links into the City, namely the Southern Pacific Rail Line, State Route 111 and 1-10 are subject to closure and subsequent damage given a flood situation. In an emergency situation, disruption of circulation would seriously jeopardize public safety. However, the City of Palm Springs has adopted a Master Drainage Plan and policies within the General Plan to mitigate flood hazards within the City. Compliance with the City's flood damage prevention ordinance is designed to protect health, safety and property, public facilities and utilities, assure the most efficient use of flood control monies, ensure owner awareness of special flood hazards and promote appropriate development controls in hazardous areas. (Palm Springs General Plan Page 111-6) For these reasons, project implementation would not place people/structures in the path of a flood due to structural failure of a dam or levee and no mitigation is required. 8J Cause Inundation by Seiche, Tsunami, or Mudfiow NO IMPACT. No large water body or reservoir exists upstream of the project and the project lies inland from the ocean. Therefore, conditions are not present that would pose a hazard from seiche, tsunami or mudflow to people or structures on site. Conversely, the project does not propose to construct any new reservoirs that would pose a risk of flooding or mudflow to any downstream properties In the event of a structural failure. For these reasons, project implementation would not expose people or structures to hazard from seiche, tsunami or mudflow and no mitigation is required. MITIGATION PROGRAM - HYDROLOGY Et WATER QUALITY Project Desian Features PD 8-1 The site will be graded to drain into a retention basin located near the southeast corner of the site adjacent to the natural low point of the project. PD 8-2 The project will include proposed improvements to the internal street sections (curb, gutter and paving) which will allow the 100-year, 1 hour storm to be contained within the street right of way without the necessity for storm drain piping. May 2, 2005 Page 55 11TSERSAPLANVCEQAEm14imunentnlAQnrent PCelectsWcI cadet County Clnb EstnluV05-04-04Alexsnde,Country Club Eslatca Wt�l Study City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Standard Conditions & Requlations SC 8-1 Prior to final map approval, the developer shall submit engineering plans for approval by the City Engineer demonstrating the acceptance and conveyance of storm water runoff to protect on-site and downstream properties from the 100-year storm event. SC 8-2 Prior to the issuance of grading permits, the developer shall submit evidence to the City Engineer that the applicant has obtained coverage under the NPDES statewide General Construction Activity Storm water Permit from the State Water Resources Control Board. SC 8-3 The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. Prior to the issuance of building permits, the applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval. Refer to Chapter 8.60 of the Municipal Code for specific requirements. Mitiqation Measures After application of Project Design Features, Standard Conditions & Regulations, and Mitigation Measures, no significant impacts to water and water quality were identified; therefore, no additional mitigation is required. Potentially Potential/y Significant Less Than Signatcanr Unless Mitigation Slgrsfi'cant No m act lne0r00 ated �t en act 9. LAND USE AND PLANNING Would the project: a) Physically divide an established community? ❑ ❑ ❑ ■ b) Conflict with any applicable land use plan ❑ ❑ ■ ❑ policy or regulation of an agency with juris- diction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or miti- gating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ ■ plan or natural community conservation plan? May 2, 2005 Page 56 it\USERS\PLAN\CEQA PvmronmomnllCunenL Pr CIA Eslnlw\05-04-04 Al mdei Cennh y Cleb Emitee Lmial Swdy doc "�_�, City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study IMPACT ANALYSIS 9.a Physically Divide a Community NO IMPACT. Although the site of the proposed project is vacant, residential development of the site is anticipated by the City of Palm Springs General Plan Map. The project site is bordered on the south by an established residential neighborhood and on the north, east and west by golf course land. Consequently, the project serves to infill residential land uses within the Palm Springs Country Club. The proposed project does not alter the physical arrangement of the neighborhood to the south or the circulation system serving it. For these reasons, no impacts are associated with the physical division of an existing community and no mitigation is required. 9.b Land Use Regulation Conflicts LESS THAN SIGNIFICANT IMPACT. The proposed project proposes to subdivide 6.03 acres of vacant land into 25 single family residential lots with a minimum size of 6,242 square feet (averaging 7,801 square feet) and a minimum lot width of 80 feet. This would result in an overall density of approximately 4.1 units per gross acre. The project density does not exceed and is consistent with the City General Plan Land Use Element, which designates the site as M8 (Medium Density Residential - six to eight units per gross acre). The proposed minimum lot size and width, however, are not consistent with the current R-G-A (8) zoning, which requires a minimum lot size of 2 gross acres and lot width of 165-121 feet. In addition, the project also proposes various reduced setbacks (including but not limited to 25' front yard, and 20' rear yard). Approval of the proposed zone change to Planned Development (PD), however, would allow these modified standards and bring the project into conformity with the City's Zoning Ordinance, allowing similar lot sizes on the project site as those that exist in adjacent residential neighborhoods. In exchange for these modified standards, the Planned Development (PD) zone provides the City with extensive controls over the project design, including architecture, as well as the ability to require the provision of amenities, such as the project's energy efficient design, not otherwise included. PLANNED DEVELOPMENT GUIDELINES It should be noted that various design guidelines are applicable to projects proposed under the PD zone (Municipal Code Section 94.03.00). These include (but are not limited to) : 1) that density does not exceed the General Plan maximum; 2) that the project is compatible with surrounding land use; 3) that the proposed use is permitted by the underlying zone; 4) that building heights comply with the underlying zone; The project complies with these guidelines as follows: 1) the project density of 4.1 units per acre is allowed by the General Plan; 2) the project site "notches" into the May 2, 2005 Page 57 H\USERS\PLAMCEQAEnVY011111CIAACerCOI PieJectAAieander Country Club E,L,( \05-04-0A Study doe ( �,i \i /T `..X City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study Palm Springs Country Club, adjoining residential lots to the south. Development of the Palm Springs Country Club was initiated in 1957. The club was designed with five phases for residential development. The project parcel is Phase Four which has remained vacant all of these years. 3) residential uses are allowed in the R-G-A (8) zone and such are proposed by the project; 4) the underlying R-G-A (8) zone allows building heights of 24 feet and two (2) stories (provided that, the second story and the area of the buildings with a height over 16 feet does not exceed more than fifty percent of the enclosed ground floor area) while the project proposes single story homes with a maximum height of 14 feet. CITYWIDE GENERAL PLAN GOALS Et POLICIES Overall goals in the Palm Springs General Plan Land Use Element focus on creating a physical environment which provides for the housing, employment, business, service, recreational, social, cultural, educational and entertainment needs of the City's residents and visitors while preserving the City's unique assets and status as a major tourist destination and business, economic and cultural center in the Coachella Valley. Policies developed in accordance with these goals pertaining to the proposed project include the following: Policy 3.1 3 limits development, in terms of total numbers of dwelling units and ancillary uses, to the capacity of the infrastructure needed to support the City's residents and visitors safely at a maximum capacity. The proposed project would not exceed the current capacity of the City's existing infrastructure. This issue is addressed in greater detail under Item 12, Utilities and Service Systems. Policy 3.1.7 directs that projects respect the integrity of the district or neighborhood in which they are planned. The proposed project, a residential development, is consistent with surrounding residential land uses. Policy 3.2.1 encourages infilling within the currently developed portions of the City. The proposed project is consistent with this policy as it is situated adjacent to existing residential development requiring minimal extension of City infrastructure and services. For these reasons, the project is consistent with the City General Plan Land Use Designation and, with approval of the zone change, will be consistent with the City's Zoning Code. The project is also consistent with General Plan policy. For these reasons, the project complies with applicable land use policy and regulation. 9.c Habitat Conservation Plan or Natural Communities Plan Conflicts NO IMPACT. No Habitat Conservation Plan (HCP) or Natural Community Conservation Plan (NCCP) covers the project site. The Coachella Valley Association of Governments (CVAG) has prepared a regional "Coachella Valley Multi-Species Habitat, Conservation Plan" (CVMSHCP) that encompasses threatened, endangered, and sensitive species and their habitats. The draft CVMSHCP shows this site as lying May 2, 2006 Page 58 �lJ " H VU59R5VPLANVCEQA 6mnomoculeHCnerci,l P,oJeoteWexmidar Com,lry Club DeletesVO5-04-04 Alexwideu Coimhy Club Eslnres Ivpiel Study doe City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study outside of any CVMSHCP Conservation Area and therefore, the project site is not targeted for habitat preservation. For these reasons, project implementation will not conflict with an approved habitat conservation plan and no mitigation is required. MITIGATION PROGRAM - LAND USE Et PLANNING Project Desiqn Features PD 9-1 The project will not have gates or a continuous perimeter wall. Standard Conditions & Regulations There are no Standard Conditions Ft Regulations related to land use and planning issues. Mitiqation Measures MM 9-1 Buildings will be single story and heights will be limited to 14 feet. After application of Project Design Features and Mitigation Measures, no remaining significant impacts to land use and planning were identified. Potentially Potentially Sigralcant Less Than Significant Unless mtiga2loo Significant No I'lof lncomorafed /mnt lit 10. MINERAL RESOURCES Would the project: a) Result in the loss or availability of a known ❑ ❑ ❑ ■ mineral resource that would be of future value to the region and the residents of the state? b) Result in the loss of availability of a locally ❑ ❑ ❑ ■ important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? IMPACT ANALYSIS 10.a Impact a Known Regional or Statewide Mineral Resource May 2, 2005 Page 59 AA�, v ,,r) HMERST+ NVCEQA Emnownau.1,CmomPtojudsVilexaeder Caumry Club EstuleiOS-04-04 Alexwtder Cowury Clnb Estates lNOal Stndydoe City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study NO IMPACT. According to the California Department of Conservation, Division of Mines and Geology, three basic designations are used to classify mineral lands. These designations, or Mineral Resource Zones (MRZ's), are generally classified based on the suitability of sand and gravel deposits for use as Portland Cement Concrete (PCC) aggregate, and other geological factors. The three mineral resource classifications include: MRZ-1: areas where adequate information indicates that no significant aggregate deposits are present or where it is judged that little likelihood exists for their presence. MRZ-2: areas where adequate information exists to prove that significant mineral deposits are present or where it is judged that a high likelihood for their presence exists. These deposits must be marketable under present technologic and economic conditions or which can be estimated to exist in the foreseeable future, and that contain in excess of $5 million worth of aggregate material measured in 1978 dollars. MRZ-3: areas containing aggregate mineral deposits, the significance (i.e., quantity, quality, and marketability) of which cannot be evaluated from available data. The proposed project site is within a large area designated as MRZ-3 that includes the entire urbanized City of Palm Springs. A large MRZ-2 Zone also exists in the area north of the City that includes lands that are available for potential future mineral extraction (wind farms, wash areas.) The feasibility of commercial mining activity on the project site is minimal since: a) the value of the resources has not been demonstrated; b) mining would create long term conflicts with surrounding residential uses; c) there are known accessible mineral resources available at more appropriate locations in the MRZ-2 zone to the north; and d) the project is infill development within a country club. For the reasons stated above, no significant impacts to mineral resources of regional or statewide importance will result from project implementation and no mitigation is required. 10.b impact a Known Mineral Resource Designated on a General or Specific Plan NO I M PACT. The site has not been designated on the City's General Plan or any Specific Plan or other Land Use Plan as a mineral resource site. Therefore, no significant impacts to mineral resources of local importance will result frorn project implementation and no mitigation is required. MITIGATION PROGRAM - MINERAL RESOURCES May2, 2005 Page 60 rl AJSERSTP MCEQA Emvonmen[al\Cunml hojecls\Aumde,Country Club Estates\05-04-04 Alexmdei County Club Estates Luonl Study doc City of Palm Springs 'Alexander CC Estates-(TTM 32675), Case No. 5-9024-PD-306 Initial Study Protect Desiqn Features There are no special project design features related to mineral resources. Standard Conditions & Regulations There are no Standard Conditions Er Regulations related to mineral resources. Mitigation Measures No significant impacts to mineral resources were identified; therefore, no mitigation is required. Potentially Potentially significant Less Than significant Unless Mitigation Significant No lit lncoroo ated lit fact 11. NOISE Would the project result in: a) Exposure of persons to or generation of noise Cl ■ ❑ ❑ levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ❑ ❑ ■ ❑ groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient ❑ ❑ ■ ❑ noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ❑ ■ ❑ Cl ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use ❑ ❑ ❑ ■ plan or, where such plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project located within the vicinity of a private ❑ ❑ ■ ❑ airstrip, would the project expose people residing or working in the project area to excessive noise May 2, 2005 Page 61 II,AUSERSVPLANVCEQAL'nvimmnaumlACurrentPmj,e[Mkx.�doi Coualry CWI,Ee[ameA05-04-041 lcxmdei Country Club Estates lmoal Studydoc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study levels? IMPACT ANALYSIS 11.a Noise Exceeding Established Ordinance POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. On a long term operational basis, the residential uses proposed by the project will not significantly increase noise levels or expose people to high noise levels. The project lies outside the 60 CNEL contour for Highway 1 11 as shown in the General Plan EIR. Construction noise is not regulated by City policy, other than hours of operation. The City of Palm Springs has adopted numerous noise policies designed to achieve the City's noise objectives. The following noise policies set forth in the Noise Element of the General Plan could be relevant to the proposed project. Policy 6.20.1 directs that noise-sensitive land uses such as residences, hospitals and convalescent homes be protected from unacceptable noise levels from both existing and future noise sources. The proposed project does not involve any unusual noise levels and would generate long term operational noise levels that are comparable to those found in surrounding neighborhoods. Policv 6.20.6 directs that project design include measures which assure adequate interior noise levels as required by Title 25 (California Noise Insulation Standards). The proposed project will be required to comply with these standards as part of building permit approvals. Policy 6.241 requires that construction activities which may impact adjacent residential units be limited to 7 a.m. to 7 p.m. during weekdays and Saturdays, except under special circumstances ,approved by the City, and prohibited on Sundays and holidays. The proposed project will comply with all City noise regulations including hours of operation for construction activities. Policy 6 24 2 requires that construction activities incorporate feasible and practical techniques which minimize the noise impacts on adjacent uses. For these reasons, project implementation will not result in the generation of noise levels that exceed City standards and no mitigation is required. 11.b Ground-borne Noise or Vibration Impacts LESS THAN SIGNIFICANT IMPACT. Residential uses do not cause long term vibrations. Some temporary groundborne vibration is possible due to activities during project grading operations. Hours of operation for construction equipment are restricted to weekday working hours by the City's noise ordinance (Municipal Code Section 8.04.220). For these reasons, temporary increases in ambient noise during project construction are considered less than significant and no mitigation is required. May 2, 2005 Page 62 HVUSERSVPLANVCEQABnVlln➢OlLnlplAQIITC.(Pmjec(,W..dei Co,�.uy CWb G(Ul A05-04-04 Aloxnnde�Connlry CWb EIWm Wnal Slndydoc City of Palm Springs 'Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study 1 1.c Permanent increases in Ambient Noise Level LESS THAN SIGNIFICANT IMPACT. The project will result in permanent noise increases associated with residential development. Because the existing area is residential in character, new noise levels will not be excessive and will be consistent with ambient levels in the surrounding residential communities. The project will generate 250 trips per day on low-volume roadways. The noise level from 250 cars per day at 35 mph is less than 55 dB CNEL at 50 feet from the centerline. The City of Palm Springs standards for automobile-generated noise is 65 dB CNEL (requiring 10,000 cars per day for 35 mph traffic to have a significant impact). For these reasons, permanent project-related traffic noise and increases in ambient noise levels are considered less than significant and no mitigation is required. 1 1 .d Temporary increases in Ambient Noise Level POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. Construction noise represents a short term, temporary impact on ambient noise levels. Noise generated by construction equipment, graders, trucks, bulldozers, concrete mixers, and portable electrical generators can reach high levels. Grading activities typically represent one of the highest potential sources for noise impact. Delivery by truck of lumber, concrete and building materials represent another source of noise. One of the most effective and commonly used methods of controlling construction noise is through local regulation of construction to normal weekday working hours. In this regard, the project is required to comply with Section 8.04.220 of the Palm Springs Municipal Code that controls construction hours of operation. For these reasons, with application of Standard Conditions Er Regulations and mitigation measures, temporary increases in ambient noise levels during project construction are considered mitigated to a level of less than significant. 1 1.e Noise Impacts from Public Use Airport LESS THAN SIGNIFICANT. As noted in Topic 7e, the nearest public use airport is Palm Springs International, located approximately one mile to the south. Although the project is within Zone D of the Riverside County Airport Land Use Compatibility Plan, the project lies outside of the (60, 65, and 70 CNEL) noise compatibility contours associated with the airport. For this reason, the project will not be affected by significant noise from any public use airport and no mitigation is required. 11.f Noise Impacts from Private Use Airport NO IMPACT. As noted in Topic 7f, no private use airports are within two miles of the project site. Therefore, the project will not be affected by significant noise from any private use airport and no mitigation is required. May 2, 2005 Page 63 1TAUSERS\PLANVCEQ4 HnvuwvoeirtellCmrcm PrgectsWcxender Country CH,EsmmsW5-04-04Alcxedut County Gob Eslatos Initial Smdy.doc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study MITIGATION PROGRAM — NOISE IMPACTS Project Desiqn Features There are no special project design features related to noise. Standard Conditions Er Regulations SC 11-1 The project shall comply with the Construction Site Regulations (Municipal Code, Chapter 8.04.220) which restrict the operation for construction equipment between the hours of 5 p.m. and 8 a rn. if the noise produced is of such intensity or quality that it disturbs the peace and quiet of any other person of normal sensitivity. These requirements shall be included on the contractor specifications and shall be verified by the Building Official for both on site and offsite construction. SC 11-2 Future on-site development shall comply with all relevant noise policies set forth in the Palm Springs Noise Ordinance (Municipal Code Chapter 11.74) to ensure that site operations do not create adverse noise impacts beyond the site boundaries. Mitigation Measures MM 11-1 All construction vehicles and equipment, fixed or mobile, operated within 1,000 feet of a dwelling shall be equipped with properly operating and maintained mufflers. This requirement shall be included on the contractor specifications and shall be verified by the Building Official. MM 11-2 Stockpiling and/or vehicle staging areas shall be located onsite and as far as practical from sensitive noise receptors (i.e. residential homes located south and east of the project). This requirement shall be included on the contractor specifications and shall be verified by the Building Official. After application of Project Design Features, Standard Conditions 8- Regulations, and Mitigation Measures outlined above, noise impacts were determined to be mitigated to a level of less than significant. Potentially Potentially Significant Less Tlo, Significant Unless Mitigation Significant No trri"'t lncomorated /nit Alpact 12. POPULATION AND HOUSING Would the proposal: a) Induce substantial population growth in an ❑ ❑ ❑ ■ May 2, 2005 Page 64 11 AUSERS\PLAMCEQA EuJ omnen WVCunenL P,l IsWexetder Couvtry CWb EstateaA05-04-04 Alexwder Connny Club Esmma Initial Study doe City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing ❑ ❑ ❑ ■ housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, ❑ ❑ ❑ ■ necessitating the construction of replacement housing elsewhere? IMPACT ANALYSIS 1 2.a Induce Substantial Population Growth NO IMPACT. The proposed project is located at the fringe of urban development. All major utilities needed to serve the site are readily available and no major utility or road extensions are necessary. Although new housing is proposed, site development at residential densities of eight units per acre and resident population of 92 persons (based on 1.90 persons per household for M8 designation per General Plan Land Use Density/Intensity Table, GP page 1-26) was anticipated by the City's General Plan and does not constitute population growth beyond what has been planned. For the reasons stated above, the project does not serve to induce either direct or indirect population growth and no mitigation is required. 12.b Substantial Displacement of Housing NO IMPACT. The project site is currently vacant, containing no existing housing population. Consequently, displacement of housing would not occur as a result of the project and no mitigation is required. For these reasons, the project does not serve to displace existing housing and no mitigation is required. 12.c Substantial Displacement of People NO IMPACT. The project site is currently vacant, containing no existing residential population. Consequently, displacement of people would not occur as a result of the project and no mitigation is required. For these reasons, the project does not serve to displace people and no mitigation is required. MITIGATION PROGRAM - POPULATION £t HOUSING Project Desiqn Features May2, 2005 Page 65 II:AOSERSVPLAMCEQA 6nvimnmcnmlACnnem P,o�coieWu,nde,C..w, 0L,W.A05-0<I-04Nrv.m,do�Canmry Club Estalu❑n�WSnidy doe ��1 , rn i City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study There are no special project design features related to population and housing. Standard Conditions & Regulations There are no Standard Conditions & Regulations related to population and housing. Mitigation Measures No significant impacts to population and housing were identified; therefore, no mitigation is required. Potentally Potentially Significant Less Than Significant Unless Mitigation Significant No lit incoroo"v, lit /fit 13. PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ❑ ❑ ■ ❑ b) Police protection? ❑ ❑ ■ ❑ c) Schools? ❑ ■ ❑ ❑ d) Parks? ❑ ❑ ■ ❑ e) Other public facilities? ❑ ❑ ■ ❑ IMPACT ANALYSIS The proposed project will not increase demand for public services beyond those anticipated by the City's General Plan, which currently designates the site for residential development at a density of 8 units per acre. Development of the site is an incremental and logical extension of public services to an infill area. 13.a Adverse Effects on Fire Protection Facilities or Services May2, 2005 Page 66 1iWSE16APLANVCGQA Counay Club Estate S-0-0-04Aluz.Ide�Cnnhy Club Eslalaelm.lSNdy.dou City of Palm Springs Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study LESS THAN SIGNIFICANT The project proposes to construct new residential structures, which would increase the demand for fire protection services in the area. Fire protection would be provided by the Palm Springs Fire Department (PSFD) from station #443 (one of five City fire stations) located at 690 East Racquet Club Drive. The PSFD has set a maximum acceptable fire response time of five minutes and all structures beyond this primary response area are required by City ordinance to install automatic fire sprinklers and other built-in fire protection equipment, as deemed appropriate by the Fire Department. As discussed in Section 7.h, the project site does not fall within the five-minute response boundary for station #443 and all dwellings which are constructed outside this response area are required to comply with City Municipal Code Section 11.02.020. This, along with other projects presently being built in Palm Springs, will bring added residents to the community resulting in an increased demand for fire protection services. In order to address this increased demand, the City intends to form an Assessment District to provide additional funding to the fire department. Prior to approval of tentative tract map entitlements, the project will be reviewed by the PSFD and conditioned for necessary fire protection requirements (hydrant locations, fire flow volume, fire resistant construction, primary and secondary access, fire sprinklers, vegetation management, etc.) Therefore, standard City i protocols for tentative map review and the imposition of reasonable conditions of approval would ensure that project implementation would result in a less than significant impact on fire protection services. i 13.b Adverse Effects on Po/ice Protection Facilities or Services LESS THAN SIGNIFICANT IMPACT The project proposes to construct new residential structures, which would increase the demand for law enforcement services in the area. Law enforcement services would be provided by the Palm Springs Police Department (PSPD). The PSPD is headquartered at 200 South Civic Drive. According to the Police Department's web site, current police staffing consists of 92 sworn personnel and 56 classified personnel. This results in a staffing/population ratio of 1 :500. According the General Plan EIR, 1.5 officers per 1000 population (1 .5:1000) is a sufficient ratio. At build-out a residenl_population of 63_persons (based on 2.52 persons per sinqle family household per General Plan Land Use Densitylintensity Table, GP page 1-261 will enerate the need for less than .1 police officer (.095 per 63 population). The Palm Springs Police Department also has a mutual aid agreement with the Riverside County Sheriff's Department. Funding for the Police Department comes from the City's General Fund. This, along with other projects presently being built in Palm Springs, will bring added residents to the community resulting in an increased demand For police protection. In order to address this increased demand, the City intends to form an Assessment District to provide additional funding to the police department. May 2, 2005 Page 67 liWSERS\PLAMCEQA HuvUomuovtal\CLvenl P,,,,ts\Alexuuda Country Club Eutta\05-04-04 Alexander Country C165aialca Wittl Study doe '„�r:�•^ •'!b City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study The project would be developed in accordance with Section II (Building Security Regulations) of Chapter 8.04 of the Palm Springs Municipal Code. Prior to approval of tentative tract map entitlements, the project will be reviewed by the PSPD and conditioned for necessary law enforcement requirements. Therefore, standard City protocols for tentative map review and the imposition of reasonable conditions of approval would ensure that project implementation would result in less than significant impact on law enforcement services. 1 3.c Adverse Effects on School Facilities or Services POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED The project proposes to construct new residential structures, which would increase the demand for educational services in the area. The project is within the Palm Springs Unified School District (PSUSD) attendance area. Based on generation factors provided by the PSUSD', the proposed project would generate approximately eleven students (Five in kindergarten through 5`' grade, three in 61h through 81h grade, and three in 9t" through 121h grade). Students generated by the proposed project would attend Katherine Finchy Elementary, Raymond Cree Middle School, and Palm Springs High School. Raymond Cree Middle School and Palm Springs High School are below capacity and would be able to accommodate students generated by the project (William Schmidt. Director of Facilities Planninq and Develonmen Palm Springs Unified School District . Attendance at Katherine Finchy Elementary is below, but approaching capacity. School boundaries are adjusted periodically to redistribute student attendance more equitably throughout the district. Under state law, the proposed project will be required to pay the required school impact fee (currently 12.24 per square foot) to reduce the potential impact of additional students. 13.d Adverse Effects on Park Facilities or Services LESS THAN SIGNIFICANT IMPACT Development of the project would result in an increased demand for park and recreation facilities. The City of Palm Springs Parks and Recreation Department is responsible for park facilities within the City and indicates that the City maintains a 5:1 standard ratio of park area acreage to one thousand population. The project will be required to dedicate land L.3 acres or contribute in-lieu fees for the provision of park facilities at the required ratio. For these reasons, project Implementation will result in no significant impacts to park facilities and no additional mitigation is required. 13.e Adverse Effects on Other Public Facilities or Services LESS THAN SIGNIFICANT Development of the project will result in an increased use of public facilities including roads, utilities, schools, parks, libraries, police and fire protection services. However, the ongoing maintenance of these facilities is funded through the collection of taxes and other funding sources to maintain City facilities in 3 Student Generation Factors (Students per household) = 0.2125 for elementary, 0 1084 for middle school, 0.1091 for high school May2, 2005 Page 68 B:WSERSVPLAMCEQA Envvo,smeumlACimenLProfeds�Alexm,de,Cowry Club➢elutesA�5-04-Oq Aloxm,de,Comhy Club 6slems lnll,al9wdy doc • City of Palm Springs Alexander CC Estates"(TTM 32676), Case No, 5-1024-PD-306 Initial Study acceptable condition. The project applicant shall be required to pay for the construction of internal roadways proposed at the site. The maintenance of these roadways will be the responsibility of the project Homeowners Association once the build out is completed. Therefore, the project will not result in an unusually heavy burden on the maintenance of public facilities. For the reasons stated above, project implementation would result in no significant impacts to public services and no additional mitigation is required. MITIGATION PROGRAM - PUBLIC SERVICES Project Design Features There are no special project design features related to public services. Standard Conditions & Regulations SC 13-1 The project shall provide fire sprinklers as required by the Palm Springs Municipal Code, Section 11,02.020. SC 13-2 The project shall comply with Uniform Fire Code, Uniform Building Code and other applicable state and national code provisions regarding building construction, including fire sprinklers. SC 13-3 The project shall comply with the Palm Springs Municipal Code Chapter 8.04, Section II Building Security Regulations, SC 13-4 Prior to the issuance of building permits for residential construction, the developer shall pay a school impact fee based on the current rate as adopted by the Palm Springs Unified School District. SC 13-5 Prior to approval of a Preliminary Planned Development District, project site plans shall be reviewed and approved by Palm Springs City Fire Department for adequacy of emergency access. SC 13-6 Prior to approval of a Preliminary Planned Development District, project site plans shall be reviewed and approved by the Palm Springs Police Department for adequacy of internal circulation, project lighting and other elements that affect emergency access and project security. Mitiqation Measures After application of Project Design Features, Standard Conditions & Regulations, and Mitigation Measures, no significant impacts to public services were identified. Potentially Potentially Slgn,fioant Less Than Significant Unless Malgatlon Significant No May2, 2005 Page 6g II;AU9HRSVPLANVCHQA EnvuomnunmfACvnevtPiolegsWleamAer Connhy Cfnb E,L.1,i05-04-04 Co try CLib EsIni Woof Study doo City of Palm Springs 'Alexander CC Estates-(TTM 32675), Case No. 5-1024-PD-306 Initial Study /fit Inc t d lmoact /fit 14. RECREATION a) Would the project increase the use of existing ❑ ❑ ■ ❑ neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities ❑ ❑ ■ ❑ or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? IMPACT ANALYSIS 14.a Cause Substantial Deterioration of Existing Parks through Increased Use LESS THAN SIGNIFICANT IMPACT. The construction of this project would increase the potential demand for park and recreational facilities. As a standard condition of approval, the project would be required to dedicate land or pay in-lieu fees at the City's standard ratio of 5 acres of park land to 1,000 population as required by the City Ordinance 1632, establishing park fees. Therefore, new parks or park improvements would be funded by the project and project implementation would result in less than significant impacts to recreational facilities. 14.b Cause Adverse Effects by Constructing New or Expanded Recreational Facilities LESS THAN SIGNIFICANT IMPACT. As discussed in Topic 14.a. above, construction of this project would Increase the potential demand for park and recreational facilities. There are golf courses, hiking trails, community and regional parks in the vicinity that provide recreational amenities for the residents of the proposed project. Therefore, project implementation would result in less than significant impacts due to the construction or expansion of recreational facilities. MITIGATION PROGRAM - RECREATION Project Design Features There are no special project design features related to recreation. Standard Conditions Et Requlations May2, 2005 Page 70 IIAUSERS\PLAMCEQA HnvuomnculalAGm ettl ProjenfsWlenwdei County Club Emmt,sV05-04-04 A.e uuid,,Coumry Club E.vlate Inlnal Study doo City of Palm Springs Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study SC 14-1 Pursuant to Park Fee Ordinance No, 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. Mitiqation Measures After application of Project Design Features and Standard Conditions & Regulations, no significant impacts to recreation were identified; therefore, no additional mitigation is required. • Potentially Potential/y Significant Less Than Significant Unless Mitigation Significant No lit In or orared Im ..t erigg,[ 15. TRANSPORTATION/TRAFFIC Would the project: a) Cause an increase in traffic which is substantial ❑ ❑ ■ ❑ in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a ❑ ❑ ❑ ■ level of service standard established by the county congestion management agency For designated roads or highways? c) Result in a change in air traffic patterns, ❑ ❑ ❑ ■ including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design ❑ ❑ ❑ ■ feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm May 2, 2005 Page 71 r'),7 llVUSERSVPLANVCEQAE,rvaonmenmlACmrcnt PmlectsVleandez Country Club Eslnlest05-04-04A[.,wdet Country Clnb Eshtes Gulial5tndy.doc �/ y`-�� City of Palm Springs 'Alexander CC Estates"(TI M 32675), Case No. 5-1024-PD-306 Initial Study equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ ■ f) Result in inadequate parking capacity? ❑ ❑ ❑ ■ g) Conflicts with adopted policies , plans, or ❑ ❑ ❑ ■ programs supporting alternative transportation (e.g. bus turnouts, bicycle racks)? IMPACT ANALYSIS 15.a Traffic Volume and Street Capacity Impacts LESS THAN SIGNIFICANT. The proposed project comprises 25 single-family residential units. Based on the average daily vehicle trip generation rate of 10 cited in the ITE Manual (Institute of Transportation Engineers, 6" Edition, 1997) for a typical single family residence, the proposed project will generate approximately 250 average daily trips (ADT). The City's General Plan assumed that up to 48 units could be constructed on-site and based on the same trip generation assumption, would generate as many as 480 ADT, or approximately 230 more than the current proposed project. Since the proposed project will generate fewer than the number of vehicle trips assumed by the General Plan, project implementation will not result in increased traffic volumes that cause congestion on existing adjacent streets or at key intersections and no mitigation is required. 1 6.b Exceed Level of Service Standard on a Designated Road or Highway NO IMPACT The design of the surrounding street system reflects the Circulation Element of the City's General Plan and is based upon the estimated vehicular trips generated by the designated land uses and densities contained in the Land Use Element of the General Plan. Since the project is infill and maintains the overall General Plan density, project related traffic impacts are consistent with those that have already been considered in the General Plan EIR. To maintain level of service standards, the project will be required to pay the Transportation Uniform Mitigation Fee (TUMF), a fee designed to off-set the traffic impacts of new construction on the regional roadway network. For these reasons, the level of vehicle trips will not exceed a level of service standard for a local or regional roadway and no mitigation is required. May 2, 2005 Page 72 U7 m FP\USESVPLAMCFQA Lm•imnmevlotACmseni PvojectsAAl mdet Caunny Club Gsw[uV05-04-04 Alexander Comrtry Club Eetamv lmdelSmdydoc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study 15.c Adverse Impacts on Air Traffic Patterns NO IMPACT As noted in Section 7, the project is within two miles of the Palm Springs International Airport. The 25 proposed residential units would not cause a substantial increase in air passengers or flight volume. For these reasons, the project will have no impact on air traffic patterns, levels or safety risks and no mitigation is required. 15.d Adverse Impacts on Traffic Safety due to Dangerous Design or Incompatible Use NO IMPACT The project is located at the upper end of the Palm Springs Country Club, where existing traffic volumes are low. Standard City protocol requires all engineered street plans to be reviewed and approved by the City's Public Works Department before any construction can occur. Project land uses are compatible with those around it so no vehicular incompatibilities are evident. For these reasons, project implementation would not create unsafe design features or incompatible uses that would substantially increase traffic safety hazards and no mitigation is required. 15.e Inadequate Emergency Access NO IMPACT Standard City protocol requires all projects to undergo review by the Palm Springs Fire Department (PSFD). The project provides vehicular access to each lot consistent with PSFD guidelines. For these reasons, project implementation would not result in inadequate emergency access and no mitigation is required. 1 5.f Inadequate Parking Capacity NO IMPACT The project would be required to comply with the City of Palm Springs Municipal Code parking requirements for single family residences within a Planned Development District. The parking requirements are based on the number of single family residential units along with a factor for guest parking and will be evaluated by the City during its development review process. A typical single family residence with a two-car garage will accommodate four on-site spaces (two inside the garage and two on the driveway apron), which satisfies the parking needs of a typical single family residence. For these reasons, project implementation would not exceed parking capacity requirements and no mitigation is required. 15.g Conflict with Alternative Transportation Plan, Policy or Program NO IMPACT The project is not located on a major road that would require bus turnouts and bicycle storage for single family homes can be accommodated by the individual May2, 2005 Page 73 HVUSERSVPL.4NVCEQA&ll. u.enmlAC.il.t Co.[,Chnb Esta, 05-04-09 Nexmider Connhy Club Hsmms lnlllslSwdy.doc �� �' City of Palm Springs 'Alexander CC Estates"(TT M 32675), Case No. 5-1024-PO-306 Initial Study homeowner. Transit service is available at Gene Autry and Vista Chino. For these reasons, project implementation would not conflict with adopted alternative transportation policies, plans or programs and no mitigation is required. MITIGATION PROGRAM - TRANSPORTATION/TRAFFIC Project Desiqn Features There are no special project design features related to transportation/traffic. Standard Conditions Et Regulations SC 15-1 The developer/applicant shall pay Traffic Uniform Mitigation Fees (TUMF) prior to issuance of building permits. Mitiqation Measures After application of Project Design Features and Standard Conditions Sr Regulations, no significant impacts to transportation/traffic were identified; therefore, no additional mitigation is required. Potentially Potenta/ly Significant Less Than Significant Unless Mingeson significant No impoc[ lnmroora ted lit /fit 16. UTILITIES AND SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirements of ❑ ❑ ❑ ■ the applicable Regional Water Quality Control Board (RWQCB)? b) Require or result in the construction of new ❑ ❑ ■ ❑ water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new ❑ ❑ ❑ ■ storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve ❑ ■ ❑ ❑ the project from existing entitlements and resources, or are new or expanded entitlements May 2, 2005 Page 74 H\U$9A5\PLAMCHQA Envlrawnoolel\Cwen[Pr�easWexm¢lei Coonlry ClvbC+smtesW5-09-09 Alexwrdei Country Club Lstnten Whel Study doe J City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No, 5-1024-PD-306 Initial Study needed? e) Result in a determination by the wastewater ❑ ❑ ❑ ■ treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted ❑ ❑ ❑ ■ capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes ❑ ❑ ❑ ■ and regulations related to solid waste? IMPACT ANALYSIS 1 6.a Exceed Wastewater Treatment Requirements NO IMPACT. The City of Palm Springs operates the Wastewater Treatment Plant serving this project. Project wastewater entering the City sewer system would be generated by single family residences that would cause concern upon their discharge from the treatment plant. In addition, operation of the wastewater treatment plant is regulated by the Regional Water Quality Control Board and standard permitting and monitoring protocols ensure that treatment requirements for waste discharges are not exceeded. For these reasons, project implementation would not exceed RWQCB wastewater treatment requirements and no mitigation is required. 16.b Adverse Effects from Construction of Water or Wastewater Treatment Facilities LESS THAN SIGNIFICANT. Wastewater collection service to the project would be provided by the City of Palm Springs. The project would be designed to gravity flow to an existing sewer main in Whitewater Club Drive, The project is consistent with the density provisions of the City's Wastewater Master Plan, which is designed to a accommodate General Plan build out projections. The General Plan EIR states that implementation of the General Plan, including land uses proposed on this site, will not have a significant effect upon the City's sewer system. For these reasons, project implementation would not require the expansion or new construction of wastewater treatment facilities nor would it result in a determination of inadequate capacity to serve the project or the community and no mitigation beyond Standard Conditions S Regulations is required. The Desert Water Agency (DWA) currently owns, operates, and maintains domestic water distribution and pumping facilities within the project area. Project May 2, 2005 Page 75 /. N'AUSoSVPLANVCEQA Cn.try Club E,M(r\05-04-04 Al..mn&Conn,,CIA Esutcv Imual swdy.doc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study proponents will be required to connect to existing DWA water infrastructure to provide water to the site for construction and domestic water service. The developer will be required to comply with all rules, regulations, and other requirements of the DWA in order to provide water service to the site. Water service requirements may include, but are not limited to, upgrades, modifications, replacement, and abandonment of existing DWA facilities. These improvements may require construction within and adjacent to public rights-of-way and exiting and/or proposed easements. Construction will occur in accordance with DWA and City requirements and will not cause any significant effects upon the environment. 16.c Adverse Effects from Construction of Storm Water Drainage Facilities NO IMPACT. As discussed in Section 8, the project will be graded to drain into a single retention basin located near the southeast corner of the project site. Storm drain lines to address drainage collection and discharge are not required to serve the project because proposed improvements to the internal street sections (curb, gutter and paving) will allow the 100-year, 1-hour storm to be contained within the street right of way. For these reasons, project implementation will have no impact on new or expanded offsite drainage facilities and no mitigation is required. 16.d Availability of Sufficient Water Supply POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED The Desert Water Agency (DW) has responsibility for water service to the project site. DWA water supply is obtained from groundwater wells, with supplemental water from the Metropolitan Water District's Colorado River Aqueduct. The proposed project would generate a demand of approximately 2.4 million gallons of ' water annually (assuming 260 gallons/unit/day). The DWA has indicated that it has sufficient water supply to serve the project, therefore, the project would not significantly affect the provision of water service by DWA within its jurisdiction. DWA has noted that the Whitewater River groundwater sub-basin is currently in an overdraft condition. Due to its large size, basin management Is possible with replenishment using surplus water during wet years and draw down during dry ones. Long-term ground water levels are being stabilized by actions including the practice of artificial recharge of State Water Project supplies and other surplus water, orderly expansion of the recycled water system and aggressive investment in and promotion of conservation programs. Based on Its on-going management plans, the DWA has determined that there is sufficient water supply for the project. To minimize water consumption, the project will follow water conservation guidelines included within the Palm Springs General Plan Update EIR (Page 5-100), the Palm Springs General Plan (Pages II-63 and II-64), and the City's Water Efficient Landscape Ordinance to mitigate the impacts to public water supplies. These would include the use of drought tolerant plants in landscaping. May2, 2005 Page 76 HAUSERSAPLAMCEQb,9uvu,,..n1u ACuneut P,oasWe audui Country Club EbuubsM-04-N Alexwide Cwntry Club Lslates[meal Study doc City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306 Initial Study For these reasons, the project has sufficient water supply from existing entitlements and resources procured by the DWA such that impacts to water supply would be less than significant and no additional mitigation is required. 16.e Sufficiency of Wastewater Treatment Capacity NO IMPACT. Wastewater treatment service to the project would be provided by the City of Palm Springs. The project is consistent with the density provisions of the City's Wastewater Master Plan, which is designed to accommodate General Plan build out projections. The General Plan EIR states that implementation of the General Plan, including land uses and density proposed on this site, will not have a significant effect upon the City's sewer system. For these reasons, wastewater treatment capacity is adequate to serve the project and the existing community and no mitigation is required. 16J Sufficiency of Landfill Capacity NO IMPACT. Solid Waste collection services would be provided to the project by the Palm Springs Disposal Service (PSDS). Solid waste generated by the project would be sent to the Edom Hill recycling transfer station located in the City of Cathedral City. The Edom Hill transfer station is an 8-acre facility operated by Waste Management Inc. with a permitted throughput of 2,600 tons per day. The transfer station has been operating since the recent closure of the Edom Hill Landfill. Solid waste sent to the transfer station will be transported to various landfills, all of which have capacity to accommodate waste from the project. The Lamb Canyon Landfill is located at 16411 State Highway 79 in Beaumont. The landfill is sited on 353 acres, of which 145 acres are currently being used for disposal. The landfill was permitted for expansion on December 16, 2003 and currently has a remaining capacity of 25,967,000 cubic yards, which is projected to accommodate solid waste demand until the projected closure date of January 1, 2023 based on a permitted throughput of 3,000 tons per day. The Badlands Landfill is located at 31125 Ironwood Avenue in Moreno Valley. The landfill is sited on 1,093 acres, of which 150 acres are currently being used for disposal. The landfill was permitted for expansion on July 30, 2001 and currently has a remaining capacity of 15,036,809 cubic yards, which is projected to accommodate solid waste demand until the projected closure date of January 1, 2018 based on a permitted throughput of 4,000 tons per day. The El Sobrante Landfill is located at 10910 Dawson Canyon Road in Corona. The landfill is sited on 1,322 acres, of which 495 acres are currently being used for disposal. The landfill was permitted for expansion on June 6, 2001 and currently has a remaining capacity of 184,930,000 cubic yards, which is projected to accommodate solid waste demand until the projected closure date of January 1, 2020 based on a permitted throughput of 10,000 tons per day. May 2, 2005 Page 77 r p\US➢RS\PLAN\CEQA Hnvu vnmevlol\Qnreil Plqecta\Alexvidm Comm,Club IIsmtrsW5-04-04 Alcxmidei Country Clvb EsleLes Imovl Stndy doc City of Palm Springs Alexander CC Estates-(7TM 32675), Case No. 5-1024-PD-306 Initial Study The project would generate approximately 250 pounds per day of solid waste (assumes ten pounds/unit/day), which is negligible compared to the combined capacity of the various landfills serving the site via the Edom Hill Transfer Station. For these reasons, the project will be served by landfills with sufficient permitted capacity to accommodate the project's solid waste disposal needs and no additional mitigation is required. 16.g Compliance with Solid Waste Regulations NO IMPACT. Solid waste from the project would be generated by single family residences for curbside pickup and be subject to the collection requirements of the solid waste provider, that precludes the disposal of hazardous substances to the landfill. For these reasons, project implementation will comply with federal, state and local solid waste regulations and no additional mitigation is required. MITIGATION PROGRAM - UTILITIES Project Desiqn Features There are no special project design features related to utilities. Standard Conditions Fr Regulations SC 16-1 Prior to issuance of building permits, the developer shall submit building plans showing fire sprinklers as required by the Palm Springs Municipal Code, Section 11 .02.020 and other fire protection building standards as may be required by the Palm Springs Fire Department. Mitigation Measures After application of Project Design Features and Standard Conditions Ft Regulations, no significant impacts to utilities were identified; therefore, no additional mitigation is required. Potentially Potenba//y Signrficant Less Than Significant Unless Mibgailon Srgnrf/cant No lit lncornora ted lit lit 17. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade ❑ ❑ ■ ❑ the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict May2, 2005 Page 73 �Mr H\OSPRMPLAMCEQA Envuoame(ml\Current ProleotsW luxmder Country Clnb Estates\05,04-04 Aloxander Cmmtry Club Estabe hudal Study doc. City of Palm Springs 'Alexander CC Estates"(TI M 32675), Case No. 5-1024-PD-306 Initial Study the range of a rare or endangered plant or animal, or eliminate important examples of California history or prehistory? b) Does the project have impacts that are individ- ❑ ❑ ■ ❑ ually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects ❑ ❑ ■ ❑ which will cause substantial adverse effects on human beings, either directly or indirectly? The information provided in this section summarizes the results of analyses contained in the preceding Sections 1 through 16 of this document. 17.a Does the Project have the potential to degrade biological and/or cultural resources LESS THAN SIGNIFICANT IMPACT. As discussed in preceding sections the proposed project is not expected to significantly impact either biological or cultural resources, respectively. 17.b Does the Project have Impacts that are Cumulatively Considerable LESS THAN SIGNIFICANT IMPACT. The proposed project comprises 25 single family residences and represents a relatively minor component of either known or reasonably foreseeable related development projects both locally as well as city or area wide. The analyses provided in the proceeding sections indicate that any contribution that the proposed project would make toward either local or city-area wide cumulative effect would be less than significant. 1 7.c Does the Project have Impacts with Adverse Effects on Human Beings LESS THAN SIGNIFICANT IMPACT. As discussed in preceding sections, the proposed project is not anticipated to result in any environmental effects upon human beings either directly or indirectly that cannot be mitigated to less than significant levels. May 2, 2005 Page 79 11AUSERSAPLAMCEQA EnviroumevtalACuneul P�ojwG Wle.ud,�C.mw,Mb Eslate,W5a14-04 Al.mdu Country Club EAM.Lmial Smdy ko City of Palm Springs 'Alexander CC Estates"(TI M 32675), Case No. 5-1024-PD-306 Initial Study Based on the overall findings in this Initial Study, the City will prepare a Mitigated Negative Declaration for Change of Zone No. 5.1024, Tentative Tract Map No. 32675, Preliminary Planned Development District No. 306 and vacation of the northerly —115 feet of right-of-way for Whitewater Club Drive. 18. DOCUMENT PREPARERS Listed below are the persons who prepared or participated in the preparation of this initial study. Alex Meyerhoff, Principal Planner, City of Palm Springs Marcus Fuller, Senior Civil Engineer, City of Palm Springs Gary Mathews, City of Palm Springs Fire Department Leslie Mouriquand, The Keith Companies, Inc. (Consultant) Dale Ross, The Keith Companies, Inc. (Consultant) Erik Lainas, The Keith Companies, Inc. (Consultant) 19, DETERMINATION On the basis of this initial evaluation: ❑ I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ■ 1 find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions In the project have been made by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. May 2, 2005 Page 80 "� ' H\USERS\PLANCHQA EnvroueumpCuawt Co try Club Eames-04-04 Alex.rd,Caunfry Club 9slotes Lntlol Studyd.o .�i " City of Palm Springs Alexander CC Estates"(TTM 32676), Case No. 5-1024-PD-306 Initial Study ❑ 1 find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least 1) has been analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ 1 find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Gary Wayne Date Interim Director of Planning Services APPLICANT CERTIFICATION I certify that I am the applicant for the project described in this Initial Study. I acknowledge that I have read this Initial Study and the proposed mitigation measures. Further, I have revised project plans or proposals and/or hereby agree to the proposed mitigation measures • to avoid the effects or mitigate the effects to a point where clearly no significant environmental effects would occur. Signature Print name and title: May 2, 2005 Page 81 L' it AOS�RSVPLAMC�QA HuvliammNalACnnevl P,a�ec[sUlonmdu Camrtry Club PslotesAOS-04-04 Alex.dcr Cavnt,y Clnb L'sfates Gutlol Slody doa City of Palm Springs 'Alexander CC Estates"(TTM 32675), Case No. 5-1024-PD-306Initial Study SECTION 5 - REFERENCES The following references correspond to the sources identified in the environmental evaluation contained in Chapter 4. Referenced documents are available for review at the City of Palm Springs Planning Services Department, 3200 Tahquitz Canyon Way, Palm Springs, California, 92264. 1 . City of Palm Springs (March 1993). City of Palm Springs General Plan. 2. City of Palm Springs (July 1992). City of Palm Springs General Plan Update EIR. 3. City of Palm Springs. City of Palm Springs Zoning Code. 4. Eilar Associates (April 19`h, 2004). Results of a Biology Field Survey of the 2611 N. Whitewater Club Diive Project, Tentative Tract map 32675, Palm Springs, Riverside County, California. 5. The Keith Companies (November 2004). Phase I Cultural Resources Investigation for 6.03 acres within Section 1, T4S, R4E, Palm Springs Country Club, City of Palm Springs, County of Riverside, California. 6. Landmark Consultants, Inc. (October 28, 2004). Geotechnical Report Proposed Alexander Estates- Tentative Tract Map No. 32675, Palm Springs, California. 7. GS Lyon Consultants (November 4, 2004). Phase I Environmental Site Assessment Report, 6-Acre Property, Tentative Tract Map No. 32675, Palm Springs, California. 8. The Keith Companies (October 2004, revised February 2005). Alexander Country Club Estates, TTM 32675 Hydrology and Hydraulic Report, City of Palm Springs, California. 9. California Integrated Waste Management Board Solid Waste Information System (SWIS) www.ciwmb.ca.gov/SWIS/ 10. Flood Insurance Rate Map (FIRM), Panel 060257 0004 D, Map Revised. July 7, 1999 11. Filar Associates, (2004) Results of a Biology Field Survey of the 2671 N. Whitewater Club Drive project, Tentative Tract Map 32675, Palm Springs, Riverside County, California. 12. Pacific Municipal Consultants, Urbemis 2002 for Windows 7.4.2 (Alexander Country Club Estates), pg. 1-12, April 3, 2005. May 2, 2005 Page 82 IL\OSERSTLANTEQA Envuoninenlal\Cuumtl Projeo[sV+loxender Country Clnb Eslatev\OS-04-04 Alexander Coumry Clob Cslatea lnllialSmdy dac — '�'- DEVFI OPER: CONTE,A HOMBINC. 101 N.PAW 01,1 DR.Al a MlMIBMINGb CA°3461 o n e 7L.7 3RS3916 2 _ R- Y, ARCHITECT: Y O'DOMNHI+6CAlAN1EJdCH1RCR 1115.PAlM GNYON ORSLIRE?Yl �1= PAIMSPRINGS,CA.9M62 a LL�� I 7E 76034b1925 l cs N � c TNEREOICOMPANIESN EER: PAIMDETMMI5ICN - m T M FMD WARING OR SOTS IM l PAW DEER,CA 924[0.45Po ,yy 1E-76 14 9m y LU SITE AREA: 2AAA97SP 6.06 AC < LOT;AREA: 1961655� l AO - ©�P' MUFS: 5303939 IA AC \ • CCMMCNAREA: 9A333F 021 AC "i LPI L 2 - ' '"5• A P N#: 501-190-012 m a = O ® 7 q jT N'4: 3Z(l75 J � u ® rx \ < LOTAREAS: 196.115SF 665 AC COND. 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LOTM: 6,MSF did AC 1,9365E 435E w2% R ¢ _ (O \`> ,9g LOTU 6Z45F 0.16AC 12365E AdIw MI g --- LOTM: 6296SF O.IAAC 1,1365E A635F 3SIR L "u LOT45; 72045f O,iJAt 1.9363E 435E 33]F •`- % L 724:)b l �M p � 1"•`� � { ^ q� 4 1 Ad��ll� .-• Y � �� \Y � r l� a� T^ �,Tl� Llj E�� o RECEIVED 0 � OCT 2 1 2004 z 1 r ^ag N� PLANNING DIVISION 5 ^' i,. .. 6P- x,S. 1. r t 4 '^r.t�,,•e x$ '� r;, F x � YPYF G' T #. * 3 BEDROOM,21/2 BATHROOM LIVING AREA: I&W SQ.Ff. SWIMING POOL:210 SQ,FT. _ TRELLIS AND BREEZEWAY:4G4,6 SO,FT. w DETACHED GARAGE AREA: 462 SQ.FT. h- - �I I��IIIIII�°��II �t — cri - r STREET ELEVApNON SV ® E ELEVATION ��I� P H LU .-- — — --- ®Q r Al.l i i dn _ I L BACK ELEVA1TOON SBDE ELEVAYti ON FLOOR PLAN � Q j4 (9 0 Z 3BEDROOM,21/2 BATHROOM y LIVING AREA: 1,840 SQ.FT. w SWIMING POOL:210 SO.Ff. TRELLIS AND BREEZEWAY; 404.6 SQ,FT. 0 DETACHED GARAGE AREA: 462 SQ.FT. Z < -- I I t I l I -E _ _ � 1 0 - it STREET ELEVAToON � o�e ELEVATMvv (D 0'oµs _ o - L� BACK lE�jLEE+VjATIlONJ' SME ELEVAT, ON FLOOR PLANwe -mYbi1/l ..FV .''t 3 BEDROOM,21/2 BATHROOM LIVING AREA: 1,932SQ.FT. SWIMING FOOL-210 SQ,FT. ATTACHED GARAGE AREA: 473 SO,FT. P R a -------------- SoREET ELEV AT�OCN SIDE ELEVATBON LU Q N LU R- ca ' < BACK ELEVATi ON SIDE ELEVATVON FLOOR PLAN � F— fiP't WYMP Q ma's 2; 0 w 3 BEDROOM,21/2 BATHROOM a LIVINGAREA: 1,932 SQ.F. ti SWIMING POOL:210 SQ.FT. LLJ —_—� ATTACHED GARAGE AREA:473 SQ.FT. T_—_ III _ Z < i h --------------- _ Q a uj STREET ELEVAT0ON SIDE ELEVATION O � ----7---� L BACK ELEVATION SME ELEVATION FLOOR PLAN 3 BEDROOM,21/2 BATHROOM LIVING AREA: 1,432 SQ.FT. SWIMING POOL. 210 SQ.FT. TRELUS AND BREEZEWAY:424.8 SQ.FT. a __— --- -- --- DETACHED GARAGE AREA; 462 SQ.R. / -- - !III�' 1 , MIN � m l�P39 i N-3 ii SpPEL7 ELCVA7o ®N SoDE ELEVATION wu: LU LU _ Im �I- U < BACK ELEVAT0ONI ;ODE ELEVATi ON FLOOR PLACE Q O - U rc 3 BEDROOM,21/2 BATHROOM s WING AREA: 1,432 SQ.FT. SWIMING POOL: 210 SO.FT. u9d :2 TRELUS AND BREEZEWAY: 424.8SQ.FT. — — — G DETACHED GARAGE AREA: 462 SQ.FT. Z < < y will, li ti LU LU STREET ELEVATVON BODE ELEVMION F U E w _ ----_—__ JnY I I I Id o 'BACK ELEVA4CON SME ELEVATCON FLOOR PLAN 3 BEDROOM,21/2 BATHROOM LIVING AREA: 1,932 SQ.FT. _ SWIMING POOL: 210 SQ,FT. 4 __ '_----- - - --- —' ',� ----r TRELLIS AND BREEZEWAY: 997 SQ.FT. DETACHED GARAGE AREA: 462 SQ.FL U Amine STREET EO.IEVATBOhl SIDE ELEOATION II1 LLI I L � \ y ® _ _ - - U D BACK ELEVATION SIDE ELEVATION E4UQR PLAN U y r 1 Q j O = Ua N Ild � Z < 6 X 66d J U Znn u lL �N�w a w=m Z ' a O i, i� p 3 BEDROOM,2112 BATHROOM INING AREA: Z716 SQ.Fr. SWIMING POOL 210 SQ.FT. - - TRELIIS AND BREEZEWAY: 213 SQ.FT. DETACHED GARAGE AREA:462 SO.FT. 4&L ® ®- �3 STREET ELEVA 1ON SME ELEVATION 0:0 If 10- O U BACK ELEVATVOIN SERE EQeENATOOW] FLOOR PLAN w yd o- Z w = z O - 3 BEDROOM,21/2 BATHROOM a LIVING AREA: 2,1210 SQ,r. F » TRELLIS POOL: 2105Q. 1, ' iRELLiS AND BREEZEWAY: 1,132 SG.FG DETACHED GARAGE AREA: 442 SQ.Fr._ All ICI iii^ii -- 11-- w � < < x STREET ELEVATOON SME ELEVATION - J' ? Q 1 'F- -- ----- BACK ELEVATION SGDE ELEVMA ON FLOOR ELAN �, _ YMV ��-F�Iy��I Cjpac laJu�r FgrJ1'�'�af f L S * f 1y °. t,, I r� � I�W��➢�4 iarx r 1 A`xl'd�a � � t "� � � 5 } I % rtfll �' it'+ rl ➢ A �^ a5:�.r r,. 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OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM, APPROVING CASE NO 5.102.4-PD-306, A PLANNED DEVELOPMENT DISTRICT AND TENTATIVE TRACT MAP 32675, FOR A TWENTY-FIVE (25) LOT SUBDIVISION AND THE CONSTRUCTION OF TWENTY-FIVE (25) SINGLE-FAMILY RESIDENCES AND ASSOCIATED ON AND OFF-SITE ]IMPROVEMENTS ON 6.06 ACRES, AND FINDING THE VACATION OF THE NORTHERLY 11 5' OF WHITEWATER CLUB DRIVE RIGHT OF WAY CONSISTENT WITH THE GENERAL PLAN CIRCULATION ELEMENT, LOCATED AT 2800 WHITEWATER CLUB DRIVE, WITHIN THE PALM SPRINGS COUNTRY CLUB, R-G-A (8) ZONE, SECTION 1, T4S, R4E, SBBM, APN 501190012. WHEREAS, Contempo Homes, Inc (the "Applicant") filed an application on October 21, 2004 for Case 5.1024-PD-306 and Tentative Tract Map 32675 for a twenty five lot subdivision and the construction of twenty five detached single-family residences and associated on and off-site improvements on a 6.06-acre site (the "Project") pursuant to Section 94.02.00 of the Zoning Ordinance and the Palm Springs Municipal Code Section 9.60. The project is located at 2800 Whitewater Club Drive, within the Palm Springs Country Club, R-G-A (8), Section 1; T4S, R4E, SBBM, APN # 501190012; and WHEREAS, the application was deemed complete on March 7, 2005; and WHEREAS, Pursuant to CEQA; the City has prepared an Initial Study and a Mitigated Negative Declaration; and Mitigation measures addressing Air Quality, Cultural Resources, Noise, Public Services, and Utility/Service Systems are contained in the IS/MND. The period of review and comment for the IS/MND was from April 9, 2005 to April 28, 2005; and WHEREAS, said applications were submitted to appropriate City Departments for their review; and WHEREAS, said comments and requirements have been duly considered and are reflected herein; and WHEREAS; on December 20, 2004, the Design Review Committee reviewed the proposed planned development district, including architecture and landscaping and voted to recommend approval of said project; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for Case No. 5.1024-PD-306 and TTM 32675 was issued in accordance with applicable law; and WHEREAS, on May 11, 2005 a public hearing on this application was held by the Planning Commission in accordance with applicable law; and H TSERSTLAM5.1024-PD306 Contempo 501190012\5.1024-PD CC RESO.doc WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the project, including but not limited to the staff report, all written and oral testimony presented; and WHEREAS, on May 11, 2005, the Planning Commission voted to recommend that the City Council approve said project; and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider an application for Case No. 5.1024-PD-306 and TTM 32675 was issued in accordance with applicable law; and WHEREAS, on June 1, 2005 a public hearing on this application was held by the City Council in accordance with applicable law; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the project, including but not limited to the staff report, all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that, with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore adopts a Mitigated Negative Declaration and Mitigation Monitoring Program for the project. Section 2: Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A: 1. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's Zoning Ordinance. Planned Development District 306 (PD-306) is being proposed 2. The use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project is consistent with the General Plan. The General Plan designation for the site is M8 (Medium Density Residential maximum 8 units/acre). The applicant is proposing 25 units on a 6.06-acre site and therefore is within the density parameters of the General Plan. 3. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 32675. HAUSERS\PLAM5.1024-PD306 Contempo 501190012\5.1024-PD CC RESO.doc 4. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The proposed project will utilize the existing street system that presently serves the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be generated by the proposed use. 5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety, and general welfare and may include minor modifications of the zone's property development standards. All proposed conditions of approval are necessary to ensure public health and safety including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust Control Ordinance. Section 3: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is M8 (Medium Density Residential maximum 8 units/acre). The applicant is proposing 25 units on a 6.06-acre site and therefore is within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 32675. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for 6, one-story single-family residences on 6.06 acres of land. The proposed development is under the maximum allowable density of 8 units per acre, as permitted under the General Plan. The project site is surrounded on four sides by previously developed golf course, single and multi-family residential projects. The applicant proposes a residential development that will be compatible with the surrounding country club development. 4. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. H:\USERS\PLAN\5.1024-PD306 Comempo 501190012\5.1024-PD CC RESO.doc The Initial Study prepared for the project determined that the project is adjacent to existing developments on all four sides. The site has been previously graded and existing infrastructure, including roadways and utilities are available at the site. Through the implementation of the proposed mitigation measures any environmental impacts regarding animal or plant life will be reduced to a level of less than significant. There are no bodies of water on the subject property and therefore no fish will be disturbed. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Whitewater Club Drive is designated as a local street on the City of Palm Springs circulation plan. This street will be constructed as a private street providing internal circulation for the project which will be privately maintained. Section 4: Pursuant to Section 65402 of California Planning and Zoning Law, state law requires that a finding of conformity with the adopted General Plan be made prior to vacation of the right of way. The City Council finds that the vacation of the northerly 115' of whitewater Club Drive right of way is consistent with the General Plan Circulation Element. NOW THEREFORE BE IT RESOLVED that the City Council of the City of Palm Springs, California, after considering the entire record, including evidence provided at the meeting, does hereby adopt the Mitigated Negative Declaration and Mitigation Monitoring Program for the project, approve Case No. 5.1024-PD-306, TTM 32675 and find the right of way vacation for Whitewater Club Drive consistent with the General Plan, subject to the conditions of approval as shown in Exhibit A. ADOPTED this 1st day of June, 2005. AYES: NOES: ABSTAIN: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: I^-) H:\USERS\PLAN\5.1024-PD306 Contempo 501190012\5.1024-PD CC RESO.doc RESOLUTION NO. EXHIBIT A Case No. 5.1024-PD-306, TTM 32675 Contempo Homes, Alexander Country Club Estates 2800 Whitewater Club Drive Approved: June 1, 2005 Expires: May 31, 2007 DRAFT CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1.The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2.The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1024-PD-306/TTM 32675. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. H:\USERS\PLAM5.1024-PD306 Contempo 501190012\5.1024 COA.doc t 33hat the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4.Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. 5.This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 6.Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. 7.The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government C, Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. j_ i H:\USERS\PLAN\5.1024-PD306 Contempo 501190012\5.1024 COA.doc 2 Environmental Assessment 8.The mitigation measures of the environmental assessment shall apply, and are incorporated herein by reference. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the negative declaration will be included in the plans prior to Planning Commission consideration of the environmental assessment. 9.The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. CC&R's 10.The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Zoning for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances, and shall include all of the project conditions: 11.The applicant shall submit to the City of Palm Springs, a deposit in the amount of $8,000, for the review of the CC&R's by the City Attorney. A $2,000 filing fee shall also be paid to the Department of Planning Services for administrative and review purposes. 12.The CCR's shall have a disclosure statement regarding the location of the project relative to airport noise. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources 13.Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 14.Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. HAUSERS\PLAM5.1024-PD306 Contempo 501190012\5.1024 COA.doc 3 a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b) Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. Final Design 15.Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, Department of Public Works, and Department of Parks and Recreation, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 16.The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and other such documents as required by the Planning Commission. Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 17.An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. HAUSEMPLAW.1024-PD306 Contempo 501190012\5.1024 COA.doc 4 18.As part of the Palm Springs Country Club, the development should be open in nature. With the exception of 5' tall pool safety iron fences, walls shall be prohibited. The applicant shall work with staff to ensure that the proposed wall program is consistent with approved walls previously constructed in the Palm Springs Country Club. 19. The following standards have been established for Planned Development District #306. Where not specifically identified, the standards of the RGA (8) zone apply. a. Minimum lot area 6,242 s.f b. Minimum lot width 80' C. Minimum lot width, siding on a local 80' d. Minimum lot depth 75' e. Front yard setbacks 20' f. Sideyard setbacks 6' g. Minimum rear yard setbacks 8' h. Minimum rear yard backing to local street 15' I. Building height 14' Public Safety CFD 20.The project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic and other safety services. Accordingly, the City may determine to form a Community Services District under authority of Ord. C. Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right or protect, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to the sale of any lots or a covenant agreement shall be recorded against each parcel. GENERAL CONDITIONS/CODE REQUIREMENTS 21.Preliminary planned development district and tentative tract map approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 22.The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. HAUSERS\PLAM5.1024-PD306 Contempo 501190012\5.1024 COA.doc 5 23.Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 24.The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 25.Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 26.All materials on the flat portions of the roof shall be earth tone in color. 2TAII awnings shall be maintained and periodically cleaned. 28.Roof mounted mechanical equipment shall be prohibited. 29.No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 30.The street address numbering/lettering shall not exceed eight inches in height. 31.Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 32.Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 33.No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 34.Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 35.The applicant shall provide all buyers with these Conditions of Approval. 36.Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. H:\USERS\PLAN\5.1024-PD306 Contempo 501190012\5.1024 COA.doc 6 Waste Disposal 37.Trash cans shall be screened from view and kept within fifty (50) feet of the street. POLICE DEPARTMENT 38.Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 39.Prior to any construction on-site, all appropriate permits must be secured. FIRE 40.Fire sprinklers are required in every residence. 41.Reserve the right to provide additional comments during plan check process. ENGINEERING The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 42.Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. 43.Prior to approval of street improvement plans or a final map, provide evidence to the City Engineer that access rights exist in benefit of the developer across the Palm Springs Country Club development to the subject property. ON-SITE (PRIVATE) STREETS 44.Remove the existing street improvements for Whitewater Club Drive as necessary to facilitate the relocation of the on-site private streets as part of this development. Prior to issuance of a construction permit, provide the City Engineer with necessary approvals for coordination of removals and reconstruction of Whitewater Club Drive adjacent to existing Palm Springs Country Club units and parking spaces. HAUSERSTLAM5.1024-PD306 Contempo 501190012\5.1024 COA.doc 7 45.Dedicate an easement 37 feet wide extending from back of curb to back of curb to the City of Palm Springs for service and emergency vehicles and personnel with right of ingress and egress over the private streets. 46.Construct a 6 inch curb and gutter, 18 feet both sides of centerline, with 25 feet radius curb returns and spandrels (where required) at intersecting on-site streets in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 47.Construct 6 feet wide cross-gutters at all intersections (where required) with a flow line parallel with and 18 feet from the centerline of the intersecting street in accordance with City of Palm Springs Standard Drawing No. 200. 48.The on-site street "knuckle" shall be constructed in accordance with City of Palm Springs Standard Drawing No. 104. 49.The off-set cul-de-sac at the end of Street "B" shall be constructed with a minimum curb radius of 43 feet. 50.All on-site streets shall have a minimum centerline radius of 130 feet. 51.Construct a minimum pavement section of 2'% inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. SANITARY SEWER 52.The developer is advised that City records do not show evidence that the entire existing sewer system within the Palm Springs Country Club is publicly maintained, and that coordination and approvals by the existing Homeowners Association for the Palm Springs Country Club may be required to facilitate this development. In the event City maintenance of the on-site sewer system is requested by the applicant and/or the Homeowners Association, coordination with off-site property owners for dedication of public sewer easements, as necessary to provide the City with rights to operate and maintain the entire existing sewer system, will be required. 53.The existing sewer system within the portion of Whitewater Club Drive to be relocated by this development shall be removed. 54.AII sanitary facilities shall be connected to a sewer system. New laterals shall not be connected at manholes. HAUSERS\PLAM5.1024-PD306 Contempo 501190012\5.1024 COA.doc 8 55.Construct an 8 inch V.C.P. sewer main within the private streets, in accordance with City standards. 56.Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of building permits. 57.AII on-site sewer systems shall be privately maintained by a Home Owners Association (HOA), unless rights are provided to the City to operate and maintain the entire existing sewer system within the Palm Springs Country Club, including dedication of a public sewer easement on off-site property. In the event the sewer system is not accepted by the City for maintenance, provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 58. In the event the entire existing sewer system within the Palm Springs Country Club is accepted by the City for maintenance, dedicate an easement on the final map over the on-site private streets for public sewer purposes. GRADING 59.Submit a Rough Grading Plan prepared by a California registered Civil Engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact Elio Torrealba at AQMD at (909) 396-3752, or at etorrealba@AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. a.The first submittal of the Grading Plan shall include the following information: Copy of signed Conditions of Approval stamped by the Planning Department; Copy of Site Plan stamped approved and signed by the Planning Department; Copy of current Title Report; Copy of Soils Report; and a copy of the associated Hydrology Study/Report. HAUSERS\PLAM5.1024-PD306 Contempo 501190012\5.1024 COAAoc 9 60.Drainage swales shall be provided adjacent to all curbs to keep nuisance water from entering the adjacent streets. 61.A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346- 7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to approval of a Grading Plan. 62.In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the developer shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 63.The applicant shall be required to provide a geotechnical/soils report for the subject property if any proposed building pad is constructed on more than one foot of fill. Following completion of rough grading, the applicant shall provide a copy of the geotechnical/soils report and copies of soil compaction tests for all building pads on more than one foot of fill to the Building Department and the Engineering Division prior to receiving approval to proceed with construction of building foundations. 64.In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776- 8208). DRAINAGE 65.AII stormwater runoff passing through and falling onto the site shall be accepted and conveyed to a new drainage system to be constructed as part of the development. An on-site retention and other storm drainage facilities approved by the City Engineer shall be required. 66. All stormwater runoff passing through the site shall be accepted and conveyed across the property to approved drainage structures as described in the approved preliminary Hydrology Study. The developer shall be responsible for construction of drainage improvements, including but not limited to retention/detention basins, catch basins, storm drain lines, and outlet structures, for conveyance of on-site stormwater runoff, as described in a final Hydrology Report for Tentative Tract Map 32675, as approved by the City Engineer. HAUSERSTLAM5.1024-PD306 Contempo 50119001215.1024 COA.doc 10 67.Construct an on-site drainage system to collect and convey increased stormwater runoff to the on-site retention basin . Submit storm drain improvement plans to the City Engineer for review and approval. All storm drain improvements and the on-site retention basin shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the storm drain system and the retention basin acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 68.The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 69.Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. 70.AII proposed utilities and utility lines shall be installed underground. 71.AII existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 72.The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 73.Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. MAP 74.A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. HAUSERSIPLAM5.1024-PD306 Contempo 501190012\5.1024 COA.doc 11 75.In accordance with Section 66434 (g) of the Government Code, the portion of the existing public sewer and public utility easement over Whitewater Club Drive may be abandoned upon the filing of a Final Map identifying the abandonment of the easements granted to the City of Palm Springs. Prior to approval of a Final Map, the developer shall coordinate with each public utility company and determine specific requirements as to the abandonment and/or relocation of existing underground utilities that may exist within the public easements to be abandoned. Prior to approval of a Final Map, the developer shall provide to the City Engineer a letter of approval regarding the proposed abandonment of easements over Whitewater Club Drive from each public utility agency. The developer is advised that the City has received notice from the Southern California Gas Company of the existence of an existing gas line within Whitewater Club Drive that will require removal and relocation to facilitate this development. 76.Easements for flood control and drainage purposes shall be reserved across Lot 3 and Lot "C" to be used as an easement and retention basin and over those portions of the development for the private on-site storm drain system in accordance with the approved hydrology study, limiting the use of the property for flood control and drainage purposes in perpetuity, and restricting any and all encroachments, construction or improvements therein. Provisions for maintenance of the flood control retention basin shall be included in Covenants, Conditions and Restrictions (CC&R's) for this project, and shall be provided to the City Engineer for review and approval prior to approval of the final map. 77.Relocation or abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map. All record easements shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of such, proposed individual lots encumbered by existing record easements are rendered unbuildable until such time as these easements are removed of record and are not an encumbrance to the affected lots. TRAFFIC 78.Street name signs shall be required at each street intersection, as required by the City Engineer, in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 79.A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed in accordance with City of Palm Springs Standard Drawing No. 620-625 at on- site street intersections as required by the City Engineer. 80.Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. HAUSERS\PLAN\5.1024-PD306 Contempo 501190012\5.1024 COA.doc 12 ` Date: May 24, 2005 To: Director of Planning Services From: Director of Public Works/City Engineer APPLICATION FORAPPROVAL OFA PLANNED DEVELOPMENT DISTRICTAND TENTATIVE TRACT MAP CREATING 25 SINGLE FAMILY RESIDENTIAL LOTS, LOCATED AT 2900 WHITEWATER CLUB DRIVE (501-190-012), SECTION 1, TOWNSHIP 4 SOUTH, RANGE 4 EAST, S.B.M., CASE NO. 5.1024, PD 306, ENG, FILE NO. TTM32675. The following changes to the previously recommended Engineering Conditions should be made: SANITARY SEWER Revise previous condition 11 to read: 11. The developer is advised that City records do not show evidence that the entire existing sewer system within the Palm Springs Country Club is publicly maintained, and that coordination and approvals by the existing Homeowners Association forthe Palm Springs Country Club maybe required to facilitate this development. In the event City maintenance of the on-site sewer system is requested by the applicant and/or the Homeowners Association, coordination with off-site property owners for dedication of public sewer easements, as necessary to provide the City with rights to operate and maintain the entire existing sewer system, will be required. Revise previous condition 16 to read: 16. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA), unless rights are provided to the City to operate and maintain the entire existing sewer system within the Palm Springs Country Club, including dedication of a public sewer easement on off-site property. In the event the sewer system is not accepted by the City for maintenance, provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. Add the following new condition: 17. In the event the entire existing sewer system within the Palm Springs Country Club is accepted by the City for maintenance, dedicate an easement on the final map over the on- site private streets for public sewer purposes. � Submitted: �� L/AI (ti/IV i/( �iL�il , Date: 12-Y105` Marcus L. Fuller, Senior Civil Engineer Approved: -0— Date: David J. Barakian, Director of Public Works/ City Engineer 1